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Home My WebLink About1469 Bernal Avenue - Staff ReportCity of Burlingame Condifional Use Permits Address: 1469 Bernal Avenue Item No. 8e Action Item Meeting Date: August 11, 2014 Request: Application for Conditional Use Permits to modify an existing detached garage and add a new attic storage space above the garage. Applicant and Architect: Dreiling Terrones Architecture, Inc. Property Owners: Ranjan Prasad and Monisha Deshpande General Plan: Low Density Residential APN: 026-044-030 Lot Area: 6000 SF Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (e), which states that construction and location of limited numbers of new, small facilities or structures including accessory (appurtenant) structures including garages, carports, patios, swimming pools and fences is exempt from environmental review. Project Description: The site currently contains a two-story, five-bedroom house and a detached one-car garage located in the rear of the property. The front portion of the detached garage measures 15'-3" wide and contains a 14'-0" wide door. The rear portion of the existing garage measures 20'-3" wide and contains a 19'-5" interior clear width dimension. However, because the front portion of the garage is narrower and only contains a 14'-0" wide door, it is considered to be a one-car garage (see Existing Garage Floor Plan on sheet A2.0). The applicant is proposing to modify the existing detached garage by 1) removing the narrow portion at the front of the garage (289 SF footprint reduction) and 2) adding a new 245 SF attic storage space above the garage. The storage space would be incorporated within a sloping roof and would contain dormers along the sides and front of the structure. The applicant is requesting approval of several Conditional Use Permits, which are listed below. Planning staff would note that Design Review does not apply to second story additions to accessory structures, only to single family dwellings (Code Section 25.57.010 (a)). The modified detached garage would provide two covered parking spaces (side-by-side) and sink on the ground floor (486 SF) and an attic storage space above the detached garage (245 SF). Access to the storage space is provided by way of a ship's ladder. The existing site is nonconforming in lot coverage (41.9%, 2517 SF existing where 40%, 2400 SF is the maximum allowed). As noted above, the footprint of the detached garage will be reduced by 289 SF and as a result would bring the lot coverage into compliance (37.1 %, 2228 SF proposed). The existing off-street parking is nonconforming since the existing site only contains two parking spaces (1 covered + 1 uncovered) where three parking spaces (2 covered + 1 uncovered) are required for the existing five-bedroom house. With this application, the off-street parking would be brought into compliance by modifying the existing detached garage to provide two covered parking spaces (19'-5" wide x 20'-0" clear interior dimensions; 18' feet width acceptable for existing conditions) and one uncovered parking space (9' x 20') in the driveway. All other zoning code requirements have been met. The applicant is requesting the following applications: ■ Conditional Use Permit for accessory structure size exceeding 600 SF (731 SF proposed) (CS 25.60.010 ib)); ■ Conditional Use Permit for plate height exceeding 9'-0" above adjacent grade (12'-0" plate height proposed) (CS 25.60.010 (g)); ■ Conditional Use Permit for overall building height exceeding 14'-0" above adjacent grade (18'-10" building height proposed) (CS 25.60.010 (h) (2)); and ■ Conditional Use Permit for glazed openings in the accessory structure located within ten (10) feet of the property line and for glazed openings located higher than ten (10) feet above grade (windows proposed within 10'-0" of property line and more than 10'-0" above grade (CS 25.60.010 (i)). Conditional Use Permits 1469 Bernal Avenue 1469 Bernal Avenue Lot Area: 6000 SF Plans date stam ed: Jul 25, 2014 EXISTING PROPOSED ALLOWED/REQUIRED Lot Coverage: 2517 SF 2228 SF 2400 SF 41.9% ' 37.1 % 40% :.....................................................................................................................................:...................................................................................................................................... , , F/oorArea Ratio: 3452 SF 3408 SF 3420 SF 0.58 FAR 0.57 FAR 0.57 FAR :....... ............................................................................................................................... Use in Accessory one-car garage ; two-car garage with attic ; storage space limited to Structure: storage space above 10% of area of main '(storage space is 9% of house area of main house) Number of Accessory 1 accessory structure � 1 accessory structure 2 or more accessory Structures: detached garage detached garage structures each over ' 100 SF requires a CUP . ,....... ........................................ ............. ...................... ...... ........ ...... ..... Accessory Structure Size: 775 SF ; 731 SF Z 600 SF Locafion on Lot: Detached garage Detached garage Detached garage must located within rear located within rear 20% : be located within rear 33% of the lot of the lot 30% of the lot � _ ...................................................................................................................................... Plate Height: n/a ' 12'-0" 3 CUP required for plate height greater than 9'-0" ' : . _above....grade Building Height: 13'-6" to top of 18'-10" to top of roof 15'-0" above grade if parapet (flat roofl ridge 4 plate height does not exceed 9'-0" Glazing in Accessory no windows located 5 windows located Windows located within Sfructure: within 10' of property ; within 10'-0" of rear 10' of property line or line or more than 10' ; property line and 7 more than 10' above above grade windows located more ; grade requires a CUP than 10' above grade 5 ................................................... ........................ , # of bedrooms: 5 no change --- _ : ...... , Off-Street Parking: 1 covered 6 2 covered 2 covered (10' x 20') (19'-5" x 20') (18' x 18' for existing) 1 uncovered 1 uncovered 1 uncovered (9' x 20') (9' x 20') (9' x 20') ' Existing nonconforming lot coverage (41.9% existing where 40% is the maximum allowed). Z Conditional Use Permit for accessory structure size exceeding 600 SF (731 SF proposed). 3 Conditional Use Permit for plate height exceeding 9'-0" above adjacent grade (12'-0" plate height proposed). 4 Conditional Use Permit for overall building height exceeding 14'-0" above adjacent grade (18'-10" building height proposed). 5 Conditional Use Permit for glazed openings in the accessory structure located within ten (10) feet of the property line and for glazed openings located higher than ten (10) feet above grade (windows proposed within 10'-0" of property line and more than 10'-0" above grade. s Existing nonconforming off-street parking (2 existing parking spaces provided where three parking spaces are required for a five-bedroom house). -2- Conditional Use Permits 1469 Bernal Avenue Staff Comments: Planning staff would note that since this request for Conditional Use Permits is for modification of an existing detached garage which reduces the footprint of the garage and brings the site into compliance with lot coverage and off-street parking requirements, the application was placed directly on the action calendar. If the Commission feels there is a need for more discussion, this item may be placed on a future action calendar for a second review and/or public hearing with direction to the applicant. See attached memos from the Building, Engineering, Parks, Fire and Stormwater Divisions. Required Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.52.020, a-c): (a) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; (b) The proposed use will be located and conducted in a manner in accord with the Burlingame general plan and the purposes of this title; (c) The planning commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of this title and to assure operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general vicinity. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 25, 2014, sheets A1.0 through A5.1, and that any changes to footprint or floor area of the accessory structure shall require an amendment to this permit; 2. that if the accessory structure is demolished or the envelope changed at a later date the Conditional Use Permits, as well as any other exceptions to the code granted here, will become void; 3. that the attic storage space above the detached garage shall not include a kitchen, bathtub, or interior shower and shall not be used for sleeping purposes; 4. that the conditions of the Building Division's August 1, 2014 and May 30, 2014 memos, the Engineering Division's June 19, 2014 memo, the Fire Division's June 2, 2014 memo, the Parks Division's June 5, 2014 memo and the Stormwater Division's June 4, 2014 memo shall be met; 5. that 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; 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; and 7. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 Edition, as amended by the City of Burlingame. -3- Conditional Use Permits Ruben Hurin Senior Planner c. Dreiling Terrones Architecture, Inc., applicant and architect Attachments: Application to the Planning Commission Letter of Support submitted by Randy and Ellen Stross, Conditional Use Permit Applications Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed August 1, 2014 Aerial Photo 1469 Bernal Avenue 1473 Bernal Avenue, dated July20, 2014 -4- ! B4IRLINGRMG � COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: � Design Review O Variance ❑ Parcel #: � 2� � ��"4' f d 3� � Conditional Use Permit ' Special Permit ❑ Other: PROJECT ADDRESS: 1469 Bernal Ave APPLICANT project contact person � OK to send electronic copies of documents � Alicia Ader Name: Dreiling Terrones Architecture Inc. Address: 1103 Juanita Ave City/State/Zip: �urlingame, CA 94010 Phone: {650) 696-1200 PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents � Name: Ranjan Prasad Address: 1469 Bernal Ave City/State/Zip: �urlingame, CA 94010 Phone: (415) 246-4111 Fax: (650) 343-9685 Fax: E-mail: aa@dtbarch.com ARCHITECT/DESIGNER Pro�ect contact person � OK to send electronic copies of documents � Name Address Richard Terrones 1103 Juanita Ave E-mail: ranjanp@gmail.com City/State/Zip: Burlingame, CA 94010 Phone: (650) 696-1200 :a ba,,v r..,� n k�' '�, � Fax: (650) 343-9685 ,'i �' Y�� 20 ic1 E-mail: rt@dtbarch.com - - n�'�p_�Es^.?`,!1/I!-� * Burlingame Business License #: 06868 PROJECT DESCRIPTION: Alterations to existing Garage structure. AFFADAVIT/SIGNATURE: I h r b ce ' der penalty of perjury that the information given herein is true and correct to the best of my knowledge and bel� f ApplicanYs signature: � Date: 5�2� � �� I am aware of the proposed applica � n and by authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: / Date: s�� /�� Date submitted: 5 3 p I��' * Verification that the project architect/designer has a valid Burlingame business license will be required by the Finance Department at the time application fees are paid. 5: � HANDOUTS� PC Applicotion. doc Juiy 20, 2014 w ��`�� .