HomeMy WebLinkAbout1430 Drake Avenue - Staff Report (2)Item No. 9a
Design Review Study
PROJECT LOCATION
1430 Drake Avenue
City of Burlingame
Design Review and Special Permits
Address: 1430 Drake Avenue
Item No. 9a
Design Review Study
Meeting Date: February 13, 2017
Request: Application for Design Review and Special Permits for basement ceiling height and direct exit from a
basement to the exterior of the structure for a new, two-story single family dwelling (retain existing
detached garage).
Applicant and Architect: Chu Design Associates APN: 026-052-140
Property Owners: Richard and Jennifer Sargent TR Lot Area: 6,000 SF
General Plan: Low Density Residential Zoning: R-1
History: On April 11, 2016, the Planning Commission approved an application for Conditional Use Permit
Amendment and Conditional Use Permits for changes to a previously approved application for accessory living
quarters, home office, and a toilet and shower in an existing accessory structure and for a newwindow and skylight
in an existing accessory structure at 1430 Drake Avenue. This project was completed in November of 2016.
However, the approved au pair room and shower were not built (the home office was extended into the au pair room
area). The footprint of the accessory structure (one-car garage and home office) was not changed and is proposed
to be retained as part of this project.
Project Description: The proposal includes demolishing an existing single family dwelling to build a new, two-story
single family dwel►ing with a basement (the existing detached garage will be retained). The proposed house and
detached garage will have a total floor area of 3,413 SF (0.57 FAR) where 3,420 SF (0.57 FAR) is the maximum
allowed (including covered porch and basement exemptions). The proposed project is 7 SF below the maximum
allowed FAR.
The proposed two-story house will have a 695 SF basement containing a playroom, media room, and half-
bathroom. The applicant is requesting a Special Permit for a basement ceiling height of greater than 6'-6" (9'-6"
proposed) and a Special Permit for a direct exit from the basement to the exterior of the structure that is anything
other than a light or window well (stairway from the playroom along the left side property line). The top of the
finished floor above the basement is less than 2'-0" above existing grade and therefore the basement floor area
exemption applies to this space. A total of 695 SF has been deducted from the FAR calculation (the maximum
allowable exemption is 700 SF). The crawl spaces with a ceiling height of less than 6'-0" are also exempt from the
FAR calculation.
The existing detached garage will be retained and provides one code-compliant covered parking space for the
proposed four-bedroom house (two off-street parking spaces are required for a four-bedroom house, one of which
must be covered). There is one uncovered parking space (9' x 20') provided in the driveway. All other Zoning Code
requirements have been met. The applicant is requesting the following applications:
■ Design Review for a new, two-story single family dwelling (retain existing detached garage) (C.S. 25.57.010
(a) (1));
■ Special Permit for a basement ceiling height that is greater than 6'-6" (9'-6" ceiling height proposed) (C.S.
25.26.035 (fl); and
■ Special Permit for a direct exit from a basement to the exterior of the structure that is anything other than a
light or window well (C.S. 25.26.035 (g)).
Intentionally left blank.
Design Review and Special Permits 1430 Drake Avenue
1430 Drake Avenue
Lot Area: b,UUU 5r F'Ians date stam ed: Janua l y, 1U1 /
PROPOSED ALLOWED/REQUIRED
SETBACKS
Front (1st flr): 21'-7" 21'-8" (block average)
(2nd flr): 25'-7" 21'-8" (block average)
_. _ _. . _ _ _ _ .. ...... _ . . . ......... . _. ._ . _ .... _..... _. ___
Side (left): 5'-0" 4'-0"
(right): 9'-6" 4'-0"
Rear (1st flr): 43'-5" 15'-0"
(2nd flr): 38'-5" to balcony 20'-0"
Lot Coverage: 2287 SF 2400 SF
38.1 % 40%
FAR: 3413 SF 3420 SF'
0.57 FAR 0.57 FAR
# of bedrooms: 4 ---
Basement Ceiling Height: basement with a ceiling height Special Permit required per C.S.
greater than 6'-6" (9'-6" ceiling 25.26.035 (fl
height proposed) 2
Basement Exit: exit other than a light well 3 Special Permit required per C.S.
