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Home My WebLink About1537 Howard Avenue - Staff ReportCity of Burlingame Design Review and Special Permits Item # Action Calendar Address: 1537 Howard Avenue Meeting Date: �T67 Request: Design Review and Special Permits for declining height envelope and a detached garage (exempt from setback requirements) in the rear 40% of the lot for a new, two-story single family dwelling. Applicant and Property Owner: Victor and Maria Ling APN: 028-292-190 Architect: Jerry Deal, JD & Associates Lot Area: 9,750 SF General Plan: Low Density Residential Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15303, Class 3—(a) construction of a limited number of new, small facilities or structures including (a) one single family residence or a second dwelling unit in a residential zone. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. Summary: This project is located on the east side of Howard Avenue between EI Camino Real and Crescent Avenue. The applicant is proposing to demolish the existing house to build a new finro-story single family dwelling. The proposed house and detached garage will have a total floor area of 4,294 SF (0.44 FAR) where 4,620 SF (0.47 FAR) is the maximum allowed. The proposed floor area is 326 SF below the maximum allowed FAR. The applicant is also requesting a Special Permit for a 106 SF encroachment into the declining height envelope on the right side of the dwelling, and also a Special Permit for a detached garage — exempt from setback requirements — in the rear 40°/o of the lot. A new two-car detached garage (21' x 21') will be constructed. It will provide the required two covered parking spaces (with clear interior dimensions of 20'-4" x 20'-4") for the proposed five-bedroom house. One uncovered space (9' x 20') will be provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following: ■ Design Review for a new two-story single family dwelling (C.S. 25.57.010); ■ Special Permit for encroachment into the declining height envelope along the right side (106 SF) of the proposed second story (C.S. 25.28.035, c); and ■ Special Permit for a detached garage exempt from setback restrictions located within the rear forty (40) percent of the lot (C.S. 25.28.035, d). Table 1— 1537 Howard Avenue Lot Area: 9,750 SF Plans dated: Au ust 23, 2007 PROPOSED ALLOWED/REQ'D SETBACKS Front (1sf flr): 23'-0" (to front porch) 22'-11(block average) (2nd flr): 27'-8" (to BR1) 22'-11" ......................................................................................................................... .................................. . . . . : ............................................................................................................................................................................. Side (left): 11'-0" 4'-0" (right): 4'-0" 4�_0�� _ .............................. .........................................._............................................................... ................ . . , Rear (1st flr): 95'-3" (to sunroom) 15'-0" (2nd flr): 103'-3" (to master bedroom) 20'-0" Lot Coverage: 2,742 SF 3,900 SF 28% 40% FAR: 4,294 SF 4,620 SF 0.44 FAR 0.47 FAR' Design Review and Special Permits I537 Howard Avenue PROPOSED ALLOWED/REQ'D # of bedrooms: 5 --- Parking: 2 covered 2 covered (20'-4" x 20'-4") (20'-0" x 20'-0") 1 uncovered 1 uncovered 9' x 20' �9.�...x 20') ...... ...........................................................................................�...................................�..................................................................,. � �� Hei ht: 27'-8" 3.�...'�..... � .................... .............................................................................. ......... ... . DH Envelo e: Encroaches on ri ht 2 CS 25.28.075 '(0.32 x 9,750 SF) + 1100 SF + 400 SF = 4,620 SF (0.47 FAR) 2 Portions of bedroom #2 (3'-7" x 23'-4") and the sitting room (1'-7" x 13'-9") on the right side of the second story encroach a total of 106 SF into the declining height envelope. Staff Comments: See attached. Please note that the footprint of the structure has expanded since the proposed project was reviewed by the Planning Commission in design review study on June 25, 2007. The area of the addition in the rear, along the driveway now has a proposed side setback of 11'-0", whereas the design reviewed by the Planning Commission on June 25, 2007 had a side setback of 12'-0" to 14'-0". Additionally, the City ArborisYs May 16, 2007 comments (attached) note that the trunk size of the two birch trees to be removed should be listed on the plans. Although the two birch trees to be removed no longer appear on the landscape plan, their trunk size was 12" in diameter and therefore they are not protected size trees. June 25, 2007 Design Review Study Meeting: At the Planning Commission design review study meeting