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Home My WebLink About1566 Cypress Avenue - Staff Report (2)Item No. 9b Design Review Study PROJECT LOCATION 1566 Cypress Avenue City of Burlingame Environmenta/ Scoping and Design Review Address: 1566 Cypress Avenue Item No. 9b Design Review Study Meeting Date: May 22, 2017 Request: Application for Environmental Scoping and Design Review for a new two-story single family dwelling and detached garage. Applicant and Designer: James Chu, Chu Design Associates Property Owner: Lara E. Heisler Koob Trust and Mission Bay Trust General Plan: Low Density Residential APN: 028-295-110 Lot Area: 6,294 SF Zoning: R-1 Background: The subject property is located within the Burlingame Heights subdivision. Based upon documents that were submitted to the Planning Division by a Burlingame property owner in 2009, it was indicated that the entire Burlingame Park No. 2, Burlingame Park No. 3, Burlingame Heights, and Glenwood Park subdivisions may have historical characteristics that would indicate that properties within this area could be potentially eligible for listing on the National or California Register of Historical Places. Therefore, for any property located within these subdivisions, a Historic Resource Evaluation must be prepared prior to any significant development project being proposed to assess whether the existing structure(s) could be potentially eligible for listing on the National or California Register of Historical Places. A Historic Resource Evaluation was prepared for this property by Page & Turnbull, Inc., dated April 15, 2016. The results of the evaluation concluded that it is not eligible for individual listing on the California Register of Historical Resources under any criteria. Planning Staffwill prepare an Initial Study and Negative Declaration to support the findings of the Historic Resource Evaluation priorto the Planning Commission Action Hearing forthis project. Project Description: The existing single story house and detached garage with a recreation room will be demolished. The applicant is proposing a new, two-story single family dwelling with a detached garage. The floor area will be 3,330 SF (0.53 FAR) where the zoning code allows a maximum of 3,335 SF (0.53 FAR). The proposed project is 5 feet under the maximum allowed FAR, including front porch exemptions. With this project, there will be four potential bedrooms. Two parking spaces, one of which must be covered, are required on site. There is one covered parking space (10' x 20' clear interior dimensions) in the proposed detached garage and one uncovered parking space in the driveway leading to the garage. Therefore, the project complies with off-street parking requirements. An Arborist Report for the property was competed in November 2016. This report noted a Protected-Size Box Elder on site that was assessed as having fair to poor vigor and a dead central leader. This tree fell over in a storm in February 2017. The applicant applied for and was granted a retroactive Tree Removal Permit for this tree in March 2017. There are two existing landscape trees on site that will remain with the construction and the applicant proposes to add 4 additional (24-inch box size Japanese maple) landscape trees in the rear yard. There are 3 required landscape trees for the project where there will be 6 landscape trees (existing and new) on site. All other Zoning Code requirements have been met. The applicant is requesting the following applications: ■ Environmental Scoping for Negative Declaration, a determination that there are no significant environmental effects as a result of this project; and ■ Design Review for a new two-story single family dwelling with a detached garage (C.S. 25.57.010 (a) (1)). Environmental Scoping and Design Review 1566 Cypress Avenue Lot Area: 6.294 SF Proposed 1566 Cypress Avenue Plans date stamped: March 22, 2017 Ailowed/Req'd SETBACKS : _ _... _.... ... _ _ _ _ _._. _ _ Front (1st flr): ; 20'-8" 20'-1 "(is the block average) (2nd flr): i 26'-8" 20'-1" _ _ _....