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Home My WebLink About1225 Bernal Avenue - Staff ReportItem No. Consent Calendar PROJECT LOCATION 1225 Bernal Avenue City of Burlingame Design Review Address: 1225 Bernal Avenue Item No. Consent Calendar Meeting Date: November 13, 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 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 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 3,353 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 3 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 one 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, two-story single family dwelling and detached garage (CS 25.57.010). 1225 Bernal Avenue Lot Area: 6,000 SF Plans date stam ed: October 26, 2012 ORIGINAL � REVISED ALLOWED/REQUIRED PROPOSAL � PROPOSAL I SETBACKS � ( Front (1st flr): 21'-8" ' i 21'-3'/2" (block average) (2nd flr): 26'-4" � no change ; 21'-3'/z" (block average) � Side (left): 4'-2" � 4'-0" no change � (right): 10'-10" � 4'-0" Rear (1st flr): 41'-10" 15'-0" (2nd flr): 40'-10" no change 20'-0" Lot Coverage: 2,177.4 SF 2,192.3 SF 2,400 SF 36% � 37% s 40% FAR: 3,351.3 SF � 3,353 SF � 3,356 SF' 0.56 FAR � 0.56 FAR � 0.56 FAR # of bedrooms: 4 � no change ; --- Parking: 1 covered !�� I � 1 covered (10' x 20') � no change ; (10' x 20') 1 uncovered � ; 1 uncovered (9' x 20') ; ; (9' x 20') Design Review 1225 Bernal Avenue ORIGINAL ; REVISED ALLOWED/REQUIRED PROPOSAL j PROPOSAL Height: 29'-8" no change 30'-0" DH Envelope: complies per CS � no change CS 25.26.075 25.26.075 b, 2 � ' (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 Marshal and Stormwater Coordinator. Design Review Study Meeting: At the Planning Commission Design Review Study meeting on October 22, 2012, the Commission expressed concern about the proposed siding material and the depth of the front porch and voted to place this item on the Consent Calendar (October 22, 2012 Planning Commission Minutes attached). The applicant submitted a response letter and revised plans dated October 26, 2012 to address the comments expressed by the Planning Commission at the Design Review Study meeting. 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: 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 Design Review: Based on the findings stated by the Planning Commission in the attached minutes of their October 22, 2012 Design Review Study meeting, that the proposed house is a well-crafted design and the massing is handled well and that the architectural style, mass and bulk of the house will be consistent with the existing character of the neighborhood, the project is found to be compatible with the requirements of the City's five design review guidelines. 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 October 26, 2012, sheets 1 through 6, L1.0, L2.0, GB1 and Boundary and Topographic Survey; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staffl; 3. that any changes to the size or envelope of the first or second floors, or garage, which would include 2 Design Review adding or enlarging a dormer(s), shall require an amendment to this permit; 1225 Bernal Avenue 4. that the conditions of the Chief Building Official's October 11, 2012 and August 16, 2012 memos, the City Engineer's August 29, 2012 memo, the Parks Supervisor's August 23, 2012 and September 19, 2012 memos, the Fire Marshal's August 20, 2012 memo, and the NPDES Coordinator's August 22, 2012 memo shall be met; 5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 6. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 7. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 10. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 11. 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: 12. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 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; 3 Design Review 1225 Bernal Avenue 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. Jack McCarthy, 6257 Blaver Lane, San Jose, CA 95135, applicant and designer. Attachments: Applicant's response to Commissions comments, date stamped October 26, 2012 October 22, 2012 Planning Commission Minutes Application to the Planning Commission Photographs of Neighborhood Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed November 2, 2012 Aerial Photo 4 .l:�cl� �1�c1::��tl�� Ilcsi��c�•, I�ic. 6257 Blauer Lane, San Jose, California 95135, Phone 408 973-0162 Fax 408 465-7368 10/26/2012 Planning Commission City of Burlingame 501 Primrose Road Burlingame, CA 94010 RE: Lyman Residence, 1225 Bernal Avenue .��`�� OCT 26 2012 CiTY OF BURLINGAA4E ^DD-PLFlNNING DIV. We have revised the plans to reflect the comments and ideas proposed by the commission at their October 22, 2012 study session for this project. We did not cloud the revisions in order to keep the plans clean for your viewing. Our responses to your comments are: • We have added a feature sash to the front of the right side front bedroom as shown on the floor plan, page 3, and the right side elevation on page 4. • We have added 2 feature sash to the master bedroom and the family room below which can be seen on the floor plans (pages 2& 3) and the left side elevation on page 5. • The contractor, owners and I have discussed the siding options and decided that we would like to use the Hardiplank saw textured siding. We considered the look, the durability, the cost, and the maintenance of various products. Our conclusion was that the Hardiplank siding blended with our goals for this project. • We have added notes to the floor plan on page 3 and the front elevation on page 4 calling for the parlor gas fireplace to be vented through the upper level roof at the laundry room. • There is only 22 feet from the face of the garage to the face of the nook rear wall. A 16' 2 car garage door would overlap the right rear corner of the family room by approximately 8'. This restricted distance would make it very difficult if not impossible to safely maneuver a standard size vehicle around the residence and through the garage door, especially if a vehicle is in the right side parking space of the garage. For this reason we would like to stay with the oversized single vehicle garage. • The front porch has been expanded so that it is now 4' to the center of the posts and 5' to the face of the flooring surface. This will greatly improve the look and use of the porch. The question of a side door into the parlor was discussed with the Lyman's and we felt that the wall space for the parlor would be negatively impacted. The room would only have 1 wall to place furniture. • There is a note added to page 1 requiring the contractor to notify the neighbor prior to trimming the large oak tree and to work with the neighbor during the trimming process. We will be happy to discuss these items or any other concerns that you have with respect to our project. Regards, Jack McCarthy CITY OF BURLINGAME PLANN/NG COMMISSION — Unapproved Minutes October 22, 2012 6. 1225 BERNAL AVENUE, ZONED R-1 - APPLICATION FOR DESIGN REVIEW FOR A NEW, TWO- STORY SINGLE FAMILY DWELLING WITH A DETACHED GARAGE (JACK MCCARTHY, APPLICANT AND DESIGNER; SUZANNE AND CHUICK LYMAN, PROPERTY OWNERS) STAFF CONTACT: ERICA STROHMEIER Reference staff report dated October 22, 2012, with attachments. Senior Planner Hurin briefly presented the project description. Questions of staff: Does the garage count toward FAR? If a two-car garage were proposed, would the home floor area need to be reduced? (Hurin — the FAR formula allows up to 400 square feet for a detached garage. Noted about 27 square feet would need to be removed from the house.) Chair Gaul opened the public comment period. Jack McCarthy, San Jose; represented the applicant. Commission comments: ■ Well crafted design. ■ Massing is handled well. There are a few areas where additional windows could help the massing on the right-side elevation — a window in the gable that is