HomeMy WebLinkAbout1515 Howard Avenue - Staff ReportCity of Burlingame
Design Review and Special Permit
Address: 1515 Howard Avenue
Item No.
Regular Action
Meeting Date: September 26, 2011
Request: Design Review and Special Permit for a detached garage exempt from the setback restrictions
located within the rear 40% of the lot, for a new, two-story single family dwelling and detached
garage.
Applicant and Designer: Mark Robertson
Property Owner: Gerry Gallagher
General Plan: Low Density Residential
APN: 028-292-250
Lot Area: 8,725 SF
Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures, including one single-family residence, or a
second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this
exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of
a project.
Project Description: The applicant is proposing to build a new, two-story single family dwelling and detached
garage on the existing vacant parcel at 1515 Howard Avenue. The proposed house and detached garage will
have a total floor area of 4,170 SF (0.48 FAR) where 4,292 SF (0.49 FAR) is the maximum allowed (including
covered porch and chimney exemptions). The proposed project is 122 SF below the maximum allowed FAR and
is therefore within 3% of the maximum allowed FAR.
The project includes a detached garage (431 SF) which provides two code-compliant covered parking spaces for
the proposed six-bedroom house. There is one uncovered parking space (9' x 20') provided in the driveway.
Because the proposed detached garage is in front of the rear 30% of the rear yard and because it is set only 6"
off the right side property line, a Special Permit is required for a detached garage exempt from the setback
restrictions located within the rear 40% of the rear of the lot. All other Zoning Code requirements have been met.
The applicant is requesting the following applications:
■ Design Review for a new, finro-story single family dwelling and detached garage (CS 25.57.010); and
■ Special Permit for a detached garage exempt from the setback restrictions located within the rear 40% of
the rear of the lot (CS 25.28.035 d).
1515 Howard Avenue
Lot Area: 8,725 SF Plans date stam ed: Se tember 14, 2011
PROPOSED � ALLOWED/REQUIRED
SETBACKS �
' _ ........_._..
_ ..........................................................................................................................................._._........_................_......_..._._............_..._.................................................................................................................................f..................................................................................................................__..._.._.._...._...._............... _. _.
Front (1st flr): 24'-6" � 24'-6" (block average)
(2nd flr): 37'-3" I 24'-6" (block average)
_...._... .........__._.........._ ....................................................._....................................................................................................................._.............._._..._.__.............................._....__.._...._._....._.._._...__...__..._.._...................................... ....... ..
Side (left): 5'-1" � 4'-0"
(right): 10'-6" (to bay) i 4'-0"
....................................................................................................._......_..............._......__... ....._..__.............................................................._...........................................................................................................................F...................._ .
_...._...._ ........................................................._.._...___............_....................._......................_...........................
Rear (1st flr): 69'-11" � 15'-0"
(2nd flr): 69'-11" (to deck) i 20'-0"
..................................................................................... ................................................................................................................................._.............................._...._._....._._..._....__.I...._._....._........................._..._....................................._....................................................................................................__�...
Lof Coverage: 2,713 SF ; 3,490 SF
31% 40%
FAR: 4,170 SF 4,292 SF
0.48 FAR I 0.49 FAR'
Design Review and Special Permit 1515 Howard Avenue
PROPOSED � ALLOWED/REQUIRED
# of bedrooms: 6 I ---
................................................ . _.............................................................................................................
.............---............................................. ........_.................._........_......_........................................................_....__................_..............................................................................._.....__.......................................... ... .
Parking: 2 covered 2 covered
(20' x 20') (20' x 20')
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
Height: 27�_0" 30'-0"
_ .._ ..............._......_.....-----
_.._............_ .........................................................................................._.................................................................................................................................................... .... ............................................................................_.............._...._....................................................._......._ �
DH Envelope: Complies using window
enclosure exemption CS 25.28.075
' (0.32 x 8,725 SF) + 1,100 SF + 400 SF = 4,292 SF (0.49 FAR)
Staff Comments: See attached memos from the City Engineer, Chief Building Official, Parks Supervisor, Fire
Marshal and NPDES Coordinator.
