The URL can be used to link to this page

Home My WebLink About1452 Drake Avenue - Staff Report (2)PROJECT LOCATION 1452 Drake Avenue (existing house has been demolished) Item No. Design Review Study City of Burlingame Design Review and Special Permits Item No. Design Review St dy Address: 1452 Drake Avenue Meeting Date: January 26, 2009 Request: Design Review and Special Permits for declining height envelope and attached garage for a new, two story single family dwelling. Applicant and Architect: TRG Architects Property Owner: Ginkgo Burlingame LLC General Plan: Low Density Residential APN: 026-042-140 Lot Area: 6000 SF Zoning: R-1 History: On May 29, 2007, the Planning Commission approved an application for Design Review, Special Permit for declining height envelope and Conditional Use Permit for garage height for a new, two-story single family dwelling and detached garage at this site. A building permit was issued on O�t�ber 19, 2�0? a!�d the sxisting h��e w�s dPmo�ished shortly thereafter. During that time, the property was sold. The current property owner does not wish to build the previously approved project (see attached previously approved site plan and building elevations) and is now proposing a new design. The redesigned project was reviewed by the Planning Commission on November 10 (study meeting) and November 24, 2008 (action meeting). At its meeting of November 24, 2008, the Planning Commission approved the property owner's request for Design Review and Special Permits for declining height envelope and attached garage for a new, finro story single family dwelling at 1452 Drake Avenue, Zoned R-1 (see attached November 24, 2008 Planning Commission minutes). The Commission approved the applications on a vote of 3-2-0-2. Dissenting Commissioners expressed concern that the project, as designed, was incompatible with the character of the neighborhood within which the project is to be situated. On November 26, 2008, City Council Member Jerry Deal appealed the Planning Commission's action (see attached e-mail dated November 16, 2008). At its meeting of December 15, 2008, the City Council, on a vote of 4-1, voted to grant the appeal and reversed the Planning Commission's approval of the project, denying the request without prejudice, finding that the project's architectural style and design are not compatible with the neighborhood (see attached December 15, 2008 City Council minutes). Planning staff would note that for the December 15, 2008 Cit_y Council meeting, the architect prepared an optional design, which was presented to the City Council at the appeal hearing (plans date stamped December 12, 2008, included for reference). The revised design option included changes to all fniir hiii�riinr� farariQ�� rnpf rnn,fi,��ratin� anri �inn� �han�PG t� thP flnnr �lan�_ Tha c:h�nC�� nn thP floor plans included eliminating the 60 SF trellis at the front of the house and adding 60 SF of floor space to Bedroom 2 and adjacent hallway on the second floor. Therefore, was no increase in floor area (3,014 SF (0.50 FAR) proposed where 3,020 SF (0.50 FAR} is the maximum allowed). Planning staff would point out that with the removal of the trellis at the front of the house, the proposed lot coverage decreased from 32.1 % to 31.1 % where 40% is the maximum allowed. The applicant is now proposing a redesigned project to address the comments of the City Council and Planning Commission (plans date stamped January 20, 2009). The project now proposed includes additional changes to the optional design reviewed by the City Council. Summary: The applicant is proposing to build a new, two-story single family dwelling and attached one-car garage. The proposed house and attached garage will have a total floor area of 3,014 SF (0.50 FAR) where 3,020 SF (0.50 FAR) is the maximum allowed. The proposed project is 6 SF below the maximum allowed FAR. Design Review and Special Permits 1452 Drake Avenue The project includes an attached garage which provides one covered parking space (12' x 20' clear interior dimensions) for the proposed four-bedroom house. 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: ■ Design Review for a new, two-story single family dwelling and attached garage (CS 25.57.010); ■ Special Permit for declining height envelope (105 SF along the left side and 31 SF along the right side extend beyond the declining height envelope) (CS 25.28.075); and ■ Special Permit for attached garage (CS 25.28.035, a). 1452 Drake Avenue Lot Area: 6000 SF Plans Date Stam ed: Janua 20, 2009 PROPOSED '; ALLOWED/REQ'D 1/20/09 lans ' Setbacks Garage: 31'-0" 25'-0" Front (15t flr): 22'-0" (bay window exempt) 22'-0" (block average) (2"d flr): 22'-0" 20'-0„ Side (right): 5'-4" 4'-0" (/eft): 6'-9" 4'-0" Rear(9S` flr): 38'-8" (to deck) 15'-0" (2"d flr): 43'-8" (to deck) 20'-0" Lot Coverage: 1869 SF � 2400 SF 31.1 % 40% FAR: 3014 SF 3020 SF' 0.50 FAR ; 0.50 FAR # of bedrooms: 4 --- Garage: attached z ; special permit required for attached � garage Parking: 1 covered 1 covered (12' x 20') (10' x 20') 1 uncovered ' 1 uncovered (9' x 20') (9' x 20') Height: 22'-5" 30'-0" -- -___._._.._.-.---.---_ _..__.._._------..... ---._..__.______._.__.__._e__ .�...—.---.--__._. �...--.--•-_--_____.....---.�_-- -------------- _ DH Envelope: extends beyond' DH envelope 3 CS 25:28.075 ' (0.32 x 6000 SF) + 1,100 SF = 30205F (0.50 FAtl) 2 Special Permit for att�ched garage (GS 25.28.035, a). 3 Special Permit for declining height envelope (105 SF along the left side and 31 SF along the right side extend beyond the declining height envelope) (CS 25.28.075). � Design Review and Special Permits 1452 Drake Avenue Staff Comments: See attached comments from the Chief Building Official, City Engineer, Fire Marshal and NPDES Coordinator. Ruben Hurin Senior Pianner c. Randy Grange, TRG Architects, appiicant and architect December 15, 2008 City Council Minutes Appeal e-mail from City Council Member Jerry Deal, dated November 26, 2008 November 10 and 24, 2008 Planning Commission Minutes Application to the Planning Commission Special Permit Forms Staff Comments Pi�viousiy A�ipic�veci Siie Piai� aiiu Bu�i��ng Elcvations, uat� stamp�d May 3, 20�7 Neighborhood Photos Notice of Public Hearing — Mailed January 16, 2009 Aerial Photo � 4. PUBLIC HEARINGS a. APPEAL OF THE PLANNING COMMISSION'S APPROVAL OF AN APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMITS FOR DECLINING HEIGAT ENVELOPE AND ATTACHED GARAGE FOR A NEW, TWO STORY SINGLE FAMILY DWELLING, ON PROPERTY AT 1452 DRAKE AVENUE, LOCATED WITHIN A SINGLE-FAMILY RESIDENTIAL (R-1) ZONE CDD Meeker reviewed the staff report and requested Council to hold a public hearing and make a decision to deny the appeal and uphold the Planning Commission's action approving the application for Design Review and Special Permits for declining height envelope and attached garage for a new, two story single family dwelling; or uphold the appeal, and modify the Planning Commission's decision by providing specific direction to the project applicant regarding further changes to be made to the project; this action could include referring the project back to the Planning Commission for review of the changes; or uphold the