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Home My WebLink About1225 Bernal Avenue - Staff Report (2)1 ► �. ..•i �w�� . T,�♦ t`-'�� .��. 4 1��.uN� YYr�°�7�`e i:,! � +�I�► �°i'� . , , il�i ` !r � , 4��. ��`�;c . �.-�t a. v V -•� �� 'y � r t � .,' �' Y y .$ r �!�M � K'�'. Y�^�' �d , �! °'�, � ` * k ��1. `` 'bti � t=t ,,�;� � �" ,p � z �'��. �� - ` - � .. w � d� � � $ ��'. • i � � ♦ �,� : i . � .� . � gc��y � s� q ^1lj ' � ,M Ryiy � �v .. Y ��<�,: a �i� • �'��' h'�.-�p,�� . + "} ��. . �,. ^ ' . , ' 1Y r, ♦ 1i � a � a. �" • •�y�fir va � i ,� . � Y; � .�,� C!� 1 ':a , i .;�y,�i �- a .� � y!� � } �'1 S4: �".�.�. _ i 'f; : �''#�'i s:r, . , �. ,a t��%� ' @ t;:"�r �� .'�:%� c E`a`•? ' . �.. �. � . . _ , • Y ��. �, ��t�� f � � ' ..`,p •, � � r+� "�,�'� .� , f �w • � �,�' � - ,_ . � r s S * . � t - ar , ; ,,� % .,. 4h .�vrRA n, `� �k .,,, �` .. � .r' ��F� '�� S �' �Sr-.. � . : ..� i � s , E. ir C � ' .... . hi� y . 3 K� �.. . , �'. . . .v�n .. .. . � ,.:N � . . . ..., n.. .p. . P '"• y{� f' n. � '... � . _t� � _ L y � . T. y�.i �,r` y _ . P; : ,�. � �t1� f.1��. .; `, � i . . ��.,� ,� .. F-� q� � 5. � � �� 4 ��` . . � � � � �: ' `� ,� � ��. �onr * �-'. . � •.�t;� ' $it�� 1 � �II � �� _ �,��t.� �- ,� -. x, t,�w , r�r ;. p . _ •aS 4 �,� .1 � � � k t - � �, �,�.: - j . ' .. .�-�- � �� , ��'� R �: �. : �"; �:'.�' ' ��,+� � + tqn. � � m 6 � � . >< �@ �. �t�t i.�. . .�;: . �;; * 4 sr 1�. a�- ."�<' ,.s, R � � .—� r�j- .,�...� . _ : �. s t ^y °:� _i.i. "� �.8 � ._ , .�� ' . . �. . �. . . s .i _ �a „ • , ..�.�aN n..__a.u.,.s .,>.. � _ .._ ,....,..a_...Rm�..aua�ia:a ��'�� ..: a� �i:,�_ ..c '.�,.;x�e+tx.=. . �-� �„�L� . m e_ _ .,,... .... ... ? 9 �e'2ti 3•xea#.^.��`�'�'��, ...y ��N''�is.aY'+�'"` �� x.�� .. . �3' ��-�,,,,��-,�'` � ° �' " _ � � � � _ � �rc- � �v. � �� . '�Y.,r� .c < s� �`-� a�'�� t 4 ; �� x,,� ��x�* "�" � � - � ,.�, .'��.�."' � . �� _ .��.__ � City of Burlingame ItemNo. Design Review Design Review Study Address: 1225 Bernal Avenue Meeting Date: October 22, 2012 Request: Application for Design Review for a new, two-story single family dwelling and detached garage. Applicant and Designer: Jack McCarthy Property Owners: Suzanne and Chuck Lyman General Plan: Low Density Residential APN: 026-173-050 Lot Area: 6,000 SF Zoning: R-1 Project Description: The applicant is proposing to demolish an existing single story house with a detached garage to build a new, two-story single family dwelling and detached one-car garage. The proposed house and detached garage will have a total floor area of 3,351 SF (0.56 FAR) where 3,356 SF (0.56 FAR) is the maximum allowed (including covered porch and chimney exemptions). The proposed project is 5 SF below the maximum allowed FAR and is within 1% of the maximum allowed FAR. The project includes a detached garage (336 SF) which provides ane code-compliant covered parking space for the proposed four-bedroom house. 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 application: ■ Design Review for a new, finro-story single family dwelling and detached garage (CS 25.57.010). 1225 Bernal Avenue Lot Area: 6,000 SF Plans date stam ed: Se tember 24, 2012 PROPOSED � ALLOWED/REQUIRED SETBACKS Front (1si f/r): 21'-8" 21'-3'/2" (block average) (2nd f/r): 26'-4" 21'-3 '/2" (block average) Side (left): 4'-2" 4'-0" (righf): 10'-10" 4'-0" Rear (1st f/r): 41'-10" � 15'-0" (2nd flr): 40'-10" � 20'-0" Lot Coverage: 2,177.4 SF 2,400 SF 36% 40% FAR: 3,351.3 SF 3,356 SF' 0.56 FAR 0.56 FAR # of bedrooms: 4 --- Parking: 1 covered � 1 covered (10' x 20') (10' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') Height: 29'-8" 30'-0" . DH Envelope: complies per CS 25.26.075 b, 2 E CS 25.26.075 ' (0.32 x 6,000 SF) + 1,100 SF + 336 SF = 3,356 SF (0.56 FAR) Staff Comments: See attached memos from the Chief Building Official, Parks Supervisor, City Engineer, Fire Design Review Marshal and Stormwater Coordinator. Erica Strohmeier Associate Planner c. Jack McCarthy, 6257 Blaver Lane, San Jose, CA 95135, applicant and designer. Attachments: Application to the Planning Commission Photographs of. Neighborhood Staff Comments Notice of Public Hearing — Mailed October 12, 2012 Aerial Photo 1225 Bernal Avenue �, � \ e�RUNcwME � r.. 