Design Review Study Meeting: At the Planning Commission Design Review Study Meeting on September 12,
2011, the Commission had comments and suggestions regarding the intended style of the house, the placement
of the proposed detached garage, the design of the detached garage and the lack of details in the design and
voted to place the item on the Regular Action Calendar when the plans have been revised as directed
(September 12, 2011 Planning Commission Minutes). The applicant submitted revised plans and a response
letter on September 14, 2011, to address the Planning Commission's questions and comments. The response
letter from the applicant identifies all changes made to the plans. Please refer to the copy of the September 12,
2011, Planning Commission minutes included in the staff report for the list of Planning Commission questions
and comments.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. Interface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
Findings for a Special Permit: In order to grant a Special Permit for a detached garage exempt from the
setback restrictions located within the rear 40% of the rear of the lot, the Planning Commission must find that the
following conditions exist on the property (Code Section 25.51.020 a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are
consistent with the existing structure's design and with the existing street and neighborhood;
(b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or
addition are consistent with the existing structure, street and neighborhood;
(c) the proposed project is consistent with the residential design guidelines adopted by the city; and
(d) removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is
appropriate.
E
Design Review and Special Permit
1515 Howard Avenue
Planning Commission Action: The Planning Commission should conduct a public hearing on the application,
and consider public testimony and the analysis contained within the staff report. Action should include specific
findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. At the public hearing the
following conditions should be considered:
1. 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 any changes to building materials, exterior finishes, windows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staff);
3. that any changes to the size or envelope of the first or second floors, or garage, which would include
adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the Chief Building Official's 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;
5. 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;
6. 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;
7. 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;
8. 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;
9. 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;
10. 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;
11. 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:
3
Design Review and Special Permit
1515 Howard Avenue
12. 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;
13. 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;
14. 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;
15. 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
16. 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.
Erica Strohmeier
Associate Planner
c. Mark Robertson, 918 E. Grant Place, San Mateo, CA 94402, designer.
Attachments:
Applicant's Response to Commission's comments, date stamped September 14, 2011
Minutes from the September 12, 2011, Planning Commission Design Review Study Meeting
Application to the Planning Commission
Special Permit Application
Photographs of the streetscape, date stamped June 21, 2011
Staff Comments
Notice of Public Hearing — Mailed September 16, 2011
Aerial Photo
4
MARK ROBERTSON DESIGN o
9/14/2011
ATTN: CITY OF BURLINGAME — PLANNING COMMISSION
PRO�ECT: NEW GALLAGHER RESIDENCE
1515 HOWARD AVENUE
BURLINGAME, CA. 94010
RE: RESPONSES TO COMMENTS FROM OUR 9/12/11 HEARING.
Dear Corr�mission Members:
We would like to respond to the comments we �eceived during our 9/12/2011 Public Hearing
and the resulting revisions we have made to our plans.
Project misses the mark / vertical elements too strong — looks too tall / looks like tract house/
Prairie Style needs more horizontality:
After revisiting the design I understand the concerns. The Elevations have been reworked
accordingly:
Street Elev. (PA. # 6 and #7)
The Second Flr. vertical bump-out has been toned down with a thickened stucco flare at its
base. This breaks up the vertical lines quite nicely and adds a massing element over the front
door that we find appealing. The arch ove� the entry Porch was also squared off at the owners
request. We also added a belly band below the second floor windows to add more horizontal
lines to the fa�ade. These two elements change the feel of the house considerably and we like
it!
West Elev.
We reduced the vertical element again by adding a continuous belly band below the second
story windows. The edge columns at the second flr. bump-out have been stopped at the new
band and a second band added at the bottom of the bump to further work the horizontal
element. '
South Elev.
Only change is the horizontal belly band add and a roof wrap at the stairwell on the right side.
East Elev.
The stairwell appeared too vertical with the original continuous columns so we continued the
roof across the face to break up the line. The columns will terminate at the new roof wrap and
the lower wall will be punctuated with a door to the utility area as was suggested. The Second
flr. belly band discussed above has also been continued acco�din�ly.
