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Home My WebLink About1417 Bernal Avenue - Approval LetterCITY OF BURLINGAME City Hall — 501 Primrose Road Burlingame, California 94010-3997 March 21, 2008 Jerry Winges Winges Architects, Inc. 1290 Howard Avenue, Suite 311 Burlingame, CA 94010 Re: 1417 Bernal Avenue Dear Mr. Winges, � c�r �,�+ i.��r � F ,.. �^ . �T�,a � o '/OI�ATiD COMMUNITY DEVELOPMENT DEPARTMENT Planning Division PH: (650) 558-7250 FAX: (650) 696-3790 Since there was no appeal to or suspension by the City Council, the March 10, 2008, Planning Commission approval of your application for Conditional Use Permits and Special Permit became effective March 20, 2008. This application was to allow the use of a portion of an existing detached garage for recreation purposes at 1417 Bernal Avenue, zoned R-1. The March 10, 2008 minutes of the Planning Commission state your application was approved with the following conditions: that the project shall be built as shown on the plans submitted to the Planning Division and date stamped February 4, 2008, sheets T-1, A1.1, A2.1, A2.2, A3.1 and A5.1; 2. that the walls adjacent to the property line in the accessory structure shall be of sound-rated construction to eliminate noise transmission to the neighboring property, the window over the sink shall be eliminated, and the unfinished space over the garage shall not be converted to conditioned space in the future; 3 � that if the structures on the property are demolished in the future, the rumpus room in the accessory structure shall not be re-built; that the accessory structure shall only be used for parking (one covered parking space) and for recreational purposes with a half-bathroom (toilet and sink); 5. that the accessory structure shall never include a kitchen, there shall be no shower or tub added without an amendment to this Conditional Use Permit, and the accessory structure shall never be used for living purposes as a second dwelling unit; 6. that the conditions of the Chief Building Official's February 8, 2008, memo, the City Engineer's and Fire Marshal's February 11, 2008, memos, and the NPDES Coordinator's February 13, 2008, memo shall be met; :: Register online to receive City of Burlingame e-mail updates at www.burlingame.org QC March 21, 2008 1417 Bernal Avenue Page 2 7. 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; 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; and 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. All site improvements and construction work will require separate application to the Building Department. This approval is valid for one year during which time a building permit must be issued. One extension of up to one year may be considered by the Planning Commission if application is made before the end of the first year. The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure Section 1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you must do so within 90 days of the date of the decision unless a shorter time is required pursuant to state or federal law. Sincerely, / ��/, %�►�� i �r►-��i�.� William Meeker Community Development Director c. Chief �uilding Official, Burlingame CDD Chief Deputy Valuation, Assessor's Office (LOT 16 BLOCK 45 EASTON ADD BURLINGAME NO 4 RSM A/45; APN: 026-054-050) File :: Register online to receive City of Burlingame e-mail updates at www.burlingame.org �: Project Comments Date: To: F��om: February 7, 2008 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7279 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Conditional Use Permits (3) and Special Permit for a reduction in onsite parking for a remodel of an existing single family dwelling and accessory structure at 1417 Bernal Avenue, zoned R- 1, APN: 026-054-050 Staff Review: February 11, 2008 1) On the plans specify that this project will comply with the 2007 California Building Codes (CBC). 2) Provide fully dimensioned plans. 3) Provide existing and proposed elevations. 4) Show the distances from all exterior walls to property lines or to assumed property lines 5) Provide a complete demolition plan that indicates the existing walls, walls to be demolished, new walls, and a legend. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 6) Comply with the 2005 California Energy Efficiency Standards for low-rise residential / non- residential buildings. Go to http://www.enerqy.ca.qov/title24 for publications and details. 7) Obtain a survey of the property lines for any structure within one foot of the property line. 8) Indicate an the plans that exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. (Table 602) 9) Rooms 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. 