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Home My WebLink About1521 Cabrillo Avenue - Staff Report (2).�; F., �R� . ,��y. ,��t,� � + � � � .��> i. . il } � �*�, � � ^ ` �� . ��" t ` � �' 1h . �� -,.�1�� . 9�� `' �� 1 f i-- �M1 ��, I 'SY�y �� , � �R�� : ( �' ` '` t`� 4�� 1, .��1� a i � �� `; `�. � 4 - � � i � " . : , ' �tr n'�� . � *�� : .� � ;�. � � . o� ;�, . g�94�. �� + �'4.�' i y �' �u �� r � �� ,i '1 y� ,y57de.1 _�yj{'�x. f ,� � .-}. � ,�4 +4 M1 � �x V�� .� �. 3�`��s�;�'1�� ,.', hy , � � � ylt ��d `�N . � } �- t t ��;i, . p �� ' T � '. . �' ,, <. �� v': � ,fi� �'�$�.�� _ , t' ��. �>� , ' ..` F= S � i�y, a��1w[` � + .7. 1 `�r Yt,AT. =.F�� `��? -� ' i' . fl t � �� a" �"=i� t !,. �',_ � �.� a ,�t , �� r. �, , � ` .� �+�� ^-� u'' �-.;� � � � � >r:'m � f f` � ' . .� r �� - . �,•, � �� 1..'{ �� • ,l rM , } � ',1�� R¢�t �!� . �� ?! _ s r : `� . � . � �. :� . �. - }�. :, .: � :�; `� ".. v - ,`.? , ; ,r ; . ``._„/. � ;� . �, � � � . " � � ��A�,�� F � ��c. S � � ' � , A � � .n�� ,�(,.• ,Y//�v � �ti.• ` 'M " f Y. ��. � . �. i9x} .. , � . ' , . � . 1 � { � � � yf '�"��.�,'A'i f ' . .•ry„ii, "%`� _..w.¢.��v�r ��. �� a i`i y '� 4b�' f s,'. 's` � � ' , h�� ^t, u' w, �'?�P'„ +f� � ,. �� .�,4 :�.,: -� ��` ( � M1� � . � � , Y—.� . i �� 'f / J�j, +'� ,�. s �4 � � , , . �i� '� � '�',� _� -<'. y'`:,R �'�, �•1, .i%�'' 4 .,. •. M y,� <3 �A .xi C - *� � - Z �' -�. , � N '•�I� ,�� ' y�w . � � hG. �� ' '�� • . ' . 6.' ,. �, - �s F�' � :. �� ; . �. E�� ' - 4�` ' , : r 'ej+�..'j�� a. ` � ,. � } � _ �� } ; --►-.� , R ';�`' ��,'* City of Burlingame Item No. 3 Regular Action Design Review, Special Permit and Parking Variance Address: 1521 Cabrillo Avenue Meeting Date: August 12, 2013 Request: Application for Design Review, Special Permit for an attached garage and Parking Variance for not providing the required 24' back up area for a new, two-story single family dwelling with an attached garage. Designer: James Chu, Chu Design Associates, Inc. Applicant and Property Owner: Angus Gavin General Plan: Low Density Residential APN: 025-224-150 Lot Area: 16,942 SF 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), 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, up to three single-family residences maybe constructed or converted under this exemption. Project Description: The applicant is proposing to demolish an existing single story house with an attached garage and 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 4,545 SF (0.27 FAR) where 6,521 SF (0.38 FAR) is the maximum allowed (including covered porch and chimney exemptions). The proposed project is 1,976 SF below the maximum allowed FAR. The new single family dwelling will contain five bedrooms. Three parking spaces, two of which must be covered, are required and provided on site in the attached garage. One uncovered space is provided in the driveway. The applicant has submitted an application for a Parking Variance for not providing the required 24' back up area from the attached garage due to the location of an existing, protected size Oak tree that will remain on the property (approximately 19' to existing protected size Oak tree proposed). All other Zoning Code requirements have been met. The applicant is requesting the following applications: ■ Design Review for a new, two-story single family dwelling and attached garage (C.S. 25.57.010); ■ Special Permit for an attached two-car garage (CS 25.26.035, (a)); and ■ Parking Variance for not providing the required 24' back up area from the attached garage (approximately 19' to Oak tree proposed) (CS 25.70.030 (b)). 1521 Cabrillo Avenue Lot Area: 16,942 SF Plans date stam ed: Jul 26, 2013 ORIGINAL PROPOSAL ' REVISED PROPOSAL ; (07/12/13) (07/26/13) ALLOWED/REQUIRED SETBACKS -------..._.....--------- --- .._..._.._..........._..---- --- ----.... _.. . . . ___......_:..._ ..............__ .. _.._....___...._—..._----__.._...._...._.._........ _. _. _.._ ..............-- ----- ----......_......._....._ Front (1st flr): 23'-7" (to garage)' 22'-6" (to porch) 15'-0" (2nd flr): 32'-5" no change 20'-0" _..---------- —....- - --. .._._.._.._..._........-- - --- ------- _ _ ,........_ ........................_....................._.._._..........__......_......_..._._.._......,___.._..__............. _...._.._............._..................._......_....._.. _.... _....... _...' .......- „ Side (left): 7'-0" 7'-0" r� ht 59'-0" no change ( 'g ): 7 -0 _._._...---........_........__.._.._.._........_......._.......-- - --.._..._ .....................----...._.__......-- ----...._..._......-----..._._._;.........-- -- - --- ---------_._.........._._._._. __. _ __ .............................................................._....._.._. _.. Rear (1st flr): 15'-7" ; 15'-0 .�_...__. _... (2nd flr): 2p°_2�� no change 20'-0" ----------- ...._ _..__..._.......___ __ -----------------_—__--•........_....._..._._ ................................._......._......__..._......_. __.. . .._..._........_..._..... _..._.................------ --- _ .._...._......_ .............._ Lot Coverage: 2,937 SF 2,987 SF 6,777 SF 17.3% 17.6% 40% ' The standard requirements for front setback to an attached garage do not apply in this instance because the main portion of the lot is set so far back and is not visible from the street. Design Review, Special Permit and Parking Variance 1521 Cabrillo Avenue ORIGINAL PROPOSAL � REVISED PROPOSAL : ALLOWED/REQUIRED (07/12/13) (07/26/13) FAR: 4,505 SF 4,545 SF ; 6,521 SF z 0.27 FAR 0.27 FAR 0.38 FAR ----.._..---._....---- -�— -----. __._...--------........._ ... ___... _.._ .............._...._._..._..........---------;-....-----......._......._......._......------ _._....._ ...... ..__...._..... # of bedrooms: 5 � no change --- _._... - - - ------- ..._.. _._....__.._.......---------._...._......-----.. ;..._.._.._. g. ---- ............... __ _..........-------....:------...---._....._._..._...--- --._.._.-----..__.._.__.._..------- Parkin 2 covered 2 covered (20' x 20') no change (20' x 20') 1 uncovered 1 uncovered � (9' x 20') ' (9' x 20') __— ----.._...._-....--------------.._......_......__._._..._ _.__......._ .............__........_......_....._.__..............._........— --.._....----------...---..__.._.........._........._..............._............_....___...._._..........................._.............. Height: 29'-0" no change 30'-0" --..._._ _._._..--- ---...---... _ _..._.._.._.._..----._.....__..._._...__......_ ..................._...................._.........._..._.._...._......__._.._......_....................._._...._._..:....._...._.__....__..__.._...... _..._........._._........_..._.__.._....._..._ ............... DH Envelope: complies no change CS 25.26.075 2 (0.32 x 16,942 SF) + 1,100 SF = 6,521 SF (0.38 FAR) Staff Comments: See attached memos from the City Engineer, Chief Building Official, Parks Supervisor, Fire Marshal and Stormwater Coordinator. Design Review Study Meeting: At the Planning Commission Design Review Study meeting on July 22, 2013, the Commission had several questions and comments regarding the proposed project and voted to place this item on the Regular Action Calendar (see attached July 22, 2013 Planning Commission Minutes). The applicant submitted revised plans on July 26, 2013 and a response letter on July 31, 2013, to address the Planning Commission's comments. The response letter from the applicant identifies all changes made to the proposed project. Please refer to the copy of the July 22, 2013 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 for an attached garage, 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; (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. 