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918 E. GRANT PLACE, SAN MATEO, CALIF. 94402 U.S.A • TEL: (650) 571-1125 • FAX: (650) 571-1399
Consider Flat Roof Idea:
We had some neighbors in the audience during our meeting who, after the meeting, asked the
Gallaghers not to have flat roofs — they felt it was not in keeping with the neighborhood. In
addition, the Cedar Tree at the front of the lot drops a lot of needles and overhangs the front
roofs. There is also a Cotton Wood tree next door that dumps about 4" of fuzz over the entire
lot each year, and Mr. Gallagher is concerned that flat roofs will be nothing but trouble.
Detached Garage — Roll-up door improvement / Property Line eaves / lower stone veneer:
The garage door has been upgraded to the dbl. doo�/ "Carriage style" look as was discussed.
The stone veneer was lowered below the windows to allow for sill as was suggested.
The P�operty line eaves were not changed — we revised the landscaping plan instead. !n order
to provide an eave. we would have to move the Garage at least 3ft, in from the side property
line which would put the structure in front of the Oak tree at the rear yard and the Gallaghers
would much prefer an open view of the tree. So instead I have moved the Garage in 1ft. from
the P.L. to allow for a Pittisporum hedge to be installed along the P.L. wall. This will provide a
blind to hide the lack of an overhang. The Landscaping Plans have been revised to show the
hedge extending beyond the ends of the Garage to ensure full visual blockage.
This concludes our plan revisions. The Plans (Pg.# 4 and #5) have also been revised to reflect
the changes above.
Thank you for your input. We feel the plans have been greatly improved as a result!
Sincerely,
,, �, /
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Mark Robertson.
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CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes September 12, 2011
IX. DESIGN REVIEW STUDY ITEMS
6. 1515 HOWARD AVENUE, ZONED R-1—APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT
FOR A DETACHED GARAGE EXEMPT FROM SETBACK RESTRICTIONS LOCATED WITHIN THE
REAR 40% OF THE LOT, FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING WITH A DETACHED
GARAGE (MARK ROBERTSON, APPLICANT AND DESIGNER; GERRY GALLAGHER, PROPERTY
OWNER) STAFF CONTACT: ERICA STROHMEIER
Reference staff report dated September 12, 2011, with attachments. Community Development Director
Meeker briefly presented the project description. There were no questions of staff.
Questions of staff:
Would the lot coverage and FAR be altered by having an attached garage? (Hurin — would need to
reduce their FAR by 400 square feet.)
Chair Yie opened the public comment period.
Mark Robertson, 918 East Grant Place, San Mateo; represented the applicant.
Had a prior agreement with a neighbor (Sean Pitonak) to not design a Craftsman-style home with
shingle siding for this property.
Commission comments:
■ Was an attached garage ever considered? (Robertson — a detached garage is proposed to provide
a greater FAR for the home.)
■ Asked if the "meeting hall" shown on the plan had been removed? (Robertson — has been
removed.)
■ Agrees with saving the Oak tree within the rear yard.
■ Believes there is an argument in support of the Special Permit, given the depth of the lot.
■ The design has missed the mark in terms of being Prairie-style. The pilasters do not look
appropriate.
■ The design needs to be truly of the style intended.
■ The mass of the house can be made to work with improved detailing.
■ Likes the fact that the design is not Craftsman-style.
■ Likes the massing and articulation, but the details are missing.
■ Feels that the design looks tall.
■ Thinks that the front door is a bit lost in the front elevation.
■ Encouraged to consider going "full-blown" Prairie-style with a flat roof.
■ Consider pulling the garage off of the side property line to provide a complete eave on that side.
■ Consider making the front elevation appear to be a bit more horizontal.
■ Feels the front tower element is too prominent for the elevation and that the window is placed too
high.
■ The design is lending to more of a Prairie-style. The elements emphasized on the exterior are
currently vertically oriented — consider a design that has a more horizontal character.
■ Could consider providing a flat roof.
■ On the garage consider reducing the height of the stone to allow for a sill on the window.
■ Perhaps provide a heavy wood belly-band to delineate the finro spaces.
■ Could provide an exterior door to the mechanical area that can add interest to that elevation.
■ Likes the window trim on the design.
12
CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes September 12, 2011
Is there anything that can be done to break up the east elevation near the stairwell?
The garage has a lot of potential, but the garage door is lacking stylistically - put more effort into the
design in this area.
Public comments:
None.