10) Clearly label each page of the plans to state: "The rumpus room and/or garage area not to be used as a secondary dwelling unit." 11) Provide guardrails �t all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable floor area. Consult the Planning Department for details if your project entails landings more than 30" in height. 12) Provide handrails at all stairs where there are four or more risers. 13) Provide lighting at all exterior landings. 14) The fireplace chimneys must terminate at least two feet higher than any portion of the building within ten feet. Sec. 2113.9 Reviewed b • � �. Date: � � Project Comments Date: �� From: February 7, 2008 d City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7279 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Conditional Use Permits (3) and Special Permit for a reduction in onsite parking for a remodel of an existing single family dwelling and accessory structure at 1417 Bernal Avenue, zoned R- 1, APN: 026-054-050 Staff Review: February 11, 2008 1. Storm drainage shall be designed to drain towards the street frontage or to the City storm drain system. 2. Replace all displaced/damaged sidewalk, driveway, curb and gutter. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Divisian ai (650} 558-7230 for additional information. 4. Because the proposed rumpus room is located within one foot of property line, a property boundary survey by a licensed land surveyor/engineer is required. �- �j� eviewed b: V V l/� I R y Date: 02/11/2008 Project Comments Date: To: From: Subject: Staff Review: February 7, 2008 ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Request for Conditional Use Permits (3) and Special Permit for a reduction in onsite parking for a remodel of an existing single family dwelling and accessory structure at 1417 Bernal Avenue, zoned R- 1, APN: 026-054-050 February 11, 2008 While the project appears to not require sprinklers based upon proposed addition and remodel, the project is close. Be advised where more than one (1) addition and/or alteration for which building permits are required are made within a two (2) year period and said alterations are made to the premises of the same occupant. In such circumstances, the sum of these additions and/or alterations construction costs during this two (2) year period shall be aggregated for the purpose of calculating the replacement cost value formula. Final determination will be made and the plan review phase of the projeci. It is very important that you understand the threshold indicated by BMC §17.04.030. Designer, contractor, and owner should communicate specifically the extent of demolition and remodel. Keeping in mind any change orders and addendums which increase the total amount of square footage added or remodeled after plan review would be applied to the sprinkler ordinance. Reviewed by: �-/?`�%� Date: �i G�`s.G-o8' Project Comments Date: �� From: February 7, 2008 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 ✓ NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Conditional Use Permits (3) and Special Permit for a reduction in onsite parking for a remodel of an existing single family dwelling and accessory structure at 1417 Bernal Avenue, zoned R- 1, APN: 026-054-050 1) Any construction project in the City, regardless of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution including but not limited to ensuring that all contractors implement construction Best Management Practices (BMPs) and erosion and sediment control measures during ALL phases of the construction project (including demolition). Include appropriate stormwater BMPs as Project Notes. These BMPs include but are not limited to the following: • Store, handle, and dispose of construction materials and wastes properly to prevent contact and contamination of stormwater; • Control and prevent the discharge of all potential pollutants, including pavement cutting wastes, paints, concrete, petroleum products, chemicals, wash water or sediments, and non-stormwater discharges to storm drains and watercourses; • Use sediment controls or filtration to remove sediment when dewatering site and obtain all necessary permits; • Avoid cleaning, fueling, or maintaining vehicles on-site except in a designated area where wash water is contained and treated; • Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips, sediment barriers or filters, dikes, mulching, or other measures as appropriate; • Perform clearing and earth moving activities only during dry weather; • Limit and time application of pesticides and fertilizers to prevent polluted runoff; • Limit construction access routes and stabilize designated access points; • Avoid tracking dirt or other materials off-site; clean off-site paved areas and sidewalks using dry sweeping method; • The Contractor shall train and provide instruction to all employees and subcontractors regarding the construction BMPs. 1 �fi � Request for Conditional Use Permits (3) and Special Permit for a reduction in onsite parking for a remodel of an existing single family dwelling and accessory structure at 1417 Bernal Avenue, zoned R-1, APN: 026-054-050 2) The public right of way/easement shall not be used as a construction staging and/or storage area and shall be free of construction debris at all times. 