HomeMy WebLinkAbout1515 Howard Avenue - Approval LetterCITY OF BURLINGAME
City Hall — 501 Primrose Road
Burlingame, California 94010-3997
October 7, 2011
Mark Robertson
918 E. Grant PI.
San Mateo, CA 94402
Re: 1515 Howard Avenue
Dear Mr. Robertson,
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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 September 26, 2011, Planning
Commission approval of your application for Design Review and Special Permit for a detached
garage exempt from the setback restrictions located within the rear 40% of the lot, became effective
October 6, 2011. This application was for a new, finro-story single family dwelling and detached
garage at 1515 Howard Avenue, zoned R-1.
The September 26, 2011, 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 date
stamped September 14, 2011, sheets 1 through 8, L1.0 and L2.0;
2. that sills shall be added to the windows on the East Elevation and on the windows above
the redwood paneling wainscot on the South Elevation;
3. that any changes to building materials, exterior finishes, windows, architectural features,
roof height or pitch, and amount or type of hardscape materials shall be subject to Planning
Division or Planning Commission review (FYI or amendment to be determined by Planning
staf�;
4. that any changes to the size or envelope of the first or second floors, or garage, which
would include adding or enlarging a dormer(s), shall require an amendment to this permit;
5. that the conditions of the Chief Building Official's June 24, 2011 memo, the City Engineer's
June 27, 2011 memo, the Fire Marshal's June 27, 2011 memo, the Park Supervisor's June
29, 2011 and August 29, 2011 memos, and the NPDES Coordinator's June 27, 2011 memo
shall be met;
6. that any recycling containers, debris boxes or dumpsters for the construction project shall
be placed upon the private property, if feasible, as determined by the Community
Development Director;
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Qctober 7,2011
1515 Howard Avenue
Page 2
7. that demolition for 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 prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of
approval adopted by the Planning Commission, or City Council on appeal; which shall
remain a part of all sets of approved plans throughout the construction process.
Compliance with all conditions of approval is required; the conditions of approval shall not
be modified or changed without the approval of the Planning Commission, or City Council
on appeal;
9. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that
these venting details shall be included and approved in the construction plans before a
Building permit is issued;
10. 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;
11. that during demolition of the existing residence, site preparation and construction of the new
residence, the applicant shall use all applicable "best management practices" as identified
in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of
storm water runoff;
12. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, 2010 Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
13. that prior to scheduling the framing inspection the applicant shall provide a certification by
the project architect or residential designer, or another architect or residential design
professional, that demonstrates that the project falls at or below the maximum approved
floor area ratio for the property;
14. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the
property corners, set the building footprint and certify the first floor elevation of the new
structure(s) based on the elevation at the top of the form boards per the approved plans;
this survey shall be accepted by the City Engineer;
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October 7, 2011 -
1515 Howard Avenue
Page 3
15. that prior to scheduling the framing inspection the project architect or residential designer,
or another architect or residential design professional, shall provide an architectural
certification that the architectural details shown in the approved design which should be
evident at framing, such as window locations and bays, are built as shown on the approved
plans; architectural certification documenting framing compliance with approved design
shall be submitted to the Building Division before the final framing inspection shall be
scheduled;
16. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height
of the roof ridge and provide certification of that height to the Building Division; and
17. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been
built according to the approved Planning and Building plans.
Reimbursement of the Design Review deposit will be processed and will be mailed under separate
cover.
All site improvements and construction work will require separate application to the Building
Department. This approval is valid for three years during which time a building permit must be
issued. One extension of up to two years 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,
� ^� . � 1
�`j� .__---_.__. .
�
William Meeker
Community Development Director
c. Gerry Gallagher, 1517 Howard Avenue, Burlingame, CA 94010
Chief Deputy Valuation, Assessor's Office
(LOT 4 BLOCK 5 BURLINGAME PARK NO 2 RSM B/17; APN: 028-292-250)
Chief Building Official, Community Development Dept./Building Div.
File
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�
Project Comments
Date:
To:
From:
June 23, 2011
d 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 design review for a new, finro-story single-family
residence on a vacant lot at 1515 Howard Avenue, zoned R-1,
APN: 028-292-250
Staff Review: June 27, 2011
1. See attached.
2. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
3. Applicant is advised to call City Arborist regarding potential relocation of
sidewalk area around trees in the planter strip.
