HomeMy WebLinkAbout1309 Castillo Avenue - Staff ReportCity of Burlingame
Special Permit
Address: 1309 Castillo Avenue
Item No.
Consent Item
Meeting Date: December 8, 2008
Request: Special Permit for a new detached garage located within the rear 40% of the lot.
Applicant and Designer: Carrie Boesch, W.M. Springs Construction APN: 027-192-070
Property Owners: Lawrence and Susan Raffo Lot Area: 6000 SF
General Plan: Low Density Residential Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section15303 (e), which states that construction and location of limited
numbers of new, small facilities or structures including accessory (appurtenant) structures including garages,
carports, patios, swimming pools and fences is exempt from environmental review.
Project Description: The site currently contains a two-story, four-bedroom house and a detached oversized
one-car garage (370 SF, 20'-3" wide x 18'-3" deep). There is a 7'-0" wide City right-of-way along the left side
property line and a 10'-0" wide right-of-way along the rear property line. The applicant is proposing to demolish
the existing 370 SF detached one-car garage and build a new 392 SF (14'-0" wide x 28'-0" deep) detached one-
car garage in its place. A Special Permit is required because the proposed detached garage is located within
the rear 40% of the lot. A detached garage located within the rear 40% of the lot is exempt from setback
requirements; the proposed detached garage will be built on the left side property line and 16'-7" from the rear
property line. New pool equipment is proposed at the rear of the garage and complies with minimum setback
requirements (10'-0" from side and rear property lines if not enclosed). With the new detached garage, the floor
area will increase from 3,278 SF (0.55 FAR), to 3,299 SF (0.55 FAR), where 3412 SF (0.56 FAR) is the
maximum allowed (project is 113 SF below the maximum allowed FAR).
Two parking spaces, one of which must be covered, are required for the existing four-bedroom house. The
existing detached garage, which is nonconforming in length (17'-6" clear interior dimension), will be removed and
replaced with a new conforming detached garage (13'-4" x 27'-4", clear interior dimensions) which will provide
one (1) covered space, and one (1) uncovered space (9' x 20') is provided in the driveway. All other zoning
code requirements have been met. The applicant is requesting the following applications:
■ Special Permit for a new detached garage located within the rear forty (40) percent of the lot (CS
25.28.035 d).
1309 Castillo Avenue
Lot Area: 6000 SF Plans date stam ed: November 17, 2008
EXISTING PROPOSED � ALLOWED/REQ'D
�
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Lot Coverage: 2157 SF ' 2178 SF ` 2400 SF
35.9% 36.3% ' _40% ..............
_ .......................................{.........................................._........................................................................................_!........._.
_._ ..............
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FAR: 3278 SF ' 3299 SF � 3412 SF'
0.55 FAR � 0.55 FAR j 0.56 FAR
� ...................................................................................................................................._..................................................................................................................................._..........
.............................................................................................................. ....................................................................................................... . . . . . . . .
Location: located within rear 32% j located within rear 37% ; Special Permit required if
of lot (front of garage is ` of lot 2 ; located within rear 40% of
38'-6" from rear property (front of garage is 44'-7" ; lot
line) from rear property line) ;
,
' (0.32 x 6000 SF) + 1100 SF + 392 SF = 3412 SF (0.56 FAR)
2 Special Permit for a new detached garage located within the rear 40% of the lot (CS 25.28.035 d).
Special Permit 1309 Castillo Avenue
1309 Castillo Avenue
Lot Area: 6000 SF Plans date stam ed: November 17, 2008
EXISTING ; PROPOSED ALLOWED/REQ'D
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Separation between n/a ' 5'-0" between new ; 4'-0" eave-to-eave
structures: ; accessory structure and � separation befinreen
� second floor deck on j accessory structure and
,
main dwelling � any other structure
1 ......................................................................................................................................�...............................................................................................................................................
Windows in n/a � window located 31'-3" � windows within 10' of
Accessory Structure: � from rear property line property line requires a
; Conditional Use Permit
, �
,
........................................................ �...........
