HomeMy WebLinkAbout1333 Bernal Avenue - Staff ReportItem No.
Consent Calendar
PROJECT LOCATION
1333 Bernal Avenue
City of Burlingame
Design Review and Special Permit
Address: 1333 Bernal Avenue
Item No.
Consent Calendar
Meeting Date: 08/10/09
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 APN: 026-064-050
Property Owners: Joseph and Rebecca Lambing 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 Section 15301 (e)(1) of the CEQA Guidelines, which states that additions
to existing structures are exempt from environmental review, provided the addition will not result in an increase
of more than 50% of the floor area of the structures before the addition.
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 maximum of 3,380 SF (0.56 FAR).
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
�ot Area: 6000 SF Plans date stam ed: Au ust 3, 2009
EXISTING PROPOSED ' ALLOWED/REQ'D
SETBACKS
Front (1st flr): 22'-6° no change 15'-0" block average
(2nd flr): none 35'-0" 20'-0"
_........ _ _
Side (left): 8'-4" 11'-3" (1S' floor) 4'-0"
7�_$�� �2nd flool')
(right) 3'-8"' no change 4'-0"
_...._... __ _ _. _ __. _
Rear (1st f/r): 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 Permif 1333 Bernal Avenue
1333 Bernal Avenue
Lot Area: 6000 SF Plans date stam ed: Au ust 3, 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.
Design Review Study Meeting: At the Planning Commission design review study meeting on July 27, 2009, the
Commission had several comments and suggestions regarding this project (July 27, 2009, Planning Commission
Minutes). The designer submitted a response letter and revised plans date stamped August 3, 2009. Listed
below are the Commissions' comments and responses by the applicant.
1. Consider a gable venf on the front elevafion of the garage to add inferest; should match gable vent at
front of house.
• A wood gable vent, which matches the gable vent at the front of the house, has been placed on the front
elevation of the garage (see revised Garage Elevations, sheet A-1.2, date stamped August 3, 2009).
2. The windows are not all of fhe same profile on the fronf of the house. Study the window design a bit
more.
Please refer to the applicanYs response and revised building elevations date stamped August 3, 2009 for
a thorough explanation of the window study. Several windows at the front, rear and left sides of the
house were revised to provide a more consistent style throughout the house. On the Front Elevation, the
living room and bedroom windows were revised, as was the style of the front door. On the Rear
Elevation, the master bedroom window design was revised to match the living room window. On the Left
Side Elevation, the second floor bathroom window was enlarged.
3. Generally discourage second-floor decks due fo privacy impacts; at /east contact the neighbors and
ensure that fhey are aware and are provided the opporfunity to voice their opinion. Could the deck
be pulled further away from fhe adjacent property?
Please refer to the applicant's response and attached balcony diagram for a thorough explanation as to
why no changes were made the second floor balcony. The applicant notes that after the design review
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Design Review and Special Permit
1333 Berna/ Avenue
study meeting, the proposed design was discussed with the adjacent neighbors and no objections were
expressed at that time. The attached diagram shows that the proposed second floor balcony would only
accommodate two chairs and a small table.
4. What is fhe material on the front vent? Nofe fhe material on fhe plans.
• The revised Front Elevation notes that the vent at the front of the house is wood.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. Interface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
Findings for Design Review: Based on the findings stated by the Planning Commission in the attached
minutes of their July 27, 2009 meeting, that the proposed addition is a good design, is well integrated into the
existing house and breaks up the massing well, the project is found to be compatible with the requirements of
the City's five design review guidelines.
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;
(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 for the removal that is proposed is
appropriate.
Special Permit Findings for Building Height: Based on the findings stated in the attached minutes of the
Planning Commission's July 27, 2009 meeting, that the increase in height is needed in order to balance the
roofline, that 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, and that the existing finished floor (elevation 38.1') is 6'-10" above average top of curb level
(elevation 31.25'), the Planning Commission is supportive of the Special Permit request and the project is found
to be compatible 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:
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Design Review and Special Permit
1333 Bernal Avenue
that the project shall be built as shown on the plans submitted to the Planning Division date stamped July
1, 2009, sheets A-0, A-0.1, A-1, A-1.1, A-1.4 through A-1.6, A-3, A-5 and A-11, and date stamped August
3, 2009, sheets A-1.2, A-4.1 and A-4.2;
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 basement, first or second floors, or garage, which would
include adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the Chief Building Official's May 29 and July 6, 2009 memos, the City Engineer's
June 9, 2009 memo and the Fire Marshal's and NPDES Coordinator's May 28, 2009 memos 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 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;
8. 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;
9. 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;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR
TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. 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;
11. 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
12. 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.