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: ,� Design Review � Variance ❑ Parcel #: 026 -l�3 - nSo ❑ Conditional Use Permit ❑ Speaal Permit ❑ Other: PROJECT ADDRESS: l a a� � rn '�r�l� ��rn'� � �`/D/a O Please indicate the contact person for this project " APPLICANT project contact persori� PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents ❑ OK to send electronic copies of documents ❑ Name: v a C� � �' Ca rf'L:. DY� ��1:iName: S�t 2 a n r, -t� Cl rl Gf C{'l vt C%�- %M Q� Address: � a 5 � ��ve'� n � Address: � � � � C� l ��r'� `� `S� � City/State/Zip: S� � Jd S� ��/ 3� Phone: Fax: City/State2ip: S� n ��n�'�s «, �-�" `�`�//S Phone:��{D �� 3� l- S 3- 3 3 F�:�� 3y�-o�� E-mail: E-maiL• �' v Z a�� e �j l✓'� �a. m I � ARCHITECT/DESIGNER projectcontactperson❑ 5 rn rn. i l, c o.-►-� OK to send electronic copies of documents 0 Name: > � %✓` j'' � dS�'I� ��' �, ? =a^ � �r.`"-�' ^ F,. � �,' �...�� /..� L Address: � �'�? 7 � �A f ,H V- r City/State2ip: �� Phone: Fax: _ E-mail: �. ��1.�' � �, �� 11� _ L/�� ??�� G•�' A ►l-rl i� � �� I�a:..l � `"� EL �i �, t.' . �� A�JG 15 20i2 CITY O� BURt_INGP,M� CQD-PLANNI�dG DIl/. * Burlingame Business License #: 2� �� x`� PROJECT DESCRIP110N: /-�� ►'�"�� -�-� t �'�) }-'� 7� � � � �7 � �� `s � :� �=r'G� �„� • ' r 1�1'� , r '' � � �;, f; �*� �yz C ` , �t..! �—�-°' �1.�'� 1,., ,,..�� -.� f .. � .,� �, �� . f-= AFFADAVIT/SIGNATURE: I hereby certify under penalty best of my knowledge and belief. � Applicant's signatu I am aware of the proposed app Commission. Property owner's si and hereby '� ' ry'that the information given herein is true and correct to the Date• / � I �--' : the above applicant to submit ihis pplication to the Planning Date: � � S.� � °2- Date submitted ' � 5'( 2— �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 20o8-B.handout 4� s��, �s �F r ra ,:_-�- -- � c. . ��" r:� .; ; � ��-� i � '- _ '•' �, z .: s :+ # � - *� ��. " k� � t �: i.� F �,;; - -� - i � � E� - t� � . 0 H� `_ � - _ .- ... v, .�.�4'�-'� 2 �`._._i � - � �� _• _::: _ ,� � ,y? � 1, a:r �' ��`.�* o�t� fi: �s*4�''�t,yq Y � � .'.'4' .' . '�'j`.4 � iM�7�luE r !�:_` ��,,..'J t.. �ti } �L � M +a '�+-4J ..: ..��' 1 ;�� . x:: � s >'�� < + °"" `�"'°" ' � � �� _ _.�. �� .� _. � : . : �� Project Comments Date: August 16, 2012 To: af Engineering Division (650) 558-7230 ❑ Building Division (650) 558-7260 ❑ Parks Division (650) 558-7334 From: Planning Staff ❑ Fire Division (650) 558-7600 ❑ Stormwater Division (650) 342-3727 ❑ City Attorney (650) 558-7204 Subject: Request for Design Review for a new, finro-story single family dwelling and detached garage at 1225 Bernal Avenue, zoned R-1, APN: 026-173-050 Staff Review: August 20, 2012 1. See attached. 2. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 8/29/2012 PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMI��NTS 1�'71�'`�� ProjectName:�lr/�(,� ltr�v, v7—r�lv_"��f� aT Project Address: ��?� �� `� 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.) -�u��( ��p� -� �� c,�� °�1� ��' LPsn�n S c�G'f1/�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 dra.inage 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. ✓ ,,� � �i"� G� ►l'Z� 5 A��'tary sewer lateral is reqwred for the project in accordance with the City's standards. _ ) 6. The project plans shall show the required Bay&ont 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 project. 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 REVIEVJ COMI��NTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 11. A latest preli.mi.nary 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 ixnprovements 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 prelimi.nary review of plans, it appears that the project may cause adverse impacts during construction to vehicular tr�c, pedestrian traffic and public on street pazki.ng. The project sha11 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 showi.ng the area of the 100-year flood and existing improvements with proposed i.mprovements. 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 Perm.its. 19 No construction debris shall be allowed into the creek. 2p " The project sha11 comply with the City's NPDES pernut 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 COMIvIENTS.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 sha11 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. �,.w.,.._ .