on June 25, 2007, the Commission had multiple comments on the proposed project including: window style, landscaping, roof area over landing, architectural features (moldings), driveway placement, and garage door and other garage elements. The Commission moved to place the item on the regular action calendar when the applicant has addressed the Commission's comments and there is space on the agenda. The applicant submitted revised plans and a response letter to the Planning Commission on August 23, 2007. The following is a list of comments made by the Commission and responses by the applicant: Consider doing something special with the window divisions, rather than using the same mullion pattern throughout. No change (revised plans date-stamped August 23, 2007, Sheets 3 and 4, and response letter from architect dated August 23, 2007). 2. The landscape plan needs a lot of work; add a street tree to the landscape plan; provide legible plan and list plant materials; add walkway between driveway and sidewalk; labe/ concrete pad in rear yard. Improvements have been made to the landscape plan (including the addition of two street trees); a walkway has been added to connect the front walk to the driveway, and although the architect was not sure if it was a recommendation, the concrete pad in the rear yard was removed (revised landscape plan date-stamped August 23, 2007, Sheet L-3, and response letter from architect dated August 23, 2007). 3. The roof over the stairway landing, shown on the right side of the rear elevation, appears to be too large. The roof has been reduced in size (revised plans date-stamped August 23, 2007, Sheets 3 and 4, and response letter from architect dated August 23, 2007). Staff notes that on the rear elevation the width of that section of the roof is still approximately 10'-0", as previously proposed, but the roof width viewed on the left elevation has been reduced from 11'-6" to the present 10'-0". � Design Review and Special Permits 1537 Howard Avenue 4. Review windows on either side of the entry door and consider something more rectangular to match the rest of the house. • The windows adjacent to the entry door have been revised; they are wider and the windows now extend to the ground (revised front elevation date-stamped August 23, 2007, Sheet 3, and response letter from architect date-stamped August 23, 2007). 5. Incorporate more molding to enhance the architectural style of the house. • No change. The architect noted there is already considerable molding and dentils at the soffit and eave. An illustration on Sheet 3 details the soffit molding (revised elevations date-stamped August 23, 2007, Sheet 3, and response letter from architect date-stamped August 23, 2007). 6. Obtain written consent from the neighbor on fhe right of the existing driveway (at 1541 Howard Avenue) fo ensure they are aware of the desire to move the driveway to the opposite side of the lot, thereby moving the new structure closer to the property at 1541 Howard Avenue. • The architect submitted a letter from Tom and Muriel O'Dwyer (property owners of 1541 Howard Avenue) stating that they have reviewed the plans (letter from O'Dwyers date-stamped August 23, 2007). 7. Remove pillars and portico from garage; upgrade garage doors; carry details ofhouse to design ofgarage. • The pillars and portico have been removed, details of the house have been carried to the garage, and the plans now specify that the garage door will be wood (response letter from architect date-stamped August 23, 2007, and revised plans, Sheet G-1, date-stamped August 23, 2007). 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: 1. 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 height, 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 3 Design Review anc� Special Permits /537 Howard Avenue (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 forthe removal that is proposed is appropriate. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include findings made for design review. The reasons for any action should be clearly stated for the record. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Department date stamped August 23, 2007, Sheets 1 through 5, G-1, SF1, T-1, and L-3, and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2. that the conditions of the Chief Building Official's April 13, 2007 memo, the City Engineer's April 16, 2007 memo, the Fire Marshal's April 13, 2007 memo, the City Arborist's May 16, 2007 memo, and the NPDES Coordinator's April 16, 2007 memo shall be met; 3. 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; 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), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 5. 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; 6. 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; 7. 