� :� JUL � �5 ; � i� To Whom It May Concern, ;�iTv �r E�,;,;�_�r,��,,.,A,c- r;r)0 ' , We have reviewcd the architectural drawings tar the Prasad residence garage modification. We approve of the changes they are propasing. Our hom� wiil receive more sunlight and the esthetics of the garage will be much improveci. They have our ful! support in impiementing the new architectura! design of their garage. Sincerel , ,� ._. , �.� �,,, �,:��," ��- (�f �'�-� ��-',n,�:,� :��e�. ��' City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin a,� me.org ��, eirr o � � BURLINOAME ��,.., CITY OF BURLINGAME CONDITIONAL USE PERMIT APFLICATION Proposed accessory structure size ��'�� UL_ 2 5 2014 ;�;frY CF BURLINGP.M� CDD�PLANNING D1'�/. The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.52.020). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. The proposed accessory structure size is smaller than the existing, unsightly, garage structure. The applicant wouid like to reduce the impact of the exis#ing long and intrusive garage, but retain the storage area in the new attic space. The proposed structure will not be detrimental to the properties in the vicinity. The adjacent right side neighbor is currentiy impacted by a longer garage structure. 2. 3. How will the proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? The detached garage configuration is existing, is consistent with the pattern of the neighborhood, and consistent with Burlingame's General Plan and Zoning Ordinance. How will the proposed project be compatible with the aesthetics, mass, bu[k and character of the existing and potential uses on adjoining properties in the general vicinity? The existing garage is inconsistent with the existing aesthetics, mass, bulk, and character of the existing and potential uses adjoining the property. The proposed structure is more residential in character and consistent with the aesthetics, mass, bulk, and character of the existing and potential uses adjoining the property. [�l�la� 7�1 City of Burlingame Planning Department SOl Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlinQame.or� ��, ciTY o � � euRurionn�+E �"'b,...o.�., Plate height greater than 9' � Y�h1 � � '.s 1�1�� - - - �rrnq�c _�f.... , , The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.52.020). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. � 3 Explain 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, safety, general welfare or convenience. The existing garage already has a plate ht. taller than 9'. The project proposes reducing the length of the existing garage that currently intrudes an the back of the house, and adding attic space simply to recapture the reduced storage capacity. Therefore, there wili be no programmatic alterations to the existing pattern of property improvements, public health, safety, general welfare, or convenience in the neighborhood. How will tlze proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? The detached garage configuration is existing, is consistent with the pattern of the neighborhood, and consistent with Burlingame's General Plan and Zoning Ordinance. How will the proposed project be cornpatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? ihe existing garage is inconsistent with the existing aesthetics, mass, bulk, and character af the existing and potential uses adjoining the property. The proposed structure is more residential in character and consistent with the aesthetics, mass, bulk, and character of the existing and potential uses adjoining the property. CUP.FRM City of Burlingame Planning Department �� cirr o � � BURLINGAME �"9+�.,.o �,�,�e��0 501 Primrose Road P(650) 558-7250 F(650) 696-3790 Garage structure greater than 15' www.burlingame.org �. � +iG t�'w�. ar� L��`r _,. _ ._��vrn.r,n� � The Planning Commission is required by law to make findings as defned by the City's Ordinance (Code Section 25.52.020). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. Explain why the proposed use at the proposed location wi[l not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general we[fare or convenience. The existing garage is currentiy greater than 28' long and over 13' tall. The project proposes reducing the length of the existing garage that currentiy intrudes on the back of the house, and adding attic space simply to recapture the reduced storage capacity. Therefore, there will be no programmatic alterations to the existing pattern of property improvements, public health, safety, general welfare, or convenience in the neighborhood. 2. 3. How will the proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? The detached garage configuration is existing, is consistent with the pattern of the neighborhood, and consistent with Burlingame's Generai Plan and Zoning Ordinance. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? The existing garage is inconsistent with the existing aesthetics, mass, bulk, and character of the existing and potential uses adjoining the property. The proposed structure is more residentiai in character and consisten# with the aesthetics, mass, bulk, and character of the existing and potential uses adjoining the property. CUP.FRM City ofBurlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlineame.org �� CITY p A � BURLINGAME �'b..,.o .�,,. •��0 'CITY OF B i Glazed openings within 10' of Property Line _ ,.,. �„__ �,,.L �� The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.52.020). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, genera! welfare or convenience. Proposed openings are merely intended to allow daylight into the garage and attic. Therefore, there will be no programmatic alterations to the existing pattern of property improvements, public health, safety, general welfare, or convenience in the neighborhood. 