HomeMy WebLinkAbout1349 Bernal Avenue - Staff Report (2)Item No. 1�
Design Review Study
PROJECT LOCATION
1349 Bernal Avenue
City of Burlingame
Design Review and Special Permit
Address: 1349 Bernal Avenue
Item No. 1�
Design Review Study
Meeting Date: February 24, 2014
Request: Design Review and Special Permit for height for first and second story additions to an existing two-
story house.
Applicant and Designer: Daryl Buckingham
Property Owners: Sonia Wadhawan and Deepak Chugh
General Plan: Low Density Residential
APN: 026-064-010
Lot Area: 6,000
Zoning: R-1
Project Description: There is an existing finro story house with a detached garage on the site. The applicant is
proposing first and second story additions to the existing house. The existing detached garage will not be
altered. With the proposed additions, the floor area will be 3,110 SF (0.52 FAR) where 3,239 (0.54 FAR) is the
maximum allowed on site.
The applicant is requesting a special permit for height for the proposed second story. The height of the existing
house is 29'-7", as measured from the average top of curb to the highest ridge. The proposed addition will be
31'-4" to the highest ridge. The applicant is requesting a special permit for a height between 30'-0" and 36'-0".
The existing house has four bedrooms and the existing detached garage provides one covered parking space
that is non-conforming in length (10' x 17'-5", where 10' x 18' is required for an existing space). With the
proposed additions to the house, the number of bedrooms will not be increased. The detached garage will not
be altered and therefore, the non-conforming covered parking space is not required to meet current code
requirements for parking space length.
The applicant is requesting the following applications:
■ Design review for a second story addition (C.S. 25.57.010,a,2); and
■ Special Permit for Height between 30'-0" and 36'-0". (C.S.25.26.060,a).
1349 Bernal Avenue
Lot Area: 6,000 Plans date stam ed: Februa 11, 2014
EXISTING PROPOSED ALLOWED/REQUIRED
(February 11, 2014 plansl
SETBACKS :
Fronf (1st flr): ;
(2nd f/r); ;
_ _ __...__. _._._.....
Side (left):
(right): ';
Rear (1st flr): ;
(2nd flr): '
Lot Coverage:
_ .............__.._.............._..........._...._.........__ ._. ....__.
FAR: :
16'-4"
39'-1 "
_ ............. _ . . ..... _ ............ .
15'-0 7/8"
4'-5"
49'-6"
55'-5"
___. __._ ..__....
1829 SF
31%
2299 SF
0.33 FAR
No change
47'-5" (to addition
No change
No chanqe
37'-2"
35'-2"
__.
2144 SF
36%
3110 SF
0.52 FAR
15'-0" (or block average)
20'-0"
� .................._................................_..........._..........._..__..._.. . ___...____........ ..
4'-0"
4'-0"
... ..................... _...__. __....... ........_ ._..__ _ ..........__._........_... _.........
15'-0"
20'-0"
;... _ _........._ _._._........_._.._ ..................... ..............
2400 SF
40%
; _ ___ _____... ___ _...__ _......
3239 SF'
0.54 FAR
Design Review and Special Permif 1349 Bernal Avenue
EXISTING PROPOSED ; ALLOWED/REQUIRED
Februa 11, 2014 lans
# of bedrooms: : 4 No change ___
_ _ _.. _ ; __ _ -- _..._ _... _ .
Parking: ; 1 covered, non- No change 1 covered
conforming (10' x 18'), for existing
(10' x 17'-5") 1 uncovered
1 uncovered (9' x 20')
(9' x 20')
, _.._........_ .............._............_.._..................._............:...._...................._....._....._........._ __.............................._.....................................................;......_....__........._......._..............._..........._..........._....._...................._......................
Height: 29'-7" 31'-4" 2 C.S.25.26.060,a
, .............._......._._._._........._............_...................................................................._.........._._...._........_................_.............__._.....................................___......._..._......._...._.....................
DH Envelope: '' Existing second story complies -__
encroaches on the right
side 3
(0.32 x 6000 SF) + 1100 SF + 219 = 3239 SF (0.54 FAR)
Z The applicant is requesting a special permit for a height between 30' and 36'.
' The existing second story encroaches into the declining height envelope on the right side by 79.5 SF (3'-0" x 26'-6").
The proposed second floor addition complies with the declining height envelope.
Staff Comments: See attached memos from the Chief Building Official, Fire Division, Engineering Division,
Parks Division, and Stormwater Division.
Erika Lewit
Senior Planner
c. Daryl Buckingham, applicant
Attachments:
Application to the Planning Commission
Letter of Explanation by the applicant, date stamped October 22, 2013
Special Permit Form for Height
Copy of Survey, date stamped October 22, 2013
Photographs of Neighborhood, 2 sheets, date stamped October 22, 2013
Notice of Public Hearing — Mailed February 14, 2014
Aerial Photo
-2-
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3
BURLINGAME
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
� Design Review ❑/ Variance
❑ Conditional Use Permit �f Special Permit
PROJECT ADDRESS:
0 Please indicate the contact person for this project
APPLICANT project contact person ❑
Name
Addres
OK to send electronic copies of documents ❑
� U �
s: !1.��
City/State/Zip: - CL/9���"��1 �
Phone: (D�� �UJ� � ���
❑ Parcel #:
❑ Other:
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ARCHITECT/DESIGNER project contact person ❑
OK to send electronic copies of documents ❑
Name: ��
Address:
City/State/Zip:
Phone:
Fax:
E-mail:
�Ir Burlingame Business License
Z`� � ` i
��:. � �:. � �� � ��
'2�Olj
-, , -_';�;LINGAME
- ._ _' N� �Nlvi�vG DIV.
