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City of Burlingame
Design Review and Special Permits
Address: 1124 Bernal Avenue
Item No. �
Regular Action
Meeting Date: October 12, 2010
Request: Design Review and Special Permits for an attached garage and for declining height envelope for a
new, finro-story single-family dwelling with an attached garage.
Applicant and Designer: J Deal Associates APN: 026-182-170
Property Owners: Andrew Peng and Grage Wang Lot Area: 6,000 SF
General Plan: Low Density Residential Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures, including one single-family residence, or a
second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this
exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of
a project.
Project Description: The applicant is proposing to demolish the existing single-story house, detached garage
and detached second unit on the property to build a new, two-story single family dwelling with an attached
garage. The proposed house and attached garage will have a total floor area of 3,013 SF (0.50 FAR) where
3,020 SF (0.50 FAR) is the maximum allowed on this lot (including covered porch and chimney exemptions). The
applicant is also requesting Special Permits for an attached garage and for declining height envelope.
Two parking spaces, one of which must be covered, are required for the proposed four-bedroom house. The
project includes an attached garage which provides one covered parking space (10' x 20' clear interior
dimensions) and therefore complies with the on-site parking requirement. There is one uncovered parking
space (9' x 20') provided in the driveway. All other Zoning Code requirements have been met. The applicant is
requesting the following:
■ Design Review for a new, finro-story single family dwelling and attached garage (CS 25.57.010);
■ Special Permit for an attached garage (CS 25.28.035, a); and
■ Special Permit for declining height envelope (0'-4" x 32'-2", 10.7 SF along the left side of the house
extends beyond the declining height envelope) (CS 25.28.035, c).
1124 Bernal Avenue
Lot Area: 6,000 SF Plans date stam ed: Au ust 31, 2010
� ORIGINAL PROPOSAL ' REVISED PROPOSAL � ALLOWED/REQUIRED
� 08/31 /10 09/29/10
� � ;
SETBACKS i �
;
� ......................................................................................................................................;..................................................................................----...._.._.__............_...._..._...._.
Front (1st flr): r 24'-11" ! 24'-11" ; 18'-11" (block average)
(2nd flr): ; 33'-2" ' 32'-2" j 20'-0"
(attached garage): i 34'-11" ! _34'-1..1." .................. .. ,.........25'.-0"..�sin.gle...car garage). _.
_ ...................._.............._.._........................................._..._._...._.............,..........................................................................................................................................a...................... . ... . . .............
Side (left): ; 4'-0" 5'-0" 4'-0"
r� ht �
( 9 )= � 5'-3" 7'-11" 4,_���
;
; ; ;
� ...........................................................................................................................................:..............................................................................................._............_.......................;................._..._...................._......_............__...------.....................................................
Rear (1st f/r): ; 29'-10" 32'-7" (to chimney) j 15'-0"
(2nd flr): 34'-10" :................................................. 34�.-.�.��................................. .......'.........................................................._20'-0"................................................._.
.. _...........__...._ ....................................i..........._...................................�..................................................... i {
Lot Coverage: � 1 838.6 SF � 1,795.1 SF � 2,400 SF
� 30.6% 30% 40%
Design Review and Special Permits 1124 Bernal Avenue
; ORIGINAL PROPOSAL � REVISED PROPOSAL '
' 08/31/10 i 09/29/10 � ALLOWED/REQUIRED
FAR: � `
I
� 3,015.4 SF I 3,012.7 SF � 3,020 SF
0.50 FAR � 0.50 FAR i 0.50 FAR'
_ ............................_....................................................�.....................................................................................................................................................................................................................................................................................:.._......................_. _.
# of bedrooms: � 4 j no change i ---
�
,� ........................................................ .................................................... .. ... .......................................................................................................................................
Parking: � 1 covered 1 covered � 1 covered
' (14'-8" x 20') i (10' x 20') ; (10' x 20')
;
i 1 uncovered ; 1 uncovered ; 1 uncovered
(9' x 20') � (9' x 20') ; (9' x 20')
_ ................................................................................................................._;........................................................................._......._..................................._..................;...........................................................................................................................................,.................................._...........................................................................................................
Height: ( 2g'-11" 29'-7" � 30'-0"
:........................................................................................._................ ... .
:...........................................................................................................................................�...............................................................................................................................................
, ,
DH Envelope: ; 42 SF along left side of ; 10.7 SF along left side of
�' house extends beyond ; house extends beyond ; CS 25.28.075
declining height envelope 2 � declining height envelope 2;
' (0.32 x 6,300 SF) + 1,100 SF = 3,020 SF (0.50 FAR)
Z Special Permit for declining height envelope (1'-4" x 31'-5, 42 SF along the left side of the house extends beyond the
declining height envelope) (CS 25.28.035, c).
Staff Comments: See attached memos from the City Engineer, Chief Building Official, Parks Supervisor, Fire
Marshal and NPDES Coordinator.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on September 13
2010, the Commission had a several questions and comments regarding the proposed windows and their
massing, the lack of detail in the plans and the garage elevation and voted to place the item on the Regular
Action Calendar when the plans have been revised as directed (September 13, 2010 Planning Commission
Minutes). The applicant submitted a response letter and revised plans on September 29, 2010, to address the
Planning Commission's and the public's questions and comments. The response letter from the applicant
identifies all changes made to the plans. Please refer to the copy of the September 13, 2010, Planning
Commission minutes included in the staff report for the list of Planning Commission questions and comments.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
1. Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. Interface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the
following conditions exist on the property (Code Section 25.51.020 a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are
consistent with the existing structure's design and with the existing street and neighborhood;
(b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or
addition are consistent with the existing structure, street and neighborhood;
-2-
Design Review and Special Permits 1124 Bernal Avenue
(c) the proposed project is consistent with the residential design guidelines adopted by the city; and
(d) removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is
appropriate.
