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Home My WebLink About1521 Howard Avenue - Staff ReportCity of Burlingame Design Review for a New Single Family Dwelling Item # Action Calendar Address: 1521 Howard Avenue Meeting Date: 02/10/03 Request: Design review for a new two-story single family dwelling at 1521 Howard Avenue, zoned R-1 (C. S. 25.28.040) Property Owner/Applicant: Ron Grove Architect: Fred Strathdee APN: 028-292-230 General Plan Designation: Low Density Residential Lot Area: 8,745 SF Date Submitted: December 9, 2002 Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15303 - Class 3- construction and location of limited numbers of new, small facilities or structures including (a) single-family residences not in conjunction with the building of two or more such units. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. Summary: The proposal is to demolish the existing one-story single family dwelling with detached garage, two accessory sheds and a swimming pool and construct a new two-story single family dwelling with a detached garage at 1521 Howard Avenue, zoned R-1. The proposed house will cover 32.1% (2,816 SF) of the 8,745 SF lot, where 40% (3,498 SF) is the maximum lot coverage allowed. The two-story house would have a total floor area of 4,287 SF (0.49 FAR) where 4,298 SF (0.49 FAR) is the maximum allowed. There would be two covered parking spaces provided for this six bedroom house in the detached garage (21' X 22') located in the rear 30% the lot. The room labeled study on the first floor is considered a bedroom in terms of parking calculations. This project meets all zoning code requirements. PROPOSED EXISTING ALLOWED/REQ'D SETBACKS Front: Istflr 22� 20'-10" 15'-0" or block ave. (21.2') 2nd flr 29' N/A 20'-0" , „ , „ Side (left): 1S` flr 9-6 9-6 4'-0" 2nd� 8' N/A > > Side(right):1 S` flr 5 4'-0" 2nd�r 7' -6" N/A � „ , , „ Rear: 1st flr 8 906 N A 20'-0" 2nd flr � LOT COVERAGE: 32• 1% Approximately 39.5% 40% 2,816 SF 3,458 SF 3,498 SF FAR: 4,287 SF/0.49 FAR Approximately 4,298 SF/ 0.49 FAR 3,458 SF/0.39 FAR PARKING: 2 covered (20' x 20') 1 covered (10' x 20') 2 covered (20' x 20') + 1 uncovered + 1 uncovered + 1 uncovered HEIGHT: 29'-6" Approximately 16' 2'/2 stories / 30' whichever is less DH ENVELOPE: Meets requirement N/A See code Design Review 1521 Howard Avenue Staff Comments: See attached. The changes made to the plans since the design review study meeting do not effect the data provided in the table above. January 27, 2003 Design Review Study Meeting: On January 27, 2003, the Planning Commission reviewed this project for design review (see attached 1/27/03 Planning Commission minutes). The Planning Commission made comments on the project and voted to place this item on the action calendar when the plans had been revised. The Planning Commission comments and concerns are listed below: • shingles would look nice on this house; • add plate height to elevations; • add window detailing to elevations; • is the water table with rock veneer shown on the detached garage elevations suppose to be carried through to the house, it should show on the plans on all elevations; • there are no dimensions or details on the gable, a large gable would be appropriate; • like the large front porch and siding; • a lot of house, concerned with size, proposal is at maximum FAR and maximum height, can project be scaled back and still accomplish objective of the owner; • this is a large lot, extra long, but not extra wide, concerned with mass and scale; • what is the blank opening shown on the north elevation, call out function or detail; • what are the blank rectangles on the south elevation; • need more detail on the elevations, call out exterior material; • applicant should provide height of houses on this block, both sides of the street; • not convinced stone veneer will look good with the porch; and • traditional feel to this house, needs a chimney on north elevation for aesthetics. In response to the Planning Commission's concerns the applicant submitted revised plans date stamped January 30, 2003, that include the following changes: • exterior material changed from siding to shingles; • plate height dimensions were added to elevations; • window, eave and gable detail added to drawings; • rock veneer added to house elevations to match garage; • chimney added to north elevations; and • information has been provided on heights of houses on the block, see attached correspondence from applicant and table below for summary. ADDRESS HEIGHT 1517 Howard Avenue 20' 1521 Howard Avenue 16' (E) sub'ect ro e 1525 Howard Avenue 23' 1516 Howard Avenue 23' 1520 Howard Avenue 23' 1524 Howard Avenue 15' 1528 Howard Avenue 24' Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on Apri120, 1998 are outlined as follows: Compatibility of the architectural style with that of the existing character of the neighborhood; 2 Design Review /521 Howard Avenue 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. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be made by resolution and should include findings. The reasons for any action should be clearly stated. At the public hearing the following condifions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped January 30, 2003, Sheets 1 through 5 and L-1, site plan, floor plans, building elevations and landscape plan; 2. that any increase to the habitable basement floor area and any changes to the size or envelope of the first or second floors, which would include expanding the footprint or floor area of the structure, replacing or relocating a window (s), adding a dortner (s) or changing the roof height or pitch, shall be subject to design review; 3. that the conditions of the City Engineer, Fire Marshal, Recycling Specialist and Chief Building Official's memos dated December 23, 2002 shall be met; 4. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; that prior to under floor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 6. 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; 7. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury; 8. 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; and 9. that the project shall meet all the requirements of the California Building and Fire Codes, 2001 edition, as amended by the City of Burlingame. Catherine Barber Planner Ron Grove, applicant and property owner ROUTING FORM DATE: December 11, 2002 TO: _City Engineer _Chief Building Official Fire Marshal ✓ Recycling Specialist _Sr. Landscape Inspector _City Attorney FROM: Planning Staff -F ' '' SUBJECT: Request for design review for a new two-story single family dwelling at 1521 Howard Avenue, zoned R-1, APN: 028-292-230. STAFF REVIEW: G�� i� ��r�� -�, �1�� ;, ��,�- ��- � �� -s �-� � ��ti � � � �%If3'�i�yZti�� tS1 �(�f/l'�'` •� �CiVi�•.- }� ( Gl%�� N�� 0" ` ��'��`�►' I C�� `S'?��(� �—� /✓.�.t.0 � �' � . �� n �� d _ O�/` ��`�' • n, � � ��5� �/Cdv7 C/`�l� �� /� Reviewed By: Date of Comments: T��2--- ROUTING FORM DATE: December 11, 2002 TO: _City Engineer Chief Building Official ✓ Fire Marshal Recycling Specialist _Sr. Landscape Inspector _City Attorney � <: M: SUBJECT: Planning Staff Request for design review for a new two-story single family dwelling at 1521 Howard Avenue, zoned R- l, APN: 028-292-230. STAFF REVIEW: � � � `�,, � � �� — Reviewed By: � �,� �, SP�...��,,�- -�-� S�c �� . -�-`�� s-e_ . Date of Comments: i2/�� Z K�.��. ROUTING FORM DATE: December 11, 2002 TO: _City Engineer ✓Chief Building Offiicial Fire Marshal Recycling Specialist _Sr. Landscape Inspector _City Attorney FROM: Planning Staff SUBJECT: Request for design review for a new two-story single family dwelling at 1521 Howard Avenue, zoned R-1, APN: 028-292-230. STAFF REVIEW: �'�v C�� Reviewed By: � Date of Comments: �� ROUTING FORM DATE: December 11, 2002 TO: �City Engineer _Chief Building Offiicial Fire Marshal _Recycling Specialist _Sr. Landscape Inspector _City Attorney FROM: SUBJECT: Planning Staff Request for design review for a new two-story single family dwelling at 1521 Howard Avenue, zoned R-1, APN: 028-292-230. STAFF REVIEW: � Reviewed By: 1� G�CT�2��Y� Date of Comments: �?/�?%� � PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMMENTS '3�► 1vw= �t�a.'� Project Name: ,� � p�u.�� Project Address: ��D A�(�� 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.) �,�.� r�'��'�= �° � G� �� l-}8v�,�►'L, "�iU�`� G�N6ltS � i�-21a.(,�tn.a� 50 � � �P��— i'O 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 i y��"^'�' � issuance.) 3. � T'he 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 %l A sanitary sewer lateral �t is required for the project in accordance with the City's standards. (Required prior to the building permit issuance.) 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 mitigr�� 1 measures. 8 Submit traffic trip generation analysis for the project. 