HomeMy WebLinkAbout1430 Drake Avenue - Staff ReportItem No. 7a
Consent Calendar
PROJECT LOCATION
1430 Drake Avenue
City of Burlingame
Design Review and Special Permits
Address: 1430 Drake Avenue
Item No. 7a
Consent Calendar
Meeting Date: February 27, 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
Property Owners: Richard and Jennifer Sargent TR
General Plan: Low Density Residential
APN: 026-052-140
Lot Area: 6,000 SF
Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a), which states that construction of a limited number of
new, small facilities or structures including one single family residence or a second dwelling unit in a residential
zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe
constructed or converted under this exemption.
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 new window 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 dwelling 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
ia) i� ));
• Special Permit for a basement ceiling height that is greater than 6'-6" (9'-6" ceiling height proposed) (C.S.
25.26.035 (f)); 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)).
Design Review and Special Permits
1430 Drake Avenue
1430 Drake Avenue
�ot Area: b,uuu �r rians aate stam ea: rearua �e ana �anua �y, lu� i
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)
_ __ _ ...
Otf-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 Study Meeting: At the Planning Commission design review study meeting on February 13, 2017,
the Commission had several comments regarding the proposed project and voted to place this item on the consent
calendar when all of the required information has been submitted (see attached February 13, 2017, Planning
Commission Minutes).
The Commission asked the applicant to 1) show the retaining walls along property lines on the plans, 2) explain why
the chimney along left side of house is not being extended up to the roofline, and 3) clarify the plans regarding the
Design Review and Special Permits 1430 Drake Avenue
existing and proposed trees in the front yard. Please refer to the attached applicant's response letter and revised
plans dated February 16, 2017 for responses to the Commission's comments.
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.
Suggested Findings for Design Review: That the architectural style, mass and bulk of the structure, featuring a
large front covered porch, wood shingle siding, articulated first and second floor walls, proportional plate heights,
aluminum clad wood windows with simulated true divided lites, wood trim, composition shingle roofing, and sloping
roofs with gable ends is compatible with the existing character of the neighborhood; that the windows and
architectural elements of the proposed structure are placed so that the structure respects the interface with the
structures on adjacent properties; and that the proposed landscape plan incorporates plants, hedges and trees at
locations so that they help to provide privacy and compatible with the existing neighborhood, the project may be
found to be compatible with the requirements of the City's five design review criteria.
Required Findings for a Special 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.
Suggested Findings for Special Permit (Basement ceiling height and direct exit from a basement): That the
majority of the basement height is located below grade and therefore does not add to the mass and bulk of the
structure, that the plate height of the basement (9'-6") is in proportion with the plate heights of the proposed house
(9'-0" on the first floor and 8'-1" on the second floor), that direct exit from the basement will not be detrimental to
adjacent properties since is located between a property line fence and deck, and that the project will comply with the
city's reforestation requirements by retaining or relocating several existing trees and planting one new tree,
therefore the project may be found to be compatible with the special permit criteria listed above.
Planning Commissian 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 shou►d be considered:
3
Design Review and Special Permits
1430 Drake Avenue
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
February 16, 2017, sheets A.2, A.5, A.6 and L.1, and date stamped January 19, 2017, sheets A.1, A.3, A.4,
A.7, N.1, and L.2;
2. 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 staffl;
3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would
include adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the Engineering Division's January 26, 2017 memo shall be met;
5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon
the private property, if feasible, as determined by the Community Development Director;
6 that demolition for 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;
9. that the project shall comply with the Construction and Demo►ition 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, 2016
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 applicant shall provide a certification by the project
architect or residential designer, or another architect or residential design professional, that demonstrates
that the project falls at or below the maximum approved floor area ratio for the property;
12. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set
the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the
top of the form boards per the approved plans; this survey shall be accepted by the City Engineer;
�
Design Review and Special Permits
1430 Drake Avenue
13. 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;
14. 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
15. 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.
Ruben Hurin
Senior Planner
c. Chu Design Associates, applicant and designer
Attachments:
Response letter submitted by the applicant, dated February 16, 2017
February 13, 2017 Planning Commission Minutes
Rendering of Proposed Project, date stamped February 13, 2017
Letters of Support, dated February 10, 2017 and February 11, 2017
Application to the Planning Commission
Explanation Letter Submitted by Applicant, dated February 7, 2017
Special Permit Applications
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed February 17, 2017
Aerial Photo
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Chu I�esign Associates
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February 16, 2017
City of Burlingaine
Planning Commission
501 Nrimrose Rd
Burlingame, CA 94010
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Ke: 1430 Drake Ave
I3urlingame, CA 94010
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llear Planning Commissioner:
Per your design review comments, we have made the following changes/clarifications to the new
proposed two story residence with basement at 1430 Drake Ave., Burling�ame.
