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Home My WebLink About1625 Howard Avenue - Approval Letterw �,rY �,I �, d�i� ��`�� `.�G PLANNING DEPARTMENT May 19, 2006 Matt Mefford TRG Architects 205 Park Road, #203 Burlingame, CA 94010 Dear Mr. Mefford, �J%2Pi �L�I�i �� C� % / CITY HALL • 501 PRIMROSE ROAD BURLINGAME, CA 94010 �`CJ� TEL: 650.558-7250 FAX:650.696-3790 Since there was no appeal to or suspension by the City Council, the May S, 2006 Planning Commission approval of your application for design review, special permit and parking variances became effective May 18, 2006. This application was to allow the construction of a second story addition at 1625 Howard Avenue, zoned R-1. The May 8, 2006 minutes of the Planning Commission state your application was approved with the following conditions: 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped March 14, 2006, sheets A-0 through A-6, 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 if the structure is demolished or if the building envelope is ever changed at a later date, the parking variances shall become void and the side setback requirements in effect at the time of demolition or additional remodel also shall be met; 3. 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; 4. 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. Certifications shall be submitted to the Building Department; 5. 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; 6. 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; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and May 19, 2006 1625 Howard Avenue Page 2 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; 8, that the conditions of the Chief Building Official, City Engineer, Fire Marshal, Recycling Specialist, and the NPDES Coordinator's March 14, 2006 memos shall be met; 9. 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; 10. that demolition or removal of the existing structures or any part 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; 11. 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; and 12. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance. Reimbursement of the design review deposit has been processed and will be mailed to the property owners 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 yours, �� M garet Monroe City Planner c. Eileen M. Stanley and Daniel Conway 1625 Howard Avenue Burlingame, CA 94010 Chief Deputy Valuation, Assessor's Office (WLY 47FT 11 IN OF LOT 1& 2 BLOCK 8 BURLINGAME PARK NO2 RSM B/17; APN# 028-316- 290) Project Comments Date: To: From: 03/14/2006 � City Engineer � Chief Building Official � City Arborist � City Attorney � Recycling Specialist � Fire Marshal � NPDES Coordinator Planning Staff Subject: Request for design review, special permit for declining height envelope and parking variance for a second story addition at 1625 Howard Avenue, zoned R-1, APN: 028-316-290 Staff Review: 03/20/2006 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). For guidance on what these BMPs are, please refer to the attached brochure. Please include appropriate BMPs as plan notes. Discharge from any construction activity is prohibited from accessing the storm drain system. The public right of way or easement is not allowed to be used as a construction staging area and should not be used for any construction-related activity. Brochures and literatures on stormwater pollution prevention and BMPs are available at the Planning and Building departments. Distribute to all project proponents. For additional assistance, contact Eva J. at 650/342-3727 Reviewed by: �� .Jc��'�i,,�� Date: ��3�ao/p p � Project Comments Date: To: From: 03/14/2006 ❑ City Engineer X Chief Building Official ❑ City Arborist ❑ City Attorney ❑ Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator Planning Staff Subject: Request for design review, special permit for declining height envelope and parking variance for a second story addition at 1625 Howard Avenue, zoned R-1, APN: 028-316-290 Staff Review: 03/20/2006 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) Provide existing and proposed elevations. 4) Provide a legend that indicates the existing walls, walls to be demolished, and new walls. - 5) Comply with the new, 2005 California Energy Efficiency Standards for low-rise residential buildings. Go to http://www.energy.ca.qov/title24 for publications and details. 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. NOTE: The existing garage appears to be constructed on the property line. This siructure must be constructed of one-hour fire-rated construction. 7) 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. 8) Provide handrails at all stairs where there are more than four risers. 9) Provide lighting at all exterior landings. 10)The fireplace chimney must terminate at least two feet above any roof surface within ten feet. I � � � Date: � ��10 � Project Comments Date: To: From: 03/14/2006 ❑ City Engineer O Recycling Specialist � Chief Building Official ❑ City Arborist � City Attorney Planning Staff d Fire Marshal O NPDES Coordinator Subject: Request for design review, special permit for declining height envelope and parking variance for a second story addition at 1625 Howard Avenue, zoned R-1, APN: 028-316-290 Staff Review: 03/20/2006 While the project appears to not require sprinklers based upon proposed addition and remodel, the project is close. Be advised where more than one (1) addition and/or alteration for which building permits are required are made within a two (2) year period and said alterations are made to the premises of the same occupant. In such circumstances, the sum of these additions and/or alterations construction costs during this finro (2) year period shall be aggregated for the purpose of calculating the replacement cost value formula. Final determination will be made and the plan review phase of the project. It is very important that you understand the threshold indicated by BMC §17.04.030. Designer, contractor, and owner should communicate specifically the extent of demolition and remodel. Keeping in mind any change orders and addendums which increase the total amount of square footage added or remodeled after plan review would be applied to the sprinkler ordinance. Reviewed by: ��_�L�� Date: �6 �y'�� Project Comments Date: To: From: 03/14/2006 O City Engineer ❑ Chief Building O�cial ❑ City Arborist O City Attorney Planning Staff X Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator Subject: Request for design review, special permit for declining height envelope and parking variance for a second story addition at 1625 Howard Avenue, zoned R-1, APN: 028-316-290 Staff Review: 03/20/2006 Applicant shall submit a Recycling and Waste Reduction Plan for approval, and pay a recycling deposit for fhis and all covered projects prior to construction or permitting. Reviewed by: � Date: `� -�/� � � Project Comments Date: 03/14/2006 To: d City Engineer ❑ Chief Building Official ❑ City Arborist 0 City Attomey From: Planning Staff Subject: Request for design review, special permit for declining height envelope and parking variance for a second story addition at 1625 Howard Avenue, zoned R-1, APN: 028-316-290 Staff Review: 03/20/2006 1. Storm drainage shall be designed to drain towards the street frontage or to the City storm drain system. 2. Replace all displaced/damaged sidewalk, driveway, curb and gutter. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. ❑ Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator Date: 3/16/2006 Reviewed by: V V � s��