__ _ _. _ _.._ ; ._ __.._. _ . ......_ _ _..... Side (left): 4'-0" '; 4'-0" (right): ,' 10'-0" 4'-0" _ _ _ _ . _ _ __ _ _ ; _ __ _ _ _ __ __. __ . . Rear (1sf flr): '; 44'-7" 15'-0" (2nd flr): ; 58'-1" 20'-0" _._.. _ _........ __.. _ _....... . _ _ __.... __ _ . _.. _.. __.. ......._ _ Lot Coverage: ; 2038 SF 2517 SF 33% 40% _. _ _ _ _ _.. . _ _ _...... _ _ _ _ _ _...... _ __ ...._.._ __. _ _ .. FAR: 3330 SF 3335 SF' 0.53 FAR 0.53 FAR _ . _...._ _ _ _ _ _ _ ......... _ . _ _...... _ _ __ . _.. ._ __ # of bedrooms: 4 --- _ _ _ _ _ _ _ _ _._ . _ _ _. ; ___ __ _ _ _ __ _ Otf-Street Parking: ; 1 covered 1 covered (10' x 20') (10' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') __.... __. __._.. ___ � _.. _ _ _ __ ... _ _ , _ _ _........ __.... .. Height: ; 30'-0" 30'-0" DH Envelope: window enclosure exemption CS 25.26.075 applies along left side ' (0.32 x 6,294 SF) + 1100 SF + 200 SF = 3,335 SF (0.53 FAR) Staff Comments: See attached memos from the Building, Parks, Fire, Engineering and Stormwater Divisions. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. -2- Environmental Scoping and Design Review Erika Lewit Senior Planner c. James Chu, Chu Design Associates, applicant and designer Lara E. Heisler Koob Trust and Mission Bay Trust, property owners Attachments: Application to the Planning Commission Arborist Report date stamped March 22, 2017 Protected Tree Removal Permit, issued March 30, 2017 Staff Comments Notice of Public Hearing — Mailed May 12, 2017 Aerial Photo Separate Attachments: Historical Resource Evaluation prepared by Page & Turnbull, Inc., dated April 15, 2016 1566 Cypress Avenue �� `� �� Iouaur�Gnms �� COMMUNITY DEVELOPMENT DEPARTMENT • 5O1 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 ❑ Conditional Use Permit ❑ Variance ❑ Speciai Permit PROJECT ADDRESS: 1566 CYPRESS AVE. APPLICANT Name: CHU DESIGN ASSOCIATES Address: 55 W. 43RD AVE. City/State/Zip: SAN MATEO, CA 94403 Phone: 650-345-9286 x104 E-mail: James@chudesign.com ARCHITECT/DESIGNER Name: JAMES CHU Address: 55 W. 43RD AVE. City/State/Zip: SAN MATEO, CA 94403 Phone: 650-345-9286 x104 E-mail: lames@chudesign.com ❑ Parcel #: 028-295-110 ❑ Zoning / Other: PROPERTY OWNER Name: MISSION BAY TRUST Address: 1566 CYPRESS AVE. City/State/Zip: BURLINGAME, CA Phone: 209-652-5570 E-mail: rheis7211@aol.com R�� FEB � +� 2017 ClTY OF BURLlNGAME Burlingame Business License #: 22684 CDD-F'LA�I�•IIiJG DIV. Authorization to Reproduce Prolect Plans: I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this application on the City's website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. �� (Initials of ArchitecUDesigner) PROJECT DESCRIPTION: NEW TWO-STORY RESIDENCE W/ DETACHED 1-CAR GARAGE AFFIDAVIT/SIGNATURE: I hereby certi best of my knowledge and belief. ApplicanYs signature: I am aware of the proposed appli ation a Commission. Property owner's signature: �rSd r penalty of perjury that the information given herein is true and correct to the Date: `I � �� hereby authorize the above applicant to submit this application to the Planning iA � . Date: �� 7 Date submitted: 5: �HANDOUTS�,PC Applicatian. doc Kielty Arborist Services Certitied Arborist WE#0476A P.O. Box 6187 San Mateo, CA 94403 650-�15-9783 November 28, 2016, Revised March 9, 2017 Mission Bay Trust Attn: Lara Heisler PO Box 117537 Burlingame, CA 94011 Site:1566 Cypress Avenue, Burlingame, CA Dear Lara Heisler, As requested on Thursday, November 17, 2016, I visited the above site for the purpose of inspecting and commenting on the trees. A new home is planned for this site and your concern as to the future health and safety of the trees on site has prompted this visit. Method: All inspections were made from the ground; the trees were not climbed for this inspection. The trees in question were located on a map provided by you. The trees were then measured for diameter at 54 inches above ground level (DBH or diameter at breast height). The trees were given a condition rating for form and vitality. The trees condition rating is based on 50 percent vitality and 50 percent forni, using the following scale. 