appeal and deny ine projeci. Mayor Keighran opened the public hearing. Councilman Deal spoke and advised that he requested the review due to the design of the project not being compatible with the neighborhood. Mary Martocci, 1448 Drake Avenue; Nancy Torres, 1429 Drake Avenue; Pat Giorni, 1445 Balboa Avenue; and Mary Lofton, 1460 Drake Avenue all spoke on the project. There were no further comments from the floor, and the hearing was closed. Councilman Deal made a motion to uphold the appeal and deny without prejudice the project approved on November 24, 2008 finding that the proj ect's architectural style and design are not compatible with the neighborhood; seconded by Councilwoman O'Mahony. The motion was approved by roll call vote, 4-1 (Councilwoman Nagel dissented). Decembe� 15 Burlingame City Council , 2008 Unapproved Minutes GLK-Mor#ensen, Doris From: Jerry Deal jjerry@jdealassociates.com] Sent: Wednesday, November 26, 2008 12:17 PM To: CLK-City Clerk Subject: 1452 Drake Doris: I would like to call up 1452 Drake for review by the City Council. Sincerely, tJ2``�� 11�Q� Pagelofl Honorable Mayor & City Council: Please schedule a hearing for 1452 Drake to be heard at the January 5, 2009 Council meeting. City Clerk Jerry Deal CITY OF BUfZLINGAME PLANNING COMMISS/ON — Unapproved Minutes November 24, 2008 VIII. REGULAR ACTION ITEMS 2. 1452 DRAKE AVENUE, ZONED R-1 —APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMITS FOR DECLINING HEIGHT ENVELOPE AND ATTACHED GARAGE FOR A NEW, TWO STORY SINGLE FAMILY DWELLING (TRG ARCHITECTS, APPLICANT AND ARCHITECT; AND GINKGO BURLINGAME LLC PROPERTY OWNER) STAFF CONTACT: RUBEN HURIN Reference staff report dated November 24, 2008, with attachments. Community Development Director Meeker presented the report, reviewed criteria and staff comments. Fourteen (14) conditions were suggested for consideration. Chair Cauchi opened the public hearing. Randy Grange and Yossi Zinger, 205 Park Road; represented the applicant: Presented revised plans reflecting more traditional "Craftsman" details. The enclosed "living area" of the proposed structure (excluding the garage and treilises) falis more than 600-feet below the maximum lot coverage. Commission comments: ■ Liked the revised design a bit better than the original design. ■ Support the attached garage because more yard space is created in the rear. ■ Requested clarification regarding the thought behind having the front door receded into the farade (Grange: the massing concept is to have simple forms bridged by a glass porch/entry connecting the two elements). ■ Concerned about what will happen at the rear of the property; particularly with respect to drainage and maintenance (Grange: trees are on the top of the retaining wall. Zinger: are planning to fill in the area and make it a landscape element; the channel will drain to the sump pump). ■ Clarified that the wall at the rear of the property will be treated with a stone veneer. ■ Agreed that achieving a"Craftsman" style doesn't require total adherence to traditional details. ■ Building green and building sustainable doesn't require designing "Contemporar-�' architectural SLyIC; C.OIII:CfIICG� QUVUI l,icailiiy a Siiyii�a ivi yi2�ii u��1y^ �yiny it 4n nnly "(�nntAm�nra ��" architecture. ■ Supportive of application. ■ Asked if the `rain screen" siaing is a reai wooa materiai (Grang�: yes, I�81 v�iU�� iufiCu vui iiviii the wall to permit rapid drainage behind it). ■ Asked if the siding comes with more of a texture (Grange: any type of siding may be used as a "rain screen"). ■ What is intended for the wall edge at the top of the flat roof portion of the structure (Grange: a small copper flashing is installed; will patina with age). There might be a better way to treat this detail (Grange: looked at pitched roofs, plates and other designs; this seemed to provide the most punch). Perhaps provide a cap on this feature (Grange: needed to have the membrane for the green roof roll up under the flashing). ■ Perhaps provide a bit more of an entry statement at the porch. �..��. . �,..��.�,.s,..�m��g.,��.v�..=,��=F�,s�.�.aa�,_�... .�.��^n�r.�..�.r�....�...� 3 CITY OF BURLINGAME PLANN/NG COMMISSfON — Unapproved Minutes November 24, 2008 Public comments: Mary Martocci, 1448 Drake Avenue and Pat Giorni, 1445 Balboa Avenue spoke: changes that have been made are an improvement; but the design still does not fit within the neighborhood. Would prefer a more traditional style. Noted that the architect indicated that the home is not being sold; is being built by a non-profit corporation. The property is owned by a limited liability corporation, as are the two properties adjacent. The same owner owned property in the 1400 block of Balboa Avenue; this property generates $190 in property taxes on an annual basis due to the ownership by a non-profit foundation. The home on Balboa is used for school events periodically and creates a disturbance. Will there be events held at the property? Is there a home occupation permit that will be required for any business activities at the property. (Meeker: noted that ownership of property is not the purview of the Commissian, it must focus only upon the design issues. ir vioiations of tne R1 zoning accur in the future, they �Yill be ad�ressed as a code enforcement matter). There were no further comments and the public hearing was closed. Additional Commission comments: Commissioner Auran noted that he could not support the project, it is not appropriate for this neighborhood. CommissionerAuran moved to deny the application, with prejudice, noting that fhe design of the home is out of character with the neighborhood. The motion was seconded by Chair Cauchi. Discussion of mofion: Don't fhink it will fit in to fhe neighborhood, it is a stark, industrial looking building. This block of Drake Avenue is eclectic; includes a mixture of styles; this would be a handsome addition to the block. Project will read as an additional style on the block; there is a project on De Soto that is an �Xaiiq7ie 'vi aii ii�Siai�Cc 'v✓;ic^ic^ iii� S y�2 uCGB^'± f<< ��tF; fihA ngj�hhnrhnnrl, Chair Cauchi called for a rol! call vote on fhe motion to deny with prejudice. The motion failed 2-3-0-2 �• .-. • ,�...�.-,...,., „r v;,, (Commissioners t�rownrigg, Terrones and '✓is'rica disserr�i��y, �o,��issior�e;s Lr;,u��, a;�u �,� absent). Commissioner Brownrigg moved fo approve the application, by resolution, with the following condifions: that the project shall be built as shown on the plans submitted to the Planning Division date stamped November 14, 2008, sheets A1.1, A2.1, A2.2, A3.1, A3.2, and date stamped October 29, 2008, sheet L-1; 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); ��.a�.�.�,_,.�.�-.�� ,�. ---„�-.z,��. ..��.��.�,� .�..�.��..,,�= 4 CITY OF BURUNGAME PLANNING COMMISSION - Unapproved Minutes November 24, 2008 3. that any changes to the size or envelope of the 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 Chief Building Official's September 26, 2008 memo, the City Engineer's October 16, 2008 memo, and the Fire Marshai's and NPDES Coordinator's September 29, 2008 memos shall be met; 5. 