2. How will the proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? The detached garage configuration is existing, is consistent with the pattern of the neighborhood, and consistent with Burlingame's General Plan and Zoning Ordinance. 3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? 7he existing garage is inconsistent with the existing aesthetics, mass, bulk, and character of the existing and potential uses adjoining the property. The proposed structure is more residentiai in character and consistent with the aesthetics, mass, bulk, and character of the existing and potentia( uses adjoining the property. CUP.FRM City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin�ame.org ��,T. o� ��i�/�� ,R�N�AME CITY OF BURLINGAME ,..,....,. o, >° CONDITIONAL U,SE PERMIT A PPLICATION �� i 1 �`1 5 2 O 1� b,.,�.�... ��'sTY OF BURLINGAME Windows 10'-0" above grade CDD-PLANNING DIv. The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.52.020). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. The proposed windows are intended to simply create relief and articulation for the proposed attic roof mass. The windows on the right side attic will only overlook the adjacent yard, and are from the attic storage and not habitable space. The windows on the left side of the proposed garage only look into this property's rear yard. 2. How will the proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? The detached garage configuration is existing, is consistent with the pattern of the neighborhood, and consistent with Burlingame's General Plan and Zoning Ordinance. 3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? The existing garage is inconsistent with the existing aesthetics, mass, bulk, and character of the existing and potential uses adjoining the property. The proposed structure is more residen#iai in character and consistent with the aesthetics, mass, bulk, and character of the existing and potential uses adjoining the property. CUPFRM Project Comments Date: To: From: July 30, 2014 � Engineering Division (650) 558-7230 X Building Division (650) 558-7260 � Parks Division (650) 558-7334 0 Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review and Conditional Use Permit for a second story addition and renovation to an existing detached garage at 1469 Bernal Avenue, zoned R-1, APN: 026-044-030 Staff Review: No further comments. All conditions of approval as stated in the review dated 5-30-2014 will apply to this project. ��._._.-__:_"� -_ / Reviewed by: Date: 8-1-2014 � Project Comments Date: To: From: May 30, 2014 � Engineering Division (650) 558-7230 X Building Division (650) 558-7260 � Parks Division (650) 558-7334 � Fire Division (650) 558-7600 0 Stormwater Division (650) 342-3727 0 City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review and Conditional Use Permit for a second story addition and renovation to an existing detached garage at 1469 Bernal Avenue, zoned R-1, APN: 026-044-030 Staff Review: June 2, 2014 1) On the plans specify that this project will comply with the 2013 California Building Code, 2013 California Residential Code (where applicable), 2013 California Mechanical Code, 2013 California Electrical Code, and 2013 California Plumbing Code, including all amendments as adopted in Ordinance 1889. Note: If the Planning Commission has not approved the project prior to 5:00 p.m. on December 31, 2013 then this project must comply with the 2013 California Building Codes. 2) Specify on the plans that this project will comply with the 2013 California Energy Efficiency Standards. Go to http://www.enerqv.ca.qov/title24/2013standards/ for publications and details. 3) The GreenPoints Checklist will no longer be required beginning July 1, 2014. Compliance with the Mandatory Measures of the 2013 California Green Building Code (CAL Green) is required. Provide two completed copies of the attached Mandatory Measures with the submittal of your plans for Building Code compliance plan check. In addition, replicate this completed document on the plans. Note: On the Checklist you must provide a reference which indicates where each Measure can be found on the plans. 4) Place the following information on the first page of the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: 10:00 a.m. — 6:00 p.m. (See City of Burlingame Municipal Code, Section 13.04.100 for details.) �On the first page of the plans specify the following: "Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphically illustrated on the Job Copy of the plans prior to performing the work. 6) Anyone who is doing business in the City must have a current City of Burlingame business license. 7) Provide a fully dimensioned site plan which shows the true property boundaries, the location of all structures on the property, existing driveways, and on-site parking. 8) Provide existing and proposed elevations. 9) Provide a complete demolition plan that includes a leqend and indicates existing walls and features to remain, existing walls and features to be demolished, and new walls and features. NOTE: A condition of this project approval is that the Demolition Permit will not be issued and, and no work can begin (including the removal of � building components), until a Building Permit has been issued for the project. The property owner is responsible for assuring that no work is authorized or performed. 10) Show the distances from all exterior walls to property lines or to assumed property lines 11) Show the dimensions to adjacent structures. �The plans show that the right side of the garage structure is less than three feet from the property line. Revise the plans to show that attic ventilation will be achieved through other means. 