HomeMy WebLinkAbout19 East Carol Avenue - Staff ReportItem No.
Regular Action
PROJECT LOCATION
19 East Carol Avenue
City g of Burlingame Item No.
Negative Declaration and Design Review Regular Action
Address: 19 East Carol Avenue Meeting Date: July 23, 2012
Request: Environmental Scoping and Design Review for a new single story house and detached garage.
Applicant and Designer: James Chu, Chu Design Associates, Inc. APN: 028-303-170
Property Owner: Tony Leung Lot Area: 6,000 SF
General Plan: Low Density Residential Zoning: R-1
Environmental Review: Based upon documents that were submitted to the Planning Division by a Burlingame
Citizen on September 25, 2009, it was indicated that the entire subdivision within which this property is located
(Burlingame Park No. 2) 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.
Because the application was submitted to the Planning Division after September 25, 2009, a Historic Resource
Evaluation was prepared for this property by Page & Turnbull, Inc., date stamped June 12, 2012. The results of
the evaluation concluded that the property was found ineligible for National Register, California Register or Local
designation through survey evaluation. This conclusion is based on the property's lack of significance under the
California Register eligibility criterion. Those criterion include: Events for local significance as a resource;
Persons as a resource associated with the lives of persons important to local history; Architecture that
"embodies the distinctive characteristics of a time and period"; and Information Potential. Therefore, the property
does not qualify as a historic resource under CEQA.
Because there was a potential impact on historic resources, an Initial Study was prepared for the project. Based
on the analysis by Page and Turnbull, it was determined that there would be no adverse environmental impacts,
and a Negative Declaration has been prepared (see attached ND-565-P).
The purpose of the present review is to hold a public hearing and evaluate that this conclusion, based on the
initial study, facts in the Negative Declaration, public comments and testimony received at the hearing, and
Planning Commission observation and experience, are consistent with the finding of no significant environmental
impact.
Project Description: The applicant is proposing to demolish an existing single -story house and detached
garage to build a new, single story single family dwelling and a detached one -car garage. The proposed house
and detached garage will have a total floor area of 2,305 SF (0.38 FAR) where 3,240 SF (0.54 FAR) is the
maximum allowed. The project is 935 SF below the maximum allowed FAR)
Two off-street parking spaces, one of which must be covered, are required for the proposed four -bedroom
house. The project includes a detached one car -car garage which provides one code -compliant covered parking
space. 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 applications:
■ Negative Declaration, a determination that there are no significant environmental effects as a result of
this project; and
0 Design Review for anew single story single family dwelling and detached garage (CS 25.57.010).
Negative Declaration and Design Review 19 East Carol Avenue
19 East Carol Avenue
Lot Area: 6,000 SF
Plans Date Stamped: July 30, 2012
PROPOSED
ALLOWED/REQUIRED
SETBACKS
j
Front (1st fir):
.....................................
........................................................................................................................................................................................................................................................................................
20'-8"
........................................................................................................................................... .......................................
19'-11" (block average)
......................... ............................... ................................................................................... ...............
Side (left):
5 -0
4'-0"
(right):
....................................................................................................................................................................................................................
12'-0" !
................................................................................................................................................................_.
4'-01v
Rear (1st fir):
_...__........._...................................................................................................................._......_........_..............
19'-1"
.......................................................................................................................I................................................................................
. 15 -011
Lot Coverage:
2,397 SF F2,400
SF
40%
40%
............................................................................................................................................................................................................................:.......................................................................................................................................................................................................
FAR:
2,305 SF i
3,240 SF
0.38 FAR '
......................................................................................................................................................................................................................_........................................................................................................_..._...._........_..........
0.54 FAR'
# of bedrooms:
4
---
Parking:
..................................................................................................................................................t.................................................................................................................................................................................................._
1 covered
1 covered
(10' x 20')
(10' x 20')
1 uncovered
1 uncovered
.............................. _...............................................................................................................
........ ................................................................................................................................................................................................
(9' x 20') .......................................
(9 x 20')
_..................................... ................................................ .................................................. __..................
Height:
................................16'-10".....................................................................................................................................................................30'-
,�.................... - ....... ............... ..
