HomeMy WebLinkAbout1515 Carol Avenue - Staff Report (2)Item No. 9d
Design Review Study
PROJECT LOCATION
1515 Carol Avenue
City of Burlingame
Environmental Scoping and Design Review
Address: 1515 Carol Avenue
Item No. 9d
Design Review Study
Meeting Date: May 22, 2017
Request: Application for Environmental Scoping and Design Review for a first and second story addition to an
existing single family dwelling.
Applicant and Designer: Dale Meyer Associates
Property Owners: Mingjin Yan and Qi Cheng
General Plan: Low Density Residential
APN: 026-021-170
Lot Area: 5,250 SF
Zoning: R-1
Background: The subject property is located within the Glenwood Park subdivision. Based upon documents
that were submitted to the Planning Division by a Burlingame property owner in 2009, it was indicated that the
entire Burlingame Park No. 2, Burlingame Park No. 3, Burlingame Heights, and Glenwood Park subdivisions
may have historical characteristics that would indicate that properties within this area could be potentially eligible
for listing on the National or California Register of Historical Places. Therefore, for any property located within
these subdivisions, a Historic Resource Evaluation must be prepared priorto any significant development project
being proposed to assess whether the existing structure(s) could be potentially eligible for listing on the National
or California Register of Historical Places.
A Historic Resource Evaluation was prepared for this property by Page & Turnbull, Inc., dated January 27, 2017.
The results of the evaluation concluded that 1515 Carol Avenue does not appear to be individually eligible for
listing in the National or California Registers under any criteria. Planning Staff will prepare environmental review
documentation to support the findings of the Historic Resource Evaluation prior to the Planning Commission
Action Hearing for this project.
Project Description: The existing single-story house and detached one-car garage contains 1,790 SF (0.34
FAR) of floor area. The applicant is proposing a first and second story addition at the front and center of the
house, increasing the total floor area to 2,889 SF (0.55 FAR), where 2,989 SF (0.57 FAR) is the maximum
allowed. The project is 100 SF below the maximum allowable floor area.
With this application, the number of bedrooms will be increasing from three to four. A rninimum of two parking
spaces, one of which must be covered, are required for a four-bedroom house. The existing detached garage
provides one covered parking space (8'-8'/2" x 17'-3" clear interior dimensions); one uncovered parking space is
provided in the driveway leading to the garage. Planning staff would note that the existing garage is
nonconforming in width and length (9' x 18' required for existing conditions). However, since there is no increase
in the number of parking spaces required and there are no changes proposed to the existing detached garage, a
Parking Variance is not required in this case. All otherZoning Code requirements have been met. The applicant
is requesting the following applications:
■ Environmental Scoping for Negative Declaration, a determination that there are no significant
environmental effects as a result of this project; and
■ Design Review for a first and second story addition to an existing single family dwelling (CS 25.57.010
(a) (2)).
This space intentionally left blank.
Environmental Scoping and Design Review 1515 Carol Avenue
1515 Carol Avenue
Lot Area: 5,250 SF Plans Date Stam ed: Ma 12, 2017
EXISTING PROPOSED ALLOWED/REQUIRED
;
SETBACKS �
;
_.... ..... . _ .............
_.. ................................ ..�.
Front (1st flr): 19'-10'/2" 19'-10'h" ; 19'-10'/" (block average)
2"a flr : n/a 26'-7" � 20'-0"
c � _ _ . _.
:
Side (left): 8'-5'/2" 14'-0" ; 4'-0"
(right): 3'-11"' 6'-0" ' 4'-0"
Rear (1st flr): 31'-5" no change 15'-0"
(2"d flr): n/a 43'-4" ' 20'-0"
_ .............................................................................................................................. ..................................................................................................................................... ...................................................................................................................................................... . .. .................. ................ . . . ..
Lot Coverage: 2122 SF 2100 SF ; 2100 SF
40.4% 2 40% 40%
_ .......... ......................................................................................................................_............. ............................................................................................................................;................................................................._...............
FAR: 1790 SF 2889 SF ` 2989 SF
0.34 FAR 0.55 FAR i 0.57 FAR 3
:
........................ .... ...................................................................... ...................................................................................................... ...
_....... ............................................................................................_..................................