1 - 29 Very Poor 30 - 49 Poor �0 - 69 Fair 70 - 89 Good 90 - 100 Excellent The height of the trees was measured using a Nikon Forestry 550 Hypsometer. The spread was paced off. Comments and recommendations for future maintenance are provided. �i ��' �' � �' � � ` � � � �. � ��? g�� , ��:�,�;1 �? �� 2u �� c�Tr �� J�.�t�� {�IG,�,rJ�� CDD-P��i�;!Nu DI'J. 1 �66 Cypress Ave /3/9/17 Survey: Tree# Species DBH 1 P Washington haw-thorn 3.8 (Cr�ataegus phaenopyrum) �p 3R �? ) CON HT/SP Comments 70 12/8 Fair vigor, good form, young street tree. Washington hawthorn 3.7 80 (Cr��atcaegt�s phclenopyrurrz) Birch 4.2 4� (13etula pen�lula) 12/8 Good vigor, fair forni, young street tree. 10/5 Fair vigor, poor form, topped. 4P Camphor 22.3 55 35/30 Fair vigor, fair to poor forn1, topped in past, (Cinncamon�irm c�rrraphorct) 1.5 feet from corner of home, shared tree on property line, abundance of deadwood on neighbor's side like from past root cutting for neighbor's driveway. SPR Box elder (AceY negundo) 6 Birch (Beti�lca pendzrla) 17.9 45 20/30 Fair to poor vigor, poor form, multi leader at 4 feet, central leader is dead, sunscald on south east side of all limbs, 30-40% loss of conducting tissue on most limbs, topped in past, topping has caused the sun scald. Failed as of 2/26/17 5.2 65 20/12 Good vigor, fair form, heavy into neighbors yard. 7R Myoporum 6.2 40 15/10 Poor vigor, fair form, poor species. (1llyoporum laetum) 8 Chinese elm 8.7 80 25/25 Good vigor, good form. (Ulmt�s par�viflorcr) P-Indicates protected tree by cit1� ordiitance. R-Iizdicrites trees reconimended for rentoval. Summary: 'I'he trees on site are a mix of imported trees. Trees #1 and #2 are recently planted street trecs. These trees are in good condition. All street trees are to be protected during construction regardless oi�size. Birch tree #3 has been radically topped in the past. As a result this tree will need the sanle type of maintenance often. Topping trees is never recommended as it creates a tree with poor form that is more prone to failure. Birch tree #3 is not protected and does not need a permit to be remo��ed. 1566 Cypress Ave /3/9/17 (3) Camphor tree #4 is in fair condition. This tree is a protected tree because of its size. This tree is located on the property line on the south side of the property only 1.5 feet from the existing home. The neighbor has cut roots on his side of the tree in order to facilitate construction of a new driveway. 'I'he tree has experienced a g�od amount of dieback on the neighbors side of the tree. This is likely due to the past root cutting on that side of the tree. The proposed new home will be pushed back farther away from the tree. This will benefit the tree as the tree will have more area to spread its roots. When demolishing the existing home great care should be taken in order to not damage the tree. Tree protection fencing must be placed as close as possible to the existing home and out to the dripline of the tree where possible. Once the home has been demolished tree protection should be moved farther from the tree and be placed as close to the proposed home as possible. Impacts to this tree from the proposed construction are expected to be none�istent as the area �vhere roots can thrive is to be greater than its current state. Box elder tree #5 is in decline. This tree has been topped in the past. The past topping has opened the tree up to sun scald. All exposed limbs have large scared sections on the south east side of the limbs. Sunscald has caused a loss in conducting tissue affectin� the entire tree. It is recommended to remove this tree as no mitigation measures would be expected to improve the health of this tree. On February 26th, 2017 I was notified that this tree 11ad failed during the �r�inter storms. The