Reviewed by: V V
Date: 6/27/2011
PUBLIC WORKS DEPART`MENT ENGINEERING DIVISION
PLANNING REVIEW COMI��NTS x.� 'T�"�� 5�{
Project Name:� s,rt� �� qat���
- Project Address: �57� t'�''� �.
The following requirements apply to the project
1 _� A property boundary survey shall be preformed by a licensed land
surveyor. The survey sha11 show all property lines, property corners,
easements, topographical features and utilities. (Required prior to the
building permit issuance.) ��'�{ tS p�c.F.� jr�,�,
2 _� The site and roof drainage shall be shown on plans and should be made to
dra.in towazds the Frontage Street. (Required prior to the building permit
issuance.)
3. The applicant shall submit project grading a.nd drainage plans for
approval prior to the issuance of a Building pernut.
4 The project site is in a flood zone, the project shall comply with the City's
flood zone requirements.
� � fv�'Av�`�
5 �— A�tary sewer lateral �t is required for the project in accordance with
the Crty's standards. )
6. The project plans shall show the required Bayfront Bike/Pedestrian trail
and necessary public access improvements as required by San Francisco
Bay Conservation and Development Comm.ission.
7. Sanifary sewer analysis is required for the project. The sewer analysis
shall identify the project's impact to the City's sewer system and any
sewer pump stations and identify mitigation measures.
8 Submit traffic trip generation analysis for the proj ect.
9. Submit a traffic impact study for the project. The traffic study should
identify the project generated impacts and recommend mitigation
measures to be adopted by the project to be approved by the City
Engineer.
10. The project sha11 file a parcel map with the Public Works Engineering
Division. The parcel map shall show all existing property lines, easements,
monuments, and new properly and lot lines proposed by the map.
Page 1 of 3
U:\private development�PLANNING REVIEW COMI��NTS.doc
PUBLIC WORKS DEPAR�MENT ENGINEER]NG DIVI5ION
11. A latest preliminary title report of the subject parcel of land sha11 be
submitted to the Public Works Engineeri.ng Division with the parcel map
for reviews.
12 Map closure/lot closure calculations shall be submitted with the parcel
map.
13 The project sha11 submit a condominium map to the Engineeri_ng Divisions
in accordance with the requirements of the Subdivision Map Act.
14 � The project shall, at its own cost, design and construct frontage public
improvements including curb, gutter, sidewalk and other necessary
appurtenant work.
15 The project shall, at its own cost, design and construct frontage streetscape
improvements including sidewalk, curb, gutters, parking meters and poles,
trees, and streetlights in accordance with streetscape master plan..
16 By the prelim.inary review of plans, it appears that the project may cause
adverse impacts during construction to vehicular traffic, pedestrian traffic
and public on street parking. The project sha11 identify these impacts and
provide mitigation measure acceptable to the City.
17 The project sha11 submit hydrologic calculations from a registered civil
engineer for the proposed creek enclosure. The hydraulic calculations
must show that the proposed creek enclosure doesn't cause any adverse
impact to both upstream and downstream properties. The hydrologic
calculations shall accompany a site map showing the area of the 100-year
flood and existing improvements with proposed improvements.
18 Any work within the drainage area, creek, or creek banks requ.ires a Sta.te
Department of Fish and Game Permit and Army Corps of Engineers
Permits.
19 No con.struction debris shall be allowed into the creek.
2p d� The project shall comply with the City's NPDES permit requirement to
prevent storm water pollution.
21 The project does not show the climensions of existi.ng driveways, re-
submit plans with driveway dimensions. Also clarify if the proj ect is
proposing to widen the driveway. Any widening of the driveway is subject
to City Engineer's approval.
22 The plans do not indicate the slope of the driveway, re-submit plans
showing the driveway profile with elevations
Page 2 of 3
U:\private development�PLANNING REVIEW COMI��NTS.doc
PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
23 The back of the driveway/sidewalk approach sha11 be at least 12" above
the flow line of the fronta.ge curb in the street to prevent overflow of storm
water from the street into private property.