;
# of bedrooms: 4 � no change ---
� �
.......................................................................................... .. .. . .. ...... .......................................................................................................... .
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Parking: 1 covered ', 1 covered 1 covered
(10'W x 17'-6"D clear (13'-4" x 27'-4", clear (10' x 20')
interior dimensions) 3 j interior dimensions) ; 1 uncovered
1 uncovered ; 1 uncovered (9' x 20')
(9' x 20') ; (9' x 20')
i
........................................................................... .. .
. .................................................................................................................._..._............:...............................................................................................................................................
i
Height of Accessory n/a � 8'-6" to top of plate ' 9'-0" to top of plate
Structure: ! 10'-0" to top of parapet � 10'-0" to top of ridge
............................................................................_...........................................................................................
. .
Structure Size: 370 SF ` 392 SF i Conditional Use Permit
(20'-3" W x 18'-3" D) i (14'-0" W x 28'-0" D) ' required if size exceeds
i 600 SF
i
' Existing nonconforming covered parking space length (17'-6" existing where zo' is required).
Staff Comments: See attached memos from the City Engineer, Chief Building Official and NPDES Coordinator.
Study Meeting: At the Planning Commission Study Meeting on November 24, 2008, the Commission had
several comments and questions regarding the proposed detached garage and voted to place the item on the
Consent Calendar when all information has been submitted and reviewed by the Planning Division (November
24, 2008 Planning Commission Minutes). Please refer to the attached letter submitted by the applicant, dated
November 25, 2008, for a detailed response to the following comments and questions. There were no changes
made to the plans.
■ Felt it was unfortunate that the applicant is using vinyl doors and windows on the structure; more
appropriate to use stained wood or other materials consistent with architectural style.
■ Asked what materials will be used on the garage door.
■ The faCade is plain; revisit the design to incorporate a bit more of the Spanish flavor, look at the parapet
design.
■ Clarify what is occurring with the front landscaping; particularly the steps.
■ Noted that the proposed windows will match those present on the existing house.
Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the
following conditions exist on the property (Code Section 25.51.020 a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are
consistent with the existing structure's design and with the existing street and neighborhood;
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Special Permit 1309 Castillo Avenue
(b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or
addition are consistent with the existing structure, street and neighborhood;
(c) the proposed project is consistent with the residential design guidelines adopted by the city; and
(d) removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city's reforestation requirements, and the mitigation forthe removal that is proposed is
appropriate.
Special Permit Findings: Based on the fact that the proposed detached garage will replace an existing
nonconforming detached garage (nonconforming in covered parking space length (17'-6" length existing where
20'-0" is required) and because it is located within the rear 32% of the lot, allowed within the rear 40% with a
Special Permit), that there is a 7'-0" wide City right-of-way along the left side property line and a 10'-0" wide right-
of-way along the rear property line which provide additional separation befinreen the detached garage and
neighboring properties and that the design of the garage is compatible with that of the existing residence, the
project is found to comply with the special permit criteria listed above.
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
November 17, 2008, sheets T-1, A-1 through A-4, A-6, S-1, LS1, LS2 and PP and that any changes to
footprint or floor area of the accessory structure shall require an amendment to this permit; that the
garage door shall be a carriage style door made of insulated steel or wood;
2. that the detached garage shall only be used for parking and shall not be used for accessory living or
sleeping purposes and shall never include a kitchen;
3. that if the accessory structure is demolished or the envelope changed at a later date the Special Permit
as well as any other exceptions to the code granted here will become void;
4. that the conditions of the City Engineer's and NPDES Coordinator's November 10, 2008 memos and the
Chief Building Official's November 7, 2008 memo, shall be met;
5. that demolition or 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;
6. 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;
7. 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; and
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CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes November 24, 2008
VI. STUDY ITEMS
1. 1309 CASTILLO AVENUE, ZONED R-1 — APPLICATION FOR SPECIAL PERMIT FOR LOCATION OF
A NEW DETACHED GARAGE (CARRIE BOESCH, W.M. SPRINGS CONSTRUCTION, APPLICANT
AND DESIGNER; AND LAWRENCE AND SUSAN RAFFO, PROPERTY OWNERS) STAFF
CONTACT: RUBEN HURIN
Community Development Director Meeker presented a summary of the staff report, dated November 24,
2008.