There were no other comments from the floor and the public hearing was closed.
Commissioner Terrones made a motion to place the item on the RegularAction Calendar when complete.
This motion was seconded by Commissioner Gaul.
Discussion of motion:
None.
Chair Yie called for a vote on the motion to p/ace this item on the RegularAction Calendar when plans have
been revised as directed. The motion passed on a voice vote 6-0-1-0 (Commissioner Lindstrom). The
Planning Commission's action is advisory and not appealable. This item concluded at 8:33 p.m.
13
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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 ❑ Special Permit
❑ Parcel #: �2- S"' 2`� 2- —� 5� l�
❑ Other:
PROJECT ADDRESS: 15 rs N�iI�'1�/�f'Z.LZ� �/1CN U�
� Please indicate the contact person for this project
APPLICANT project contact personja�
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PROPERTY OWNER project contact person ❑
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Address: �/� �� GRNcNT �L, Address � � � � ��/) �l�%1�/�'R.� ��%� �
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Fax: � �� � �7 I -' 13�°I Fax:
E-mail: M AND M ROBE27'��ON C� C�a I�lpf L� CO'M E-mail: 51�1�- E���L- `��
ARCHITECT/DESIGNER pro�ectcontactperson�
OK to send electronic copies of documents ❑
Name:
Address:
City/State/Zip:
Phone:
Fax:
E-mail:
�* Burlingame Business License #: �..�i �g
JUN 21 2011
CITY OF BJRLING�ME
CDD-PIANNING DIV.
PROJECTDESCRIPTION: I�I�I�Y �.P���DRtIOM �Z bF�TI� ��ST012Y ('iDLISE C�N Ul�G�YNT
{•i!� v`�� ���LJfTI�� U'1�IV1�71� . I'��� ►/l��V��/1 I � N�IN f1'JT' �NSG�PINGa
AFFADAVIT/SIGNATURE: I hereby certify under
best of my knowledge and belief. �
Applicant's signature: � �
I am aware of the proposed applic-�ipn and
Commission. � /
Property owner's signature:
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of perjury that the information given herein is true and correct to the
� Date: �i �ZD� �l
above applicant to submit this application to the Planning
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Date: ; r
Date submitted:
,k 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:�Halloours�Pcapplication 2oos.handour.doc
This Space for CDD
Staff Use Only
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City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinpame.orp
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CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION
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The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.50). Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly 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 characteristics of the
new construction or addition are consistent with the existing structure's design and
with the existing street and neighborhood.
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2. Explain how the variety of roof line, facade, exterior finish maferials and elevations
of the proposed new structure or addition are consistent with fhe existing sfructure,
street and neighborhood.
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4.
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How will the proposed project be consistent with the residential design guidelines
adopfed by the city (C.S. 25.57)?
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Explain how the removal of any trees located within the footp: int of any new
structure or addition is necessary and is consistent with the city's reforesfation
requirements. What mitigation is proposed for the removal of any trees? Explain
why this mitigafion is appropriate.
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Rev. 07.2008 � See over for explanation of above questions.
1UG 1 9 2011
SPECIAL,; R��11�.��?�����
City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orq
1. Explain why the blend of mass, sca/e and dominant structural
characteristics of the new construction or addition are consistent with the
existing structure's design and with the existing street and neighborhood.
How will the proposed structure or addition affect neighboring properties or structures on those properties? If neighboring
properties will not be affected, state why. Compare the proposed addition to the mass, scale and characteristics of
neighboring properties. Think about mass and bulk, landscaping, sunlight/shade, views from neighboring properties.
Neighboring properties and structures include those to the right, left, rear and across the street.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the
structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other structures in the
neighborhood or area.
2. Explain how the variefiy of roof line, facade, exterior finish materials and
elevations of the proposed new sfructure or addition are consistent with fhe
exisfing structure, street and neighborhood.
How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? If it
does not affect aesthetics, state why. Was the addition designed to match existing architecture and/or pattern of
development on adjacent properties in the neighborhood? Explain why your proposal fits in the neighborhood.
How will the structure or addition change the character of the neighborhood? Think of character as the image or tone
established by size, density of development and general pattern of land use. If you don't feel the character of the
neighborhood will change, state why.