Planning Commission Action: The Planning Commission should conduct a public hearing on the application,
and consider public testimony and the analysis contained within the staff report. Action should include specific
findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. At the public hearing the
following conditions should be considered:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
September 29, 2010, sheets A-1 through A-5, SF-1, Landscape Plan and Topographic Map and
Boundary Survey;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staff);
3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would
include adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the Chief Building Official's August 31, 2010 and July 31, 2010 memos, the City
Engineer's August 6, 2010 memo, the Fire Marshal's August 2, 2010 memo, the Park's Supervisor's
September 1, 2010 and August 2, 2010 memos, and the NPDES Coordinator's July 29, 2010 memo shall
be met;
5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private property, if feasible, as determined by the Community Development Director;
6. that demolition for removal of the existing structures and any grading orearth moving on the site shall not
occur until a building permit has been issued and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District;
7. that prior to issuance of a building permit for construction of the project, the project construction plans
shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning
Commission, or City Council on appeal; which shall remain a part of all sets of approved plans
throughout the construction process. Compliance with all conditions of approval is required; the
conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
and installed on the portions of the roof not visible from the street; and that these venting details shall be
included and approved in the construction plans before a Building permit is issued;
9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit;
10. that during demolition of the existing residence, site preparation and construction of the new residence,
the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm
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Design Review and Special Permits 1124 Bernal Avenue
Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff;
11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2007
Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR
TO THE INSPECTIONS NOTED IN EACH CONDITION:
12. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners,
set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation
at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer;
13. that prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as window
locations and bays, are built as shown on the approved plans; architectural certification documenting
framing compliance with approved design shall be submitted to the Building Division before the final
framing inspection shall be scheduled;
14. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Division; and
15. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the project has been built according to the
approved Planning and Building plans.
Erica Strohmeier
Associate Planner
c. J Deal Associates, 880 Mitten Road #102, Burlingame, CA, 94010, applicant and designer.
Attachments:'
Applicant's Response to Commission's comments, date stamped September 29, 2010
Landscape Architects response to Commission's comments, date stamped September 29, 2010
Minutes from the September 13, 2010, Planning Commission Design Review Study Meeting
Application to the Planning Commission
Special Permit Application for attached garage
Special Permit Application for declining height envelope
Photographs of streetscape, date stamped July 23, 2010
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed September 3, 2010
Aerial Photo
-4-
J Deal Associates
880 Mitten Rd. Suite 102
Burlingame, CA 94010
9-25-2010
Ciry of Burlingame Planning Commission
Re: Comments for 1124 Bernal Avenue
Plans have been revised in response to Planning Commission comments.
Changed windows from vinyl clad to aluminum clad / this was original intent.
Owners do not wish to have grids.
Articulation of the exterior fa�ade is generous and has been enhanced with
reduction of the garage to a single car with a single car garage door and increased
setbacks.
Setback along the right side has been increased to 7'-11' and the left side to 5'-0".
The rear porch has been eliminated and placed in a more appropriate location.
Sidelites have been eliminated from the front entrance door.
Wrought iron was added to the rear octagon window.
Exterior light fixtures will be of wrought iron with downward projecting lighting.
The side door entrance to the garage and the area to the left of the garage door now
have lighting fixtures.
Shutters have been provided at some but not all windows to add character. To
eliminate them all would sterilize the elevations while adding shutters to all
windows would clutter the elevations. There have been some window changes.
Windows currently have an exposed wood header that will be brown to match
outriggers and exposed eaves. The sill has been enlarged to be more prominent.
Solar tubes have been eliminated.
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SF P � 9 2010
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The maximum height was determined as per code requirements and data taken
from Kavanagh engineering's survey. 58.24' + 59.79' divided by 2= 58.995 feet.
This number was rounded up to 59 feet. Therefore the total allowable maximum
height would be 59' + 30'= 89' The total height of the building is less than the
allowable m�imum height.
Porch (two locations) tiles will be red terra cotta with decorative Spanish tile risers.
The square on the chimneys is a decorative Spanish tile set in the stucco.
The chimney at the living room was lowered.
Additional notes have been added and some subtracted.
The rectangular shape of the den has changed. The opening into the den is sized so
it does not count as a bedroom.
Although I understand the comment regarding the corner sink the Owner's insist on
it be included as it opens onto the landscaped area just outside the dining room and
does not focus on the adjoining home.
I have convinced the owners to make many changes to a plan they loved. The
owners hope that this redesign meets with your approval.
A final note: This will be the Burlingame home for the Peng's and is not a spec.
house and they look forward to becoming a part of the community.
Thank you for your input
,
1
Hector Estipona
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michael�alian
=� landscape architect
63 f3��vei Roa�i ti314
;:_ n Mateo. CA 94402
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Date: 9/29/10
To: City of Burlingame
Planning Department
Planning Staff & Commission Members
From: Michael Dolan Callan
Landscape Architect, ASLA
Re: Peng Residence
1124 Bernal Ave.
Burlingame, CA
Phone: 650.372.9220
Fax: 650.372.9219
Subject: Revised Landscape Plan incorporating City Comments
Planning Staff & Commission Members,
We have made adjustments to the landscape plan for 1124 Bernal
Ave. in response to Commission comments.
1. Revised landscape plan to incorporate revised architectural
footprint.
2. Details provided on left side of sheet are for perimeter wood
fencing along the sides and rear property line. We also have a
detail for the planting of the street trees.
3. We do have giant bird of paradise shrubs in the rear yard which are
consistent with the Mediterranean planting scheme.
4. Corrected the callout to the (E) Existing concrete wall to be
cutback in the frontyard.
Please let me know if you have any additional questions.
Regards,
� � � ��
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Mike Callan
Landscape Architect
CA License # 4076
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4PORA,
CITY OF BURLINGAME PLANNING COMMISSION
UNAPPROVED MINUTES
Monday, September 13, 2010 — 7:00 p.m.