remaining trees are not of a protected size. Myoporum tree 7 is recommended to be removed as this species suffers from thrip attack and grows in a distorted fashion. The following tree protection plan will help to insure the filture health of the retained trees. Tree Protection Plan: Tree Protection Zones Tree protection zones should be installed and maintained throughout the entire lenbth of the project. Fencing for tree protection zones should be 6' tall, metal chain link material supported by metal 2" diameter poles, pounded into the ground to a depth of no less than 2'. The location for the protective fencing should be as close to the dripline of desired trees as possible, still allowing room for construction to safely continue. No equipment or materials shall be stored or cleaned inside the protection zones. Areas outside protection zones, but still beneath the tree's driplines, where foot traftic is expected to be heavy, should be mulched �L�ith 4-6" of chipper chips. The spreading of chips will help to reduce compaction and improve soil structure. 1566 Cypress Ave /3/9/17 (4) _ . _ ��.. -z ,,-,�-- ., f � bJ; �. ' �� . , ��: � —'�;�::i.:� . . _ .'�� :. � • �; ;,,'�` " , E �� . 4 �; 'il�l •i;��; .,�, ::; ;: $ '.;, r � ! $; -_ --a-.. ;-----i., �. :•y �� N� '� ��: � t� �la a s� _ � . , �� s�-,.— �;"� ,��, � � Yi _ -.k ; a : ^a,r yr 4.•_.. � `•1 � '� � � .. .. ,� J;;�ac.. � � .. , � `�,�-_—.... .._ ... ,r i a� � Z �� ,=;-S4 . . ��s►'ya1S�i� .��..Vi�i�� 1 9 � 3 � ,; <. � U' .._�a „ , ..,�: , jt- Showing recommended tree protection zones Root Cutting and Grading Any roots to be cut shall be monitored and documented. Large roots (over 2" diameter) or large masses of roots to be cut must be inspected by the site arborist. The site arborist, at this time, may recommend irrigation or fertilization of the root zone. All roots needinb to be cut should be cut clean with a saw or lopper. Roots to be left exposed for a period of time should be covered with layers of burlap and kept moist. Trenching and Excavation Trenching for irrigation, drainage, electrical or any other reason shall be done by hand when inside the dripline of a protected tree. � Iand digging and the carefi�l placement of pipes below or besides protected roots will significantly reduce root loss, thus reducing trauma to the tree. All trenches shall be backfilled with native materials and compacted to near its original level, as soon as possible. Trenches to be left open for a period of time, will require the coverinb of all exposed roots with burlap and be kept moist. Z'he trenches will also need to be covered with plywood to help protect the exposed roots. 1�66 Cypress Ave /3/9/17 (5) IrYigcriion Normal irrigation shall be maintained on this site at all times. The imported tre�s will require normal irrigation. On a construction site, I recommend irrigation during winter months, 1 time per month. Seasonal rainfall may reduce the need for additional irrigation. During the warm season, April — November, my recommendation is to use heavy irrigation, 2 times per month. This type of irrigation should be started prior to any eYcavation. The irrigation will improve the vigor and �vater content of the trees. The on-site arborist may make adjustments to the irrigation recommendations as needed. The foliage of the trees may need cleaning if dust levels are extreme. Removing dust from the foliage will help to reduce mite and insect infestation. No irrigation is required for the oak tree on site unless its root zone is traumatized. The information included in this report is believed to be true and based on sound arboricultural principles and practices. Sincerely, Kevin R. Kielty David P. Beckham Certified Arborist WE#0476A Certified Arborist WE#10724A I' I ��;:;i, �� 1 � �. PROTECTED TREE REMOVAL P��vIIT APPLICATION .