# of bedrooms: 3 4 ---
:.. ........................................................................._......................................... .
Off-Streef Parking: 1 covered � 1 covered
(8'-8'/2" x 17'-3") 4 no change � (9' x 18' for existing)
1 uncovered i 1 uncovered
(9' x 20') �
i (9' x 20')
_. ..........................._............_.............................._.................................... ....._................................................................................_.................................._......... ..................................................................................................... ..
� ................................................................................ . ........................................................
Building Height: 18'-10" 27'-9" 30'-0"
......................................................................... .
:................................................................................................................................. _........
DH Envelope: n�a complies using 14' �
DHE exception ` CS 25.26.075
' Existing nonconforming side setback (3'-11" existing where 4'-0" is the minimum required).
z Existing nonconforming lot coverage (40.4% existing where 40% is the maximum allowed).
' (0.32 x 5,250 SF) + 1,100 SF + 209 SF = 2,989 SF (0.57 FAR)
4 Existing nonconforming covered parking space (8'-8'/z" x 17'-3" clear interior dimensions where 9' x 18' is
allowed for existing conditions).
Staff Comments: See attached memos from the Building, Parks, Fire, Engineering, and Stormwater Divisions.
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;
Respect for the parking and garage patterns in the neighborhood;
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.
2
Environmental Scoping and Design Review
Ruben Hurin
Senior Planner
c. Dale Meyer Associates, applicant and designer
Mingjin Yan and Qi Chen, property owners
Attachments:
Application to the Planning Commission
Letter Explanation, submitted by the applicant, dated September 15, 2016
Staff Comments
Notice of Public Hearing — mailed May 12, 2017
Aerial Photo
Separate Attachments:
1515 Carol Avenue
Historical Resource Evaluation conducted by Page & Turnbull, Inc., dated January 27, 2017
3
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BUHLINGAME
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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
Ty e of application:
� Design Review ❑ Variance
❑ Conditional Use Permit ❑ Special Permit
❑ Parcel #: Dz(o— OLI� I"1 D
❑ Zoning / Other:
PROJECT ADDRESS: i �� � CG�I���V�iVll.l�/
APPLICANT 1^.
Name: � �G��% �%�Y�O�GI:-t�/r'J
Address: IOO �� CG�VYiIVlO �,G1.1 ,Sj,�,,�2QI
City/State/Zip: rJ�r�1��` �� "Ir1h� �
Phone: �l`'/�"��-�DS�-
E-mai�: GII'Ylf)l%tY�G�'li-I�G�S��qIt�,I.t/1G�"
PROPERTY OWNER
Name: � l C%4�V11
Address: � ��� C��O� ��'GVli�1�J
City/State/Zip: ���Y�IY1f'1�.�Y�i� C'� ����
Phone: �v�0� � �{� s 15'S�7
E-mail: Ci�I�VI C�I � Cih �� �OjVV1GX,l �. C'oVVj
ARCHITECT/DESIGNER
Name:
�JGi,VYYe a� G1,��1C��V1�
Address:
City/State/Zip:
Phone
E-mail:
Burlingame Business License #: �Q"73 F�7
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ir11�R 3 0 2017
CITY OF BURLINGAME
CDD-PLANiV!NG D�V.
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evne�t
AFFIDAVITISIGNATURE: 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: �`'v� �"""-►�" �% Date: 7��l� � ��
I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning
Commission. ���/ ' �
Property owner's signature: �""--�— Date: � 3/� 7�� o/%
�.
Date submitted:
3 3� �%
S: �HANDOUTS�PCApplication.doc
Authorization to Reproduce Proiect Plans:
I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this
application on the City's website as part of� he Planning approval process and waive any claims against the City
arising out of or related to such action. �C.� (Initials of Architect/Designer)
��
DALE MEYER ASSOCIATES
ARCHITECTURE-INTERIORS-PLANNING
100 EL CAMINO REAL, SUITE 201
BURLINGAME, CA 94010-5280
650-348-5054
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September 15, 2016
CITY OF BURLINGAME �'�A� � � �017
PLANNING DIVISION CiTY OF BURLINGAME
501 PRIMROSE ROAD CDD-PLANIVING DIV.
BURLINGAME, CA 94010
RE: 1515 CAROL AVENUE, BURLINGAME — LETTER OF EXPLANATION
To Whom It May Concern:
This project will entail a second story addition with 2 bedrooms and 2 baths. It will also add a small amount
of area in the front of the house to create a nice entry. The front porch will be redone as part of creating an
aesthetically pleasing front elevation. The rear uncovered wood deck will be replaced with a smaller
uncovered wood deck. The existing house has 3 types of exterior finish - cement plaster, wood siding, and
brick. The owner would like to replace the brick and wood siding with cement plaster. The new and existing
cement plaster will have a smooth finish.