City Council Chambers — 501 Primrose Road
Burlingame, California
7. 1124 BERNAL AVENUE, ZONED R-1 —APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMITS
FOR ATTACHED GARAGE AND DECLINING HEIGHT ENVELOPE FOR A NEW, TWO-STORY SINGLE
FAMILY DWELLING WITH AN ATTACHED GARAGE (J DEAL ASSOCIATES, APPLICANT AND
DESIGNER; ANDREW PENG, PROPERTY OWNER) (73 NOTICED) STAFF CONTACT: ERICA
STROHMEIER
Reference staff report dated September 13, 2010, with attachments. Community Development Director
Meeker briefly presented the project description.
Questions of staff:
Drawings show a 16-foot door, but the parking space dimension is smaller, why is this the case?
(Hurin — there is a closet encroachment within the interior of the garage.)
Chair Vistica opened the public comment period.
Hector Estipona, 880 Mitten Road #102; represented the applicant.
Commission comments:
■ Plans show vinyl clad windows; strongly prefer aluminum clad windows, show the change to
aluminum clad. (Estipona — will be corrected.)
■ The massing and articulation of the house is ok, but it seems that there are some things missing;
perhaps grids within some of the windows to add a bit of detail.
■ Both side elevations are rather stark.
■ The front elevation is good, but the doorway on the rear elevation needs some detail work.
■ Overall likes the project.
■ Thinks that the garage elevation could be handled better; could have an off-set with two single
garage doors to minimize the width of the garage door opening. Check the City's design guidelines.
■ On the front arched windows, is stucco trim provided? (Estipona — yes.)
■ Looks like a rough piece of wood is provided across the top of the second floor windows. (Estipona
— yes.)
■ There seem to be several different styles of windows being provided, along with shutters being
provided at some locations; needs to be more cohesive. Typically "Spanish" homes include some
wrought-iron metal work.
■ Is there a way to move the solar tube skylights to be moved to the rear of the house? (Estipona —
yes.)
■ Supports the argument for the attached garage.
■ On the rear porch there is no detail on the columns; provide detail.
■ Windows need more attention, grids or other detailing, something that is more in the realm of
"Spanish" style.
■ Asked for clarification regarding where height is measured from and the overall height of the
structure; does it fall within the height limit? All of the houses on the street are elevated above the
street. Is the proposed house within the height limit? (Meeker— height is measured from the curb
line. Hurin — appears to be right at the 30-foot height limit.)
CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes September 13, 2010
■ Need some roofing detail on the right-side of the rear elevation.
■ Concerned regarding massing of windows, and the lack of windows in some locations. Provide
more detail for design.
■ Tile material for front porch is not indicated.
■ What is the square pattern provided on the chimneys? Provide more detail.
■ Provide size of the clay vents.
■ Window on front left is to be stucco around the window; is this stucco molding oran inset; clarify and
provide detail. (Estipona — the door and window are recessed.)
■ Regarding the front chimney; does it need to be as high as it is; could it be lowered? (Estipona — is
designed to be proportional with the structure.) Perhaps lower to the declining height envelope line.
■ Ask the landscape architect to clarify the landscaping details on the left side; did he really intend to
install five "Giant Bird of Paradise".
■ On landscape plan, clarify note regarding "new" concrete wall to be cut back; assume this is an
existing concrete wall to be cut back.
■ Clean up some of the notes on the plans.
■ Would suggest looking at the den/powder room area; consider moving the powder room to a
location that allows the den to be squared off and allows additional windows to be provided.
■ Consider moving the kitchen sink to the left elevation and provide a window in that blank elevation.
Public comments:
Sajai Krishnan, 1128 Bernal Avenue and Indra Pachtner, 1120 Bernal Avenue; spoke:
■ There have been a couple of re-constructions on the block; this is the first house to have a two-car
attached garage up front. The existing detached garages in the neighborhood provide a feeling of
space.
■ Will be a large house with just walkways on either side.
■ Suggested re-checking the height measurements; there is a wall that retains the lawn in front; the
lawn seems to be elevated more than stated.
■ Seems that the front and rear areas are larger than is currently provided; will be an overbearing
structure on the street due to the width of the fa�ade.
■ Would appreciate some landscaping to provide privacy to the neighbors.
■ Attached garage doesn't fit with the area; will impact light into the house the right.
There were no other comments from the floor and the public hearing was closed.
Commissioner Cauchi made a motion to place the item on the Regular Action Calendar when complete.
This motion was seconded by Commissioner Vistica.
Discussion of mofion:
None.
Chair Vistica called for a vote on the motion to p/ace this item on the RegularAction Calendar when plans
have been revised as directed. The motion passed on a voice vote 7-0-0. The Planning Commission's
action is advisory and not appealable. This item concluded at 9:00 p.m.
�
'`r� t 'd I�
����
COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application: (J��
❑ Design Review ❑ Variance ❑ Parcel #: V � • I � � � I �
❑ Conditional Use Permit ,� Special Permit ❑ Other:
PROJECT ADDRESS: � I Z�' $��'�N�/' 1 U ���
� Please indicate the contact person for this project
APPLICANT project contact person�
OK to send electronic copies of documents ❑
Name: � 1 �- � �G •
Address:
City/State/Zip:
Phone:
Fax:
PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents ❑
Name: � �ix�i�� � %��� ��i� � ��
Add ress: /'i� sL ��.�—n�.l �%�� .
City/State/Zip: �,r�.•-//i�Qa-me-,� C'.�
Phone: -��� 7i� .?��3
Fax:
E-mail: E-mail: � � �T`
ARCHITECT/DESIGNER pro�ect contact persoq,e�' «��r��%���"�� ��m� � �'v�I
OK to send electronic copies of documents ❑
Name: J �� L i�' S.S�� C f'`�7'� S
Address: c� `�� � ( ��T�� �p- � �� �
City/State/Zip: g� 2U'��'A �� -�i- GI'�'� f�
Phone: �� �' � � � � ` 3 � �
Fax: ���s� �vG(� — �G13�
E-maiL• `�k�� t �-� �iq ) c�� � q S�'O�I �'�'e� . Co Wi
� —
* Burlingame Business License #: � � � Cl �
�����:�:�����...