1. The short curb wall/retaining walls are shown on site plan and landscape plan.
2. Regarding the chimney, what we found is that we were not able to draw a well-
proportioned chimney without conflicting with the bedroom window above. We felt it
was more important to have the extra window for the natural light and cross ventilation it
would add to the bedroo��n. [n addition, the stairwell bump-out blocks the view of this
area from the street.
3. "I�he existing 6 inches Oak tree will be removed during demolition of the existing
residence, then replant at the same location after grading is completed, as shown on the
landscape plan.
`l�hank you ror your time in reviewing the revised plan.
Sincerely,
, .. ��
James Chu
Chu Design
55 west 43rd Avenue San Mateo, CA 94403 Phone: (650J345-9286 Fax: (650�345-9287
� " BURLINGAME CITY HALL
,�� � � �,� City of Burlingame
501 PRIMROSE ROAD
����������� BURLINGAME, CA 94010
` �' Meeting Minutes
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�`� Planning Commission
Monday, February 13, 2017 7:00 PM Council Chambers
a. 1430 Drake Avenue, zoned R-1 - 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)
(Chu Design Associates, applicant and designer; Richard and Jennifer Sargent TR,
property owners) (70 noticed) Staff Contact: Ruben Hurin
Attachmenis: 1430 Drake Ave - Staff Report
1430 Drake Ave - Attachments
1430 Drake Ave - Plans
Commissioner Sargent was recused from this item because he is the property owner.
All Commissroners had visited the property Commissioner DeMartini reported ne had had two brief
conversations with the property owner Commissioners Bandrapalli and Gum reported they had met the
applicant when they each visited the property.
Senior Planner Key/on provided an overview of the staff report.
Quesfions of staff
> Have 9'-6" basement ceiling heights been approved on other projects7 (Keylon: Yes.)
Chair Loftis opened the public hearing.
Jennifer Sargent represented the property owner, with design James Chu of Chu Design Associates.
Commission Comments/Questions:
> Appreciates sharing the plans with the neighbors.
> What is the reason for the exit from the basement? (Sargent Wants kids to be able to get outside.
As many doors to the outside as possible /s preferable from safety exit standpoint )
> Will there be a refaining wall on the property line? (Chu: Yes, likely an 18-inch wall since the overall
grade will be lower.)
> How many of the houses in the neighborhood have basements that are not cut into a slope? (Chu:
Could provide the data in the next meeting.) Believes it is less common to have a full recessed
basement where there is not a slope.
> Can the stubby chimney be reconsidered to be a full chimney? (Sargent: Full chimney would not
work well wifh the positions of the windows, would have to jog up around windows. Can show whaf had
been considered. Chimney will not be visib/e to anyone.)
� Where will the 6-inch oak tree be relocated? (Chu: ThaYs an error. The tree will stay where it is.)
> Does it look too much like fhe house two doors down fo the left? (Chu: No, completely different
floorplans Other house on/y has a porch halfway across, bay window on the second f/oor, and
brackets.)(Sargent On/y thing the same is the roofline. The roofline is somewhat common in the area -
there are three on the block with a similar roofline.)
> The front trees will need to be removed7 (Sargent Yes, the grade is dropping by 4 feet.)
City of Burlingame Page 1 Printed on 2/21/2017
Planning Commission Meeting Minutes February 13, 2017
Public Comments:
There were no comments from the public.
Chair Loftis closed the public hearing.
Commission Discussion:
> Likes the house. Similar to a recent new house on Bayswater, and that one turned out very nice.
> Nervous that it will look like the house two doors down.
> Looking at prior planning approvals, direct exit was not a concern in prior years. Does nof
understand why it would be an issue in this case, particularly if neighbors are not objecting.
> Good /ooking house but has concern with direct exif from basemenf. The princip/e is the basement
is additional floor area that is within the confines of the house, distinct from a basement cut into a slope
which is more like a lower level floor. The basement is supposed to be internal to the house.
> The basement exit that was denied was a side exit on the driveway side. The concern was it was a
larger space downstairs and a gathering could spill out and disturb neighbors.
> An exit from the basemenf is an advantage from a safety perspective such as an earthquake, and
the neighbors are not objecting.