-4-
Design Review and Special Permit
Ruben Hurin
Senior Planner
c. Daryl Buckingham, designer
Attachments:
ApplicanYs Response to Commission's comments, dated August 3, 2009
Minutes from July 27, 2009 Design Review Study Meeting
Application to the Planning Commission
Special Permit Form
Staff Comments
Sample of Proposed Clay Tile Roofing
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed July 31, 2009
Aerial Photo
1333 Bernal Avenue
-5-
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CITY OF BURLINGAME PLANNING COMMISSION
UNAPPROVED M/NUTES
Monday, July 27, 2009 — 7:00 p.m.
City Council Chambers — 501 Primrose Road
Burlingame, California
IX. DESIGN REVIEW STUDY ITEMS
CommissionerAuran indicated that he would recuse himself from participating in the discussion regarding
Agenda Item 3(1333 Bernal Avenue) because he lives within 500' of the project site; he left the Council
Chambers (and the meeting).
3. 1333 BERNAL AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR A FIRST AND
SECOND STORY ADDITION TO A SINGLE FAMILY DWELLING (DARYL BUCKINGHAM, APPLICANT
AND DESIGNER; AND JOSEPH AND REBECCA LAMBING, PROPERTY OWNERS) STAFF CONTACT:
RUBEN HURIN
Reference staff report dated July 27, 2009, with attachments. Senior Planner Hurin briefly presented the
project description. There were no questions of staff.
Acting Chair Vistica opened the public comment period.
Daryl Buckingham, 338 Ridge Road, San Carlos; represented the applicant.
The Special Permit is requested in order to balance the roofline; are not intending to over-extend the
height.
Commission comments:
■ Encouraged extending the fascia on the left side of the garage; will create a balance. Perhaps
consider an adequate space to ensure ongoing maintenance. (Buckingham — property owner chose
to install the garage on the property line; can't be seen from the street. Hurin — clarified that the
fascia can't be extended beyond the property line.)
■ Noted that the washer-dryer are close to the dining room, is this desirable? (Buckingham — chose to
install them behind doors since space is limited.)
■ Consider a gable vent on the front elevation of the garage to add interest; should match gable vent
at front of house. A gab/e vent has been added to the garage to match the vent on the front of
the house.
■ With respect to the balcony off of the master bedroom; have had concerns expressed by neighbors
in the past regarding privacy impacts; have conversations occurred with the neighbor?
(Buckingham — the neighbor's home is large and bulky, plus that is the driveway side; more room
than it appears; kept the balcony small.)
■ With respect to windows; what type of windows are to be installed? (Buckingham — aluminum-clad
wood framed. Some deteriorated windows will be replaced with replicas.) The windows are not all
of the same profile on the front of the house. (Buckingham — likes the variety. All of the windows
will be simulated, true divided-light windows.) Study the window design a bit more. The front door,
dining room window and living room windows on the front of the house were existing.
Replacing the living room windows and front door was nof originally planned as part of this
project. Because of the age of the pair of arched living room windows they will need to be
replaced at some point. Given the request to study the window design more we have
revisited the front living room windows and front door and decided to replace these as well,
The new windows on the front of the house have been revised to be more consistenf in
CITY OF BURLINGAME PLANN/NG COMMISSION — Unapproved Minufes July 27, 2009
theme and maintain consistency of the sfy/e used throughout the house. We have a/so
revised windows on fhe drive-way side and rear of the home to be consistent in theme. The
windows are high quality, energy efficient and low maintenance.
Nice project; mass broken up well.
Generally discourage second-floor decks due to privacy impacts; at least contact the neighbors and
ensure that they are aware and are provided the opportunity to voice their opinion. (Buckingham —
limited sunny spaces on the lot; were attempting to create opportunities within the design.) Could
the deck be pulled further away from the adjacent property? The terrace cannot be pulled away
from fhe north neighbor because it is on existinq first floor roof. This master bedroom
terrace allows room for two chairs and a small table with some potted plants or a chaise
lounge. The access to this terrace is only through the master bedroom and is not accessed
by more public (e.g. kitchen, family room) areas of the home. As such it is not intended to be
a high traffic or use area. This terrace overlooks the homeowners' back yard and lower deck
and only has approximately eight feet of exposure to the neighbor to the north. The north
side parapet wall was heightened and designed solid instead of wrought iron railing fo help
maintain privacy between the homes. The proposed second story addition was discussed
wifh fhe neighbors on both sides and they voiced no objecfion. These neighbors were a/so
notified by mail and the signage in the front yard and did not voice an objection fo the
homeowner or appear at the planning commission hearing. Following the first planning
commission meeting we have discussed the design with the neighbors on both sides again.