24. For the takeout service, a garbage recepta.cle shall be placed in front. The
sidewalk fronti.ng the store shall be kept clean 20' from each side of the
property.
25. For commercial projects a designated garbage bin space and cleaning area
shall be located i.nside the buildi.ng. A drain connecti.ng the garbage area to
the Sanitary Sewer System is required.
Page 3 of 3
U:\private development�PLANNING REVIEVJ COMI��NTS.doc
Date:
To:
From:
June 23, 2011
❑ City Engineer
(650) 558-7230
X Chief Building OfFicial
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for design review for a new, two-story single-family
residence on a vacant lot at 1515 Howard Avenue, zoned R-1,
APN: 028-292-250
Staff Review: June 27, 2011
1) On the plans specify that this project will comply with the 2010 California Building
Code, 2010 California Residential Code (where applicable), 2010 California
Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing
Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the
Planning Commission has approved the project prior to 5:00 p.m. on December
31, 2010 then the building permit application for that project may use the
provisions found in the 2007 California Building Codes including all amendments
as adopted in Ordinance 1813.
2) On the plans provide a copy of the GreenPoints checklist for this project at full
scale.
3) Specify on the plans that this project will comply with the 2008 California Energy
Efficiency Standards.
Go to httq://www.enerqv.ca.qov/title24/2008standards/ for publications and
details.
4) Place 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.)
5) 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 in these
plans prior to performing this work.
6) Anyone who is doing business in the City must have a current City of Burlingame
business license.
7) Provide fully dimensioned plans.
8) When you submit your plans to the Building Division for plan review provide a
completed Supplemental Demolition Permit Application. NOTE: The Demolition
Permit will not be issued until a Building Permit is issued for the project.
9) Show the distances from all exterior walls to property lines or to assumed
property lines
10)Show the dimensions to adjacent structures.
11)Obtain a survey of the property lines.
12)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. (2010 CBC, Table
602)
13)Rooms that can be used for sleeping purposes must have at least one window or
door that complies with the egress requirements. Specify tfie size and location of
all required egress windows on the elevation drawings.
14)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.
15)Provide handrails at all stairs where there are four or more risers.
16)Provide lighting at all exterior landings.
17)The fireplace chimney must terminate at least two feet higher than any portion of
the buildinq within ten feet. 2010 CBC §2113.9
Revi
6-24-2011
Project Comments
Date:
June 23, 2011
To: � City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-726�
X City Arborist
(650) 558-7254
From: Planning Staff
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Subject: Request for design review for a new, two-story single-family
residence on a vacant lot at 1515 Howard Avenue, zoned R-1,
APN: 028-292-250
Staff Review: June 27, 2011
1. Project must comply with Water Conservation in Landscape ordinance
including irrigation plan. (Attached).
2. Replace declining street tree with new 15ga1 species from attached list.
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Reviewed bv: B Disco
Date: 6/29/11
F
i �� � �o
OUTD�4R WATER USE EFFICIEIVCY CHECKLiST
1 certify that th pr ct m ed requirements of the Water Con ervatio in Landscaping Ordinance.
� g
Sienature Date
�Single Family 0 Molti-Fa
Applipnt Name (printj: �
Project Site Address:
Project Area (sq.ft. ar acrej:
Plon TarF
Mulch
Irrigation Syste[n Efficiency
Irrigation System Desfgn
lrrigation Time
Metering
Swimmtng Pools / Spas
Wate� Features
Documentatfon
O Commercial O lnstitutiona! CI Irrigation only ❑ Industriat ❑ Other:
i� �•,�,..r i� .� � Contact Phone #: � S� •`3
sis
7 i!% /i� � of Units:
T tal Candscap Area (s .ft. :
�.�� .s
Turf Irrigated Area {sq.ft.}: Q
Non Turf Irrigated Area (sq.ft.j:
Special Landscape Area (SLAj (sq.ft.):
Water Feature Surface Area (sq.ft.�:
��
�
NUV '
4f of Meters: �,
r
Less than 2596 of the landscape area is 1�es
turf ❑ No, See Water 6udget
All turf areas are > 8 feet wide Yes
All turf is planted on slopes < 2596 es
At least 8096 of non-turF area is native es
or low water use plants O No, See Water Budget
Piants are grouped by Hydrazones s
At least 2-inches af mulch on exposed Yes
soil surfaces
7096 ETo (lOd°�5 ETo for SLAs� es
No overspray or runoff �Yes
System efficiency > 70°,5 Yes
Automatic, self-adjusting irrigation Cl No, not required tor Tier 1
cantrollers �.Xes
Moisture sensor/rain se�sar shutoffs es
'No sprayheads in < 8-ft wtde area s
System an{y operates between 8 PM Yes
and 10 AM
Separate irrigation meter o, not required because < 5,000 sq.ft.