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; 8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 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: 9. 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; 10. 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; � Design Review and Special Permits 1537 Howard Avenue 11. 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 12. 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. Lisa Whitman Zoning Technician c. Jerry Deal, architect Victor and Maria Ling, property owners City of Burlingame Planning Commission Unapproved Minutes If the planter adjacent to the driveway is on the applicant's property, plant a small re (not just ground cover) to create a canopy and visually soften the space. hedge Not o sed to toilet in cabana, with no shower facilities, as long as poo '' stalled. Add this to suggested c 'tions of approval. Reduce depth of se d floor deck by two feet to reduce im n privacy of neighboring property. There were no other comments from Commissioner Osterling made a This motion was r and th the Brownrigg. c hearing was closed at 9:22 p.m. the regularAction Calendar when complete. Vice-Chair C ► called for a vote on the motion to place this item on the regu a ion calendar when plans een revised as directed. The motion passed on a voice vote 5-0-1-1 (Commi ' er Terrones ent, Chair Deal recused). The Planning Commission's action is advisory and not appealable. ' item concluded at 9:29 p.m. 11. 1537 HOWARD AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, SPECIAL PERMITS FOR DECLINING HEIGHT ENVELOPE AND DETACHED GARAGE EXEMPT FROM SETBACKS IN THE REAR 40% OF THE LOT FOR A NEW TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (VICTOR AND MARIA LING, APPLICANTS AND PROPERTY OWNERS; AND JERRY DEAL, JD & ASSOCIATES, DESIGNER) (64 NOTICED) PROJECT PLANNER: LISA WHITMAN Zoning Technician Whitman briefly presented the project description. There were no questions of staff. Vice-Chair Cauchi opened the public comment at 9:30 p.m. Stewart Gunrow, JD Associates, 1228 Paloma Avenue, Burlingame and Victor Ling, 1537 Howard Avenue, represented the applicant. Commission comments: ■ The proportions of the residence are fine and the design is appropriate for the neighborhood. ■ Consider doing something more special with the window divisions, ratherthan using the same mullion pattern throughout. ■ Landscape plan needs a lot of work. Provide a legible plan and a listing of plant materials. ■ Need a walkway between the driveway and sidewalk. ■ The concrete pad, presumably a sitting area, in the rear yard appears small and a great distance from the house; label the area on the plans. ■ Roof over landing for stairs, shown on the right side of the rear elevation, appears too large. ■ Review windows on either side of the entry door, they look tacked onto the house; consider something more rectangular to match the rest of the house. ■ Incorporate more molding to enhance the architectural style of the house (heavy moldings and/or dental moldings). ■ Incorporate a street tree into the landscape plan. ■ Consult with neighbor to right of existing driveway to ensure that they are aware of desire to move driveway to opposite side of lot, and move the new structure closer to the adjacent property. Obtain written concurrence with respect to the change. ■ Remove the pillars and portico from, upgrade garage doors; carry details of house to garage design. There were no other comments from the floor and the public hearing was closed 9:43 p.m. June 25, 2007 11 City of Burlingame Planning Commission Unapproved Minutes June 25, 2007 Commissioner Osterling made a motion to place the item on the regularAction Calendar when comp/ete. This motion was seconded by Commissioner Vistica. Vice-Chair Cauchi called for a vote on the motion to place this item on the regular Action Calendar when plans had been revised as directed. The motion passed on a voice vote 5-0-1-1 (Commissioner Terrones absent, Chair Deal recused.). The Planning Commission's action is advisory and not appealable. This item concluded at 9:44 p.m. Chair Deal returned to the dais. � X._ COMMISSIONERS' REPORTS t the Commission's request, Chair Deal agreed to defer the discussion of subcommittee assi ments to �next regular meeting of the Commission. XI. DIRE�OR'S REPORT XII Review of ' Council regular meeting of June 18, 2007: ■ Community velopment Director Meeker noted that at the regular y Council Meeting of June 18, 2007, the Coun ' adopted a Resolution approving the PHS/SPC cility, to be located at 1450 Rollins Road/20 Edwards ourt. ■ An appeal of the windo esign for 2212 Hillside Avenu as received within the appeal period. The City Council will be asked set the date for the appe hearing at its next meeting, scheduled for July 16, 2007. Community Development Director eeker o noted that, due to the Independence Day Holiday, the Planning Commission packet for Ju 9 007 will be delivered on Thursday, July 5`h, rather than Wednesday, July 4tn City Attorney Anderson noted that will not be a he next regular meeting. Dan Siegel will represent the City Attorney's Office at the eting. He refere ed a recent Grand Jury report regarding e-mail correspondence and Commi ions and City Councils. e will discuss the item with the Commission at its July 23�d meeting. Community Develo ent Director Meeker noted the FYI construction pro t complaint log. regarding the Mills-Peninsula Hospital ADJOU Chaj►�eal adjourned the meeting at 10:10 p.m. Respectfully submitted, David Cauchi, Vice-Chair 12 Jerry Deal l� 3 � �cu�21� JD & ASSOCIATES �,� n,. .