.1UL � :a ?_O10
;;ITY OF BURLWGAME
���,NNiNc o����.
PROJECT DESCRIPTION: N�� ia S G?�i G C.,1L� �"'r`�-h� �Y �,�� f�C"^I e�'
_� % � 'T T�1. �-I � n �i�i�w` �
AFFADAVIT/SIGNATURE: I hereb certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and belief.
Applicant's signature: � Date: 7' �`i ^�1 �
I am aware of the proposed ap li ation ereby authorize the above applicant to submit this application to the Planning
Commission. �
Property owner's signature:% ---�-"'�� Date: � f/�-c�/v
Date submitted:
* Verification that the project architect/designer has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
❑ Please mark one box above with an X to indicate the contact person for this project. s:�kalloours�PcaPPiication zoos.handoucdoc
This Space for CDD
Staff Use Only
Project Description:
���\ �� i-�- -E-v�
_
— --r�m
Key:
Abbreviation � Term
CUP Conditional Use Permit
DHE Declinin Hei ht Envelo e
DSR Desi n Review
E Existin
N New
SFD Sin le Famil Dwelling
SP Special Permit
SPECIAL PERMIT APPLICATION - CITY OF BURLINGAME
Attached garage for a new single family residence — demo existing detached one car garage
Peng Residence
1124 Bernal Avenue
Burlingame, CA.
A major consideration for the attached single car garage was the very large two story
(THE WALL) structure located on the property line at 1128 Bernal. Our landscaping plan
incorporates several evergreen screening trees to diminish the overbearing qualities of this
structure. Having a detached garage and these screening trees makes for a very small rear yard.
Therefore we submit that the attached garage is a good solution for our problem.
1 Explain why the blend of mass, scale and dominant structural characteristics of the
new construction or addition are consistent with the existing structure's design and
with the existing street and neighborhooc�
This is a new California Spanish style home replacing an existing dwelling, detached
single car garage and other large accessory structures. The proposed design incorporates
massing and detailing which is architecturally positive to the neighborhood and the
project.
2 Explain how the variety of roof line, facade, exterior finish maleria[s and elevations of
the proposed new structure or addition are consistent with the existing structure, street
and neighborhood
The variety of the roof planes, the wood windows and trim, stucco, articulation, varied
massing, porches and detailing of the elevations is consistent with the Spanish style and
fits into this eclectic neighborhood.
3 How will the proposed project be consistent with the residential design guidelines
adopted by the city (C.S. 25.57)?
The Spanish style is compatible in this eclectic neighborhood mix.
The new attached single car garage has detailing that enhances the Spanish style.
The garage is setback 35 feet from the front property line and due to its small size
and large setback it is not a dominant characteristic of the home.
4 Explain how the removal of any trees located within the footprint of any new structure
or addition is necessary and is consistent with the city's reforestation requirements.
What mitigation is proposed for the removal of any trees? Explain why this mitigation
is appropriate.
No trees are planned to be removed at this time.
����i����.�
.IUL 2 � 201Q
GITY OF [3URLINGAME,
PIANNING DEPT<
SPECIAL PERMIT APPLICATION - CITY OF BURLINGAME
Construction exceeding the limits of the declining height envelope. See #3.
Peng Residence
1124 Bernal Avenue
Burlingame, CA.
Explain why the blend of mass, scale and dominant structural characteristics ojthe
new construction or addition are consistent with the existing structure's design and
with the existing street and neighborhood
This is a new California Spanish style home replacing an existing dwelling, detached
single car garage and other large accessory structures. The proposed design incorporates
massing and detailing which is architecturally positive to the neighborhood and the
proj ect.
2 Explain how the variety of roof line, facade, exterior finish materials and elevations of
the proposed new structure or addition are consistent with the existing structure, street
and neighborhood
The variety of the roof planes, the wood windows and trim, stucco, articulation, varied
massing, porches and detailing of the elevations is consistent with the Spanish style and
fits into this eclectic neighborhood.
3 How will the proposed project be consistent with the residential design guidelines
adopted by the ciry (C.S. 25.57)?
The location of the home on the property has taken into account the two adjacent
side properties. To the North, 1128 Bernal's driveway is adjacent to 1124 Bernal's
left property line and locates the new home 4'-0" from this property line. Together
with the driveway and the setback a considerable distance is created between the
two homes. The declining height envelope is encroached by 1'- 4" for a distance
of 31'- 5" (41.89 square feet)
The decision to have a right side setback of 5'-3" far the first story and 9'-0" for the
second story and no encroachment into the declining height envelope was made
because the adjacent home at 1120 Bernal has a non-conforming side setback
on this side.
4 Explain how the removal of any trees located within the footprint of any new structure
or addition is necessary and is consistent with the city's reforestation requirements.
What mitigation is proposed for the removal of any trees? Explain why this mitigation
is appropriate.
No trees are planned to be removed at this time.
� �� � � �� �,:.. �,..��
�UL � � 2010
CITY O� 8lJRLING�lviE
�i ANNING DEpT.
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1120 BERNAL AVE
1116 BERNAL AVE
I�E��Ii/��
JUL � 3 2010
CITY OF BURLINGAME
pi_ANMI�IG DFer
Project Comments
Date:
To:
July 28, 2010
d City Engineer
(650) 558-7230
❑ Recycling Specialist
(650) 558-7271
❑ Chief Building Official
(650) 558-7260
❑ Parks Supervisor
(650) 558-7334
From
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review and Special Permit for an attached
garage for a new, finro-story single family dwelling at 1124 Bernal
Avenue, zoned R-1, APN: 026-182-170
Staff Review: August 2, 2010
1. See attached.
2. Applicant is advised to call City Arborist regarding relocation of sidewalk area
around trees in the planter strip.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V Date: 8/06/2010
i PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
PLANNING REVIEW COMMENTS �� � �'"�
Project Name:y�� �f�'�'% D��
Project Address: � �il��i
The following requirements apply to the project
1 �_ A property boundary survey shall be preformed by a licensed land
surveyor. The survey shall show all property lines, property corners,
easements, topographical features and utilities. (Required prior to the
building permit issuance.) ��c,c�2y�f �.4��3 � � � r��� �`f 'f�
I�G� �-�4�'L _
2 The site and roof drainage shall be shown on plans and should be made to
drain towards the Frontage Street. (Required prior to the building permit
issuance.)