2013 CBC §705.8.1 and Table 705.8 �The plans show that the structure is three feet from the property line. To comply with the opening protection required in 2013 CBC, Table 705.8 the building face must be more than three feet from the property line or the gable end venting must be eliminated and attic ventilation must be achieved through other means. �On the plans specify that the roof eaves will not project within two feet of the property line. ((� 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 2013 CBC §705.2. �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. (2013 CBC, Table 602) 17 dicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 18) 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. 19) Provide handrails at all stairs where there are four or more risers. 2013 CBC §1009. 20) Provide lighting at all exterior landings. �lace the following statement on each page of the plans: "The space above the garage described as Attic Storage shall not be used for human habitation." NOTE: A written response to the items noted here and plans that specifically address items 5, 12, 13, 14, 15, 16, 17, and 21 ust be re-submitted before this project can move forward for Planning Commiss o a� tion. _ --r. 11 � i Reviewed by: ��r ' Date: 5-30-2014 Joe . O / 650-5 - 270 Project Comments Date: To: From: May 30, 2014 X Engineering Division (650) 558-7230 � Building Division (650) 558-7260 � Parks Division (650) 558-7334 � Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review and Conditional Use Permit for a second story addition and renovation to an existing detached garage at 1469 Bernal Avenue, zoned R-1, APN: 026-044-030 Staff Review: June 2, 2014 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. Reviewed by: V V Date: 6/19/2014 Project Comments Date: To: From: May 30, 2014 � Engineering Division (650) 558-7230 � Building Division (650) 558-7260 � Parks Division (650) 558-7334 BFire Division (650) 558-7600 � Stormwater Division (650) 342-3727 0 City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review and Conditional Use Permit for a second story addition and renovation to an existing detached garage at 1469 Bernal Avenue, zoned R-1, APN: 026-044-030 Staff Review: June 2, 2014 No comment at this time. Reviewed by: /� Date: Z��.�- �� Project Comments Date: To: From: May 30, 2014 � Engineering Division (650) 558-7230 � Building Division (sso) sss-�2so � Parks Division (650) 558-7334 � Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review and Conditional Use Permit for a second story addition and renovation to an existing detached garage at 1469 Bernal Avenue, zoned R-1, APN: 026-044-030 Staff Review: June 2, 2074 1. Existing City Street Tree may not be cut, trimmed or removed without permit from Parks Division (558-7330). 2. No existing tree over 48 inches in circumference at 54 inches from base of tree may be removed without a Protected Tree Permit from the Parks Division (558-7330). � 3 Completed landscape must include 3 landscape trees existing or new. Identify species on site plan. Reviewed by: B Disco Date: 6/5/14 Project Comments Date: To: From: Subject: Staff Review: May 30, 2014 � Engineering Division (650) 558-7230 � Building Division (650) 558-7260. � Parks Division (650) 558-7334 � Fire Division (650) 558-7600 X Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Request for Design Review and Conditional Use Permit for a second story addition and renovation to an existing detached garage at 1469 Bernal Avenue, zoned R-1, APN: 026-044-030 June 2, 2014 1) Any construction project in the City, regardless of size, shall comply with the City's NPDES (stormwater) permit to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement appropriate and effective BMPs during all phases of construction, including demolition. When submitting plans for a building permit include a list of construction BMPs as project notes on a separate full size plan sheet, preferably 2' x 3' or larger. Project proponent may use the attached Construction BMPs plan sheet to comply with this requirement. Electronic file is available for download at: http://flowstobay.org/files/privatend/MRPsourcebk/Section5/ConstBMPPIanJun2012. pdf 2) Best Management Practices (BMPs) requirements apply on any projects using architectural copper. To learn what these requirements are, see attached flyer "Requirements for Architectural Copper." Electronic file is available for download at: http://flowstobay.org/files/privatend/MRPsourcebk/Section8/ArchitecturalcopperBMPs .pdf For assistance please contact Stephen D. at 650-342-3727 Reviewed by: SD Date: 6/4/14 � SAN :"-0AiE� COUNTYVJ!OE Water Pollution Prevention Program Clean Watec He3lthy C�mmuni!y. Construction Best Manage�nent Practices (BMPs) Construction projects are required to implement the stormwater best management practices (BMP) on this page, as they apply to your project, all year long. ;1laterials & VI'astc M1lan:�gcment NomHm.nrdous Atfllcrials ❑ Ecmi and corcr s�ockpilcs of sanA, din or �nh.r cons�ruc�ion mmcrial �citli iarps �ehen min is fora;ast or if noi ac.ti� ek bcing uxd �vi�hin I4 dn�'s. ❑ Use (bui don'� o��erusel reclaimed ��a�er I'or dusi connol. II:¢arJnus htatcriul� ❑ Label oll h, nrdmrs mmenals and 6azardous nasics (such as pzsncidcs. panils iliinners. sol�cnis_ fucl. oil. y�d an�ifreo.cl in �cordancc ��i1h cin'. cuunn-, staic and fcdcral rc�ulalicns ❑ S�orc hamrdous matcrials and �casics in icmcr ii�ht coniaVners. slore in appropna�e sttondag comnhuncni. and coccr thcm at tlr rnd of cren� �cork do.