�, ,,,,Resideriti�l Design -- & Er�gineering ��,,_. �� 2�� U 0 7 RESPONSE TO PLANNING COMMISSION REVIEW `��'' ':'- �.'-'"" '.",,'' �`nF ��. , . . I The proportions of the residence are fine and the design is appropriate for the neighborhood Thank you Consider doing something more special with the window divisions, rather than using the same mullion pattern throughou� We have taken another look at the pattern and feel that the patterns are appropriate for the style. Landscape plan needs a lot of worl� Provide a legible plan and a listing of plant materials There has been considerable rework of the landscape plan Need a walkway behveen the driveway and sidewalk. A walkway has been added. The concrete pac� presume ably a sitting area, in the rear yard appears small and a great distance from the house; label the area on the plans The concrete pad has been eliminated but we aze also confused. Are these elements a part of the design review process or is it merely a recommendation. Roof over landing for stairs, shown on the right side of the rear elevation, appears too larg� Roof has been reduced in size due to enlargement of the upstairs bathroom. Note that this roof as seen on the rear elevation is a considerable distance away from the rear elevation. Review windows on either side of the enhy door, they look tacked onto the house; consider something more rectangular to match the rest of the house Windows have been revised. Incorporate more molding to enhance the architectural style of the house (heavy moldings and/or dentil moldings. There is considerable molding and dentils at soffit and eave detail which is typical of the style. See an illustration on the molding selected at A3 Incorporate a street tree into the landscape plan Two street trees have been incorporated into the landscape plan 875 Mahler Rd. Suite 200 Burlingame, CA 94010 tele: 650-697-1370 fax: 866-899-7591 e-mail: jerry@jda-jerrydeal.com web: jda-jerrydeal.com Jerry Deal JD & ASSOCIATES Residential Design & Engineering Consult with neighbor to right of existing driveway to ensure that they are aware of desire to move driveway to opposite side of lo� and move the new structure closer to the adjacent property. Obtain written concurrence with respect to the chang� Remove the pillars and portico from, upgrade garage doors; carry details of house to garage design. A letter has been provided from the neighbors noting that they have seen and approve the plans. Remove the pillars and portico from, upgrade garage doors; cariy details of house to garage design. The garage pillars have been removed and details of the house have been added to the garage. The garage door has been upgraded. Thank you Fabian Bonaldi JD & Associates ��f��,�� -,� �� 2 � �oor ��, � , �� i��.� �.v�E ��:�,t:rvini� ��EPr. 875 Mahler Rd. Suite 200 Burlingame, CA 94010 tele: 650-697-1370 fax: 866-899-7591 e-mail: jerry@jda-jerrydeal.com web: jda-jerrydeal.com �x�M ,� r n�i �i , .. r y..,.� �{,,., June 29, 2007 AU�; 2 � [OOl GIi,: � B� ��! ��.1�1�.I14E r�;�,`�,i��ii�ilP�'��'� D�1=� I I have reviewed plans for the new house designed by Burlingame architect Jerry Deal that the Ling family is planning to build at 1537 Howard, Burlingame. Next door neighbors: .�-�� c��`'� �- . , G �� u�v� �. V � � . �r ,,- G%'l/ �G[i`� , C'icy of Burlingarue Planning Depart�nent 501 Primrose Road P(650) 558-7250 F(650) 696-3790 ww�v.burlingame or� �` ciTr o . �� APPLICATION 'TO THE PLANNING COMMISSION ��. ' T'}�pe of applicarion: Design Review � Conditional Use Permit Variance Special Pennit ✓ Other Parcel Number; Project address: '� 53� %}ow AP-.p i4'�� '�ueu��An�t c A APPLICANT Name: � I c.-c'�. � f1 d f�11� L l�C� Address: �5�� IO�p.eA ��'� City/State/Zip: BJP.