- - • � - • • � Ci/��lr,'►�Ii�//L/�'�J:"tl.r/I�%�.�J,I`//.►�1l�il��/I��:i�f►1/II�IC�►�
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AFFADAVITlSIGNATURE: I hereby certi er penalty of perjury that the information given herein is true and correct to the
best of my knowledge and be '
ApplicanYs signature: Date: �V '� J b�
I am aware of the propose pplication and hereby authorize the above applicant to submit this application to the Planning
Commission.
Property owner's signature:_�C>�� � I/ /l .,, Date: � � �
�
Date submitted:
PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents ❑
Name: lijQ� � �It�A�IV�'����%
r� ' ���
Address: �?�/�1 G1T �'
City/State/Zip: %������
Phone:
� i !ill.: ./l�
,t Verification that the project architect/designer has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
❑ Please mark one box above with an X to indicate the contact person for this project. s:�HaN�ours�PcaPP��cor�on zoos.nondouc.doc
DARYL BLJCKINGHAM
ARCHITECTLJRAL / INTERIOR DE51GN
338 RIDGE ROAD
SAN CARLOS, CA 94070
650-364-191 O
DARYLC�DARYLBUCKINGHAr�.COM
October 15, 2013
Re: Planning submittal for Residence @1349 Bernal Ave, Burlingame, Ca
Homeowners: Deepak Chugh and Sonla Wadhawwan
The current residence is a 2 story home w/ 1,330.4 S.F. on the ground floor, and
530 S.F. on the second floor, and the garage is 219 S.F.
The proposed house addition and remodel include a ground floor addition of
529 S.F. and a 2�d floor addition of 630.5 S.F., enclosure of a portion of the
existing front porch for an entry hall, new street entry steps, enlarging the great
room and renovation of or new kitchen and bathrooms.
The new FAR is 2,912.3 S.F. /allowable 3,020. The new ground floor coverage is
1909.7/allowable 2,400.
The existing house has 3 bedrooms and 2 baths, and the proposed house will
have 4 bedrooms and 3 baths.
The existing stucco bungalow is non descript, with a low pitched roof. Previous
additions did not consider the vintage. The addition and remodel will add detail
and character. All windows wiil be replaced to be consistent.
There will be some additional planting of shrubs and ground cover to the front
yard where steps have been removed and new landings are provided and
landscape steps extend to the sidewalk. The existing driveway and garage
remain. No trees will be removed.
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CITY OF E.i_!';i It�GAME
CDD-r �_�;°.t.;�vG DIV.
DARYL BUCKINGHAM ARCHITECTLJRAL / INTERIOR DE51GN
338 RIDGE R�AD SAN CARL❑S, CA 9407❑
650-364-1 91 ❑ DARYLBUCKINGHAM�a YAHOO.COM
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City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlt{��ame.o `� `�,
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.�r � CITY OF BURLINGAME C ���' .,�- �;��;���i�_:�.:;��,'�:
BURL{NGAME SPECIAL PERMIT APPLICATION :�'�-�-f��'.%-:���';'�;'^�:: �'���'.`.
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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 in ink.
Refer to the back of this form for assistance with these questions.
1. Explain why the blend of mass, scale and dominant structural claaracteristics of the new
construction or addition ure consistent witlz tlie existing structure's design and witli the
existing street and nei;lzbor{aood.
�n� �.dM f nav►� �i Im�l� �oa�' I�v��e wll I�b� r.e�e�e� Q v�d �-�.e�d� �/�n�h a�d lnw��! ��.�h h�v�
b�er► addc� -�o ��a�d rna�� tl�. ���1-�v�j�.,�h��hoad h�� I�nv� I��G� znd �-bv�e�i. �hc�
� h 1 d�i re�' 1��7 �-Eiu 'l,�d -Plo�w ��}' �7Gc� -� � �i�'�� �
.���{��► « �rt�nwr� �-I� c� - . � h � . W� ha�� h�d-I�c��
W P/ I(U��Pr Y��IQ��' G I�c( 1 YY��IYDV P.� ��l �koj �u ��i H� Q�D�l �II Z
�uvil��+'' G� ��h � Y�uir2d dar�l� �l�r►e�i.1��1r�d� Gdd� d�c� l �-o �hrea�v� ���►�j -C�c��ti.
2. Explain how the variety of roof line, facade, exterior finish materials and elevations of
tlze proposed new structure or addition are consistent with the existing structure, street
and neiglzbor/:ood. W�, �vG ��,v�d� �e, ��,(-i ►� rno� I� h�e Q v�- �►�i�► �
rnG�ih �h a.���� 5a�►�� a��o yh a� ���� ��.��- ����g �p���.� �a��� ��I ����
h,a�r� �eer► rv�a1 ��� � � �h�o�h �o� {�h � V�r�� o� � � � ��Q h�vn�� �� d�,#� � l , ��
�iY� �.�dt►� d�ti.il a��l �rm � oury- w� c�r� r�rnnvfv� ham.� ��vml��vn wlv�dow
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3. How will the proposed project be consistent with the residential design guidelines
adopted by tlie city (C.S. 25.57)? U,,, . �r � �„ D,�,��� �� �� �I �� r ���,f
l Y'� �• f � �f
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4. Explain laow the re�noval of any trees located within tlze footprint of any new structure or
addition is necessary and is consistent with tlze ciry's reforestation requirements. What
mitigation is proposed for the re�noval of any trees? Explain wliy this mitigation is
appropriate. (� �. �� ��� �u t ll .� r�� � a� I l e� ►�,w �i�.�
� V� "Y/�7���� `W'�l� Y�r� - ���� �'iN" �l�I'�Y/� CjD `�VI � �W` "I���l.�%/ SPECPERM.FRI�1
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BERNAL AVENUE ( 50' )
�0 LAND
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No. 7623
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CONCRETE CURB
3.73 50.0000' 34.7
N55'04'00"W
38.1 � 50.00' ( 36.9
28.1713' �
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4 MAPS 45
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1349 BERNAL AVENUE
BURLINGAME, CALIFORNIA
SAN MATEO COUNTY
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EX ENSION j
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ABBREVIATIONS
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� BLOCK 44
� 4 MAPS 45
X LOT 9 41.5
i B�OCK 44
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�� 6 000 SQ. FT.