��..,,.. ..,._N� m.,,w,.._ ,.,.,. ...,,_.��.�._. Pro�ect Comments �,�_n�. Date: Revised Plans Submitted September 24, 2012 To: 0 City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 0 Parks Supervisor (650) 558-7334 From: Planning Staff � Recycling Specialist (650) 558-7271 0 Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Subject: Request for Design Review for a new, two-story single family dwelling and detached garage at 1225 Bernal Avenue, zoned R-1, APN: 026-173-050 Staff Review: N/A No further comments. All conditions of approval as stated in the review dated 8-16-2012 will apply to this project. Reviewed by �..,.m�,...�,.,._..� M�, ,. �.....,�.. �,�„�w... �..�.��..�.,,� �.., ��,�,..�,..,...,�, �..,.�..,....r.�w,,.�� Project Comments Date: To: From: August 16, 2012 � 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 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review for a new, two-story single family dwelling and detached garage at 1225 Bernal Avenue, zoned R-1, APN: 026-173-050 Staff Review: August 20, 2012 � 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. �2 Specify on the plans that this project will comply with the 2008 California Energy Efficiency Standards. Go to http://www.enerqv.ca.gov/title24/2008standards/ for publications and details. ' %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.) 4'�) On the first page of the plans specify the following: "Any hidden conditions that �1 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. 1. Complete Water Conservation in landscape checksheet �/n ��- � l��Z— � Project Comments Date: August 16, 2012 To: � Engineering Division (650) 558-7230 � Building Division (650) 558-7260 . X Parks Division (650) 558-7334 From: Planning Staff � Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney ' (650) 558-7204 Subject: Request for Design Review for a new, two-story single family dwelling and detached garage at 1225 Bernal Avenue, zoned R-1, APN: 026-173-050 Staff Review: August 20, 2012 Reviewed by: B Disco C • � OUTD�OR VtIATER USE EFFICIENCY CHECKLIST 1 tertify t,� the specified requiremrnts of the Water �,�� ~'<''" .r�~ � Date , in Landscaping Ordfnance. �SCngle Family � MuIN-Family CI Commercial ❑ institudanal O lrrigation anly ❑ Industrial ❑ Other. Appticant Name {print}: � onta� i'hone It�� -'3 ��, C 2'Z, � l ,i . Project 5ite Address: � `��.�j ��'� ��! . :'..A,a�11�y'Re�t .�._ •_,..�;, • r:,_,. �,:�,;:; _. .,s,:: F�aject Area (sq.it or acrej: 11 of Untts: �7 oi Meters: >,'(Passj��l-.(�; Turf No� Tur# Mutch trrt�,+atinn Syst�m Efficlency Irrlgatton System Oesi�n I�ri�ation Time Metering Swimming Poals J Spas Water Features Dacumentatlan Audit .:� TotnitandscapeArea(sq.ft.l'tt rr �} /� '��,,?��%?�';�=w1��J��'�'>:�°��ll;'L��;S�'r�•'' ;'::"'f�:.� � JA y"�,f i�1 (_�'f..dl.- . �� _1" IJ`'a ��,�[ -''�':'_\.;"e!Y„:-:� �� cG•' ��ta.r.l:�?i�ai=.'.�i�'JZ,�;3�s3�;'.;..,� •:;: -', "�i:: Turf l�rigated Area (sq.ft.): �•;�J`._��. �i�.�� Non7urf�rrigatedArea�sq.ft.j: '�' `�� `•''•'��tC ,. 5pecial LandscapeArea {SU1) (sq.h.j: � `,��:'„;�-;�� Water feature Sur#a�e A�ea (sq.ft.): "`— ` i�`��'��`j `'`� �' i',�J.:•��.,;,,,,p�.;��. �1,".1iI�TJ,�.:+��S��i:.J:�S�T)`'%�i`.��:. ;i: t� :�.4{ `J�C�/,1,�� JFI I ��„�'lr., ��i � It. ��i�('�'::'�r �:-��::':• a..� 1_. Less ihan ?596 of the landscape arei Is ❑ Yes ;'. _�;;�,;;:� :;G wrf o, See Water Dudget �; �;'�-��'�;;�'� �` All turf areas are> 8 feet �vlde �Yes .�=1;;H�;.;;::� f::�C All tut� Is planted on slnpes < 25°6 t�3,j'es •;>0'-.;=°v=:::� At least 8046 oi non-turf area is native ❑ Yes � '-� 0�; �;;: ;� E �'�.� - -: .::. or I�w water use plants No, See Water Sudget ;r:;.';=_ ��;::�;;; Plants are grauped 6 Hydrozones Yes �;�'.. _.�.i;;-;:::;C V ��. At least 2-inches afi mulch on axposed Yes �':�I;i,::�: j;':;C soil surfaces ;r=�}�'-:;;�; `:;; ` .;,,. 7056 E?o (1009fi E'i'a tor SLAs} es 'C';:.0,`:;;;;,t,;; �;:C No overspray ar runoff es :';�':� ��:;�[ System efflclency � 70°6 �hYQs ::�:I•H�;`;�`:��;:C � � Automatic, seif•adjusting irrigation 0 No, not required for Tier 1 ;:`;0 =`:�-=>.:0:;; : �contro!lers �t�Yes '`''- :'�;' �;: Moisture sensor/rain sensar shutoffs �.Yes '�'� � �,r`;'�::.0:°'� :. CNo sprayheads in < 8-ft wide area �i?