HomeMy WebLinkAbout843 Crossway Road - Staff ReportItem No.
Regular Action
PROJECT LOCATION
843 Crossway Road
City of Burlingame
Design Review and Variance
Address: 843 Crossway Road
Item No.
Regular Action
Meeting Date: October 26, 2009
Request: Design Review and Floor Area Ratio Variance for a first and second story addition to an existing
single family dwelling.
Applicant and Architect: Rebecca Amato APN: 029-016-010
Property Owner: Whitney and Denis Murphy Lot Area: 7,103 SF
General Plan: Low Density Residential Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions
to existing structures are exempt from environmental review, provided the addition will not result in an increase
of more than 50% of the floor area of the structures before the addition.
Project Description: The existing two-story house with detached garage is nonconforming in floor area ratio,
containing 4,141 SF (0.58 FAR) of floor area (3,523 SF, 0.50 FAR maximum allowed) and has five potential
bedrooms (the existing family room qualifies as a bedroom for parking purposes). The applicant is proposing to
demolish the existing first floor family room along the left side property line (286.9 SF). The project includes
remodeling the existing first floor and providing access to an existing attic area on the upper level. Currently, the
existing attic area is inaccessible and therefore doesn't count towards the existing FAR. With this project, 547.3
SF of the existing attic area would be renovated and made habitable. With the proposed additions and
renovations on the first and second floors, there will be an increase in the existing nonconforming floor area from
4,141 SF (0.58 FAR) to 4,414 SF (0.62 FAR) where 3,523 SF (0.50 FAR) is the maximum allowed (see attached
calculations by Planning Staff). Most of the additional 273 SF in floor area is a result of making 547.3 SF of the
existing attic area habitable minus removing the 286.9 SF family room area. Therefore, a Floor Area Ratio
Variance is required because with the proposed alterations and additions, the floor area exceeds the maximum
allowed FAR by 891 SF.
With the proposed addition and renovation, the number of potential bedrooms will decrease from five potential
bedrooms to three potential bedrooms. Two parking spaces, one of which must be covered, are required on
site. The existing detached, two-car garage is non-conforming in length (19'-8" existing, where 20' is required),
however, because it is detached and will not be altered, a Variance is not required. All other Zoning Code
requirements have also been met. The applicant is requesting the following applications:
■ Design Review for a first and second story addition (CS 25.57.010, a, 1); and
■ Floor Area Ratio Variance for a first and second story addition (4,141 SF, 0.58 FAR existing; 4,414 SF,
0.62 FAR proposed; where 3,523 SF, 0.50 FAR is the maximum allowed) (CS 25.28.070, a).
843 Crossway Road
Lot Area: 7,103 SF Plans date stamped: October 2, 2009 and October 16, 2009
SETBACKS
Front (1st flr):
(2nd flr):
Side (left): '
(right): ':
Rear (1st flr): ;
(2nd flr): ;
EXISTING
19'-0" (to porch)
30'-0"
4'-0"
4'-0"
47'-7"
47'-7"
PROPOSED
no change
no change
_..__ _.... _....
17'-6" (to 2"d story balcony)
no change
no change
47'-7" (to balcony)
ALLOWED/REQUIRED
_ _ __ _
15'-0"
20'-0"
6'-0"
7'-6"
15'-0"
20'-0"
C
Design Review and Variance 843 Crossway Road
' EXISTING ' PROPOSED ' ALLOWED/REQUIRED
Lot Coverage: ' 2,904.1 SF ', 2,720.9 SF ' 2,841.2 SF
40.9% 38% 40%
_ _ _ : _. __ _ __ _ . _ _. _ _ _._
FAR: ' 4,140.8 SF , 4,414.45 SF ' 3,523 SF
0.58 FAR ' 0.62 FAR' 0.50 FAR 2
# of bedrooms: ' 5 3
. _ _ _
Parking: :
, 2 covered ; 2 covered
(18'-9" x 19'-8") ' (18'-9" x 19'-8")
0 uncovered ', 0 uncovered
. _ _ _ _ _.
Height: 27'-3" ' 25'-5" (to addition)
. _ __ , _ __ _ __ ....
