HomeMy WebLinkAbout1333 Bernal Avenue - Staff Report (2)Item No. 3
Design Review Study
PROJECT LOCATION
1333 Bernal Avenue
City of Burlingame
Design Review and Special Permit
Address: 1333 Bernal Avenue
Item No. 3
Design Review Study
Meeting Date: 04/28/08
Request: Design Review and Special Permit for Height for a first and second story addition to a single family
dwelling and new detached garage.
Applicant and Designer: Daryl Buckingham
Property Owners: Joseph and Rebecca Lambing
General Plan: Low Density Residential
APN: 026-064-050
Lot Area: 6000 SF
Zoning: R-1
Project Description: The existing one-story house with a detached single-car garage contains 2,101 SF (0.35
FAR) of floor area and has three bedrooms. The applicant is proposing a 68 SF first floor addition and a new
1,106 SF second floor. With the proposed first and second story addition, the floor area will increase from 2,101
SF (0.35 FAR) to 3,373 SF (0.56 FAR) where the Zoning Code allows a m� imum of 3,380 SF (0.56 FAR).
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A Special Permit is required for Height (33'-6" proposed where 30'-0" is the maximum allowed). The portion of
the roof which extends above the 30'-0" height limit is the peak of the roof along the middle of the house.
Planning staff would also note that the existing finished floor (elevation 38.1') is 6'-10" above average top of curb
level (elevation 31.25'); the lot slopes upwards from the curb to the front of the house and then slowly levels out
towards the rear property line.
With the addition, the number of bedrooms will be increasing from three to four. Two parking spaces, one of
which must be covered, are required on site. The existing detached single-cargarage (13'-2" x 19'-3", 253 SF) is
nonconforming in length and will be replaced with a new detached single-car garage (15' x 24', 360 SF). One
uncovered parking space is provided in the driveway (9' x 20'). All other Zoning Code requirements have been
met. The applicant is requesting the following applications:
■ Design Review for a first and second story addition to a single family dwelling and new detached garage
(CS 25.57.010); and
■ Special Permit for Height (33'-6" proposed where 30'-0" is allowed) (CS 25.28.060).
1333 Bernal Avenue
Lot Area: 6000 5F Plans date stam ed: Jul 1, 2009
EXISTING PROPOSED ALLOWED/REQ'D
SETBACKS
Front (1sf flr): 22'-6" no change 15'-0" block average
(2nd flr): none 35'-0" 20'-0"
_ ............._._...._............._..__..---__-----...___.....__._.._........._.........__.._.....__..................__........_......_ _....._........__._...._.._..._....,...._.._......_...._...__....___............_......_........._._...._..._._._._._...__....__.._......;.._.._.._._.__....._.................__.._._.................._........_.._............_..............._.._._...
Side (left): 8'-4" 11'-3" (1St floor) 4'-0"
7'-8" (2�d floor) �
------- --_ .—_.._......ir�9ht,J..�.........._ ..........................._.__._3'-8"_'_. _ ', no change_._..---......._ _' 4'-0,.
Rear (1st flr): 36'-0" no change 15'-0"
(2nd flr): none 37'-0" 20'-0"
' Existing nonconforming right side setback (3'-8" existing where 4'-0" is the minimum required).
Design Review and Special Permit 1333 Bernal Avenue
1333 Bernal Avenue
Lot Area: 6000 SF Plans date stam ed: Jul 1, 2009
EXISTING PROPOSED ALLOWED/REQ'D
Lot Coverage: 2153 SF 2389 SF ' 2400 SF
35.8% 39.8% 40%
FAR: 2101 SF 3373 SF 3380 SF 2
0.35 FAR 0.56 FAR 0.56 FAR
# of bedrooms: 3 ' 4 ---
Parking: 1 covered ; 1 covered 1 covered
(12'-6" x 18'-6") 3 (14' x 23') (10' x 20')
1 uncovered 1 uncovered 1 uncovered
(9' x 20') (9' x 20') (9' x 20')
_....._ ............._...................... _._.....___.........._.........___..._._.....___ _----._....._._.
__ ............................._....................._......................._....._.._......_....................._............................._.......� .........._......................................................_.......---- - - ----------
Height: 20'-9" � 33'-6" 4 ; 30'-0"
DH Envelope: complies complies see CS 25.28.075
;
z (0.32 x 6000 SF) + 1100 SF + 360 SF = 3380 SF (0.56 FAR)
3 Existing nonconforming covered parking space length (18'-6" existing where 20' is the minimum required).
4 Special Permit for Height (33'-6" proposed where 30'-0" is allowed).
Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer and NPDES
Coordinator. The City Arborist had no comments.