Commission comments:
■ Felt it was unfortunate that the applicant is using vinyl doors and windows on the structure; more
appropriate to use stained wood or other materials consistent with architectural style.
■ Asked what materials will be used on the garage door.
■ The farade is plain; revisit the design to incorporate a bit more of the Spanish flavor, look at the
parapet design.
■ Clarify what is occurring with the front landscaping; particularly the steps.
■ Noted that the proposed windows will match those present on the existing house.
This item was set for the Consent Calendar when all the information has been submitted and reviewed
by the Planning Department. This item concluded at 7:06 p.m.
2
Wednesday, November 26, 2008
City of Burlingame, Planning Dept.
501 Primrose Rd.
Burlingame, CA 94010
RE: Planning Commission Study Session, Nov. 24th, 2008
1309 Castillo Ave. — New Garage
Response to Comments:
��CEIVED
Nov � � zoos
rITY O� BL!RLINGAME
PLANNING DEPT.
It was not our intention to design or build the new garage at 1309 Castillo in the Spanish Style. The
proposed garage, however, will be built in keeping with the character of the existing residence as well
as the neighborhood. Adding an overhead trellis and decorative garage door will help break up an
otherwise plain fa�ade. Carriage lighting added on each side of the doors and trellises with plantings
will also soften the straight lines.
The proposed vinyl windows were chosen because they match the windows in the existing residence.
They were also chosen because the elevation on which the windows rest is exposed to sun, wind and
weather. The garage doors will be a fully insulated, steel, carriage style door. Although the final
brand selections of windows and doors have yet to be made, it is our intention to provide units that
will be an integral part of the overall design and architectural style of the existing residence /
neighborhood, and at the same time be appropriate material selections for the building's orientation.
The master landscape plan to renovate existing landscaping is also in keeping with the styles of the
neighborhood. LS1 of the plan set calls for CALSTONE, 'Quarry Stone' for the interlocking pavers on
the driveway and rear patio. New stone veneer on the existing and new planting walls and new
thinset paving material for the front and side stairs will match or coordinate with the 'Quarry Stone'
pavers, creating a uniform look throughout the property.
If you have any questions, please don't hesitate to contact me.
�,GE v1.(� `�, �`�I��t; ��
Carrie Boesch, AKBD, Allied Member ASID
Designer/Project Manager
650-298-9300, ext. 110
carrie@springsconstruction.com
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BURII'JGAME
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 940'IO
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
pe of application:
❑ Design Review ❑ Variance ❑ Parce� #: D�- (-- �'� 2-"` C�7�
❑ Conditional Use Permit � Special Permit ❑ Other:
PROJECT ADDRESS: I �� �;'���� � �°�.`f�
� Please indicate the contact person for this project
APPLICANT project contact person,p�''`~ ,a., PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents L�� OK to send electronic copies of documents ❑
Name: r,��x'�..'�� �..�.�vr'�€n�����a�°�� �a�'.��,,��"�;�� C�����`•Name: �M�.1�'.��� i,�"��.� ����Sfi:�� �':p.��.,�wf'�„s
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* Burlingame Business License
PROJECT DESCRIPTION:
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AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and belief. „ ° ,-�� � }
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Applicant s signature:�,. y, x�- � G
I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning
Commission.
�perty owner's signature: . l� Date: ��l�L��
Date submitted•
�r Verification that the project architect/designer has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
❑ Please mark one box above with an X to indicate the contact person for this project. S:U-Iandouts�PC Application 2008-B.handout
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City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
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CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION
The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.50). Your answers to the following questions can assist the Planning Commission in making
the decision as to whether the findings can be made for your reyuest. Please type or write neatly in ink.
