HomeMy WebLinkAbout1517 Drake Avenue - Staff ReportItem No. 8a
Regular Action Item
PROJECT LOCATION
1517 Drake Avenue
City of Burlingame
Design Review and Special Permit
Address: 1517 Drake Avenue
Item No. 8a
Regular Action Item
Meeting Date: May 8, 2017
Request: Application for Design Review and Special Permit for building height for a first and second story
addition to an existing single family dwelling.
Applicant and Designer: Robert Wehmeyer, Wehmeyer Design
Property Owner: Joseph Covalesky
General Plan: Low Density Residential
APN: 026-033-070
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 15301 (e)(1) of the CEQA Guidelines, which states that additions
to existing structures are exempt from environmental review, provided the addition will not result in an increase
of more than 50% of the floor area of the structures before the addition.
Project Description: The existing two-story house with a detached two -car garage contains 2,558 SF (0.43
FAR) of floor area and has three bedrooms. The applicant is proposing to replace the existing uncovered front
porch with a new covered porch and to replace the existing second floor with a new second floor. The total
proposed floor area is 3,185 SF (0.53 FAR), where 3,420 SF (0.57 FAR) is the maximum allowed (including
covered porch exemptions). This proposed project is 235 SF under the maximum allowed FAR and within 6% of
the maximum allowable FAR.
The applicant is requesting a Special Permit for building height. The existing house measures 26'-9" above
average top of curb and the proposed height is 32'-6", where a Special Permit is required for a height between
30 and 36 feet. The proposed height to the highest roof ridge is 2'-6" above the maximum allowed building
height of 30'-0".
The proposed project includes increasing the number of bedrooms from three to five (the family room on the first
floor qualifies as a bedroom since it is enclosed and measures at least 70 SF in area). A minimum of two
covered and one uncovered parking spaces are required for a five -bedroom house. The existing two -car
detached garage will not be altered, which provides two covered parking spaces (19'-1" wide x 22'-11" deep
clear interior dimensions). One uncovered parking space is provided in the driveway leading to the garage. All
other Zoning Code requirements have been met. The applicant is requesting the following applications:
■ Design Review for a first and second story addition (C.S. 25.57.010 (a) (2)); and
■ Special Permit for building height between thirty (30) and thirty-six (36) feet (32'-6" proposed)
(C.S. 25.26.060 (a) (1)).
This space intentionally left blank.
Design Review and Special Permit
1517 Drake Avenue
1517 Drake Avenue
Lot Area: 6,000 SF Plans date stamped: April 4 and April 27, 2017
EXISTING
PROPOSED
i
ALLOWED/REQ'D
SETBACKS
Front (1st fir):
21'-l" to porch
21'-2'/2" to porch
21'-1" (block average)
25-1'/2" to house
25-1'/2" to house
21'-1" (block average)
(2nd fir):
464"
31'-71W1
'
Side (left):
9'-6'/2"
10'-6'/z" to 2nd floor
4'-0"
(right):
%a3'-7"'
'-7%4
S'
4'-0"
Rear (1st fir):
52'-4'/4"
no change
15'-0"
(2nd fir):
.................... _.._......_.......................... .........................................................
52'-4'/4"
...... _..-....... _.... _... __......................................................................... _._..___......__._._
52'-4%"
..................
20'-011
r...... _._—..........
Lot Coverage:
2188 SF
2189 SF
2400 SF
36.4%
36.4%
40%
FAR:
2558 SF
3185 SF
3420 SF 2
0.43.._FAR
........_._.._........._. _._.
__._.._....._..............0: 53 FAR...._._......_-_............�._....___....._....._..--0.57
FAR
# of bedrooms:
3
5
---
.......... .............................................................................................................
Off -Street Parking:
...............................................................................................................................................
2 covered
no change
.........
2 covered
(19'-1" wide x 22'-11" deep)
(18' x 18' for existing)
1 uncovered
1 uncovered
(9' x 20')
(9' x 20')
Building Height:
26'-9"
32'-6"
Special Permit requested 3
DH Envelope:
complies
complies
CS 25.26.075
' Existing nonconforming left side setback.
2 (0.32 x 6000 SF) + 1100 SF + 400 SF = 3420 SF (0.57 FAR)
3 Special Permit for building height between 30 and 36 feet (32'-6" proposed) (CS 25.26.060(a) (1)).
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 April 24, 2017,
the Commission provided comments and questions about the project and voted to place this item on the regular
action calendar when all information has been submitted and reviewed by the Planning Division (see attached
April 24, 2017 Planning Commission Minutes).