DH Envelope: '. non-conforming ', complies
. __
1 covered
(10'x20')
1 uncovered
' (9' x 20')
. _ __
', 30'-0„
. __ __ _ _ _
' CS 25.28.075
' Floor Area Ratio Variance for a first and second story addition (4,141 SF, 0.58 FAR existing; 4,414 SF, 0.62 FAR proposed;
where 3,523 SF, 0.50 FAR is the maximum allowed) (CS 25.28.070, a).
Z (0.32 x 7,103 SF) + 900 SF + 350 SF = 3,523 SF (0.50 FAR)
Staff Comments: Staff would note that the existing/proposed lower level storage area (962.4 SF) is included in
the FAR calculation, but receives the 100 SF lower floor exemption, because it has a ceiling height greater than
6'-0" (CS 25.08.265). However, because the ceiling height of this space is less than 7'-6", the Building Division
does not consider this area to be "Habitable Space" (as defined by the California Building Code) and therefore,
the property owners can not use this space for any use other than storage.
See attached memos from the Chief Building Official, Fire Marshal, City Engineer, City Arborist and NPDES
Coordinator.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on October 13,
2009, the Commission asked for further clarification on the square footage calculations and discussed the
existing and proposed windows and voted to place the item on the next available Regular Action Calendar in
order to provide more opportunity to discuss the hardship for the proposed Variance (October 13, 2009, Planning
Commission Minutes). The applicant submitted revised building elevations and a response letter to the Planning
Division on October 16, 2009, to address the Commissions concerns. Please refer to the copy of the October
13, 2009, Planning Commission minutes included in the staff report for the list of Planning Commission
questions and concerns.
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
2
3
4
5
Compatibility of the architectural sryle with that of the existing character of the neighborhood;
Respect for the parking and garage patterns in the neighborhood;
Architectural style and mass and bulk of structure;
Interface of the proposed structure with the structures on adjacent properties; and
Landscaping and its proportion to mass and bulk of structural components.
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Design Review and Variance
843 Crossway Road
Required Findings for Variance: In order to grant a variance the Planning Commission must find that the
following conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved
that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
(c) the granting of the application 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; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing
an potential uses of 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
October 16, 2009, sheets A-3.0, A-3.1 and A-3.2, and date stamped October 2, 2009, sheets A-0.0
through A-2.0, A-4.0 and A-5.0;
2. that if the structure is demolished or the envelope changed at a later date the Floor Area Ratio Variance,
as well as any other exceptions to the code granted here, will become void;
3. that any changes to building materials, exterior finishes, windows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staff);
4. that any changes to the size or envelope of the basement, first or second floors, or garage, which would
include adding or enlarging a dormer(s), shall require an amendment to this permit;
5. that the conditions of the Chief Building Official's April 24, 2009, July 22, 2009 and August 25, 2009
memos, the City Engineer's May 12, 2009 memo, the City ArborisYs May 6, 2009 memo, the Fire
Marshal's April 27, 2009 memo and the NPDES Coordinator's April 24, 2009 memo shall be met;
6. that demolition or 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;
7. that prior to issuance of a building permit for construction of the project, the project construction plans
shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning
Commission, or City Council on appeal; which shall remain a part of all sets of approved plans
throughout the construction process. Compliance with all conditions of approval is required; the
conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
and installed on the portions of the roof not visible from the street; and that these venting details shall be
included and approved in the construction plans before a Building permit is issued;
-3-
Design Review and Variance 843 Crossway Road
9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit;
10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2007
Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR
TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. 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;
12. 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 Division; and
13. that prior to final inspection, Planning Division 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.
Erica Strohmeier
Associate Planner
c. Rebecca Amato, 688 Fairmount Ave. #4, Oakland, CA 94611, architect and applicant.
Attachments:
ApplicanYs Response to Commission's comments, date stamped October 16, 2009
Floor Area Ratio Calculations provided by Planning Staff
Minutes from October 13, 2009, Design Review Study Meeting
Application to the Planning Commission
Variance Application
Survey Diagram from Kavanagh Engineering, date stamped September 23, 2009
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed October 16, 2009
Aerial Photo
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�—, :;xa r A�a�nouNr orEni�e. a
'/^�� ' OAKLAND, CALIFORNIA 94811
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Q�;iohar 16, 2�Oy
Cric� Stroh;r,e:er, Associate Planner
Ciiy �'f ;3�rdir+game — Planning Divi�ion
5U'I Primrose R�ad
Burlingame, CA 94010
RE: 843 Crossway Road
Dear Ms. Strohmeier,
Per the Planning Commission Minutes from the design review meeting on Tuesday, October 13`h, 2009,
we have made the following changes to the exterior elevation sheets A-3.0, A-3.1 and A-3.2:
1. The new windows at the rear and side elevations in the upper attic area where the former vents
with arched tops have been removed have been modified to have arched tops in keeping with the
original architecture of the home.