DH Envelope:
n/a
CS 25.26.075
' (0.32 x 6,000 SF) + 1,100 SF + 220.4 SF = 3,240.4 SF (0.54 FAR)
Staff Comments: See attached memos from the Chief Building Official, Parks Supervisor, Fire Marshal, City
Engineer and Stormwater Coordinator.
Design Review Study Meeting: At the Planning Commission Environmental Scoping and Design Review Study
meeting on July 23, 2012, the Commission had several comments and questions regarding the project and
placed the item on the Regular Action Calendar when the plans had been revised as directed (see attached July
23, 2012 Planning Commission Minutes).
The applicant submitted a response letter and revised plans, date stamped July 30, 2012, to address the
Commission's concerns. Please refer to the attached meeting minutes for a complete list of concerns expressed
by the Planning Commission.
Negative Declaration: Because there was a potential impact on historic resources, the proposed project is
subject to the requirements of the California Environmental Quality Act. The Planning Commission held an
environmental scoping session for this project on July 23, 2012. An Initial Study was prepared by the Planning
Division staff. It has been determined that the proposed project can be covered by a Negative Declaration since
the initial study did not identify any adverse impacts from the proposed construction of a new, single story single
family dwelling and a detached one -car garage (please refer to the attached Negative Declaration No. 565-P).
The Negative Declaration was circulated for 20 days for public review. The 20-day review period ended on
August 26, 2012. There were no comments submitted during the review period.
Required Findings for a Negative Declaration: For CEQA requirements the Planning Commission must
review and approve the Negative Declaration, finding that on the basis of the Initial Study and any comments
received in writing or at the public hearing that there is no substantial evidence that the project will have a
significant (negative) effect on the environment.
2
Negative Declaration and Design Review
19 East Carol Avenue
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.
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 and within the Negative
Declaration. Action should include specific findings for accepting the environmental document (Negative
Declaration) and Design Review 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:
1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped July
30, 2012, sheets A.1 through G.1, L.1, L.2 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 staff);
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 Engineering Division's June 14, 2012 memo, the Building Division's June 8,
2012 memo, the Park Division's July 10, 2012 memo and June 12, 2012 memo, the Fire Division's June
4, 2012 memo, and the Stormwater Division's June 4, 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;
3
Negative Declaration and Design Review
19 East Carol Avenue
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;
15. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Division; and
16. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the project has been built according to the
approved Planning and Building plans.
Erica Strohmeier
Associate Planner
c. James Chu, Chu Design Associates, Inc., 55 W. 43rd Ave, San Mateo, CA 94403, applicant and designer.
Attachments:
Applicant's response to Commissions comments, date stamped July 30, 2012
Minutes from the July 23, 2012 Design review Study Meeting
Application to the Planning Commission
Arborist Report, dated July 12, 2012
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — mailed August 17, 2012
Aerial Photo
Separate Attachments:
Negative Declaration and Initial Study (ND-562-P), dated August 1, 2012
Historical Resource Evaluation conducted by Page & Turnbull, Inc., dated June 12, 2012
4
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'E- _
Home Design & Engineering
July 24, 2012
Planning Commissioner
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
(650) 588-7256
Re: New residence at
19 East Carol Ave.
Burlingame, CA
Dear Planning Commissioner:
At your request we have made the following changes to 19 East Carol Ave., Burlingame.
1. Roof pitch: from 6:12 to 4:12.
2. Roof eave: from 18 inches to 24 inches, except on all gable ends to 36 inches.
3. New 18 square inches stone columns at front porch and entry are proposed, instead of square
tapered column.
4. Wooden brackets are shown at garage elevations (drawing error).
5. Fireplace chimney: added stone to match the column.
Sincerely
ECEIVED
6L 3 0 2012
-;1n' OF BURLINGAME
'',DD-PLANNING DIV
55 West 43rd Avenue San Mateo, CA 94403 Phone: (650)345-9286 Fax: (650)345-9287
CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes July 23, 2012
5. 19 EAST CAROL AVENUE, ZONED R-1 — APPLICATION FOR ENVIRONMENTAL SCOPING AND
DESIGN REVIEW FOR A NEW, SINGLE -STORY SINGLE FAMILY DWELLING AND DETACHED
GARAGE (JAMES CHU, CHU DESIGN ASSOCIATES, INC., APPLICANT AND DESIGNER; TONY
LEUNG PROPERTY OWNER) STAFF CONTACT: ERICA STROHMEIER
Reference staff report dated July 23, 2012, with attachments. Community Development Director
Meeker briefly presented the project description.