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; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to inc(ude a cover sheet listi«g aii condit�ars of appr�val adopteu 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; 7. 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; 8. that the project shali 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, shail require a demolition permit; 9. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; ,, � a ii + ii �t-.., ' Y+,�n+� nf �ho ('alifnrnia Ri iilr�' in� an�i I Ir�ifnrt�p Fir� l U. if5�t i�ie �iiujE�� Siiaii iiic2� cai� u ic i cyuii �� . .�,..�.,.,� �,.,.. Codes, 2007 Edition, as amended by the City of Burlingame; THE FOLLOWING GC�N�ITI(`�IVS SI-iA"LL tit iviE I Ul.1hC11Vl� Ti7c t3ui�uii�v^ ii��i i i^v"+ r'�R�^.�E�� . PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION 11. 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; 12. 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; �,_.�...,-_ � ��_u — - -- ---� - -z�,��.�..T��,=,.�� -- ��. - - ..es.��.a�p�,= 5 CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes November 24, 2008 13. 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 Department; and 14. that prior to finai inspection, Planning Department staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. The motion was seconded by Commissioner Vistica. Discussion of motion: ■ The home will be a good addition to the architectural styles in Burlingame; the massing handled we11. ■ The design is inconsistenf with the neighborhood, including having a garage placed at fhe front of the property, will not support. ■ Noted that the garage is af the fronf of the property due to grading that occurred on the property previously. ■ Wishes the front door were more prominent, but can accept fhe design as presenfed. Chair Cauchi called for a roll cal! vote on the motion fo approve. The motion passed 3-2-0-2 (Commissioners Auran and Cauchi dissenting, Commissioners Lindstrom and Yie absent). Appeal procedures were advised. This item concluded at 7:46 p.m. ��,..��.�,.n��.��a c��=�� ,�r.__��:_�:.,�._,_�,...,.�_� �_�,� �._.,� ��. �,, -- 6 City of Burlingame Planning Department SC 1 Primrose Road P(650) 558-7250 F(650} 696-3790 www.burlin�ame.org r� c�Tv p � � Bi1RLINGAME �o Type of application APPLICATION TO THE PLANNING COMMISSION Design Review � Conditional Use Permit Variance Special Permit Other Parcel Number: Project address: f�,� �'�� V�� D�� f_ 1v APPLICANT PROPERTY OWNER Name: ./� � . = Name: ��r'� �-P.1.�—� �ddress: �,.v,_. ` � . ,l� . . �� Ac�drecs: �. � , �p� �� , City/State/Zip: �. ��i�ity/State/Zip: r� 1 �i � Phone (w): . � ^ (� ` Phone (w): (� • �'0 � (h): c�:� �� ) -�-5 - c�� S ARCHITECT/DESIGNER Name: � rt��s r Address: � �� uv�0 � � � `�c� `�,�_ � City/State/Zip (h): ��: �5�.3��. ��oa Please indicate with an asterisk * Phone (w): the contact person for this project. �h�: � m �U�,� ��s. s � . c�� .. - � _ �,c,.. PROJECT DESCRIPTION: /�'�iW ��''�"��7��}'�C._� _ AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and corre to the best of my knowledge and belief. Applicant's signature: Date: C�� I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. � ,. � -- --�::.�� ( �� 0 � Property owner's signature: ' ---- . �� `� ` ` - Date: ,-. Date submitted: PC,APP.FRM City of Burlingame Planning Department � ' � .: �, _��I ��'„__�,...., 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin�ame.org CITY OF BURLINGAME SPECIAL PERMIT APPLICATION De�(��►'�� E-�e� q��- En�tlo�ye, Ll � w ��r� � . �-1J ,.. 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. L� ��-�, �,lE^� �- � �S 2. Explain how the variety of roof line, facade, exterior finish �naterials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood. 2, A��, ,,�,�1[ ttip nrnnncvd nrniv�t hv rnncic�nhf wifJt tlt.P res�dQntial de,cign guideline.s �,. �,,,..___ t,. �__ adopted by the city (C.S. 25.57)? 4. Explaa�a how the removal of any trees located within tlze foo2print of any �ew 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. SPECPERM.FRM Attachment A _ SPECIAL PERMIT FOR Declining Height - � 1452 Drake Avenue The mass, scale, and dominant structural characteristics of the new construction are consistent with the existing street and neighborhood. There is no existing home on this site. There are a u�ide variety of houses on the street (in terms of style, mass, scale etc...) and the proposed house will fit in. The site characteristics (down sloping lot) create the need for a declining height permit for this project, and this is consistent with the house next doar (to the Northeast) which also requireu' the sar:�e special pe:m�it 2. The rooflines, fa�ade, materials, and elevations of the proposed house and garage are different from, but not inconsistent with, the neighborhood and street. There is no existing structure on the site. The proposed materials and detailing form a rich combination, with natural wood siding, natural lime plaster, and consistent accent features. The elevations all include a significant amount of articulation with wall offsets and varied roof forms. The house is very low for a two story structure, and has greater than required side setbacks, but due to the down sloping lot it still encroaches into the declining height envelope. 3. 1. The architectural style is compatible with the character of the neighborhood. 2. The attached garage being proposed is appropriate for this site. 3. See items 1 and 2 above for comments about style, mass a�d bulk. 4. There is a larger than typical setback on both sides of this house. 5. A full landscaping plan is being provided, which will be a significant improvement for the site. Note: there are specifics about this site that make the declining height encroachment anpear much more severe than it actually is. The point of departure for a declining height envelope line is taken from the average grade between the front and rear property lines, or as is the case here, the front and rear setback iines. These points are based on what was once tnere prior io �revioa5 construction that included the installation of the retaining wa11s that leveled out this site. If one were to consider a point of departure based on the existing site topography, it would yield a dramatically different result. 4. No trees are being proposed forr�o}zt�• City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin a� me•org � �i ��„��.. ��, '_� CITY OF BURLINGAME SPECIAL PERMIT APPLICATION �4+4a�Hcd C�a�aqe. Q . . �_� �� `, . , 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. Explai� why ihe blend of �nass, scale and dominant stYuctural characteristics of the new construction oY addition are consistent with the existing structure's design and with the existing street and reeighl�orhood. S�� ,�}-TT�cI� G�'�-�-N7^ � 2. Explain how the variety of roof line, facade, exterior firzish materials and elevations of the proposed new structure or addition are conszstent with the existing structure, street and neighborhood. 3� FT�w wi11 thP nronnced �rnie�t fi� cnnsi�tent with the residential desi�n guidelines adopted by the city (C.S. 25.57)? 