2. A note was added to the front elevation clarifying that the existing front door would remain.
3. Notes were added to all new elevations with the Juliette balconies stating that the railings would
be decorative wrought iron railings.
4., The suggestion to extend the Juliette balcony along the east elevation overlooking the new
courtyard has respectfully been declined due to the fact that the owners wish to keep this balcony
narrow and will have plantings/screening at this balcony to maintain maximum privacy between
� their upper level living quarters and the adjacent neighbor's home and rear yard.
I trust that this letter and the attached drawing will satisfy your questions and comments regarding this
project. Should you require any further information, please feel free to contact me directly. In an effort to
save time and avoid a second re-submittal, please indicate any additional comments in red on the plans
for the final approval set.
Thank you,
Rebecca Ivans Amato, AIA
a m a t o architecture
688 Fairmount Avenue, no. 4
Oakland, CA 94611
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C�T1' OF BURLINGAMF
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City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Proiect: 843 Crossway Road — FAR Calculations
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Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Proiect: 843 Crossway Road — FAR Calculations
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CITY OF BURLINGAME PLANNING COMMISSION
UNAPPROVED M/NUTES
Tuesday, October 13, 2009 - 7:00 p.m.
City Council Chambers - 501 Primrose Road
Burlingame, California
IX. DESIGN REVIEW STUDY ITEMS
4. 843 CROSSWAY ROAD, ZONED R-1 - APPLICATION FOR DESIGN REVIEW AND FLOOR AREA
RATIO VARIANCE FOR A FIRST AND SECOND STORY ADDITION TO A SINGLE FAMILY DWELLING
(REBECCA AMATO, AMATO ARCHITECTURE, APPLICANT AND ARCHITECT; AND WHITNEY AND
DENIS MURPHY, PROPERTY OWNERS) STAFF CONTACT: ERICA STROHMEIER
Reference staff repo�t dated October 13, 2009, with attachments. Community Development Director
Meeker briefly presented the project description.
Commission comments:
Unable to find the additional square footage referenced in the staff report; provide clarification.
Chair Terrones opened the public comment period.
Rebecca Amato, 688 Fairmount Avenue, Oakland; represented the applicant.
Will actually be reducing the footprint on the site.
Are exceeding the square footage through the basement square footage; though the area is not
considered habitable by the Building Division.
The footprint of the house is not being expanded.
Additional Commission comments:
■ The work on the rear of the home is a nice improvement.
■ Regarding the second floor Juliet balcony; consider making it a bit deeper, more useable. Will not
be an area where people will congregate and disturb neighbors.
■ Will the front door be changed? (Amato - no, will be retained.)
■ On west elevation, a vent is being removed and replaced with a window; could arch the top of the
window at that location, also the master bath window, second floor window on east elevation.
■ Will the window in the family room be leaded glass? (Amato - the replacement will be leaded glass
in keeping with the character of the home, more like the front windows of the house.)
■ What is material on the railing for the balcony? (Amato - wrought-iron.)
■ Replacement window type? (Amato - full divided light windows in wood. Could be metal clad
exterior.)
■ The modifications to the home are modest.
Public comments:
None.
There were no other comments from the floor and the public hearing was closed.
C/TY OF BURL/NGAME PLANN/NG COMM/SS/ON — Unapproved Minutes October 13, 2009
Commissioner Auran made a motion to place the item on the Regular Action Calendar when complete.
This motion was seconded by Commissioner Cauchi.
Discussion of motion:
Should be on the Regular Action Calendar primarily fo provide the opportunity to discuss the
hardship for the proposed variance.
Chair Terrones called for a vofe on the motion fo place this item on the Regular Acfion Calendar when
plans have been revised as directed. The motion passed on a voice vote 7-0. The Planning Commission's
action is advisory and nof appealable. This item concluded at 9:27 p.m.