�Yes ;.;�;';�'" �;L�': �, 5ystem onfy operates 6ehveen 8 PM }..''i.yes `��:{7:i;'��;:`';;O �;: ' and 10 AM �':. '„' ~.r`� _ Separate irrigation meter �No, not requir�d because < 5,000 sq.R. ";:0',':�:;:fi.- O;";=. O Yes � .'�`;�:`i:'� :'��:�.':i` Cover hiQhty recommended �/ ❑ Yes �p;_' _;p;` �; ` ��' � No, nat required �`` ��'•` Recirculating f` O Yes -Cl�:';.•' =;[1;` Less than 103b of landscape are fl Yes i:�:��i;; i<'�:�:;�-.0.�:��:a'• checkltst Yes ;,: �� :?�t�'?% Landscape artd Irrigation Qesign Plan CI Pfepared by appticant "CLi�:';�-; r�; EI�i-�; ;�: .prepared by professionaf ��`�''�':`� ' u��:';�: Water 6udget {optionalj ❑ Prepared by applicant `�C�f:'-;�:i:-,��'-:;;. . �S.'.'' repa�ed by proFessional :��;�.' �;F:�=�' Post-installattan audit compleied �ampleted by applicant ..... �'�� 0�'''! x V � .. 4 � T. ��.a amplethd by �rafessionai , ' • i: _. _ ��-- ,� � . ..,. ,. . . . . �FP 1 �r <<: :_ n� �;;_�?L!.'�' � �. �,,�� GI i T . . f`� (�[?�-t'i..c�'i'��i':i�'tv �)��. OUTDOOR WATER USE EFFICIENCY CHECKLIST e : - • • - • e • • AuditoC: +�'�rtS�3rI'i'�r �;f-r_i..�`ol 4d_.. .4' c 1'i:)t1.a`la�� ,;. . -. :., Materials Received and Reviewed: +� W�ter Conservation in Landscaping Ordinance � � / � Outdoor Water Use Efficiency Checklist 0 Outdoor Water Use Efficiency Checklist ❑ Water Budget �Water Budget Calculation Worksheets �� dscape Plan �fi(ant List 0 Post-lnstallation Audit ❑ Other: Date Reviewed• -- - ,�vis ��rY �s,o� ;� �� 74f,��;:� as � {.i">tC� _> >o -- ❑ Follow up required (explain): C�'Dfrip irrigat�on' � ^� � � �' / O Self-adjusting Irrigation Controller Date Resubmitted: Plant palate Date Approved: � Three (3) inches of mulch Dedicated Irrigation Meter Required: td Soil amendment (e.g., compost) Meter siZing: ❑ Grading ❑ Pool and/or spa cover ❑ Dedicated irrigation meter ❑ Other: • Comments: < ��,u��,�-- /`� �� . �!�.� � Selected Definitions: Tier 1 New construction and rehabilitated landscapes with irrigated landscape areas between 1,000 and 2,500 square feet requiring a building or landscape permit, plan check or design review, or new or expanded water service. Tier Z New construction and rehabilitated landscapes with irrigated landscape areas greater than 2,500 square feet requiring a building or landscape permit, plan check or design review. ETo Reference evapotranspiration means the quantity of water evaporated from a large field of four- to seven-inch tall, cool-season grass that is well watered. Reference evapotranspiration � is used as the basis of estimating water budgets so that regional differences in climate can be accommodated. � SLA Special Landscaped Area. Includes edible plants, areas irrigated with recycled water, surface water features using recycled water and areas dedicated to active play such as parks, sports fields, golf courses, and where turf provides a playing surFace. Professional Professional is a"certified professional" or "authorized professional" that is a certified irrigation designer, a certified landscape irrigation auditor, a licensed landscape architect, a licensed landscape contractor, a licensed professional engineer, or any other person authorized by the state to design a landscape, an irrigation system, or authorized to complete a water budget, irrigation survey or irrigation audit. Water Feature A design element where open water performs an aesthetic or recreational function. Water features include ponds, lakes, waterfalls, fountains, artificial streams, spas, and swimming pools (where water is artificially supplied). WATER 6UDGET CALCS ��soii 2 LYMAN RESIDENCE, I 225 BERNAL AVE. MAXIMUM APPLIED WATER ALLOWANCE (MAWA) CITY: BURLINGAME REFERENCE ETO: 42.90 ETo (in. / yr.) TOTAL LANDSCAPE AREA: 7,655 (sq.ft.) SPECIAL LANDSCAPE AREA: O (sc�.ft.) MAWA: I 42,525 (gal. / yr.) ESTIMATED TOTAL WATER USE (ETWU) PF x HA / IE ZONE H20 USE PF NA (sq.ft.) IE (sa.ft.) (N) PLANTS VL 0.05 O / 0.7 I = O (N) PLANTS L O. 15 I,587 / 0.7 I = 335 (N) PLANTS M 0.50 5,268 / 0.71 = 3,710 (N) PIANTS ti 0.85 O / 0.7 I = O (N) LAWN H I.00 800 / 0.7 I = I, I 27 (E) LAWN H I.00 O / 0.7 I = O (E) LANDSCAPING M 0.50 0 / 0.7 I = O 0.00 0 / 0.71 = 0 WATER FEATURES + W.F. covered M 0.50 0 = 0 W.F. uncovered 11 I.00 0 = O SPECIAL LANDSCAPE AREA + SLA ti I.00 0 = O. ETWU comphes