+ �n f]] fi N� yfd�_ � V t tfp, Sv�. � . �r"F � ,i/' eF L i "�„ �� - �,�� '� �� Parks & Recreatiem SSD Burling�me Avenue, Bu�lin�ame, G9 94010 nate: Q3/22/2017 (650) 55�7330 � i The undersagned owner of the property at: , Aadr�s:156�6 Cypress Avenue, Burlingame hereby applies for a permit to rrmove or prune more than 1/3 of the canopy of the following protected Vee{s): Species: BOX E�d@r (7ircumference: '4'� Locat�wn on rroPerry Rear Yard Work to be Performed: Removal X Trim More Than 1/3 of the Crown Reason Work is Necessary: Tree fell cluring Pres. day storm ; removed while out of town on vacation Is this Tree Removal Request Part of a Building Project? YES X�� NO Note: A photograph of the tree(s) and a schematic drawing of the lacation of the treels) on t6e property mast be submitted nlong with �75.00 to: City of Surlingame. Additlona! doc�{�mentation nraybe required to support re�aov,zl Attach any documentation you may hav� (Fxample: Reportfrom an 1°ndeper�dentArborist, pictures of damaged strucaures, letters of concern from neighbors, etc,). i owr,e� ��.�t� Lara E. Heisler P�;o� 650-515-8866 � Ada�� 1566 Cypress Avenue, Burlingame Ema;� laraheisler4@yahoo.com (if di.,�'erent than above) -----------------------_____---____ --------- ' -------------------------------------------------- __ PERMIT — FQlt OFFIC� ITSE ONLY Payment ReG •: 1 Z�'�,� 1 Payment Method L� t`.�- This permit allows the applicant to remove or prune the above listed hee(s) in accordance with the provisions of the Urban Reforesta.tion and Tree Protection Ordinance (Municipa] Code Chapter 11.06). By signing this pertnit, the applicant acknowledg es receipt of a copy of Ch r 11.06, and agrees to complj� with its provis�ons and atl conditions listed betow; and that all appeals have expired or b resolved ,� . OWNER SIGNATUKE -, _ ��,(�Il, ' CITY ARBORIST , '�`✓ ,%I;: �'� ' .-r' t -:, CQPIDITIONS: ,�� '� r' � 24 - �nch box size landscape tree(s) (�o fruit or nut trees) wiU be � required and may be p[anted any�uhere on the property. Ijconditrons are not met wlthin tlPe allottert time �s specified in Chap ter 11.06.090. (b)(S), payment of $700 for each tree into the tree rep[acement furrd wi[I be required. NO replacement(s) rsqreired Contact �the Parks Division at (650) SS&7330 when res�aoval(s) are complc�tea� �' UILDIIlrG P.1�OJEC7: Permit i�ae,�j'ecti�e reratil ctfter Plann�uag Commission r�view. DATE PERMiT EFFECTIVE ��- � �L% "" I � pgRMl7' EXPIRES_ � `� -� � ' i � y �ATE COMPLETED T9ei,s work should be done by qsaralif�ed tree professionaJs and a copy o,J'td�is permit must be avaltable � the job sdte at al� t��tes when wopk is beirag performed 0&/70ISrevised � CITY O �� 1 � , 1—,�1�i,� �9pownr Project Comments - Planning Application Project Address: 1566 Cypress Avenue, zoned R-1, APN: 028-295-110 Description: Request for for Environmental Review and Design Review for a new, single family dwelling. From: Carolyn Critz Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: Project does not create or replace >2,500 square feet of impervious surFace nor have any architectural copper. Nothing further needed at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include a list of construction BMPs as project notes, preferably on a separate full size (2'x 3' or larger) plan sheet. A downloadable electronic file is available at: http://www.flowstobay.orq/Construction under Construction BMP Brochures: Construction BMP Plan Sheet. For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance Manager, at (650) 342 3727, ext. 118, or carolyn.critz(a�veolia.com Reviewed By: Carolyn Critz Date: February 22, 2017 (650) 342 3727, ext. 118 � CITY � �� .�' � _.