3. How will the proposed project be consistent with the residentia! design
guidelines adop_ted by the city?
Following are the design criteria adopted by the City Council for residential design review. How does your project meet
these guidelines?
1. Compatibility of the archiiectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. Interface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk ef structural components.
4, Explain how the removal of any frees located within the footprint of any new
strucfure or addition is necessary and is consistenf with the city's
reforesta#ion requiremenfs. What mifigation is proposed for the removal of
any frees? Explain why this mitig►ation is appropriate.
Will any trees be removed as a result of this proposal? If so, explain what type of trees will be removed and if any are
protected under city ordinance (C.S. 11.06j, why it is necessary to remove the trees, and what is being proposed to replace
any trees being removed. If no trees are to be removed, say so.
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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, 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. 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 DEPARTMENT ENGINEERING DIVISION
PLANNING REVIEW COMMENTS .��� '�^"'' S�'i
Project Name:�� �u-� r��l�w��
Project Address: �Sls L'f"�+'4� . •
The following requirements apply to the project
1 �_ A property boundary survey shall be preformed by a licensed land
surveyor. The survey shall show all property lines, property corners,
easements, topographical features and utilities. (Required prior to the
building permit issuance.) �i-U.rw�y ls ���.
2 �_ The site and roof drainage shall be shown on plans and should be made to
drain towards the Frontage Street. (Required prior to the building permit
issuance.)
3. The applicant shall submit project grading and drainage plans for
approval prior to the issuance of a Building permit.
4 The project site is in a flood zone, the project shall comply with the City's
flood zone requirements.
-J-� •� �.v�.l
5 ���tary sewer lateral �t is required for the project in accordance with
the City'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 Commission.
7. Sanitary 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 project.
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 shall file a parcel map with the Public Works Engineering
Division. The parcel map shall show all existing property lines, easements,
monuments, and new property and lot lines proposed by the map.
Page 1 of 3
U:\private development�PLANNING REVIEW COMMENTS.doc
� PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
11. A latest preliminary title report of the subject parcel of land shall be
submitted to the Public Works Engineering Division with the parcel map
for reviews.
12 Map closure/lot closure calculations shall be submitted with the parcel
map.
13 The project shall submit a condominium map to the Engineering 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 preliminary 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 shall 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 requires a State
Department of Fish and Game Permit and Army Corps of Engineers
Permits.
19 No construction debris shall be allowed into the creek.
20 �S The project shall comply with the City's NPDES permit requirement to
prevent storm water pollution.
21 The project does not show the dimensions of existing driveways, re-
submit plans with driveway dimensions. Also clarify if the project is
proposing to widen the driveway. Any widening of the driveway is subject
to City Engineer's approval.
22 T'he 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 dxiveway/sidewalk approach shall be at least 12" above
the flow line of the frontage curb in the street to prevent overflow of storm
water from the street into private property.
24. For the takeout service, a garbage receptacle shall be placed in front. The
sidewalk fronting 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 inside the building. A drain connecting the garbage area to
the Sanitary Sewer System is required.
Page 3 of 3
U:\private development�PLANNING REVIEW COMMENTS.doc
r
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 http://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 the 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 building within ten feet. 2010 CBC §2113.9
Reviewe '� � ( Date: 6-24-2011
_
Project Comments
Date:
To:
June 23, 2011
� City Engineer
(650) 558-7230
0 Chief Building Official
(650) 558-7260
0 Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
0 NPDES Coordinator
(650) 342-3727
� City Attorney
X City Arborist
(650) 558-7254
From:
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: J u ne 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.
� ;
��'/ ��F-CL�L C�i�L L.�,� � i,-,"i�j .
/�D � �.��
����� �
Reviewed bv: B Disco
Date: 6/29/11
i s� � �o
� OUTD4�R WATER USE EFFICIEIVCY CHECKLIST
I certify that th r m ed requirements of the Water Con ervatio in Landscaping Ordinance.
� g
Signature Date
-r a.i tjC ."i--• 1���L ,�"'y���k ••1'�.�C:s:::!L.���R��+ S �' f �d:i� � �1tl �`�a.tE, - '":�1 `ptyt+dy-�. .�..: �:s tene .��NMt.C��: y ,t ..