wnth MAWA �� 37, 5 62 (gal. / yr.) �� AUG 15 20;? CITY OF BURLING,4h^E CDD-PLANNWG DiV. LANDSCAPE COEFFICIENTS PtANT FACTOR PF TYPE LOW AVG HIGH TREES 0.2 0.5 0.9 SIIRUBS 0.2 0.5 0.7 GROUNDCOVER 0.2 0.5 0.7 MIXED 0.2 0.5 0.9 LAWN 0.6 0.7 0.8 NOTES: I. PF IS (0.6) FOR WARM-SEASON TURF GRASSES, (0.8) FOR COOL SEASON 2. •USE .6 FOR DWARF FESCUE APPLICATION EFFICIENCY APPLICATION DEVICE I% RANGE AVG. % IMPACT, MULTIPLE, 4 SINGLE STREAM ROTORS 60 — 80% 70% SPRAY t1EADS IN TURF 40 — 60% 50% SPRAY 11EAD5 IN StiRUBS / GROUNDCOVER 60 — 80% 70% MICROSPRAY — 6FT. OR L.E55 RADIUS 60 — 80% 70% MICROSPRAY — 6FT. OR MORE RADIUS 40 — 60% 50% BUBBLERS (A) 60 — 90% 80% DRIP EMITTERS (B) 50 — JO% SO% MULTI-PORT EMITTERS 50 — 90% 80% NOTES: A: BUBBLERS INSTALLED IN `�/ATER BASINS TO PREVENT RUNOFF B: EFFICIENCY DROPS WITH AGE ETo RATES cin Ero ATt1ERTON 42.9 BURLINGAME 42.9 'est. f11LLSBOROUGt1 44.25 MENLO PARK 42.9 PALO ALTO 43.0 REDWOOD CITY 42.8 SAN MATEO 42.9 'est. WOODSIDE 4J.5 NOTES: I. TYPICAL ETO FOR SAN MATEO COUNTY IS .20 Project Comments Date: To: From: August 16, 2012 � Engineering Division (650) 558-7230 0 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 for a new, two-story single family dwelling and detached garage at 1225 Bernal Avenue, zoned R-1, APN: 026-173-050 Staff Review: August 20, 2012 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. 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. -��,�Z Project Comments Date: To: From: August 16, 2012 0 Engineering Division (650) 558-7230 � Building Division (650) 558-7260 0 Parks Division (650) 558-7334 0 Fire Division (650) 558-7600 X Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review for a new, two-story single family dwelling and detached garage at 1225 Bernal Avenue, zoned R-1, APN: 026-173-050 Staff Review: August 20, 2012 Any construction project in the City, regardless of size, shall comply with the City NPDES permit to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during all phases of construction (including demolition). When submitting plans for a building permit include a list of construction stormwater pollution prevention BMPs as project notes and include them as a separate full size plan sheet, preferably 2' x 3' or larger. Project proponent may use the attached Construction Best Management Practices (BMPs) plan sheet to comply with this requirement. Electronic file is available for download at http://www.flowstobay.org/bs_construction. php (Scroll about half-way down the page and click on Construction BMP Plan Sheet). For assistance please contact Stephen D. at 650-342-3727 Reviewed bv: SD 5� Date: 8/22/2012 5) Anyone who is doing business in the City must have a current City of Burlingame business license. 6) Provide fully dimensioned plans. 7) 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. 8) 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. 9) Show the distances from all exterior walls to property lines or to assumed property lines 10)Show the dimensions to adjacent structures. :�11 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. (2010 CBC, Table 602) �:)�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 c/ear opening height and width of all required egress windows on the elevation drawin_qs. Note: The area labeled "Retreat" is a room that can be used for sleeping purposes and, as such, must comply w;th this requirement. ��Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 15)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. 16)Provide handrails at all stairs where there are four or more risers. 17)Provide lighting at all exterior landings. NOTE: A written response to the items noted here and plans that specifically address items 1, 2, 3, 4, 12, 13, and 14 must be re-submitted before this project can move forward for Planning mmission action. Reviewed Date: 8-16-2012 . CITY OF BURLINGAME � ' COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD ��". N+ , BURLINGAME, CA 94010 ' ` PH: (650) 558-7250 • FAX: (650).696 3790 www.burlingame.org - - - -:>. Site: 1225 gERNni evr�� _ The (ity of Burlingame City Council announces the fallowing public hearing on MONDAY, OCTOBER 22� 2012 at 7:00 P.M. in the City Hall Council Chambers, SO1 Primrose Road, Burlingame, CA: Request for Design Review for a new, two-story single family dwelling with a detached garage at 1225 BERNAL AVENUE zoned R-1. APN 026-173-050 Mailed: October 12, 2ply (Please refer fo other side) Citv of Burlinaame �'F t..