Ruben Hurin
Senior Planner
c. Daryl Buckingham, designer
Attachments:
Application to the Planning Commission
Special Permit Form
Staff Comments
Sample of Proposed Clay Tile Roofing
Notice of Public Hearing — Mailed July 17, 2009
Aerial Photo
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BURLINGAME
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PR{MROSE ROAD • BURLINGAME, CA 9401 O
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMNiI�SION
Type of application:
Ll Design Review ❑ Variance ❑ Parcel #: �.�� �y� �" ��(�7 ¢ `��L��
❑ Conditional Use Permit E� Special Permit ❑ Other:
PROJECT ADDRESS:
� Please indicate the contact person for this project
APPLICANT project contact person ❑
OK to send electronic copies of documents ❑
Name: ��������
Address: ?j�%�'�'���'�
City/State/Zip: � � �/I�t"v�� , �` , � �� ��
Phone: �����q"' ��,�i�
Fax: � � l0� � l � ��
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PROPERTY OWNER project contact person ❑
� OK to send electronic copies af documents ❑
Name: �� � �.�� �%��ff/�'
Address: � y%�% � ����
city/State/Zip: � (�, f���� �/�/%� 1 J �
Phone: ��j � Z� �Q (!�
Fax:
E-mail: , m �m E-mail:
ARCHITECT/DESIGNER project contact person ❑
OK to send electronic copies of documents ❑
Name: v�/��� � � ��i�/ •
Address:
City/State/Zip:
Phone:
Fax:
E-mail:
AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
�est of my knowledge and i.
z��liGanf'c cjr�na�t{�rg� I Il�±n• �' / � �/���
am aware of the proposed appiication and hereby,auti�rize the above applicant to submit this application to the.Planning
:ommission. " � � � --i � f'�: � . ___
�roperty owner's signatu�eT` �' �c�--c�-,-- -�� Date: ,J '�� �O O �
, � ;it�:�
Date submitted:
.._ _ _. ._t;�jc:
k F nan'cetDepartment at the timehappl� atlon fees are pa d Burlin ame business license witl be re uired
p 1 g 9 q by the r
7 Please mark one box above with an X to indicate the contact person for ihis project. S:1Handouts\PC Applicaiion 2008-B.handout
� Burlingame Business License #: 242-�� _
City of Buriingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orq
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CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION
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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 request.
Please type or write neatly, i ink. Refer to th back of this form for as ist ce w th these �
stions. � � ��'l %�I ' �fG�'�r�Util �, �7� �
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1. Explain why the blend ofmass, sca/e and dominant structural characteristics of fhe
new construction or addition are consisfent with the exisfing strucfure's design and
with the exisfing street and neighborhood, .�.�yej ay'� �('� ��p� �j�j rn.�
h���jbt {�• �?.1.��� �h P� �h� a�. ?r �a � � 2� �' ac��l�
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2. Ex lain how the variet of roof line, facade, exterior finish materials and�evations
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of the proposed new strucfure or addition are consisfent with the exisfing structure,
street and neighborhood. -� h p��,�j�, �(fy ��rn� ���� �����
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3. �Hyo��vElY'tKe �rep� �ro ec !�e cor��istent :vith �he resicle�rtial a►e�i�n guia►e!ine�
adopted by the city (C.S. 25.57)?
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4. Explain how the removal of any trees located wit in the foot '
structure or addition is necessary and is consistenf wi e city's reforestation
requirements. �i�i/h�f mifigatic�n is pra�ase� f�r �f�e r;��a; �f a;�y t; e�s? �xR;ai,n
why ihis miTigation is appropriaie. ��� �OVI �(,-�'�j/j %(�,Q� G�� °tJ
h.o �� �D �i r�y� � ��� -�� �� r�'���� �n ���e -�'l�iw
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Rev. 07.2008 �/0� ��e r�q�e„x�lanation of above questions. SPECIAL.PERMIT.APP.FORM
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x Project Comments
�.
Date:
To:
From:
July 1, 2009
❑ 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
Planning Staff
Subject: Request for Design Review and Special Permit for height for a first
and second story addition to a single family dwelling at 1333 Bernal
Avenue, zoned R-1, APN: 026-064-050.