furthest forward could help. ■ On the left side; the wall to the rear at the family room and master bedroom, some tall windows could break down the mass at the location as well. Could have traditional windows flanking the fireplace and higher windows on the second floor. ■ Feels shingle siding could be a good choice rather than the hardy plank siding. ■ If Hardy plank siding is used, then would like to see a sample if Cedar shingles are not chosen. ■ Choose the specific siding type and bring a sample, particularly if Hardy plank siding is selected. ■ Glad the fireplace is kept within the room. Shows venting out the side of the house; could it be vented out the top and provide a faux chimney? ■ Have a great opportunity to provide stained glass or other opaque windows flanking the fireplace. ■ Not a big fan of cement-faced siding; would prefer another material. ■ Will owners live in the house? (McCarthy — yes.) ■ Will owners consider a two-car garage to help with the parking in the area. (McCarthy — not certain that the second space would be accessible due to the configuration of the house and lot.) ■ With retreat the home is nearly a five-bedroom house; would require a two-car garage if five bedrooms. ■ With respect to the front porch; suggested expanding the dining room out a bit more. Could also keep porch columns where they are currently located and extending the landing out further since it is low enough to not be subject to lot coverage, FAR or setbacks regulations. (McCarthy — will consider.) ■ Builder will need to work closely with the right-side neighbor to trim the Oak tree next door. Public comments: None. There were no other comments from the floor and the public hearing was closed. CommissionerAuran made a motion to place the item on the Consent Calendar when comp/ete. 11 CITY OF BURLINGAME PLANN/NG COMMISSION — Unapproved Minufes Ocfober 22, 2012 This motion was seconded by Commissioner Yie. Discussion of motion: None. Chair Gau/ called for a vote on the motion to p/ace this item on the Consent Calendar when plans have been revised as directed. The motion passed on a voice vote 5-0-1-0 (Commissioner Cauchi absent). The Planning Commission's action is advisory and not appealab/e. This item conc/uded at 8:07 p.m. 12 r'"81� 1 BV %:LINGqME � g�,ea�; 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: ,►i Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit PROJECT ADDRESS: I a a 5 �)� r'n 8 Please indicate the contact person for this project � APPLICANT project contact person� OK to send electronic copies of documents ❑ ❑ Parcel #: �Z�O - �13 - � s� ❑ Other: v�^l i /�-�1 �� % y� / ?� PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents ❑ Name: �J a C� � C' C'GZ Y"` / v1. �Y i,aF' �;;:+ N8171@: �u Z!.l h h L, C[ rl � Cl�l K G/-�— ��3'J G� Address: � a S �- lJ ��(/� .� n � Address: � � � �o CGt ��r,� �t, S � '� City/State/Zip: .S�t r� Jd S � � � �� 3 � City/State/Zip: S�c � �R' ��' is C'� , �� `�yllS� Phone: Phone: <�D � ) � � � � S � 3 � Fax: Fax: �� 3 y a- o �� E-mail: E-mail: �' v Z a�-► n e Gj l Y'd �a. m/ � ARCHITECT/DESIGNER projectcontactperson ❑ � rn�� 1� c� �� OK to send electronic copies of documents ❑ ;.� � �- � �—t � ,. Name: __�% � ��s � � ��° � �' `''�1 .�� - � --�� , � � r. � , , � �' „ , ��; � � + �.-�� Address: � � "� r-�Lo,d Ya F_ . �1 ..''" � , . � • � �� r � A�. _ � ��.. y , City/State/Zip: ``w'�'�--j :L��"" �....'-� , � ' 't'; �,, � o .�� ;� � , � � Phone: �',� r ' �� c � � 1 '. � -�,� Fax: � e"� � ��'` ° ` j � �, � . E-mail: / `.,► � �� ,�� i�7 � ��' ��'�;�.: � f �'t �:� , ,> ~ < { , . � �r Burlingame Business License #: �-� e�' X�� ! iJ G 15 2012 �i a'�` Of= BURL.INGAME C.DJ-� �; A�ii�ll"ir pl�l. � PROJECT DESCRIPTION: %J�r'``��'� �� ',1'�'� - �"� `-1� ��S � `'-`` .�fa �':b � � , �� , . � 1::. -T .