• � i ..,,j .� i.. _ -: -��; __ -��_ �.;n�,�_ 1'UBLIC HEARING NOTICE 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 written 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. 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St�.. wg�t' � : i City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Project: 1225 Bernal Avenue — Lot Coverage and FAR Caiculations � � �� a� ,,�2y�►z �� o % x �, oob� = � �-loc� � nn��-. �1low�--� CD/PLG-Strohmeier, Erica From: CD/PLG-Strohmeier, Erica Sent: Tuesday, October 16, 2012 4:58 PM To: Jack McCarthy (mccarthydesign@yahoo.com) Subject: 1225 Bernal Avenue Attachments: Jack, 1225 Bernal - Plan Check.2.pdf After review of the revised plans that were submitted on September 24, 2012, the Planning Department has noted that all plan R check comments have been addressed, and the plans are considered complete at this time. We have gone ahead and scheduled you on the Design Review Study calendar at the October 22, 2012 Planning Commission Meeting. Please submit seven half-size (12" x 18") sets of the plans and one reduced copy (8.5" x 11") to the Planning Division by 12:00 pm tomorrow, October 17, 2012 in order to hold your place on this agenda. If you should have any questions regarding the comments or the Design Review process, please feel free to call me at (650) 558-7252. Erica Strohmeier : Associate Planner : City of Burlingaine : 501 Primrose Road, Burlingame, CA 94010 :(650) 558-7252 City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Project Address: 1225 Bernal Avenue (revised plans submitted September 25, 2012) Project Description: Design Review for a new two-story single family dwelling with a detached garage. Lot Area: 6,000 SF Zoning: R-1 Front (1st flr): (2nd flr): Proposed 21'-8" 26'-4" Allowed/Required 21'-3'/z" (block average) 21'-3'/z" (block average) Side (left): 4'-2" 4'-0" (right): 10'-10" 4'-0" � Rear (1st flr): 41'-10" 15'-0" (2nd flr): 40'-10" 20'-0" ___..�....�.______...._...__...._.._ .. � Please note that the block average for front setback is 21'-3 '/" (not 21'-6" as is listed on the plans) because the corner lot at 1201 Bernal Avenue was excluded from the block average calculation and both the 1229 Bernal and 1249 Bernal were excluded based upon the Planning Divisions new block average setback policy. That policy is that "when a setback average is being calculated for a property, that lots containing the greatest and least setbacks be excluded from the calculation of the average, since including these properties would unnecessarily skew the average". Please note that because the proposed front bay window extends only 1'-6" into the front setback, it does not count towards the front setback and lot coverage calculations (per CS 25.26.073 b, 2). Project complies with setback regulations. 2. Lot Coveraqe 40% x 6,000 SF = SF inaximum allowed Proposed Lot Coverage: 2,177.4 SF 36% ■ Project complies with lot coverage requirements. 3. Floor Area Ratio (0.32 x 6,000 SF) + 1,100 SF + 336 SF = 3,356 SF inaximum allowed 10.56 F Proposed Floor Area Ratio: ( 3,351.3 SF 0.56 FAR ■ Project complies with floor area ratio requirements. 4. Buildinq Heiqht Average top of curb: (101.44' + 101.8')/2 = 101.6' Proposed: 101.6' + 29.67' = 131.27' Allowed: 101.6' + 30' = 131.6' Allowed/Required 2,400 SF 40% Allowed/Required 3,356 SF 0.56 FAR 1 City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments � �� Proposed � Allowed/Required � Building Height: 29'-8" 30'-0" � ■ 5pot elevations at the top ot curb (trom a licensed surveyor) were submftted to the Planning Department on August 15, 2012. ■ Project complies with overall building height regulations. 5. Declininq Heiqht Envelope (DHE) Points of Departure - Right Side: (102.38' + 107.36')/2 = 104.87' - Left Side: (102.28' + 107.47')/2 = 104.89' Finished Floor: 107.5' (indicated on building elevations) Spot elevations at all four property corners (from a licensed surveyor) were submitted to the Planning Department on August 15, 2012. The window enclosure exemption (CS 25.26.075 b, 2) applies to the dormer area along the left side property line. Project complies with declining height envelope requirements. 