�~ 6 0 �!' a?+�' `�'�:i�r! e;s 9'��t w Y.+f J!i�S,��YI���1� � .{, ��lj�r�•('.r��, `�a. ��:.-�e�fa�iiC'f`=:�%SJ�f.�µ�' ii.{� � o�
�r � I 5 t l�., u rj' f1'i� .it..: . l.r.",f��:� '15;!�C .,,r r",
�l ��kd�.a. 1:4 �:r+: �!?- ��y:.! �1� � A. ; 4' 91" ni���.�i, �. �:j�� y K".•��yl� :.'.
-in aV:cr a %�� ��•.. � a: IR..J�..L �.r.^,l�e:...,;�c��� .x: - r�.�k':.t•,. :�litxa:i-.;?�
� Stngle Famfly D Multi-Family D Commercial ❑ Institutfonal O Irrigation only O Industrial O Other:
Applicant Name (print): Cantact Phone �: � . 3 2� ZZa
�.�. y.,.::;,...u.
Project Site Address: �-�j I� L � ;;A��tl�11.',��;
y, r,:,iy .•._,.. �.,
7il.e:4�s11�i,: i�y.:•�
Pro'ect Area s ft. or acre • il of Units: tl of Meters: s� Pas`s. �,'��� i
, c 4. y. �S � , i�". ..`�.,._., ..c
Irrtgativn System Efflclency
Irrigation System Deslgn
Irrlgation Tlme
Swimming Pools / Spas
Water Features
Oocumentation
Audtt
� it r a • F ! �� •.
tal Landscap�Area (s .ft. : � �'�.� ' �Y e �s 4�,���b �-�� � �r �l
t r� tL i+ `� ��r,�^". e {. � �j Ir . " ;'.
f,.�
S • �'���. '�' �e�-�:f�� �f"� `"'�
irf Irrigated Area (sq.ft.): ,� � p '=;::;1
m-Turf Ir�igated Area (sq.ft.j: � "��;;'`j
�ecia) Landscape Area {SLAj (sq.ft.j: --- �;;t.�
� 14���
ater Feature Surface Area (sq.ft.): ;i=;k�
-lj �` =� :". ,M,. �;: �F '!v'i' j �r':'`�.: .^y�..:.. .........1�:�.'...r'....,�...i i
v� � ��t �—�i � �'t%}#���; x;�'3�ij:i".:�'�4 �1�C+y r'�, �fl '�T .�N 415..' X �1Yy!Yi Y`� -�l��� %;:yr
�:.. .
ss than 2596 of the landscape area is ;� �:�
rf O No, See Water Budget ':;i�?;
I turf areas are > 8 feet wide Yes ::`•;�
I turf is planted on slopes < 25% es �'��
least 8a96 of non-turF area is native es ''� <�
low water use plants O No, See Water Budget j'':r�
ants are grouped by Hydrozones s �:s'�
least 2-inchesof mulch on exposed Yes ::`��
il surfaces �` .�
;,:: � .
19G ETo (100°K Efo for SLAs) es ��:�'a
� oversprey or runoff �Yes :��:'�;�
stem efficiency > 7095 Yes �� :� :�
itomatic, self-adjustfng irrigation D No, not required for Tier 1 �����:�
n�.�..