2
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� BUAIINGAME
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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 ❑ Variance ❑ Parcel #: b2�1 ' b 1b - OI O .�
❑ Conditional Use Permit ❑ Special Permit ❑ Other:
PROJECT ADDRESS: ��J C��S��� �� �JI
� Please indicate the contact person for this project
APPLICANT project contact person
OK to send electronic copies of documents
Name: ���CCP� ��TO
Add ress: Iog� �P�l R-{`��J l�l � J`� F.���
City/State/Zip: � ��ND � CP� �4 � l �
Phone: �1� • �'LO. OZlO
Fax: �10 . `� . 13-10
E-mail: �C�C � �a"�'o �t-�n�'kc-'��r+e • C�m
PROPERTY OWNER project contact person�
OK to send electronic copies of documents(�,
Name: %1kl"C1�lE`C g b�IS t`1lUR.p�`r
Address: �� �SSWfk�( '�OPcD
City/State/Zip: ,�U�.l I�L6/�ct-l� �� �� b � n
Phone: ��J� • 3`�� � �8-11
Fax:
E-mai I: w In i�}v�e � l` � 3@ Ua.�.00 . C�rv�
ARCHITECT/DESIGNER project conwct person�r
OK to send electronic copies of documents,�i
Name: ���'P� CC � �M �To / �.�rTo �-C-i��C�-LT� �
Address: 6� �-MOU , �Io. `{
City/State/Zip: ��'�L�1.�r1`ll� , G°c `��,b � �
Phone: "�JtA , 4?.0• �Z10
Fax: 5 l0 • 2B8 . 13-7 0
E-mail
�-�-tC.'�l-cre .
rT�1
* Burlingame`Business License #: 7=2� �{`� X 0� ��
PROJECT DESCRIPTION: ��� ��`'"�`�. � @ IS� -���/ � �`�� � O p� �,�,��►.�J,
�'C' � � �-`h'o�,krC �►"��i�2"i D�! S-�a►��lS, �'iz�.� , Yk��l,ro0w� � Da►olr'. ��rrt �' �t} ��• ��
'�%�C.EYt l P S aYv� � r '(Y�IY . �n cl S-i<� ol�Qyv� C+ �'� Od.
AFFADAVIT/SIGNATURE� I hereby ert u enalty of perjury that the information given herein is true and correct to the
best of my knowledge an beliefy� ,/�, �� A
ApplicanYs signature:
Date: �� -'1-2 0�1
I am aware of the propos�l a�Jplication and hereby authorize the above applicant to submit this application to the Planning ;,qMF
Commission. ��
Property owner's signature: � � ���-'� Date: � / a � � � /
Date submitted: �'C• 23• D`�1
* Verification that the project architecUdesigner has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
❑ Please mark one box above with an X to indicate the contact person for this project. S:�Handouts�PC Appiication 2008-B.handout
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C�OMMUNITY DEVEI.OPMENT DEPARTMENT ° 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 � f: 650.696.3790 • www.burlingame.org
CITY OF. BURLI�NGQME; �
` VARIANCE AP:PLICATION , �.
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The Planning Commission is required by law to make fndings as defined by the Ciiy's Ordinance
(Gode Ser,ti�n .?_5.5•�.020 a-d). Yc�ur answers to the following questions can assist the Planning
Commission in maN:ing the decision as to whether the findings can be made for your request.
Please type o� wrifie neatly in ink. Refer to the back of this form for assistance with these questions.
a.
f�
c.
Describe fhE� exceptional or exfraordinary circumsfances or conditions applicable to
your proper�`y which do nof apply ta other properties in this area.
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Explain wl�y the variance requestis necessary for the preservaiion and enjoyment of a
substantial property right and what unreasonahle property loss or unnecessary
hardship mi:�hf result from fhe denial of the application. S��
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Explain why� the proposed use af the pt'oposed locaffon wfll not be detrimental or
injurious fo property or improvements in fhe vicinity or to public healfh, safety,
general welf�are or convenience.
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d. How will the proposed project be compatible with fhe aesthefics, mass, bulk and
character o� fhe exisfing and potential uses on adjoining properfies in the general
vlcinffy?
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i /
NOTES 4. BASE MAP--ARCHITECT'S PLAN.
