HomeMy WebLinkAbout1417 Bernal Avenue - Approval Letter�
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CITY OF BURLINGAME
City Hall — 501 Primrose Road
Burlingame, California 94010-3997
February 24, 2009
Anne and Trent Wright
1417 Bernal Avenue
Burlingame, CA 94010
Re: 1417 Bernal Avenue
Dear Mr. and Mrs. Wright,
l.�''�,�1�`7
SURLIN�GAME
�.,,�j,Y,�a.. �, i,:Pfiy
, �,r.
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 February 9, 2009, Planning
Commission approval of your application for a one year extension became effective February 19,
2009. This application was for a one year extension of an approved application for Conditional Use
Permits and Special Permit to use a portion of an existing detached garage for recreation purposes
at 1417 Bernal Avenue, zoned R-1. This application extends the approval of the Conditional Use
Permits and Special Permit to March 20, 2010.
The February 9, 2009 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 walis 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
sirk sha!! b2 el�� ��i� �ated, and th� urfin�s�zd space cver the garage sha�1 not be cor�ver�eU to
conditioned space in the future;
3
0
that if the siructures 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 Conditionai 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;
�o Register online to receive City of Burlingame e-mail updates at www.burlingame.org :o
February 24, 2009
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.
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,
;� � ' ���
William Meeker
Community Development Director
c: Jerry Winges
Winges Architects, Inc.
1290 Howard Avenue, Suite 311
R�,irll.^.��l71�� (�,`� Q�fJ1 �
Chief Building Official, Community Development Dept./Building Div.
Chief Deputy Valuation, Assessor's Office
(LOT 16 BLOCK 45 EASTON ADD BURLINGAME NO 4 RSM A/45; APN: 026-054-050)
File
�m Register online to receive City of Burlingame e-mail updates at www.burlingame.org ��
Project Comments
Date:
��
From:
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 demofition plan that indicates the existing walls, walls to be demolished, new
walls, and a legend. NOTE: The Demolition Permit wifl 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.enerqv.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 on the plans that exterior bearing walls less than five feet from the property line will be
blilt a� Gt IC-�IOL!` ��`G-`G�c� c�nstructi�n. (Table 602)
9) Roorns that can be used for sleeping purposPs 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 elevatian dravrings.
10) Clearly label each page of fhe plans to state: "The rumpus room and/or garage area not to be
used as a secondary dwelling unit."
11) Provide guardrails zt 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 • �' n �- Date: �/�,/�
�
Project Comments
Date:
To:
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
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 Division at (65Q) 558-7230 for additional information.
4. Because the proposed rumpus room is located within one foot of property line,
a propert� boundary sur✓ey by a licensed �and surveyor/engineer is required.
.�
Reviewed by: V V �� I
Date: 02/11/2008
Project Comments
Date:
��
From
Subject:
Staff Review:
February 7, 2008
❑ City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ Recycling Specialist
(650) 558-7271
Fire Marshal
(650) 558-7600
❑ City Arborist
(650) 558-7254
Planning Staff
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
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 nhase of the project.
It is very important that you understand the threshold indicated by BMC §17.04.030.
Designer, contractor, and owner shouid communieate s�ecificaify ti�� z�c�e�i e,f
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: si �a�`r.�-o�
Project Comments
Date:
To:
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 properiy
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,
;�vash �,��ater �r �e�+ime^ts, ar�� n�n_st�r.m�a�ater discharges to storm drains
�nd 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
runon;
• 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 of 2
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
continuousiy until permanent erosion control have been established;
b. Address method(s) for diverting on-site runoff around exposed areas and
diverting 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 pollution 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:
�
`J
2of2
Date: 02/13/2008
WHY SHOULD WE WORRY A�OU? SOIL EROSI01.1T?
V • • L/
Water and wind carry soiI 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, IocaI
governmenl, and the homeowner untold millions of do]Iars
a year.
Nature slowly wears away land, 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
Iandscape. Surface runoff and the materials it canies with it clog
our culverts, f]ood channels and streams. Sometimes it destroys
wildlife and damages recreational areas such as lakes and re-
servoirs.
As an example, road and home buitding in the Oakland hills
above Lake Temescal frlled the Iake to such an extent that it had
to be dredged in 1979 at a public cost of $750,000.
NEED MORE INFORMATION?
�BAG has produced a slide/tape show on soil erosion
:alled "Money Down the Drain. " It is available for showing
:o any interested group. CaII ABAG Public Affairs at (415?
341-9730.