25.26.035 (g)
_ _..... . _.. __ ... _ __.._ .._. _ _... __ __ __ __.._... _ _._ _ _._ __ __ __.... _.._._.. __ _
Off-Street Parking: existing detached garage to remain
1 covered 1 covered
(10' x 20' clear interior dimensions) '; (10' x 20' clear interior dimensions)
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
_ . _..... _ . __.. _ _..._ _..__.. _.._ _ ._..... _....... _ _.. . _. ....__.._ . __ _..._ _ _.__..
Building Height: 29'-5" 30'-0"
DH Envelope: complies using window enclosure C.S. 25.26.075
exception along left side of house. '.
' (0.32 x 6,000 SF) + 1100 SF + 400 SF = 3420 SF (0.57 FAR)
2 Special Permit requested for a basement ceiling height that is greater than 6'-6" (9'-6" ceiling height proposed).
3 Special Permit requested for a direct exit from a basement to the exterior of the structure that is anything other
than a light or window well.
Staff Comments: See attached memos from the Building, Parks, Engineering, Fire 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:
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;
0
Design Review and Special Permits
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.
1430 Drake Avenue
Required Findings for a Speciai Permit: In order to grant a Special Permit, the Planning Commission must find
that the following conditions exist on the property (Code Section 25.51.020 a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are
consistent with the existing structure's design and with the existing street and neighborhood;
(b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or
addition are consistent with the existing structure, street and neighborhood;
(c) the proposed project is consistent with the residential design guidelines adopted by the city; and
(d) removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is
appropriate.
Ruben Hurin
Senior Planner
c. Chu Design Associates, applicant and designer
Attachments:
Application to the Planning Commission
Explanation Letter Submitted by Applicant; dated February 7, 2017
Special Permit Applications
Staff Comments
Notice of Public Hearing — Mailed February 3, 2017
Aerial Photo
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BUR4iNG�1ME
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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
❑ Conditional Use Permit ❑ Special Permit
PROJECT ADDRESS: 1430 DRAKE AVE.
APPLICANT
Name: CHU DESIGN ASSOCIATES
Address: 55 W. 43RD AVE.
City/State/Zip: SAN MATEO, CA 94403
Phone: 650-345-9286 x1 Q4
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: James@chudesign.com
❑ Parcel #: 026-052-140
❑ Zoning / Other:
PROPERTY OWNER
Name: RICHARD & JENNIFER SARGENT
Address: 1430 DRAKE AVE.
City/State/Zip: �URLINGAME CA 94010
Phone: i650) 280-$050
E-mail: rich@sargentconstruction.com
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Authorization to Reproduce Proiect 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 Architect/Designer)
PROJECT DESCRIPTION: NEW TWO-STORY RESIDENCE W/ (E) DETACHED GARAGE
AFFIDAVIT/SIGNATURE: I hereby
best of my know�edge and belief.
ApplicanYs signature:
I am aware of the proposed applic
Commission.
Property owner's signature:
Date submitted: � 2 � �' � �
y nder penalty of perjury that the information given herein is true and correct to the
Date: I I��D 1 i�
and hereby authorize the above applicant to submit this application to the Planning
�_�� Date: � � I ( � � �/
S: � NA�'VJOUTS�PC Application. doc
Jenny & Rich Sargent
1430 Drake Avenue
eurlingame, CA 94010
February 7, 2017
The Planning Commission
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
Dear Chairman Loftis & Honorable Planning Commissioners:
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F�B 0 7 2017
CITY OF B�RLIiVGP,M�
CD�J-PLr�P�I^�":��G DIV.
My wife Jenny and I are very excited to have the opportunity to present to you the plans for our new
home.
We have lived at this property for nearly ten years and have come to know and love the neighborhood.
We have worked hard with our design team to develop a plan that honors the classic homes on our
street as well as meet the needs of our family of four.
We think the bungalow style we have chosen is a great choice for Drake Avenue because it fits with
other homes on the block, because of its emphasis on a large front porch — ours is 197 square feet — and
because of its ability to minimize the apparent massing of the house.
A paramount design consideration for our family is making sure our home helps us connect to our
neighborhood. It's why we want such a large front porch — we are already looking forward to long
summer nights when we can eat dinner there and chat with our friends as they pass by — and why we
want to maintain the existing detached garage pattern so our boys' play area can seamlessly transition
between our front and back yards and easily include their neighborhood friends.