Refer to the back of this form for assistance with these questions.
1. Explain why the blend of mass, scate and dominant structural characteristics oJthe new
construction or addition are consistent with the existing structure's design and with the
existing street and neighborhood
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2. Ezplain how the variety ojroof line, facade, exterior finish materials and elevations of
the proposed new structure or addition are consistent with the existing structure, street
and neighborhood.
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3. How will the proposed project be consistent with the residentia[ design guidelines
adopted by the city (C.S. 25.57)?
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4. F.xplain how the removal of any trees located within the footprint of any new structure or
addition is necessary and is consistent with the city's reforestation requirements. What
mitigation is proposed for the removal of any trees7 Ezplain why this mitigaiion is
appropriate.
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SPECPERM.FRM
4`Va9ter M. Springs Constructior+
881 Hurlingame Ave.
R.edwood City, CA 94063
Tel.650.298.9300 Fax.650.306.9388
CA Lic. # 232003
August 13, 2008
City of Burlingame, Planning Dept.
501 Primrose Rd.
Burlingame, CA 94010
RE: 1309 Castillo Ave. — New Garage
�,r
Larry and Susan Raffo would like to demolish their existing detached garage and build a new one, in a similar location. The
existing Spanish style, flat-roof, stucco garage is 18'L x 20' W, in disrepair and houses onty one car. The proposed garage -
flat-roof with architectural parapets, stucco sided to match the existing residence - will be 28' L x 14" W. Although not in
the rear 30�'0 of the yard, it will sit inside the rear 403'o and will occupy a similar position as the existing garage.
The neighborhood is a mix of Spanish, Craftsman Bungalow, California Ranch, Tudor and new construction, both single and
two story homes. The proposed garage is in keeping with many of the detached garages in the neighborhood and
maintains the architectural flavor of the existing and neighboring residences. The mass and scale of the proposed garage
will be similar to the existing but less imposing. Instead of a solid square mass, the new garage will be longer and
narrower and will not be taller than the existing garage. The proposed garage will not affect sunlight in any neighboring
yards, and may allow more light into the owner's yard.
The new garage has been placed in its proposed position to gain more usable back-yard space, resulting in a positive
relationship between the existing home and its exterior areas. The owners, very conscious of the environment and 'green'
building, will be re-installing the pool's solar panels a top the garage roof. As a result, the proposed garage has been
placed in an ideal location to capture the best solar advantage. Sympathetic to neighbor's views, the proposed garage has
been designed with architectural parapets to hide the solar panels, once reinstalled. Because of easements on both the
side and rear of their property, neighbors are also shielded from any view of the solar panel or pool equipment noise.
The proposed garage will be built in keeping with the existing character of the residence as well as the neighborhood. The
driveway will remain in its existing location with planting strips along each side, allowing parking for a second and third car
outside of the garage, and will be re-paved with materials allowing water penetration. A master landscape plan has been
designed to renovate existing landscaping, also in keeping with the neighborhood. There will be no trees removed to
allow for the construction of the new garage, however, an apple tree and some plants will be removed and replaced with
new vegetation, all noted on the landscape plans accompanying the plan set.
The proposed garage and landscape beautification project will be a positive asset, as well as compatible with the
neighborhood. I hope you will take into consideration the conformity to all planning regulations with the exception of the
rear 30% location on the property when approving this special permit.
If you have any questions, please don't hesitate to contact me.
��G� �'�1��.��. � ' L; �
Carrie Boesch, AKBD, Allied Member ASID
Designer/Project Manager
650-298-9300, ext. 110
ca rrie@springsconstruction.com
Project Comments
Date:
To:
From:
Subject:
Staff Review:
November 7, 2008
�( City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Request for Special Permit for location of a new detached garage at
1309 Castillo Avenue, zoned R-1, APN: 027-192-070
November 10, 2008
1. Survey as submitted is not acceptable. Construction to the property line
requires a property boundary survey with property corners set in the field. The
survey needs to be stamped and signed by the licensed land surveyor.