Questions of staff:
Does the deck in the rear count as lot coverage? (Hurin — would count if it is 30-inches above
grade.)
Chair Gaul opened the public comment period.
James Chu, 55 West 43rd Avenue, San Mateo; represented the applicant.
Commission comments:
■ Grateful to see a proposed residence that is only one story and doesn't maximize the FAR.
■ Has done a good job on the design; however, could the low -pitch and the long eaves of the
existing home's design be emulated? (Hurin — reminded the Commission that extended eaves
could exceed the lot coverage restriction.)
■ Could be people interested in removing some of the interior details at demolition.
■ Could the roof design be revised to mimic the existing home's roofline only in the front?
■ Too bad the existing house is in such disrepair. (Chu — there are foundation problems, electrical
and plumbing problems, etc.)
■ Noted that the front portion of the roof is collapsing.
■ Noted that the bedrooms are tiny, but the master bedroom is quite large — is there a means of
enlarging other rooms by reducing the master bedroom somewhat?
■ Is struck by the comment in the historic evaluation that the structure retains a lot of its historic
architectural integrity. Would like to see a design as charming as the existing home
constructed. Would appreciate perhaps a porte-cochere, but would require consideration of a
variance.
■ Will the columns be square or routed? (Chu — square.)
■ Are some of the materials being re -used? The stone? (Chu — doesn't know how that material
could be reused.)
■ Look at the rear landscaping trees — recommended planting all Pittosporum to enhance privacy.
Noted the presence of Italian Cypress trees that don't provide the same level of privacy. (Chu —
noted the presence of an existing Redwood tree that likely blocks views at the back of the
property.
■ With respect to the garage — show a rake overhang at the front of the garage with corbels.
Public comments:
None.
There were no other comments from the floor and the public hearing was closed.
Additional Commission comments:
12
CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes July 23, 2012
■ None.
Commissioner Terrones made a motion to place the item on the Regular Action Calendar when
complete.
This motion was seconded by Commissioner A uran.
Discussion of motion:
■ None.
Chair Gaul called for a vote on the motion to place this item on the Regular Action Calendar when plans
have been revised as directed. The motion passed on a voice vote 4-0-2-1 (Commissioners Cauchi
and Vistica, Commissioner Sargent recused). The Planning Commission's action is advisory and not
appealable. This item concluded at 8:16 p.m.
Commissioner Sargent returned to the dais.
X. COMMISSIONERS' REPORTS
There were no Commissioner's Reports.
XI. DIRECTOR'S REPORT
Commission Communications:
■ None.
Actions from Regular City Council meeting of July 16, 2012:
■ None.
13
BURLINCpAME
COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.568.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO
THE PLANNING COMMISSION
Type of application:
Z Design Review ❑ Variance
❑ Parcel #: 028-302-170
❑ Conditional Use Permit ❑ Special Permit
❑ Other:
PROJECT ADDRESS:19 EAST CAROL AVE.
Z Please indicate the contact person for this project
APPLICANT project contact person ❑
PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents ❑
OK to send electronic copies of documents%Q—`'
Name: JAMES CHU
Name: TONY LEUNG
Address: 55 W. 43RD AVE
Address: 19 EAST CAROL AVE.
City/State/zip: SAN MATEO, CALIFORNIA
City/State/zip: BURLINGAME, 94010
Phone: 650-345-9286; X104
Phone: 650-863-1307
Fax: 650-345-9287
Fax: 650-347-0007
JAMES@CHUDESIGN.COM
TE-MM@COMCAST.NET
E-mail:
E-mail:
ARCHITECT/DESIGNER project contact person R
OK to send electronic copies of documents Pe
Name: CHU DESIGN ASSOCIATES, INC.
55 WEST 43RD AVE
Address:
SAN MATEO, CA 94403-
City/State/Zip:
650-345-9286; X104
MM' 31 2C'%
Phone:
Fax: 650-345-9287
CITY OF I i l"LiNK' A2E
CDD-PLAN; '1'kiu DI`J.