� 0.14 ACRES
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�� Project Comments
�
Date:
To:
From:
January 31, 2014
� City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
� Parks Supervisor
(650) 558-7334
� Recycling Specialist
(650) 558-7271
0 Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
0 City Attorney
Erika Lewit, Planning
Subject: revised plans for 1349 Bernal Avenue, zoned R-1, APN: 026-064-
010 - your most recent comments and revised plans are in your In-
Box
Staff Review:
No further comments.
All conditions of approval as stated in all previous reviews of the project will apply to this
project.
� _..._
,
Reviewed by: �""'� ' � ; � Date: 1-31-2014
�
Project Comments
Date:
��
From:
Subject:
Staff Review:
December 30, 2013
� City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
0 Parks Supervisor
(650) 558-7334
Erika Lewit, Planning
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
revised plans for 1349 Bernal Avenue, zoned R-1, APN: 026-064-
010 - original comments and revised plans are in your In- Box
Re-check comment:
��
��6. RESIDENTIAL: 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 elevafion drawin_qs.
2013 California Residential Code (CRC) §R310.
Response not found on the plans.
NOTE: A written response to the ite
item must be re-submitted before tr
Commission action.
�d here and plans that specifically address this
ject can move forward for.. Planning
Reviewed by:� �� ...--��'`"`
�'I�!
: 1-3-2014
58-7270
f
Project Comments
Date:
To:
From:
Subject:
Staff Review:
December 30, 2013
� City Engineer
(650) 558-7230
0 Chief Building Official
(650) 558-7260
0 Parks Supervisor
(650) 558-7334
0 Recycling Specialist
(650) 558-7271
0 Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
0 City Attorney
Erika Lewit, Planning
revised plans for 1349 Bernal Avenue, zoned R-1, APN: 026-064-
010 - original comments and revised plans are in your In- Box
1) The Stormwater Requirements Checklist has been filled out and returned. It
indicates that the project does trigger the new stormwater requirements. The
checklist indicates that measures B.2.b.c.d.e. (patios) will be used to satisfy
requirements (only one measure is required).
2) Other comments included in earlier review should be incorporated during building
permit issuance.
For assistance please contact Stephen D. at 650-342-3727
C� t� ���� ��
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Reviewed by: SD �� Date: 1/6/2014
.�...�
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AN i�lATEO COUNTYWIDE
YJater Pollution
F� evention Program
Stormwater Checklist for Small Projects
Municipal Regional Stormwater Permit (MRP)
Order No. R2-2009-0074 ; Order No. R2-2011-0083
NPDES No. CAS612008
INSERT CITY SPECIFIC INFO HERE
ADDRESS
PHONE
FAX
WEB (for those who allow download etc)
Comp/ete this form for individual single family home projects of any size, other projects that create and/or replace less than 10, 000
square feet of impervious surface, and projects in the foUowing categories that create and/or replace less than 5, 000 square feet of
impervious surface: restaurants, retarl gasoline outlets, auto service facilities', and parking lots (stand-alone or part of another
use).
A. Project Information
A.1 Project Name:
q,2 Project Address:
A.3 Project APN:
B. Select Appropriate Site Design Measures
B.1 Does the project create and/or replace 2,500 square feet or more of impervious surFaceZ? �d Yes ❑ No
� If yes, and the project will receive final discretionary approval on or after December 1, 2012, the project must include one
of Site Design Measures a through f.3 Fact sheets regarding site design measures a through f may be downloaded at
http://www.flowstobay.org/bs new development.php#flyers.
� If no, or the project will receive final discretionary approval before December 1, 2012, the project is encouraged to
implement site design measures4, which may be required at municipality discretion. Consult with municipal staff about
requirements for your project.
B.2 Is the site design measure included in the project plans?
Yes No
Plan
ieet No.
� � a. Direct roof runoff into cisterns or rain barrels and use rainwater for irrigation or
other non-potable use.
❑ b. Direct roof runoff onto vegetated areas.
❑ c. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.
d. Direct runoff from driveways and/or uncovered parking lots onto vegetated areas.
e. Construct sidewalks, walkways, and/or patios with permeable surfaces.
f. Construct bike lanes, driveways, and/or uncovered parking lots with permeable
surfaces.
� �
f� (�'f ❑
❑ �
❑ �
❑ �
❑ �
❑ .�
g. Minimize land disturbance and impervious surface (especially parking lots).
h. Maximize permeability by clustering development and preserving open space.
i. Use micro-detention, including distributed landscape-based detention.
j. Protect sensitive areas, including wetland and riparian areas, and minimize
changes to the natural topography.
k. Self-treating area (see Section 4.2 of the C.3 Technical Guidance)
I. Self-retaining area (see Section 4.3 of the C.3 Technical Guidance)
❑ �
❑ J�
❑ �
m. Plant or preserve interceptor trees (Section 4.1, C.3 Technical Guidance)
� See Standard Industrial Classification (SIC) codes here. . �_
,• � �..::. z.-_..
Z Complete the C.3/C.6 Development Review Checklist if the project is not an individual single family home, and it creates and/or�r Jaces �
10,000 square feet or more of impervious surface; or if it is a restaurant, retail gasoline outlet, auto service facility, o�r'parking iot pio�cYtPFat�"'�
creates and/or replaces 5,000 square feet or more of impervious surface.