There are still no objections voiced.
What is the material on the front vent? Note the material on the plans. (Buckingham — wood.)
Material has been noted on the plans.
'� ,... _._ ..
Public comments:
■ None. ��
There were no other comments from the floor and the public hearing was closed.
Commissioner Brownrigg made a motion to place the item on the Consent Calendar when complete.
This motion was seconded by Commissioner Lindstrom.
Discussion of motion:
None.
Acting Chair Vistica called for a vote on the motion to place this item on the Consent Calendar when plans
have been revised as directed. The motion passed on a voice vote 4-0-1-2 (CommissionerAuran recused.
Commissioners Terrones and Yie absent). Appeal procedures were advised. The Planning Commission's
action is advisory and not appea/able. This item concluded at 7:37 p.m.
2
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CITY OF BURLINGAME PLANNING COMMISSION
UNAPPROVED M/NUTES
Monday, July 27, 2009 — 7:00 p.m.
City Council Chambers — 501 Primrose Road
Burlingame, California
IX. DESIGN REVIEW STUDY ITEMS
CommissionerAuran indicated that he would recuse himself from participating in the discussion regarding
Agenda Item 3(1333 Bernal Avenue) because he lives within 500' of the project site; he left fhe Council
Chambers (and the meeting).
3. 1333 BERNAL AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR A FIRST AND
SECOND STORY ADDITION TO A SINGLE FAMILY DWELLING (DARYL BUCKINGHAM, APPLICANT
AND DESIGNER; AND JOSEPH AND REBECCA LAMBING, PROPERTYOWNERS) STAFF CONTACT:
RUBEN HURIN
Reference staff report dated July 27, 2009, with attachments. Senior Planner Hurin briefly presented the
project description. There were no questions of staff.
Acting Chair Vistica opened the public comment period.
Daryl Buckingham, 338 Ridge Road, San Carlos; represented the applicant.
The Special Permit is requested in order to balance the roofline; are not intending to over-extend the
height.
Commission comments:
■ Encouraged extending the fascia on the left side of the garage; will create a balance. Perhaps
consider an adequate space to ensure ongoing maintenance. (Buckingham — property owner chose
to install the garage on the property line; can't be seen from the street. Hurin — clarified that the
fascia can't be extended beyond the property line.)
■ Noted that the washer-dryer are close to the dining room, is this desirable? (Buckingham — chose to
install them behind doors since space is limited.)
■ Consider a gable vent on the front elevation of the garage to add interest; should match gable vent
at front of house.
■ With respect to the balcony off of the master bedroom; have had concerns expressed by neighbors
in the past regarding privacy impacts; have conversations occurred with the neighbor?
(Buckingham — the neighbor's home is large and bulky, plus that is the driveway side; more room
than it appears; kept the balcony small.)
■ With respect to windows; what type of windows are to be installed? (Buckingham — aluminum-clad
wood framed. Some deteriorated windows will be replaced with replicas.) The windows are not all
of the same profile on the front of the house. (Buckingham — likes the variety. All of the windows
will be simulated, true divided-light windows.) Study the window design a bit more.
■ Nice project; mass broken up well.
■ Generally discourage second-floor decks due to privacy impacts; at least contact the neighbors and
ensure that they are aware and are provided the opportunity to voice their opinion. (Buckingham —
limited sunny spaces on the lot; were attempting to create opportunities within the design.) Could
the deck be pulled further away from the adjacent property?
■ What is the material on the front vent? Note the material on the plans. (Buckingham — wood.)
C/TY OF BURLINGAME PLANNING COMMISS/ON — Unapproved Minufes July 27, 2009
Public comments:
■ None.
There were no other comments from the floor and the public hearing was closed.
Commissioner Brownrigg made a motion to place the item on the Consent Calendar when complete.
This motion was seconded by Commissioner Lindstrom.
Discussion of motion:
■ None.
Acting Chair Vistica called for a vote on the motion to place this item on the Consent Calendar when plans
have been revised as directed. The motion passed on a voice vote 4-0-1-2 (CommissionerAuran recused.
Commissioners Terrones and Yie absent). Appeal procedures were advised. The Planning Commission's
action is advisory and not appealable. This item concluded at 7:37 p.m.