�ntrollers �ltes
oisture sensor/rain sensor shutoffs es :'�!;il
� sprayheads in < 8-ft wfde area s ;'��`�'�
�stem only operates between 8 PM Yes `'s;�
id 10 AM "`�'��
�parate irrigation meter o, not required because < 5,000 sq.ft. ;,:�., �i
O Yes ;`:
iver highly recommended � O Yes �'_;�
No, not requfred
!circulatin� . i Yes �:?>�
Less than 1096 of landstape area ' Y�s
Checklist es
Landscape and Irrigation Design Plan 0 Prepared by applicant
�LPrepa�ed by professional
Water Budget (optional) ,/ D Prepared by applicant
�r O Prepared by professional
Post-lnstallatlon audit completed ❑ Completed by applicant
mpleted by prafession:
�
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CITY OF BUliLINGAME - PARKS DIVISION, 558-7330
BURLINGAME 850 BURLINGAME AVENUE, BURI.INGAME, CA 94010.2858
� OFFICIAL STREET TREE LIST - AUG 2010 T�pn�p
TREES TO BE USED IN PLANTING STRIPS UNDER 4' WIDE
AND SELECTED TREES (*) FOR TREE WELLS IN PAVED AREAS
PICTURES OF TREES CANBE VIEWED AT wwiv. burlinQame or� UNDER THE PARIfS AND RECREATIONDEPARTMENT
Botanical Name
� Acer buergeranum
Aesculus camea
O Ceitis austrnGs
O Celtis sinensis
Craetaegus phaenopyrum
�, Geijera parviflora
O Gingko biloba
Kcelreuteria bipinnata
Kcelreuteria paniculata
« Lagerstromia indica
Magnolia grandiflora
, Maytenus boaria
s
O Pistacia chinensis
,� Pittosporum undulatum
� Prunus cerasifera
,� Pyrus calleryana
Robinia ambigua
5apium sebiferum
unon Neme
ent Maple
Horsecheshiut
�pean Hackberry
iese Hackberry
hinr�ton Thom
tr�
: Fiame Tn
Rain Tree
`Samuel
n Tree
se Pistache
ian Box
e Leaf Plum
ring Pear
�craY
Locust
se Tallow
Height at � Min
Washington Park Rose Garden 20-25'
2212 Adeline 40'
1108 Cambridge 40-50'
2711 Eeston 30�0'
733 I.exington Way 20-25'
Wells Fargo Bank (Broadway), 117 25-30'
Ba swater
405, 409 Block Bayswater Ave, 30-50'
1240 Cabrillo
209 Victoria, 139 Channing 20-35'
1528 Howard 20-35'
Pershing Park,1325 Drake 20-30'
2109 Ray Drive 30'
900 Mortell 20-40'
2705 Easton,121 Costa Rica Ave 30�0'
1201 8c 1230 Burlingame Ave 30110'
1320 Lincoln, Village Park 20'
Eastmoor side, 1320 Lincoln Ave
617 Howard, 2112 Adeline 25-35'
1446 Capuchino 30�40'
Z009 Deveraux Drive 35'
25'
30'
40'
25'
25'
30'
40'
35'
35'
25'
30'
25'
40'
40'
15'
25'
30'
40'
DECIDUOUS: Moderate growth; roundish crown; glossy, three-
lobed Iwves; 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 fonn.
DECIDUOUS: Fast growth, glossy, dark green , elm-like leaves;
upright round fortn. Suseptable to wooly aphids
DECIDUOUS: Moderate growth; graceful open 6mb structure;
glossy leaves; foliage tums orange, scarlet or purple in fall.
EVERGREEN: Moderate growth; graceful branches; fine textured
leaves; pest free.
DECIDUOUS: Slow growth; fan shaped leaves tum 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 spring, dull-green in summer.
DECIDUOUS: Modecate growth; spring fo(iage light green tinged
bronze red; red flowers July-September, yellow fell color.
EVERGREEN: Fast grawth; upright branches; dazk green foliage ha
a rusty bronze wloring on leaf underside. White flowers in early
s�ring and again late in summer.
EVERGREEN: Slow to moderate growth; pendulous graceful
branches.
DECIDUOUS: Moderate growth; dark green leaves, brilliant fall
COIO[.
EVERGREEN: Moderate growth; fragrant white flowers glossy
leaves; round headed.
DECIDUOUS: Moderate growth; coppery leaves; light pink flowers
in spring
DECIDUOUS: Fast growth; upright form; masaes white flowers in
spring, red leaves in fall.
DECIDUOUS: Moderate to fast growth; spring clusters of bright
magenta flowers; long leaves divided into oval leaves.
DECIDUOUS: Moderate to fast growth; dense, round crown;
�utstandina fall color
• Trees appropriate for tree wells in paved areas
� City recommended trees to increase the Urban Forest Canopy
Project Comments
Date:
To:
From:
June 23, 2011
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
Planning Staff
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
� NPD�S 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:
' 1 �
�
�
�``%��
�� l,ii � � �
Date: to��- �/�� (
!
Project Comments
Date:
To:
From:
June 23, 2011
0 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
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 readabitity.