2. It appears the proposed footing is beyond the property line. Confirm that the
property footing is within the property line. Construction outside of the
property line is not allowed.
3. The proposed improvements in the utility alley are not allowed. City utilities as
well as utilities from other agencies exist in the alley. Remove these
improvements from plans.
4. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system.
5. Replace all displaced/damaged sidewalk, driveway, curb and gutter.
Reviewed by: V V
Date: 11/10/2008
Project Comments
Date:
To:
November 7, 2008
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
From: Planning Staff
Subject: Request for Special Permit for location of a new detached garage at
1309 Castillo Avenue, zoned R-1, APN: 027-192-070
Staff Review: November 10, 2008
1) On the plans specify that this project will comply with the 2007 California Building Codes (CBC).
2) Anyone who is doing business in the City must have a current City of Burlingame business
license.
3) Provide fully dimensioned plans.
4) Provide existing and proposed elevations.
5) 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 2007 California
Building Code for new structures.
6) Show the distances from all exterior walls to property lines or to assumed property lines
7) Show the dimensions to adjacent structures.
8) Provide a complete demolition plan that indicates the existing walls, walls to be demolished, new
walls, and a legend. NOTE: The Demolition Permit will not be issued until a Building Permit
is issued for the project.
9) When you submit your plans to the Building Division for plan review provide a completed
Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued
until a Building Permit is issued for the project.
10) Comply with the 2005 California Energy Efficiency Standards for low-rise residential / non-
residential buildings. Go to http://www.energy.ca.aov/title24 for publications and details.
11) Obtain a survey of tha property lines for any structure within one foot of the property line.
12) On the plans specify that the roof eaves will not project within two feet of the property line.
13) Indicate on the plans that exterior bearing walls less than five feet from the property line will be
built of one-hour fire-rated construction. (Table 602)
14) 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.
15) Provide handrails at all stairs where there are four or more risers.
16) Provide lighting at all exterior landings.
17) Place a note on every page of the plans which clearly states that "the garage is not to be used for
sleeping purposes."
Reviewed by�� Date: o
/
Project Comments
Date
To:
November 7, 2008
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
✓ NPDES Coordinator
(650) 342-3727
� City Attorney
From:
Subject:
Staff Review:
Planning Staff
Request for Special Permit for location of a new detached garage at
1309 Castillo Avenue, zoned R-1, APN: 027-192-070
November 10, 2008
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement Best
Management Practices (BMPs) during construction.
Include a list of BMPs and erosion and sediment control measure plan as project
notes when submitting plans for a building permit. Please see attached brochures
for guidance.
For additional assistance, contact Eva J. at 650/342-3727.
Reviewed by: EJ
Date: 11 /10/2008
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Stonnwater Pollution Prevention Program
Pollution Prevention — It's Part of the Plan
It is your responsibility to do the job right!
Runoff from streets and other paved areas is a major source ofpollutiun in local creeks, San Fraucisco Bay and the Pacif`ic Ocean.
Covstruction activiries can direclly affect the health of our vvaters unless contractors and crews plan aheadto keep dirt, debris, and other
construction waste away from stozm drains and creeks. Following these guidelines will ensure your compliance with local stormwater
ordinance requuements. Remember, ongoing monitoring and maintenance of installed controls is crucial to proper implementation.
Heavy Earth-Moving Roadwork 8c Paving F resh Concrete Painting & Application
Equipment Activities ' A' of Solvents & Adh '
Operation
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Storm drain polluters may be liable for fines of up to $25,000 per da.y! 'e��.�,.:� �e� ��� :: m n�„�„e, �e:�,,,�„�b
ssk" W�
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CON?ROL EROSION
AND PROTEC?