❑ Yes�
Caver highly recommended � ❑ Yes
No, not required
Recirculatine . f Yes
Less than 10% of landscape area ' Y�s
Checklist es
Landscape and Irrigation Design Rlan 0 Prepared by applicant
�.Prepared by professional
Water eudget {optionalj ,/ ❑ Prepared by applicant
' r ❑ Prepared by professional
Post-installation audit completed D Campleted by applicant
mpleted by prafession�
�
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ti,- _ ._
• CITY OF BURLINGAME - PARKS DIVISION, 558-7330
HURGIN�3AME 850 BURLINGAME AVENUE, BURLINGAME, CA 94010-2858
� OFFICIAL STREET TREE LIST - AUG 2010 TREEC117USR
T R E E S T O B E U S E D IN P L A N T I N G S T R I P S U N D E R 4' W I D E
AND SELECTED TREES (") FOR TR�E WELLS IN PAVED AREAS
PIC7'URES OF TREES CANBE VIEWED AT www.burlinpam�or� UNDER THE P�iRKSAND RECI2EATIONDEPARTMENT
Name
* Acer buergeranum
� Aesculus camea
O Celtis australis
O Celtis sinensis
Craetaegus phaenopyrum
* Creijera parviflora
O Oinglco biloba
Koelreuteria bipinnata
Koelreuteria paniculata
,� Lagerstromia indica
Magnolia grandiflora
, Maytenus boaria
O Pietacia chinensis
.
,� Pittosporum undulatum
w Prunus ceresifere
* Pyrus calleryana
Robinia ambigua
Sapium sebiferun
Trident Maple
Red Horsechesfiut
European Hackberry
Chinese Hackberry
Washington Thom
AustraGan wllow
Meidenhair tree
Chinese F7ame Tree
Qolden Rain Tree
Crape MyrNe
Magnolia `Samuel
Sommer'
Meyten Tree
Chinese Pistaehe
Victorian Box
Purple Leaf'Plum
Flowering Pear
`AristocraY
Idaho Locust
Chinese Tallow
Rose Garden
2212 Adeline
1108 Cambridge
2711 Eeston
733 Lexington Way
Wells Fargo Bank (Broadway), 117
Bayawater
405, 409 Block Bayswater Ave,
1240 Cabrillo
209 Victoria, 139 Channing
1528 Howard
Pershing Park, 1325 Drake
2109 Ray Drive
2705 Easton, 121 Costa Rica Ave
1 ZO 1& 1230 Burlingame Ave
1320 Lincoln, Village Pazk
Eastmoor side, 1320 Lincoln Ave
617 Howard, 2112 Adeline
1446 Capuchino
2009 Deveraux Drive
•. Trees appropriate for tree wells in paved areas
� City recommended trees to increase the Urban Forest Canopy
Helght at � Min
20-25'
40'
40-50'
30-40'
20-25'
25-30'
30-50'
20-35'
20-35'
20-30'
30'
20-40'
30-40'
30-40'
20'
25-35'
30-40'
35'
25'
30'
40'
25'
25'
30'
40'
35'
35'
25'
30'
25'
40'
40'
15'
25'
30'
40'
DECIDUOUS: Mode�ate growth; roundish crown; glossy, three-
lobed leaves; fall color.
DECIDUOUS: Fast early growth; round headed; dark green leaves;
plumes of crimson flowers in spring.
DECIDUOUS: Fast growth; gray-green, elm-like leaves; upright,
round headed form.