Please find the following attachments: Residential Design Review drawings.
Please call me if there are any questions.
S incerely,
L�`L�X /
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Dale Meyer, AIA/lk
Attachment
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Project Comments - Planning Application
Project Address: 1515 Carol Avenue, zoned R-1, APN: 026-021-170
Description: Request for Environmental Review and Design Review for a first and second
story addition to an existing single-family dwelling.
From:
Rick Caro III
Building Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
No Comments
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
1) On the plans specify that this project will comply with the 2016 California Building Code, 2016
California Residential Code (where applicable), 2016 California Mechanical Code, 2016
California Electrical Code, and 2016 California Plumbing Code, including all amendments as
adopted in Ordinance 1889. Note: If the Planning Commission has not approved the project prior
to 5:00 p.m. on December 31, 2016 then this project must comply with the 2016 California
Building Codes.
2) As of January 1, 2014, SB 407 (2009) requires non-compliant plumbing fixtures to be replaced
by water-conserving plumbing fixtures when a property is undergoing alterations or
improvements. This law applies to all residential and commercial property built prior to
January 1, 1994. Details can be found at http_//www.leginfo.ca.gov,[pub/09-
10 fbillJsenJsb 0401-0450/sb 407 bill 20091011 chaptered.html. Revise the plans to
show compliance with this requirement.
3) Place the following information on the first page of the plans:
"Construction Hours"
Weekdays: 8:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: No Work Allowed
(See City of Burlingame Municipal Code, Section 13.04.100 for details.)
Construction ltours in tlie City Public rigltt-of-way are limited to weekdays and non-City
Holidays between 8:00 a.m. and 5:00 p.m.
Note: Construction hours for work in the public right of way must now be included on the
plans.
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.
5) Anyone who is doing business in the City must have a current City of Burlingame business
license.
6) This project will be considered a New Building because, according to the City of Burlingame
Municipal code, "when additions, alterations or repairs within any twelve-month period exceed
fifty percent of the current replacement value of an existing building or structure, as determined
by the building official, such building or structure shall be made in its entirety to conform with
the requirements for new buildings or structures." This building must comply with the 2016
California Building Code for new structures. BMC 18.07.020
7) 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 final. No occupancy of the building is to occur until a new Certificate of
Occupancy has been issued.
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) On the plans show that all openings in exterior walls, both protected and unprotected, will
comply with 2016 CBC, Table 705.8. Provide a table or chart that specifies 1) the openings
allowed and; 2) the size and percentage of the openings proposed.
10) RESIDENTIAL: Rooms that could be used for sleeping purposes must have at least one window
or door that complies with the egress requirements. On tlte elevation �Irawings specify tlie
locatioiT and t{ie net clear opening height and widt/i of crl[ required egress windows. 2016
California Residential Code 2016 CRC § R310 or CBC 1030.
11) Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of
Public Works.
12) Provide lighting at all exterior landings.
Reviewed By: Rick Caro III Date: March 30, 2017
650 558-7270
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Project Comments - Planning Application
Project Address: 1515 Carol Avenue, zoned R-1, APN: 026-021-170
Description: Request for Environmental Review and Design Review for a first and second
story addition to an existing single-family dwelling.
From
Martin Quan
Public Works Engineering
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. On the proposed plan, please show the location of all proposed locations for utilities (PG&E, water, sewer, and sewer
cleanout).
2. Show the location of down spouts for the entire roof and that there is enough finish grade elevation around the
perimeter of the property to demonstrate the direction of storm water runoff for the property. If the grade is not sufficient
to prevent storm water runoff onto adjacent properties, show a drainage system design. Please show design and location
of proposed stormwater retention system.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
3. Based on the scope of work, this is a"Type I" project that requires a Stormwater Construction Pollution Prevention
Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start
of any construction (on private property or in the public right-of-way).
4. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area, public easements,
and utility easements, is required to obtain an Encroachment Permit prior to starting work.
5. Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m.
and 5:00 p.m.
6. Replace damaged and displaced curb, gutter and/or sidewalk fronting site.
7. All water lines connections to city water mains for services or fire line protection are to be installed per city standard
procedures and material specifications. Contact the city Water department for connection fees. If required, all fire services
and services 2" and over will be installed by builder. All underground fire service connections shall be submitted as separate
Underground Fire Service permit for review and approval.
8. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No.
1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit.
9. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is
available at the Building department counter. A Sewer Lateral Test encroachment permit is required.
10. Insert the `Best Management Practices', updated June 2014, construction sheet into the plans set. A copy can be found
at http•//www flowstobav org/sites/default/files/Countvwide%20Prosram%206MP%20PIan%20Sheet-
June%202014%20Update.pdf#overlav-context=brochures or http://www.flowstobay.or�/brochures then click
"construction bma plan sheet"
Reviewed By: Martin Quan Date: 4/4/17
650-558-7245
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Project Comments - Planning Application
Project Address: 1515 Carol Avenue, zoned R-1, APN: 026-021-170
Description: Request for Environmental Review and Design Review for a first and second
story addition to an existing single-family dwelling.
From
Bob Disco
Parks Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Add one additional tree to City planter strip from attached list.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
One additional tree added to landscape meets requirements; landscape to remain the same;
No trees are proposed for removal. No further comments.
Reviewed By: BD Date: 4.6.17
650.558.7333
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�F1C1�L STREE TREE UST - CRY OF BURLIfdGAME- PARKS D{VISION
850 Burlingame Ave_, Burlingame, CA 94010
phone: (650) 55�7330 • fax: (650j 696-7216
gborba �,Dburtingame.o rg
qidc tfie Gnks below to see a sample of the tree.
TREES TO BE PLANTED IN AREAS OVER 4' WIDE AND UNDER 6'
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Botanical Name Commo� Name Maturity [)esaiption
Acer rubrum R�d Ma (e 40' SQ' DEpDUOUS: Fast growth; lobed, green (eaves;
brilliant fall color.
Acesculus carnea Red Hors2chestnut 40' DECIDUOUS: Fast early growth; round headed; dark
,green leaves; plumes of crimson flowers in spring.
Carpinus betulus European Hornbeam 40' DECIDUOUS: Moderate growttt; dense pyramidal
Fastigata form, dark green leaves that turn yellow in the fall.
Subject to availability.
Celtis australis Euronean Hackbemr AO'�50' DECIDUOUS: Fast growth; gray-green elrn-like leaves;
upright round headed form. SuSject to a�railabil'rty.
Celtis sinensis Chinese Hackbe 30'-40' DEpDUOUS: Fast growth, giossy, dark green, elm-like
teaves; upright �ound form.
Fraxinum oxycarpa �t ood Ash 40'-50' DECiDUDUS: Fast growth: compact, round headed;
dark green leaves turn claret red in fall.
Gingko biloba Maidenhair trne 30'-50' DECIDUOUS: Slow g�owth; fan shaped leaves tum
yellow in the fall; spreading, almast umbrella form.
Magnolia grandiflora Samuel Sommers 30' EVERGREEN: Fast growth; upright branches; dark
green foliage with rusty bronze coloring on leaf under
side; white flowers in spring and summer.
Pistachia chinensis Chinese Pistache 30'-4+0' �ECIDUOUS: Moderate growth; dark green leaves,
brilliant fall wlor.
Platanus aceriflolia London Plane 4�"-60' DECIDUOUS: Fast growth; large, lobe, maple like
SycamoreJCo{umbia leaves; sheds old bark, new smaoth bark; ueam color.
Quercus coccinea Scarlet Oak 40'-70' DECIDUOUS: Moderate to fast growth; high, open
branches; large, bright green �eaves tum scarlet in the
fall.
Quercus rubra Red Oak 4Q'-70' DECIDUOl1S: Fast growth; spreading branches with
zound crown.