3) Implement Erosion and Sedimentation Controls: a. Install and maintain all temporary erosion and sediment controls continuously until permanent erosion control have been established; b. Address method(s) for diverting on-site runoff around exposed areas and dive�ting off-site runoff arount the site; c. Address methods for preventing erosion and trapping sediment on-site. 4) Provide notes, specifications, or attachments describing the following: a. Construction, operation and maintenance of erosion and sediment control measures, including inspection frequency; b. Methods and schedule for grading, excavation, filling, clearing of vegetation, and storage and disposal of excavated or cleared material. Brochures and literatures on stormwater pol.lution prevention and BMPs are available for your review at the Community Development and Engineering departments. Distribute to all project proponents. For additional assistance, contact Eva J. at 650/342-3727. � Reviewed by: � Date: 02/13/2008 2 of 2 WHY SHOULD WE WORRY ABOUT SOIL EROSION? '" • ��U Water and wind cany soil from our Bay Area land down into our streams, Iakes and the Bay. This soil carries with it pollu- tants such as oiI and grease, chemicals, fertilizers, animal wastes and bacteria, which threaten our water quality. Such erosion also costs the home construction industry, Iocal governmeni, and the homeowner untold mi�ions of dollars a year. Nature slowly wears away Iand, but human activities such as construction increase the rate of erosion 200, even 2,000 times that amount. When we remove vegetation or other objects that hold soil in place, we expose it to the action of wind and water and increase its chances of eroding. The Ioss of soil from a construction site results in loss of topsoil, minerals and nutrients, and it causes ugly cuts and gullies in the landscape. Surface runoff and the materials it carries with it clog our culverts, fIood channels and streams. Sometimes it destroys wildlife and damages recreational areas such as lakes and re- servoirs. As an example, road and home building in tfie Oakland hills above Lake Temescal fl1led the Iake to such an extent that it had to be dredged in 1979 at a public cost of $750,000. NBED MORE INFORMATION? ABAG has produced a slide/tape show on soil erosion called "Money Down the Drain." It is available for showing to any interested group. Ca1I ABAG Public Affairs at (415) 841-9730. ABAG has also published a"Manual of Standards for Sur- face Runoff Control Measures" which deals extensively with designs and practices for erosion prevention, sedi- ment control, and control of urban runoff. The manual addresses problems and solutions as they apply to California and the Bay Area. It can be purchased from ABAG and is available on reference at many Iocal Iibraries and in city and county public works and planning depart- ments. USDA Soi1 Conservation Service personnel are willing to provide more information on specifc erosion problems. This brochure is a cooperative project of the Association of Bay Area Governments and the East Bay Regional Park District. �/�p/�/'� FSSOC�ATiON EAST BAY REGIONAL ��7 GO�ERNMENTS PARK DISTRICT l�te+�larsA+ent •#�"F599-3kytirn�Biod. e ' Oal��9 �� i � �,-�,q �p� .� i c� .-��2- �2 �� PROrEC�ING YOUR PRO PER�Y �R4M ER4SIDN EROSION CONTROL CAN PRO?EC7 YOUR PROPERTY AND PREVEN? FU�URE. HEADACHES � Vegetatioa-stabilized Bare Slope: Headac8es 1�) t� Slope: Security aad Liabflity f�+ c r� (�� :�/ • soil in place • mudsfide danger • minimum of • Ioss of topsoil ��/� erosion • clogged storm `•` � :�: �� • fewer winter clean- drains� fIooding •:�'•(� // . up problems problems r� �• protection for • expensive '�; � house foun- cIeanup �'� ~ � .