6. Parkinq 4 potential bedrooms proposed. Proposed: 1 covered (10' x 20') + 1 uncovered (9' x 20') Required: 2 covered (20' x 20') + 1 uncovered (9' x 20') ■ The proposed "parlor" room no longer meets the City's definition of a bedroom (CS 25.08.125), because more than 50% of the length of the wall was opened into the entry area (7' opening provided, where 6'-8" minimum opening is required). 7. Landscapinq ■ Based on Calculated FAR (3,228.1 SF), three landscape trees (non-fruit or nut bearing) are required on the property. ■ The proposed Landscape Plan indicates four (4) proposed 24" box size landscape trees on the property. Project complies with landscape requirements. � City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Proiect: 1225 Bernal Avenue — Lot Coverage and FAR Calculations �; �� ^�ti��iz �o�— Cov9-�a� � r�o % � �, oo�� = � �►ov d� ►�-� . �;tlowg_� �oa-/ �"I7eq \ � ��+��'• j�0�� "L� 6,aoc�`l F ��,�D r_33% = 3,35� � ��.�la ��'� �'�t... �!�ov-�'� 33(, ��(o� x21�� `" U-c�c-e1�� 1, �2H•i'. � (p� �s� ��em/ CD/PLG-Strohmeier, Erica From: Sent: To: Subject: Attachments: Jack, CD/PLG-Strohmeier, Erica Wednesday, September 19, 2012 11:07 AM Jack McCarthy (mccarthydesign@yahoo.com) 1225 Bernal Avenue 1225 Bernal - Revised Parks Comments.pdf Attached please find the revised comments from the Parks Supervisor after his review of the Outdoor Water Use Efficiency Checklist that was submitted this morning. He has no further comments that need to be addressed at this time. Please contact me if you have any questions. Erica Strohtneier : Associate Planner : City of Burlingame : 501 Pritnrose Road, Burlingatne, CA 94010 :(650) 558-7252 CD/PLG-Strohmeier, Erica From: CD/PLG-Strohmeier, Erica Sent: Thursday, September 13, 2012 4:56 PM To: `]ack McCarthy' Subject: 1225 Bernal Avenue Attachments: 1225 Bernal - Plan Check.pdf Jack, Attached please find my plan check comments for the project at 1225 Bemal Avenue, Burlingame. After review of the plans that were submitted on August 15, 2012, the Planning Department has noted that some additional information is required, and the plans are incomplete at this time. Please address all comments (bolded items) and submit two revised full size sets of the plans (24" x 36"), along with any other required documents, to the Planning Division at your earliest convenience. Also attached are comments from the City Engineer, Chief Building Official, Parks Supervisor, Fire Marshall and Stormwater Coordinator. Please call them directly if you have any questions regarding their comments. Please note that some comments from the Chief Building Official and Parks Supervisor must be addressed before this project can move forward to the Planning Commission for review. If you should have any questions regarding the comments or the Design Review process, please feel free to call me at (650) 558-7252. Erica Strohmeier : Associate Planner : City of Burlingatne : 501 Pritnrose Road, Burlingatne, CA 94010 :(650) 558-7252 City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Project Address: 1225 Bernal Avenue (plans submitted August 15, 2012) Project Description: Design Review for a new two-story single family dwelling with a detached garage. Lot Area: 6,000 SF Zoning: R-1 Proposed Front (1 st flr): (2nd flr): ➢ � 20'-0" 26'-4" AllowedlRequired 21'-3 %2" (block average) 21'-3 %z" (block average) Side (left): � 4'-2" I 4'-0" I (right): Approx.11'-6" 4'-0" � ...��...� Rear (1 st flr): � Approx. 41'-6" 15'-0" � (2nd flr): � Approx. 41'-6" 20'-0" ; �._. �.......��_.