2 Design Review, Special Permit and Parking Variance 1521 Cabrillo Avenue 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 July 26, 2013 sheets A.1 through G.1, L1.0, L2.0 and Partial Topographic Map; 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 staf�; 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 City Engineer's April 1, 2013 memo, the Chief Building Official's March 7, 2013 memo, the Parks Supervisor's June 28, 2013 and March 12, 2013 memos, the Fire Marshal's July 1, 2013 and March 4, 2013 memos, and the Stormwater Coordinator's June 25, 2013 and March 5, 2013 memos shall be met; 5. that the property owner shall be responsible for implementing and maintaining all tree protection measures as defined in the arborist report prepared by Mayne Tree Expert Company, Inc., dated February 27, 2013; 6. that if the structure is demolished or the envelope changed at a later date the Parking Variance as well as any other exceptions to the code granted here will become void; 7. 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; 8. 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; 9. 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; 10. 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; 11. 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; 12. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by the City of Burlingame; � Design Review, Special Permit and Parking Variance 1521 Cabrillo Avenue 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 build ing 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. Erica Strohmeier Associate Planner c. James Chu, Chu Design Associates, Inc, 55 W. 43�d Avenue, San Mateo, CA 94403, designer. Attachments: Applicant's response to Commission's Comments, date stamped July 31, 2013 Minutes from the July 22, 2013, Planning Commission Regular Action Meeting Letter from neighbors at 1532 Drake Avenue, date stamped July 22, 2013 Application to the Planning Commission Variance Application Special Permit Application Photographs of streetscape, date stamped February 26, 2013 Staff Comments Notice of Public Hearing — Mailed August 2, 2013 Aerial Photo 4 �l�fl�+;:"!��ll ��. '�n�ll�i�",,�.`�J �� IIi �` � � � ��o�K�•,�• � Home Design _ Engineering �"� .� �'"' ,`°" � r , . � � 4 e.� t t` �.��. E r �- za 1 ,, ,. ._�. �� . July 31, 2013 City of Burlingame Planning Commissioner 501 Primrose Road Burlingame, CA 94010 Re: New Residence at 1521 Cabrillo Ave. Burlingame, CA 94010 Dear Planning Commissioner: `.�� Y C�r= BURLINGhME !_;DD-��,ANM�Jf; �I',/ Per your design review comments we have made the following changes to the above reference project: 1. We have reduced numbers of window in bedroom #4 from 3 to 2. 2. Stained/obscured type of window called out at staircase and bedroom #4. 3. We have extended the front entry porch to the side. 4. We have changed the dining room window to door, and added a roof overhang. After last planning commission's meeting we have agreed to work with our neighbor in providing "evergreen" privacy trees, but since we haven't agreed on the size/type/location, we would like request this to be part of the condition of approval so we can implement at a later date. Sincerely, a,�.,.� e�c�. Electronic Signature James Chu Chu Design 55 West 43rd Avenue San Mateo, CA 94403 Phone: (650)345-9286 Fax: (650)345-9287 EXCERPT — July 22, 2013 Planning Commission Minutes 1521 Cabrillo Avenue (Agenda Item 4) 4. 1521 CABRILLO AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, SPECIAL PERMIT FOR AN ATTACHED GARAGE AND PARKING VARIANCE FOR A NEW SINGLE FAMILY DWELLING WITH AN ATTACHED GARAGE (JAMES CHU, CHU DESIGN ASSOCIATES, INC., DESIGNER; ANGUS GAVIN, APPLICANT AND PROPERTY OWNER) STAFF CONTACT: ERICA STROHMEIER Commissioners Bandrapalli, Gaul and Davis noted that they had spoken with neighbors to the project. All Commissioners had visited the project site. Reference staff report dated July 22, 2013, with attachments. Community Development Director Meeker briefly presented the project description. Questions of staff: �.� Vice-Chair Davis opened the public comment period. James Chu and Angus Gavin represented the applicant. Is a spec home on a very unusual lot. Are proposing to remove the existing guest house and replace the existing single-story home with a two story home, with an attached two car garage. The garage was kept at the location because the Fire Department would require an equipment turnaround on the property if it was placed further back on the property — this would render the project infeasible. Commission comments: ■ Is the proposed garage wall location where it currently lies? (Chu — yes. The owners are able to get in and out of the garage currently.) ■ Is the tree healthy? (Chu/Gavin — have designed the landscape plan to provide adequate nutrients to the tree.) ■ The recommendations in the arborist report should be included in any conditions of approval. Clarified that the Oak trees are to remain on the site. (Chu/Gavin — will take appropriate measures to protect tree roots.) ■ Will it be possible to build a new guest house on the property in the future? (Meeker — yes, would be limited to 640 square feet. Chu — would be difficult given the presence of the creek and required setbacks. Gavin — no plans to build anything else on the property.) ■ The front porch doesn't look large enough for the house — suggested wrapping the porch around the side to create an outdoor sitting area. ■ Consider having the dining room open out to the creek. ■ Noted the letter from the neighbor at 1532 Drake Avenue — suggested meeting with the neighbors. (Chu/Gavin — the stairway windows are not likely to affect privacy. WII look at the window in bedroom four. The sunlight comes over the rear of the house. Have removed several windows and a balcony to ensure the privacy of the neighbors behind. Still need light to come in from that side of the home. Has spoken with the neighbor regarding some of the concerns. Can perhaps look at fast growing evergreen plant materials.) ■ Suggested perhaps a leaded glass window or some other type of glass to obscure views to the neighbors while still preserving light. ■ Perhaps add a trellis on the garage fa�ade below the eave. EXCERPT — July 22, 2013 Planning Commission Minutes 1521 Cabrillo Avenue (Agenda Item 4) ■ Would look better to have two separate garage doors. (Gavin — originally considered having the garage facing the creek, but there is not enough room. Two garage doors will not be workable given the presence of the Oak tree. Is a difficult driveway to turn around in.) ■ Given the circumstances, the single door is acceptable. ■ Spoke to the neighbor at the front regarding driveway access. Encouraged getting the trucks off of the street during construction. ■ The concrete driveway will likely be pretty deteriorated by the time the construction is completed. (Gavin — will do everything possible to ensure that the driveway is in good condition when the project is completed.) Public comments: Frank and Linda Ryan, 1532 Drake Avenue; owner of 1532 Cabrillo Avenue; Chris McCrumb, Drake Avenue; and Pam Kaufman, Cabrillo Avenue: ■ Enjoy a lot of privacy currently; the home will block their views. ■ Have asked the builder to obscure the windows from the bedroom that creates the greatest impact upon privacy on their deck. ■ Encouraged plantings that may provide more privacy. ■ Fifteen feet of shrubbery will not block the light of the house. (Commissioner — the property owner has the right to plant on their side of the property as well.) ■ Feels that any issues regarding impacts upon neighbor's driveway can be worked out with the builder. ■ Likely that the trucks will deteriorate the driveway. ■ The Oak tree is in serious need of pruning — assumes that there can be a condition requiring pruning. (Commissioner — cable and phone lines run through the Oak tree as well.) ■ Assumes that a future owner may wish to place a new guest house on the property — want to be notified. (Commissioner — what are the pipes crossing the creek? Gavin — sewer lines.) ■ Sewage has seeped into the creek previously. ■ Suggestions regarding leaded glass or other obscured glass and shrubbery will also provide privacy to his property on Drake as well. ■ Accommodation needs to be made given the significant changes being made to the property. ■ Highlighted the traffic and circulation issues due to the school in the area. It is critical that all of the construction vehicles not be on the street. They must also arrive and leave outside of school hours. ■ Has concern regarding the size of the house and the fact that the street was never intended for the density of homes. Additional Commission comments: With respect to bedroom four, consider providing transom windows. Also consider eliminating the windows in the closets. Could provide a skylight in the hallway and/or bedrooms to provide more light. (Gavin — have considered the skylight idea — is an added, ongoing expense. The skylights would almost be too high to receive light. Chu — will look into the ideas expressed.) There were no other comments from the floor and the public hearing was closed. EXCERPT — July 22, 2013 Planning Commission Minutes 1521 Cabrillo Avenue (Agenda Item 4) Commissioner Yie made a motion to place the item on the Regular Action Calendar when complete. This motion was seconded by Commissioner Davis. Discussion of motion: None. Vice-Chair Davis called for a vote on the motion to place this ifem on the Consent Calendar when plans have been revised as directed. The motion passed on a voice vote 4-0-3-0 (Commissioners DeMartini, Sargent and Terrones absent). The Planning Commission's action is advisory and not appealable. This item concluded at 8:50 p.m. CO.�Ih�L�'�� IC.4 7701V RECE7VED AT PL.A?V:'�'Il�'G COM.'LIISSION.�I�IEE771VG July 20, 2013 Burlingame city planning department, Received After 07.08.13 PC Mtg. Item # 4 1521 Cabrillo Ave. We are Frank and Linda Ryan home owners at 1532 Drake Avenue directly behind the proposed new build at 1521 Cabrillo Avenue. We have issues with the proposed design and it's impact on our privacy. We have gotten a copy of the architects plans and have studied both the house and the landscape designs. From our backyard and deck the window in bedroom #4 and the staircase window will take away all our privacy. The landscape design plan does not include any privacy screening plants and trees behind us. We have included a panoramic colored photograph view from our deck to show how our privacy is being compromised. In order too limit the impact on our privacy we ask for the following changes. 1. Structural: Window in bedroom # 4 be reduced in size, frosted or elevated above direct view of our deck. We'd also like the staircase window reduced in size, frosted and/or elevated so that there is not a direct view across to us. 2. Landscape: We like a 20-30', fast growing evergreen tree put right in front of Bedroom# 4's window to give year round privacy. Our tree is deciduous so most of the year that tree gives no privacy. And we ask that a large tree is installed so that we don't have to wait 5-6 years to get have privacy. For ex. A California Pepper tree grows 25-40ft and can be purchased in 24" box containers for instant height. Both of these modifications would provide an effective privacy screen for our backyard and our family. We look forward to working with the developer and designer to make sure the value of our property and it's privacy is maintained. Sincerely, �� ^ _ � � ,��; ' 1/G�.�� n �. Frank and Linda Ryan 1532 Drake Avenue Burlingame CA 94010 650-483-9314 �� JUL `2� 2 :: _ Page 1 of 2 ;::�IT'Y CF Fl!RLING/'{.I�^E C�D-PL��,r.�;�,��!�;r nl�!. /IL-11�"� r'''�ii�''� BURLING+�ME F�,r�' COMMUNITY DEVELOPMENT DEPARTMENT • 5O1 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: 0 Design Review 0 Variance � Parcel #: 025-244-150 ❑ Conditional Use Permit ❑ Special Permit ❑ Other: PROJECT ADDRESS:1521 Cabrillo Ave., Burlingame O Please indicate the contact person for this project APPLICANT project contact person ❑ OK to send electronic copies of documents ❑ Name: A11gUS GaVICI Aad�esS: 1212H EI Camino Real #451 c�cyistaceiz�p: San Bruno CA 94066 Phone: �650)218-3214 Fax: E-ma�i: gavinconstruction@gmail.com ARCHITECT/DESIGNER Pro�ectcontactPerson�'' OK to send electronic copies of documents ❑ Name: Chu Design Associates, Inc. address: 55 W. 43rd Ave. c�tyistateiz�P: San Mateo Phone: 650-345-9286 x104 Fax: 650-345-9287 E-ma�i: James@chudesign.com * Burlingame Business License #: 22684 PROPERTY OUI�PIER ' project contact person ❑ OK to send electronic copies of documents ❑ Name: �� 1�11�i Address: l��i-� �- �� L. �'�� City/State/Zip: 5�1 �3�.>%� G4 �-�� Phone: �(, �'Z��--�� Fax: E-maiL �,Al/?I�C I I Ol�i�l�/�{L •C�l � �e r d � �v�:�, i-a c ,,�.r ; PROJECT DESCRIPTION: TWO-STORY RESIDENTIAL WITH ATTACHED GARAGE. EXISTING RESIDENCE TO BE DEMOLISHED. AFFADAVIT/SIGNATURE: I hereby 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: �� } � -� I am aware of the proposed application and hereby aut orize the above applicant to submit this application to the Planning Commission. - �, � Property owner's signature: �`' � Date: � � 2�"�-3 Date submitted: �r 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:\Handouts\PC Application 2008-B.handout F, c�Tr �� t �`-`' � - � COMMUNITY DEVELOPMENT DEPARTMENT • 5O1 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org � � G� ��C�� C��c;� � �`,;•Jk-�+�! CITY OF BURLINGAME VARIANCE APPLICATION The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. a. Describe the excepfional or extraordinary circumsfances or conditions applicable to your property which do not apply to other properties in this area. The proposed property at 1521 Cabrillo Ave. is different from typical (50' x 120') standard lot in this vicinity. Due to the creek, irregular shape lot and the existing oak tree, the accessibility into the garage could not comply with 3 points maneuver, which creates an exceptional condition that do not apply to other properties in this area. b. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property /oss or unnecessary hardship might result from the denia! of the application. Without the approval of the variance application for accessibility into the garage, due to not enough "back up" distance, it will limits the development of the proposed residence. c. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, genera! welfare or convenience. The variance requested will not be detrimental or injurious to property or improvements in the vicinity of to public health, safety, general welfare or convenience, since the non-conforming "back up" space is an existing condition. d. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? The proposed project is compatible with the surrounding neighborhoods that also have attached two-car garage located at the front. Since the proposed it set back away from the street, it will minimize the visual impact, and also bring down the overall mass/bulk of the proposed residence. Handouts\Variance Application.2008 City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.buriingame.org (�k�-a�� CITY p � � BURLINGAME �� CITY OF BURLINGAME SPECIAL PERMIT APPLICATION < < �..� � :'a.R — 5 �0�3 .. . .' t_��_'i��^ ti��E The Planning Commission is required by law to make fmdings as defined by the City's Ordinance (Code Section 25.50). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 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 neighborhood. The new proposed shingle style home with attached finro car garage is similar to the existing residence, and nearby residences in this neighborhood. The proposed attached garage requires "special permiY' will not be visible from the street, since the lot is a"flag lot". It's also caused by the existing creek and the tree in front. 