3. The applicant shall submit project grading and drainage plans for
approval prior to the issuance of a Building permit.
4 The project site is in a flood zone, the project shall comply with the City's
flood zone requirements.
5 �_ ����� �-� �,� ��% � ,�
��anitary sewer lateral �1 is required for the project in accordance with
the City's standards.
6. The project plans shall show the required Bayfront Bike/Pedestrian trail
and necessary public access improvements as required by San Francisco
Bay Conservation and Development Commission.
7. Sanitary sewer analysis is required for the project. The sewer analysis
sha11 identify the project's impact to the City's sewer system and any
sewer pump stations and identify mitigation measures.
8 Submit traffic trip generation analysis for the proj ect.
9. Submit a traffic impact study for the project. The traffic study should
identify the project generated impacts and recommend mitigation
measures to be adopted by the project to be approved by the City
Engineer.
10. The project shall file a parcel map with the Public Works Engineering
Division. The parcel map shall show all existing property lines, easements,
monuments, and new property and lot lines proposed by the map.
Page 1 of 3
U:\private development�PLANNING REVIEW COMMENTS.doc
PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
11. A latest preliminary title report of the subject parcel of land shall be
submitted to the Public Works Engineering Division with the parcel map
for reviews.
12 Map closure/lot closure calculations shall be submitted with the parcel
map.
13 The project shall submit a condominium map to the Engineering Divisions
in accordance with the requirements of the Subdivision Map Act.
14 �_ The project shall, at its own cost, design and construct frontage public
improvements including curb, gutter, sidewalk and other necessary
appurtenant work.
15 The project shall, at its own cost, design and construct frontage streetscape
improvements including sidewalk, curb, gutters, parking meters and poles,
trees, and streetlights in accordance with streetscape master plan.
16 By the preliminary review of plans, it appears that the project may cause
adverse impacts during construction to vehicular traffic, pedestrian traffic
and public on street parking. The project shall identify these impacts and
provide mitigation measure acceptable to the City.
17 The project shall submit hydrologic calculations from a registered civil
engineer for the proposed creek enclosure. The hydraulic calculations
must show that the proposed creek enclosure doesn't cause any adverse
impact to both upstream and downstream properties. The hydrologic
calculations shall accompany a site map showing the area of the 100-year
flood and existing improvements with proposed improvements.
18 Any work within the drainage area, creek, or creek banks requires a State
Department of Fish and Game Permit and Army Corps of Engineers
Permits.
19 No construction debris shall be allowed into the creek.
20 �S The proj ect shall comply with the City's NPDES permit requirement to
prevent storm water pollution.
21 The project does not show the dimensions of existing driveways, re-
submit plans with driveway dimensions. Also clarify if the project is
proposing to widen the driveway. Any widening of the driveway is subject
to City Engineer's approval.
22 The plans do not indicate the slope of the driveway, re-submit plans
showing the driveway profile with elevations
Page 2 of 3
U:\private development�PLANNING REVIEW COMMENTS.doc
PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
23 The back of the driveway/sidewalk approach shall be at least 12" above
the flow line of the frontage curb in the street to prevent overflow of storm
water from the street into private property.
24. For the takeout service, a garbage receptacle shall be placed in front. The
sidewalk fronting the store shall be kept clean 20' from each side of the
property.
25. For commercial projects a designated garbage bin space and cleaning area
shall be located inside the building. A drain connecting the garbage area to
the Sanitary Sewer System is required.
Page 3 of 3
U:\private development�PLANNING REVIEW COMMENTS.doc
Project Comments
Date:
To:
From:
Revised Plans Submitted August 31, 2010
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
O Parks Supervisor
(650) 558-7334
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review and Special Permits for an attached
garage and for declining height envelope for a new, two-story single
family dwelling with an attached garage at 1124 Bernal Avenue,
zoned R-1, APN: 026-182-170
Staff Review: N/A
No further comments.
All conditions of approval as stated in the review dated July 30, 2010 shall apply to
this project.
Reviewed by: Joe Cyr
Date: 8/31 /2010
�
Project Comments
Date:
To:
From:
July 28, 2010
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ Parks Supervisor
(650) 558-7334
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review and Special Permit for an attached
garage for a new, two-story single family dwelling at 1124 Bernal
Avenue, zoned R-1, APN: 026-182-170
Staff Review: August 2, 2010
1) On the plans specify that this project will comply with the 2007 California Building
Codes (CBC).
2) Per the City of Burlingame's adopted Resolution, applications received after
January 1, 2009 must complete a"GreenPoint Rated Checklist". The GreenPoint
Rated Checklist, and other information regarding the City's Green Building
requirements, can be found on the City website at the following URL:
http://www.burlinqame.orq/Index.aspx?paqe=1219 or Contact Joe McCluskey at
650-558-7273.
3) Anyone who is doing business in the City must have a current City of Burlingame
business license.
4) Provide fully dimensioned plans.
;�3;� Place the following information on the first page of the plans:
"Construction Hours"
Weekdays: 7:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: 10:00 a.m. — 6:00 p.m.
(See City of Burlingame Municipal Code, Section 13.04.100 for details.)
6) When you submit your plans to the Building Division for plan review provide a
completed Supplemental Demolition Permit Application. NOTE: The Demolition
Permit will not be issued until a Building Permit is issued for the project.