3 See MRP Provision C.3.i.
4 See MRP Provision C.3.a.i.(6).
� - .._ . .._ . . . n F ♦
Approved Decemb�r'�;;�2'012
�1,� - d�� � - ��a
Stormwater Checklist for Small Projects
C. Select appropriate source controls (Encouraged for all projects; may be required at municipal discrefion. Consult municipal staff.5)
Are these Features that
features in require source
project? control
measures
�
�
�
�
I
❑
❑
❑
a
❑
❑
❑
No
Storm Drain
Floor Drains
Parking garage
❑ Landscaping
� Pool/Spa/Fountain
�' Food Service
Equipment
(non-
residential)
�' Refuse Areas
�]' Outdoor Process
Activities �
� Outdoor
EquipmenU
Materials
Storage
� Vehicle/
Equipment
Cleanin
� Vehicle/
Equipment
Repair and
Maintenance
❑ � Fuel
Dispensing
Areas
❑ I ,� I Loading Docks
u
�
❑�
Fire Sprinklers
Source control measures
(Refer to Local Source Control List for detailed requirements)
• Mark on-site inlets with the words "No Dumping! Flows to Bay" or equivalent.
• Plumb interior floor drains to sanitary sewer [or prohibit].
■ Plumb interior parking garage floor drains to sanitary sewer.6
■ Retain existing vegetation as practicable.
• Select diverse species appropriate to the site. Include plants that are pest-
and/or disease-resistant, drought-tolerant, and/or attract beneficial insects.
■ Minimize use of pesticides and quick-release fertilizers.
• Use efficient irrigation system� design to minimize runoff.
■ Provide connection to the sanitary sewer to facilitate draining.s
Provide sink or other area for equipment cleaning, which is:
■ Connected to a grease interceptor prior to sanitary sewer discharge.6
• Large enough for the largest mat or piece of equipment to be cleaned.
■ Indoors or in an outdoor roofed area designed to prevent stormwater run-on
and run-off, and signed to require equipment washing in this area.
• Provide a roofed and enclosed area for dumpsters, recycling containers, etc.,
designed to prevent stormwater run-on and runoff.
■ Connect any drains in or beneath dumpsters, compactors, and tallow bin
areas serving food service facilities to the sanitary sewer.s
• Perform process activities either indoors or in roofed outdoor area, designed
to prevent stormwater run-on and runoff, and to drain to the sanitary sewer.s
■ Cover the area or design to avoid pollutant contact with stormwater runoff.
■ Locate area only on paved and contained areas.
■ Roof storage areas that will contain non-hazardous liquids, drain to sanitary
sewers, and contain by berms or similar.
■ Roofed, pave and berm wash area to prevent stormwater run-on and runoff,
plumb to the sanitary sewers, and sign as a designated wash area.
■ Commercial car wash facilities shall discharge to the sanita sewer.s
� Designate repair/maintenance area indoors, or an outdoors area designed to
prevent stormwater run-on and runoff and provide secondary containment. Do
not install drains in the secondary containment areas.
■ No floor drains unless pretreated prior to discharge to the sanitary sewer. 6
■ Connect containers or sinks used for parts cleaning to the sanitary sewer. 6
■ Fueling areas shall have impermeable surface that is a) minimally graded to
prevent ponding and b) separated from the rest of the site by a grade break.
• Canopy shall extend at least 10 ft in each direction from each pump and drain
away from fueling area.
■ Cover and/or grade to minimize run-on to and runoff from the loading area.
■ Position downspouts to direct stormwater away from the loading area.
■ Drain water from loading dock areas to the sanitary sewer.6
■ Install door skirts between the trailers and the building.
• Design for discharge of fire sprinkler test water to landscape or sanitary sewers
�' Miscellaneous ■ Drain condensate of air conditioning units to landscaping. Large air
Drain or Wash conditioning units may connect to the sanitary sewer.s
Water • Roof drains shall drain to unpaved area where practicable.
� Drain boiler drain lines, roof top equipment, all washwater to sanitary sewers.
� Architectural ■ Drain rinse water to landscaping, discharge to sanitary sewer 6, or collect and
Copper dispose properly offsite. See flyer "Requirements for Architectural Copper."
Is source control
measure included
in project plans?
Plan
Yes No Sheet No.
❑ �
❑ �
❑
� � � D.2
❑ ,�
❑
❑ �'
❑ �
❑ .�
❑ �
❑ �
❑ �
❑ �
❑ �
❑ �
❑ ,�
5 See MRP Provision C.3.a.i(7).
6 Any connection to the sanitary sewer system is subject to sanitary district approval.
� Businesses that may have outdoo� process activities/equipment include machine shops, auto repair, industries with pretreatment facilities.
2
Approved December 4, 2012
Stormwater Checklist for Small Projects
D. Implement construction Best Management Practices (BMPs) (Required for al! projects.)
D.1 Is the site a"High Priority Site"? (Municipal sfaff will make this determination; if the answeris yes, Yes ❑ No ❑
the project will be referred to construction site inspection staff for monthly stormwater inspections
during the wet season, October 1 through April 30.)
■"High Priority Sites" are sites that require a grading permit, are adjacent to a creek, or are
otherwise high priority for stormwater protection during construction per MRP Provision C.6.e.ii(2).
D2 All projects require appropriate stormwater BMPs during construction, indicate which BMPs are included in the project, below.
Yes No Best Manaqement Practice
�❑ Attach the San Mateo Countywide Water Pollution Prevention Program's construction BMP plan sheet to
project plans and require contractor to implement the appiicable BMPs on the plan sheet.
❑� Temporary erosion controls to stabilize all denuded areas until permanent erosion controls are established.
❑� Delineate with field markers clearing limits, easements, setbacks, sensitive or critical areas, buffer zones,
trees, and drainage courses.
�❑ Provide notes, specifications, or attachments describing the following:
■ Construction, operation and maintenance of erosion and sediment controls, include inspection frequency;
• Methods and schedule for grading, excavation, filling, clearing of vegetation, and storage and disposal of
excavated or cleared material;
• Specifications for vegetative cover & mulch, include methods and schedules for planting and fertilization;
� Provisions for temporary andlor permanent irrigation.