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 proposed Shingle style home is located within a variety of older styles neighborhood that also have attached garage. The exterior materials used are all consistent with the proposed and it should blend in well without changing the character of the neighborhood. 3. How will the proposed project be consistent with the residential design guidelines adopted by the city (C.S. 25.57)? The proposed single-family residence is consistent with City Design Review Guidelines, and it complies with all zoning requirements, except for the attached garage (Special permit). 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. Wlzat mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. New landscaping for the entire lot is proposed. srEcpE�.F� � .l ' .. ' . S '��r°'.�i =� �it.. , �'�P� �� .. �� _ - �-' _ . . .. _ (SUBJECT PROPERTY) 1515 CABRILLO AVE. 1517 CABRILO AVE, 1519 CABRI�LO AVE. r ;� � � 5 � k».. `�.. < . . , . 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' ..' � .. - - : � � - � .- � . - -. .-. � ", _ '— - —. -- -. . � _ � .r . � . . _ _ - ; y��`-`�= � -�.1---� . . r` � 9 -� -�- �°`" �._ � --�-�._a ; - -z� � �- � � � -�-_ _.... � . - - ��-�_��,,�� -� - �. - - - -- ��-.��s _ �`� _ _--=t- _-�-- �� .. +�• -� �� rs � - _ - - -- — �� -_ � - � Project Comments Date: To: From: March 4, 2013 X Engineering Division (650) 558-7230 � Building Division (650) 558-7260 � Parks Division (650) 558-7334 0 Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review and Special Permit for an attached garage and Variance for not providing a 24' back-up area for a new single family dwelling with an attached garage at 1521 Cabrillo Avenue, zoned R-1, APN: 025-244-150 Staff Review: March 4, 2013 1. See attached review comments #1, 2, 5, 14 18, 19 and 20. 2. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 4/01/2013 PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMI��NTS � �� Project Name: ��[�-�Y D}��_ ,-- ProjectAddress: IS'L1 C%1d'f�u�' 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 properly lines, properly corners, easements, topographical features and utilities. (Required prior to the building permit issuance.) � 5'�`�� I��t,.Q�S ��3g. S�'-��4 �� Ll�'� 5��2 t��+.��1''� , 2 ,�_ The site and roof drainage shall b�own on p�ans 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 � A��amtary sewer lateral� is required for the project in accordance with the City's standards. 6. The project plans sha11 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 tr�c trip generation analysis for the project. 9. Submit a tr�c 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 CONIMENTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 11. A latest preliminary title report of the subject parcel of land sha11 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 azea of the 100-year flood and existing improvements with proposed improvements. 18 c.,'� Any work within the drainage area, creek, or creek banks requires a State Department of Fish and Game Permit and Arniy Corps of Engineers Permits. 19 � No construction debris shall be allowed into the creek. 2p � The project shall comply with the City's NPDES permit requirement to prevent storm water pollution. 21 The project does not show the dimensions of e�cisting driveways, re- submit plans with driveway dimensions. Also clarify if the project is proposing to widen the driveway. Any widening of the driceway 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 COMI��NTS.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 REVIEVJ COI�M�IMENTS.doc � .... ..._ . . ,. ._. � � .._ ... ,. ..,_... _. .�.. ... ,�_.. ...,,.., _... � Project Comments Date: To: From: March 4, 2013 � Engineering Division (650) 558-7230 X Building Division (650) 558-7260 � Parks Division (650) 558-7334 0 Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 0 City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review and Special Permit for an attached garage and Variance for not providing a 24' back-up area for a new single family dwelling with an attached garage at 1521 Cabrillo Avenue, zoned R-1, APN: 025-244-150 Staff Review: March 4, 2013 1) 2) On the plans specify that this project will comply with the 2010 California Building Code, 2010 California Residential Code (where applicable), 2010 California Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the Planning Commission has approved the project prior to 5:00 p.m. on December 31, 2010 then the building permit application for that project may use the provisions found in the 2007 California Building Codes including all amendments as adopted in Ordinance 1813. On the plans provide a copy of the GreenPoints checklist for this project at full scale. 3) Specify on the plans that this project will comply with the 2008 California Energy Efficiency Standards. Go to http://www.enerqv.ca.qov/title24/2008standards/ for publications and 4) 5) details. 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.) On the first page of the plans specify the following: "Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphically illustrated on the Job Copy of the plans prior to performing the work. 6) Anyone who is doing business in the City must have a current City of Burlingame business license. 7) Provide fully dimensioned plans. 8) Provide a fully dimensioned site plan which shows the true property boundaries, the location of all structures on the property, existing driveways, and on-site parking. 9) 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. 10)Show the distances from all exterior walls to property lines or to assumed property lines 11)Show the dimensions to adjacent structures. 12)Obtain a survey of the property lines. 13)Due to the extensive nature of this construction project the Certificate of Occupancy will be rescinded once construction begins. A new Certificate of Occupancy will be issued after the project has been finaled. No occupancy of the building is to occur until a new Certificate of Occupancy has been issued. 14)Rooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Specify the location and the net clear opening height and width of all required egress windows on the elevation drawin_qs, Note: The unlabeled room on the first floor that resembles an office is a room that can be used for sleeping purposes and, as such, must comply with this requirement. 15)The garage cannot have any direct openings into a room used for sleeping purposes. Please amend the drawings to show code compliance. 2010 CBC §406.1.4 16)Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 17)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. 18)Provide handrails at all stairs where there are four or more risers. 19)Provide lighting at all exterior landings. Reviewed b�- ,.-'r�� --�--'`�! X-.G, .(' A� / Date: 3-7-2013 Project Comments Date: To: Revised Plans Submitted May 30, 2013 0 Engineering Division (650) 558-7230 � Building Division (s5o) ssa-�2so � Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 X Parks Division (650) 558-7334 From: Planning Staff Subject: Request for Design Review and Special Permit for an attached garage and Variance for not providing a 24' back-up area for a new single family dwelling with an attached garage at 1521 Cabrillo Avenue, zoned R-1, APN: 025-244-150 Staff Review: NIA b � Follow arborist report submitted to protect tree during construction. Include full arborist report on plans. � Landscape plan is requir�ed to meet `Water Conservation in Landscape Regulations� (attached). Irrigation Plan required for Building permit. Audit due for Final. Reviewed by: B Disco Date: 6/28/13 Project Comments Date: To: March 4, 2013 0 Engineering Division (650) 558-7230 � Building Division (650) 558-7260 0 Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 X Parks Qivision (650) 558-7334 From Planning Staff Subject: Request for Design Review and Special Permit for an attached garage and Variance for not providing a 24' back-up area for a new single family dwelling with an attached garage at 1521 Cabrillo Avenue, zoned R-1, APN: 025-244-150 Staff Review: March 4, 2013 1��. , Provide tree protection for existing oaks near construction site. �) Provide arborist report on 36"oak near existing wood deck to address root ��-�' protection during construction of new foundation. 