4, Explain how the removal of any trees located withi� the footprint of any new structure or addition is necessary and is consistent with the city's �eforestation requirements. What mitigation is proposed.for the remova[ of any trees? Explain why this mitigation is appropriate. SPECPERMFRM Attachment B SPECIAL PERMIT FOR Attached Garage 1452 Drake Ave. This is a proposal to have a one car attached garage. Attaching the garage provides more usable interior parking, creates a larger rear yard, and minimizes on-site pavement which also minimizes storm water run-off. The severe down sloping lot creates a very difficult situation for a detached garage, and the house that was previously approved for this site had the garage sitting way up above natural grade on a series of retaining walls; this solution eliminates that issue. The mass, sca�e, ar.d dominar.t st?-u�tural characteristics of the ne�v constr�cti�n are consistent with the existing street and neighborhood. There is no existing home on this site. There are a wide variety of houses on the street (in terms of style, mass, scale etc...) and the proposed house will fit in. The site characteristics (down sloping lot) create a situation where the attached garage is the more logical parking solution. 2. The rooflines, farade, materials, and elevations of the proposed house and garage are different from, but not inconsistent with, the neighborhood and street. There is no existing structure on the site. The proposed materials and detailing form a rich combination, with natural wood siding, natural lime plaster, and consistent accent features. The elevations all include a significant amount of articulation with wall offsets and varied roof forms. The attached garage is consistent with the neighborhood. There are a variety of garage configurations in the neighborhood, and, due to the down sloping lots, some houses have garages ur�derneath in the rear. 1. The architectural style is compatible with that of the existing house and character of the neighborhood. 2. The attached garage being proposed is consistent with the neighborhood. 3. See items 1 and 2 above for comments about style; mass and bulk. 4. There will be minimal impact on neighboring properties as the garage is set WCll UQCK. A full landscaping plan is being provided, which will be a significant improvement for the site. 2. No trees are being proposed for removal. �..Ru�:-..� i � �,...4.:.. � _..� ..w.,.. .a. ,:-..N.et...v+ >.:...a.vrcu:..a-r � �rwe�....: r:�s .»:u.::.w ....xY �..aax,.+r�,:�—wz �- � Project Comments Date: To: From: September 25, 2008 ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 d Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 Ci ��ty Att�rney Planning Staff Subject: Request for Design Review and Special Permits for attached garage and declining height envelope for a new two-story single family dwelling at 1452 Drake Avenue, zoned R-1, APN: 026-042-140 Staff Review: September 29, 2008 Provide a residential fire sprinkler throughout the residence. 1. Provide a minimum 1 inch water meter. 2. Provide backflow prevention device/double check valve assembly — Schematic of water lateral line after meter shall be shown on Building Plans prior to approval indicating location of the device after the split between domestic and fire protection lines. 3. Drawings submitted to Building Department for review and approval shall clearly indicate Fire Sprinklers shall be installed and shop drawings shall be approved by the Fire Department prior to installation. Reviewed by: �=� � — Date: �4 �--�'�' Project Comments Date: To: From: September 25, 2008 � City Engineer (65Q) 558-7230 d Chief Building Official (650) 558-726Q ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 ❑ �ity Att�r��v Planning Staff Subject: Request for Design Review and Special Permits for attached garage and declining height envelope for a new two-story single far�ily dwelling at 1452 Drake Avenue, zoned R-1, APN: 026-042-140 Staff Review: September 29, 2008 1. See attached. 2. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. 3. This project is subject to the City policy to maximize the planter strip. The new sidewalk is required to be constructed to the property line and transition to the existing sidewalks on both adjacent properties. Both the site and landscape Niai i� i i2c� iv ►h.�c 1 G V ISG1.�1 iv I I IG�.I iiii� i�yui� €�'�@^�. Reviewed by: V V Date: 10/16/2008 PUBLIC WORKS DEPAR7CMENT ENGINEERING DIVISION PLANNING REVIEW COMMENTS � � �� Project Name: `�� '��'"�''`f b�� Project Address: �� 1��Y� (�:cC4 The following requirements apply to the project 1 _� A property boundary survey shall be preformed by a licensed land . surveyor. The survey shall show all property lines, property corners, easements, topographical features and utilities. (Required prior to the building permit issuance.) -�,t �z�' ,r.p�.�-�S —� �,s �-�t ��,p �-� r� �-�� 'i� u C�.i� t�u�1 ��i'6v� C��t� 2 _� The site and roof drainage shall be shown on plans and should be made to drain towards the Frontage Street. (Required prior to the building permit issuance.) 3. The applicant shall submit project grading and drainage plans for approval prior to the issuance of a Building permit. 4 The project site is in a flood zone, the project shall comply with the City's flood zone requirements. 5 ��tary sewer lateral t!� is required for the project in accordance with the City's standards. ( .) 6. The project plans shall show the required Bayfront Bike/Pedestrian trail and necessary public access improvements as required by San Francisco Bay Conservation and Development Commission. 7. Sanitary sewer analysis is required for the praject. The sewer analysis shall identify the project's impact to the City's sewer system and any sewer pump stations and identify mitigation measures. 8 Submit traffic trip generation analysis for the project. 9. Submit a traffic impact study for the project. The traffic study should identify the project generated impacts and recommend mitigation measures to be adopted by the project to be approved by the City Engineer. 10. The project shall file a parcel map with the Public Works Engineering Division. The parcel map shall show all existing property lines, easements, monuments, and new property and lot lines proposed by the map. Page 1 af 3 U:\private development\PLANNING REVIEW COMMENTS.doc PUBLIC WC?RKS DEPARTMENT ENGINEERING DIVISION ll. A latest preliminary title report of the subject parcel of land shall be submitted to the Public Works Engineering Division with the parcel map for reviews. 12 Map closure/lot closure calculations shall be submitted with the parcel map. 13 The project shall submit a condominium map to the Engineering Divisions in accordance with the requirements of the Subdivision Map Act. 14 �_ The project shall, at its own cost, design and construct frontage public improvements including curb, gutter, sidewalk and other necessary appurtenant work. 15 The project shall, at its own cost, design and construct frontage streetscape improvements including sidewalk, curb, gutters, parking meters and poles, trees, and streetlights in accordance with streetscape master plan. 16 By the preliminary review of plans, it appears that the project may cause adverse impacts during construction to vehicular traffic, pedestrian traffic and public on street parking. The project shall identify these impacts and provide mitigation measure acceptable to the Ciiy. 17 The project shall submit hydrologic calculations from a registered civil engineer for the proposed creek enclosure. The hydraulic calculations must show that the proposed creek enclosure doesn't cause any adverse impact to both upstream and downstream properties. The hydrologic calculations shall accompany a site map showing the area of the 100-year flood and existing improvements with proposed improvements. 