� � �� . . f y. AFFADAVIT/SIGNATURE: I hereby certify under penalty best of my knowledge and belief. / Applicant's I am aware of the proposed app Commission. Property owner's and hereby that the information given herein is true and correct to the � �; . Date: ' =-� : the above applicant to submit ihis �pplication to the Planning Date: � � S � � °2 --r Date submitted: $• l5 ' t Z-- * 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 �2�� _ Iz7�( 0 � �j�i� � ( 7i7/% __ _. _ . . �_� � � I�'�� - �---� �,-.. �_ � �' � r---� �_�_ -� - _. �- �� I'1 � � 4� G �i ( �7 C� i� (� � �,,;- � �j ��^ i`�,.'--� p !_.... �� /r�. �"-�t (.�! � � r,,�1 ±�.� 1,.. � }---� �� }--� �� G-,� . ` . _ �� .�� AUG l 5 20iZ CiTY 4F Bl�FLfNG�4v�� GC3i�-f�iAi��lE�:G E?I�� J�, �- Ic.� I�:�G-�z� �.� N � � �.-�� ..�5 i ►��.�� r�.. Lb �l �',� f--t .,.lCs �,' �� ,� . � s 1 � � _ r_ .. �#�v �j��A �'1�Z Project Comments Date: To: From: August 16, 2012 d Engineering Division (650) 558-7230 ❑ Fire Division (650) 558-7600 ❑ Building Division (650) 558-7260 ❑ Parks Division (650) 558-7334 Planning Staff ❑ 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 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 PLANI�TING REVIEW COMIVVI�NTS f� "il� '`��l' Project Name: iLN��j'i�� f Project Address: 1�Z2� �� 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 pernut issuance.) �rt,�v��( �� -�'t,� � ��L�-� ?� �71�- �'��' ✓AM� � S L�7+�If �d'f �- . 2 � The site and roof drainage shall be shown on plans and should be made to drain towards the Frontage Street. (Required prior to the building permit issuance.) 3. The applicant shall submit project grading and drainage plans for approval prior to the issuance of a Building pernut. 4 The project site is in a flood zone, the project shall comply with the City's flood zone requirements. / `�� ---� ,� c�cty rt,z,�c►�j 5 '✓ A��'�" _anitary sewer lateral is requ�red for the project in accordance with the City's standards. ) 6. The project plans shall show the required Bayfront Bike/Pedestrian trail and necessary public access improvements as required by San Francisco Bay Conservation and Development Commission. 7. Sanitary sewer analysis is required for the project. The sewer analysis shall identify the project's impact to the City's sewer system and any sewer ptunp 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 REVIEW COMI��NTS.doc 1 PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 11. A latest preliminary title report of the subject parcel of land shall be submitted to the Public Works Engineering Division with the parcel map for reviews. 12 Map closure/lot closure calculations shall be submitted with the parcel map. 13 The project shall submit a condominium map to the Engineering Divisions in accordance with the requirements of the Subdivision Map Act. 14 ✓ The project shall, at its own cost, design and construct frontage public improvements including curb, gutter, sidewalk and other necessary appurtenant work. 15 The project shall, at its own cost, design and construct frontage streetscape improvements including sidewalk, curb, gutters, pazking 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 Any work within the drainage area, creek, or creek banks requires a State Department of Fish and Game Permit and Army Corps of Engineers Permits. 19 No construction debris shall be allowed into the creek. 20 " 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 existing driveways, re- submit plans with driveway dimensions. Also clarify if the proj ect 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 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 gazbage 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 gazbage area to the Sanitary Sewer System is required. Page 3 of 3 U:\private development�PLANNING REVIEW COA�IIvIENTS.doc Project Comments Date: To: From: Revised Plans Submitted September 24, 2012 0 City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 � Parks Supervisor (650) 558-7334 � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review 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 10-11-2012 �_.