An important part of this plan is having a direct access from the boys' inside play area to their outside
ones. As proposed, the basement exit is right next to the other rear exit so it won't additionally impact
our neighbors, it's adjacent to our neighbor`s frequently-used rear yard access and it fits the pattern of
both the immediate neighbors and that of the neighborhood as a whole.
Our plan also calls for maintaining the existing one care garage. The Planning Commission previously
approved CUP's for accessory living quarters, an office and a full bath in this structure. This project was
completed last year after a significant investment of time, effort and expense. The exterior was built as
approved, and the interior houses a one car garage, an office and a half (not full) bath. It is our intent to
continue to use the space in this way. An office has been an approved use for this structure since 2013,
and its impact on the neighborhood has been minimal since there have been no complaints from the
neighbors.
We look forward to meeting with you on February 13.
Sincerely,
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CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION
Basement Ceiling Height -
The Planning Commission is required by law to make findings as defined by the City's
Ordinance (Code Section 25.50). 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 blend of mass, scale and dominant structural characterisfics
of the new construction or addition are consistent with the existing
structure's design and with the existing street and neighborhood.
The 9 foot ceiling height is necessary to allow full use of the basement square foot exemption and allow
for both living space and necessary mechanical equipment in the ceiling. The basement will not affect
neighboring structures because it is a(1 below grade and hidden from the street and neighboring houses.
2. Explain how the variety of roof line, facade, exterior finish materials and
elevations of the proposed new structure or addition are consistent with the
existing structure, street and neighborhood.
The basement will not affect the neighborhood because it is al( below grade, it is contained within
the existing foundation structure, and it wilt not be visible from the street or adjoining properties.
3. How will the proposed project be consistent with the residential design
guidelines adopted by the city (C.S. 25.57)?
There are no impacts on how the house meets the design guidelines because the basement is below
grade, not visible from the street and cannot be seen from neighboring properties.
4. Explain how the removal of any trees located within the footprint of any new
structure or addition is necessary and is consistent with the city's
reforestation requirements. What mitigation is proposed for the removal of
any trees? Explain why this mitigation is appropriate.
No protected-sized trees will be affected by this project.
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� SPECIAL PERMIT APPLICATION
Basement E.�at to Exterao� .
The Planning Commission is required by law to make findings as defined by the City's
Ordinance (Code Section 25.50). 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 blend of mass, sca/e and dominant structural characteristics
of the new construction or addition are consistent with the existing
structure's design and wifh fhe existing streef and neighborhood.
This new house is consistent with the design guidelines. The proposed exit is at the rear of the property,
not visible from the street. It will not impact the closest neighbor, the one to the right, since it the
matches the use pattern of this property. The neighboring property has an attached garage with an access
door along this side and the paved pathway along the shared property line is often used by the
neighbor's health care staff to access the wheelchair lift attached to the back deck. 24-hour nursing care
has meant that this pathway is used 24 hours a day. The proposed exit is also right next to the only exit
to our rear yard. If users of the basement don't use a direct exit, they would still access the rear yard in
the same location but just by going through the great room.
2. Explain how the variety of roof line, facade, exterior finish materials and
elevations of fhe proposed new structure or addition are consistenf with the
existing strucfure, street and neighborhood.
The basement exit will not affect the aesthetics of the neighborhood. The basement exit will all be
underground and the parts visible from outside will be contained within the foundation structure so
there will be no impact on the neighborhood. There will also be a privacy fence along the property
line in this area which will further shield it from the neighborhood.
3. How will the proposed project be consistent with the residential design
guidelines adopted by the city (C.S. 25.57)?
The rear access is compatible with the neighborhood since this block of Drake Avenue is at the crest of a
small hill and all of the adjoining properties on the street have basements with direct access to the
exterior. This pattern also fits the block as a whole since of the 36 houses that sit on interior lots, at least
70% of them have basements used as living spaces with direct access to the exterior. The existing
detached garage at the rear of the property will remain in its current location and matches the pattern of
the neighborhood.
4. Explain how the removal of any trees located within the footprint of any new
strucfure or addifian is necessary and is consistent with the city's
reforestation requirements. What mitigation is proposed for the removal of
any trees? Explain why this mitigation is appropriafe.
No protected-sized trees will be affected by this project. �.