Please refer to the attached applicant's response letter and revised plans, date stamped April 27, 2017, for
responses to the Commission's comments and a summary of changes made to the project since the design
review study meeting. The applicant also revised/updated the Special Permit Application as requested by the
Commission (see attached, date stamped May 2, 2017).
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;
4
Design Review and Special Permit 1517 Drake Avenue
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 addition (featuring a
combination of gable and hip roofs, composition shingle roofing, proportional plate heights, stucco siding, and
aluminum clad wood windows with simulated divided lites and wood trim) is compatible with the existing house
and character of the neighborhood and 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, therefore the
project may be found to be compatible with the requirements of the City's five design review criteria.
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 Special Permit Findings: That because the subject property slopes up from the street with a
difference of approximately 8'-0" between the sidewalk and finish floor of the house and the building height is
measured from the average top of curb elevation, it results in an overall taller roof height and causes the roof of
the house to extend to 32'-6" above average top of curb level; that the encroachment above the 30' height limit is
comprised of a pitched roof with minimal impact to the appearance of bulk and mass, the project may be found to
be compatible with the special permit criteria.
Planning Commission Action:
The Planning Commission should conduct a public hearing on the application, and consider public testimony and
the analysis contained within the staff report. Action should include specific findings supporting the Planning
Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any
action should be stated clearly for the record. At the public hearing the following conditions should be
considered:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
April 27, 2017, sheets A0.0 through A3.3, and date stamped April 4, 2017, sheets A0.1, A2.0.2, A2.2,
A2.3, A3.4, A3.5, A5.0, A9.0, and 1-1.1;
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);
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;
M
Design Review and Special Permit 1517 Drake Avenue
4. that the conditions of the Building Division's April 5, 2017 memo and the Parks Division's February 17,
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 or removal of the existing structures and any grading or earth moving on the site shall not
occur until a building permit has been issued and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District;
7. that prior to issuance of a building permit for construction of the project, the project construction plans
shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning
Commission, or City Council on appeal; which shall remain a part of all sets of approved plans
throughout the construction process. Compliance with all conditions of approval is required; the
conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
and installed on the portions of the roof not visible from the street; and that these venting details shall be
included and approved in the construction plans before a Building permit is issued;
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;
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. 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;
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 Division; and
14. 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.
19
Design Review and Special Permit
1517 Drake Avenue
Ruben Hurin
Senior Planner
c. Robert Wehmeyer, applicant and designer
Attachments:
April 24, 2017 Planning Commission Minutes
Response Letter Submitted by the Applicant, dated April 27, 2017
Revised Special Permit Application, date stamped May 2, 2017
Application to the Planning Commission
Special Permit Application
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed April 28, 2017
Aerial Photo
City of Burlingame BURLINGAME CITY HALL
Y g 501 PRIMROSE ROAD
BURLINGAME BURLINGAME, CA 94010
Meeting Minutes - Draft
Planning Commission
Monday, April 24, 2017 7:00 PM Council Chambers
b. 1517 Drake Avenue, zoned R-1 - Application for Design Review and Special Permit
for building height for a first and second story addition to an existing single family
dwelling (Robert Wehmeyer, Wehmeyer Design, applicant and designer; Joseph
Covalesky Tr, property owner) (55 noticed) Staff Contact: Ruben Hurin
Attachments: 1517 Drake Ave - Staff Report
1517 Drake Ave - Attachments
1517 Drake Ave - Plans
All Commissioners had visited the site. Chair Gum met with neighbors at 1516 and 1521 Drake Avenue
and Commissioner Sargent met with the homeowner.
Senior Planner Keylon gave an overview of the staff report.
Questions of Staff.•
> What are the regulations regarding accessory structures; is the shed in the rear allowed to remain?
(Keylon: yes so long as the shed is not over 120 SF it would not trigger need for a conditional use
permit.)
> Is the shed included in lot coverage and FAR? (Keylon: yes.)
> When measuring height, is there an allowance for the slope of the lot? (Keylon: there aren't specific
regulations regarding the structure height from adjacent grade; height is measured from the top of curb.)
> Is there some accommodation for the integrity of the architectural character that is a factor when
considering a special permit for declining height envelope and height? (Meeker this has been an
unwritten policy of the Commission to do so.)
Chair Gum opened the public hearing.
Rob Wehmeyer represented the applicant.
Commission Questions/Comments:
> Hard to see the existing conditions because of heavy growth in the back. Are the existing Elm trees
to remain? There is heavy bush right against house, is that to remain? (Wehmeyer: the front yard will be
re -landscaped, though the main trees near the street will remain.)