��,�.n�..,. Project Comments Date: To: From: August 16, 2012 � Engineering Division (650) 558-7230 X Building Division (650) 558-7260 � Parks Division (650) 558-7334 � 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. � Specify on the plans that this project will comply with the 2008 California Energy Efficiency Standards. Go to http://www.energv.ca.gov/title24/2008standards/ for publications and 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. ry(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 � 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. Project Comments Date: August 16, 2012 To: 0 Engineering Division (650) 558-7230 � Building Division (650) 558-7260 X Parks Division (650) 558-7334 From: Planning Staff 0 Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 0 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 1. Complete Water Conservation in landscape checksheet �a '-�iv�^-- � 11�1 �z— / Reviewed by: B Disco Date: 8/23/12 OUTD44R ULi�AT�R USE EFFfC1ENCY CHECKLIST I c�rtify t��ihe suii�ett prnjCo mt;CL� Ihe SpeCified requlren�er,ts nf the �Vater ConservaUon in LandSCaping OrdinanCe. .-„ . . � , ..� � ..-.. �-„r",` � y.,� � � �� ,,,. r"� j ''7 . s 1—.:Y�� Signaturc Date ; .-..., } �(�..,,,t4 .�dy�r a�'`�� •,�. `r . �r. , ', , �r.x � � . f.`.U'��7�i,.. rf'1'4:'��` .l�Cr�� , � ' � , ,I . . ` � 1� r �- ') ..;. ,� r �.. ,_ 3• t� fZi 4 '' �. .'� 1 1 r y� i�. t� a'. 4�� _} stl /, I � ' r � 1 � y � ) f 1+. �Zrr t,^'t a_ _ .x•� .1� _ r! .�t:J. •rt�17 �,�5ingle Famlly l� Multi-Family O Comnsertiaf ❑ Insdtutlon.7! O Irri�ation only ❑ Induscrial 0 pcher: Appticant Name (print): �" r `l � ontact Phone t��'��?"1- �� '� . �'��!,'Z, � � ` .,. s_ , : Project Site Address `i' "` �'" . AQepcy'�te�iew� • ``� � r.�,� � �`�� Project Area {sy.ft. dr acrej: �Kuc�n No�-'furf Irrf�ation System Efficiency irrlgatiort System Desi�n lrrigatton Tlme Metesing Swtmmin� Poaix / Spas Water Features Dncumentation Audit _,... _..i�:.�,,. — 11 0! Units: �� af Ivlemrs: jPassj '�(�atry; Total Landscape Area �sq.tc•1� � 1.r' '�� t 1r:i;��#�a�1�1:'�> t°i��-;t,jt�,� �� L'� ,: ❑� � �; � ��t .. y � 4 ��, , � �:��1 izf�l.t.'.�t . 'i� 1�3 t�l.«s�:�, .� �� Turf Irrigated Area {sq.ft.�: c.'"� , ';�f' : t] Non-iurE Irrigated Area (sq.it.): '�' �.� , .' CI p,,. Speci3f Landscape Area (SLAj (sq.ft.j: '��a ' �;t�i ' ;�C7 ;= Water Feature 5urfare Area (sq.ft.): "" ,,:•'js „ �,;; � ,;., ;, ,r .� ... , „_ . . { . ) • } � 3:1,��7r�:ft�.�'�1�:�,.r��:� � "+ ' �'�� l�F,Jl.7�L �i!'�{l�.11�,��e.`'.r7 � �� 1 i. •j Less than ?596 of the landscapr area is 0 Yes °!C� �,' C] `. ,, , turf �o, See V+/ater t3ud�ef �;;.. .:,. ;? �lll turf areas are > 8 feet wide �Yes ',,�` �-':': 0�' All tur€ is planted on slap�s < 25% l�1 es � � At least 805G oi non-tu�i area is native D Yes � '�� =3• Cl ;,�: or Inw water use plants h1o, See Wa[er Eiudget _: � ��;;- Plants are grouped by Hycirozones Yes :''.� , s;;: �' i;� At least 2-inches af mulch on exposed Yes ;�;`.#7 ,., t:� O,':. soii surfaces ��:,� ..-:,� 70% Eto (100°6 ETo inr SI.As} es �.: €i'", "� D'';:I � No overspray or runaff _�� m��_ Yes'�.�� `�'J ,- Cl r; System efflctency � 7a°6 �YQs :•..1� -:` tl = Autamatic, self-adjustin� irri�atian Cl No, noi required for Tier 1 �� `;0'� -'. D�.;I cantrollers �P�les . ,�..�.._ ._ ..:,, , Moisture sensor/rain se�sar shutoffs �Yes `.' •�1,t�::;;`';;-a�'..:: Na sprayheads in < 8•ft wide area �Yes '=:'�;`."�r :';::0':.;:�; 5ystem onfy operates hatween t3 HM ��'es `�:'��';::`:;'�-.;<;0:-'.,�': and l0 AM � ' Separate irrigation meter f�;,No, nnt �ec�uired t�nc.ause < S,QdO sq (t '-`�Q `�' C7 =. 0 Yes . E. _` Cover hiQhiy recommended �� Yes � 0 � � � No, not requirecl , ❑ - Recirculating ' ❑ Yes :�� ,<:.;. , ... Less Chan 10% of (�nds�ane are � p Y�s . ..... ::;; �l `,�` p; : r: Checklist Yes ;.., �i' �.,%'.:b ., Landscap� and irrigatian tlesign Plan C1 Prepared by :�ppllcant ':' �`"' ''� �1, ,'; repared by professional �'� �Jat2r Budg�t {pptionalj Ci t�repared by applicant ;,�C�'"c �• fLZ ,_. repared'ay �rc�iession�l ::r ,� post-insfallation audit completed Completed by appficant �.