Commissioner Bandrapalli made a motion, seconded by Commissioner DeMartini, to place the
item on the Consent Calendar. The motion carried by the following vote:
Aye: 4- DeMartini, Loftis, Gum, and Bandrapalli
Nay: 1 - Gaul
Absent: 1 - Terrones
Recused: 1 - Sargent
City of Burlingame Page 2 Printed on 2/21/2017
02.13.17 PC Meeting
item 9a
1430 Drake Avenue
Page 1 of 1
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02.13.17 PC Meeting
Item 9a
1430 Drake Avenue
Page 1 of 1
February 10, 2017
The Pfanning Commission
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
RE: 1430 Drake Avenue
Dear Chairman Loftis & Honorable Planning Commissioners:
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I write in support of the new home project at 1430 Drake Avenue. The homeowners, Jenny and
Rich Sargent, have shared the plans with me, including the basement exit to the back yard, and
I'm in full support of the project.
Sincerely, .
`''i��v �°�
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The Hoecks
1420 Drake Ave.
02.13.17 PC Meeting
Item �a
1430 Drake Avenue
Page 1 of 1
February 11, 2017
The Planning Commission
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
RE: 1430 Drake Avenue
Dear Chairman Loftis & Honorable Planning Commissioners:
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I write in support of the new home project at 1430 Drake Avenue. The homeowners, Jenny and
Rich Sargent, have shared the plans with me, including the basement exit to the back yard, and
I'm in full support of the project.
Sincerely,
`v-''L����p
Rosemary Brooks "
1432 Drake Ave.
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BUq4tNGAME
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 9401 O
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
❑ 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 x104
E-maii: James@chudesign.com
ARCHITECT/DESIGNER
Name: JAMES CHU
Address: 55 W. 43RD AVE.
❑ Parcel #: 026-052-140
❑ Zoning / Other:
PROPERTY OWNER
Name: RICHARD & JENNIFER SARGENT
Address: 1430 DRAKE AVE.
City/State/Zip: BURLINGAME CA 94010
Phone: (650) 280-�050
E-mail: rich@sargentconstruction.com
City/State/Zip: SAN MATEO, CA 944Q3 ,, {
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Phone: 650-345-9286 x104 _ ...
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E-mail: James@chudesign.com
Burlingame Business License #: 22684
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 Architect/Designer)
PROJECT DESCRIPTION: NEW TWO-STORY RESIDENCE W/ (E) DETACHED GARAGE
AFFIDAVIT/SIGNATURE: I hereby
best of my knowledge and belief.
ApplicanYs signature:
I am aware of the proposed applic
Commission.
Property owner's signature:�
nder penalty of perjury that the information given herein is true and correct to the
�, %�"� Date: I 1 I 3D � I�
and hereby authorize the above applicant to submit this application to the Planning
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�' Date: _
Date submitted: 12I � ( � �
S: �HANDOUTS�PC Application. doc
Jenny & Rich Sargent
1430 Drake Avenue
Burlingame, 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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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 weli 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 frequentiy-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
BURLtNGAME . . . .� : :. . .: . .� . .s ';
� � SPECIAL PERMIT APPLICATION
Basement �eltang Heaght
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 characteristics
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 all 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 all below grade, it is contained within
the existing foundation structure, and it will 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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�GAME
PLICATION
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
sfructure's design and with the existing street 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 the proposed new structure or addition are consistent with the
exisfing structure, 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 neighbarhood 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. Exp/ain 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. Whaf 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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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 working 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 work allowed
(See City of Burlingame Municipal Code, Section 13.04100 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 priar to 5:00 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://www.energy.ca.�ov/title24/2013standards/ for publications and details.
4) Provide two completed copies of the attached Mandatory Measures with the submittal of your
plans for Building Code compliance plan check. In addition, replicate this completed document
on the plans. Note: On the Checklist you must provide a reference that indicates the page of the
plans on which each Measure can be found.
Construction hours in tlze City Public right-of-way are limited to weekdays and non-City
Holitlays between 8: 00 a.m. and 5:00 p.rr�.
Note: Construction hours for work in the public right of way must 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 a� 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 project.
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.
8) 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 for
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 incorporated into the shoring design by the
contractor. Where space permits, temporary construction slopes may be utilized in lieu of
shoring. M�imtun 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 which 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 construction of the building.
d. Shoring and bracing shall remain in place until floors, roof, and wall sheathing have been
entirely constructed.
e. Shoring plans shall be wet-stamped and signed by �he engineer-of-record and submitted to the
city for review prior to construction. If applicable, include surcharge loads from adjacent
structures that are within the zone of influence (45 degree wedge up the slope from the base of
the retaining wall) and / or driveway surcharge loads.