18 Any work within the drainage area, creek, or creek banks requires a State Department of Fish and Game Permit and Army Corps of Engineers rermiis. 19 No construction debris shall be allowed into the creek. 20 �_ The project shall comply with the City's NPDES permit requirement to prevent storm water pollution. 21 The project does not show the dimensions of existing driveways, re- submit plans with driveway dimensions. Also clarify if the project is proposing to v�=iden the driveway. Any widening of the driveway is subject to City Engineer's approval. 22 The plans do not indicate the slope of the driveway, re-submit plans showing the driveway profile with elevations Page 2 of 3 U:\private development�PLANNING REVIEW COMI��NTS.doc PUSLIC WORKS DEPARTNiENT ENGINEERING DIVISION 23 The back of the driveway/sidewalk approach shall be at least 12" above the flow line of the frontage curb in the street to prevent overflow of storrn water from the street into private property. 24. For the takeout service, a garbage receptacle shall be placed in front. The sidewalk fronting the store shall be kept clean 20' from each side of the property. 25. For commercial projects a designated garbage bin space and cleaning area shall be located inside the building. A drain connecting the gaxbage area to the Sanitary Sewer System is required. Page 3 of 3 U:\private development�PLANNING REVIEW COMI��NTS.doc � Project Comments Date: To: From: September 25, 2008 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Special Permits for attached garage and declining height envelope for a new two-story single family dwelling at 1452 Drake Avenue, zoned R-1, APN: 026-042-140 Staff Review: September 29, 2008 1) On the plans specify that this project will comply with the 2007 California Building Codes (CBC). 2) Anyone who is doing business in the City must have a current City of Burlingame business license. 3) Provide fully dimensioned plans. 4) Show the distances from all exterior walls to property lines or to assumed property lines. 5) 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. 6) Comply with the 2005 California Energy Efficiency Standards for low-rise residential / non- residential buildings. Go to http:l/www.enerqy.ca.qov/title24 for publications and details. 7) Obtain a survey of the property lines for any structure within one foot of the property line. 8) On the p�ans specify that t!he roof eaves will not project within two feet of the property line. 9) Rooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Specify the size and location of all required egress windows on the elevation drawings. Note: The area labeled "Dem/Office" is a room that can be used for sleeping purposes and, as such, must comply with this requirement. 10) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Gonsult the Planning Department for details if your project entails landings more than 30" in height. 11) Provide handrails at all stairs where there are four or more risers. 12) Provide lighting at all exterior landings. 13) The fireplace chimney must terminate at least two feet higher than any portion of the building within ten feet. Sec. 2113.9 Reviewed Date: �'fa2l�/�� Project Comments Date: To: From September 25, 2008 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 � Recycling Specialist (650) 558- 72 71 � Fire Marshal (650) 558-7600 ✓ NPDES Coordinator (650) 342-3727 � Citv Attornev Planning Staff Subject: Request for Design Review and Special Permits for attached garage and declining height envelope for a new two-story single family dwelling at 1452 Drake Avenue, zoned R-1, APN: 026-042-140 Staff Review: September 29, 2008 Any construction project in the City, regardless of size, shall comply with the City's NPDES permit requirement to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during construction. Include a list of BMPs and erosion and sediment control measure plan as project notes when submitting plans for a building permit. Please see attached brochures for guidance. � Reviewed by: I-� � Date: 09/29/2008 ��,, °;;� <;. ��%- g��,�,�a,�r '= no�,,,�,o� r�,�no� nro�� QT ,, ;;,, ;;d, -�G ,- :. f, ; � r� '„�.,�" General ��'"��' Construction & Site Supervision ne.-.�myaewnsra,� u � �s<nxwo �..i;o� � R.,n . �a�i�, r � a�y q��mp � m.��b,�e�a� J � anA��a mm .v m�tyo( mo �,a ^onw� �emw.,. �com,�ime.�,�,a�ot�o ac�.�syo b (ervRull�dwn �x;�.=no��IbY�rsiofibaworrco.w. palenin.µc ili ch.,y W�h..:n W aie� Ilnw �Reduca noemwelm nmoRveLr.ien by �o�e hi�6� �wev� «k�vnso.bennFwhrrc J'I�n'�n ymv rn�ploysca md wMovhr..tom. M m...�. n,..�no�., �..,;nm., e,.��mr��.n� w�„x. �� m< ; <. i�.,��wxo�v. F anw.� w` . �„ rtwo- �mr2n,�,� oa. cood no�iav+�s w�� iu�.��re � �vi��b wm�m .re, ro� n�mx..�m�m r uos. me �o�s�� awa�� . . Qigm�etlaee.�uwd�ewell.vay fiom nneem� orNicmem �.iv Weq mi iwmeG lfvan- +��. Muhe uula� hryve? ��IYv��o. IReer maear�als out of �Ee nin - Da.eo� rvvaR wwmnl�diibnlu.ui.sb 5 milaroryrof'ov ar �K�C C Iletm oFHVM� nuFecn mW cem c•�ciink uo e.r�ebm�wmua JDcy eweeD p>veS avfa�ee Uu� Jroin a sbmi drnme. a.�kr, m�Amne�v If�.�man Pu�M1m6l. aeeva.y. �.w��I�Iluwier�Ye��uuym�ow� aJW�e��.�� JClmn up leab, deip� uvl oWer a0111e:nm �� yvwubna ed'cmy.r rcs�duc a.al �wfaav � dry ri<ww mcUn�h e appeslble[fyoum uuv ,uufusl lCo�<e�aud m inhln 6om n. C�e.Y &aryenJv !m kaY.�.P Mmp�unw.Icr�mGorm iAwq i� � eufn�e Jin�lps�e�, A oluti< lion iv �rccoiummdN io arevrni ��. ...N I �I�mCnuEy � s � aa u�� . . JMake s,ve pm�able roilerc ae muniav,W in ¢aod w�hi�g md�. Ay Nc ka.inP, mmpm.y �nA rF��. ex.s ue tl�qro.vtl ��fpw�p�rl��. f.Teck cJev fr ry�uv�ly (ar kak l�Ra. J�cnon min�ml�e wsste wAm yoa ^e�+als-OeEa wl5' We a m�mi you oo�d �u. � mv�o,.nm<o..rv�mro-. n�, ' f.�xhb e wmml� ays v roovete�� vry�Mlk.ecrzp meml, m�v�mt degee.�en. Nwcd reg. � wac�tme.�w�i��,.,o�e�m�;v� ,� a: �� ou. �owm.,<. co��a e,�n d.�. lDlepax ol eii wu�a evE EamolMov nebnx pm�amty. M.wvc ai�dw vc�ed � smPLTut..�eAir] Nuan� n'uPLeli�aulvc .�Yeia. n�e„� o�n��,Q Wam �¢V We et�� or nev � att�k owevm beAu St�ormwater Pollution Prevention Program Pollu�tiori Pre�ention — It's Part of the Plan I�t is y�ur responsibility to do the job right! RunoCf &om streets aud other paved azeas is a major suurce ofpollution ui local creeks, San Fraucisco Bay and the Pacific Oceau. Construction activities can directly aftect the heal[h of our wa[ers unless contractors and crews plan ahead to keep dirt, ctebris, and other eo�sPruction waste away &om stonn drams and creeks. Fol lowing these guidelines will ensure your cornpliance with local stormwater ordi�iaucerequirements. Reznember, ongoing motu[onng auci maiutenanee of installed eontrols is ciucial to proper implementation. Heavy Eaxth-Moving Roadwork & Paving F resh Concrete Painting & Appiication Eqa�p�ent ,�ctiviti�� & Mortar Application af Solvenis & Adhesives Operation � �„.