3. No tree over 48" in circumference may be removed without permit from Parks Division (558-7334). -�. Landscape plan needed for review. Reviewed by: B Disco Date: 3/12/13 �. . � �,� �►j �•+ � .�y �1 �� •Y,: � Mayne Tree Expert Company, Inc, GSTAF3LISH[:il 1931 ST:1TE CONTR:ICTOR'S LICE�'SE NO. 2%6793 CERTIFIED FORESTF,R � CER'PiE7F,D .4RRORISTS • I'ES'f C'O'v7'I201_ • ADVISORS ANI� OF'FRATQRS RICH.ARD L. HUNTINGTON 535 BRAG:�TU P0.4U. STE. :1 FRESIDEtiT SAN CARLOS, CA J-�C.'�.1-f�3I I 7}:KOhiI::Y [NGALLS CO�SU[.i;\NTlES71M.A1'OR February 27, 2013 '[`�L�f�Hoti�: it�s!ii �y3-a�t�i FACSIA41[.E: t65Q) 59:-4113 E;h4.41L.: inio{�::naVnetree.com Mr. Eric Mainini 1521 Cabrillo Ave. Burlingame, CA 94010 Dear Mr. Mainini, On February 14, 2013, we met at this site to discuss proposed demolition and construction. There are 5 trees that could be impacted by this proposed work. The lot is unique as it is along a creek with a small cottage across the creek. The 3 live oaks, Quercus agrlfolia, are in very ctose proximity to the proposed demolition, construction, and landscaping. The creek may also present tree problems during demolitian and construction. To protect the trunks during all phases of the construction, wrap trunks with 2 to 3 layers of the orange snow fence. Place 2x4s around trunks and wrap them with more orange fencing. Another pratection procedure would be to leave all hardscape during demolition and construetion and leave this portion of construction until last. During work, care must be taken to not injure roots that have grown in contact with the existing foundation and for ones that may have grown under the asphalt and concrete hardscape. When the house and foundation are removed and also when the hardscape is removed, have the roots inspected so that any other root protection methods can be recommended. One methoci of root preservation, when roots are buried or covered, is to design an aeration system. This system, generally, is made with perforated PVC pipe interconnected with daylight at both ends. This system can be used for drainage and/or fertilizing, etc. Aeration systems can be placed in the base rock prior to asphalt, concrete, or pavers being placed. For a fill area, the pipes shauld be placed in gravel-filled trenches covered with filter fabric. By keeping construction in basically the same footprint, the trees should not be signi�icantly impacted. Having routine inspections when excavation is done will help reduce long term impacts and help retain tree health. �� a�� 3 0.� u�. � ,; �,, - . � � L�F i�'JRL, �<�.;;�. � __._-_ :. 'P:, �. _�' 1521 Cabriilo Ave., Burlingame 2 February 27, 2013 1 think this report is accurate and based on sound arboricultural principles and practices. Please call with any questions or comments. Sincerely, �� Richard L. Huntington Certified Arborist WE #0119A Gertified Forester #1925 RLH:pmd cc: emainini@racketmail.�om SpCtEjY OFq ,�P� ti, NUNj� °�o'�. o��Q,e9 ��.oy oG µo. WE-�118A ,� �„ � � \F"'�lFIFO AR6��\�� No, � �� 9�. �F�ED P�`��_ N �m � � *� ��i��J�� p��A'� 3 � 2�i:� cii�r or ��r,uNG�r�E ^� �-F•1�^�R!I��G �,'.V. 1521 Cabrillo Ave., Burlingame 3 February 27, 2013 i �'�� .lar'',i�.'`f Tree #1: 47.4-inch diametar Caast Li�e Oak, Quercus agrifolia, located in front of the existing garage. The root zone of this old mature tree is covered with asphalt, concrete, or homes. This, over many years, has resulted in tree stress as there are few leaves. The existing hardscape is to be removed and replaced with a paver system. I recommend having the tree fertilized when the root zone is exposed and an aeration system installed betow the pavers. I also recommend pruning of the tree during demolition ta remove larger deadwood and reduce heavier end weight. Wrap trunk prior to any work. Tree #2: 21.0-inch diamete� Coast Live Oak left of the house, next to the #ence. This tree appears healthy but has some included bark at the branch crotches. Be careful of roots during house and foundation removal and also during construction. Wrap trunk pric�r to any wark. Tree #3: 32.0-inch diameter leaning (45°} Coast Live Oak behind the existing house. Old pruning wound has some decay. Raising and leveling the area around this tree is proposed as well as a retaining wall toward the creek; this will bury the roots. To help offset this impact, install an aeration system that will help drain this area and help with oxygen entering into the root zone. This system can be designed onsite with the contractor. Tree #4: 24-inch (est.) diameter Monterey Pine, Pinus radiata, across creek, covered with ivy. The tree is ne� to the existing cottage. This tree has pine pitch canker on several branch tips. This disease progresses slawly but eventually will kill the tree. I recommend removal of this tree. Be careful when removing to avoid stream bank damage and damage to the native buckeyes, Aesculus californica. This care should also apply to removal of the cottage. Tree #5: A group of Black Acacia, Acacia melanoxylan, across the creek, near the creek edge. They are not native, but do stabilize the stream bank and provide screen to the school. These trees are generally laoked at as "weed trees" and a main source of pollen. They also need routine pruning to kesp risks at a minimum. i��.� �-.��/�� MA�' 3 0 2013 i,ITf O� BU,LIi�1rc,^,RF G�D-PL.F�NNiivG C�'d: OUTDOOR WATER USE EFFICIENCY CHECKLIST �:' t � - t r + � t I certify that the subje�ro' t meets the specified requirements of the Water Conservation in Landscaping Ordinance. - i -- :,I-_-:�_ _ - 7 IZ I Signature Date Single Family J Multi-Family U Commercial U Institutional ❑ Irrigation only ❑ industriai U Other: Applicant Name (print}: � �Hr`�� °F Contact Phone #: �y/ S� 33Z - j�/�S .l-�,)J lil�AlP90�'J - n1 t./'�. Project Site Address: I 5Z( (..�t�ILLfl VE Agency Review Project Area (sq.ft. or acrey: !`�'j(p9 tt of Units: � # of Meters: (Pass} (Faii) Total Landscape Area (sq.ft.): �� I � U U 1 7urf Irrigated Area (sq.ft.): �ZO D U Non-Turf Irrigated Area (sq.ft.): 9, j� ❑ U Special Landscape Area (SLA) (sq.ft.): U U Water Feature 5urface Area (sq.ft.): ................... ................... ................... Turf Less than 25% of the landscape area is �l Yes ❑ (3 turf U No, 5ee Water Budget --- --- - __. All turf areas are > 8 feet wide Ji! Yes U U All turF is planted on sfopes < 25% � Yes ❑ 0 Non-Turf At least 809� of non-turf area is native Yes :] O or low water use plants ❑ No, See Water Budget Hydrozones Plants are grouped by Hydrozones Yes ❑ ❑ Mulch At least 2-inches of mulch on exposed � Yes ❑ ❑ soil surfaces Irrigation System Efr'iciency 70% ETo (100% ETo for SlAs) ,� Yes ❑ U -- -- - --__ __ No overspray or runoff Yes U Ll Irrigation System Design System efficiency > 70% Yes U ❑ Automatic, self-adju5ting irrigation U No, not required for Tier 1 U lJ controllers Yes Moisture sensor/rain sensor shutoffs Yes ❑ ❑ No sprayheads in < 8-ft wide area �Yes ❑ ❑ Irrigation Time System only operates between 8 PM �Yes ❑ U and 10 AM Metering 5eparate irrigation meter No, not required because < 5,000 sq.R. L] LI ❑ Yes Swimming Pools / Spas Cover highly recommended U Yes � r� U ❑ U No, not required �r Water Features Recirculating !.] Yes ❑ ❑ Less than 10% of landscape area 0 Yes ❑ U Documentation Checklist � Yes ❑ U — -- -- - _ Landscape and Irrigation Design Plan � Prepared by applicant ❑ U � Prepared by professional - - -- -- _ _ Water Budget (optional) J Prepared by applicant U U J Prepared by professional Audit Post-installation audit compfeted J Completed by applicant ❑ C] � Completed by professionaf �.0 �� l �+� ...,' �..