� dations • eroded or � / f �' :' buried house l�� foundations � , / ��'�. � r�. /I I��/,} �'��' �t �;4�Y• .. v�//�/%/I �°::::r;;:;=;; � .: ,`• j '. , ,„;;•I • • , .,` , . . W�'.i;•'I,:.7 , � �t � � i ,�.:7;:;,;�,;',';:. ..,�.,,,:. � t r i�e�,_ �� ,:...;.;:; ••;:. :,.::, ,. � ,;,:,..;, s;:s:: � ,p, ,.; ,,:::-'<s<;: :;:, i ;.. • 'o ' r.. t. ,.,� �---�----�_'�c - . , • � . . . ... �IPS FOR 7HE HOMEOWNE� �Q�°� �� :;:: :: ��:,;: .,� ;�,;.:_; : \ 'iC:4`ii�v / "Wiaterize" your property by mid-September. Don't wait uniil spring to put in Iandscaping. You need wiater protectioa. Fina1 Iandscaping can be done Iater. Inexpensive measures installed by fall wi1l give you protection quickly that will Iast aI1 during tne wet season. In oae aftemooa you can: • Dig trenches to drain surface runoff water away from problem areas such as steep, bare slopes. • Prepare bare areas on slopes for seeding by raking the. surface to Ioosen and roughen soil so it wi11 hold seeds. �. ' j: , ., �,_'� Seediag of bare slopes • Hand broadcast or use a"breast seeder." A typical yard can be done in Iess than an hour. • Give seeds a boost with fertiiizer. • Mu1ch if you can, with grass clippings and Ieaves, bark chips or straw. • Use nettir'.g to hold soil and seeds on steep slopes. • Check with your Iocal nursery for advice. • � Wiater alert � Check before storms to see that drains and ditches are not clogged by Ieaves and rubble. � Check after major storms to be sure drains are clear and vegetation is holding on slopes. Repair as necess ary. � Spot seed any bare areas. WHA? YOU CAN DO'�O CONTROL EROSION AND PROTEC? YOUR PROPERTY Soil erosion costs Bay Area homeowners millions of dol- Iars a y�ar. We Iose valuable topsoil. We have to pay for damage to roads and property. And our tax money has to be spent on cleaning. out sediment from storm drains, channels, lakes and the Bay. You can protect your prop- erty an d prevent future headaches by following these guidelines: .. ;��,;,;;;,,,,,;a..,.. :ni�';�;j�i� -;�ij;ij'riij,r;° - � ::,;;,!;Lrr BEFORE AND DURING CONS�RUCTION • Plan construction activities during spring and summer, so that erosion control measures can be in place when the rain comes. • Examine your site carefully before building. Be aware of the slope, drainage patterns and soil types. Proper site design wi11 help you avoid expensive stabilization work. Preserve existing vegeta- tion as much as possible. Limit grading and plant removal to the areas under current construc- tion. (Vegetation wi11 naturally curb erosion, improve the appea:ance and the value of your property, and reduce the cost of Iandscaping IatQr.) • Use fencing to protect plants from fI1 material and traffic. If you have to pave near trees, do so with permeable as- phalt or porous paving blocks. ' • Preserve the natural contours of the Iand and disturb the earth as Iittle as possible. Limit the time in which graded areas are exposed. • Minimize the length and steepness of slopes by , benching, terracing, or constructing diversion :��': structures. Landscape � ~'� benched areas to stabilize . the slope and improve its appearance. • As soon as possible after grading a site, plant vegetation on aII areas that are not to be paved or otherwise covered. • Control dust on graded areas by sprinkling with water, restricting traffic to certain routes, and paving or gravel- ing access roads and driveways. TEMPORARY MEASURES TO STABILIZE THE SOIL Grass provides the cheapest and most ef- fective sbort-term ero- sion control. It grows quickly and covers the ground completely. To find the best seed mix- tures and plants for your area, check Wii�l your Iocal nursery, the U.S. Department of Ag- riculture Soil Conserva- tion Service, or the University of California Cooperative Extension. Malches hold soil moisture and provide ground protection from rain damage. They also provide a favorable envi- ronment for startin�g and growing plants. Easy-to-obtain mulches are grass clippings, Ieaves, sawdust, bark chips and straw Straw mulch is nearly 16C3% effective when held in place by spraying with an organic glue or wood fiber (tackifers), by punching it into the soil with a shovel or roller, or by tack- ing a netting over it. Commercial appIications of wood fibers combined with various seeds and fertilizers (hydraulic mulching) are effec- -: .:: :-- tive in stabilizing sloped areas. � Hydrauiic mulching with a ,; tackifer should _ - ,.:. :. - . : ;- be done in two .. _:.._.. : , :;_.:.. .... separate appli- . . . , , - ' ' ' cations: the first composed of seed fertilizer and half the mulcfi, the second composed of the remaining mulch and tackifier. Commer- cial hydraulic mulch applicators—who also provide other erosion control services — are Iisted under "Iandscaping" in the phone book. .__-__-- ____�--- l `'`.