Quercus suber Cork Oak 50'-60' E1/ERGREEN: Moderate growth; open-branching habit
bright green leaves; deep roots.
Robinia ambigua idaho Lowst 3(�'�U' DECIDUOUS: Moderate to fast growth; sp�ing clusters
af bright magenta flowers; long leaves divided into
oval leaves.
Sapium sebiferum t�inese Talloanr 35' DEGDUOUS: Moderate to fast growth; dense, round
crown; outstanding fall color. Suhject ta availability.
Tristania conferta �risbane &ax 30'-�0' �VVERGREEN: Moderate to fast growth; red�sii-
�rown bark; green ovai leathery leaves; resembles
some Eucalyptus.
Ulmus .Accolade Eirr� 60'�80' DEtIbU0U5: Fast growth; graceful vase shape limbs;
Princeton Elm gi�ssy dark green foliage, yellow in fall.
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Project Comments - Planning Application
Project Address: 1515 Carol Avenue, zoned R-1, APN: 026-021-170
Description: Request for Environmental Review and Design Review for a first and second
story addition to an existing single-family dwelling.
From: Christine Reed
Fire Dept.
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
1. Provide a residential fire sprinkler system throughout the residence:
a. Provide a minimum 1-inch water meter.
b. Provide a backflow prevention device/double check valve assembly — A schematic of
water lateral line after meter shall be shown on Building permit plans prior to approval indicating
location of the device after the split between domestic and fire protection lines.
c. Drawings submitted to Building Department for review and approval shall clearly indicate
fire sprinklers shall be installed under a separate deferred fire permit, approved by the Fire
Department prior to installation.
2. Electronic gate shall be equipped with a Knox key switch for emergency access by the Fire
Dept.
Reviewed By: Christine Reed Date: 4-5-17
650-558-7617
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Project Comments — Planning Application
Project Address: 1515 Carol Avenue, zoned R-1, APN: 026-021-170
Description: Request for Environmental Review and Design Review for a first and second
story addition to an existing single-family dwelling.
From: Carolyn Critz
Stormwater
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
Project does not create or replace >2,500 square feet of impervious surface nor have any
architectural copper. Nothing further needed at this time.
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
Any construction project in the City, regardless of size, shall comply with the city's stormwater
NPDES permit to prevent construction activity stormwater pollution. Project proponents shall
ensure that all contractors implement appropriate and effective Best Management Practices
(BMPs) during all phases of construction, including demolition. When submitting plans for a
building permit, please include a list of construction BMPs as project notes, preferably on a
separate full size (2'x 3' or larger) plan sheet. A downloadable electronic file is available at:
http://www.flowstobay.orq/Construction under Construction BMP Brochures: Construction
BMP Plan Sheet.
For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance
Manager, at (650) 342 3727, ext. 118, or carolyn.critz(c�veolia.com
Reviewed By: Carolyn Critz Date: April 4, 2017
(650) 342 3727, ext. 118
. CITY OF BURLINGAME
i COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE R�AD
�_ , � BURLINGAME, CA 94010
PH: (650) 558-7250 � FAX: {650) 696-3790
www.burlingame.org
Site: 1515 CAROL AVENUE
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, MAY 22, 2017 at
7:00 P.M. in the City Hall Council Chambers, 501 Primrase
Road, Burlingame, CA:
Application for Environmental 5coping and �esign Review
for n first and second story addition to an existing single
family dwelling at 1515 CAROL AVENUE zoned R-1.
APN 028-302-230
Mailed: May 12, 2017
(Please refer fo ofher sideJ
PUBLIC HEARING
NOTICE
Citv of Burlingame
A copy of fhe application and plans for this project may be reviewed prior to
the meeting at the Community Devefopment Department at 501 Primrose
Road, Burlingame, California.
If you challenge fhe 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 io the city at or
priQr to the public hearing.
Property owners who receive ihis 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 srdeJ
1515 Carol Avenue, R-1
r
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Project Address
Description:
Date of Plans:
1515 Carol Avenue
First and Second Story Addition
May 9, 2017
Lot Area: 5,250 SF Zoning: R-1
1. Design Review (Code Section 25.57.010)
■ The proposed first and second story addition is subject to Design Review. Application has been submitted.