�` 0'� � om�l�ted by prnf�ssional ; � 1_ i �. :; L �-. = ��N (?� F3l!R! �t�GAME OUTDOOR WATER USE EFFICIENCY CHECKLIST Auditor: Materials Received and Reviewed: ll.l Outdoor Water Use Efficiency Checklist ❑ Water Budget I� Landscape Plan ❑ Post-Installation Audit ! Date Reviewed: � 0 Follow up required (explain): Date Resubmitted: Date Approved: Dedicated Irrigation Meter Required: Meter slzing: - �� , �. - - 0 W�.ter Conservation in Landscaping Ordinance Outdoor Water Use Efficiency Checklist Budget Calculation Worksheets ant List Other: ;'a i p: a. ��4 F �si_ �'j':I. �It _.. _ _�` _: . _ , . . .. _ --_ _ -- E�'D,rip irrigation / 0 Self-adjusting Irrigation Controller �lant palate �d`Three (3) inches of mulch I� Soil amendment (e.g., compost) ❑ Grading ❑ Pool and/or spa cover ❑ Dedicated irrigation meter ❑ Other: Cvmments: t �,�,�� . ��.. ,�/ � ��-�.. ��- . Selected Definitions: Tier 1 Tier 2 ETo SLA Professional Water Feature 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. 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. 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. 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 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 professionai 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. 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 BUDGET CALCS �'� ��3o�i 2 LYMAN RESIDENCE, I 225 BERNAL AVE. MAXIMUM APPLIED WATER ALLOWANCE (MAWA) ------ -- — -- --------- CITY: BURLINGAME REFERENCE ETO� 42.90 �iETo (in. / yr.) TOTAL LANDSCAPE AREA: ' 7,655 ;(sc�.ft.) ---, ------------- - --__ ------- - SPECIAL LANDSCAPE AREA: O I(sc�.ft.) i MAWA: � I 42,525 ;(gal. / yr.) ESTIMATED TOTAL WATER USE (ETWU) ' - - --- --------- --- I 7 ! i; j ' ', � i PF x F1A / IE �' ZONE H20 USE PF � � HA (sq.ft.) �� IE I ; (sq.ft.) (N) PLANTS j VL 0.05 ��, O / I 0.7 I = i 0 ------ - - , ---- -- ----- -- --- - (N) PLANTS I_ L____ O. I 5 I,587 /� 0 71 = 335 - — ! - --=- - ------ (N) PLANTS�-- M � 0.50 r' 5,268 /-- 0.7 I---- �_. 3,7 I O- (N) PLANTS H r 0.85 r" 0 / 0.7 I =� O �—__ � —�-- - -- --- (N) LAWN I 11 _ I.00 �_' 800 _/ _ 0.7 I -- I, I 27 - - — -- (E) LAWN I N I.00 '` O / 0.7 I = 0 ----- -- �-- --�- -- -- _ ---------- (E) LANDSCAPING M 0.50 0 / I 0.7 I 0 _ — --- - - 0.00 ', ' 0 %-� 0.7 I r- r 0 WATER FEATURES ' + _ _.� _ -- _ __ I _ ____ _ W.F. covered � 0.50 ' O '�, _' 0 - �-- ---- -- - - - - ---- �---- - - -- I - - i W.F. uncovered � Fi � I.00 �� ' O = O SPECIAL LANDSCAPE AREA I + � SLA - - � -t1- --� --I .00 ---', � � _-�----- — � --- � j I ! ETWU comphes with MAWA E�U' I � 3%,562 j(gal. / yr.) --------- - ------------- �----- � REGEI��D AUG 15 2052 CITY OF BURLINGAME CDD-PLANNING DIV. , . � �� LANDSCAPE COEFFICIENTS PLANT FACTOR PF TYPE LOW AVG 111GF1 TREES 0.2 0.5 0.9 SHRUBS 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 .8 FOR DWARF FESCUE APPLICATION EFFICIENCY APPLICATION DEVICE �% RANGE AVG. % IMPACT, MULTIPLE, d SINGLE STREAM ROTORS 60 — 80% 70% SPRAY I1EAD5 IN TURF �}0 — 60% 50% SPRAY HEADS IN SIIRUBS / GROUNDCOVER 60 — 80% 70% MICROSPRAY — 6FT. OR LESS RADIUS 60 — SO% 70% MICROSPRAY — 6FT. OR MORE RADIUS 40 — 60% 50%a BUBBLERS (A) 60 — 90% 80% DRIP EMITTERS (B) 50 — `J-0% 80% MULTI-PORT EMITTERS SO — 90% 80% NOTES: A: BUBBLERS INSTALLED IN WATER BASINS TO PREVENT RUNOFF B: EFFICIENCY DROPS WITii AGE ETo RATES cin ero ATIIERTON 42.9 BURLINGAME 42.9 "est. 111LLSBOROUGH 44.25 MENLO PARK 42.9 PALO ALTO 43.0 REDWOOD CITY 42.8 SAN MATEO 42.9 'est. WOODSIDE 49.5 NOTES: I. TYPICAL ETO FOR SAN MATEO COUNTY IS .20 Project Comments Date: i�:� From: August 16, 2012 � Engineering Division (650) 558-7230 � Building Division (650) 558-7260 � Parks Division (650) 558-7334 Planning Staff Subject: Request for Design dwelling and detached APN: 026-173-050 Staff Review: August 20, 2012 8 Fire Division (650) 558-7600 0 Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Review for a new, two-story single family garage at 1225 Bernal Avenue, zoned R-1, 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. Reviewed by: � � Date: � ��l .