�;, � � ,:✓� � � ,Q tico �� 9 9r•or,vi Project Comments - Planning Application Project Address: 1566 Cypress Avenue, zoned R-1, APN: 028-295-110 Description: Request for for Environmental Review and Design Review for a new, single family dwelling. From: Christine Reed Fire Dept. Please address the following comments at this time; provide a written response and revised plans with your resubmittal: The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal: 1. Provide a backflow prevention device/double check valve assembly — A schematic of water lateral line after meter shall be shown on Building permit plans prior to approval indicating location of the device after the split between domestic and fire protection lines. Reviewed By: Christine Reed Date: 2-15-17 650-558-7617 ,�, c�rr ��:�� , ,�-=;��,� a ,9pownr Project Comments — Planning Application Project Address: 1566 Cypress Avenue, zoned R-1, APN: 028-295-110 Description: Request for for Environmental Review and Design Review for a new, single family dwelling. From Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: z. No comments at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 3. A remove/replace utilities encroachment permit is required to (1) replace all curb, gutter, driveway and sidewalk fronting site, (2) plug all existing sanitary sewer lateral connections and install a new 4" lateral, (3) all water line connections to city water mains for services or fire line are to be installed per city standard procedures and specification, (4) any other underground utility works within city's right-of-way. Reviewed By: Martin Quan Date: 5/4/17 650-558-7245 � CITY �� `,," q. tic � 1i� O 9 �POP>T Project Comments - Planning Application Project Address: 1566 Cypress Avenue, zoned R-1, APN: 028-295-110 Description: Request for Design Review for new, two-story single-family dwelling and new detached garage. From: Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No Comment The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1) Provide two completed copies of the attached Mandatory Measz�res 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 that indicates the page of the plans on which each Measure can be found. Reviewed By: Rick Caro III Date: April 19, 2017 650 558-7270 � ciTv o ��;�� , = ��;.` ,� tic � �1,� •A e °s,.oAAr Project Comments — Planning Application Project Address: 1566 Cypress Avenue, zoned R-1, APN: 028-295-110 Description: Request for for Environmental Review and Design Review for a new, single family dwelling. From: Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Permit required for removal of 15" Acer in backyard. This Acer is a protected size tree. 2. Rehabilitated landscape must comply with the Water Conservation in Landscape Ordinance (attached) Irriqation plan due for Building Permit. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Include Kielty Arborist Tree Protection Plan on building plans. Reviewed By: BD Date: 5/1/17 650.558.7333 . Sµ �CITY OF BURLINGAME ' COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME �01 PRIMROSE ROAd '��,, �, � BURLINGAME, CA 94010 � PH: (65Q) 558-7250 • FAX: (65Q) 696-3790 www.burlingame.org Site: 1566 CYPRESS AVENUE The City of Burlingame following public hearing 7:00 P.M. in the City Road, Burlingame, CA: Planning Commission announces the pUBLIC HEARING on MONDAY, MAY 22, 2017 at Hall Counci! Chambers, 501 Primrose NOTICE Application for Environmental Scoping and Design Review for a new, two-story dwelling with detached garage nt 1566 CYPRESS AYENUE zoned R-l. APN 028-295-110 Mailed: May 12, 2017 (Pfease refer to ofher sideJ Citv of Burlinpame A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Director jPlease refer fo ofher side) PUBLIC HEARING NOTICE r� �-.- +y �- .�, . a �+. -.' f, . c „r' . .>. ' ` �' w, �, ��` l�� ' �� . 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"'` 'f ry�'�'� � R. � ,t�A �' �`�YOA'�� .�, \ . � ��; �i, �. .��r�, � .� ' � �1a •. � � '�; �,; y � :t'�.:+ �i S '�� '�'i �•, ��,,,•'��,'�, 2 \ �� ,..,r � y , ,,� , � �A� Y '' l� � ��3�� '� '✓ `+� 'a �� • � . � ti .�`.; < ,� '� , ,� i . '+ i# i► ';. �y'� `�,�s `, A � s� . _K �� ,�^ , , `�.�. ' , &�•�, �,�`� 4��,� • �.��,� � � .�, '�,y �'� � o JI V �. , -. , � > ,"r ' " ,�, �Y � � e� � . �i " ' `,� . �� . �I` S �� y )" R' � '�!a-• \ '��- ~ � � ,� ,��.. .` -~�. : f � �`„� �?; F • �� . ;�; '�,.