7) Specify on the plans that this project will comply with the 2008 California Energy
Efficiency Standards. Note: All projects for which a building permit application is
received on or after January 1, 2010 must comply with the 2008 California
Energy Efficiency Standards. Go to
http://www.energy.ca.qov/title24/2008standards/ for publications and details.
�ilndicate on the plans that the "S" Tile roof will comply with Cool Roof
requirements of the 2008 California Energy Code. 2008 CEC §151 (f) 12. The
2008 Residential and Non-Residential Compliance Manuals are available on line
at http://www.energy.ca.qov/title24/2008standards/
9) Show the distances from all exterior walls to property lines or to assumed
property lines
�10 Obtain a survey of the property lines.
ndicate on the plans that exterior bearing walls less than five feet from the
property line will be built of one-hour fire-rated construction. (Table 602)
��ooms that can be used for sleeping purposes must have at least one window or
door that complies with the egress requirements. Specify the size and location of
all required egress windows on the elevation drawings.
13)Provide guardrails at all landings. NOTE: All landings more than 30" in height at
any point are considered in calculating the allowable lot coverage. Consult the
Planning Department for details if your project entails landings more than 30" in
height.
14)Provide handrails at all stairs where there are four or more risers.
15)Provide lighting at all exterior landings.
16)The fireplace chimney must terminate at least two feet higher than any portion of
the building within ten feet. Sec. 2113.9
NOTE: A written response to the items noted here and plans that specifically
address items 5, 8, 11, and 12 must be r�-submitted before this project can
move forward for Planning Commission action.
____.
Reviewed b Date: �„� � �"o�o
Project Comments
Date
To:
From:
Revised Plans Submitted August 31, 2010
� City Engineer
(650) 558-7230
0 Chief Building OfFcial
(650) 558-7260
Parks Supervisor
(650) 558-7334
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review and Special Permits for an attached
garage and for declining height envelope for a new, two-story single
family dwelling with an attached garage at 1124 Bernal Avenue,
zoned R-1, APN: 026-182-170
Staff Review: N/A
1. Plans are required to meet the 'Water Conservation in Landscape
Regulations".
��s. S tr��,.,k e-�e.e.�r.l�s.� a�'-a.�.l�.�.. ' i�°`�
i��='�C�-C�- ���z��,.������ C��r�:.C'r�� ���2����' —
�/L'LC�l2� �Gt-��� G�c,� ��1-'-����1�C�� (,'L
C�z�-{z�.(�'� �/� )
���- ,/T%��
Reviewed by: Bob Disco
Date: 9/1 /10
Project Comments
Date:
July 28, 2010
To: ~ City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� X Parks Supervisor
(650) 558-7334
From: Planning Staff
Subject: Request for Design Review and Special Permit for an attached
garage for a new, two-story single family dwelling at 1124 Bernal
Avenue, zoned R-1, APN: 026-182-170
Staff Review: August 2, 2010
1. No tree over 48" in circumference may be removed w/out permit from Parks
Division (558-7330)
2. If Public Works requires sidewalk replacement, Policy for Expanding Width
of Planter Strip needs to be implemented.
3. Applicant will need a`no fee permit' from Parks Dept (558-7334) for removal
of street tree that will be replaced with 2 24"box Chinese Pistache.
4. Landscape plan is required to meet `Water Conservation in Landscape
Regulations" (attached).
Reviewed by: B Disco
Recycling Specialist
(650) 558-7271
~ Fire Marshal
(650) 558-7600
~ NPDES Coordinator
(650) 342-3727
~ City Attorney
Date: 8/2/10
Project Comments
Date: July 28, 2010
To: � City Engineer � Recycling Specialist
(650) 558-7230 (650) 558-7271
� Chief Building Official ❑X Fire Marshal
(650) 558-7260 (650) 558-7600
� Parks Supervisor 0 NPDES Coordinator
(650) 558-7334 (650) 342-3727
� City Attorney
From: Planning Staff
Subject: Request for Design Review and Special Permit for an attached
garage for a new, two-story single family dwelling at 1124 Bernal
Avenue, zoned R-1, APN: 026-182-170
Staff Review: August 2, 2010
Provide a residential fire sprinkler throughout the residence.
1. Provide a minimum 1 inch water meter.
2. Provide backflow prevention device/double check valve assembly —
Schematic of water lateral line after meter shall be shown on Building
Plans prior to approval indicating location of the device after the split
between domestic and fire protection lines.
3. Drawings submitted to Building Department for review and approval shall
clearly indicate Fire Sprinklers shall be installed and shop drawings
shall be approved by the Fire Department prior to installation.
Reference West wall appears to be within 5 feet of property line and as such shall be
constructed as a one-hour fire rated wall. Unprotected openings within 5 foot of
property line are not permitted.
Reviewed by: �_ j1`%��� Date: zcp„�� �o
Project Comments
Date:
To:
From:
July 28, 2010
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� Parks Supervisor
(650) 558-7334
0 Recycling Specialist
(650) 558-7271
0 Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review and Special Permit for an attached
garage for a new, two-story single family dwelling at 1124 Bernal
Avenue, zoned R-1, APN: 026-182-170
Staff Review: August 2, 2010
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement Best
Management Practices (BMPs) during construction.
Please include a list of construction stormwater pollution prevention best
management practices (BMPs), as project notes, when submitting plans for a
building permit. Please see attached brochure for guidance. The brochure may also
be down loaded directly from "flowstobay.org." It is recommended that the
construction BMP's be placed on a separate full size plan sheet (2' x 3` or larger as
appropriate) for readability.
For additional assistance, please contact Kiley Kinnon, Stormwater Coordinator, at
(650) 342-2727.
Reviewed by: �
��Date: r�� � a, � �
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Stormwater Pollution Prevention Progratn
Pollution Prevention — It's Part of the Plan
It is your responsibility to do the j ob right!
Runofffrom streets and other paved azeas is a major source ofpollution in local creeks, San Francisco Bay and the Pacific Ocean.