S�aff Review:
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Project Comments
Date:
To:
From:
May 27, 2009
❑ City Engineer
(650) 558-7230
X Chief Buiiding Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review for second story addition to single family
dwelling and Special Permit for building height at 1333 Bernal,
zoned R-1, APN: 026-064-050
Staff Review: June 1, 2009
���9n the plans specify that this project will comply with the 2007 California Building
�--�Codes (CBC).
� 2)1Per the City of Burlingame's adopted Resolution, applications received after
`�January 1, 2009 must complete a"GreenPoint Rated Checklist". The GreenPoint
Rated Checklist, and other information regarding the City's Green Building
requirements, can be found on the City website at the following URL:
http://www.burlinqame.org/Index.aspx?paqe=1219 or Contact Joe McCluskey at
650-558-7273.
3) Anyone who is doing business in the City must have a current City of Burlingame
business license.
4) Provide fully dimensioned plans.
5) Provide existing and proposed elevations.
6) This project will be considered a New Building because, according to the City of
Burlingame Municipal code, "when additions, alterations or repairs within any
twelve-month period exceed fifty percent of the current replacement value of an
existing building or structure, as determined by the building official, such building
or structure shal� 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.
7) Due to the extensive nature of this construction project the Certificate of
Occupancy will be rescinded once consiruction begins. A n�w Ceriificate
of Occupancy will be issued after the project has been finaled. No
occupancy of the building is to occur until a new Certificate of Occupancy
has been issued.
r
�` 8�.�rovide a complete demolition plan that indicates the existing walls, walls to be
demolished, new wa l ls, an d a legen d. N O T E: T he Demo li tion Permi t wi l l no t
be issued until a Building Permit is issued for the project.
9) Comply with the 2005 California Energy Efficiency Standards for low-rise
residential / non-residential buildings. Go to http://www.energy.ca.gov/title24 for
publications and detaiis.
NOTE: All projects for which a building permit application is received on or after
August 1, 2009 must comply with the 2008 California Energy Efficiency
Standards.
10)Show the distances from all exterior walls to property lines or to assumed
�
�
property lines
11)Show the dimensions to adjacent structures.
12)Obtain a survey of the property lines for any structure within one foot of the
..-property line. (PWE letter dated 8-17-88)
� 13�ridicate on the plans that exterior bearing walls less than five feet from the
pr�perty line will be built of one-hour fire-rated construction. (Table 602)
��oms that can be used for sleeping purposes must have at least one window or
door that complies with the egress requirements. Specify the size and location of
all required egress windows on the elevation drawings.
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 sxterior landings.
18)The fireplace chimney must terminate at least two feet higher than any portion of
the building within ten feet. Sec. 2113.9
NOTE: A written response to the items noted here and plans that specifically
address items 1, 2, 8, 13, and 14 must be re-submitted before this project can
move forward for Planning Commission action.
- -... _.. .
_�.�------- i _. _
,
Reviewedfiy:�.�.11_ -�` � �- Date: ,s" f�2��,��
C/
Project Comments
Date
To:
From:
May 27, 2009
0 City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7273
L"JFire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review for second story addition to single family
dwelling and Speciel Permit for building height at 1333 Bernal,
zoned R-1, APN: 026-064-050
Staff Review: June 1, 2009
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: �� ;Y�-a�
� I',
Project Comments
Date:
To:
From:
May 27, 2009
d City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review for second story addition to single family
dwelling and Special Permit for building height at 1333 Bernal,
zoned R-1, APN: 026-064-050
Staff Review: June 1, 2009
1. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system.
2. A property boundary survey by a licensed land surveyor/engineer is required
for any work within one foot of property line. Property corners are also
required to be set in the field.
3. The project shall, at its own cost, design and construct frontage public
improvements including curb, gutter, sidewalk, driveway and other necessary
appurtenant work.
4. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 6/09/2009
Project Comments
Date
To:
From:
May 27, 2009
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7273
� Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review for second story addition to single family
dwelling and Special Permit for building height at 1333 Bernal,
zoned R-1, APN: 026-064-050
Staff Review: June 1, 2009
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 during construction.
Include a list of BMPs and an erosion and sediment control measures plan, as
project notes, when submitting plans for a building permit. Please see attached
brochures for guidance. The attached brochure may also be downloaded directly
from flowstobay.org.
For additional assistance, contact Kiley Kinnon, Stormwater Coordinator, at (650)
342-3727.
Reviewed by: �
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Stonnwater Pollution Prevention Progratn
Pollution Prevention — It's Part of the Plan
Ii is your responsibility to do the j ob right!