,� ❑ Perform clearing and earth moving activities only during dry weather.
❑�' Use sediment controls or filtration to remove sediment when dewatering and obtain all necessary permits.
ffd ❑ Protect all storm drain inlets in vicinity of site using sediment controls such as berms, fiber rolls, or filters.
� �i
■ I
� ■
Trap sediment on-site, using BMPs such as sediment basins or traps, earthen dikes or berms, silt fences,
check dams, soil blankets or mats, covers for soil stock piles, etc.
Divert on-site runoff around exposed areas; divert off-site runoff around the site (e.g., swales and dikes).
Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips,
sediment barriers or filters, dikes, mulchinq, or other measures as approqriate.
�❑ Limit construction access routes and stabilize designated access points.
�' ❑ No cleaning, fueling, or maintaining vehicles on-site, except in a designated area where washwater is
contained and treated.
,� ❑ Store, handle, and dispose of construction materials/wastes properly to prevent contact with stormwater.
�❑ Contractor shall train and provide instruction to all employees/subcontractors re: construction BMPs.
�' � Control and prevent the discharge of all potential pollutants, including pavement cutting wastes, paints,
concrete, petroleum products, chemicals, washwater or sediments, rinse water from architectural copper, and
non-stormwater discharges to storm drains and watercourses.
Name of applicant completing the form
Sig
E. Comments (for municipal staff use only):
F. NOTES (for municipal staff use only):
Section A Note
Section B Note
Section C Note
Section D Note
Date: / �i � / 7 �
� ��
Approved December 4, 2012
Project Comments
Date
October 24, 2013
� Engineering Division
(650) 558-7230
Q Building Division
(650) 558-7260
� Fire Division
(650) 558-7600 -- -
� �.� ; ,.� �.... i � �+ � �
X Stormwater Division' '
To:
From:
Subject
Staff Review
(650) 342-3727 -� 1- � � � V }�
� Parks Division � City Attorney
(650) 558-7334 (650) 558-7204 ` '- �' !+'��'F'�F
Planning Staff
Request for Design Review and Special Permit for building height for
a first and second story addition to an existing single family dwelling
with a detached garage at 1349 Bernal Avenue, zoned R-1,
APN: 026-064-010
October 28, 2013
� Stormwater requirements are required to be implemented at stand-alone single
family home projects that create and/or replace 2,500 sq.ft. or more of impervious
surface. These requirements are in addition to any City requirements. To determine if
this project is subject to those requirements complete and return the attached
"Stormwater Checklist for Small Projects." For additional information about these
requirements please refer to the attached flyer "New Stormwater Control
Requirements Effective 12/1/12" and by visiting the San Mateo County Stormwater
Pollution Prevention Program (SMCWPPP) website at:
http://flowstobay.org/files/privatend/MRPsourcebk/Section4/C3iNewRegsSmProjSep
2012.doc
To obtain a checklist electronically, the document is available at:
http://flowstobay.org/files/privatend/MRPsourcebk/Section4/StormChecklistSmallProj
Dec2012.doc
2) Any construction project in the City, regardless of size, shall comply with the City's
NPDES (stormwater) permit to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement appropriate and
effective BMPs during all phases of construction, including demolition. When
submitting plans for a building permit include a list of construction BMPs as project
notes on a separate full size plan sheet, preferably 2' x 3' or larger. Project
proponent may use the attached Construction BMPs plan sheet to comply with this
requirement. Electronic file is available for download at:
http:/Iflowstobay.org/files/privatend/MRPsourcebk/Section5/ConstBMPPIanJun2012.
pdf
3) Best Management Practices (BMPs) requirements apply on any projects using
architectural copper. To learn what these requirements are, see attached flyer
"Requirements for Architectural Copper." Electronic file is available for download at:
http://flowstobay.org/files/privatend/MRPsourcebk/Section8/ArchitecturalcopperBMPs
.pdf
For assistance please contact Stephen D. at 650-342-3727
Reviewed bv: SD �� Date: 10/31/2013
�
SAN MATEO COURTYWIDE
WaterPollution
Prevention Program
Clean Water. Heaithy Community.
Construction Best Mana ement Practices BlVIPs
�
Construction projects are required to implement the stormwater best management practices (BMP) on this page,
as they apply to your project. Please note: the wet season begins on October 1 and continues through April 30.
Materials & Waste Management
Non-Hazardous �Iaterials
❑ Berm and cover stockpiles of sand, dirt or other construction material
N•ith tarps ���hen rain is forecast or if not actively beins used within
14 da}�s.
❑ Use (but don�t o��eruse) reclaimed water for dust control.
Hazardous ntaterials
❑ Label all hazardous materials and hazardous �vastes (such as
pesticides, paints, thinners_ solvents, fuel, oil, and antifreeze) in
accordance with cih, county, state and federal regulations.
❑ Store hazardous marerials and �ca�etes in �vater tight containers; store
in appropriate secondary containment, and cover them at the end of
even �'ork da�� or durine �+et weather or when rain is forecast.
❑ Follow mtmufacturer�s application insVuctions for hazardous
materials and be careful not to use more than necessary. Do not
apply chemicals outdoors when rain is forecast within'_'4 hours.
0 Arrarige for appropriate di�posal of all hazardous wastzs
Waste �lanagement
❑ Cover waste disposal containers securely with tarps at the end of
every work day and durin� weY weather.
❑ Check waste disposal containers frequently for leal:s ar�d to make
sure they are not overfilled. Never hose down a dumpster on the
construction site.
❑ Clean or replace portable toilets, and inspect them frequently for
leaks and spills.
❑ Dispose of all wastes and debris properly. Rec} cle materials and
�� astes that can be recycled (such as asphalt, concrete, aggregate base
materials, wood, �yp boazd, pipe, etc.)
❑ Dispose of liquid residues from paints, thinners, solvents, glues, and
cleaning fluids as hazardous waste.