Conshuction activities can d'uectly affect the health of our waters unless contractors and crews plan ahead to keep dirt, debris, and other
conshuchon waste away from storm drains and creeks. Following these guidelines will ensure your compliance with local stormwater
ordinance requirements. Remember, ongoing monitoring and maintenance of installed wntrols is crucial to proper implementation.
Heavy Earth-Moving Roadwork 8t Paving F iesh Conciete Painting & Application
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Starm drain pollubeis may be liable for fines of up to S25,000 per day! '���d� W� -� ��.,e ��,�.�
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW
AND SPECIAL PERMITS
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Design Review and Special Permits for attached qarage and declininq heiqht envelope for a
new, two-story single familv dwellinq with an attached qaraqe at 1124 Bernal Avenue. zoned R-
1, Andrew Peng and Grace Wang, propertv owners, APN: 026-182-170;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
October 12. 2010, at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and
comments received and addressed by this commission, it is hereby found that there is
no substantial evidence that the project set forth above will have a significant effect on
the environment, and categorical exemption, per CEQA Article 19, Section 15303 (a),
which states that construction of a limited number of new, small facilities or structures,
including one single-family residence, or a second dwelling unit in a residential zone, is
exempt from environmental review. In urbanized areas, this exemption may be applied
to the construction or conversion of up to three (3) single-family residences as part of a
project.
2. Said Design Review and Special Permits are approved subject to the conditions set forth
in Exhibit "A" attached hereto. Findings for such Design Review and Special Permits are
set forth in the staff report, minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of
Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a
regular meeting of the Planning Commission held on the 12th dav of October, 2010 by the
following vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review and Special Permits.
1124 Bernal Avenue
Effective October 22, 2010
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped September 29, 2010, sheets A-1 through A-5, SF-1, Landscape Plan and
Topographic Map and Boundary Survey;
2. that any changes to building materials, exterior finishes, windows, architectural features,
roof height or pitch, and amount or type of hardscape materials shall be subject to
Planning Division or Planning Commission review (FYI or amendment to be determined
by Planning staff);
3. that any changes to the size
garage, which would includ
amendment to this permit;
or envelope of the basement, first or second floors, or
e adding or enlarging a dormer(s), shall require an
4. that the conditions of the Chief Building Official's August 31, 2010 and July 31, 2010
memos, the City Engineer's August 6, 2010 memo, the Fire Marshal's August 2, 2010
memo, the Park's Supervisor's September 1, 2010 and August 2, 2010 memos, and the
NPDES Coordinator's July 29, 2010 memo shall be met;
5. that any recycling containers, debris boxes or dumpsters for the construction project
shall be placed upon the private property, if feasible, as determined by the Community
Development Director;
6. that demolition for removal of the existing structures and any grading or earth moving on
the site shall not occur until a building permit has been issued and such site work shall
be required to comply with all the regulations of the Bay Area Air Quality Management
District;
7. that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of
approval adopted by the Planning Commission, or City Council on appeal; which shall
remain a part of all sets of approved plans throughout the construction process.
Compliance with all conditions of approval is required; the conditions of approval shall
not be modified or changed without the approval of the Planning Commission, or City
Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a
single termination and installed on the portions of the roof not visible from the street; and
that these venting details shall be included and approved in the construction plans
before a Building permit is issued;
9. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects
to submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit;
10. that during demolition of the existing residence, site preparation and construction of the
new residence, the applicant shall use all applicable "best management practices" as
identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site
�
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review and Special Permits.
1124 Bernal Avenue
Effective October 22, 2010
sedimentation of storm water runoff;
11. that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, 2007 Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
12. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the
property corners, set the building footprint and certify the first floor elevation of the new
structure(s) based on the elevation at the top of the form boards per the approved plans;
this survey shall be accepted by the City Engineer;
13. that prior to scheduling the framing inspection the project architect or residential
designer, or another architect or residential design professional, shall provide an
architectural certification that the architectural details shown in the approved design
which should be evident at framing, such as window locations and bays, are built as
shown on the approved plans; architectural certification documenting framing
compliance with approved design shall be submitted to the Building Division before the
final framing inspection shall be scheduled;
14. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the
height of the roof ridge and provide certification of that height to the Building Division;
and
15. that prior to final inspection, Planning Division staff will inspect and note compliance of
the architectural details (trim materials, window type, etc.) to verify that the project has
been built according to the approved Planning and Building plans.
. CITY OF BURLiNGAME
COMMUNITY DEVELOPMENT D
BURLIPIGAME 501 PRIMROSE ROAG
BURLINGAME, CA 94010
�� PH: (650) 558-7250 • FAX: (650)
- - www.burlingame.org
3y
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Sete: 1124 BERNAL AVENU�
� The Ci4y of Burlingame Planning Commission announces the PUBLIC HEARING
following public heari�g on TUESDAY, OCTOBER 12, �OT�CE
2010 at 7:�DO P.M. in the City Hall Cnuncil Cham6ers, 501
Primrose Road, Burlingame, CA:
Application for Design �eview a�d Special Permi�s for
attached garage and declioing height envelope for a new,
two-story single family dwelling with an attached garage
at 1124 BERNAL AVENUE zoned R-l.
APN 026-182-170
Mailed: October 1, 2010
(Please refer to other sideJ
Citv of Burlinaame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s} in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in writfien correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director '
PUBLIC HEARING NOTICE
(Please refer to other side)
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CITY OF BURL/NGAME PLANN/NG COMM/SSION — Unapproved Minufes October 12, 2010
VIII. REGULAR ACTION ITEMS
3. 1124 BERNAL AVENUE, ZONED R-1 —APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMITS
FOR ATTACHED GARAGE AND DECLINING HEIGHT ENVELOPE FOR A NEW, TWO-STORY SINGLE
FAMILY DWELLING WITH AN ATTACHED GARAGE (J DEAL ASSOCIATES, APPLICANT AND
DESIGNER: ANDREW PENG, PROPERTY OWNER) STAFF CONTACT: ERICA STROHMEIER
Reference staff report dated October 12, 2010, with attachments. Associate Pianner Strohmeier presented
the report, reviewed criteria and staff comments. Fifteen (15) conditions were suggested for consideration.