Runoff from streets and other paved azeas is a majot source ofpollution in local creeks, San Fiancisco Bay and the Pacific Ocean.
Conshuction activities can d'ucctly affect the heatth of our waters unless conhactors and crews plan ahead to keep d'ut, debris, and other
wnstruction waste away from storm drains and creeks. Following these guidelines will ensure your compliance with local stormwater
ordinence requirements. Remembei; ongoing monitoring and maintenance of installed controls is crucial to proper implementation.
Heavy Earth-Moving Roadwork & Paving F resh Conc�+ete Painting & Application
Equipment Activities &c Mortar Application of Solvmis 8c Adhesives
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Old Worltl, 1/3 #1, #2, #3
(Forma(ly Qld Worid Bientl)
60°�o Turino Blend. 40°la Carmei Blend
. CITY OF BURLINGAME
� COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
*� _-�-r�-3 _ ; �-•�-
BURLINGAME, CA 94010 - '- =' -
- PH: (650) 558-7250 • FAX: (650) ` ` .�9�+
- www.burlingame.org ¢�; �,;.�'�� �
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Site: 1333 BERNAL AVENUE
� � �� .�� �s
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1 iS �t��T,�i��
The City of Burlingame Planning Commission announces pUBLIC HEARING
the following puhlic hearing on MONDAY, July 27, NOTICE
2009 at 7:00 P.M. in the City Hall Council Chambers,
501 Primrose Raad, Burlingame, CA:
Application for Design Review for a first and second
story addition to a single family dwelling at 1333
BERNAL AVENUE zoned R-l. APN 026-064-050
Mailed: July 17, 2009
(Pfease refer to other sideJ
Citv 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
PI�BLIC HEAItING NOTICE
(Please refer to other side)
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City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Address: 1333 Bernal Avenue
Plans: July 1, 2009
_ _ _ _.. .. _.._........
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Page 1 of 1
CD/PLG-Hurin, Ruben
From: CD/PLG-Hurin, Ruben
Sent: Thursday, June 25, 2009 8:34 AM
To: 'darylbuckingham@yahoo.com'
Subject: 1333 Bernal Ave - Plan Check Comments
Attachments: 1333 Bernal Planning Comments.pdf; 1333 Bernal Division Comments.pdf; Variance
Application.2008.pdf
Daryl,
Attached please find plan check comments from the Planning Division for the proposed project at 1333 Bernal
Avenue, Burlingame. Because additional information and clarification is required, this project is incomplete at this
time. In the comments, you will find requests for additional information and clarification on the plans (items
marked with a ► ).
Also attached are preliminary comments from the Chief Building Official, Fire Marshal, City Engineer, City Arborist
and NPDES Coordinator (Stormwater). Comments from the Planning Division and Chief Building Official
(asterisked items� need to be addresse�rior to Planning Commission review. The remaining comments
can be addressed at time of building permit submittal. Please call the department representative directly if you
have any questions regarding their comments.
Once these items have been addressed on the plans, please submit a written response and two sets of full
size plans for our review.
If you should have any questions, please feel free to call me at (650) 558-7256.
Regards,
Ruben
Ruben Hurin
Senior Planner
Community Development Department - Planning Division
501 Primrose Road
Burlingame, CA 94010
(650) 558-7256 (phone)
(650) 696-3790 (fax)
rh u rin@burl i ngame.org
6/25/2009
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
1333 Bernal Avenue
Description:
Date of Plans
Lot Area
Zoning:
First and Second Story Addition and New Detached Garage
May 27, 2009
6000 SF (50' x 120')
R-1
Please address all comments marked with a"►" symbol.
1. Design Review (Code Section 25.57.010)
• Proposed first and second story addition is subject to Design Review. Application has been submitted.
2. Setbacks (Code Section 25.28.072)
Existing Proposed Allowed/Required
_... _ _; ; _ .._ ...................._......................................;
Front (1 st flr): ; 22'-6" no change 15'-0" or block average
(2nd flr): none 35'-0" 20'-0"
. _..._ _ _.... .. .............. _... _.
� ..� ..... .. ............. ... _. __ __.;
Side (left): ' 8'-4" ; 11 -3 (first floor) 4'-0"
7'-8" (second floor)
(right): ; 3'-8" no change 4'-0"
, _....... , _...... _ . __
__... ;
Rear (1st flr): ; 36'-0" no change 15'-0"
' (2nd flr): ; none 37'-0" 20'-0"
_.... __... _.... .... _... _ .... .... __.._ : ___ .... . . ......... . ....