JAMES@CHUDESIGN.COM
E-mail:
* Burlingame Business License #: 002891
PROJECT DESCRIPTION: TEAR DOWN EXISTING RESIDENCE, REPLACE WITH NEW ONE
STORY CRAFTSMAN STYLE HOME, 1 CAR DETACHED GARAGE, AND NEW LANDSCAPING.
AFFADAVIT/SIGNATURE• e by certify penalty of perjury that the information given herein is true and correct to the
best of my knowledge d beli
MAY 31,2012
Applicant's signa re:
Date:
I am aware of the p posed app ication and hereby authorize the above applicant to submit this application to the Planning
Commission.
Property owner's signature: Date: MAY 31,2012
Date submitted: 51=12-
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.
0 Please mark one box above with an X to indicate the contact person for this project. S:\Handouts\PC Application 2008-B.handout
Mayne Tree Expert Company, Inc.
ESTABLISHED 1931 STATE CONTRACTOR'S LICENSE NO. 276793
CERTIFIED FORESTER CERTIFIED ARBORISTS • PEST CONTROL • ADVISORS AND OPERATORS
535 BRAGATO ROAD, STE. A
RICHARD L. HUNTINGTON SAN CARLOS, CA 94070-6311
PRESIDENT
TELEPHONE: (650) 593-4400
IEROMEY INGALLS FACSIMILE: (650) 593-4443
CONSULTANT/ESTIMATOR July 12, 2012
EMAIL: info@maynetree.com
Mr. Tony Leung
19 E. Carol Ave.
Burlingame, CA 94010
Dear Mr. Leung,
On July 5, 2012, 1 made a site visit to determine potential construction impacts to the
coast redwood, Sequoia sempervirens, in back of the south neighbor's property. The
tree is about 30 inches in diameter and about 3 feet from the existing garage.
The existing garage is to be removed and a one -car garage proposed. Roots have
probably grown under the existing garage and, therefore, excavation will encounter
roots. Depending on the design and depth of the proposed garage floor and foundation,
I recommend careful removal of the garage to limit root impacts. Have the area
inspected for roots and then use this information to help design the new garage. A pier -
and -grade beam foundation is generally more root -friendly and is recommended.
The further construction is away from a tree, the lesser the potential damage. Chain link
fencing is used to protect an area around the tree to be protected. The dripline of the
tree is the best place to put this fencing. This is generally not doable due to structure
footprints and lot setbacks.
Please call with any questions.
Sincerely,
gOuIr I T OF of p,MER10q�
✓. �%'� 'C-Lc ' /' o�P� Q 4 HUH L. H(/,tp�
U �I
Richard L. Huntington W �7- coNo. z
Certified Arborist WE #0119A a No. WE-0119A
m
Certified Forester #1925
RLH: pmd '`cD n'e,o`'' 4 FOR��'%��
m
co
Project Comments
Date: June 4, 2012
To: d Engineering Division
(650) 558-7230
❑ Building Division
(650) 558-7260
❑ Parks Division
(650) 558-7334
From: Planning Staff
❑ Fire Division
(650) 558-7600
❑ Stormwater Division
(650) 342-3727
❑ City Attorney
(650) 558- 7204
Subject: Request for Environmental Review & Design Review for a new,
single story house and detached garage at 19 East Carol Avenue,
zoned R-1, APN: 028-302-170
Staff Review: June 4, 2012
1. See attached.
2. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
3. Applicant needs to contact City Arborist regarding the potential relocation of
sidewalk area around trees in the planter strip.
Reviewed by: V V
Date: 6/14/2012
PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
PLANNING REVIEW COMMENTS gow
Project Name: g wiz
Project Address: U 9WFr CAVA-sl- '
The following requirements apply to the project
1 A property boundary survey shall be preformed by a licensed land
surveyor. The survey shall show all property lines, property corners,
easements, topographical features and utilities. (Required prior to the
building permit issuance.) L7V4 ►• OfW-5 _W JW ','V4t,'O PY
2 t] 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 permit.
4 The project site is in a flood zone, the project shall comply with the City's
flood zone requirements.
5 _ A sanitary sewer lateral SO is required 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 pump stations and identify mitigation measures.