� ... "" " . . : ' �- �;,;,:�"°� Mats of excelsior, jute netting and plastic sheets can be ef- fective temporary covers, but they must be in contact with the soil and fastened securely to work effectively. Roof draiazge can be collected in barrels or storage con- tainers or routed into Iawns, planter boxes and gardens. Be sure to cover stored water so you don't collect mos- quitos, too. Excessive runoff should be directed away from your house. Too much water can damage trees and make foundations unstable. STRU CTURAL RUNOFF CONTROLS Even with proper timing and planting, you may need to protect disturbed areas from rainfall until the plants have time to establish themselves. Or you may need permanent ways to transport water across your property so that it doesn't cause erosion. 7o keep water from carrying soil from your site and dump- ing it into nearby lots, streets, streams and channeis, you need ways to reduce its volume and speed. Sorne exam- ples of what you migfit use are: plastic sheeting ,��tsL ~` - perimeter dike L�t = . ��L i •; �L \ ,., \ l�- -- � � �.�\'�\ / straw mulch • Riprap (rock lining) — to protect channel banks from erosive water fIow • Sedfinent trap—to stop runoff carrying sediment and trap the sediment . . � �;;;a ` �� „ J P Storm draia outlet protectioa—to reduce the speed of water fIow- ing from a pipe onto open ground or into a natural channel • Diversioa dike or perimeter dike—to divert excess water to places where it can be disposed of properly �4�� __..„�_.....� ..._,.,€ � �h.w�:� � F i - jt •'„tt�tt� � .,....;� � f J `u~- i� { .__- J �_ � — �'�-� „,...,��yr • Straw bale dike—to stop and detain sediment from sma1l unprotected areas (a short-term measure) • p¢rimeter swale—to divert runoff from a disturbed area or to contain runoff within a disturbed area :"<<.. ' ,; { ��..,;� ��,ar ..�.;.:, ><:,. , "; ;:;`; . .....:................�;.�:;� . , ,.. • Grade stabilizatioa structure—to carry concentrated runoff down a slope jute netting landscaping \ hydraulic mulch \ �-` �_ �� f::�::.' :::.':`%�:':;s sediment trap ��i�lulii��ii.1 vJc.e��. ,• �, �I�;�,i �`� i�� `,�� ' �41 � �� :�— �:%��- � � � . =,.�� " � ,'�.`��• � � � i �� ,. " � � � diversion ditch bench ..- U�p. ....0 ..i� ..��J... outlet protectio� �; �� Remember: The property owner and the contractor share ultimate responsibility for ttxe activities that occur on a construction sit�. I'ou will be held respousible for any environmental damages and associatecl clean-up costs. o^�Y �,,� � SanMateo �ount�wide StormwaterPollutionPrevent�onProgram �:\ Pm6�un Putici�nEc A�heria4 Belmw{ Biicbant B�rlinyvne, Colm1 plrGl7. G.d hlo Allo. PalvCily. H�fMwn &y. Hil46aw6� Menb Pv1 MdlLne, ��cifin, Publ� Vdler.. 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ANe wl�l� aeM � mN t 11n'sh heph �se nnn.ue.�.�eVr.i6e�.vp�iek Anr� -�� r��t+r t R�a.uk .vrw wa� a o...r, -�rFJ� �.� ��.r�..Faq 4pwn. d..w��q. eu iuM1 nMb. �k W�dNe ieJ�e�eewlaY6 `ud �..d.il n��fnv�,6M�, N Ii�a �DLp��e �f �� wwh� �J �s�IM� M�/� p`'e�lf• H�n� ewu�wn �e�4b �Nwre w w �ebl I�W�InFwlnv, verv��dubO.�dkktLY+. �s��a .n�.� w �ee....4..a ��..e �ae.- �kn Hna�6 �N Mr416.t e�� Y� r�.}JJ �� Id�n Iw r yy.Tri�e IwiNl w N.�d Hu �v�rd.o. m�lc M�v tirl..u4 wNOYY n lew �Ibw b ibe �b�.l �r �v � <�M.r �su� ML Pollutio� Prevention It's Part of the� Plan It is your responsibility to do the job right! Runoff from streets and otherpav�:d azeas is a�raajor sou�e of pollutionin locaT cieeks, San Francisco Bay and the Pacific Ocean. Consiruction activities can directly a$ect the health o£ our waters unless contractors and crews plan ahead to keep dirt, debris, and other construction waste away from strn-m drains and crecks. Following these guidelines will ensuic your compliance with local stormwater ordinancc requirements. Remember, ongoing monitoring and mairitcnance of installed controls is crucial to pmper implementation. Heavy Equipment Operation � �� -�.�."�� : .�.i y; ;� �'+Yi"�•1: �� F .. .,a:�:��a�� ✓g' :. �ti�� '�i : � //:I ��"'0�.,R- �° �'T.; �R r''' �/.'I .y,T;�; .,�+j��+o Or/y C�w/� /�w � R..�...d,t�..i�...y.b.s,.w.y m wY• Roadwork & Paving � o...bn wi.ya.,� e..b�nd�a �.d r�. r.. Ar,..r..r..t,n..n iSddek�er�h�'MP�R�wt M1rM�c ! 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Storm drain polluters may be liable fox fines of up to $25,000 per day! �'��::� ;�R�°�`.�::.� Jn..N W�.�o�.x�.y.Rua�.w+dc...;m skbrin ns�MsJvnrl�e��eqyisbndrysldeinF e+6. CR�e � bxmful �. q�Mk Ilk nn1 �out 4 •...'4id1 reww�N P> tk.e...Fi �rt�mFi� pAni. CITY OF BURL/NGAME PLANN/NG COMM/SS/ON — Approved Minufes March 10, 2008 4. 