� or d��ring �cei ��caiher or �� hen rafn is forccasi. ❑ Fnllo�c mannfactumr�s application insrtuqions for harardou< �,��oi� �� a n� �r i no� to usc inare �li D ioi Iv ch •n � malsouidoor �� . �PP. s�hcn r.un i�(orcn i n� � s nl 2JIo�rs ❑Amngcforapprepriu<dispusalnfallhaiardouc �as��s. Wacic Manugcmcnt ❑ Cover wane dispo.v�l canlamxrs ucnrelc ��ith iarys o� the end of c��cn� work da�� ancl during �tc1 ��c�[hcr. ❑ Ch;ck �e�sle dicposnl conlainers frcqucntic for I�als anA io makc wc lher are not o� e�lled. Tc�er lios; do�� n a dump�cr on �hc wnsinc�ion snc 7 Clrnn or �cplacc ponablc ioJcic ;md ins�xa ihcm frcqucntlr I'ur IeaAs and spills. � Dapox of all .�as�cs anA dcbris pwpcd�. Rccqdc moicnals and was¢s �hat can l+c recccled (such as asphalt wn<retc. a_grcy��c basc ntazeri�ls. ��oad. �yp bnard. pipc. c�c.l ❑ Disposc of liquid residucs from paime. diim�ers. selvems. �lues. and dconing fluids as haznrdous �rasic. Cunstruction Entranccs anA Pcrimc�cr O Es�ablish and nmintain cffcctivc perimc�cr convols and siabiliie all u�nsimenon enimnces mid exies �o sufTdeinh� coniml crosion and s<dimnu discharges from sitc anA o-ackin� off sitc. ❑ S�recp or wcuum anv svw� Irackiny immnliatcly nnd sccurc udimcnt sourcc io prc�cm funhcr �racAing t.evcr hou �o��n sirccis �o clqin up ttacking. Equipment �lanagement & Spill Control � �� ,� �' ��. �� Nlaintcn:mcc and Parkin� ❑ Desigi �te an area, fincd n�id� appropriate BbfPs, for ��ehidc and cqiiipmcnt parAing and stoagc. �7 Pedomi maior maimenonee. mp�irjobs, and rehicic and cquipmcnl washing oll'silc. ❑ If mfucling or cchielc mainicnancc musi Ix donc onsim. �corl: in a bcmicd area ae�a� from s�ami drains :md over � drip pan big enuneh io collea Onids. 2e<cdc or disposc ol Iluids as luzardous �vns�e. ❑ li cel�icle or equipmem cleaning must be do� onsite. cican �.�iih ��mcr only in a bcnncd ana ��a� n�ill net a110� r�n �:lt�� lo �un i��f0 Gullcrs, SIICClS, stont� drains. or svface �ca�crs. ❑ Do wi dean cchicic or equipnicnt onsi�e using soaps. mh�anis. de;reasea. sicam ckaning equipmenL etc. S �ill Prc�enn 1 on and Cancml ❑ Keep spill cicanup m, Ierials (n�s_ absorbents. etc 1 a.ail�ble a� �he conswc�ion siic ae all tunes ❑ Inspcm cehidcs, nA cquipmam (requemk for and mpair Icaks pmmp[6. Usc drip pans tu catch Icaks until n;ry irs afc madi � cl.an up spills er Icaks in,meAiaielc aud aispose of cicanup malcrials pro�rh ❑ Do not hosc Jm�n snrfams �� hcrc Ilwds ha�c spillcd. Use dn cicvmp n ztlicMs la6sortent mmenals. w1 lincr, and�or rae L ] S��ecDupspilledd iat ' Isimmediareh Donot �n- io �sa,L ihun awag x�ith �vatcr. or 6ury Jizm. ❑ Clcan up spills rn� din nrcas by digein@ up mid properly dis�wsing of contamina��d soil. ❑ Repon sienificam spills immcdialcl��. You arc requi�ed by Imr ro repori all significam rcicazcs of hvardous marenals, inclnding oil. To raport a spill: q Dial 91I r �our lucal cmcrgcncy response nwnMc 2) Call ihc Geccm«�s OITce of Emcr,cnw Szrciccs R`arning Cenmr. 1Snn) 9i2-7i5U i'_a I,our). Earth�vork K Contaminated Soils Pa�•ing/Asphalt Work -D---� �iU� .`--.�-- �,,_ d � �� i � y��$ ��"��t � !�%".°-_.= Ch....�-�%._.�'i' � �-�� ^ .., . .-�--.._ - _ Em•ion Conlml ❑ Schcdulc gr,ndin� and c�Wavaiiai worA f r dn' ..�cathcr onh•. ❑ Siabilizc all dcnudcd arcas, insiall and ainnui tcinponn� crosian coinmis isuch ns erosiom m�tml f bnc or bonAed f Ixr matri.�) nmil regc�a�ion is as�aUlishcd. ❑ Sccd or plan� ��egetation !cr crosion convol on slopcs or �.�hcrc constn�ciion is noiimmediaiek planned. SeAimcnt Con�ml � Pnilcct slon�� dt�in inl^.Ic. pullcrs. dilchcs. ��a a,��,,, � ��s co� .c �vi�h a m F nalc PP P BINPs s h � � ,s r�clba�<fierrl b o Is. 6 mi ic. � a � . ❑ Pr -[ scdmen� from nugnun� ctiatc b� installm�andnmmimninescclimcm conirols. such a, fibcr mlls. sih fcnc<s, ur scdimen� basins. � Kecp escacawA soil on thc silc �chcrc i� �cill not collca in[o th: svcet. ❑ Tmnsfcr e�cacatzd marenxls �o Aump vucAs on We s��e nrn m ihe sveei. rJ Co i�n - n�cd So�l� ❑ 1F � f il c Folloo ing wndi�irnu arc ob cncd, ics� For wntanuinman and comact ihc Rceionul Wa�crQualin� Conttol Board: ■ Unusual suil condi�ions. dis:.oloniion. or odor ■ A6andoncd undcrgmund r,ml:s. ■ Abondoned �rclls ■ Buncd 6arrcls. dcbns. or vash. ❑ A�eidpa�5ngmidscalcoatingw..a� �ccmhcr. orwhcn rain is Corccasi b:fom fresh pmcmcnt nill hnee �ime m cure. � Co��cr siomi drain inlet� and manholcs when applpin� swl coat. �acA cwi_ slum� cal. Ine scal. em_ ❑ Colleq and cec� cle or approprimelv disposc of c.�ccss nbnsi.c grn.�cl or sand. Do NUT s�cccp or �cash ii imo guucrs. ❑ Do noi usc ��aicr m.cash dmcn fresh asphalt cmicrcic paccinem. Snrvcuttin� & AsphalUConcrctc Rcmocal ❑ co��i�� i �, n�R��a� s�o„� dnin inlcls �1 s�� wttinE. l, re fi Ilcr fabric c r h buin nlct fil�ers or �� cl bags (o k p slurn� out o(thc ttomi droin scslcm. ❑ Shorcl, a6osurb. nr �acuum si�ctim slivn� a��d dispose of aIl �casic as swn ns you are finished in one Iocalion or a� thc rnd of caeh �corA day (wW<he�cr is saancd). ❑ If sa��cut •lum- rnicrs �;,atch ba�in. cican n up unmcdiatch. Concretc, G�out S �lortar 4pplication f—T —�.. !� ' � � -��, � i ��'`"��' �i ''..— .r. ,� i: .3t ❑ Smrc concrcic pmm a�d mm�ar midcr ecccr. on pallas aud a�car from dr,ninayc ms Thcsc mmcnalc m��st ncrcr reach a sronn drain. ❑ Nash ou�:oncrcic cquipmen�'in�cks ons�i� o� �„ ��„�,�a��, d �� su �i��re is nn discliargc into �hc undcrl��ing snil undinc �rws. Lc� concrcic I�ardcn and Jisposc o�,z� garh oc. ❑ Collcn �Lc nash ivmcr from aasLing c.�peccd aggrcyaic concrcic �nd remn�c ii far appropriaic dicp�.,al nll�itc. Dc�catcring ' �'�?f /.li ., ( i�X� � ., __ ��% Ai � ��. �: i 1 "� /. �s.J — � '�-;`�,' - _�r,' 'Y ❑ Eficcti�el� maiu�c all �unon. all N�om,;�i�� i,� s��. ��a ,u «�„�n n�.,� dis:hargcs Gnm il s i. D cen runon �.��r.o�,�n�� r �„,ua�sn��,a areas or oWcn.- n � f �c�. ❑\4l�cndc��aicnn ��f� d b �n appro��al from il c bcal mi n'cipalin� before dischnr�in_ ��aicr �o a s�rcci cu��cr or smrn� dram. Filvaiion or di.crsion �hrough a basin. �ank. or scdimnu imp �> n�..