Construction Entrances and Perimeter
❑ Establish and maintain effective perimeter controls and stabilize all
construction entrances and exits to sufficiently cor.trol erosion and
sediment dischazges from site and tracking off site.
❑ Sweep or vacu�m any sVeet tracking immediately and secure
sediment source to prevent furthzr tracking. Nzver hose down streets
to clean up tracking.
Equipment Management &
Spill Control
f �
�`�
�
.i 1 �
�'�
- �
ntaintenanceand Parking
❑ Desienate an are� fitted �+ith appropriate BMPs, for
vehicle and equipment parking and storage.
❑ Perform major maintenance; repairjobs; and vzhicle
and equipment �i-ashing off site.
❑ If refuelins or vehide maintenance must be done
onsite, work in a benned area away from storm drains
and over a drip pa�� big enoueh to collect fluids.
Recycle or dispose of fluids as hazardous � aste-
❑ lf vehicle or equipment cleanine must be done onsite,
clean ���ith «�ater onlv in a bermed area that will not
alloN� rinse water to run into eutters, streeU, storm
drains, or surface waters.
❑ Do not cle.an vehicle or equipment onsire using soaps,
solvents; degreasers, steam cleanin� equipment, etc.
Spill Prevention and Control
❑ Keep spill cleanup materials (ra�s, absorbents; etc.)
available at the construction site at al] times.
❑ Inspect vehicles and equipment frequently for and
repair leal's promptly. Use drip pans to catch leaks
until repairs are made.
❑ Clean up spills or leaks immediately and dispose of
cleanup materials properly.
❑ Do not hose down surfaces where fluids have spilled.
Use dn cleanup methods (absorbent materials, cat
litter, and/or ra�s).
❑ Sweep up spilled dry materials immediately. Do not
try to w�ash them a�vay with water, or bury them.
❑ Clean up spills on dirt areas by di2ging up and
properly disposing of contaminated soil.
❑ Report significant spills immediately. You are required
by law to repo�t all significant releases of hazardous
materials, including oil. To report a spill: ]) Dial 911
or your local emer�ency response number; 2) Call the
Governor's Office of Emergency Services Warning
Center; (800) 8�2-7550 ('?� hours).
Earthwo��k &
Contaminated
Soils
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Erosion Control
❑ Schedule grading and excavation �iork for
dry weather only.
❑ Stabilize all denuded areas, install and
maintain temporary erosion controls (such
as erosion control fabric or bonded fiber
matrix) until vegetation is established.
❑ Seed or plant veeetation for erosion
coittrol on slopes or where construction is
not immediately planned.
Sediment Control
❑ Protect storm drain inlets; eutters, ditches,
and drainage courses �vith appropriate
BMPs, such as gravel b��s, fiber rolis,
berms, etc.
❑ Prevent sediment from migratine offsite
by installing and maintaining sediment
controls, such as fiber rolls, silt fences, or
sediment basins.
❑ Keep excavated soil on the site where it
will not collect into the street.
❑ Transfer excavated materials to durttp
trucls on the site, not in the street.
❑ Contaminated Soils
❑ lf any of the following conditions are
observed, test for conta�nination and
contact the Regional Water Quality
Control Board:
■ Unusual soil conditicns, discoloration,
or odor.
■ Abandoned undero ound tanks.
■ Abandoned wells
■ Buried barrels, debris, or trash.
Paving/Asphalt Work
❑ Avoid pavine and seal coating in «et
weather, or when rain is forecast before
fresh pavement will have time to cure.
� Cover storm drain inlets and manheles
when applying seal coat tack coat, slum•
seal, fo� seal, etc.
❑ Collect and recycle or appropriatel}•
dispose of excess abrasive gravel or sand.
Do NOT sweep or �vash it into �utters.
❑ Do not use water to wash down fresh
asphalt concrete pavement.
Sawcutting & AsphalUConcrete Removal
❑ Completely cover or barricade storm
drain inlets when saw� cu[ting. Use filter
fabric, catch basin inlet filters; or gravel
ba�s to keep slum' out of the storm drain
system.
❑ Shovel, abosorb. ur vacuum saw-cut
slum• and dispose of all w•aste as soon
as you are finished in one location or at
the end of each «�ork day (��•hichever is
sooner! ).
❑ If sawcut slum� enters a catch basin, clean
it up immediately.
Concrete, Grout & Mortar
Application
� Store concrete, grou: a��d mortaz under
cover, on pallets and away from draina�e
areas. Thesz materials must never reach a
storm drain.
❑ Wash out concrete equipmendtrucks
offsite or in a contained area, so there
is no dischar=e into the underl} in� soil
or onto surroundina areas. Let concrete
harden a�id dispose of as �arbage.
❑ Collect the «�ash ���ater from washin�
eaposed ageregate concrete and remove it
for appropriate dispnsal offsite.
Dewatering
❑ Effectively manage all run-on, all
runofiwithin Che site, and all runoffthat
discharces from the site. Diven run-on
w•ater from offsite away from al] disturbed
areas or otherwise znsure compliance.
❑ When dewaterin�; notify and obtain
approval from the !ocal municipality
before discharging �vater to a street gutter
or storm drain. Filtration or diversion
throu�h a basin, ta�k, or sediment trap
may be required.
❑ In azeas of I:nown contamination, testin�
is required prior to reuse or discharge of
groundH ater. Consult with the Engineer to
determine whether testing is required and
hoH to interpret results. Contaminated
d ound��ater must be treated or haufed
off-site for proper disposal.
Storm drain polluters may be liable for fines of up to $10,000 p�r day!
Painting & Paint Removal
I� 4
.r . � � ��� • ' � .
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_ -�`�;� �<�,�
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�.
Painting cleanup
❑ Never clean brushes or rinse paint
containers into a street, �utter, stonn
drain, or surface waters.