8 Submit traffic trip generation analysis for the project.
9. Submit a traffic impact study for the project. The traffic study should
identify the project generated impacts and recommend mitigation
measures to be adopted by the project to be approved by the City
Engineer.
10. The project shall file a parcel map with the Public Works Engineering
Division. The parcel map shall show all existing property lines, easements,
monuments, and new property and lot lines proposed by the map.
Pagel of 3
UAprivate developmentTLANNING REVIEW COMMENTS.doc
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, parking meters and poles,
trees, and streetlights in accordance with streetscape master plan.
16 By the preliminary review of plans, it appears that the project may cause
adverse impacts during construction to vehicular traffic, pedestrian traffic
and public on street parking. The project shall identify these impacts and
provide mitigation measure acceptable to the City.
17 The project shall submit hydrologic calculations from a registered civil
engineer for the proposed creek enclosure. The hydraulic calculations
must show that the proposed creek enclosure doesn't cause any adverse
impact to both upstream and downstream properties. The hydrologic
calculations shall accompany a site map showing the area 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 project is
proposing to widen the driveway. Any widening of the driveway is subject
to City Engineer's approval.
22 The plans do not indicate the slope of the driveway, re -submit plans
showing the driveway profile with elevations
Page 2 of 3
UAprivate development\PLANNING REVIEW COI\MENTS.doc
PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
23 The back of the driveway/sidewalk approach shall be at least 12" above
the flow line of the frontage curb in the street to prevent overflow of storm
water from the street into private property.
24. For the takeout service, a garbage receptacle shall be placed in front. The
sidewalk fronting the store shall be kept clean 20' from each side of the
property.
25. For commercial projects a designated garbage bin space and cleaning area
shall be located inside the building. A drain connecting the garbage area to
the Sanitary Sewer System is required.
Page 3 of 3
Wprivate development\PLANNING REVIEW COMMENTS.doc
r
Project Comments
Date: June 4, 2012
To: Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
Parks Division
(650) 558-7334
From: Planning Staff
Fire Division
(650) 558-7600
Stormwater Division
(650) 342-3727
City Attorney
(650) 558-7204
Subject: Request for Environmental Review & Design Review for a new,
single story house and detached garage at 19 East Carol Avenue,
zoned R-1, APN: 028-302-170
Staff Review: June 4, 2012
1) On the plans specify that this project will comply with the 2010 California Building
Code, 2010 California Residential Code (where applicable), 2010 California
Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing
Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the
Planning Commission has approved the project prior to 5:00 p.m. on December
31, 2010 then the building permit application for that project may use the
provisions found in the 2007 California Building Codes including all amendments
as adopted in Ordinance 1813.
2) Specify on the plans that this project will comply with the 2008 California Energy
Efficiency Standards.
Go to http://www.energy.ca.gov/titie24/2008standards/ for publications and
details.
3) Place the following information on the first page of the plans:
"Construction Hours"
Weekdays: 7:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: 10:00 a.m. — 6:00 p.m.
(See City of Burlingame Municipal Code, Section 13.04.100 for details.)
4) On the first page of the plans specify the following: "Any hidden conditions that
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) 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.
7) 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.
8) Show the distances from all exterior walls to property lines or to assumed
property lines
9) Show the dimensions to adjacent structures.
10)Obtain a survey of the property lines.
11)On the plans specify that the roof eaves will not project within two feet of the
property line.
12)lndicate on the plans that exterior bearing walls less than five feet from the
property line will be built of one -hour fire -rated construction. (2010 CBC, Table
602)
13)Rooms that can be used for sleeping purposes must have at least one window or
door that complies with the egress requirements. Specify the location and the
net clear opening height and width of all required egress windows on the
elevation drawings.
14)lndicate 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.
18)The fireplace chimney must terminate at least two feet higher than any portion of
the building within ten feet. 2 CBC §2113.9
Reviewed by• T I _ Date: 6-8-2012
C/
Project Comments
Date: June 4, 2012
To: 0 Engineering Division
(650) 558-7230
0 Building Division
(650) 558-7260
X Parks Division
(650) 558-7334
From: Planning Staff
0 Fire Division
(650) 558-7600
0 Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Subject: Request for Environmental Review & Design Review for a new,
single story house and detached garage at 19 East Carol Avenue,
zoned R-1, APN: 028-302-170
Staff Review: June 4, 2012
1. Landscape plan and Irrigation plan are both acceptable
2, Complete Water Conservation in Landscape ordinance checklist
(attached).