DECIDUOUS: Fast growth, glossy, dark green , elm-like leaves;
upright round form. Suseptable to wooly aphids
DECIDUOUS: Moderate growth; graceful open limb structure;
glossy leaves; foliage tums orange, scarlet or purple in fall.
EVERGREEN: Moderate growth; graceful branehes; fine texturod
leaves• pest free.
DECIDUOUS: Slow growth; fan ahaped leaves turn yellow in fall;
spreading, almost umbrella form.
DECIDUOUS: Slow to moderate growth; clusters of yellow flowers;
leaves yellow in fall, drop late.
DECIDUOUS: Slow to moderate growth; yellow flowers; leaves
reddish in epring, dull-green in summer.
DECIDUOUS: Moderate grawth; spring foliege light green tinged
bronze red; red flowers July-September, yellow fall color.
EVERGREEN: Fast growth; upright branches; dazk green foliage ha
a rusty bronze coloring on leaf underside. White flowers in early
apring and again Iste in summer.
EVERQREEN: Slo�v to moderate growth; pendulous graceful
branches.
DECIDUOUS: Moderate growth; dark green leaves, brilliant fall
color.
EVERGREEN: Modcrate growth; &agrant white flowers glossy
leaves; round headed.
DECIDUOUS: Moderate growth; coppery leaves; light pink flowers
in spring
DECIDUOUS: Fast growth; upright form; masses white flowers in
spring, red leaves in fall.
DECIDUOUS: Moderate to fast growth; spring eluatera of bright
magenta flowers; long leaves divided into oval leaves.
DECIDUOUS: Moderate to fast growth; dense, round crown;
outstandina fall color
9
Project Comments
Date:
June 23, 2011
To: � City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
From: Planning Staff
� Recycling Speciafist
(650) 558-7271
� Fire Marshal
(650) 558-'7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Subject: Request for design review for a new, two-story single-family
residence on a vacant lot at 1515 Howard Avenue, zoned R-1,
APN: 028-292-250
Staff Review: June 27, 2011
Provide a residential fire sprinkler throughout the residence.
1. Provide a minimum 1 inch water meter.
2. Provide backflow prevention device/double check valve assembly —
Schematic of water lateral line after meter shall be shown on Building
Plans prior to approval indicating location of the device after the split
between domestic and fire protection lines.
3. Drawings submitted to Building Department for review and approval shall
clearly indicate Fire Sprinklers shall be installed and shop drawings
shall be approved by the Fire Department prior to installation.
;
Reviewed by: � �� � (�a�
Date: �o��-���Zj
Project Comments
Date:
To:
From:
June 23, 2011
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7271
0 Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for design review for a new, two-story single-family
residence on a vacant lot at 1515 Howard Avenue, zoned R-1,
APN: 028-292-250
Staff Review: June 27, 2011
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement Best
Management Practices (BMPs) during construction.
Please include a list of construction stormwater pollution prevention best
management practices (BMPs), as project notes, when submitting plans for a
building permit. Please see attached brochure for guidance. The brochure may also
be down loaded directly from "flowstobay.org." It is recommended that the
construction BMP's be placed on a separate full size plan sheet (2' x 3` or larger as
appropriate) for readability.
For additional assistance, please contact Kiley Kinnon, Stormwater Coordinator, at
(650) 342-2727.
Reviewed by: % ' �� Date: ;j ��� �/
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�tormwater Polluti�n Prevention Program
Pollution Prevention - It's Part of the Plan
It is your responsibility to do the j ob right!
Runofffrom atroets and other paved areas is amaj or source ofpollution in local creeks, San Francisco Bay and the Pacific Oceaa
Conshvction activities can dixecfly affect the health of ourwaters unless contractois ead crews plan aheadto keap dirt, debris, and otheY
conslxuction tvaste away from sto� drains and creaks. Following these guidelines w71 ensuxe your cotupliance with local stoimwater
ordmaace requiremenTs. Remembey ongoing monitoring and maintenance of installed controls is crucial to propa implementation.
Heavy Earth-Moving Roadwork 8c Paving Fzeah Concnete Painting 8t Application
Equipment Activities & Mortar Applicatioa of So�veofs 8t Adhesives
Operation
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