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Project Comments - Planning Application
Project Address: 1430 Drake Avenue, zoned R-1, APN: 026-052-140
Description: Request for Design Review and Special Permits for basement ceiling height
and direct access from basement for a new, two-story single family dwelling
and basement (retain existing 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 Comments
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) Note: As of October 19, 2016 the construction �vorking hours have changed as follows:
"Construction Hours"
Weekdays: 8:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: No �vork allowed
(See City of Burlingame Municipal Code, Section 13.04.100 for details.)
2) 2013 California Plumbing Code, including all amendments as adopted in Ordinance 1889. Note:
If the Planning Commission has not approved the project prior to S:OQ p.m. on December 31,
2016 then this project must comply with the 2016 California Building Codes.
3) Specify on the plans that this project will comply with the 2013 California Energy Efficiency
Standards.
Go to http://���v.energv.ca.�ov/title24/2013standards/ for publications and details.
4) Provide two completed copies of the attached tLlc�ndatory Mec�szrf-es 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.
Constrcrction hours i�i tlae City Public right-of-way �rre limited to weekdays and non-City
Holi�lays behveen &:00 a.m. and 5:00 p.m.
Note: Construction hours for work in the public right of way rnust now be included on the
plans.
5) Provide a complete demolition plan that includes a le�end 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.
6) When you submit your plans to the Building Division for plan review provide a completed
Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be
issued until a Building Permit is issued for the �roject.
7) On the plans show that all openings in exterior walls, both protected and unprotected, will
comply with 2013 CBC, Table 705.8. Provide a table or chart that specifies 1) the openings
allowed and; 2) the size and percentage of the openings proposed.
S) Indicate on the plans that, at the time of Building Permit application, plans and engineering will
be submitted for shoring as required by 2013 CBC, Chapter 31 regarding the protection of
adjacent property and as required by OSHA. On the plans, indicate that the following will be
addressed:
a. The walls of the proposed basement shall be properly shored, prior to construction activity.
This excavation may need temporary shoring. A competent contractor shall be consulted far
recommendations and design of shoring scheme for the excavation. The recommended
design type of shoring shall be approved by the engineer of record or soils engineer prior to
usage.
b. All appropriate guidelines of OSHA shall be incorparated into the shoring design by the
contractor. Where space permits, temporary construction slopes may be utilized in lieu of
shoring. Maximum allowable vertical cut for the subject project will be five (5) feet. Beyond
that horizontal benches of 5 feet wide will be required. Temporary shores shall not exceed 1 to 1
(horizontal to vertical). In some areas due to high moisture content / water table, flatter slopes
will be required whieh will be recommended by the soils engineer in the field.
c. If shoring is required, specify on the plans the licensed design professional that has sole
responsibility to design and provide adequate shoring, bracing, formwork, etc. as required for
the protection of life and property during constniction of the building.
d. Shoring and bracing shall remain in place until floors, roof, and wall sheathing have been
entirely eonstri.icted.
e. Shoring plans shall be wet-stamped and signed by the engineer-of-record and submitted to the
city for review prior to construction. If applicable, inchide surcharge loads from adjacent
structures that are within the zone of influence (4� degree �vedge up the slope from the base of
the retaining wall) and / or drive���ay surcharge loads.
9) Indicate on ihe plans that an OSHA perinit will be obtained per CAL / OSHA requirements. See
the Cal / OSHA handbook at: http://www.ca-osha.com/pdfpubs/osha userguide.pdf
* Construction Safetv Orders : Chapter 4, Subchapter 4, Article 6, Section 1541.1.
10) On the plans provide details for the window well as required by 2013 CBC § 1029.5.1 and for the
required ladder access from this area as described in 2013 CBC § 1029.5.2. Provide complete
details for a guardrail around this opening at grade level. See also 2013 CRC §R310.
11)18.10.100 Appendix C, Figure C amended—Exit terminals of inechanical draft and direct-vent
venting systems.
The Figure in Appendix C of the 2013 California Residential Code is amended by adding the
following note:
Note: Where the property line is less than ten (10) feet from the exit terminal of any newly installed or
replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must
be increased to three inches (3") or, as an alternative, manufacturer-approved baffles must be installed.