> There will be more visibility along that side of the house where the addition is to be placed?
(Wehmeyer: es, can see it better on the side elevation.)
> Looks like the height of the house from first floor to highest ridge height is only 24'-7" which sounds
like a normal two-story house. If you could add into the justification for the special permit that the
blended mass is a two-story house but because of the slope of the lot a special permit is necessary.
Essentially a typical two story house on an upsloping lot.
> Chimney on sheet A3.1, existing elevation remain but proposed elevation drawn differently.
(Wehmeyer: will be altered, will place an insert into it.)
> Little confused about A3 — looking at gable on the front, the roofline on front doorway — theres an
additional piece off the back (Wehmeyer: that is the existing roofline of the old porch. We were trying to
City of Burlingame Page 1 Printed on 51312017
Planning Commission Meeting Minutes - Draft April 24, 2017
replicate that, to stay true to original design of house.)
> Was any consideration given to making the porch broader, wider, or deeper? (Wehmeyer: the wider
it gets, the steeper the gable, the steeper the gables on second floor and higher ridge. Wider makes it
bulky when looking up at lawn to it. Felt like too big for rest of the house. Deeper starts shrinking the
front setback.)
Public Comments:
There were no public comments.
Chair Gum closed the public hearing.
Commission Discussion:
> Something funny with all the curves. Low arch underneath two gables fits very well but the eyebrows
seem out of place; some elements of the design don't hold together.
Commissioner Sargent made a motion, seconded by Commissioner Loftis, to place the matter on
the Regular Action calendar when ready for Commission action. Chair Gum asked for a voice
vote, and the motion carried by the following vote:
Aye: 6 - Loftis, Gum, Terrones, Sargent, Gaul, and Comaroto
Absent: 1 - Kelly
City of Burlingame Page 2 Printed on 51312017
April 27th, 2017 RECEIVED
Ruben Hurin - Senior Planner APR 2
City of Burlingame Planning Division ��1%
CITY OF BURLINGAME
RE: Covalesky Residence CDD-PLANNING DIV.
Project Address: 1517 Drake
Description: Interior Remodel and Second Floor Addition to an existing two- story residence
Date of Original Planning Submittal: February 2"d, 2017
Reviewed at Planning Commission Meeting: April 24th, 2017
Revised for Planning Commission Meeting: May 8th, 2017
Dear Mr. Hurin:
Summary of Changes in Response to Planning Commission Meeting 4/24/2017
We have revised the design of the Covalesky Residence in response to comments made during
the Planning Commission Meeting on April 242h, 2017. The main concern from the Commission was about
the various curves throughout the project. They felt that between the eyebrow roof line on the front
elevation, the curved details in the gable ends, the arched door, and the round window on the rear
elevation that something was unresolved. We decided to change the eyebrow roof line to a gabled
dormer with detailing the same as on the other gable roof ends on the front efevation. We felt that this
integrated the disparate design pieces and created a cohesive whole.
Additionally, we removed the notes that said that the existing chimney was going to remain
unaltered. We have removed the chimney from the drawings and noted that the fireplace will stay and be
replaced with a sealed gas direct vent unit.
We believe this addresses all of the concerns of the Planning Commission and we hope to be
included on the Planning Commission Meeting Calendar for May 8th, 2017. Please do not hesitate to
contact us if you have any further questions or considerations.
Best Regards,
Robert C. Wehmeyer, PBD AIBD
RCWehmeyer Design Build
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
CITY
.t _
BURLINOAME
CITY OF BURLINGAME R E
SPECIAL PERMIT APPLICATION
A�
- 2 2017
CITY OF BURLINGAME
CDD-PLANNING DIV.
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.
This neighborhood has a wide range of residential structures however most are two-story homes. The existing
residence has a second story addition that is only 3'-7 1/4" from the right property line across from the neighbors
second story addition. However the proposed construction brings the addition into compliance with the city
required DHE by increasing the side setback to 7'-10" and thus reducing the impact on the neighbor. The neighbor
on the left side of the subject property has a split level home that presents a two-story wall to 1517 Drake at the
rear of their home. We have proposed an elevation on this side with massing closest to the front of the home with
lower roof line so the sections are staggered and minimize impact on the neighbors.
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 homes in this neighborhood have a wide variety of architectural styles. The style of the existing front facade is
an English Cottage with steeply pitched roofs, stucco exterior, window shutters and a round entry door. We have
proposed a project that will retain the distinct style characteristics of the existing residence throughout the
exterior while adding other details such as stone siding and gable detailing that are common to this style as well.