3 Provide arborist report to protect root and canopy of neighbors redwood
tree during construction of new garage.
Reviewed by: B Disco
Date: 6/12/12
OUTDOOR WATER USE EFFICIENCY CHECKLIST
I certify that the subject project meets the specified requirements of the Water Conservation in Landscaping Ordinance.
2 a JUI 3 2012
Signatures Date
Jafi.-�,�'��a �i' ,` £ �00
$'>X
'� yr\?.n 'v...
Single Family ❑ Multi -Family ❑ Commercial ❑ Institutional ❑ Irrigation only ❑ Industrial ❑ Other:
Applicant Name (print): AS0 Contact Phone #: ��—q�j y�, (0— L,
Project Site Address:Iq
Project Area (sq.ft. or acre):, # of Units: i # of Meters: i
mr'y'41
Total Landscape Aren lsq.ft.):
Turf Irrigated Area (sq.ft.):
L �, �� y� •�,•�•�.
Non -Turf Irrigated Area (sq.ft.): 1,
. a
l9 Is,
s r rwq 3 ,
Special Landscape Area (SLA) (sq.ft.):
t{�
ti
Water Feature Surface Area (sq.ft.):
7
51
G
9��a�-
Ftq
':i.
1�„fi'.d r
?�`. R *�-. -7Y.,'i9_.1 t
���u�."•a ...^�sa
`:'
Turf
Less than 25% of the landscape area is
Yes
turf
❑ No, See Water Budget
All turf areas are > 8 feet wide
M Yes
All turf is planted on slopes < 25%
VYes
Non -Turf
At least 80% of non -turf area is native
YYes
n
or low water use plants
❑ No, See Water BudgetE,`°�•`w�
• 1, ,
Hydrozones
Plants are grouped by Hydrozones
Yes
Mulch
At least 2-inches of mulch on exposed
esa
soil surfaces;'N
Irrigation System Efficient
70% ETo 100% ETo for SLAB
Yesv:
No overspray or runoff
Irrigation System Design
System efficiency> 70%
es.,."4''r
Automatic, self-adjusting irrigation
No, not required for Tier 1
r.. ara' a .•:'i
:,
controllers
❑ Yes
Moisture sensor/rain sensor shutoffs
9'YeS
No sprayheads in < 8-ft wide area.
Yes
Irrigation Time
System only operates between 8 PM
Uryes
and 10 AM
'� �.•..��'n ��,_ ,:: °�:i.4<
Metering
Separate irrigation meter
No, not required because < 5,000 sq.ft.
rs`
0, gt--'g�
,< : ��'❑
Yes
Swimming Pools / Spas
Cover highly recommended
❑ Yes
e ,fi
�No, not required
, �;,.
Water Features
Recirculating
❑ Yes
Less than 10% of landscape area
❑Yes
`�:-"• , `%a. � -; ��;
Documentation
Checklist
Yes
.k
Landscape and Irrigation Design Plan
Prepared by applicant
�fml}
❑ Prepared by professional
l
Water Budget (optional) /,
❑ Prepared by applicantu
u,
❑ Prepared by professional
Audit
Post -installation audit completed
Completed by applicant
rM
❑ Completed by professionalr4',f'
Project Comments
Date: June 4, 2012
To: 0 Engineering Division
(650) 558-7230
0 Building Division
(650) 558-7260
0 Parks Division
(650) 558-7334
From: Planning Staff
0 Fire Division
(650) 558- 7600
0 Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Subject: Request for Environmental Review & Design Review for a new,
single story house and detached garage at 19 East Carol Avenue,
zoned R-1, APN: 028-302-170
Staff Review: June 4, 2012
Provide a residential fire sprinkler throughout the residence.
1. Provide a minimum 1 inch water meter.
2. Provide backflow prevention device/double check valve assembly —
Schematic of water lateral line after meter shall be shown on Building
Plans prior to approval indicating location of the device after the split
between domestic and fire protection lines.