1. FIELD SURVEYING. Performed during By AMATO Architecture, 688 Fairmount
September 2009. Elevations only--no Ave. #4, Oakland, Ca. (510) 420-0210,
horizontal measurements were taken. os received Kav Eng. 9-10-2009. LEGEND:
2. REFERENCE ELEVATION. City Benchmark 5. BOUNDARY. Shown per architect's FF FINISH FLOOR
�128 at corner of Edgehill Dr. and plan. This is not a Boundary Survey. GR GROUND
Crossway Rd. EL. 40.79 (Mean sea level 1929). Area of site not confirmed by Kav Eng.
3. LEGAL DESCRIPTION. LOt 16 Block 3 as shown TC TOP OF CURB
on "Map of Burlingame Terrace No 2" Filed TOS TOP OF SLAB
January 3, 1911 in Book 7 of Maps page 38.
APN o2s—o�s—oio TP TOP OF PAVEMENI
Project Comments
Date:
To:
April 23, 2009
d City Engineer
(650) 558- 7230
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
O NPDES Coordinator
(650) 342-3727
❑ City Attorney
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558- 7254
From
Planning Staff
Subject: Request for Design Review for first and second story addition to
existing single family dwelling at 843 Crossway Road, zoned R-1,
APN: 029-016-010
Staff Review: April 27, 2009
1. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system.
2. The project shall, at its own cost, design and construct frontage public
improvements including curb, gutter, sidewalk, driveway and other necessary
appurtenant work. Applicant is advised to call City Arborist regarding
potential relocation of sidewalk area around trees in the planter strip.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 5/12/2009
Project Comments
Date:
Revised Plans Submitted August 24, 2009
To: ❑ City Engineer
(650) 558-7230
O Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From: Planning Staff
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
O NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for Design Review and FAR Variance for a first and second
story addition to an existing single family dwelling at 843 Crossway
Road, zoned R-1, APN: 029-016-010
Staff Review: N/A
No further comments.
All conditions of approval as stated in previous reviews apply to this project.
Reviewe�i b
Date:
v�,-��/�
Project Comments
Date:
��
From:
Revised Plans Submitted July 20, 2009
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review and FAR Variance for a first and second
story addition to an existing single family dwelling at 843 Crossway
Road, zoned R-1, APN: 029-016-010
Staff Review: N/A
Comments:
#2) A GreenPoints checklist was not submitted. Please submit a completed
GreenPoints checklist for this project and submit to the Building Division when you
apply for a building plan check and permit.
#12) Improvements in the basement, including the addition of a bathroom, will
necessitate a change in the occupancy classification for this part of the building. This
area will be classified as h�bitable space and, as such, must comply with the
minimum headroom height of 7' 6". Either bring forth a plan that proposes no
improvements in the basement area or specify how the ceiling height of 7' 6" in the
basement will be accomplished.
Reviewed Date: �e�U
�_ /
Project Comments
Date:
To:
From:
April 23, 2009
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
Planning Staff
Subject: Request for Design
existing single family
APN: 029-016-010
Staff Review: April 27, 2009
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Review for first and second story addition to
dwelling at 843 Crossway Road, zoned R-1,
On the plans specify that this project will comply with the 2007 California Buiiding Codes (CBC).
��jPer the City of Burlingame's adopted Resolution, applications received after January 1, 2009
must complete a"GreenPoint Rated ChecklisY'. The GreenPoint Rated Checklist, and other
information regarding the City's Green Building requirements, can be found on the City website at
the following URL: http://www.burlingame.org/Index.aspx?paqe=1219 or Contact Joe McCluskey
at 650-558-7273.
3) Anyone who is doing business in the City must have a current City of Burlingame business
license.
4) Provide fully dimensioned plans.
5) Provide existing and proposed elevations.
6) This project will be considered a New Building because, according to the City of Burlingame
Municipal code, "when additions, alterations or repairs within any twelve-month period exceed
fifty percent of the current replacement value of an existing building or structure, as determined
by the building official, such building or structure shall be made in its entirety to conform with the
requirements for new buildings or structures." This building must comply with the 2007 California
Building Code for new structures.
7) Due to the extensive nature of this construction project the Certificate of Occupancy will
be rescinded once construction begins. A new Certificate of Occupancy will be issued
after the project has been finaled. No occupancy of the building is to occur until a new
Certificate of Occupancy has been issued.