9) Indicate on the 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_user uide.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 i�lcreased 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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BURLINC7/�ME
Project Comments - Planning Application
Project Address: 1430 Drake Avenue, zaned 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; provide a written response and revised
plans with your resubmittal:
No further 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.
Reviewed By: BD Date: 1.25.17
650.558.7333
� CITY
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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: Bob Disco
Parks
Please address the following comments at this time; provide 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 shoutd 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
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I certify that
.
t�UTDO�R WATER USE EFFiC1ENCY CHECKLIST
projett meets the specified requirements of ihe Water Conse atian in landscaping {)rdinance.
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Date
� New Consfruction O Rehabifitated 0 Qther.
0 Sin�fe Familv r-1 Muiti-Familv 0 Camr'nereiat 0 Instituiiciinal E� 1�tion onhr ❑ Industrial 0 Other.
Applicant Name (print}: JAMES CHU
Project site Address:1430 DRAKE AVE., BURLINGA�VIE CA
P�oject Area (sq.ft. or acre}: �, 000 SQ. FT. � ot un�cs: 1
,. �,. , Tota1 Landscape Area tsq.ft.):
w . - � M - 3,600
' ' � � ` ' ' Turf Irrigated Area (sq.ft.): 608
. �- A.
a . 8 � • .
Non Turf Irrigatetf Arna (s+q.ft.}: 2,992
- * - Irrigated Special landscape Area (SLA} (sy.ft.):
°'- watet Feature Surface Area {sq.ft.y: N/A
Plant Material
low waier using plants a�e instailed fr�r at
least 75% of plant area
< 25% caf ihe landscape area is turf
is no #nrf in parlrways < 14 feek wide
Hydrozones
Composi
Mutch
Irrigation System
Aif turf is planted a�n sbpes < 25%
Plants are grouped by Nydrozones
At least 4 cubic yards per 1,U00 sq ft to a
depth of S inches
Ai least 3-inches of muk.h on exposeci soi{
surfaces
Use of automatic irr�at➢on controllers that
use eva�tr-anspiration or soil mo►sture
senspr data and utilize a rain sensor
Irrigation contmtters dn not bse programming
data when power saurce � interruptecf
Imgation system inciudes pressute regulators
Manual shut-off vatves are ins#alied near the
cor�nettion to the water suPpZy`
All sprinkler heads fttstali�ed in the fantiscape
mus# dc�cument a distribution unifarmity low
Contact Phone #: (650)345-9286 x 104
N/A
# of Meters: 1
JQ Yes
O No, See Special Landsrape Area andjor
Recycled WaterArea
✓ Yes
❑ No, See Water Budget
✓ Yes
❑ No, if adjacent ta a parking si�ip
❑✓ Yes
0✓ Yes
�✓ Yes
❑ Na, See Soil Test
_✓� Yes
Yes
Yes ���'�'" "�'c, a—' �I E �_ n,��
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Yes
-_ � ��
Yes
Yes
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[pgenicy , , Tetephone#, Fax #�
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Metering
Swimming Pools i Spas
WaterFeatures
Documentation
{per section 4923)
Auditor:
OUTD+�UR WATER USE EFFiCIENCY CHECKLiST
quarter of Q.65 or hiighet
Areas < i0 f�et shall be imi�ated with
subsurFace irrigafion
Separate irrigation meter
wer required for new p�oots ar�d spas
NlA
�circulating N/A
oject Ir�formatian
ater Efficient Landscape WorksSheet
ptwnal if < 2,500 sq ft of tandsc;ape area)
�ii Management Repnrt {optional if < 2,500
� ft of landscape area)
ndscape Des9gn P'lan (a�ptiona# if < 2�SUU sq
of lasadscape area�
J Yes
❑ No, but there is no runo�foro�
0 Yes
� No, not required if < 5,C)00 sq ft
❑ Yes
] iVo, no new pool or spa
❑ Yes
✓� Yes
Prepared by professionai
Prepa�ed by professional
Prepared by prafessional
Irrigaiion Desigr� Plan {optiona) if < 2,SUQ sq ft � Prepared by professional
of iandscape area)
Grading {�esign Plan (optionai if < 2.SIXl sq ft� Prepared by professional
of landscape area}
Post-instalfation aud'rt correpleied
Materials Received and Reviewed:
{t1� Project Information
�C`I Water Efficient Landscape Worksheet
�( Residentiel Outdoor Water Use Efficiency Checkiat
Q Post-Installation Audit
� Landscape Design Plan
❑ 5ail Management Report
�`Irrigation Design Plan
❑ Grading Design Plan
'Date Reviewed:
� 0 Follow up requireri {expiain):
�ate Resubmitted:
Date Approved:
✓QCompleted by professional
❑ Regional Water Efficient landscape Ordinance
CI Residentia! 4utdoor Water Use Efficiency Checklist
❑ Water Efficient Landscape Worksheei
t� Piant List
0 Other:
t7 Drip irrigatian
❑ Plant palate
0 Grading
[ Name, Adcf , Telephone#, �ax #j
:• f �` fl1.9TG104R 1fl�ATER USE EFF'ICIENCY CHE��CLIST
� 'fledicated Irrigation Meter Required: '❑ PQoI and/or spa caver
Meter sizing;
Dedicated irrigation meter
dther:
Setected Definit6ons:
�'o Reference evapotrarmspirateon means the quaMity af waier evaporated from a �arge field a€
four- to seven-inch tafl, cooi-s�eas+on gr�ss tha# is welE watered. Reference evapotranspirat€�n
is used as the basis af estimating watet budgets so that regiortai differences in climate
can be accommodated.