3. 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: �i�Z`
Date:
To:
From:
Project Comments
June 4, 2012
0 Engineering Division
(650) 558-7230
0 Building Division
(650) 558-7260
0 Parks Division
(650) 558-7334
Planning Staff
0 Fire Division
(650) 558-7600
X Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Subject: Request for Environmental Review & Design Review for a new,
single story house and detached garage at 19 East Carol Avenue,
zoned R-1, APN: 028-302-170
Staff Review: June 4, 2012
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit to prevent stormwater pollution from construction activities. Project
proponent shall ensure all contractors implement Best Management Practices
(BMPs) during all phases of construction (including demolition).
When submitting plans for a building permit include a list of construction stormwater
pollution prevention BMPs as project notes and include them as a separate full size
plan sheet, preferably 2' x 3' or larger. Project proponent may use the attached
Construction Best Management Practices (BMPs) plan sheet to comply with this
requirement. Electronic file is available for download at
http://www.flowstobay.org/bs_construction.php
(Scroll about half -way down the page And click on Construction BMP Plan
Sheet).
Follow BMP's for Use of Architectural Copper (see attached sheet).
For assistance please contact Stephen D. at 650-342-3727
c
Reviewed by: ->� Date: I ! l
SAN MATEO CO1JNTY,%16E
Water Pollution
Prevention Program Requirements for Architectural Copper
Lle-W.1". qc, RM9 famnucity_
Protect water quality during installation, cleaning, treating, and washing!
Copper from Buildings May Harm Aquatic Life
Copper can harm aquatic life in San Francisco Bay. Water that comes
into contact with architectural copper may contribute to impacts,
especially during installation, cleaning, treating, or washing. Patination
solutions that are used to obtain the desired shade of green or brown
typically contain acids. After treatment, when the copper is rinsed to
remove these acids, the rinse water is a source of pollutants.
Municipalities prohibit discharges to the storm drain of water used in the
installation, cleaning, treating and washing of architectural copper.
Building with copper
gutter and drainpipe.
Use Best Management Practices (BMPs)
The following Best Management Practices (BMPs) must be implemented to prevent prohibited
discharges to storm drains.
During Installation
• If possible, purchase copper materials that have been pre-patinated at the factory.
• If patination is done on -site, implement one or more of the following BMPs:
o Discharge the rinse water to landscaping. Ensure that the
rinse water does not flow to the street or storm drain.
Block off storm drain inlet if needed.
o Collect rinse water in a tank and pump to the sanitary
sewer. Contact your local sanitary sewer agency before
discharging to the sanitary sewer.
o Collect the rinse water in a tank and haul off -site for
proper disposal.
• Consider coating the copper materials with an impervious
coating that prevents further corrosion and runoff. This will
also maintain the desired color for a longer time, requiring
less maintenance.
Storm drain inlet is blocked to prevent
prohibited discharge. The water must be
pumped and disposed of properly.
During Maintenance
Implement the following BMPs during routine maintenance activities, such as power washing the roof,
re-patination or re -application of impervious coating:
• Block storm drain inlets as needed to prevent runoff from entering storm drains.
• Discharge the wash water to landscaping or to the sanitary sewer (with permission from the local
sanitary sewer agency). If this is not an option, haul the wash water off -site for proper disposal.
Protect the Bay/Ocean and yourself!
If you are responsible for a discharge to the storm drain of non-
stormwater generated by installing, cleaning, treating or washing
copper architectural features, you are in violation of the municipal
stormwater ordinance and may be subject to a fine.
Contact Information
The San Mateo Countywide Water Pollution Prevention Program lists municipal stormwater contacts at
www.flowstobay.org (click on "Business", then "New Development", then "local permitting agency").
FINAL February 29, 2012
RESOLUTION APPROVING NEGATIVE DECLARATION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that
WHEREAS, a Negative Declaration has been prepared and application has been made for
Design Review for a new single -story single family dwelling and detached garage at 19 East
Carol Avenue Zoned R-1 Tony Leung property owner, APN: 028-302-170;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
August 27, 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
1. 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 negative declaration, per Negative Declaration No. ND-565 P is hereby approved.