9. Submit a tr�c 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 sha11 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 T'he project shall, at its own cost, design and construct frontage public improvements including curb, gutter, sidewalk and other necessary appurtenant work. 15 The project sha11, 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 4-. - Department of Fish and Game Permit and Army Corps of Engineers Permits. 19 No construction debris shall be allowed into the creek. 20 _� 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 l 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 CONIlvIENTS.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 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 sha11 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 City of Burlingame Planning Commission Unapproved Minutes January 27, 2003 9. 1521 HOWARD AVENUE — ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR A NEW TWO-STORY SINGLE FAMILY DWELLING. (RON GROVE, APPLICANT AND PROPERTY OWNER; FRED STRATHDEE, ARCHITECT) (62 NOTICED) PROJECT PLANNER: CATHERINE BARBER Planner Barber briefly presented the project description. Commissioner asked if staff could add an extra column to the table in the staff report to provide data on the existing structure, this information will help determine the physical parameters of the change of intensity of use on a lot and the effect on the change of character in the neighborhood. Staff asked if Commission would like to have the footprint of the existing building shown on plan, Commission said yes that showing the footprint of the existing building would help assess the project. Acting Chair Bojues opened the public comment. Fred Strathdee, 147 Leslie San Carlos, project architect, and Ron Grove, 941 Lakeview Drive, Redwood City, property owner presented the proj ect. Stated that they are considering changing the exterior finish of the proposed house from siding to shingles. Commission asked why shingles? Mr. Strathdee responded that they felt that shingles were more in character with the proposed style of the house. Oversight on the plans, rock veneer should be carried through to the house 3 feet around the perimeter as shown on the garage, detail will be provided on revised plans. Commission asked if the neighbor has a garage at the same location. Mr. Grove noted that the proposed garage is about 15 feet past the face of the garage to the left, the proposed garage is located at about the middle of the adjacent garage. Owner noted that there are two houses he is working on located at 1522 Los Altos and 1509 Los Montes with similar design that the Planning Commission may want to drive by, neighbors are satisfied with both. The Los Montes project has shingle exterior with stone veneer as proposed with this project. There were no others questions of staff. There were no other comments from the floor and the public hearing was closed. The Planning Commission had the following comments and concerns with the project: • shingles would look nice on this house; • add plate height to elevations; • add window detailing to elevations; • is the water table with rock veneer shown on the detached garage elevations suppose to be carried through to the house, it should show on the plans on all elevations; • there are no dimensions or details on the gable, a large gable would be appropriate; • like the large front porch and siding; • a lot of house, concerned with size, proposal is at maximum FAR and maximum height, can proj ect be scaled back and still accomplish objective of the owner; • this is a large lot, extra long, but not extra wide, concerned with mass and scale; • what is the blank opening shown on the north elevation, call out function or detail; • what are the blank rectangles on the south elevation; • need more detail on the elevations, call out exterior material; • applicant should provide height of houses on this block, both sides of the street; • not convinced stone veneer will look good with the porch; and • traditional feel to this house, needs a chimney on north elevation for aesthetics. C. Keele made a motion to place this item on the regular action calendar at a time when revisions have been made and plan checked. This motion was seconded by C. Bojues. 13 City of Burlingame Planning Commission Unapproved Minutes January 27, 2003 Comment on motion: like this house, fits large lot, size of the porch and garage combined is almost 900 SF which leave 3,100 SF of livable space, not excessive; shingles would be nice on this house with rock veneer; plans need more detail on elevations; no consensus among Commissioners on preference of shingles or siding, rock veneer water table or no water table, so will leave these design decisions up to the applicant. Acting Chair Bojues called for a vote on the motion to place this item on the regular action calendar when plans have been revised as directed. The motion passed on a voice vote 4-0-3 (C. Osterling, Keighran and Vistica absent). The Planning Commission's action is advisory and not appealable. This item concluded at 9:21p.m. 10. 