�.. _ . Please note that the block average for front setback is 21'-3 '/" (not 21'-6" as is listed on the plans) because the corner lot at 1201 Bernal Avenue was excluded from the block average calculation and both the 1229 Bernal and 1249 Bernal were excluded based upon the Planning Divisions new block average setback policy. That policy is that "when a setback average is being calculated for a property, that lots containing the greatest and least setbacks be excluded from the calculation of the average, since including these properties would unnecessarily skew the average". Please note that because the proposed front bay window extends more than 1'-6" into the front setback, it counts towards both the front setback and lot coverage calculations (per CS 25.26.073 b, 2). If you wish for the bay window to not count towards the front setback requirements, please reduce it to a 1'-6" projection. Please label the proposed second story front setback, the right side setback and proposed rear setback on the site plan. 2. Lot Coveraqe 40% x 6,000 SF = Lot Coverage: Proposed 2,160.7 SF 36% 0 SF inaximum allowed Allowed/Required ■ Project complies with lot coverage requirements. 3. Floor Area Ratio (0.32 x 6,000 SF) + 1,100 SF + 336 SF = 3,356 SF inaximum allowed Proposed Floor Area Ratio: � 3,338.1 SF , 0.56 FAR ■ Project complies with floor area ratio requirements. 2,400 SF 40% F, Allowed/Required 3,356 SF 0.56 FAR 1 City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 4. Buildinq Heiqht Average top of curb: (101.44' + 101.8')/2 = 101.6' Proposed: 101.6' + 29.67' = 131.27' Allowed: 101.6' + 30' = 131.6' Proposed Allowed/Required :..--�--- .�_...�...� i Building Height: � 29'-8" 30'-0" ■ 5pot eievations at tne top ot curn (trom a ucensea surveyor) were submitted to the Plannfng Department on August 15, 2012. ➢ Please label the proposed overall building height (as measured from average top of curb elevation) on the proposed front building elevation drawing. ■ Project complies with overall building height regulations. 5. Declininq Heiqht Envelope (DHE) Points of Departure - Right Side: (102.38' + 107.36')/2 = 104.87' - Left Side: (102.28' + 107.47')/2 = 104.89' Finished Floor: 107.5' (indicated on building elevations) ■ Spot elevations at all four property corners (from a licensed surveyor) were submitted to the Planning Department on August 15, 2012. ➢ Please clearly label the proposed plate heights and finished floor elevations on all building elevations. ■ The window enclosure exemption (CS 25.26.075 b, 2) applies to the dormer area along the left side property line. Project complies with declining height envelope requirements. 6. Parkinq 5 potential bedrooms proposed (please note that the proposed "parlor" counts as a potential bedroom). Proposed: 1 covered (10' x 20') + 1 uncovered (9' x 20') Required: 2 covered (20' x 20') + 1 uncovered (9' x 20') ➢ Please note that because the proposed "parlor" room meets the City's definition of a bedroom (CS 25.08.125), there are five proposed bedrooms on-site, which requires 2 covered parking spaces, with clear interior measurements of 20' x 20'. ➢ Please provide a two car garage on the property, or revise the parlor room so that it no longer counts as a potential bedroom. One way to do this would be to open the wall between the parlor and the adjacent hallway area so that a minimum of 50% of the length of the wall was open. In this case, the wall is 13'-5" in interior length, therefore, the opening would need to be a minimum of 6'- 8". Please feel free to contact me at (650) 558-7252 if you have any questions about this requirement. 7. Landscapinq ■ Based on Calculated FAR (3,228.1 SF), three landscape trees (non-fruit or nut bearing) are required on the property. ■ The proposed Landscape Plan indicates four (4) proposed 24" box size landscape trees on the property. Project complies with landscape requirements. 2 City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 8. Miscellaneous ➢ Please show and label all proposed gutters and downspouts on the building elevation drawings. ➢ Please indicate what material the proposed windows will be cladded with (metal? vinyl?). ➢ Please provide a detail drawing for the proposed 4 x 8 wood brackets and a detail drawing for the proposed front columns. ➢ Please indicate if the trim around all of the windows will be wood. ➢ Please indicate the proposed material of the front door. 3 �. �. City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Proiect: 1225 Bernal Avenue — Lot Coverage and FAR Calculations Loi— o% x�, oob l= 2_ �tn�� d� w�a�. Allnv�-� �� I6� �21� — De�4acJ�o.d �� 13.3 �'-8',��' -�w��- 6�y �5.3 �2' x iz=g�, �,u+6.3 �33'x35%8 N��I � �u'-8'� x3 � 5'8,� i2t' � i=8" Z,II�o -N.� � F�oo✓ � Q�+,�' �0�32� 6�00� � �,Ido +` 33(v = 3.356 ��'�O FK� ►�n.N�• nllov�ca� 1, �lH.} — (�l Is% Plcv✓