� . ,, ,� j `? !Oi3 ._ L � ,z.�i,; ��;.�,FJE U � ; �� ,`��G �c-.r.�, n.,��.t.� j1��. Project Comments Date: �� From: July 1, 2013 � Engineering Division (650) 558- 7230 � Building Division (650) 558-7260 � Parks Division (650) 558- 7334 8 Fire Division (650) 558-7600 0 Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review and Special Permit for an attached garage and Variance for not providing a 24' back-up area for a new single family dwelling with an attached garage at 1521 Cabrillo Avenue, zoned R-1, APN: 025-244-150 Staff Review: July 1, 2013 Provide a residential fire sprinkler consistent with the alternate means of protection identified in the Fire Marshal letter dated June 26th, 2013. 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 befinreen domestic and fire protection lines. 3. All sprinkler drainage shall be placed into landscaping areas. 4. 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. 5. Provide proper fire apparatus access in accordance with §503, CFC prior to planning approval. A deed restriction may be required. Reviewed by: Date: !`i��j' Project Comments Date: To: From: March 4, 2013 � Engineering Division (650) 558-7230 0 Building Division (650) 558-7260 � Parks Division (650) 558-7334 8 Fire Division (650) 558-7600 0 Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review and Special Permit for an attached garage and Variance for not providing a 24' back-up area for a new single family dwelling with an attached garage at 1521 Cabrillo Avenue, zoned R-1, APN: 025-244-150 Staff Review: March 4, 2013 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 indicatin location of the device after the split betweerrctor�e tic �nd' ire protectio ' e. 3. All �rinkler drainag all be placed into I ndscaping areas. 4 wings submitted to Bu' ing Department for review and approval hall clearly indicate Fire Sprinkle s shall be installed and shop drawings shall be approved by the Fire Department prior to installation. '� ,j . � <-- o � ., c�r� � � � e � �� r �-� �� t5 � � �.. �c-cry �- c��/ SO � �� - � � t-. � � � �� .� � ?— �oJ-- � 6 �� •�- �P � 1� p .. �r'�� ` �\ l.� 2 G� �" �� c�� 'm.�� J`�-e,� ^ J\ � . � Reviewed by: 1� � Date: � %��-�3 C�NTI�� COUNTY�If�� D�P�I�TM�NT �� t T �er�ing tn2 � o�� of i-�i��s�oirough nnc� t��e C:�y of �ur�inyame ]une 26, 2013 James Chu, AIA Chu Design 55 West 43�d Avenue San Mateo, CA 94403 RE: REQUEST FOR ALTERNATE MEANS OF PROTECTION 1521 CABRILLO AVENUE, BURLINGAME Dear Mr. Chu, I have reviewed your request dated June 26, 2013 for an alternate means of protection ta §503.1.1, CFC specific to fire apparatus access being supplied within 150 feet of the furthest exterior portion of the building. I find your request to be acceptable based on the fact the building will be equipped with an automatic fire sprinkler system designed to NFPA 13D and fire sprinkler coverage will be provided throughout the attic space of the home. Please incorporate this alternate means of protection into your contract documents for building permit. Please note, this alternate in no way constitutes a precedent and this alternate is only specific to the address noted above. If you have any further questions or require any further information, please do not hesitate to contact me directly. Sincerely, �;�� Rocque J. Yballa Division Chief/Fire Marshal cc: Planning Department Julie Parenti, Fire Inspector n 130Q �ol��n. ��o�+c�. *�ur�incame �_�� G4"vl0 (OSv; 553-7000 t-a;. : ��501 �Uu-QQ50 �1� C..�� a��;�sti� i �r - . • • :;I oir� •. Home Design S� Engineering June 26, 2013 Mr. Rocque J Ybalia Division Chief/Fire Marshal of City of Burlingame Central Country Fire Department 1399 Rollins Road Burlingame, CA 94010 Re: New residence at 1521 Cabrillo Ave. Burlingame, CA 94010 Dear Rocque: Thank you for your time this morning in meeting with us. This letter is to confirm as an alternative means of protection for new construction project at 1521 Cabrilio Ave., the owner/applicant is wiliing to upgrade ths fire sprinkler system (13D system with 2 heads count) to include the attic area in-lieu-of providing fire apparatus access road with turn around. Please note the distance from the street to the front of the proposed is 141'-7" (less than 150 feet), and the distance from the nearest fire hydrant to the rear of the proposed building is less than 400 feet. The nearest fire hydrant on 1500 block ofi Cabrillo is noted on the "location map". If you have any question, please feel free to contact me. Cc. Angus Gavin; Owner/applicant Erica Strohmeier; Associate Planner 55 West 43rd Avenue San Mateo, CA 94403 Phone: (6b0)345-9286 Fax: (650;345-9287 Project Comments Date: To: From: Revised Plans Submitted May 30, 2013 � Engineering Division (650) 558-7230 � Building Division (650) 558-7260 � Parks Division (650) 558-7334 � Fire Division (650) 558-7600 X Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review and Special Permit for an attached garage and Variance for not providing a 24' back-up area for a new single family dwelling with an attached garage at 1521 Cabrillo Avenue, zoned R-1, APN: 025-244-150 Staff Review: N/A 1) The Stormwater Requirements Checklist has been filled out and returned. It indicates that the project does not trigger the new stormwater requirements. The checklist needs to be signed to complete the review. 2) Comments included in earlier review should be incorporated during building permit issuance. For assistance please contact Stephen D. at 650-342-3727 Reviewed by: SD �� Date: 6/25/13 Project Comments Date: To: March 4, 2013 � Engineering Division (650) 558- 7230 � Building Division (650) 558-7260 � Parks Division (650) 558- 7334 � Fire Division (650) 558-7600 X Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 From: Planning Staff Subject: Request for Design Review and Special Permit for an attached garage and Variance for not providing a 24' back-up area for a new single family dwelling with an attached garage at 1521 Cabrillo Avenue, zoned R-1, APN: 025-244-150 Staff Review: March 4, 2013 �Effective Dec 1, 2012, stormwater requirements are required to be implemented at and-alone single family home projects that create and/or replace 2,500 sq.ft. or more of impervious surface. These requirements are in addition to any City requirements. To determine if this project is subject to those requirements complete and return the attached "Stormwater Checklist for Small Projects." For additional information about these requirements please refer to the attached flyer "New Stormwater Control Requirements Effective 12/1/12" and by visiting the San Mateo County Stormwater Pollution Prevention Program (SMCWPPP) website at: http://flowstobay.org/bs_new_development.php#flyers 2) Any construction project in the City, regardless of size, shall comply with the City's NPDES (stormwater) permit to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement appropriate and effective BMPs during all phases of construction, including demolition. When submitting plans for a building permit include a list of construction BMPs as project notes on a separate full size plan sheet, preferably 2' x 3' or larger. Project proponent may use the attached Construction BMPs plan sheet to comply with this requirement. Electronic file is available for download at: http://www.flowstobay.org/documents/business/construction/Countywide_Program_B MP_Plan_Sheet_Jun2012.pdf 3) Best Management Practices (BMPs) requirements apply on any projects using architectural copper. To learn what these requirements are, see attached flyer "Requirements for Architectural Copper." Electronic file is available for download at: http://www.flowstobay.org/documents/municipalities/nd/Materials/2012%20Materials/ Architectural_copper_BMPs_FI NAL.pdf For assistance please contact Stephen D. at 650-342-3727 Reviewed by: SD � Date: 3/5/13 _ -- - ,_- - , :,. . ,. _.: - - - 'L SAN MA'.EO COUNTYWIDE WaterPollution Pri'+ention Program City of Burlingame - Office of Stormwater Checklist for Small Projects Environmental Compliance Municipal Regional Stormwater Permit (MRP} 1103 Airport Blvd Order No. R2-2009-0074 ; Order No. R2-2011-0083 Office: (650) 342-3727 NPDES No. CAS612008 Fax: (650) 342-3772 Complete this form for individual single family home pr�jects of any size, otherprojecfs fhat creafe and/or replace less than 10,000 square feet of impervious surface, and projects in the following categories that create and/or replace less than 5, 000 square feet of impervious surface: restaurants, retail gasoline outlets, auto service facilities', and parking lots (sfand-alone or part of another use). A. Project Information 1 W� A.1 Project Name: � ��I� 1 �� q.2 Project Address: �21 ��,'� � ��:3� A.3 Project APN: �� -�� B. Select Appropriate Site Design Measures 6.1 Does the project create and/or replace 2,500 square feet or more of impervious surface2? ❑ Yes No ➢ If yes, and the project will receive final discretionary approva! on or after December 1, 2012, the projecf musf include one of Site Design Measures a through f.3 Fact sheets regarding sife design measures a through f may be downloaded at hftp://www.flowsiobay.org/bs new development.php#flyers.. ➢!f no, or fhe project will receive final discretionary approval before December 1, 2012, the project is encouraged fo implement sife design measures', which may be required af municipality discretion. Consult wiih municipa! staff about requirements for your project. B.2 Is the site design measure included in the project plans? Plan Yes No Sheet No. ❑ d C� ❑ � ❑ Ca" ❑ Q� ❑ L�' ❑ Q ❑ L7' ❑ a. Direct roof runoff into cisterns or rain barrels and use rainwater for irrigation or other non-potable use. b. Direct roof runoff onto vegetated areas. c. Direct runoff from sidewalks, waikways, and/or patios onto vegetated areas. d. Direct runoff from driveways and/or uncovered parking lots onto vegetated areas. e. Construct sidewalks, walkways, and/or patios with permeable surfaces. f. Construct bike lanes, driveways; and/or uncovered parking lots with permeable surfaces. g. Minimize land disturbance and impervious surface (especially parking lots). h. Maximize permeability by clustering development and preserving open space. i. Use micro-detention, including distributed landscape-based detention. j. Protect sensitive areas, including wetland and riparian areas, and minimize changes to the natural topography. k. Self-treating area (see Section 4.2 of the C.3 Technical Guidance) ❑ Ia' ❑ C'�� ❑ Q� ❑ d I. Self-retaining area (see Section 4.3 of the C.3 Technical Guidance) la ❑ m. Plant or preserve interceptor trees (Section 4.1, C.3 Technical Guidance) 1 See 5tandard Industrial Classification (SIC) codes here. Z Complete the C.3/C.6 Development Review Checklist if the project is not an individual single family home, and it creates and/or replaces k�,,,,,, 10,000 square feet or more of impervious surface; or if it is a restaurant, retail gasoline outlet, auto service faciliry, or parking lot project thaf k; y� �� creates and/or replaces 5,000 square feet or more of impervious surface. - 3 See MRP Provision C.3.i. 4 See MRP Provision C.3.a.i.(6). � F ' i Approved December4, 2012 _ , : �. ,- i: .%�i�_!VV�I!=.!�' .-. _ _. . i�-+.,V�'�li�l7 L:'!�v�. Stormwater Checklist for Small Projects C. Select appropriate source controls (Encouraged for all projects; may be required at municipal discretion. Consult municipal sfaff.5) Are these Features that Is source control features in require source Source control measures measure included project? control (Refer to Local Source Control List for detailed requirements) in project plans? measures , I Plan Yes �❑ No ❑ Storm Drain ❑ Floor Drains /[7 Parking garage ❑ Landscaping � [7f Pool/Spa/Fountain ❑ (71 Food Service Equipment (non- residential) ❑ � Refuse Areas ❑ ❑ ❑ ❑ ❑ ❑ Q Outdoor Process Activities �' Outdoor Equipment/ Materials Storage Vehicle/ Equipment Vehicle/ Equipment Repair and Maintenance [�]' I Fuel Dispensing Areas Loading Docks [� ❑ Fire Sprinklers ❑ Miscellaneous Drain or Wash Water ❑ [j� Architectural Copper ■ Mark on-site inlets with the words "No Dumping! Flows to Bay" or equivalent. ■ Plumb interior floor drains to sanitary sewer [or prohibit]. • Plumb interior parking garage floor drains to sanitary sewer 6 ■ Retain existing vegetation as practicable. ■ Select diverse species appropriate to the site. Include plants that are pest- and/or disease-resistant, drought-tolerant, andlor attract beneficial insects. ■ Minimize use of pesticides and quick-release fertitizers. ■ Use efficient irri ation s stem; desi n to minimize runoff. ■ Provide connection to the sanitary sewer to facilitate draining.s Provide sink or other area for equipment cleaning, which is: ■ Connected to a grease interceptor prior to sanitary sewer discharge.s • Large enough for the largest mat or piece of equipment to be cleaned. ■ Indoors or in an outdoor roofed area designed to prevent stormwater run-on and run-off, and si ned to re uire e ui ment washin in this area. • Provide a roofed and enclosed area for dumpsters, recycling containers, etc., designed to prevent stormwater run-on and runoff. ■ Connect any drains in or beneath dumpsters, compactors� and tallow bin areas servin food service facilities to the sanita sewer. ■ Perform process activities either indoors or in roofed outdoor area, designed to revent stormwater run-on and runoff, and to drain to the sanita sewer.s • Cover the area or design to avoid pollutant contact with stormwater runoff. ■ Locate area only on paved and contained areas. • Roof storage areas that will contain non-hazardous liquids, drain to sanitary sewers, and contain b berms or similar. ■ Roofed, pave and berm wash area to prevent stormwater run-on and runoff, plumb to the sanitary sewers, and sign as a designated wash area. ■ Commercial car wash facilities shall dischar e to the sanita sewer.s • Designate repair/maintenance area indoors, or an outdoors area designed to prevent stormwater run-on and runoff and provide secondary containment. Do not install drains in the secondary containment areas. ■ No floor drains unless pretreated prior to discharge to the sanitary sewer. e ■ Connect containers or sinks used for parts cleaning to the sanitary sewer. 6 ■ Fueling areas shall have impermeable surface that is a) minimally graded to prevent ponding and b) separated from the rest of the site by a grade break. ■ Canopy shall extend at least 10 ft in each direction from each pump and drain awa from fuelin area. ■ Cover and/or grade to minimize run-on to and runoff from the loading area. ■ Position downspouts to direct stormwater away from the loading area. ■ Drain water from loading dock areas to ihe sanitary sewer 6 • Install door skirts between the trailers and the buildin . ■ Design for discharge of fire sprinkler test water to landscape or sanitary sewer ■ Drain condensate of air conditioning units to landscaping. Large air conditioning units may connect to the sanitary sewer.fi ■ Roof drains shali drain to unpaved area where practicable. ■ Drain boiler drain lines, roof top equipment, all washwater to sanitary sewers. ■ Drain rinse water to landscaping, discharge to sanitary sewers, or collect and dispose properly offsite. See flyer "Requirements for Architectural Copper." � ■ �■ ■ � ■ � ■ � ❑ ❑ ❑ ❑ i ❑ ❑ I ❑ ❑ ❑ ❑ � i ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ s � � ❑ ❑ ❑ ❑ -,��Y�� 5 See MRP Provision C.3.a.i(7). ,� 5� �E � n? � 2 � - Approved December 4, 2012 .;,r',`",F_ ' ' . . . . `..7 L_�, ��, - _. , -.. .