�..IrJG;l��ts CA e(�� P�one (w): 4IS- �-�-�- -i l 33 (h): �� ARCHTTECT/DESIGNER Name: � � Address: '�Z 2 8 4L—OP-� k� Q� � City/State/Zip; _�Q.L�nf 6An�� C/1 `j�io� Phone (w): �'� �- 3�3 - �am(<1 ,�, �� +' �. PROPERTY O�VNER Name: Address: "'�' City/State/Zip: Phone (w): __ �h�, i �� Please indicate with an asterisk * the contact person for this project. ��✓�� APR 1 2 2007 K11TY OF BURLIhdGAME pLANNING DEPT. PROJECT DESCRIPTION; If�W z srt'c� -}-�,�f� \� AFFADAVIT/STGNATURE; I hereby certify under penalty of perjury that the information given herein is true and c�orrect to the best of my knowledge and belief, Applicant's signature: Date: � � 6 I know about the proposed a plication and hereby authonze the above applicant to submit this application to the Planning C�mmission. Property owner's signature; Date: � �� Date submitted: , � r PCAPP FR�t SPECIAL PERMIT APPLICATION — CITY OF BURLINGAME Ling Residence 1537 Howard Avenue Burlingame, CA 94010 Special permit for encroachment into the declining height envelope F.xplain why the blend of mass, scale and dominant strudural charaderistics of the new construction or addition are consistent with the cxisting structure's design and with the existing street arrd neighborhood The proposed architectural character is such that a moderate encroachment is required into the DHE along the right side. The le$ side provides a much greater distance between the dwelling and the property line and therefare mitigates the small encroachment. This is a new dwelling that will match in character the eclectic nature of the neighborhood. 2 Explain how the variety of roof line, jacade, exterior finish materials and elevations of the proposed new strudure or addition are consistent tivith the existing structure, stred and neighborhood The roof line and fagade have considerable articulation for the architectural style. The style is a traditional style displaying historical character and detailing which will fite with the neighborhood. 3 How will the proposed project be consistent with the residentia[ design guidetines adopted by the rity (C.S 25.5�7 The design guidelines ask that an dwelling match the character of the neighborhood. The architectural style chosen will fit nicely into the area. 4 Explain how the removal of any trees located within the jootprint of any new strudure ot addition is necessary and is consistent with the city's reforestation requirement� What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriat� A couple of small trees are to be removed but trees and landsca.ping conforming to the guidelines will be added and will more than compensate for loss of the existing sma11 diameter trees. �� , �. � '+,yg'� - JUN -� 12007 CITY O� EUn�INGAME PIJ1NNif�!G D�PT. $PECIAL PERMIT A�PLICATION — CITY OF BURLINGAME Ling Residence 1537 Howard Avenue �urlingame, CA 94U10 Special for a garage to be iocated in the rear 40% of the lot F�plain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, sa,fety, general welfare or convenienc� The garage has been glaced at the location shown for the following reasons: • This is a deep lot and placing the garage further to the rear will add rnore paving with a reduction of useable outdoor space. • Piacing the garage further back on the property creates too big of a distance from the garage to the dweiling especiaily in inclement weather. 2 How will the proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? The proposed use is a detached garage typical to the area. The use is in accordance with the Burlingame General Plan and Zoning Ordinance. 3 How will the proposed project be compatible with the aesthetics, ma.ss, bulk and character of the ezisting and potential uses on adjoining properties in the general vicinity? • The proposed structure matches the character of the dwelling and is a standard size two car garage. Massing is broken up with articulation created by the covered porch off the side of the garage. • The use (gara.ge in an R-1 zane) is consistent with the neighborhood. II�� {� 4 �� :�.�v 1.a� �� V I\ _ � `0��1 C;11-Y OE= f3�JF�LI�JC,;,4V�� PLfyEVNI(J�a dCPT. SPECIAL PERMIT APPLICATION — CITY OF BURLINGAME Project Comments Date: To: From: April 13, 2007 d City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ City Arborist (650) 558-7254 Planning Staff ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for design review and special permit for declining height envelope for new single family dwelling at 1537 Howard Avenue, zoned R-1, APN: 028-292-190 Staff Review: April 16, 2007 1. See attached. 2. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 4/16/2007 PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMMENTS � l� "� -`s-��' Project Name:�i��nl�c�� 1�.c�'� Project Address:l�T J��) .�`, 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.) 5.�,� �g ��.�y,,� � c;�,�� 2 _� The site and roof drainage sha11 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 Ciiy's flood zone requirements. 5 � A�s�tary sewer lateral tr■�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. T'he 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 sha11 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 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 a 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 U:\private development�PLANNING REVIEW COMMENTS.