721 CONCORD W — ZONED R-1 — APPLICAT N FOR DESIGN REVIEW F R A FIRST AND SECOND RY ADDITION, (RANDY G GE, TRG ARCHITECTS PLICANT AND ARCHITECT; EVE AND ELIZABETH JO ON, PROPERTY OWNER (54 NOTICED) PROJECT P ER: RUBEN HURIN arber briefly presented the prg�ct description. There were �questions of staff. 11. Act' g Chair Bojues opened the lic comment. Randy Gran ; 206 Park Road, project arc � ct, was a lable to answer questions. ommission noted that seco floor bedroom on the left si was being panded adjacent to the ne' �bor's balcony. Project arc ' ect explained that the main w' dows for this edroom face the rear of t lot and the two windows on e left side elevation are high o e wall over the bed and will be made of material that you can't see o�of. Commission noted that ex' ng roofmaterial is old shingles but plan ndicate that only the new r area will be composition shi - es. Project architect explained that as p of this proj ect the entire ro ould be replaced with new co osition shingles. There were no other co ents from the floor and t public hearing was closed. C. Brownri made a motion to place t' item on the consent calendar. �is motion was seconded by . Auran. Co ent on the motion: like t way these drawings were done asy to understand; project is v straight fo ard; this project impro� s the house and addresses the n' borhood. Acting Chair Bojues c ed for a vote on the motion to p e this item on the consent cale ar. The motion passed on a voice vo 4-0-3 (C. Osterling, Keighran Vistica absent). The Planning mmission's action is advisory and n appealable. This item conclu at 9:27 p.m. 4�� . 1401 CA OS AVENUE — ZONED �APPLICATION FOR DESIGN VIEW, VARIANCES SPEC PERMIT FOR A FIRST SECOND STORY ADDITI , AND CONDITIONAL PE S FOR A NEW DETACH GARAGE (BARRY RAFTER, PLICANT AND ARCHIT T; J S AND MARY SHANN , PROPERTY OWNERS) (58 OTICED) PROJECT PL R: RUBEN HURIN CP Monroe briefly prese�d the project description. There w�e no questions of staff. Acting Chair Bojue pened the public comment. Barry er, 130 El Bosque, San Jo , project designer and James Sh , 1401 Carlos Avenue, Burlingame, perty owner, presented the oject. Commission asked why th plicant is requesting a toilet in the g ge. The property owner ex ained that is necessary 1 F. R STRATHDEE ARCHITECT ARCHITECTURE AIVD PLANNING JANUARY 3O, 2003 CITY OF BURLINGAME PLP►NNING COMMISSION BURLINGAME, CALIFORNIA RE: 1521 HOWARD AYENUE PLANNING COMMISSION COMENTS: i. REYISED ELEYATIONS TO SINGLES. 2. PLATE HEIGHT ADDED ON ELEVATIONS. 3. WINDOW ELEVATION DETAIL ADDED ON SHEET 4. 4. ROCK YENEER ADDED TO HOUSE ELEVATIONS. 5, GABLE DIMENSIONS ADDED. 6. HOUSE IS AT MAXIMUM, BUT MUCH OF THAT IS RELATED TO COYERED DECKS. SHORTENING THE HOUSE EVEN 2 OR 3 FEET WOULD NOT CHANGE THE HEIGHT OR APPARENT S1ZE OR BULK OF THE HOUSE. 7. SHINGLES AND CHIMNEY ADDED TO GAS FIREPLACE. 8. WINDOW AND ROOF DETAILS ADDED. 9. ADDITIONAL INFORMATION ON SURROUNDING HOUSES PROVIDED. SINCERELY, �iZ'��Cr�G!/H/�i e:� FREDERICK R. STRATHDEE ARCHITECT �'��,��.��J �D ,1 P N 3 0 2003 CITY 0� t�URLiNGAME PLA(VNING DEPT. 147 Lesti�: Dr - San Carlos. C'alifornia 94U70 - TcL• (650i (�3i-1820 - Fax: (650) 631-77fi8 F. R STRATHDEE `ARCHITECT ARCHITECTURE AND PLANNING C'C C't.. C� 1/ � jZ �. S 1 t� � t�l L� 1� 21 l� c� w,�t�-o P`/ �- . � P 1' iz-c� X 1 N1 /�T E- 1-� 6-1 Gr H? S o� 1ZE. s► r� �. ri � �- S -s U R. tL o u ty t� i t�l y- ?A � l�'� 23 � 2 S-�Un.�{ l STbn.Y 2sTprt,.�{ t� �1 �s21 t525 }} uw.it� �Y E 151 cP �52c� 23� 23� 2 sr��`( Zs�c'r'-`C I 52 r 52a LS� 2fi� L STo riY 2 STv tL�{ �- �, �. _. � �:. _ . , ,'I_..- F E � - � 10�]3 CITY 0,= t.�Uituiv��NiE PL�=��fIVING DEPT. 1�17 Lesli�_ Dr - San Carlos. California 94070 - Tcl: (G�0} 637-1820 - Fax: (G50) 631-77fiR City of Burlingatne Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin e.o� ��, irr o � �.�!E APPLICATION TO THE PLANNING COMMISSION �,...m �' Type of application: Project Design Review V Special Permit �Z�I Conditional Use Permit Variance Other Pazcel Number: APPLIC T Name: �Cb R T-G2 c v� � Address: S� 0 1'� YY�/}�L�i�� f �'�-�.