5�p Speciai Landscape�tl �a. lnctudes edible plants, areas irrigated with recycled water,
surface water features u�ing recYcted wa#er and areas dedicated to active play su�h as
parics, sporis fiekk, ����, and where turf provides a playing surface.
Professional Professional is a'certiC�ed proiessio�al' or "aukhorized professianal" that is a cert�ed ircigation
dexigner, a certifi+ed iattdscape irrigataon auditor, a licensed landscape architect, a iicensed
iaodstape cor�tracta; a tKxnsed proiessional engineer, or a ny other persan autho�ized by the
state to design a lar�dstape, an irrtgatio� system, or authorized to cornplete a water budget,
rrriga#irm survey or irrigation aucf it.
Water Feature A des'sgn element wh�re open water per#orms an aesthetic or recreational function. Water
Eeatures include ponds, lakes, waterfal�S, fountains, artificial streams, spas, and swimming
pools (where water is �rtificiafty suppii�edj-
Ipge�y N�, Add+r�s.s, Telephone#, Fax #�
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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:
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 PG&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.
2
3
4
5
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.
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.
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.
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.
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 automatic
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(a�veolia.com
Reviewed By: Carolyn Critz
(650) 342 3727, e�. 118
Date: December 20, 2016
f
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW
AND SPECIAL PERMITS
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for a Desiqn
Review and Special Permits for basement ceilinq heiqht and direct exit from a basement to the exterior
of the structure for a new, two-story single family dwellinq and basement at 1430 Drake Avenue, Zoned
R-1, Richard and Jennifer Sarqent TR, 1430 Drake Avenue, Burlingame, CA, 94010, property owners,
APN: 026-052-140;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
February 27, 2017, at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial evidence
that the project set forth above will have a significant effect on the environment, and categorical
exemption, per CEQA Section 15303 (a), which states that construction of a limited number of
new, small facilities or structures including one single family residence or a second dwelling unit
in a residential zone is exempt from environmental review. In urbanized areas, up to three
single-family residences maybe constructed or converted under this exemption, is hereby
approved.
2. Said Design Review and Special Permits are approved subject to the canditions set forth in
Exhibit "A" attached hereto. Findings for such Design Review and Special Permits are set forth
in the staff report, minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official records of
the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 27th day of February, 2017, by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permits.
1430 Drake Avenue
Effective March 9, 2017
Page 1
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped February 16, 2017, sheets A.2, A.S, A.6 and L.1, and date stamped
January 19, 2017, sheets A.1, A.3, A.4, A.7, N.1, and L.2;
2. 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);
3. that any changes to the size or envelope of the basement, first or second floors, or
garage, which would include adding or enlarging a dormer(s), shall require an
amendment to this permit;
4. that the conditions of the Engineering Division's January 26, 2017 memo shall be met;
5. that any recycling containers, debris boxes or dumpsters for the construction project
shall be placed upon the private property, if feasible, as determined by the Community
Development Director;
6. that demolition for 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;
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, 2016 Edition, as amended by the City of Burlingame;
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permits.
1430 Drake Avenue
Effective March 9, 2017
Page 2
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 applicant shall provide a certification
by the project architect or residential designer, or another architect or residential design
professional, that demonstrates that the project falls at or below the maximum approved
floor area ratio for the property;
12. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the
property corners, set the building footprint and certify the first floor elevation of the new
structure(s) based on the elevation at the top of the form boards per the approved plans;
this survey shall be accepted by the City Engineer;
13. 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;
14. 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
15. 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.
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