❑ Por water-based paints; paint out bn�shes
to the extent possible. Rinse to the
sanitary sewer once you have gained
permission from the local waste�vater
treatrnen[ authority. Never pour paint
down a drain.
❑ For �il-based paints, paint out brushes to
the extent possible and clean with thinner
or solvent in a proper container. Filter and
rease thinners and solvents. Dispose of
residue and unusable thinner/soh�ents as
hazardous waste.
Paint removal
❑ Chemical paint sVippin� residue and
chips and dust from marine paints or
paints containine lead or tribut}�ltin mwt
be disposed of as hazardous �vaste.
'J Paint chips and dustfrom non-hazardous
dry stripping and sand blastine may be
swept up or collected in plastic drop
cloths and disposed of as trash.
Landscape Materials
�;.
❑ Contain stockpiled landscaping materials
by storing them under tarps when the}� are
not actively being used.
❑ Stack erodible landscape material on
pallets. Cover or store these materials
when they are not actively being used or
applied.
❑ lliscontinue application of any erodible
landscape=materia�_v,�ithin2 days befere a
forecast%r2in tt��t or durin � ���r �
� �.� � � �
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■��I'Li �,^.�C'��.. -"` 11',!
� Project Comments
Date: October 24, 2013
To:
� Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
From: Planning Staff
Subject: Request for Design Review and Special Permit for building height for
a first and second story addition to an existing single family dwelling
with a detached garage at 1349 Bernal Avenue, zoned R-1,
APN: 026-064-010
Staff Review: October 28, 2013
���n the plans specify that this project will comply with the 2013 California Building Code,
,, 2013 California Residential Code (where applicable), 2013 California Mechanical Code,
' 2013 California Electrical Code, and 2013 California Plumbing Code, including all
amendments as adopted in Ordinance 1889. Note: If the Planning Commission has not
approved the project prior to 5:00 p.m. on December 31, 2013 then this project must
��omply with the 2013 California Building Codes.
pecify on the plans that this project will comply with the 2013 California Ener9Y
.' Efficiency Standards.
Go to http://www.enerqy.ca.qov/title24/2013standards/ for publications and details.
��c'�%� lace 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 fully dimensioned plans.
7) Provide a fuliy dimensioned site plan which shows the true property boundaries, the
location of all structures on the property, existing driveways, and on-site parking.
8) Provide existing and proposed elevations.
9) This project will be considered a New Building because, according to the City of
Burlingame Municipal code, "when additions, alterations or repairs within any twelve-
month period exceed fifty percent of the current replacement value of an existing
building or structure, as determined by the building official, such building or structure
shall be made in its entirety to conform with the requirements for new buildings or
structures." This building must comply with the 2013 California Building Code for new
structures. BMC 18.07.020
Note: Any revisions to the plans approved by the Building Division must be submitted to,
and approved by, the Building Division prior to the implemenfation of any work not
specifically shown on the plans. Significant delays can occur if changes made in the
field, without City approval, necessitate further review by City departments or the
Planning Commission. Inspections cannot be scheduled and will not be performed for
work that is not shown on the Approved plans.
10) 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.
11) Provide a complete demolition plan that indicates the existing walls, walls to be
demolished, new walls, and a legend. NOTE: A condition of this project approval is
that the Demolition Permit will not be issued and, and no work can begin
(including the removal of � building components), until a Building Permit has
been issued for the project. The property owner is responsible for assuring that
no work is authorized or performed.
12) Show the distances from all exterior walls to property lines or to assumed property lines
13 how the dimensions to adjacent structures.
Indicate on the plans that exterior bearing walls less than five feet from the property line
will be built of one-hour fire-rated construction. (2013 CBC, Table 602)
�ESIDENTIAL: Rooms that can be used for sleeping purposes must have at least one
window or door that complies with the egress requirements. Specify the /ocation and
the net clear opening height and width of all required egress windows on fhe
levation drawin s. 2013 California Residential Code (CRC) §R310.
dicate on the plans that a Grading Permit, if required, will be obtained from the
'� Department of Public Works.
17) 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.
18) Provide handrails at all stairs where there are four or more risers. 2013 CBC §1009.
19) Provide lighting at all exterior landings.
��The fireplace chimney must terminate at least two feet higher than any portion of the
� building within ten feet or must be retrofit with a fireplace insert (not a log lighter.) 2013
CRC §1003.9.
NOTE: A written response to the items noted here and plans that specifically address
items 1, 2, 3, 4, 14, 15, 16, and 20 m�t be re-submitted before this project can move
forward for Planning Commission a�#ion. j
Reviewed by: � �:/ � v Date: 10-25-2013
J� Cvr./CBO' 0-5 -7270
Project Comments
Date:
To:
From:
October 24, 2013
X Engineering Division
(650) 558-7230
0 Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Design Review and Special Permit for building height for
a first and second story addition to an existing single family dwelling
with a detached garage at 1349 Bernal Avenue, zoned R-1,
APN: 026-064-010
Staff Review: October 28, 2013
1. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system.
2. The project shall, at its own cost, design and construct frontage public
improvements including curb, gutter, sidewalk, driveway and other necessary
appurtenant work.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 10/30/2013
Project Comments
Date
To:
From:
October 24, 2013
� Engineering Division
(650) 558-7230
0 Building Division
(650) 558-7260
X Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Design Review and Special Permit for building height for
a first and second story addition to an existing single family dwelling
with a detached garage at 1349 Bernal Avenue, zoned R-1,
APN: 026-064-010
Staff Review: October 28, 2013
1. No existing tree over 48 inches in circumference at 54 inches from base of
tree may be removed without a Protected Tree Permit from the Parks Division
(558-7330). Identify tree on landscape plan that is proposed for removal
Reviewed by: B Disco
Date: 11 /5113
Project Comments
Date:
To:
From:
October 24, 2013
� Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
❑x Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Design Review and Special Permit for building height for
a first and second story addition to an existing single family dwelling
with a detached garage at 1349 Bernal Avenue, zoned R-1,
APN: 026-064-010
Staff Review: October 28, 2013
No comments at this time.