-: .- ,. ,.__. �_ Stormwater Checklist for Sma!! Projects D. Implement construction Best Management Practices (BMPs) (Required for a!I projecfs.) D.1 is the site a"High Priority Site"? (Municipal staff wr!! make fhis determination; if the answeris yes, Yes ❑ No fhe project will be referred to construcfion site inspection sfaff for monthly stormwater inspections during fhe wet season, Ocfober 1 through Apri130.) ■"High Priority Sites° are sites that require a grading permit, are adjacent to a creek, or are otherwise high priority for stormwater protection during construction per MRP Provision C.6.e.ii(2). D.2 All projects require appropriate stormwater BMPs during construction, indicate which BMPs are included in the project, below. Yes No Best Mana ement Practice BMP [j Attach the San Mateo Countywide Water Pollution Prevention Program's construction BMP plan sheet to �roiect qlans and require confractor to implement the applicable BMPs on the plan sheet. ❑ Temporary erosion controls to stabilize all denuded areas until permanent erosion controls are established. [� ❑ Delineate with field markers cfearing limits, easements, setbacks, sensitive or critical areas, buffer zones, trees, and draina e courses. ❑ Provide notes, specifications, or attachments describing the following: ■ Construction, operation and maintenance of erosion and sediment controls, include inspection frequency; • Methods and schedule for grading, excavation, filling, clearing of vegetation, and storage and disposal of excavated or cleared material; ■ Specifications for vegetative cover & mulch, include methods and schedules for planting and fertilization; ■ Provisions for tem ora and/or ermanent irri ation. ❑ Perform clearing and earth moving activities only during dry weather. ❑ Use sediment controls or filtration to remove sediment when dewatering and obtain all f� ■ rI ■ r ■I I ■ Protect all storm drain inlets in vicinity of site using sediment controls such as berms, fiber rolls, or filters. Trap sediment on-site, using BMPs such as sediment basins or traps, earthen dikes or berms, silt fences, check dams soil blankets or mats covers for soil stock piles etc Divert on-site runoff around exposed areas; divert off-site runoff around the site (e.g., swales and dikes). Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips, sediment barriers or filters, dikes, mulching or other measures as appropriate. ❑ Limit construction access routes and stabilize desi� access points. [1f ❑ No cleaning, fueling, or maintaining vehicles on-site, except in a designated area where washwater is contained and treated. C� ❑ Store, handle, and dispose of construction materials/wastes properly to prevent contact with stormwater. Pf ❑ Contractor shall train and provide instruction to all empioyees/subcontractors re: construction BMPs. d� Control and prevent the discharge of all potentiai pollutants, including pavement cutting wastes, paints, concrete, petroleum products, chemicals, washwater or sediments, rinse water from architectural copper, and non-stormwater discharges to storm drains and watercourses. Name of applicant completing the � . - j'� iJ+ E. Comments (for municipal staff use F. NOTES (for municipal staff use only): Section A Section B Notes: � �.F. .. Q k �` ` � 'r '`e1 .fx .� t-, — . � �� _'; r� 6 Any connection to the sanitary sewer system is subject to sanitary district approval. � Businesses that may have outdoor process activities/equipment include machine shops, auto repair, industries with pretreatment facilities. -, 3 Approved December 4, 2012 _ . i ; _ . _: : ;'�-- � - - ,';!�1 E :-�'��Ci-�-}�i��Ni{�G �iV. _ ._..:- _ :_. _ . _- _ < � - Stormwater Checklist for Small Projects . Section C Notes: Section D Notes: �' ��.R�.� 3�I�� - ;�� n�� _ -, r,r E�URLINGAME - :� , � �� i!'.�r^ ^.,�r � 4 � Approved December4, 2012 � RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW SPECIAL PERMIT AND PARKING VARIANCE 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, Special Permit for an attached qaraqe and Parkinq Variance for not providinq the required 24' back up area for a new, two-story sinqle family dwellinq with an attached aq raqe at 1521 Cabrillo Avenue, zoned R-1, Anqus Gavin, 1212H EI Camino Real #451, San Bruno, CA, 94066, propertv owner, APN: 025-224-150: WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Auqust 12, 2013, 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, up to three single-family residences maybe constructed or converted under this exemption. 2. Said Design Review, Special Permit and Parking Variance are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review, Special Permit and Parking Variance 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 Auqust, 2013 by the following vote: Secretary EXHIBIT "A" Conditions of approval for Categorical Exemption, Design Review, Special Permit and Parking Variance. 1521 Cabrillo Avenue Effective August 22, 2013 that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 26, 2013 sheets A.1 through G.1, L1.0, L2.0 and Partial Topographic Map; 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 staf�; 3. that any changes to the size garage, which would include amendment to this permit; or envelope of the basement, first or second floors, or adding or enlarging a dormer(s), shall require an 4. that the conditions of the City Engineer's April 1, 2013 memo, the Chief Building Official's March 7, 2013 memo, the Parks Supervisor's June 28, 2013 and March 12, 2013 memos, the Fire Marshal's July 1, 2013 and March 4, 2013 memos, and the Stormwater Coordinator's June 25, 2013 and March 5, 2013 memos shall be met; 5. that the property owner shall be responsible for implementing protection measures as defined in the arborist report prepared Company, Inc., dated February 27, 2013; and maintaining all tree by Mayne Tree Expert 6. that if the structure is demolished or the envelope changed at a later date the Parking Variance as well as any other exceptions to the code granted here will become void; 7. 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; 8. 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; 9. 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; 10. 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; EXHIBIT "A" Conditions of approval for Categorical Exemption, Design Review, Special Permit and Parking Variance. 1521 Cabrillo Avenue Effective August 22, 2013 11. 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; 12. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 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. '��T'�4:j, CITY OF BURLINGAME � ''� COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAIv1E 501 PRIMROSE ROAD BURLINGAME, CA 94010 �-3'°��; '" � PH: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 1521 CABRILLO AVENUE The City of Burlingame Planning Commission announces the pUBLIC HEARING following pu6lic hearing on MONDAY, AUGUST 12, NOTICE 2013 at 7:00 P.M. in the City Hall Council fhambers, 501 Primrose Road, Burlingame, (A: Application for Design Review, Special Permit for an attached garage and Parking Variance for a new single family dwelling with an attached garage ot 1521 CABRILLO AVENUE zoned R-1. APN 025-224-150 Mailed: August 2, 2013 (Please refer to other side) Citv of Burlingame 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 wrrtten 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 reier to oiher side) 1 , '�; s, . , 4:'. '�.i� . f - K' \. 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