8) Show the distances from all exterior walls to property lines or to assumed property lines
9) Provide a complete demolition plan that indicates the existing walls, walls to be demolished, new
walls, and a legend. NOTE: The Demolition Permit will not be issued until a Building Permit
is issued for the project.
10) Comply with the 2005 California Energy Efficiency Standards for low-rise residential / non-
residential buildings. Go to http://www.energv.ca.qov/title24 for publications and details.
11) Rooms that can be used for sleeping purposes must have at least one window or door that
complies with the egress requirements.
��The section details show the finished headroom height in the basement is 7' 1". Per the 2007
CBC Section the minimum ceiling height for habitable rooms is 7' 6". On the plans indicate a
revised ceiling height of 7' 6". Specify how this new ceiling height will be accomplished.
��3�-Water heaters and furnaces located in closets adjoining rooms that can be used for sleeping
G� purposes must comply with the provisions of CPC Section 505 and CMC Section 904. In addition
to other requirements each appliance must be located in a closet that is for the exclusive use of
that appliance. Provide plans which show compliance with these code requirements or re-locate
these appliances in an area of the building where code compliance can be achieved.
14) Provide one emergency escape and egress from each sleepinq room in the basement area. Sec.
1026.1.
15) 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.
16) Provide handrails at all stairs where there are four or more risers.
17) Provide lighting at all exterior landings.
18) The fireplace chimney must terminate at least two feet higher than any portion of the building
within ten feet. Sec. 2113.9
NOTE: A written response to the items noted here and plans that specifically address items
1, 2, 12, 8 13 must be re-submitted before this project can move forward for Planning
Commission action.
y: <-= -- -�� �/� ��
Reviewed b Date: �
6 �—
Project Comments
Date:
April 23, 2009
To: ❑ City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 55f3-72�0
�f City Arborist
(650) 5.58-7254
From:
Subject:
Staff Review:
Planning Staff
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Request for Design Review for first and second story addition to
existing single family dwelling at 843 Crossway Road, zoned R-1,
APN: 029-016-010 _ � •
' c G /-� � l ( j . �� � , ��
�
April ?_7, 2009 � � S ;,,, r� � � :• �f r �"• �'� ��
N�/ �>i`� Ew��
S !� �J � 6 � 7"f��,j
�EQ�lc2� �
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6n T��E Lrt�sSu.A� tza�. '
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�� .
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/` s it'� / k G 2� �s � G�G ��rtE 2 Sbn- ��p �
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/
m�c C/LB �5 w� 2� . s,`� E.
Reviewed b��: ' �� Date: � /� �
/G �
Project Comments
Date:
1�
From
April 23, 2009
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
0 Recycling Specialist
(650) 558-7273
�Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review for first and second story addition to
existing single family dwelling at 843 Crossway Road, zoned R-1,
APN: 029-016-010
Staff Review: April 27, 2009
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: �c�� L%%��
Date: Z.7�Q�
Project Comments
Date:
To:
From:
April 23, 2009
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558- 7260
0 City Arborist
(650) 558- 7254
� Recycling Specialist
(650) 558-7273
� Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review for first and second story addition to
existing single family dwelling at 843 Crossway Road, zoned R-1,
APN: 029-016-010
Staff Review: April 27, 2009
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement Best
Management Practices during construction.
Include a list of BMPs and an erosion and sediment control measures plan, as
project notes, when submitting plans for a building permit. Please see attached
brochures for guidance. The attached brochure may also be downloaded directly
from flowstobay.org.
For additional assistance, contact Kiley Kinnon, Stormwater Coordinator, at (650)
342-3727.
Reviewed by: �� `�'� Date: J �f- /�, �-�J
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Stormwater Pollution Prevention Prograrn
Pollution Prevention — It's Part of the Plan
It is your responsibility to do the job right!
Runoff from streets and other paved areas is a major source of pollution in local creeks, Saa Francisco Bay aad tht Pacific Ocean.
Construction activities can directly affect the health of our waters unless coohacto� and crews plsn ahead to kcep dirt, debris, and other
coastruction waste away from storm drains and creeks. Following these guidelines will ensure your compliance with local stormwater
ordinance requirements. Remember, ongoing monitoring and maintenance of installed controls is crucial to proper implementation.