For additional assistance, please contact Kiley Kinnon, Stormwater Coordinator, at
(650) 342-2727.
Reviewed by: 9 � �/ Date: ,r�S�� �/
.
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�tormwater Polluhor� Prevention Program
Poliution Prevention — It's Part of the Plan
It is your responsibility io do the j ob right!
Runoff from streets and other paved azeas is a major sovrce ofpollution in local creeks, San Frnncisco Bay and the Pacific Ocean.
Conshuction activities can d'uectly affect the health of our waters unless contractors and crews plan ahead to keep dirt, debris, and other
conshiiction waste away from storm drains axid creeks. Following these guidelines w�71 ensiue your compliance with local sto:mwater
ordinance requirements. Remember, ongoing monitoring and maintenance of installed conh-ols is crucial to px,oper implementation,
Heavy Earth-Moving Roadwork 8c Paving Fresh Conciete Paintiag 8c Application
Equipment Activities 8c Mortar Application of So�veats & Adhesives
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RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW
AND SPECIAL PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Design Review and Special Permit for a detached qaraqe exempt from the setback restrictions
located within the rear 40% of the lot for a new, two-story sinqle familv dwellinq and detached
arq aqe at 1515 Howard Avenue, zoned R-1, Gerry Gallaqher, propertv owner, APN: 028-292-
250;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
September 26, 2011, at which time it reviewed and considered the staff report and all other
written materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and
comments received and addressed by this commission, it is hereby found that there is
no substantial evidence that the project set forth above will have a significant effect on
the environment, and categorical exemption, per CEQA Article 19, Section 15303 (a) of
the CEQA Guidelines, which states that construction of a limited number of new, small
facilities or structures, including one single-family residence, or a second dwelling unit in
a residential zone, is exempt from environmental review. In urbanized areas, this
exemption may be applied to the construction or conversion of up to three (3) single-
family residences as part of a project.
2. Said Design Review and Special Permit are approved subject to the conditions set forth
in Exhibit "A" attached hereto. Findings for such Design Review and Special Permit are
set forth in the staff report, minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
Chairman
I, , Secretary of the Planning
Commission of the City of Burlingame, do hereby certify that the foregoing resolution was
introduced and adopted at a regular meeting of the Planning Commission held on the 26tn day
of September, 2011 by the following vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review and Special Permit.
1515 Howard Avenue
Effective October 6, 2011
1. 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 any changes to building materials, exterior finishes, windows, architectural features,
roof height or pitch, and amount or type of hardscape materials shall be subject to
Planning Division or Planning Commission review (FYI or amendment to be determined
by Planning staff);
3. that any changes to the size or envelope of the first or second floors, or garage, which
would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
4. that the conditions of the Chief Building Official's 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;
5. 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;
6. 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;
7. 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;
8. 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;
9. 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;
10. 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;
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review and Special Permit.
1515 Howard Avenue
Effective October 6, 2011
11. 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:
12. 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;
13. 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;
14. 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;
15. 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
16. that prior to final inspection, Planning Division staff will inspect and note compliance of
the architectural details (trim materials, window type, etc.) to verify that the project has
been built according to the approved Planning and Building plans.
. CITY OF BURLINGAME
r COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD -- -
_\ BURLINGAME, CA 94010 s s � •
� ., � � :
J� '— PH: (650) 558-7250 • FAX: (650) fr96,� $O� q� p� :
www.burlingame.org �"�'����!�� �`''�� -
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Site: 1515 HOWARD AVENUE � —`� - -�"
The City of Burlingame Planning Commission announces the
following pu6lic hearing on MONDAY, SEPTEMBER 26,
2011 at 7:00 P.M. in the City Hall Council Chamhers, 501
Primrose Road, Burlingame, CA:
Application far Design Review and Special Permit for a
detached garage exempt from setback restrictions located
within the rear 40% of the lot, for a new, twa-story single
family dwelling with a detached garage at 1515 HOWARD
AVENUE zoned R-1. 025-292-250
Mailed: September 1 b, 2011
(Please refer to other side)
�,, - :-� �
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y�{+.; �1J+� " . �
PUBLIC HEARING
NOTICE
City of Burlingame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other side)
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