�,`1.,' ''� #� , �� ;, � «�1 � . , - . , ; ►� . : j �i�j, �. �, v, S',' ' ;, 1w . �,' � � ` . , r .. , , . w ,�' r �'� �y.,,n�,'n#1 � �j� • �.;,,,y`�'� �"'/n' .� �4 ' "`�.i- � w� � �ti. :f . �,� �.s� +;� 1�� ' � , . ` . „ ` '� , ` � i �1 'O ,�. 1566 Cypress Avenue, R-1 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Project Address: 1566 Cypress Avenue Application: Environmental review and design review for a new, single-family dwelling. Date of Review: 5.9.17 Lot Area: 6,294 SF (per survey) 1. Design Review (Code Section 25.57.010) • Proposed new house is subject to design review- application submitted. 2. Setbacks (Code Section 25.26.072) Front (1st flr): ; (2nd flr): ; _........ Side (right): ; (left): , __ . . Rear (1st flr): ; (2nd flr): ; __ _. ...... . _._ _ _ Proposed 20'-8" 26'-8" 10'-0" 4'-0" __ 44'-7" 58'-1" _. _ _ _ . ... ......... Allowed/Required Zoning: R-1 • The proposed project complies with setback requirements. 3. Lot Coverage (Code Section 25.26.065) 20'-1" is the block average2 20'-1" _ _ _ _ __ __ _..... 4'-0" 4'-0" 15'-0" 20'-0" 40% x 6,294 SF = 2,517 SF inaximum allowed , _ ___ __ _ _ _ _ _... _ _ __ _ _ __. Proposed Allowed/Required : _ __ _..._ __ . Lot Coverage: ' 2,038 SF 2,517 SF 33% 40% _ _ _:.... _ __ __...... _ _ _ ; • The proposed project complies with lot coverage regulations (calculations are attached). 4. Floor Area Ratio (Code Section 25.26.070) (0.32 x 6,294 SF) + 1100 + 200.4 SF = 3,335 SF inaximum allowed (0.53 FAR) _ _ .. __ _. _ __ Proposed Allowed/Required , ; _ _ _... _.. __....... _ ......... Floor Area Ratio: 3,330 SF 3,335 SF 0.53 FAR 0.53 FAR _ __ _ _ _ __ _... _ _ • The proposed project complies with floor area ratio regulations (calculations are attached). 5. Building Height (Code Section 25.26.060) Average top of curb: (46.96' + 46.65')/2 = 46.81' Proposed: 46.81'+ 30' = 76.81' (30'-0" above average top of curb) Allowed: 46.81'+ 30' = 76.81' (30'-0" above average top of curb) 1 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments • The proposed project complies with overall building height regulations. 6. Declining Height Envelope (DHE) (Code Section 25.26.075) Points of Departure - Left Side: (47.60' + 50.74')/2 = 49.17' - Right Side: (47.10' + 50.72')/2 = 48.91' • The proposed project complies with declining height envelope regulations. The left side stairs meets the window enclosure exception for DHE (26 SF face of enclosure/ 25% window = 19 SF, where 24 SF window is proposed). 7. Parking (Code Section 25.70.030) 4 bedrooms proposed. Proposed: 1 covered (10' x 20') + 1 uncovered (9' x 20') Required: 1 covered (10' x 20') + 1 uncovered (9' x 20') • Project complies with on-site parking requirements. 8. Landscaping • Project complies with on-site landscape requirements- 3 landscape trees required, where 6 landscape trees are proposed (2 existing to remain and 4 proposed to be planted). There was an existing Acer negudo (Box Elder) in the rear yard that is noted as protected-size in the November 2016 Arborist Report. This tree failed in February 2017 in a storm. Applicant applied for and was issued a Protected Size Tree Removal Permit in March 2017. 9. Accessory Structure (Code Section 25.60.010) • Garage meets all requirements for an accessory structure. 10. Planner Notes • The space at the rear of the existing detached garage is shown in a 1932 Appraisal Report as a'storage room'. This entire garage/rec room structure is proposed to be demolished. • Property requires Historical Resource Analysis. Report prepared April 15, 2016. Please contact Erika Lewit if you have questions regarding these plan check comments: elewit(a�burlinqame.orq or (650) 558.7254 2 City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Job Address: 1566 Cypress Ave. Job Description: Env. Review and Design Review for a new single-family dwelling Date: 3-��t7 �j� �,• � � Calculations: �b-� c av��z � = �(o% C(��1'� ,}7� _ --� �a �a��- = ho �� - 220.`i c� , c� � � � 35Z� � �t�t � ° Z� � • � 0 n.o 2`i c� . 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