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Date: zy�� � -3
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�ITY O�LINGAM1IiE
CDD-PLANNING DIV.
. CITY OF BURLINGAME
�;� " " COMMUNITY DEVELOPMENT DEPAP.TMENT
BUP.LIIVGAME 501 PRIMROSE ROAD
-���.�j,. „ BURLINGAME, CA 94010
,� PH: (650) 558-7250 a FF,X: (650) 696-3790
� �nnvw.burli ame.or
ng g
Site: 1349 BERNAL AVENUE `
The City of Burlingame Planning Commission announces Pt,)�LiC HEARIt�G
the following public hearing on MONDAY, �QZ�C�
FEBRUARY 24, 2014 at 7:00 P.M. in the City Hall
Council Chambers, 501 Primrose Road, Burlingame, CA:
Application for Design Review and a Speciai Permit
for Height for first and second story ndditions at
1349 BERNAL AVENUE zoned R-1.
APN 026-064-010
Mailed: February 14, 2014
(Ple2se refer to ofher side)
C�� �f Burlinc�ame
A copy of ihe application and plans ior this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
Ifi you ch�llerge the subject appiication(s) in court, you may be limited to
raising only those issues you or someone eise raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public h�aring.
Property o�vners who receive this notice are responsible for informing their
tenants about this notice. .
Far additiona! inforr�aiion, piease cail (650) 558-7250. Thank you.
William N1e�ker
Communiiy Develapment Director
�P�B��� 1-�EI�,RlRIG WOTIGIE
(Pleas ; reier to ofher sideJ
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City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Project Address: 1349 Bernal Avenue
Application: DSR for first and second story addition and Special Permit for Height
Date of Review: 2.14.14
Lot Area: 6000 SF
Please address all items marked with a"► " symbol.
1. Design Review (Code Section 25.57.010)
Zoning: R-1
• Proposed first and second story addition is subject to design review. Application has been submitted
2. Setbacks (Code Section 25.26.072)
,
__.... _......._ _ _....
Existing
_. _......... _.._ _........_
Front (1st flr): : 16'-4"
(2nd flr): ; 39'-1"
_ _......_ , _ ......_
Side (left): 15'-0 7/8"
(right): 4'-5"
__ __.... _
Rear (1st flr)� ' 49' 6"
Proposed
;.._ _. _... __ .........
No change'
' 47'-5" to new
_... .........
No change
No change
� : - 37'-2°
(2nd flr): ; 55'-5 35'-2"
__ _
_ _......_ _ _.. ....._ ...
Allowed/Required
_. .
15'-0" (or block average)
20'-0"
4 -0'
4'-0"
15'-0"
20'-0"
The proposed project complies with setback regulations.
The new stairs to the porch are exempt from lot coverage and setbacks per C.S.25.26.073,a,1.
3. Lot Coverage (Code Section 25.28.065)
40% x 6000 SF = 2400 SF inaximum allowed
; _._.. _.._ _... _.._ _ .... ... _ . _ __ _ _ ....._ _ _ ......_ _.......
Existing ; Proposed ; Allowed/Required
_ �
<
; Lot Coverage: 1829 SF 21446 2400 SF
; 31% 36% 40%
_ _.... __.... _ _ _ __
• The proposed project complies with lot coverage regulations (calculations are attached).
4. Floor Area Ratio (Code Section 25.28.070)
(0.32 x 6000 SF) + 1100 SF +219 3239 SF inaximum allowed (0.54 FAR)
_ _.
Existing ; Proposed Allowed/Required
_ __........ .
__..
_ ._ __..
; Floor Area Ratio: ; 2299 SF 3110 SF 3239 SF i
0.33 FAR ' p 52 0.54 FAR
_ _
_ _ _ _ _ _..... _ _ _ _ ....... _ ......._ _.._._ _....
• The proposed project complies with floor area ratio regulations (calculations are attached).
1
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
5. Building Height (Code Section 25.28.060)
Average top of curb: (34.7' + 37.3')/2 = 36.0'
Existing: 36.0' + 29.62 '= 65.62' (29'-7" above average top of curb)
Proposed: 36.0' + 31.48' = 67.48' (31'-4" above average top of curb)
Allowed: 36.0'+ 30' = 66.0' (30'-0" above average top of curb)
• A Special Permit is required to exceed 30'-0" height. Application was submitted.
6. Declining Height Envelope (DHE) (Code Section 25.28.075)
Points of Departure - Left Side: (38.3 + 40.9')/2 = 39.60'
- Right Side: (41.6' + 45.3')/2 = 43.5'
• DHE exception C.S. 25.26.075,b,4 was applied and the 15'-0" front and rear setback elevations were used
to calculate the points of departure.
7. Parking (Code Section 25.70.030)
4 bedrooms existing, 4 bedrooms proposed.
Existing: 1 covered (10' x 17'-5") *+ 1 uncovered (9' x 20'), detached
Proposed: no change
Required: covered (10' x 18') *+ 1 uncovered (9' x 20')
• Project complies with on-site parking requirements.
" The existing garage is nonconforming in length (17'-5" existing where 18'-0" is required for an existing
garage) and in setbacks (the accessory structure is forward of the rear 30 % and 40% of the lot and does
not meet the required side setbacks and does not have a special permit. However, since the garage is not
being altered and since the number of bedrooms in the house is not being increased, the garage is not
required to meet current code parking dimension requirements.
8. Landscaping
• Project complies with on-site landscape requirements.
Please contact Erika Lewit if you have questions regarding these plan check comments:
elewitCa�burlinaame.orq or (650) 558.7254
2
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Job Address: 1349 Bernal Avenue
Job Description: DSR for first and second story addition
Date: 11.22.13
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