�BAG has also published a"Manua] of Standards for Sur-
:ace Runoff Control Measures" which deals extensively
uith designs and practices for erosion prevention, sedi-
nent 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 Ioca1 Iibraries
and in city and county public works and planning depart-
ments.
USDA Soil Conservation Service personnel are willing to
provide more information on specific erosion problems.
This brochure is a cooperative project of the Association of
Bay Area Governments and the East Bay Regional Park
District.
n55DGi/�iiDN EAST BAY REGIONAL
DF BaY AREw
� GO`/ERNMENiS PARK DISTRIGT
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PROrEC�ING
Y�UR
�'�� P���Y
FROM
EROSION
EROSIOYV COYITTROL CAN PROTECT
YOUR PROPER?Y AND PREVENT
FU'TURE HEADACHES
� Vegetation-stabilized Bare Slope: fieadacfies
I(�) r� Slope: Security aad Liability
� (/� - : �/ • soil in place • mudslide danger
� { � � � • minimum of • Ioss of topsoil
��� erosion � clogged storm ` '
:k: .
� • fewer winter clean- drains, fIooding -:�: ��
� � j up problems problems r'
• protection for • expensive �, �''�•,� •.
(� house foun- deanup f'� ��
� .� dations • eroded or �
� buried house '1'�
!�� foundations y J �:'
I ��� :.�''� �''•� .r�
/ '�/�I `�� �, ;`"��"•' ,4�` ` .;
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TIPS FOR ?HE HOMEOWNE�
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"Wiaterize" your property by mid-September. Don't
wait until spring to put in Iandscaping. You need
wiater protectioa. Final Iandscaping can be done
Iater.
Inexpensive measures installed by fall will give you
�r�«�'ucn y•,:ickly t�at will Iast aII durin� the wet
season.
Ia oae afternooa you caa:
• 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 will
hold seeds.
/'• �:''..
:7 _ `i
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 fertilizer.
• Mulch if you can, with grass clippings and Ieaves,
bark chips or straw.
• Use netting to hold soil and seeds on steep slopes.
• Check with your Iocai nursery for advice•
r �
�nter 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.
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Soi1 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,
channets, lakes and the Bay.
You can protect your prop-
erty an d prevent future
headaches by following
these guidelines:
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 will help you avoid expensive stabilization work.
Preserve existing vegeta-
tion as much as possible.
Limit grading and plant
removal to ihe areas
under current construc-
tion. (Vegetation will
naturally curb erosion,
improve the appearance
and the value of your
property, and reduce tne
cost of Iandscaping later.)
• Use fencing to protect plants from fill material and traffrc.
If you fiave 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 Iitde as possible. Limit the time in whicfi graded
areas are exposed.
• Minimize the length and
steepness of slopes by
� • , benching, terracing, or
cor.structing 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 MBASURE� ?O
STA.BILIZE THE SOIL
Grass provides the
cheapest and most ef-
fective sfiort-term ero-
sion contro[. It grows
quickly and covers the
ground completely. To
fuld the best seed mix-
tures and plants for
your area, check with
your Ioca1 nursery, the
U.S. Department of Ag-
riculture Soil Conserva-
tion Service, or the
University of California
Cooperative Extension.
Mulches 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.
Stra�a mulch is nearly 1(TO � effect;ve when held in place b•Y�
spraying with an organic glue or wood fiber (tackifiers), by
punching it into the soil with a shovel or roller, or by tack-
ing a netting over it.
Commercial applications of
wood fibers combined with t: ,... .
various seeds and fertilizers ���� ,: �,
(fiydraulic mulcfung) are effeo- �� �,:�ss
tive in stabilizing sloped areas. �� F�r
Hydraulic mulching with a _ _
tackifrer should `
be done in two _ _ ���s
segarate appli- . . . , . , =-_—
cauons: the first
composed of seed fertilizer and half the mulch, 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.
,---
Pr �—
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l
' _ ' . �- �:�
Mats of 2xcelsior, 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 draiaage can be collected in barrels or storage con-
tainers o= routed into lawns, 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
yovr house. Too much water can damage trees and make
foundations unstable.
STRUCYURAL RUNOFF CON?ROLS
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.
To keep water from carrying soil from your site and dump-
ing it into nearby Iots, streets, streams and channels, you
need ways to reduce its volume and speed. Some exam-
ples of what you mighi use are:
jute netting
� \
��i��lrlii)�i,\, t,��.r:��..
i,
uiJZi5iGi7 u'iiutl
perimeter dike
/
straw mulch
• Riprap (rock lining) — to
protect channel banks
from erosive water flow
• Sedimeat trap — to
stop runoff carrying
sediment and trap the
sediment
• Storm draia outlet
.^-� = protection—to reduce
� the speed of water flow-
�`� ing from a pipe onto
, f P
. 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
�,' ��,��'`^.,�, _
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�n� �,;. . ".�.�.�.�`._:;w":<��;4.``t,=,<,...,.,.:=�: .