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 sha11 be placed in front. T'he 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 Project Comments Date: To: From: April 13, 2007 ❑ 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 and special permit for declining height envelope for new single family dwelling at 1537 Howard Avenue, zoned R-1, APN: 028-292-190 Staff Review: April 16, 2007 1) All construction must comply with the 2001 California Building Codes (CBC), the Burlingame Municipal and Zoning Codes, and all other State and Federal requirements. 2) Provide fully dimensioned plans. 3) 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. 4) Comply with the new, 2005 California Energy Efficiency Standards for low-rise residential buildings. Go to http://www.enerqy.ca.qov/title24 for publications and details. 5) Roof eaves must not project within two feet of the property line. 6) Exterior bearing walls less than three feet from the property line must be constructed of one- hour fire-rated construction and no openings are allowed. 7) Rooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. 8) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable floor area. Consult the Planning Department for details if your project entails landings more than 30" in height. 9) Provide handrails at all stairs where there are four or more risers. 10) Provide lighting at all exterior landings. 11) The fireplace chimney must terminate at least two feet above any roof surface within ten feet. Revi __, .. Date: � /3�0 � �� Date: Project �omments April 13, 2007 To: ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 From: Subject: ,.. �� .. ------ Planning Staff ❑ Recyc{ing Specialist (650} 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator �s5o� s42-s�27 ❑ City Attorney Request for design review and special permit for declining height envelope for new single family dwelling at 1537 Howard Avenue, zoned R-1, APN:028-292-190 April 16, 2007 �— • �iZ��K.. . Ti 2..E, m� _�H�..._.. ?'wO �ii/Lc-�{--.�''2�ES _ _dU _F3. �2f.�.ov�� iv��S_ �..._��.. G.sf��._�_ .��^�.s..__... ,�G Tk� 1-w o i��a ch' � �/lrod� va''6�j ___... TR-!E!�S._ R'!z!E__._. (9 . _ . __ .. .. _ . , �� . T-- - - --. ._ - --__ S, L.E Y�', �7_�/.►_ _o!z _��ac_E rL _ T��Ea,� ___ �Q._ �.�.� _ 2_ �.,.o_�a '� ` ' C�.�_� ---s S�- 7 3�, c� __%�i� ah.. .o`f� �� /lcsL.�.., � � S i2� 4_�.!t.L',�,.___. - -- Lo � ►�� 2 �`'�,• . . _ .. _ _ ._ t � 5 �/c vc_rT ._�'?__ .__.._ . .._...__ _- ___ . -- __ __._.. . _ _ _ _ - ---.._ _. _...._- --- - _...._ --- -- Reviewed k�>y: 5�� Date: 5(b ��- Project Comments Date: To: From: April 13, 2007 ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 d Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for design review and special permit for declining height envelope for new single family dwelling at 1537 Howard Avenue, zoned R-1, APN: 028-292-190 Staff Review: April 16, 2007 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: � � �„ _ �o� ��.�� Project Comments Date: To: From: April 13, 2007 � 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 anc envelope for new single family zoned R-1, APN: 028-292-190 special permit for declining height dwelling at 1537 Howard Avenue, 5tatr Keview: p►pri i � d, zuu i 1) Any construction project in the City, regardless of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution including but not limited to ensuring that all contractors implement construction Best Management Practices (BMPs) and erosion and sediment control measures during ALL phases of the construction project (including demolition). Include appropriate stormwater BMPs as Project Notes. These BMPs include but are not limited to the following: • Store, handle, and dispose of construction materials and wastes properly to prevent contact and contamination of stormwater; • Control and prevent the discharge of all potential pollutants, including pavement cutting wastes, paints, concrete, petroleum products, chemicals, wash water or sediments, and non-stormwater discharges to storm drains and watercourses; • Use sediment controls or filtration to remove sediment when dewatering site and obtain alf necessary permits; • Avoid cleaning, fueling, or maintaining vehicles on-site except in a designated area where wash water is contained and treated; • Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips, sediment barriers or filters, dikes, mulching, or other measures as appropriate; • Perform clearing and earth moving activities only during dry weather; • Limit and time application of pesticides and fertilizers to prevent polluted runoff; • Limit construction access routes and stabilize designated access points; • Avoid tracking dirt or other materials off-site; clean off-site paved areas and sidewalks using dry sweeping method; • The Contractor shall train and provide instruction to all employees and subcontractors regarding the construction BMPs. 1 of 2 . Project Comments Con't — 1537 Howard New 2-story Single Family Dwelling. 