2
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMNiISSION
Type of application:
�l Design Review ❑ Variance
❑ Conditional Use Permit C� Special Permit
PROJECT ADDRESS:
� Parcel #: � �� ^' (,�� ¢ —�
❑ Other:
O Please indicate the contact person for this project
APPLICANT project contact person ❑
OK to send electronic copies of documents ❑
Name: ��1-`{��� � �`�� ��
Address ?J?%� ��� a
City/State/Zip: 4KI� �%�Y'w�l,�` , � ����
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ARCHITECT/DESIGNER pro�ect contact person ❑
OK to send electronic copies of documents ❑
Name: �
Address:
City/State/Zip:
Phone:
Fax:
E-mai!:
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PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents ❑
Name: ��C� � �,��'�t .4��'�f4'"��
Address: � �%�i � �i
City/State/Zip: ���-u����yy�-i-/�/� _� � �
Phone: � � '' y� �Q (!�
Fax:
E-mail:
�* Burlingame Business License #: 2�"2� S
PROJECi" DESCRIPTION:
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 i.
Applicant's signature: Date: � !/ l/
I am aware of the proposed�.pli.ca ' n and hereby aut rize the above applicant to submit this applicatio ta�tF�e,l?larining• -��
_ � L ��:. �
Commission. � � ���,�, ,'b,_,',�
Property owner's signatu . Date: J'a� -O 1
����z� �09
Date submitted:
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,k Verification that the project architecUdesigner has a valid Burlingame business license will be requir���by:the�T.
Finance Department at the time application fees are paid.
❑ Please mark one box above with an X to indicate the contact person for this project. S:�Handouts�PC Application 200s-B.handout
This Space for CDD
Staff Use Only
Project Description:
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Key:
Abbreviatio
CUP
DHE
DSR
E
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SFD
SP
Conditional Use Permit
Declining Height Envelope
Design Review
Existing
New
Single Family Dwelling
Special Permit
Ciry of Burlingame • 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. � � �Jl,� ��' r�U�l �l � �l
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1. Explain why the blend ofmass, scale and dominantstructural characteristics ofthe
new construction or addition are consistent with the existing structure's design and
with the existing street and neighborhood. .�-�,��j a�'� �� ?,�p� �� �n,�
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2. Explain how the variety of roof line, facade, exterior finish materials and elevations
of the proposed new structure or addition are consistent with the existing sfructure,
street and neighborhood. -{'� �,�j�, �h (�.�rn� u�� �"'`J���;���(,��..
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adopted by the ci�y (C.S. 25.57)?
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structure or addition is necessary and is consistent w' e city's reforestation
requirements. What mifigation is proposed for the oval of any trees? Explain
why this mitigation is appropriate. �' ,�� �� �,A„ . a��
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Rev. 07.2008 �e� ��e r��lanation of above questions. SPECIAL.PERMIT.APP.FORM
L `
City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orn
1. Explain why the blend of mass, sca/e and dominant structural
characteristics of the new construction or addition are consistent with fhe
existing structure's design and with the existing sfreet and neighborhood.
How will the proposed structure or addition affect neighboring properties or structures on those properties? If neighboring
properties will not be affected, state why. Compare the proposed addition fo the mass, scale and characteristics of
neighboring properties. Think about mass and bulk, landscaping, sunlighUshade, views from neighboring properties.
Neighboring properties and structures include those to the right, left, rear and across the street.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the
structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other structures in the
neighborhood or area.
2. Explain how fhe variety of roof line, facade, exterior finish materials and
elevations of the proposed new structure or addition are consisfent wifh the
existing structure, street and neighborhood.
How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? If it
does not affect aesthetics, state why. Was the addition designed to match existing architecture and/or pattern of
development on adjacent properties in the neighborhood? Explain why your proposal fits in the neighborhood.
How will the structure or addition change the character of the neighborhood? Think of character as the image or tone
established by size, density of development and general pattern of land use. If you don't feel the character of the
neighborhood will change, state why.
3. How will the proposed projecf be consistent with the residenfial design
guidelines adopted by the city?
Following are the design criteria adopted by the City Council for residential design review. How does your project meet
these guidelines?
1. Compatibility of the architectural style with that of the exisiing 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.
4. Explain how the removal of any frees located within the footprint of any new
structure or addition is necessary and is consistent with fhe city's
reforestation requirements. What mitigation is proposed for the removal of
any trees? Explain why this mitigration is appropriafe.