�,..� � ��,a . �::� cr y.. I �,. �, 0 �'� .�_.. . _-�..-,� fhvwB Caeievttiou I Rawr.c cwtiuy .cnvii�n uNy .Lw.IwWtcly u+m .vy SlvOlamfossWynweNewW�/am�bkw /SaJ waFa�uinim��aosvotl �r�� 5olannoa. rcy� m: � swcn �w,�� ,�ai�r�,mm�. �. ro�ad��i�k�+. lar�u�aodeq��Wmm�ahin�,L��hiei�ng.aid.vuM1nv !Pry watl�exJr.i��egcaurs ui�., a� .x tl<eMpummcro s . �x'inw�Thay cnryomy�ra�ro¢ermale�{all�ro JMaWoina11ve1ucles��J6�.vy los 5c- «th�m�a�i�mAaeW 51tcn. a{u�pmem. p�el P�mXy mr aM ecqem leals. !�x @«k tlavu or Ai1cMa ro dixh �unofl uvwd exnrn� �iam and e�dM uees J➢e+faem myor mvorcumce. rzpavlabz mtl.eNcl� m�f equ'rymen� muemg on sitt. J�(>ou m�w Ervo ma rtyl:ux momr oil. ra�livoe ewlm��. <, n��m a� ��<, �u mT pM.� o� m�w n��n, n vt ��. n�A a�lb. Cnllui el� q�en� fluulu, xum In wd rz cve�CowMbic,o� n�� orow<vom,.,mw.»..�� o no� um diaset aJ n I�Lnmm er cldv eqW�wea� o. J RaeyaiouRad.alntluF.�emrim luv � qiilis �mNla✓JyJy Mm Mry Aappw JNtvttEaetloaa"Diny Paaemanormpmomble � n �n i �<e.y��,�wmcn otiv( bmhcrumai ' I. 1' ndrorr�6e)x6coo.ur nz a„.e ..,, m� ..,�oa,y, u� ta�p ywa�ru�spillM tlry i�ia�vnrLq Imme�Lnle1Y- Neree al- va�irPemx�vav'wM1limn�a.n Fnrylticm Usr.+4N...arc. u pomTk f�r J�.i muwl. Jfl ' ' .' Tv� �'ely � q. n v go fir.mi. ' � �:aie qi I K�pana- elli..'mmM�u�e Y. Yao vn.Nw2d Mlsw m mpurt pWtlrmr rckaea nF6mwdmai �weWln.IveWtlie�; w-�inaron.m�..y�m�raoo�wose��. um� 91 t c� ymm i«al ame.qmry mpove numher. ]) G�i Ne (ia•000r s fMtu vClwerya�cy 3vMcu WsWny Cente�_ (Xtp) 85'L.�SSU (2C M1mv.) �.'Z ' ... ( f x�en�andWO�emme��osotittNmeuicwwlPlart(m mulwayuoFn�wevtt. J Sd.M�le„sm�anov a�e 6Mi��s woh (o� dry+wM1er. !('hzka�l�qwpvcm( Imkauvirz{wri��hmqtqwpmcn� ! P�.�+f .mYmymm+�niema��. nTvin. ai�d wevhw6 afp�uµ �wt<a..�� w ao� .,am�a� �oi.�ir �<e�. ,r r,��so��e��m��.. � .W � u, mi �re e�a.� ou m wncimk o� �mw awom�o� o� J 0.ec��Ue uad o�L N�ie�t; coucrc�e, �mtra atp�al�, av n�her�everpocziFlc. ! tivn empluyom v. �.siog Ne=a bcr mav�evun pmeGcex � Dwfig Ce�abvice'w J Cvvaa�aAyil�san�leica.a�ataoJwiMmvre�mrem ��'o�dpu.m ,ucxilcowwR�wawwm�T,o�.�teomiu �� - fmccau�cfmcf�csEpn.cm<wwill�a.xwvemwrt. �� F JC�vraedx�IcercL�afm+eodm�bolmv�M1m e�plpnQ JAwerlvm iureaxlmninuinellerosiovandsNiweot * 4d wvl,n�5u �o�, iu.� xxaao � .o.n��w�u..n��.rc.,w�e � roow u ma xe��n�m �o��: r u .,��,< - �M1.W..��on�w.i�.n�nn�pry�� lec wd ny�le adie4+a�cioJ�ny •'•f gC�i- J fa.e.��ockpiln md oWcrmnan.ctiov me�ets witl� OmenlBvsoesei4actiors Vldii.:wy..P�na+Www�JWI.w�V�<+�u�iwwfiui�L J9rLN��ie<.u.�1o� b^F .tfw�hw inm. �'m0orm' wLmolunc�lw��.neudbvm�a�smbm t lC+c Mp�6omvev wiJ�Gippamor JPefi�.mmaj�rav��rm�i�rm•�rc aayf rAei�e�le (`��Oa.�'"ti",c�c)��L.Wuu�bru�atwewi�uno�inIDuee� � JCleani+OOIISOW�:�nlleeksnsmK'tley"me1LWv(w��L JW3mrefixtivp<x�Eeurfluclrlepw�m�nnma �bnwb m��e�il ge),nrAigupm�dremovemohw Cedo�v i wnXw�� eemeA�reo, o•M WwaiuwJr.iu.. JGillccandrecvcleoraqp�on+�elvGisp o[exme lProo��.��Le�e1v.1�ol�bnu.��ci.�vi� v p - �'� "n OP�Irwmntrywercrvwkzlormrsc�aurc�l ,6 � � N1 Riut Piwlu.:[. J Keep al� LLQui6 A�� P�� ewsY fpm Cmaal6�amee A..4ue t6e gune4 et�ee� .�d i�m E�.:na. I.�q�'i. «Nu.s f�o�u JPoirta�Yrv�rY+�tla e.alwe P:uvu.J��ry n�WvimuiuM��i�ls s.Y� tom n,�.�n.G ��„m„�„o,d. ��.�,�nA�nd �� ao � d�ie aa m�i x mn�+m�,i s n.,mx�.� ��mfillaWnwu(LPm��6�mnvzul.fivmwind aul.m� m�6<ilirylcmnny.vrlrcwlf�orm...�er o„��d�yne J S.�.curo bnb+��f v�mem ufl.:r Mcy nre ory..r-B� rtwe b ka.y� w�em., �,.�n^�,,,,n�. .,ru�eu H..e� r,an`,e�io,o�y , nbilm9 �o . JNa cWn'p � o� aw rn mb • 2wu M1cat Nn< dc�in, or �M.m !K'nvbou Nyludc.�� odv� my��R��, R.wino, �eu e�-na.�ep,waF.w �ic�.,�.��., mA�n �.�A{r�.le� kiw�krr �ufm�IcRwerorocsavnrys`+.er voulavc¢aued wMo�wws M�mLuI�+n6emfielocnvsstn��atmonaiavlM1oriry bnekn�mw.ent mx.N nEiapwe�afwuM�ot Nev pmpan<Cowvatrafo. Ihe snenl, �b.+e Bnma d.u�uie di o � me. Landscaping, Gazdening, and Pool Maintenance iH 111 lP��bc�voclpJc Nlmdxe�Ivg�uuui�IClSamwin�la��A a� e..imwe ieM wa, u�: o� uw�a owuc w«��e. i s� o..,,;,.�...Y r.:wi�R., aw „ma <u��.il� m�.,,, w n vl�ed m unnFt taM1inK J tcl�c�Wc ycw(�mg.uN czu�a�u� ��ryw'ta hn drr w�a�Lc�. ! Llxe i��pmnry �-F�<k dame or ilitcfics tn divm n�nntt.w�� r,.��„��,m„�... lRu�m om inks+ MyWceMmi.,filiaouu �e �� uN�11m�l�iuuuiumauea J Fa oJ�b..eE pu�q��m m�� matrz ia me ea� w p« I Ae.eseh w w ecelirn� (mm of ewnoe wovo� Eor AuloB�>a�»m �� •'� 1 a w mn a�.pvcau �e. Jlbo'1 matia6�auaebavummt�6nuva+mll }i�u� cN�nnrv.odvihrni.alT.m (cxow �ue�n v lirua�.o,t�ezw.w..i�nvudw�.�.n�e. L+ee.0 inaN�NenMalnre. � o a., aa n ro .� � ux w�a�w�«.oa r iio,. �e�i a;.a��.. a ,d.aVcl�Fe��eam+IlmixersreomsmEfa.yv�c JPa'i�I�i�anAdv�IProm n-h�allon+.IryzkiDP�R rmrcn�nmmM�rtaaM1 azpeN�eeUi+poxolrwed .Mne�M blestiv6 mnY � s^"W� w a� wll�ci�d'w pW�ic !H'6eo<IaninF�P��dn.ewa}msidevvpenro4ueri�m. C�vpcbWmECmpouEo2utrvp. IIT�pmeefuaeWpr.soc�ia�tv.No�uw.ne_ +.! Ecee o��o tin..eu, not tlo�v ye dri.ew.�� w we iA�: vlrcn�n �i�um �Lu�i�. Jf c rn R*b�Cnv.Huic,agertpdcwa�hm�rodin a� an'A yroAc in�o d'vt �ru«e,yo..i� o.o� oea,ao..�. c,�nme Fc�rrying�mmm�m«mmrl.�fm��.��« MI�1�PorxilmAyoMedpounEmforfWfmq�emu �'��ncickftanm+l ��. amenaed JAwi�c+ennwve.a'mdua�x9mbrtWbgaqrhal�orevu. JN�M1mFe'nki��yi��rn.+n�.M1exireinTictu�nll�F�.�wen i[enr ��Ircae iv J N, �w nw w� , vn acyu prtq�xtv nuEwn �M1eRc� IN Qu "ry omnflomd�.0 `4' "^ �+"'°�o�vmw.aU � - J'a �1e�VVm tb �Attycl<Iar4Kcbwl�o(b�ukeuwn�e�ea�aLialtill. .mlco "" 1�'xulo�n�onor�Jnr lMnk bmkev �aa�a�comekmndvrwiN . ne�n,� wa� s�o,�e iw-, � r�o�.,i M�.H �a�„� ary� m�n p�n,s �. s i✓��w� ��o ora�� mr wa.,r a ow� •[iur�cE 6.no s, tic ni a i.vl. �um a slurtY deWs� md re�uo.�e fivw ie J N��m W ir +�I�J v� Lu��.l�nu wu+� ��.uriJ. JN...�Loee.E+xuu:r:t�I.,.IvvuuY4xkv��u1.U.i y swee0 �ueWM. rre�aM,m�m;�m K.,��a�aon;vca„aawi i4ou�Nw�.mz�o<srn r� i��.mawe pun�> or :un nn�amm8 W. menryl �m :nip �rt nsbwv. aM� vmno:� nm m��l M1� �I�mmM nt � iv.�rd� n J Ilo ii�i pL<c W J ws.�� in gi�ii��e. In cmwniviuu wi�F lW6mse�wmV 1 dWdi�<xtenon»i@Liph- aeyWwr�teeec�eWy.ave�4py�yrvaiWp�unmF r e �I � �4ai�. Maxh � a�« auro a du� ne forpihu�. m a�i}ro.M Fnp or ronuW<n.01 ��k�. ��li� i wc r� �oaluoJlli�ha w pn YarJw�.. �)Fuil�4np�1 fimt �ify��crolca(�mv JDonablovere�kele� . .IumW.�amet. . �r.SwP�Pu�ih�wu�r�uwybony��r.Iwiun�Jn�� wu�eaa�srtrea�mmiuJ6oniviowkwpvxdeci.�on. Pao!/FauubiNSp�Muvhvan<e J ke.v�,ece..pecWmv.�.•�.... _.._ . _n�r mrvkkr�mklbm Cemra�am�W�. x+u .... .- - lA,��c�oord�. � M fe�a n��nn�do. �� r r �..��. ��y?mmm �..� tsw a�,��a.r.,<w�M.wrmr.�w, � ��w , �. a�ra<..�era�we�s .� o, mrcaa�,.mmm,�ian.m. xm .aocue�. uw,<�o�ma�,a�w<�«w�mw.�m. m� a b �ge weuwmry IwNJI. A�riu. �x�i<vo.Ron.eu�ec��cu,�w mnr.�.suw�a �c.nio�,wn,��.��o,mm�.+ewe�un� �vcl�Mintnl�b�ea.esWmka.s�nna. n(�fal�inedtry�M1e �YJM g ahi.c wv untiry ri�i�k a. xAvc.pipc cl..mw � rs�n�ia��nnsm•.,�.mewa<enx.�mm�smm.�w eo�� fnmH �.n�mdl tleiin IiN�mn m&,rtl'��y �ccY�tio� �„ n.,,,d�,�a.rc a��ywa:. . s no „� �e «,�..e.,,�e .��;am c��,voi o�e�..,;m (�/� ' .�nou.e.a�a owi omm+- Storm drain pc►lluters may be liable for fines of up ta $25�OW �ir �y. �o�'°��"� ",.yn�.�aron.,�,,.