-��«d. 71n rcnspfk�io�rnconiaminaiion.icsiinp s r quircd prior Io rcusc ar disch� �c ol groundwatcr. Cnnsul� ivith tlic F.nginecr io d.-icm�ine ��lic�hcr icsiinp is requi`cd and ho�� w intcrprci rcculis Coniaminaicd ground�vatcr mirs� bc trcaied or haWcd o0�-sirc for proper dis{wsal. Storm drain polluters may be liable for fines of up to $10,000 per day! P�inting & Pain[ Removal � ,i� ,- t } i,� �I__�_1 �{ � i � I � .��+�...@�1- � � � � a ~ Fro: � P:,,��,,,F��„`. �.�.:-� ❑ Nc�er dcmi 6mshcs or nns.: paim conuincrs inin a sircci guiicr sionn f�r.l�il or511f�.'Itit\•alcr5. ❑ For ��a�cr bascd paims paim ow brushcs w dic c.mni possiblc Wnsc to ilic sauiiary sewernnce you ha.�e gained pcmii s n from Ilic I�,;,il ��asic�.at:r treauncm an[honrc. �c�<r pour painl do��n a drain. � Por oil-bamd paims. pam� ou� 6nrshes io il�c c.icnl possiblc and clean .. i�l� il�;nncr r solrc n a proper r. Fili�r and cusc Wnu�crs and sol��cnts' Disposc af rcslduc and �musablc iLinncr;solvcros as ha.:uAous ��anc. rA�� •m��,:�i � Chnuical paim >trippinc resiJuc and cl�ips and dusl Irom marinc painls or pamu conminmg Icod or innw� hin mus� bc disposcd ofas hozardous �casm. ❑ Pain 1 d�i s n i d dus� fran n i m � oi s dn svippi�e ind sanJ hl si- y n� Ik a c�i up or cnllccicd in pl 1' Jrop �IOII15:In� dISpOSCd O(.'IS 1 A[It. Landscape �Iatcrials ., 4 �. , .; '�� (� ,ri( � �v �r� . �,ti\ `«'r��ti�[+-�� ._k] � � ❑ Camain si«kpilcd I�ndsu�piug maicrials F� ��nring �hcm undcr �arps �� hcn �Iw.� arc no acti�xlr Ixing uscd. ❑ S�acA crodiblc Inndscarc niaicrial on pallc�s. Co�cr ar storc ihcse maicnols .��hcn il�n� are noi �c�i��cl� Ixing uscd ur �rrr�a ❑ Discominuc appli<mion efom� cradiblc laudscapc �natcnal .��iiliin'_ cL ��s 6cforc a � m�as� nm <,cm �� d��b „�i „�,ih«. � �AN NATEOC6�MTYWIOI WaterPo��tion �revenrion Program GIoi�Wacer. Ho�nhyCanmcnhy Requirements for Architectural Copper Protect water quality during installation, cleaning, treating, and washing! Copper from Buildings May Harm Aquatic Life Copper can harm aquatic life in San Francisco Bay. Water that comes into contact with architectural copper may contribute to impacts, especially during installation, cleaning, treating, or washing. Patination solutions that are used to obtain the desired shade of green or brown typically contain acids. After treatment, when the copper is rinsed to remove these acids, the rinse water is a source of pollutants, Municipalities prohibit discharges to the storm drain of water used in the installation, cleaning, treating and washing of architectural copper. Use Best Management Practices (BMPs) The following Best Management Practices (BMPs) discharges to storm drains. must be implemented to prevent prohibited During /nstallation • If possible, purchase copper materials that have been pre-patinated at the factory. • If patination is done on-site, implement one or more of the foliowing BMPs: o Discharge the rinse water to landscaping. Ensure that the rinse water does not flow to the street or storm drain. 131ock oif �torm crain ir�lci if r�eeuc�f, o Collect rinse water in a fank and puir�p to the sanitaiy sewer. Coniact your local sanitary sewer agency before discharging to the sanitary sewer. o Collect the rinse water in a tank and haul off-site for proper disposal. • Consider coating the copper materials with an impervious coating that prevents further corrosion and runofF. This will also maintain the desired color for a longer time, requiring less maintenance. Storm drain inlet is blocked to prevent prohibrted discharge. The water must be pumped and disposed of properly. During Mainfenance Implement fhe following BMPs during routine maintenance activities, such as power washing the roof, re-patination or re-application of impervious coating: • Block storm drain inlets as needed to prevent runoff from eniering storm drains. • Discharge the wash water to landscaping or to the sanitary sewer (with permission from the local sanitary sewer agency). If this is not an option, haul the wash water off-site for proper disposal. Protect the BaylOcean and yourself! If you are responsible for a discharge to the storm drain of non- stormwater generated by installing, cleaning, treating or washing copper architectural features, you are in violation of the municipal stormwater ordinance and may be subject to a fine. Contact Information The San Mateo Countywide Water Pollution Prevention Program lists municipal stormwater contacts at www.flowstobay.orq (click on "Business", then "New Development", then "local permitting agency"). FINAL February 29, 2092 gutter and drainpipe. , ' �.� ar��'�`t�' "s'rr.� r � RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL USE PERMITS RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Conditional Use Permits to modifv an existinq detached qaraqe and add a new attic storaqe space above the Qaraqe at 1469 Bernal Avenue, Zoned R-1, Ranian Prasad and Monisha Deshpande, 1469 Bernal Avenue. Burlinqame. CA, 94010, propertv owners, APN: 026-044-030; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Auqust 11, 2014, 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 Section 15303 (e), which states that construction and location of limited numbers of new, small facilities or structures including accessory (appurtenant) structures including garages, carports, patios, swimming pools and fences is exempt from environmental review, is hereby approved. 