Will any trees be removed as a result of this proposal? If so, explain what type of trees will be removed and if any are
protected under city ordinance (C.S. 1 i.06), why it is necessary to remove the trees, and what is being proposed to replace
any trees being removed. If no trees are to be removed, say so.
__
Project Comments
Date:
July 1, 2009
To: ❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From: Planning Staff
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
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:
�; Project Comments
�
Date:
To:
From:
May 27, 2009
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arhorist
(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
dweliing and Special Permit for building height at 1333 Bernal,
zoned R-1, APN: 026-064-050
Staff Review: June 1, 2009
'f )~9n the plans specify that this project will comply with the 2007 California Building
� �Codes (CBC).
� 2) !Per 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.orq/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 construction begins. A new Certificate
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.
��8�.:-Provide a complete demolition plan that indicates the existing walls, walls to be
demolished, new walls, and a leqend. NOTE: The Demolition Permit will not
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.enerqy.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�1ndicate 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)
� � 14.}F�ooms 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.
_._ .
_. _
^ .__._. _ - -----.._
Reviewe�by: -- ' - � Date: _S" ���,� 9
�
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
0 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
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: �.-� l� Date: �� �Y'��o�
��F
Project Comments
Date:
To:
From:
May 27, 2009
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
0 City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7273
� Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
0 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: ��
�
�Date: �J �� ��
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Stormwater Pollution Prevention Program
Pollution Preventior� — It's Part of the Plan
It is your responsibility to do the job right!
Runoff from sh-eeu and other paved azeas is a major source ofpollution in local creeks, San Francisco Bay and the Pacific Ocean.
Conshuction activiries can direcdy affect the health of our waters unless con�actors and crews plan ahead to keep dirt, debris, and other
conshuction waste away from storm drains and creeks. Following these guidelines will ensure your compliance witl� local stormwater
ordinance requirements. Remember, ongoing monitoring and maintenance of installed controLs is ccucial to proper implementahion.
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RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW
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
Design Review and Special Permit for Heiaht for a first and second story addition to a sinple
family dwellinq and new detached qaraqe at 1333 Bernal Avenue, zoned R-1, Joseph and
Rebecca Lambing, property owners, APN: 026-064-050;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
Auqust 10, 2009, 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: 15301 Class
1(e)(1) - additions to existing structures provided the addition will not result in an
increase of more than 50% of the floor area of the structures before the addition, is
hereby approved.
2. Said Design Review and Special Permit are approved subject to the conditions set forth
in Exhibit "A" attached hereto. Findings for such Design Review and 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 10th dav of Auaust, 2009 by the
following vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review and Special Permit.
1333 Bernal Avenue
Effective August 20, 2009
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped July 1, 2009, sheets A-0, A-0.1, A-1, A-1.1, A-1.4 through A-1.6, A-3, A-5
and A-11, and date stamped August 3, 2009, sheets A-1.2, A-4.1 and A-4.2;
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 basement, first or second floors, or
garage, which would include adding or enlarging a dormer(s), shall require an
amendment to this permit;
4. that the conditions of the Chief Building Official's May 29 and July 6, 2009 memos, the
City Engineer's June 9, 2009 memo and the Fire Marshal's and NPDES Coordinator's
May 28, 2009 memos 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 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;
8. 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;
9. 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;
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review and Special Permit.
1333 Bernal Avenue
Effective August 20, 2009
Page 2
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. 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;
11. 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
12. that prior to final inspection, Planning Division staff will inspect and note compliance of
the architectural details (trim materials, window type, etc.) to verify that the project has
been built according to the approved Planning and Building plans.
. CITY OF BURLINGAME
, COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
�` � BURLINGAME, CA94010 ��� �t�f�� y�
;��� � ^�ir��- -- _ � s-
`�"'� - . PH: (650) 558-7250 • FAX: (650) 69�f- �`
www.burlingame.org 4 ;,•�=;�;k � ;�
r_ � �� •`�r' � i
�}���'� _
��:
,t „ � _yk,.• P-.n6,•� p'p •
Site: 1333 BERNAL AVENUE
� �Q.2��
t�:7aiia� Fr�r:� '-+'.:1���1+_.
� s� �ny-epr�
The City of Burlingame Planning Commissian announces pUBLIC HEARING
the following public hearing on MONDAY, August NOTICE
10, 2009 at 7:00 P.M. in the City Hall Council
Chambers, 501 Primrose Raad, Burlingnme, CA:
Application 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-l. APN 026-064-050
Mailed: July 31, 2009
(Please refer to other side)
Citv of Burlinqame
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 haaring,
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)
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