YOUR PROPERTY
Soi1 erosion costs Bay Area homeowners millions of do1-
Iars a year. We Iose valuable topsoil. We have to pay for
damage to roads and property. And our tax money has to
be spenton cleaning out sediment from storm drains,
channels,lakes and the Bay.
You can protect your prop-
erty and prevent future
headac£�es by following
these guidelines:
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� '�I(e:.:::ii;�;�
BBFO RE AND ��::;:�.;
DURING
CONS'CRUCTION
• Plan construct�on activities during spring and summer,
so that ¢rosion control measures can be in place when
the rain comes.
• Examine your site carefully before building. Be aware of
the slope, drainage patterns and soil types. Proper site
design vrill help you avoid expensive stabilization work.
Preserve existing vegeta-
tion as much as possible.
Limit grading and plant
remov aI to the areas
under current construc-
tion. (Vegetation wi11
naturall� curb erosion,
improve the appearance
and the value of your
property, and reduce the
cost of Iandscaping Iater.)
• Use fencing to protect plants from fll material and traffic.
If you have to pave near trees, do so with permeable as-
phalt or porous paving blocks.
• Preserve the natural contours of the Iand and disturb the
earth as Iittle as possible. Limit the time in which graded
areas are exposed.
• Minimize the Iength and
�i steepness of slopes by
benching, terracing, or
constructing diversion
-�"�� structures. Landscape
' benched areas to stabilize
, the slope and improve its
appearance.
• As soon as possible after grading a site, plant vegetation
on a1I areas that are not to be paved or othervvise
covered.
Control dust on graded areas by sprinkling with water,
restricting traffic to certain routes, and paving or gravel-
ing access roads and driveways.
TBMPORARY MEASURES TO
STABILIZE THE SOIL
Grass provides the
cheapest and most ef-
fective short-term ero-
sion control. It grows
quickly and covers the
ground completely. To
fnd the best seed mix-
tures and plants for
your area, check with
your Iocal nursery, the
U.S. Department of Ag-
riculture Soil Conserva-
tion Service, or the
University of California
Cooperative Extension.
Malcbes hold soit moisture and provide ground protection
from rain damage. They also provide a favorable envi-
ronment for starting and growing plants. Easy-to-obtain
mulches are grass clippings, leaves, sawdust, bark chips
and straw
Straw mulch is nearly 100� effective when held in place by
spraying with an organic glue or wood fber (tackifiers), by
punching it into the soii with a shovel or roller, or by tack-
ing a netting over it.
Commercial applications of
wood frbers combined with
various seeds and fertilizers
(hydraulic mulching) are effec-
tive in stabilizing sloped areas.
Hydraulic mulching with a
tackifer should ��
be done in two �' � ''
. , , . ...
� . _...-.. .
separate appli- ' • ' ' '•' ' � � �
cations: the first � � �
composed of seed fertilizer and half the mulch, tfie second
composed of the remaining mulch and tackifier. Commer-
cial hydraulic mulch applicators—who also provide other
erosion control services — are listed under "landscaping" in
the phone book.
r�>R,.•y;S.
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,�t�
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Mats of excelsior, jute netting and plastic sheets can be ef-
fective temporary covers, but they must be in contact with
the soil and fastened securely to work effectively.
Roof araiaage can be collected in barrels or storage con-
tainers or routed into lawns, planter boxes and gardens.
Be sure to cover stored water so you don't collect mos-
quitos, too. Excessive runoff should be directed away from
your house. Too much water can damage trees and make
foundations unstable.
S?RUCTURAL RUNOFF CON?ROLS
Even with proper timing and planting, you may need to
protect disturbed areas from rainfall until the plants have
time to establish themselves. Or you may need permarient
ways to transport water across your property so that it
doesn't cause erosion.