Heavy Earth-Moving Roadwork 8t Paving F reah Concrete Painting & Application
Equipment Activities & Mortar Applicstion of Solve�ts 8t A�esives
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RESOLUTION APPROVING CATEGORICAL EXEMPTION,
DESIGN REVIEW AND VARIANCE
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 Floor Area Ratio Variance for a first and second story addition to an existing
sinqle family dwelling at 843 Crosswav Road, zoned R-1, Whitnev and Denis Murphy, property
owners, APN: 029-016-010;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
October 26, 2009, 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 Article 19, Section 15301 (e)(1) of the
CEQA Guidelines, which states that additions to existing structures are exempt from
environmental review, provided the addition will not result in an increase of more than
50% of the floor area of the structures before the addition.
2. Said Design Review and Variance are approved subject to the conditions set forth in
Exhibit "A" attached hereto. Findings for such Design Review and Variance 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 26'h day of October, 2009 by the
following vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review and Variance.
843 Crossway Road
Effective November 5, 2009
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped October 16, 2009, sheets A-3.0, A-3.1 and A-3.2, and date stamped
October 2, 2009, sheets A-0.0 through A-2.0, A-4.0 and A-5.0;
2. that if the structure is demolished or the envelope changed at a later date the Floor Area
Ratio Variance, as well as any other exceptions to the code granted here, will become
void;
3. that any changes to building materials, exterior finishes, windows, architectural features,
roof height or pitch, and amount or type of hardscape materials shall be subject to
Planning Division or Planning Commission review (FYI or amendment to be determined
by Planning staff);
4. that any changes to the size or envelope of the basement, first or second floors, or
garage, which would include adding or enlarging a dormer(s), shall require an
amendment to this permit;
5. that the conditions of the Chief Building Official's April 24, 2009, July 22, 2009 and
August 25, 2009 memos, the City Engineer's May 12, 2009 memo, the City Arborist's
May 6, 2009 memo, the Fire Marshal's April 27, 2009 memo and the NPDES
Coordinator's April 24, 2009 memo shall be met;
6. that demolition or 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;
7. that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of
approval adopted by the Planning Commission, or City Council on appeal; which shall
remain a part of all sets of approved plans throughout the construction process.
Compliance with all conditions of approval is required; the conditions of approval shall
not be modified or changed without the approval of the Planning Commission, or Ciry
Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a
single termination and installed on the portions of the roof not visible from the street; and
that these venting details shall be included and approved in the construction plans
before a Building permit is issued;
9. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects
to submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit;
10. that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, 2007 Edition, as amended by the City of Burlingame;
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review and Variance.
843 Crossway Road
Effective November 5, 2009
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. 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;
12. 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 Division;
and
13. that prior to final inspection, Planning Division 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 "f" ����' �'
'� ;.�^ BURLINGAME, CA 94010 - ' '•
''''T ;, ___ .. PH: (650) 558-7250 • FAX: (650) 6 � a ' �• �
www.burlingame.org : � �� 'r+�i^ _
.� _, �
Site: 843 CROSSWAY ROAD
G16H16504325
$ oo .28 0
t.lailed From ��,��lU
US POS�AGE
The City of Burlingame Planning Commission announces PUBLIC HEARING
the following public hearing on Monday October 26, NOTICE
2009 at 7:00 P.M. in the City Hall Council Chambers,
SOl Primrose Road, Burlingame, CA:
Application for Design Review and Floor Area Ratio
Variance for a first and second story addition to a
single family dwelling at 843 CROSSWAY ROAD
zoned R-l. APN 029-016-010
Mailed: October 16, 2009
(Please refer to other side)
Cit of Burlin ame
ro ect may be reviewed prior to
of the application and plans for this p 1
A copy ment Department at 501 Primrose
the meeting a t t he C ommunity Develop
Road, Burlingame, California. be limited to
e the subject application(s) in court, you may
If you challeng ou or someone else raised at the public hearing,
raising only those issues y ondence delivered to the city at or
described in the notice or in written corresp
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
pugLlC HEARING NOTICE
(Please refer to other side)
CITY OF BURL/NGAME PLANN/NG COMM/SSION — Approved Minutes October 26, 2009
2. 843 CROSSWAY ROAD, ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND FLOOR AREA
RATIO VARIANCE FOR A FIRST AND SECOND STORY ADDITION TO A SINGLE FAMILY DWELLING
(REBECCA AMATO, AMATO ARCHITECTURE, APPLICANT AND ARCHITECT; AND WHITNEY AND
DENIS MURPHY. PROPERTY OWNERS) STAFF CONTACT: ERICA STROHMEIER
Reference staff report dated October 26, 2009, with attachments. Planning Manager Brooks presented the
report, reviewed criteria and staff comments. Thirteen (13) conditions were suggested for consideration.