1417 BERNAL AVENUE, ZONED R-1 — APPLICATION FOR CONDITIONAL USE PERMITS AND SPECIAL PERMIT TO USE A PORTION OF AN EXISTING DETACHED GARAGE FOR RECREATION PURPOSES (TRENT AND ANNE WRIGHT, APPLICANTS AND PROPERTY OWNERS; AND WINGES ARCHITECTS, INC., ARCHITECT) PROJECT PLANNER: RUBEN HURIN Reference staff report dated March 10, 2008, with attachments. Senior Planner Brooks presented the report, reviewed criteria and staff comments. Seven (7) conditions were suggested for consideration. Chair Cauchi opened the public hearing. Commission comments: Requested clarification regarding the bedroom count for the residence, applicant indicates the count is reducing from four to three bedrooms. Staff noted that door into study would need to be widened to 6-feet, rather than 5-feet, and the door removed, to ensure that at least 50% of the wall is open to the adjacent room in order to exclude the room from being considered a bedroom, so the bedroom count remains at four. Jerry Winges, 1290 Howard Avenue; represented the applicant. Space being created for pool table, etc. Lower bedroom being converted to study. Reducing four bedroom house to three bedroom house; will change door to qualify not as a bedroom. Upgrading look of garage and windows. Additional Commission comments: Call out materials for French doors and garage door. Public comments: None There were no further comments and the public hearing was closed. Further Commission comments: The request should not be supported; the applicant is moving living space closerto neighbor's yard; and creating the potential for an illegal unit. The bathroom off of the rumpus room is large enough to accommodate a shower, the bar looks like it could be converted to a kitchen; these characteristics lend themselves to conversion of the rumpus room to an illegal unit. The house is not that large; the proposed improvements are appropriate. Commissioner Osterling moved to approve the application, by resolution, with the following amended conditions: that the project shall be built as shown on the plans submitted to the Planning Division and date stamped February 4, 2008, sheets T-1, A1.1, A2.1, A2.2, A3.1 and A5.1; 2. that the walls adjacent to the property line in the accessory structure shall be of sound-rated construction to eliminate noise transmission to the neighboring property, the window over the sink shall be eliminated, and the unfinished space over the garage shall not be converted to conditioned 7 CITY OF BURL/NGAME PLANN/NG COMM/SS/ON — Approved Minutes March 10, 2008 space in the future; 3. that if the structures on the property are demolished in the future, the rumpus room in the accessory structure shall not be re-built; 4. that the accessory structure shall only be used for parking (one covered parking space) and for recreational purposes with a half-bathroom (toilet and sink); 5. that the accessory structure shall never include a kitchen, there shall be no shower or tub added without an amendment to this Conditional Use Permit, and the accessory structure shall never be used for living purposes as a second dwelling unit; 6. that the conditions of the Chief Building Official's February 8, 2008, memo, the City Engineer's and Fire Marshal's February 11, 2008, memos, and the NPDES Coordinator's February 13, 2008, memo shall be met; 7. 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; 8. that the project shall complywith the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; and 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 motion was seconded by Commissioner Vistica. Discussion of motion: ■ If the structures on the site are demolished in the future, the rumpus room shall not be re-built. • Consider reducing the size of the bathroom, or eliminating it. • lt was noted that it would be possible for the rumpus room to be illegally converted to another unit in the future, without the City's knowledge. • Rear setbacks are required to preserve the peace of neighbors; this encroaches into yard area intended to protect neighbors; can't convert a garage to living space; will be converted to illegal unit; approval is setting a precedent. • Require that the walls adjacent to the neighbor be sound rated (STC rating); plus there is a 10-foot easement between the properties. ■ Consider eliminating the window above the sink and that the window in the other part of the rumpus room could be moved to be greater than 10-feet from property line; doing so would eliminate the request for a Conditional Use Permit. ■ The maker, and second, of the motion agreed to require a sound-rated wall, elimination of the window above the sink and that the area over the garage not be converted to conditioned space. Chair Cauchi called for a voice vote on the motion to approve. The motion passed 4-3-0 (Commissioners Auran, Yie and Cauchi dissenting). Appeal procedures were advised. This item concluded at 8:32 p.m. E:7