To keep water from carrying soil from your site and dump-
ing it into nearby Iots, streets, streams and channels, you
need ways to reduce its volume and speed. Some exam-
ples of what yov might use are:
Riprap (rock Iining) — to
protect channel banks
from erosive water fIow
• Sedimeat trap—to
stop runoff carrying
sediment and trap the
sediment
�
�'�� i�-'.�
" A''r`.�R,�' _
�'��".� �
• Storm draia oatlet
protectfoa—to reduce
the speed of water fIow-
ing from a pipe onto
open ground or into a
' riaYural channel
• Diversioa dike or perimeter dike—to divert excess
water to places where it can be disposed of properly
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• Straw bale dike—to stop and detain sediment from
smafl unprotected areas
(a short-term measure)
• Perimeter swale — to divert
runoff from a disturbed area
or to contain runoff within
a disturbed area
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• Grade stabilfzatfoa structare — to carry concentrated
runoff down a slope
jute netting
landscaping \
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oudet protectio�
�/ Conservatree
WHY SHOULD WE WORRY ABOU? SOIL BROSION?
- . • - �
Water and wind carry soil from our Bay Area land down into our
streams, Iakes and the Bay. This soil carries with it po1lu-
tants such as oil and grease, chemicals, fertilizers, animal
wastes and bacteria, which threaten our water quality.
Such erosioa also costs the home construction industry, Ioca1
government, and the homeowner untold millions of dollars
a year.
Nature slowly wears away Iand, but human activities such as
construction increase the rate of erosion 200, even 2, 000 times
that amount. When we remove vegetation or other objects that
hold soil in place, we expose it to the action of wind arid water
and inaease its chances of eroding.
The Ioss of soil from a construction site results in Ioss of topsoil,
minerals and nutrients, and it causes ugly cuts and gullies in the
Iandscape. Surface runoff and the materials it canies with it clog
our culverts, fIood channels and streams. Sometimes it destroys
wildlife and damages recreational areas such as Iakes and re-
servoirs. • . . .
As an example, road and home building in the Oakland hills
above Lake Temescal filled the Iake to such an extent that it had
to be dredged in 1979 at a public cost of $750,000.
NEED MOR� INFORMATION?
ABAG has produced a slide/tape show on soil erosion
called "Money Down the Drain." It is available for showing
to any interested group. Ca1t ABAG Public Affairs at (415)
841-9730.
ABAG has also published a"Manual of Standards for Sur-
face Runoff Control Measures" which deals extensively
with designs and practices for erosion prevention, sedi-
ment control, and control of urban runof£ The manual
addresses -problems and solutions as they apply to
California and the Bay Area. It can be purchased from
ABAG and is available on reference at many Iocal Iibraries
and in city and county public works and planning depart-
ments.
USDA Soi1 Conservation Service personnel are willing to
provide more information on specifc erosion problems.
This brochure is a cooperative project of the Association of
Bay Area Governments and the East Bay Regional Park
District.
n550CiqiiON
OF BAY NREA
GOVERNMENiS
Hotel Claremont
BeYkeley, California 94705
(415) 841-9730
PROrEC�ING
EAST BAY REGIONAL
PARK DISTRICT
11500 Skyline Blvd.
Oakland, CA 94619
531-9300
YOUR
PROPER�Y
�ROM
EROSION
EROSION CONTROL CAN PROTBCT
YOUR PROPERTY AND PREVEN?
`��: FUTURE HEADACHBS
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/ Vegetation-stab4ltzed Bare Slope: Headaches
I(�j t� Slope: Security aad Liability '�
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f • minimum of • Ioss of topsoil
���� erosion • clogged storm `.�:���'.•7j`: ,.
� �j • Fewer winter cIean- drains� flooding �t� • '•r
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� up problems problems �. _
� • protection for • expensive ' ' �
/� house foun- cleanup ,+�' ��`�
� � dations • eroded or ' '
�� buried house '�`•�
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. �l% %�/// foundations ' �/ . " � '
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TIPS FOR ?HE HOMEOWNE�
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"Wiaterize" your property by mid-September. Don't
wait until spring to put in Iandscaping. You need
wiat¢r prot¢ctioa. Final Iandscaping can be done
Iater.
