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Home My WebLink About1517 Howard Avenue - Approval LetterCITY OF BURLINGAME BURLIN A,ME City Hall — 501 Primrose Road. Burlingame, California 94010-3997 January 26, 2009 Mark Robertson 918 E. Grant Place San Mateo, CA Re: 1517 Howard Avenue Dear Mr. Robertson, 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 January 12, 2009, Planning Commission approval of your application for Design Review, Special Permit, and Conditional Use Permit became effective January 23, 2009. This application was for a new, two story single family dwelling at 1517 Howard Avenue, zoned R-1. The January 12, 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 date stamped December 11, 2008, Sheets 1 through 8; 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 if the structure is demolished or the envelope changed at a later date the Conditional Use Permit, as well as any other exceptions to the code granted here, will become void; 4. that any changes to the size or envelope of the basement, 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 October 10, 2008 memo, the City Engineer's October 16, 2008 memo, the Fire Marshal's October 13, 2008 memo, the City Arborist's October 29, 2008 memo, and the NPDES Coordinator's October 17, 2008 memo shall be met; 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; ®I Register online to receive City of Burlingame e-mail updates at www.burlingame.org IN January 26, 2009 1517 Howard Avenue Page 2 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, 2007 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 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; 13. 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; 14. 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 Department; and 15. that prior to final inspection, Planning Department 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. o1 Register online to receive City of Burlingame e-mail updates at www.burlingame.org 111 January 26, 2009 1517 Howard Avenue Page 3 Reimbursement of the Design Review deposit will be processed and will be mailed to the property owner under separate cover. All site improvements and construction work will require separate application to the Building Department. This approval is valid for one year during which time a building permit must be issued. One extension of up to one year may be considered by the Planning Commission if application is made before the end of the first year. The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure Section 1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you must do so within 90 days of the date of the decision unless a shorter time is required pursuant to state or federal law. Sincerely, William Meeker Community Development Director c. Chief Deputy Valuation, Assessor's Office (LOT 5 BLOCK 5 BURLINGAME PARK NO 2 RSM B/17; APN: 028-292-240) Gerry and Orla Gallagher 1517 Howard Avenue Burlingame, CA 94010 Chief Building Official, Community Development Dept./Building Div. File ®: Register online to receive City of Burlingame e-mail updates at www.burlingame.org c� Project Comments Date: October 9, 2008 To: Y City Engineer (650) 558- 7230 ❑ Chief Building Official (650) 558-7260 ❑ 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, Special Permit for garage length and Conditional Use Permits for an accessory structure for a new two- story single family dwelling and detached garage at 1517 Howard Avenue, zoned R-1, APN: 028-292-240 Staff Review: Tuesday, October 14, 2008 1. See attached. 2. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. 3. This project is subject to the City policy to maximize the planter strip. The new sidewalk is required to be constructed to the property line and transition to the existing sidewalks on both adjacent properties. Both the site and landscape plans need to be revised to meet this requirement. Reviewed by: V V Date: 10/16/2008 PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMMENTS Project Name: 2!f Li -I cr Project Address: ts� I l� The following requirements apply to the project 1 !J 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.) 51-" L � 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.) Ct f 5 px 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. 5 �_ AA-anitary sewer lateral Wt 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. Pagel of 3 U:\private development\PLANNING REVIEW COMMEENTS.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 D 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 shall 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 'b 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 The plans do not indicate the slope of the driveway, re -submit plans showing the driveway profile with elevations Page 2 of 3 UAprivate development\PLANNING REVIEW CON%1ENTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 23 The back of the driveway/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 Wprivate development\PLANNING REVIEW COMNMNTS.doe Project Comments Date: October 9, 2008 To: ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ 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, Special Permit for garage length and Conditional Use Permits for an accessory structure for a new two- story single family dwelling and detached garage at 1517 Howard Avenue, zoned R-1, APN: 028-292-240 Staff Review: Tuesday, October 14, 2008 1) On the plans specify that this project will comply with the 2007 California Building Codes (CBC). 2) Anyone who is doing business in the City must have a current City of Burlingame business license. 3) Provide fully dimensioned plans. 4) Show the distances from all exterior walls to property lines or to assumed property lines 5) 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. 6) Comply with the 2005 California Energy Efficiency Standards for low-rise residential / non- residential buildings. Go to http://www.energy.ca.gov/title24 for publications and details. 7) Obtain a survey of the property lines for any structure within one foot of the property line. 8) On the plans specify that the roof eaves will not project within two feet of the property line. 9) Provide details on the plans which show that all roof projections which project beyond the point where fire -resistive construction would be required will be constructed of one -hour fire -resistance - rated construction per CBC 704.2. 10) 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. (Table 602) 11) 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. 12) 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. 13) Provide handrails at all stairs where there are four or more risers. 14) Provide lighting at all exterior landings Reviewe --- I Date: I o,L(o Lo p Project Comments Date: October 9, 2008 To: ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 eCity Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney From: Planning Staff Subject: Request for Design Review, Special Permit for garage length and Conditional Use Permits for an accessory structure for a new two- story single family dwelling and detached garage at 1517 Howard Avenue, zoned R-'I, APN: 028-292-240 Staff Review: Tuesday, October 14, 2008 / «s7E-G? __.._.!` t?E -.. EAiova C.,Pee2--W! 0c 2 E ZD .. . _. .fd2.k�-.../2�•��C �F .7�-�.-. .7- sitE Reviewed by: Date: 7 0ld. �/ Project Comments Date: October 9, 2008 To: ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ 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, Special Permit for garage length and Conditional Use Permits for an accessory structure for a new two- story single family dwelling and detached garage at 1517 Howard Avenue, zoned R-1, APN: 028-292-240 Staff Review: Tuesday, October 14, 2008 Designer should utilized current IBC/IFC code language — Group U-1 and Type VN no longer exist in the code. 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: Date:�y 7- Project Comments Date: October 9, 2008 To: 001 City Engineer (650) 558-7230 01 Chief Building Official (650) 558-7260 000, 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, Special Permit for garage length and Conditional Use Permits for an accessory structure for a new two- story single family dwelling and detached garage at 1517 Howard Avenue, zoned R-1, APN: 028-292-240 Staff Review: Tuesday, October 14, 2008 Any construction project in the City, regardless of size, shall comply with the City's NPDES permit requirement to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during construction. Include a list of BMPs and erosion and sediment control measure plan as project notes when submitting plans for a building permit. Please see attached brochures for guidance. Reviewed by: �f Date: 10/17/2008