(Ord. 1856 § 7, (2010); Ord. 1889 § 8, (2013))
Reviewed By: Rick Caro III Date: December 8, 2016
650 558-7270
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BURLINGAME
Project Comments - Planning Application
Project Address: 1430 Drake Avenue, zoned R-1, APN: 026-052-140
Description: Request for Design Review and Special Permits for basement ceiling height
and direct access from basement for a new, two-story single family dwelling
and basement (retain existing detached garage).
From: Bob Disco
Parks
Please address the following comments at this time; pravide a written response and revised
plans with your resubmittal:
1. Irrigation Plan required.
2. Tree Protection plan required for all tree that are near construction. Include tree protection plan
to drawings for review.
3. Resubmit Water Use Efficiency Checklist with irrigation plan for review.
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. Oak tree is existing on site but not on survey or site plan.
Reviewed By: BD Date: 12.15.16
650.558.7333
,r -
I certify that
Signatu
OtlTD40R WATER USE EFFICIENCY CHECKLIST
t pro}ect meets the specified requirernents of the Watec Conse ation in Landscaping Ordinance.
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Date
� New Construction ❑ Rehabif"rtated 0 Other_
0 Sin�le Famiiv � Mu(ti-Famiiv 0 Commercial 0 institut�onal 0 Irri�ation oniv ❑ industria} 0 Other.
Appiicant Name (print): JAM ES CH U
Pro)ect site Address:1430 DRAKE AVE., BURLINGAME CA
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Piant Material
iurf
Hydrozones
ComposL
�uti�h
low water using plants are instalk�l Fof aE
least 75% of plant area
25% of the landscape acea is turf
is na turf in parkways < 10 t'eet wide
turf is planted an sbpes < 25%
Plants are groupeci ipy tiydrozones
ieast 4 cubic yards per 1,000 sq ft to a
pth of 6 inches
teast 3-inches of mukfi ars e�cposed soit
Contact Phone #: (650)345-92$6 x 104
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# of Meters: 1
Q Yes
0 No, See Special Landscape Area and/ar
Recycled UJaterArea
✓ Yes
❑ No, See Water Budget
J Yes
❑ No, if adjacent to a parking strip
❑✓ Yes
�✓ Yes
Q Yes
❑ No, See Soil 7est
�✓ Yes
tlse af automatac irrigation controlkers ihat
use evapotranspiratiocti or soil mo►siure QQ Yes
sensor data and utitize a rain sensor
lrrigation controlters do r►oF bse pro�ramming �� �' �� �"�`
data when power soesrce is intem�piet3 ❑� Yes ��� ����'a�, � Y�
Irrigation system intiudes pressure r�egulators � Yes
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Irrigation Syst�rn ManuaE shut-off vahres are ir�stalied r�ear the ��''�' t"� �• r
✓� Yes
connection to the +Kater supply
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must dacument a distribution unifarmity low � Yes
[Ager�cy Nara�e, , Tetephane#, �ax #j
, ;.
Metering
Swimming Pools / Spas
r Faatures
�ocumentatPon
(per section 492.3}
Audtt
aud'rtaasnpleted ��Completedbyprofessional
Materials R2ceived and Review�:
r
+� Project Information
�Water E�cient Lantlscape Worksheet
� Residential Outdoor Water tlse Efficiency theticTst
� Past-Instaflation Audit
y��Landscape Design Plan
❑ Soil Management Report
�lrrigation Design Plan
Q Grading Design Plan
Date Reviewed:
❑ Follow up required {explain};
'Date Resubmitted:
,Date Approved:
OUTDUUf21NATER tlSE EFFiClENCY CNECKLiST
quarter of 0.65 or hegher
Areas < 1Q feet shaii be ir�ated with
subsurt'ace irrigat�on
Separate irrigat�on meter
r required #or new poots a�d spas
�!A
culatina N/A
',J Yes
❑ No, but there is na runoif or ov
0 Yes
✓� No, not required if < 5,000 sq ft
C] Yes
Q No, no new pool or spa
❑ Yes
Project Irofa�mation 0✓ Yes
Water Eff'icient Landscape Workshee2
✓ Prepared by professionai
(opt�ona! if < 2,SOQ sq fi of landscape area}
Soil Management lteport {optional if < 2,500
sq ft of landscape area} ❑✓ Prepared by professional
Landscape Design P#an (aptional if < 2,500 sq ��repared 6y professional
ft of landscape area}
Irr"�gaiion Design P1an {op4ional if < 2,500 sq ft
�✓ Prepared by professiQnal
aflandscape area)
�sading Design Plan �opciona6 if < 2.500 sq ft� prepared by professionaf
of landscape area}
C] Regional Water Efficient landscape Ordinance
❑ Residential Outdoar Water Use Efficienty Checklist
0 Water Efficient landscape Worksheet
❑ Piant List
❑ Other:
❑ �rip irrigation
0 Plant palate
❑ Grading
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�I Dedicat2d lrrigation Meter Res�uired: ❑ Pool and/or spa cover
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j Meter sizing: ❑ Dedicated irrigation meter
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Comments:
Selected Definitions:
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Professional
Water Feature
Refecente evapotranspiration means the quantity of water evaporated from a large field a€
four- to seven-inch laH, coot-season grass that is welt watered. Reference evapotranspiration
is used as the basis of estimating water budge�u so that re;ional di�f'erences in tlimate
can be accommodated_
Speciai l.andscapecl Ar�a_ Inctudes e+dible plants, areas irrigated with recyded water,
surface water features usir�g recycted water and areas dedicated to act'rve play su�h as
parics, sparts fiekfs, gdf courses, arxl where turf pravides a playing surface.