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• Straw bale dike—to stop and detain sediment from
small unprotected areas
(a short-term measure)
• Perimeter swale—to divert
runoff from a disturbed area
or to contain runoff witfun
a disturbed area
�.— —
• Grade stabilizatioa structure—to carry concentrated
runoff down a slope
sediment trap
bench
�
.. ' . ' Q c�. -�c�
.� _ � cJ ..
outlet protectio�
�� Consefvaftee
Remember: Tl�e property ow�er and the contz-actor share ulfintate responsibility for the acfivities that occur on a construction
sitQ. You will be lxeld responsible for any environmental damages and associated clean-up costs.
San Mateo �ou:ntywide Stormwater Polluti.on Preven�ion Pro�rar�;�. �
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General `''�-'
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Polluti�n �'revention It's Part of the� Plan
It is y�ur responsibility to do the job right!
Runoff from strects �►nd othccpaved areas is a major sou�e of pollutionin local creeks, 5an Francisco Say and the Pacific Ocean.
Construction activilies can directly affect thehealth of our waters unless contracto� and crews plan ahead to keep dir� debris, and ocher
constiuction waste away from ::torta drains and creeks. Following these guidelines will ensure your compliance with local stormwater
ordinance requirements. Remember, ongoing monitoring and maiutenance of installed controls is ciucial to pmper implementation.
Heavy
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Questions7
Call the O�ce of
Environmental Compliance
(650)342-3727
Painting & Application
of Solvents & Adhesives
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Storrn dra.in polluters may be liab�e fox fines of up to $25,000 pez- day± �u"'nad..„.r�.mim.le..ek.e.R.M,d�,n.
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C/TY OF BURL/NGAME PLANN/NG COMMISS/ON — Unapproved Minutes February 9, 2009
VII. ACTION ITEMS
Consent Calendar - Items on the Consent Calendar are considered to be routine. They are acted upon
simultaneously unless separate discussion and/or action is requested by the applicant, a member of the
public or a Commissioner prior to the time the Commission votes on the motion to adopt.
Chair Cauchi asked if anyone in the audience or on the Commission wished to call any item off the consent
calendar. Item 2b (1461 Balboa Avenue) was removed from the Consent Calendar at the request of Pat
Giorni, 1445 Balboa Avenue.
2a. 1417 BERNAL AVENUE, ZONED R-1 — REQUEST FOR ONE-YEAR EXTENSION OF AN
APPROVED 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) STAFF CONTACT: RUBEN HURIN
2c. 1325 CABRILLO AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR A NEW
SINGLE FAMILY DWELLING AND DETACHED GARAGE (JAMES CHU, CHU DESIGN AND
ENGINEERING, APPLICANT AND DESIGNER; AND TONY LEUNG, PROPERTY OWNER)
STAFF CONTACT: ERICA STROHMEIER
2d. 1024 OAK GROVE AVENUE, ZONED C-1 — APPLICATION FOR CONDITIONAL USE PERMIT
AND PARKING VARIANCE FOR A USE SIMILAR TO A DANCE ACADEMY (DANCE/PILATES
STUDIO) (DOUG MCINTOSH, APPLICANT; GLORIA C. CONTI TRUST PROPERTY OWNER; JD
ASSOCIATES, DESIGNER) STAFF CONTACT: RUBEN HURIN
2e. 1812-A MAGNOLIA AVENUE, ZONED C-1 — APPLICATION FOR CONDITIONAL USE PERMIT
FOR A CHILDREN'S TUTORING CENTER (GRACE KO, APPLICANT; JOHN BRITTON,
PROPERTY OWNER; AND LINCOLN LUE ASSOCIATES, ARCHITECT) STAFF CONTACT:
RUBEN HURIN
In light of the current economic conditions, it was suggested that the City consider an amendment to the
Municipal Code to permit the opportunity for permit extensions for a third year.
Commissioner Brownrigg moved approval of the Consent Calendar, excluding Item 2b, based on the facts
in the staff reports, Commissioner's comments and the findings in the staff reports, with recommended
conditions in the staff reports and by resolution. The motion was seconded by CommissionerAuran. Chair
Cauchi called fora voice vote on the motion and itpassed 7-0. Appeal procedures were advised. This item
concluded at 7:22 p.m.