Chair Terrones opened the public hearing.
Commission comments:
Clarified the differences in the floor area calculations for the project; what is calculated as living
space by the Planning Division is somewhat different from habitable space as determined by the
Building Division.
Rebecca Amato, project architect, 668 Fairmount Avenue, Oakland; represented the applicant.
Are reducing the mass and bulk of the structure through removal of a portion of the structure and
converting existing space within the building envelope into habitable space.
Have made modifications to the design to reflect the Commission's direction from the study meeting;
however, the Juliet balcony has not been expanded; the owners wish to maintain the privacy with
their existing neighbors.
Are attempting to restore the original architectural details of the home.
Additional Commission comments:
Clarified that the existing attic space is being converted to living space.
On the east elevation, under the Juliet balcony; is there more detail available regarding the windows
and doors? (Amato — all of the windows will be replaced in the structure; will be installing
decorative, divided light windows. Grid windows will be provided at the top; owners want the
windows to be kept fairly open to enhance views into the courtyard.)
Is leaded glass proposed on the window on the east side elevation, near the front? (Amato — yes.)
Concerned that the window will not be structurally sound; would like detail submitted to the
Commission as an FYI.
Public comments:
None.
There were no further comments and the public hearing was closed.
Commissioner Brownrigg moved to approve the application, by resolution, based upon the following
findings: that floor area ratio (FAR) is an imperfect measurement used to constrain overly massive or bulky
homes; in this instance, bulk and mass is being removed from the structure, existing attic space is being
converted to living space without adding to the mass; the existing below grade space which counts in floor
area does not contribute fo the mass, and a/so fhe rear elevation is being enhanced with the changes; will
look less massive when comp/ete; additionally, the lot coverage is being reduced. Approval shall be subject
to the following conditions:
4
CITY OF BURLINGAME PLANNING COMM/SSION — Approved Minutes October 26, 2009
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
October 16, 2009, sheets A-3.0, A-3.1 and A-3.2, and date stamped October 2, 2009, sheets A-0.0
through A-2.0, A-4.0 and A-5.0;
2. that if the structure is demolished or the envelope changed at a later date the Floor Area Ratio
Variance, as well as any other exceptions to the code granted here, will become void;
3. that any changes to building materials, exterior finishes, windows, architectural features, roof height
or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staff);
4. that any changes to the size or envelope of the basement, first or second floors, or garage, which
would include adding or enlarging a dormer(s), shall require an amendment to this permit;
5. that the conditions of the Chief Building Official's April 24, 2009, July 22, 2009 and August 25, 2009
memos, the City Engineer's May 12, 2009 memo, the City Arborist's May 6, 2009 memo, the Fire
Marshal's April 27, 2009 memo and the NPDES Coordinator's April 24, 2009 memo shall be met;
6. that demolition or 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;
7. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by the
Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved
plans throughout the construction process. Compliance with all conditions of approval is required;
the conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the po�tions of the roof not visible from the street; and that these venting
details shall be included and approved in the construction plans before a Building permit is issued;
9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction
plan and meet recycling requirements; any partial orfull demolition of a structure, interiororexterior,
shall require a demolition permit;
10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2007 Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION
11. 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;
5
CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes October 26, 2009
12. 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 Division; and
13. that prior to final inspection, Planning Division 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.
The motion was seconded by Commissioner Yie.
Discussion of motion:
■ The project does not increase the structure's footprint on the property.
■ The slope of the lot creates an additional hardship affecting the areas thaf are counted towards
FAR.
■ The existing home is situated on a corner lot and was built prior to current FAR resfrictions.
Chair Terrones called for a voice vote on the motion to approve. The motion passed 7-0. Appeal
procedures were advised. This item concluded at 7:30 p.m.
0