2) The public right of way/easement shall not be used as a construction staging and/or storage area and shall be free of construction debris at all times. The easement shall be protected from any site runoff. 3) Implement Erosion and Sedimentation Controls (if necessary): a. Install and maintain all temporary erosion and sediment controls continuously until permanent erosion control have been established; b. Address method(s) for diverting on-site runoff around exposed areas and diverting off-site runoff around the site; c. Address methods for preventing erosion and trapping sediment on-site. 4) Provide notes, specifications, or attachments describing the following: a. Construction, operation and maintenance of erosion and sediment control measures, including inspection frequency; b. Methods and schedule for grading, excavation, filling, clearing of vegetation, and storage and disposal of excavated or cleared material. Brochures and literatures on stormwater pollution prevention and BMPs are available for your review at the Planning and Building departments. Distribute to all project proponents. For additional assistance, contact Eva J. at 650/342-3727. Reviewed by: � Date: 04/16/07 2of2 RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, CONDITIONAL USE PERMITS AND SPECIAL PERMITS RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for Desiqn Review and Special Permits for a new single familv dwelling and a new detached aq rage at 1537 Howard Avenue, zoned R-1, Victor and Maria Linq, property owners, APN: 028- 292-190; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 10, 2007, 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, Class 3—(a) construction of a limited number of new, small facilities or structures including (a) one single family residence or a second dwelling unit in a residential zone. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. 2. Said Design Review and Special Permits are approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review and Special Permits are as 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. 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 10th day of September, 2007 by the following vote: Secretary EXHIBIT "A" Conditions of approval for Categorical Exemption, Design Review, and Special Permits 1537 Howard Avenue Effective September 20, 2007 that the project shall be built as shown on the plans submitted to the Planning Department date stamped August 23, 2007, Sheets 1 through 5, G-1, SF1, T-1, and L-3, and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2. that the conditions of the Chief Building Official's April 13, 2007 memo, the City Engineer's April 16, 2007 memo, the Fire Marshal's April 13, 2007 memo, the City Arborist's May 16, 2007 memo, and the NPDES Coordinator's April 16, 2007 memo shall be met; 3. 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; 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), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 5. 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; 6. 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; 7. 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; 8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 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: 9. 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; 10. 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; 11. 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 12. 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. . CITY OF BURLINGAME - COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD � � � � BURLINGAME, CA 94010 PH: (650) 558-7250 • FAX: (650 - - www.burlingame.org Site: 1537 HOWARD AVENUE The fity of Burlingame Planning Commission announces tne following public hearing on Monday, September 10, 2007 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application far Design Review and Special Permits for declining height envelope and detached garage exempt from setbacks in the rear 40% of the lot for a new two-story single family dwelling and detached garage at 1537 HOWARD AVENUE zoned R-l. APN 028-292-190. Mailed: August 31, 2007 (Please refer to other side) r. p1gH16544325 � v � �� .�6 0 � � �� Maiied From 940�0 _, US POSTAG� PUBLIC HEARING NOTICE Citv of Burlinaame 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 sideJ � � rx ^ �P � � T � �4 'ti� L �4 � r , f ,, — , � 'i. � �,, a �.�r` • � +�...« r" - �A �w � . 3�''# 9� `� ,�. v�i�� ' . " �oA� '� � ay+� ; �:: " .4`�,�, „, � '�^� :d �. � !� r'` � f ,;� �,� , m� � �:911 '�$- �a{�"f,�. 9e 'r� �.n �� t .eaM. £,�. ( I '� �"?�,� . n �!� 7 ' . �°"'"' .. � -y � '43' `` d. . / � �:.. � �.�: `C/y��. .j' �.. �?r�� . . 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