2. Said Conditional Use Permits are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Conditional Use Permits are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 11th dav of Auqust, 2014, by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and Conditional Use Permits 1469 Bernal Avenue Effective August 21, 2014 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 25, 2014, sheets A1.0 through A5.1, and that any changes to footprint or floor area of the accessory structure shall require an amendment to this permit; 2. that if the accessory structure is demolished or the envelope changed at a later date the Conditional Use Permits, as well as any other exceptions to the code granted here, will become void; 3. that the attic storage space above the detached garage shall not include a kitchen, bathtub, or interior shower and shall not be used for sleeping purposes; 4. that the conditions of the Building Division's August 1, 2014 and May 30, 2014 memos, the Engineering Division's June 19, 2014 memo, the Fire Division's June 2, 2014 memo, the Parks Division's June 5, 2014 memo and the Stormwater Division's June 4, 2014 memo shall be met; 5. that 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; 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; and 7. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 Edition, as amended by the City of Burlingame. . CITY OF BURLINGAME r COMMUNITY DEVELOPMENT DEPARTMENT BiJRL[NGAME �Q1 PRIMROSE ROAD �� ,, � � � � BURLINGAME, CA 94010 PH: (650) 558-7250 • FAX: (650) 696-3790 www.buriingame.org Site: 1469 BERNAL AVENUE The City of Burlingame Planning Commission announces the following public hearing on MONDAY, AUGUST 11, 2014 at 7:00 P.M. in the City Hall Council Chambers, 5Q1 Primrose Road, Burlingame, CA: Application for tonditional Use Permits far construction of a new detached garage with an attic storage space above the garage at 1469 BERNAL AVENUE zoned R-l. APN Q26-044-030 Mailed: August 1, 4014 (Please refer to other side) C��j� of �url6ngae�ne A copy of the applicatiQn'and plans for this project''may,b� ihe meeting at the Community Devefopmen�;:Department` Road, Burlingame, California_ ' If you challenge the subject applicatian(s) in `�ourt, you m raising only those issues you or someone else raised at t described in the natice or irr'writ#en correspandenc� deliv prior to the public hearing. Properiy owners wha receive this nofic� are responsible � tenants about this'iiofice: For additional informatian; please call`(650} 558-7250 TF William Meeker Community Developmenfi Dire�tor PUBLiC HEARING i NOTICE reviewed prior to r 501 Primrose be limited to public hearing, >d ta the city at or ing their ' i'I�BLfC HEARtNG NOTICE (Please refer to ather sideJ «� City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Project Address: 1469 Bernal Avenue Description: New Detached Garage and Attic Storage Date of Plans: July 25, 2014 Lot Area: 6000 SF Zoning: R-1 1. Design Review (Code Section 25.57.010) ■ The proposed detached garage and attic storage is not subject to Design Review. No response required. 2. Accessory Structure — Detached Garage (Chapter 25.60) ■ The proposed project requires the following Conditional Use Permit applications: a. Size: 731 SF accessory structure proposed where 600 SF is the maximum allowed (CS 25.60.010 (b)). b. Plate Height: 12'-0" plate height proposed where 9'-0" is the maximum allowed from adjacent grade (CS 25.60.010 (g)). c. Building Height: 18'-10" overall building height proposed where 14'-0" is the maximum allowed from adjacent grade (CS 25.60.010 (h) (2)). d. Windows: Windows located within 10'-0" of the rear property line (10'-0" minimum required from property line). e. Windows: Windows located more than 10'-0" above grade (10'-0" maximum allowed from adjacent grade). No response required. 3. Setbacks (Code Section 25.26.072) ■ A detached garage located within the rear thirty (30) percent of the length of the lot line is exempt from setback requirements. The proposed detached garage is located within the rear 30% of the lot and therefore exempt from setback requirements. No response required. 1 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 4. Lot Coverage (Code Section 25.26.065) 40% x 6000 SF = 2400 SF inaximum allowed Existing Proposed Allowed/Required Lot Coverage: 2517 SF 2228 SF 2400 SF 41.9% 37.1 % 40% ■ The proposed project complies with lot coverage regulations (calculations are attached). No response required. 5. Floor Area Ratio (Code Section 25.26.070) x 6000 SF + 1100 SF + 400 SF = 3420 SF inaximum allowed 0.49 FAR Existing Proposed Allowed/Required Floor Area Ratio: 3452 SF 3408 SF 3420 SF 0.58 FAR 0.57 FAR 0.57 FAR ■ The proposed project complies with floor area ratio regulations (calculations are attached). No response required. 6. Off-Street Parking (Code Section 25.70.030) Existing house has five bedrooms (existing office on first floor qualifies as a bedroom). There is no change to the number of bedrooms with this application. Existing: 1 covered (10' x 20' clear interior dimensions) + 1 uncovered (9' x 20') Proposed: 2 covered (19'-5" wide x 20'-0" clear interior dimensions) + 1 uncovered (9' x 20') Required: 2 covered (18' x 18' for existing) + 1 uncovered (9' x 20') ■ The proposed project complies with off-street parking requirements. No response required. 7. Declining Height Envelope (DHE) (Code Section 25.26.075) Points of Departure - Left Side: (97' + 102.23')/2 = 99.62' - Right Side: (94.5' + 101.25')/2 = 97.9' ■ The proposed project complies with declining height envelope regulations using the dormer enclosure exemption (CS 25.26.075 (b) (2)). 2 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 8. Landscaping ■ Based on the proposed floor area ratio (3,408 SF), a minimum of three (3) landscape trees (existing and new) are required on-site. The Site Plan indicates three new 24-inch box size tree will be planted to comply with this requirement. No response required.