� Project Comments Date: To: From: August 16, 2012 0 Engineering Division (650) 558-7230 � Building Division (650) 558-7260 � Parks Division (650) 558-7334 Planning Staff Subject: Request for Design dwelling and detached APN: 026-173-050 Staff Review: August 20, 2012 � Fire Division (650) 558-7600 X Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Review for a new, two-story single family garage at 1225 Bernal Avenue, zoned R-1, 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 y 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 /ocafion and the net clear 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 with 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 RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for Desiqn Review for a new, two-story sinqle family dwellinq and detached qaraqe at 1225 Bernal Avenue, zoned R-1, Suzanne and Chuck Lvman, 2996 California Street, San Francisco, CA 94115, propertv owners, APN: 026-173-050; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 13, 2012, 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 is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review 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 13th dav of November, 2012 by the following vote: Secretary EXHIBIT "A" Conditions of approval for Categorical Exemption and Design Review. 1225 Bernal Avenue Effective November 23, 2012 that the project shall be built as shown on the plans submitted to the Planning Division date stamped October 26, 2012, sheets 1 through 6, L1.0, L2.0, GB1 and Boundary and Topographic Survey; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staffl; 3. that any changes to the size or envelope of the first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the Chief Building Official's October 11, 2012 and August 16, 2012 memos, the City Engineer's August 29, 2012 memo, the Parks Supervisor's August 23, 2012 and September 19, 2012 memos, the Fire Marshal's August 20, 2012 memo, and the NPDES Coordinator's August 22, 2012 memo shall be met; 5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 6. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 7. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 10. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site EXHIBIT "A" Conditions of approval for Categorical Exemption and Design Review. 1225 Bernal Avenue Effective November 23, 2012 sedimentation of storm water runoff; 11. 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: 12. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 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. . CITY OF BURLINGAME COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD } _'� � ` ' —; � BURLINGAME, CA 94010 5^,;- rt ♦'` _ +L'� "; PH: (650) 558-7250 e FAX: (650) 696 3Z90 �" � n _ ;4� � _ � , � www.burlingame.org ' ' {� _ i � t 6 't. F E : �` �`" = - ! _ � €�w n � ��- � _ ,� }.�: ,.�._.. _�.�.. _..�. � Site: 1225 BERNAL AVENUE � �; Q�.��_ t,. . .w� ��01C :f� r'USitaGt. The City of Burlingame City Council announces the PUBLIC HEARING following public hearing on TUESDAY, NOVEMBER NOTICE 13, 2012 at 7:00 P.M. in the City Hall Counci( Chambers, 501 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-l. APN 026-173-050 Mailed: November 2, 2012 (Please refer to other side) Citv of Burlinaame A copy of the application and plans for ment Dee artment at 501 Prirr�pose to the meeting at the Community Develop P Road, Burlingame, California. lication s in court, you may be limited to If you challenge the subject app �) raising only those issues you or som oo�e eondence delive ed ollthe city at or described in the notice or in written c p prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Director PUBLIC HEARING NOTICE (Please refer to other side)