Professional is a"certifi�d prc�fessianal' or "authorized professonal" that is a cert�ed irrigation
designer, a certified larxiscape i�igation auditor, a licensed iandsca pe arthitect, a licensed
lacxiscape conttactcx a 1'icensed proFessionai engineer, orary other persnn authorized by the
state to design a tarx4s�ape, an irrigatinn system, or authoriaed to complete a water 6udget,
imgatipn svrvey or in'1gat�on audit.
A ciesign element whe� open water performs an aesthetic or recreatianal funct+on. Water
ieatures indude pon�, hakes, waterfal�s, fountains, arti�cia! streams, spas, and swimming
pooLs (where water i� artiE'acialfy supplied�-
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Project Comments - Planning Application
Project Address: 1430 Drake Avenue, zoned R-1, APN: 026-052-140
Description: Request for Design Review and Special Permits for basement ceiling height
and direct access from basement for a new, two-story single family dwelling
and basement (retain existing detached garagej.
From:
Martin Quan
Engineering Department
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
2. Sewer lateral replacement shall be to City sewer main, not just to city cleanout. Please revise
plans. Please show all existing and proposed utilities (please include includes PGS�E utility
services)
3.
. Site plans indicate stormwater to be connected to
sewer lateral, this is prohibited. Revise plans or clearly indicate the difference between
drainage and sewer legends.
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. For the construction of the basement, please provide information on groundwater levels during wet and
dry seasons. A geotech report to back up assumptions for design criteria for foundation and shoring
structural calculations is required. Design of backup generator for the groundwater pumps is required.
2. Please submit an erosion control plan. This plan shall include, but not limited to, delineation of area of
work, show primary and secondary erosion control measures, protection of creek or storm drain inlets,
perimeter controls, protections for construction access points, and sediment control measures.
3. Replace all curb, gutter, driveway and sidewalk fronting site, (2) plug all existing sanitary sewer lateral
connections and install a new lateral to sewer main, (3) new water service to water meter, (4) water lines
above 2" and all fire services of any size are to be installed by applicant and per city standard
procedures and specification.
4. The survey plan must show that the property lines are determined and that the property corners are set
with surveyors license numbers on durable monuments. This survey shall be attached to the
construction plans. All property corners shall be maintained during construction or reestablished at the
end of the project.
5. No aboveground permanent future is allowed beyond property line. Show on site plan the property line
on Drake Avenue is approximately 10.9-feet measured from face of curb.
Reviewed By: Lisha Mai Date: 1/26/17
650 558-7239
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Project Comments - Planning Application
Project Address: 1430 Drake Avenue, zoned R-1, APN: 026-052-140
Description: Request for Design Review and Special Permits for basement ceiling height
and direct access from basement for a new, two-story single family dwelling
and basement (retain existing detached garage).
From:
Martin Quan
Engineering Department
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Please remove the existing concrete retaining wall and steps that are within the public right-of-way.