�mm. �wncoi,x��.n�[ww,m,.e�iu .�a�oiee odn-.Chcc�w��60�vaalmrtl-u�IWµivbiry- <yrm�avMDyWwre6<be�mmtplm[ bac\'" W IicY WHY SHOULD WE WORRY ABOUT SOIL EROSION? I Water and wind carry soil from our Bay Area land down into our streams, ]akes and the Bay. This soil carries with it po1Tu- tants such as oi1 and grease, chemicals, fertilizers, animal wastes and bacteria, which threaten our water quality. Svch erosion also costs the home construction industry, Iocal governrnent, and the homeowner untold millions of dollars a year. Nature slowly wears away land, but human activities such : construction increase the rate of erosion 200, even 2,000 tim� that amount. When we remove vegetation or other objects th hold soil in place, we expose it to the action of wind and wat and inaease its chances of eroding. The Ioss of soil from a construction site results in Ioss of topsc minerals and nutrients, and it causes ugly cuts and gullies in ti Iandscape. Surface runoff and the materials it carries with it cIc our culverts, fIood channels and streams. Sometimes it destro� wildlife and damages recreational areas such as Iakes and r servoirs. As an example, road and home building in the Oakland hi1l above Lake Temescal flled the Iake to such an extent that it ha� to be dredged in 1979 at a public cost of $750,000. NEED MORE INFORMA?ION? ABAG has produced a slide/tape show on soil erosion called "Money Down the Drain." It is available for showing to any interested group. CaII ABAG Public Affairs at (415) 841-9730. ABAG has also published a"Manual of Standards for Sur- face Runoff Control Measures" which deals extensively with designs and practices for erosion prevention, sedi- ment control, and control of urban runoff. The manual addresses problems and solutions as tfiey apply tc California and the Bay Area. It can be purchased frorr, ABAG and is available on reference at many Iocal Iibrarie� and in city and county public works and planning depart- ments. USDA Soi1 Conservation Service personnel are willing to provide more information on specifc erosion problems. This brochure is a cooperative proJect of the Association of Bay Area Governments and the East Bay Regional Park District. nssoan�r�oN OF BNv REA GOVEPNMENTS Hotel Claremont Berkeley, California 94705 (415)841-9730 PKOrEC�ING EAST BAY REGIONAL PARK DISTRICT 11500 Skyline Blvd. Oakland, CA 94619 531-9300 YOUR .. � . . �� EROSION EROSION CONTRt�L CAN PROTEC? YOUR PROPERTY AND PREVEN? FUTURE HEADACHES j Vegetation•stabilized Bare Slope: Headaches l�) l� Slope: Security aad Liability � � cr � {� : �l • soil in place • mudslide danger • minimum of • Ioss of topsoil ��/� erosion • clogged storm `.�: �� / • fewer winter clean- drains � flooding -:�.�. � �� up problems probtems � • protection for • expensive � /� house foun- cleanup f��`' � �dations • eroded or ' �/ buried house '�`'� /'% ��j foundations �/ � : I r�j��/(lpJ,/ /fI .��-l^�'�' f �t,a.i�Y. . ,�/ /l( I ` j ' �� I : � w. `�'; . /'� �/// j 1 '�y .�IQ .1' �V♦ !�%�l // � • T. �t ::, jtif�• /, l `��i;:0��:4 �.�� t�� `r�..��» �� , • '✓ .. � . • ... /� �� e �� ;/ TIPS FOR THE HOMBOWNE� "Winterize" your property by mid-September. Don't wait until spring to put in Iandscaping. You need wiater protection. Final landscaping can be done Iater. Inexpensive measures installed by fa1l wi1l give you protection quickly that wi11 Iast aII during the wet season. In one afternoon you can: • Dig trenches to drain surface runoff water away from problem areas such as steep, bare slopes. • Prepare bare areas on slopes for seeding by raking the surface to Ioosen and roughen soil so it will hold seeds. /• � . ��` � , ,�' �� Seeding of bare slopes • Hand broadcast or use a"breast seeder." A typical yard can be done in Iess than an hour. • Give seeds a boost with fertilizer. • Mu1ch if you can, with grass clippings and Ieaves, bark chips or straw. • Use netting to hold soil and seeds on steep slopes. � r f r.... ...5.: ,. • l�t7eCK WI'tt1 jjOiSi iO�ai iiUfS�iy ivi auvi�e. ► � Winter alert • Check before storms to see that drains and ditches are not clogged by Ieaves and rubble. • Check after major storms to be sur� drains are clear and vegetation is holding on slapes. Repair as necessary. • Spot seed any bare areas. �� ' • ' � • • / !`��f � � � � � �''�� %' 9 : �ipfd'a;+f+.. � 1 � � ��1 't. ''ll�,� . � � • �'�lh.. �e..,�.. �� `�� Soil erosion costs Bay Area homeowners millions of doI- lars a year. We Iose valuable topsoil. We have to pay for damage to roads and property. And our tax money has to be spent on cleaning out sediment from storm drains, channels, Iakes and the Bay. You can protect your prop- erty and prevent future headaches by following these guidelines: BEFORE AND DURIN� CONS'IRUCTION • Plan construction activities during spring and summer, so that erosion control measures can be in place when the rain comes. • Examine your site carefully before building. Be aware of the slope, drainage patterns and soil types. Proper site design will help you avoid expensive stabilization work. Preserve existing vegeta- tion as much as possible. Limit grading and plant removal to the areas under current construc- tion. (Vegetation wi1l naturally curb erosion, �mnrnvo t4-�o a»r�oaranrg r,...•.. rr_�_....._ and the value of your property, and reduce the cost of landscaping later.) • Use fencing to protect plants from f�1I material and traffic. If you have to pave near trees, do so with permeable as- phalt or porous paving blocks. • Preserve the natural contours of the Iand and disturb the earth as Iittle as possible. Limit the time in which graded areas are exposed. • Minimize the Iength and steepness of slopes by benching, terracing, or _ constructing diversion - - structures. Landscape � \` ��' benched areas to stabilize . the slope and improve its appearance. • As soon as possible after grading a site, plant vegetation on a11 areas that are not to be paved or otherwise covered. • Control dust on graded areas by sprinkling with water, restricting traffc to certain routes, and paving or gravel- ing access roads and driveways. I'EMPORARY MEASURES 70 �4��.I`� '��l€ S�IL Grass provides the cheapest and most ef- fective short-term ero- sion control. It grows quickly and covers the ground completely. To find the best seed mix- tures and plants for your area, check with your Iocal nursery, the U. S. Department of Ag- riculture Soil Conserva- tion Service, or the University of California Cooperative Extension. Mulches hold soil moisture and provide ground protection frorn rain damage. They also provide a favorable envi- ronment for starting and growing plants. Easy-to-obtain mulches are grass clippings, leaves, sawdust, bark chips and straw Straw mulch is nearly 100% effective when held in place by spraying with an organic glue or wood fiber (tackifiers), by punching it into the soil with a shovei or roiler, or by tack- ing a netting over it. Commercial applications of wood f bers combined with various seeds and fertilizers (hydraulic mulching) are effec- . . .. .. ...: ;:: � . . : . . .:. .. . . : tive in stabilizing stoped areas. ° ° .. ; . :.: Hydraulic mulching with a tackif er should , . , ::... . . • :.: be done in two - .. _:_.