No response required.
2. Setbacks (Code Section 25.26.072)
................................................................................................................................. ...
.................................................................................................................. . ............................. .
� Existing Proposed � Allowed/Required
; ;
:.................................................................................................................................�...............................................................................................................}......................................................................................................................_:..................................................................._......_..........._.....................................................'
' Front (1st flr): � 19'-10'/" j 19'-10Yz' ; 19'-10'/z" (block average)
� (2nd flr): ; n/a � 26'-7" j 20'-0"
;
: ...............................................................................................................i........................................................................................................................i................................................................................................................................................;
.................................. ... .
j Side (left): ; 8'-5%2' 14'-0" ; 4'-0" �
, ; ;
(right): ; 3'-11" ; 6'-0" ` 4'-0"
_� ........................................................................................................................'................................................................................................................................................;
.................................................................Rear (1st..f�.r�......;... 31'-5" � no change
i 15'-0"
; (2nd flr) : : ........................................n/a................................................!..............................................43����................................................�..........................................................���.-���.................
:.................................................................................................................................:.... .. .. ;
• Bay window on first floor may encroach 1'-6" into the required front setback and cannot exceed 20 SF
(16.25 SF proposed).
• The proposed project complies with setback regulations.
No response required.
3. Lot Coverage (Code Section 25.26.065)
40% x 5,250 SF = 2,100 SF inaximum allowed
............................................................................................................................................................................................................................
�
Existing
, Lot Coverage: � 2122 SF
i 40.4%
Proposed
2100 SF
40%
■ The proposed project complies with lot coverage regulations.
No response required.
Allowed/Required
2100 SF
40%
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City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
4. Floor Area Ratio (Code Section 25.26.070)
32 x 5,250 SF) + 1100 SF + 209 SF = 2,!
........................................................................................
Existing
Floor Area Ratio: : 1790 SF
0.34 FAR
SF inaximum allowed (0. F
..........................................................................................................
Proposed
: ........................................................................................................
2889 SF
0.55 FAR
Allowed/Required
2989 SF
0.57 FAR
■ The proposed project complies with floor area ratio regulations.
No response required.
5. Building Height (Code Section 25.26.060)
Average top of curb: (49.85' + 50.00')/2 = 49.92'
Existing: 49.92' + 18.83' = 68.75' (18'-10" above average top of curb)
Proposed: 49.92' + 27.75' = 77.67' (27'-9" above average top of curb)
Allowed: 49.92' + 30' = 79.92' (30'-0" above average top of curb)
■ The proposed project complies with overall building height regulations.
No response required.
6. Declining Height Envelope (DHE) (Code Section 25.26.075)
Points of Departure - Left Side: (49.95' + 49.81')/2 = 49.88'
- Right Side: (50.22' + 51.06')/2 = 50.64'
■ May use 14' DHE since finished floor is more than 3'-0" above adjacent grade.
■ The proposed project complies with declining height envelope regulations.
No response required.
7. Off-Street Parking (Code Section 25.70.030)
Increasing from 3 to 4 bedrooms.
Existing: 1 covered (8'-8'/2" x 17'-3" clear interior dimensions) + 1 uncovered (9' x 20')
Proposed: no change to existing
Required: 1 covered (9' x 18') + 1 uncovered (9' x 20')
■ Existing detached one-car garage is nonconforming in width and length. However, since there is no
increase in the number of parking spaces required and there are no changes proposed to the existing
detached garage, a Parking Variance is not required.
No response required.
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City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
8. Environmental Review
• A Historic Resource Evaluation was prepared for this property by Page & Turnbull, Inc., dated January 27,
2017. The results of the evaluation concluded that the property was found ineligible for National Register,
California Register or Local designation through survey evaluation. Therefore, the property does not
qualify as a historic resource under CEQA (California Environmental Quality Act).
However, because there was a potential impact on historic resources, an environmental document will
need to be prepared by Planning staff to support the findings of the Historic Resource Evaluation prior to
the Planning Commission Action Hearing for this project. Because an environmental document is required,
you should expect a longer processing time than a standard design review project (possible 1 to 2 months
longer due to the environmental review which requires public notification, posting the document for a
mandatory 30-day review period, etc.).
No response required.
End of Commenis
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