�s City/State/Zip: _� t�,(Z� ,' �G q-r�-.c_. c� � c�p b i Phone (w):_�, �� -- S�l � � � ( o `��'-��D r � �EJ ^ I � (J i C {�� s o — � �Z �3Q�F b ARCHITEC��ESIGNER PROPERTY OWNER Name: � � � �j- (2� � -t Address: � o (3 �J.,.,� ; .� � City/State/Zip: /�u� % '�1�OG/ Phone (w): 6.�(-� �- � J 3 -5.�/0 (h): �,� c� -- ��-- �.�£� G'- �� S�v""Z`�2-3c��j� 6.� D— �q3 — 7?/ a Name: ��P `P -�`�-/}�� '�- Address: l �%� �. � S � � ��-- City/State/zip:_ ��i C�-�ds �'y �� o Please indicate with an asterisk * Phone (w):f .�� 3 � /�� ih). (fl: 6.�"o C 3 i PROJECT DESCRIPTION: ,,. the contact person for this project. AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true an co t to he best of my knowledge and belief. Applicant's signature: Date: ��` � �d � I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning issio . Property owner's signature: Date: i 2 l y"� Z Date submitted: �y� �'� Z PCAPP.FRM �7� Ed' � , .......:..: . ....:....... ._' '___'__:: �__..,_..._ �'A Aj�� Tv * ' � CITY. OF. BURLINGAME:- � - . � � . �� . , _ ' . � rtuN ME PLANNING DEPARTMENT " � °�' 501 PRIMROSE FiOAD ` BURIINGAME, CA 94010 �,,,.,��,.•'d TEL: (650) 558-7250 : Site: 1521 Howard Ave. ,. Application for design review for a new two-story single family dwelling at: �52� Howard Ave. zoned' % PUBLIC HEARING R-1. (APN: 028-292-230). ii ° NOTICE The City of Burlingame Planning Commission -� announces the following public hearing on Monday, February 10� 2003 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. A copy of tfie applic ', to the meeting a Mailed: January 31, 2003 r Burlingame, Cal' � ; � ,� (Please refer to other side) ___._ .._.._._ ____._._---____.___`�.___._ If you chal ge raising onl ho� described i at or prior t tt� Property o ers tenants ab t t� 558-7250. an� �� IVIazgaret o City Planner ,. �t ; , CITY OF B URLINGAIVIE �n ay be reviewed prior �lai ' g� pai nent � 1 Primrose Road, PU ��I�.�1� (Please refer to other side) � ICE be limited to �blic hearing, :d to the city ming their call (650) � RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for desi�n review for a new two-story house with a detached �� at 1521 Howard Avenue, zoned R-1, Ronald Grove, propertv owner, APN: 028-292-230; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on February 10, 2003, at which time it reviewed and considered the staffreport and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. 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. Categorically Exempt per Section: 15303 - Class 3- construction and location of limited numbers of new, small facilities or structur�s including (a) single-family residences not in conjunction with the building of two or more such units. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption, is hereby approved. 2. Said design review is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such design review are set forth in the 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. C�-IAIRMAN I, Ralph Osterling, 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 l Oth day of Februarv, 2003 , by the following vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: SECRETARY �, EXHIBIT "A" Conditions of approval for categorical exemption and design review. 1521 Howard Avenue effective February 18, 2003 l. that the project shall be built as shown on the plans submitted to the Planning Department date stamped January 30, 2003, Sheets 1 through 5 and L-1, site plan, floor plans, building elevations and landscape plan; 2. that any increase to the habitable basement floor area and any changes to the size or envelope of the first or second floors, which would include expanding the footprint or floor area of the structure, replacing or relocating a window (s), adding a dormer (s) or changing the roof height or pitch, shall be subject to design review; 3. that the conditions of the City Engineer, Fire Marshal, Recycling Specialist and Chief Building Official's memos dated I3�cembe� 2�, 2002 shall be met; 4. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 5. that prior to under floor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 6. 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; 7. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the properiy owner or contractor shall provide the certification under penalty of perjury; 8. 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; and 9. that the project shall meet all the requirements of the California Building and Fire Codes, 2001 edition, as amended by the City of Burlingame. 2 �� . -ir� ' - �� ..'��. � � �� ` � � �. :` � � � �� ' � �',. 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