-.. � -: -.:.. separate appli- . .. . .. :...... ...... .... cations: the first � � composed of seed fertilizer and half the mulch, the second composed of the remaining mulch and tackifier. Commer- cial hydraulic mulch applicators — who also provide other erosion control serv'rces — are Iisted under "landscaping" in the phone book. ___-__— '`. ;;� +. J % �. _ _ : - 1 - � �;,_�'°mi Mats of excelsior, Jute netting and plastic sheets can be ef- fective temporary covers, but they must be in contact with the soil and fastened securely to work effectively. Roof drainage can be collected in barrels or storage con- tainers or routed into Iawns, planter boxes and gardens. Be sure to cover stored water so you don't collect mos- quitos, too. Excessive runoff should be directed away from your house. Too much water can damage trees and make foundations unstable. STRUCTURAL RUNOFF CON?ROLS Even with proper timing and planting, you may need to protect disturbed areas from rainfall until the plants have time to establish themselves. Or you may need permanent ways to transport water across your property so that it doesn't cause erosion. To keep water from carrying soil from your site and dump- ing it into nearby Iots, streets, streams and channels, you need ways to reduce its volume and speed. Some exam- ples of what you might use are: perimeter dike jute netting 6 \ i„�;E,(„):r;\ �nlr,r. . t, 1r uiVeiSiuii uit bench / straw mulch Riprap (rock Iining) — to protect channeI banks from erosive water flow • Sediment trap—to stop runoff carrying sediment and trap the sediment � : :;:: :: . � �� /. P • Storm draia outle protection—to reduc� the speed of water fIow ing from a pipe onto open ground or into a natural channel • Diversion dike or perimet¢r dike — to divert excess water to places where it can be disposed of properly �p'J*`''� .�,~ �' ^w`� .�� -» F�-.. �� '� ��'� -- ,, , _' ; , ,�.� � �� ; - _ :.r � ___ 7:.�,� ,._.. .r�.-. ,..... r„�. - - � • Straw bale dike—to stop and detain sediment from small unprotected areas (a short-term measure) • Perimeter swafe—to divert runoff from a disturbed area — or to contain runoff within a disturbed area . . . • Grade stabilizatioa structure — to carry concentrated runoff down a slope sediment trap o. ..... O_ J.. �.. . _ �l . . � n-� . . . outlet protection' �� —-—— --——- ;_l�--_.——-- :s,:.�o�— "��--�-—---- „0 8� .�.�. _so �, —" se� m3 s�=' � �^' —:a—� -�� — e.. ..�. , / xieeoc b Gli °�� „a � � .aa�..o � � � --� p� �� p�R r.y � ,. �e��o i � � �` l � b �o�Nuw _� n� �a _ _ � .f .o>,�,n..� -K �+.,, -- }� - —Cv i Hew'rz�s �eri �� ADJCMER-5 RESIOENGE fAPPRD%IHATE fOOTPRINT) /• \ � r° —= � , x g > ;; : X ,o _ M,�� I �o.,> �� 2 � 32 � � � U �� 7 � I —_� 1A --VG rsKaE 050 � � f �� l �� A DRIVEWAY PROFILL SCALf: �l o'•� ff CUT & FILL: 50 CY "� 4DbINER'S RE9IDENCE fdPPR7%IHdiE FOOTPRMT) � � x � � 33� Oy'e� . _�I�J �nBaartn. r�.— .a� a..e. ��f� �oe�ua rtn orc eea " - � ow�eiu� rini e[n cm- ems Y � SITE DEVELOPMENT PLAN � SEi@AQC$ NO7E5: � ':T� i xe�soecvcri.wwna+��.rm�er�a� c.aa��ro� xmi¢evRuavNne � �EGEND sewm��.�¢ee+� �ordaeotvuKncl awenim�an,r4.p. � mi ieaoevz wncrto mm �o ow rt�.ei rosu_ Eo .o o,��,��o��o .�„��,a�.�,�o.��,, ��°�� oM,�.�.. '� �`�� iAY � � 200 i Prc��o�s� � _ _y � I ClTY Of= BUI�LINGAtUIE PI.AIVNING DEPT. ��r�ved , _ ,_ _ _� B SECTION 4I �• .. . � � � / _� 1 — _ � rm.w n+w �I '�' � FRONT GLEVATION RIGHT ELEVATION (DRNEWAY� �T -_� ,_ ��,��'�� ;;� r✓ UF rUR�ifVGAME FL��JNIi�IG DEPT. P��v��Js ty � pPr�ved �� EE . enionc.w�see � \ .. __.... \\ I � � � � y � � oHc..a�.� � � L� EE . e�ir,r�e. ruea � � ��m�� °�� 2007 � VITY pi= C:U�tLiNGAME � F'L/�NNIIV.�'z DE('7. ��V10�S { � �o�� y �� . � _:t�i�� :' ::,�-- r � �r� ��rr�,��rt ��r' r � � ---___�� .m�,.�.d,.� RIGHT ELEVATION ' R r_ �� rrn ' 1��-�� — — � ��"�`�� ,�Y � � 200�7 , „ _,,._ ,.,, �� FLAPJNING DEPT. � � �oc�sl A f� r�ve� Y � -�------------ PRONT ELBVATION 1� 31 ��.e l C� GARAGEFLOORPLAN ��,._,.. LEFT ELEVATION -sc�rr,�m REAR ELEVATION --scxcelrrra- - A rsbitrott � r----� 205 Pa� Road, Suite 203 Bud'u�gmne, Celifomis 94010 FAX 650.579.0115 650.579.5762 E-Meil: edmin(drrgaich.mm Architect: � T.RAIOd1N (i4H(i �' 47�.t12 'k D� 14�09 ,(,T � G�1� i �..„S�'."w°"��". �k�: M^a'°"�C ��'�:� � • Consultern(s): 1460 Drake Ave- Leff Neighbor , 1444 Drake Ave- RigM Neighbor NEI GNBORHOOD FR 3 SCALE: MTS Project Tide: GINGKO REStDENCE New Residence APN: 026-042-140 1452 Drake Avenus BuNingame, CA Ownei{s): Gingko, LLC Sheet Contcnls: uF�_r,�eynnR�npD PNOTQS S�e1��. ASNOTID Dmm� by a�ear rne Job D.�e�. 19.giPL-08 5y�ur, DD REVIAOi6 w.. x��d�� Hv D.e A �„� :e/'� �q . .. � Vi iaga (�a�x � �'q�C� .BIpQ �e�!?r - �. .. r� ��a r��: 0+�� . � �b �i�,�_ �,.�� ,�� z,- �� ar �\a y�-A m� � S� �, � ��N C�� 4�,� � Cd��,f� � �.' . '�y8 � �SUBJECT PROPERTY 8��'8f.�y Ca�r.o e 4�� , `�'. ��, - _ View towards Right Side yard �R - �� `: .�!��'�� SID� YARDS AS SEEN FROA�I S _ _ _ �L SCALE: N1S �,� �`'�� ci�rY o� BUP�i��A�,n� �`�` � �'� ��,�r�':``">�,, �� ;�.��,�»� �;;.:;�� CGl1(��Ui�iTY DEVELOPP�iENT DEPARTME�IT �u��fNGA�iIE �,�� PlMROSE ROAD �� BURLINGA�A�, CA �401� ,,�, t,- ; ��;�,� �'� '� `�' PN: (650) 558-7250 � FRX: (650) 6�� .�,� `��„�--`,.� www.burlingame.org �'=^�� - _ :�� a �� r= - �-� _ � �_ �, .. -��.... y _- . S�.'�d� Site: 1452 DRAKE Ai/ENUE The City of Burlingame Pianning Cammission announces the following pu6lic hearing on MONDAY, JANUARY 26, 2009 at 7:00 P.M, in the City Hall Council Cham6ers, 501 Primrose Road, Burlingame, CA: Application for Design Review and Special Permits for decfining height envelope and attathed garage for a new, two story single famify dwelling at 1452 DRQKE AVENUE z o n e d R-1. (resuhmitta/ of sr pro je�t which was deni�d Yvi;h�u; �rEjv��ceJ AFi�i C26-042-14G Mniled: January 16, 2009 (Please refer to other side) � �:: 1.i _ _ . __ �� ^ _ , � ��L.; �� . _.. .. ..��s �� i,;3�:� �,,� 3 � -_ =i` - A copy of the application and pians for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the pubiic hearing, described in the notice or in written correspondence delivered to the citv at or prior to the public hearing. � Property owners who receive thi� nntirP ara rg�nnncihlo fnr i;;t�;;;;;;;y ihcii �...�� v�v��. ivi tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Director , .� (P/ease refer to other side) r ,;'^� � :�: : . j;`z „ti a ' ' x ,� � i� Y �� ,y" � .�. ''�� ` . �� ,.,"�� r x �� ..�� k , s +„ �° " r - � �h�.. �-�:.�:i, �.r i �r � "t.� ��.. i<�'. �, tY!� � h . �i. ��h , ��` �' _ �, �� .. .�-� . L��. �fl�f �- , � ,: �;: -. f . �% F �,.�, ': r � * �� , t+ � +,> �. d., n F y� 4 � +.�'��'p . q - r �A �� "�:��.: 7 ;.i � I I �#u' ��; � ,# � V Y fl �. _ _�� y „w�T.: �.. .t�f, � � +� � n �� . i - .r � . Fr . � �`3#. . `, , + �� s� � .. � � �� i{ ; r � `� ` � �Z",�"-. N°�� -�.�, ... ,s,.�a „f � � �. � rt�� i � �� . � � � � �� `a � t � � - � �k`�$ � ��- � . � � � � .s�?'�+ ' �`�$` �#,��.�'g ,� : : ,.�' � xo-�}r � ,�° . �� . [ ' ,� �'��„ „r,��^6r . � "'� S' y�sn> K� Y YYe. ; �t p �' i � . 4� _ � fi,�.. � : x � � A � � �.�'t +.^ � v}', � � � � �a .��.�� „,� �. �� j�� w� � � �. � � �� ^�� x �'� �� ti F , � �� _,._�✓' �.., < � . . _ _� s£= _�-i-. �, ,* �� 1452 Drake Avenue .,� � `: � , � _ :� . �� - �.��