F ► Show front and rear setback dimensions to new second floor.
3. Lot Coverage (Code Section 25.28.065)
40% x 6000 SF = 2400 SF inaximum allowed
Existing
Lot Coverage: : 2153 SF
35.8%
Proposed
► 2429 SF
40.4%
Allowed/Required
2400 SF
40%
► The proposed project exceeds the maximum allowed lot coverage by 29 SF (calculations attached).
Please reduce the project by 29 SF to comply or apply for a Lot Coverage Variance (complete Variance
form and submit $745 filing fee).
In reviewing your calculations on Sheet A-1.4, it appears that the front porch (45.2 SF) and side porch (23.3
SF) were not included in the lot coverage calculation. Up to 100 SF of porches may be exempt only
from floor area ratio, but are not exempt lot coverage.
1
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
1333 Bernal Avenue
4. Floor Area Ratio (Code Section 25.28.070)
0.32 x 6000 SF + 1100 SF + 400 SF = 3420 SF inaximum allowed 0.57 F
......................................................................�................................._ _....,.............................................._...................................................................,................................._..._....._.....................�..............................
Existing Proposed
Floor Area Ratio: : 2101 SF ► 3436 SF
0.35 FAR 0.572 FAR
Allowed/Required
3420 SF
0.57 FAR
► The proposed project exceeds the maximum allowed floor area by 16 SF (calculations attached). Please
reduce project by 16 SF to comply or apply for a Floor Area Ratio Variance (complete Variance form).
Please note that this calculation includes the front dormer on the second floor because it adds to the mass
and bulk of the building.
► If the ceiling height in the existing utility pit is more than 6'-0", it will need to be added to the floor area
calculation. Please provide cross section through the utility pit and provide ceiling height dimension.
5. Building Height (Code Section 25.28.060)
Average top of curb: (32.3' + 30.2')/2 = 31.25'
Existing: 31.25' + 20.75' = 52.0' (20'-9" above average top of curb)
Proposed: 31.25' + 33.5' = 64.75' (33'-6" above average top of curb)
Allowed: 31.25' + 30' = 61.25' (30'-0" above average top of curb)
• Special Permit required for building height (33'-6" proposed where 30'-0" is allowed). Application for
Special Permit has been submitted.
6. Declining Height Envelope (DHE) (Code Section 25.28.075)
Points of Departure - Left Side: (34.8' + 37.6')/2 = 36.2'
- Right Side: (32.1' + 35.5')/2 = 33.8'
• The proposed project complies with Declining Height Envelope requirements.
► Please remove 14'-0" tall declining envelope line on left and right sides.
7. Parking (Code Section 25.70.030)
Increasing from 3 to 4 bedrooms.
Existing: 1 covered (12'-6" x 18'-6") + 1 uncovered (8'-4" x 20')
Proposed: 1 covered (15' x 24') + 1 uncovered (9' x 20')
Required: 1 covered (10' x 20') + 1 uncovered (9' x 20')
► The minimum required driveway width is 9'-6". Clearly designate (by shading or other marking) the
driveway from the sidewalk to the garage.
2
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
1333 Bernal Avenue
8. Accessory Structure (Code Section 25.60.010j
Replace existing 253 SF detached garage with new 400 SF detached garage.
• Overall height: 14'-8" proposed where 15'-0" is the maximum allowed.
• Plate height: 9'-0" proposed where 9'-0" is the maximum allowed.
• Proposed window is located 10'-0" from property line where 10'-0" is the minimum required.
• Proposed detached garage complies with accessory structure regulations.
9. Miscellaneous
� p j• ► Existing window in living room (adjacent to front entry steps) and existing front dining room window are not
shown on any floor plans. Please show on all floor plans.
� ► Label material on existing chimney.
e ► Existing chimney in living room is not shown on the Front Elevation — please show.
s ► Note material for garage doors (wood, metal, etc.).
► Note size and material of corbels along roof eave of detached garage.
,. ► Note size and material of corbels under second floor cantilevers on Left Side Elevation.
► Note size and material of brackets at second floor gable at front of house and above second floor window
pop-out at rear.
► Provide detail through typical window and trim.
► Add note to building elevations indicating windows will be'simulated true divided lite aluminum clad wood
windows'.
► Provide sample or information sheet from manufacturer for proposed lightweight concrete 'tile' roof.
3
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Address: 1333 Bernal Avenue
Plans: May 27. 2009
' C
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