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
1, , 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 27th day of August, 2012 by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Negative Declaration and Design Review
19 East Carol Avenue
Effective September 6, 2012
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped July 30, 2012, sheets A.1 through G.1, L.1, L.2 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 staff);
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 Engineering Division's June 14, 2012 memo, the Building
Division's June 8, 2012 memo, the Park Division's July 10, 2012 memo and June 12,
2012 memo, the Fire Division's June 4, 2012 memo, and the Stormwater Division's
June 4, 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 Negative Declaration and Design Review
19 East Carol Avenue
Effective September 6, 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
a BURLINGAME, CA 94010
650
PH: (650) 558-7250 •FAX: ( ) 696-3790
www.burlingame.org
Site: 19 EAST CAROL AVENUE
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, AUGUST 27,
2012 at 7:00 P.M. in the City Hall Council Chambers, 501
Primrose Road, Burlingame, CA:
Application for Negative Declaration and Design Review
for a new, single -story single family dwelling and
detached garage at 19 EAST CAROL AVENUE zoned
R-1. APN 028-302-170
Mailed: August 17, 2012
(Please refer to other side)
PUBLIC HEARING
NOTICE
City of Burlingame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in 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
PUBLIC HEARING NOTICE
(Please refer to other side)
APPRAISAL REPORT —ASSESSOR'S OFFICE—SAN MATEO COUNTY, CALIFORNIA(/93z)
CODE No. L`_ APPRAISER DATE APPRAISED z./ �-
r OCCUPIED oc u uE/C�
IMPROVEMENTS PERSONAL' LAND
APPR. ASSD. APPR. ASSD. - APPR. ASSD.
I I
i
/ D BLOCK
BLOCK
2 . .1 ... .. } _. ..
LOCATION OF IMPROVEMENTS ON PROPERTY--�- r
On'
STORIES US
NO. OF ROOMS
EXTERIOR WALL FINISH CONDITION
h-%c9
ROOF PITCH CONDITION
i
FOUNDATION
CONCRETE
CONSTRUCTION /
WOOD FRAME
BASEMENT
// EXCAVATED El GRADE LEVEL Cl
NO:✓F (.L'rAc< � U/SCE �r�
GARAGE /L X /7 DOORS 2-
WALLS ROOV FLOOR
YEAR BUILT NEW GOOD MEDIUM POOR
FUNCTIONAL AND ECONOMIC DEFECTS
_ I
3 S
VALUE ESTIMATE —COST APPROACH —EQUALIZING FACTORS
BUILDING COST %GOOo VALUE
J
BASEMENT
GARAGE
,1 Zo s-� 4/
INTERIOR
TRIM -PINE CONDITION
FLOORS-HDW✓ n7 'c'/ CONDITION
WALLS 6 WAINSCOSS CONDITION
CEILINGS ,l�G.A�: ft., CONDITION
i
�:/E�i,'E"c�.c /.�%,E�x,�E i (.tom,•... /yf) '�"'r.�/ v
BATHS —No. / FLOORS
WAINSCOTING WALLS
PLUMBING FIXTURES No. 7
C
SHOWERS
/-C✓�G, iue9 -
LIGHTING FIXTURES-z WIRING
HEATING
WATER HEATER
FIREPLACES
FEATURES /✓E"' /� =cf! 4 3 ��s - �'/°'"&�
/s''�-ss� Iv' -"�o.c->.�a _ .�!'w.aC.c.- x..1� c�srF..✓- Z
OUTBUILDINGS
/
„ �� „ ��
a✓/<7-.N J o.cc-*sEs' _ -3�.c. -,✓ i3uc�-.�:' s-✓ •:ii,r--✓<
TOTAL
7
RENTALS
APPRAISER'S OPINION OF MARKET PRICE
OBTAINABLE FOR PROPERTY i
ADDITIONS
B. P. No. v/ DATES -/-sue AMOUNT S FOR
/c `"�. �t�G Fo 2D ��/=G' •fie eC U�
e-j-f- _ o o -
,f -.'!�,: FG / nTG.✓.rti - !�<. o.e.7 - i c ,
LOT ,SIZE
ZONING APPRAISED
S
-
REMARKS .P Z-
- /l7Ftc/ -�h rrCocK �Fc�.t'- -
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(ALES