Chair Vistica opened the public hearing.
Phillip Boyle, P. O. Box 181, Oakland; Hector Estipona, 880 Mitten Road; and Grace Wang, 1124 Bernal
Avenue; represented the applicant.
Commission comments:
■ Thanked the applicant for reducing the garage to a one-stall garage.
■ With respect to the rear door; it doesn't appear large enough. (Estipona — is a small access door.)
■ Disappointed with the choice not to provide divided lights, or simulated true divided light windows;
would like to see them provided.
■ The changes that have been made, with the exception of the lack of window grids, are an
improvement.
■ On the left side elevation, on the blank wall consider providing a window or some other treatment to
eliminate the blank appearance of the wall. (Estipona — will try to address this issue.)
■ The windows would be enhanced by providing grids. (Boyle — appreciates the input, however, from
a cultural perspective, the applicant opposes the grids.)
■ The lack of window grids is not a deal breaker; appreciates the more prominent window sill.
■ With respect to the arched window above the porch; is it recessed like the living room window, or is
there something else that can be done to dress it up; provide a similar shadow line? (Estipona —will
set it in similar to the living room window, or provide a similar shadow line.)
■ More work needs to be done at the arched window behind the toilet on the second floor; may need
to be obscured in some manner; provide some decorative feature to obscure the window. Could
perhaps provide an iron grill over the window to help obscure the window, rather than a recessed
window.
■ Would the homeowner be open to providing grids on the living room window? (Boyle — is not the
preference of the property owner. There are cultural preferences that make this problematic.)
■ Could an octagonal window be provided in place of the window over the porch? (Boyle — have
agreed to the recessed window.)
■ What is the cultural significance of not having window grids? (Wang — just wants a clean window
without the grids. Boyle — feng shui encourages the free flow of energy through the building; the
grids impede the flow of energy.)
■ Could consider the iron grill treatment over leaded glass in the window above the porch, or some
other form of obscured glass. (Boyle — the recessed window and some form of obscured glass, not
necessarily opaque, would be acceptable.)
Public comments:
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C/TY OF BURLINGAME PLANNING COMM/SSION — Unapproved Minutes October 12, 2010
None.
There were no further comments and the public hearing was closed.
Additional Commission comments:
The window above the porch should be recessed with some form of obscured glass.
Can accept not providing grids on the windows; it is unfortunate that the applicant doesn't want to go
a step further and provide the iron grill over the arched window at the front.
Commissioner Cauchi moved to approve the application, by resolution, with the following amended
conditions: window to be recessed with a heavy shadow line as an FYI.
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
September 29, 2010, sheets A-1 through A-5, SF-1, Landscape Plan and Topographic Map and
Boundary Survey;
2. that the bathroom window located above the entry on the front elevation shall be recessed with a
heavy shadow line; the design of the window shall be reviewed by the Planning Commission as an
FYI;
3. that any changes to building materials, exteriorfinishes, windows, architectural features, roof height
or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staff);
4. that any changes to the size or envelope of the basement, first or second floors, or garage, which
would include adding or enlarging a dormer(s), shall require an amendment to this permit;
5. that the conditions of the Chief Building Official's August 31, 2010 and July 31, 2010 memos, the
City Engineer's August 6, 2010 memo, the Fire Marshal's August 2, 2010 memo, the Park's
Supervisor's September 1, 2010 and August 2, 2010 memos, and the NPDES Coordinator's July29,
2010 memo shall be met;
6. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private properly, if feasible, as determined by the Community Development Director;
7. that demolition for removal of the existing structures and any grading or earth moving on the site
shall not occur until a building permit has been issued and such site work shall be required to
comply with all the regulations of the Bay Area Air Quality Management District;
8. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by the
Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved
plans throughout the construction process. Compliance with all conditions of approval is required;
the conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
9. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these venting
details shall be included and approved in the construction plans before a Building permit is issued;
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C/TY OF BURLINGAME PLANN/NG COMM/SSION — Unapproved Minutes October 12, 2010
10. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction
plan and meet recycling requirements; any partial orfull demolition of a structure, interiororexterior,
shall require a demolition permit;
11. that during demolition of the existing residence, site preparation and construction of the new
residence, the applicant shall use all applicable "best management practices" as identified in
Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water
runoff;
12. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2007 Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION
13. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property
corners, set the building footprint and certify the first floor elevation of the new structure(s) based on
the elevation at the top of the form boards per the approved plans; this survey shall be accepted by
the City Engineer;
14. that prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as
window locations and bays, are built as shown on the approved plans; architectural certification
documenting framing compliance with approved design shall be submitted to the Building Division
before the final framing inspection shall be scheduled;
15. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the
roof ridge and provide certification of that height to the Building Division; and
16. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
The motion was seconded by Commissioner Terrones.
Discussion of motion:
■ Often encourage grids in the windows with this type of architectural style; is not a dea/ breaker, but
need to discuss this on a case-by-case basis with applicants, based upon cultural preferences.
■ Leave it to the applicant's discretion if they will provide an iron grill over the window.
■ Bad design, cannot support the motion; is not a cultural preference. The Commission has
demanded divided light windows in past instances.
■ The house doesn't fit into the neighborhood.
■ If the homeowner truly wanted windows without grids, could have chosen a differenf style of house.
■ The Commission's intent is to guide towards a cohesive design for a neighborhood.
■ Would have liked to have seen more compromise on behalf of the applicant.
Chair Vistica called for a voice vote on the motion to approve. The motion passed 5-1-1 (Commissioner
Auran opposed, CommissionerLindstrom absent). Appeal procedures were advised. This item concluded
!�
CITY OF BURLINGAME PLANNING COMM/SSION — Unapproved Minufes Ocfober 12, 2010
at 8:02 p.m.
Commissioner Cauchi left the meeting at 8:03 p.m.
7