Inexpensive measures installed by fa1l will give you
protection quickly that wi11 Iast a1I during the wet
season.
Ia one a�ernooa you can:
• Dig trenches to drain surface runoff water away
from problem areas such as steep, bare slopes.
• Prepare bare areas on slopes for seeding by raking
the surface to Ioosen and roughen soil so it wi11
hold seeds.
t�' ,
Seeding of bare slopes
• Hand broadcast or use a"breast seeder." A typical
yard can be done in Iess than an hour.
• Give seeds a boost with fertilizer.
• Mulch if you can, with grass clippings and Ieaves,
bark chips or straw.
• Use netting to hold soil and seeds on steep slopes.
• Check with your Iocal nursery for advice.
� ►
Wiater alert
� Check before storms to see that drains and ditches
are not clogged by Ieaves and rubble.
� Check after major storms to be sure drains are clear
and vegetation is holding on slopes. Repair as
necessary.
� Spot seed any bare areas.
REVI�
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DATE:
9-15-OS
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND SPECIAL PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Special Permit for a new detached garaqe located within the rear 40% of the lot at 1309 Castillo
Avenue, zoned R-1, Lawrence and Susan Raffo, propertv owners, APN: 027-192-070;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
December 8, 2008, 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 (e),
which states that construction and location of limited numbers of new, small facilities or
structures including accessory (appurtenant) structures including garages, carports,
patios, swimming pools and fences is exempt from environmental review, is hereby
approved.
2. Said Special Permit is approved subject to the conditions set forth in Exhibit "A" attached
hereto. Findings for such Special Permit 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 8th dav of December,
2008 by the following vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption and Special Permit.
1309 Castillo Avenue
Effective December 18, 2008
1. that the project shall be built as shown on the plans submitted to the Planning Division
date stamped November 17, 2008, sheets T-1, A-1 through A-4, A-6, S-1, LS1, LS2 and
PP and that any changes to footprint or floor area of the accessory structure shall
require an amendment to this permit; that the garage door shall be a carriage style door
made of insulated steel or wood;
2. that the detached garage shall only be used for parking and shall not be used for
accessory living or sleeping purposes and shall never include a kitchen;
3. that if the accessory structure is demolished or the envelope changed at a later date the
Special Permit as well as any other exceptions to the code granted here will become
void;
4. that the conditions of the City Engineer's and NPDES Coordinator's November 10, 2008
memos and the Chief Building Official's November 7, 2008 memo, shall be met;
5. that demolition or 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;
6. 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;
7. 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; and
8. that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, 2007 Edition, as amended by the City of Burlingame.
. CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD t�„ ,��� ��
� , . � � � gURLINGAME, CA 94010 � -���
��_� � �
� i PH: (650) 558-7250 • FAX: (650) �(��., : ;�
- www.burlingame.org ���_;?��;�,,._ �
� � �.�'��,�
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�-�€ y� . — .-�-r.,��-r. �+ s a
'�' �� "��e � `-��c •
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Site: 1309 CASTILLO AVENUE
The City of Burlingame Planning Commission announces the
following publie hearing on MONDAY, DECEMBER 8,
2008 at 7a00 PeMe in the City Hall Council Chambers, 501
Primrose Road, Burfingame, CA:
Application for Special Permit for location of a new
detached garage at 1309 CASTILLO AVENUE zoned
R-1. 027-192-070
Mailed: November 26, 2008
(Please refer to other side)
4, ��—i��;�� '�52�
' � � ._
iia:?2C1�F:Si4 �4�.1.'
�� ��� � ���
PUBLIC HEARIIdG
NOTICE
City of Burlinc,�ame
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.
ff you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised ai 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.
William Meeker
Community Development Director
Pl���l(+ �IEARIBVG I'+lO�'ICE
(Please refer to other side)