2. Please show all existing and proposed utilities.
3. Show the location of down spouts for the entire roof and that there is enough finish grade elevation
around the perimeter of the property to demonstrate the direction of storm water runoff for the
property. If the grade is not sufficient to prevent storm water runoff onto adjacent properties, show a
drainage system design. For all new impervious area created, the stormwater must be retained
onsite. No new storm runoff is allowed from the property. Please show design and location of
proposed stormwater retention system.
4. 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. Please show the replacement of all curb/gutter/sidewalk.
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. For the construction of the basement, please provide information on groundwater levels during wet
and dry seasons. A geotech report to back up assumptions for design criteria for foundation and
shoring structural calculations is required. Design of backup generator for the groundwater pumps is
required.
2. Please submit an erosion control plan. This plan shall include, but not limited to, delineation of area
of work, show primary and secondary erosion control measures, protection of creek or storm drain
inlets, perimeter controls, protections for construction access points, and sediment control measures.
Reviewed By: Martin Quan Date: 12/14/16
650 558-7245
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Project Comments - Planning Application
Project Address: 1430 Drake Avenue, zoned R-1, APN: 026-052-140
Description: Request for Design Review and Special Permits for basement ceiling height
and direct access from basement for a new, two-story single family dwelling
and basement (retain existing detached garage).
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 fire sprinkler system throughout building. Fire sprinkler plans shall be submitted
under separate permit through the fire department for approval prior to installation.
2. A schematic of the domestic/fire protection water line shall be drawn on the site plan/civil
drawing page of the building plans. This schematic shall detail the line from the water meter to
structure and indicate the location of the double backflow prevention device on the fire protection line
after the split between domestic and fire protection lines.
3. Provide a backflow prevention device; USC approved double check valve assembly. General
contractor shall ensure the double check valve for fire protection shall be tested and approved by a San
Mateo County Environmental Health approved contractor prior to scheduling Water Dept. final
inspection.
4. Minimum 1" water meter required.
5. Fire flow shall meet requirements of California Fire Code Appendix B. Fire flow for residential
buildings less than 3600 sq. ft. shall be provided at 1,000 gpm unless protected by an autornatic
residential fire sprinkler system, then it may be reduced by 50%. Contact Burlingame Engineering
Department.
Reviewed By: Christine Reed Date: 12-8-16
650-558-7617
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Project Comments - Planning Application
Project Address: 1430 Drake Avenue, zoned R-1, APN: 026-052-140
Description: Request for Design Review and Special Permits for basement ceiling height
and direct access from basement for a new, two-story single family dwelling
and basement (retain existing detached garage).
From:
Carolyn Critz
Stormwater
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
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.
For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance
Manager, at (650) 342 3727, ext. 118, or carolyn.critz(c�veolia.com
Reviewed By: Carolyn Critz
(650) 342 3727, e�. 118
Date: December 20, 2016
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�� ` � '\� GOP;1F�IUNITY DEVELOPP,1ENT D�PARTP,1ENT
BURLINGA,rvt� 501 PR!^�1ROSE ROAD
� �� BURLINGANIE, CA9�t01Q
�:�°'� + PH: (65Q1 558-7250 • FAX: (o50j 696-3790
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4r:r,v.burlingame.org
Site: 1430 DRAKE AVENUE
The Cify of Burlingame Planni�g Commission announces the
following pu6lic hearing on MONDAY, FEBRUARY 13, 2017
at 7:00 P.Prt. in ihe City Hall Coun�il Chambers, 50l Primrose
Road, Burlingame, CA:
Applitafiian far Design Revieri and Spe�ial Permits for
6asement ceiling height a�d direcf exii iram a hasement ta
the exterior of the structure for a new, two-story single family
dwelling (retain existing detach�d garoge) at
143Q RRAKE AVENUE zoned R-l. APN 02b-652-140
Mailed: February 3, 2017
{°/ease refer to o�"�er;;��ej
PUBLtC HEARING
NOTICE
Ci�v of Burlin ame
fi� copy of the applicatior� and plans for this project may be revie�rred prior to
the meeting at the Con�munity Development Department at 501 Primrase
Road, Burlingame, California.
If you challenge the subject application(s} in court, you may be limited to
raising on(y fhose issues yoii 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 o4vners who receive this notice are respansible for informing their
tenants about this notiee.
Far adtlitional information, please call (650} 558-7250. Thank you.
William Meeker
Community Development Director
Pli�Lt� �-l�ARI�G NOTICE
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