The most important feature of the existing home is the steeply pitched entry roof which we have echoed in the
proposed gable on the second floor and the gable dormer over the windows on the second floor. We have also
changed the front porch entry that it is accessible from stairs facing the street which can be seen in many homes in
this neighborhood.
3. How will the proposed project be consistent with the residential design guidelines
adopted by the city (C.S. 25.57)?
The proposed project is consistent with the residential design guidelines because it proposes a style that is
consistent with the existing home and will not be in conflict with the traditional styles prevalent in the
neighborhood . We have brought the second floor into compliance with the city's guidelines for the DHE and have
manipulated the roof lines and massing of the second floor to reduce the impact on the neighbors. We did not
significantly alter the existing footprint pattern of the home which has a detached garage and is common in the
neighborhood. We are applying for a Special Permit for Ridge Height because the lot slopes up steeply from the
top of curb so the overall height exceeds the maximum allowed building height by 2'-6". However when looking at
the distance from the first floor finished floor to the ridge the measurement is only 24'-7 1/2" which is typical of a
two-story home in the area.
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.
This project does not require the removal any trees and proposes the addition two new trees. sPECPERM.FRM
BURLINGAME16 bW
COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
Fx1 Design Review
❑ Conditional Use Permit
❑ Variance ❑
❑ Special Permit ❑
PROJECT ADDRESS: 1 �1 _7 bRAV-, NF_
UJ» [
Name: Robert Wehmeyer
Address: 1204 Burlingame Ave Suite No 7
City/State/Zip: Burlingame, CA 94010
Phone: (650) 340-1055
E-mail: r_ob(a)rcwehmeyer.com
ARCHITECT/DESIGNER
Parcel #: Q Z(.v O �— 07 b
Zoning / Other:
PROPERTY OWNER
Name: rC O c C0\PO_—ems"
Address:
City/State/Zip: i���-[ N C�l�►��� CYk 'ty 01D
Phone:
E-mail: 1 f7 e Cwla,fs LL O u l kay • C pyY7
Name: Robert Wehmeyer/ Wehmeyer Design
Address: 1204 Burlingame Ave Suite No 7 R{ ECi E N '
City/State/Zip: Burlingame, CA 94010 - y ?;^;j7
Phone: (650) 340-1055 CITY OF BURLINGAME'
CD'D-PLANNING D!11.
E-mail: rob(a-)-rcwehmever. com
Burlingame Business License #: 29217
Authorization to Reproduce Project 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 ofMiq Planning approval process and waive any claims against the City
arising out of or related to such action. (Initials of Architect/Designer)
PROJECT DESCRIPTION: k N TF5 L Op,
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AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and belief—)
Applicant's signature: <-- Vic Dater , 2ot7
I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning
Commission. _101
Property owner's signature: mL. Date: V:eeP, 1,4X—"4 1, '2�7
Date submitted: Ll `7
S: �HANDOUTS�PC Application. doc
Project Comments - Planning Application
Project Address: 1517 Drake Avenue, zoned R-1, APN: 026-033-070
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling.
From: Rick Caro III
Building Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1) Specify on the plans whether the fireplace is a gas or solid wood -burning device. If the fireplace
is a solid wood -burning device clearly state on the plans that the fireplace will meet all
requirements as a U.S.EPA Phase II certified wood -burning device.
2) If the fireplace is a solid wood -burning device then specify on the plans that the fireplace
chimney will terminate at least two feet higher than any portion of the building within ten feet or
will be retrofit with a fireplace insert (not a log lighter.) 2016 CRC § 1003.9 or 2016 CBC 2113.9
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
3) 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.
18.10.100 Appendix C, Figure C amended —Exit terminals of mechanical draft and direct -vent
venting systems.
The Figure in Appendix C of the 2016 California Residential Code is amended by adding the
following note:
Note: Where the property line is less than ten (10) feet from the exit terminal of any newly installed or
replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must
be increased to three inches (3 ") or, as an alternative, manufacturer -approved baffles must be installed.
(Ord. 1856 § 7, (2010); Ord. 1889 § 8, (2013))
Reviewed By: Rick Caro III Date: April 5, 2017
650 558-7270
Project Comments - Planning Application
Project Address: 1517 Drake Avenue, zoned R-1, APN: 026-033-070
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling.
From: Rick Caro III
Building Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1) On the plans specify that this project will comply with the 2016 California Building Code, 2016
California Residential Code (where applicable), 2016 California Mechanical Code, 2016
California Electrical Code, and 2016 California Plumbing Code, including all amendments as
adopted in Ordinance 1889. Note: If the Planning Commission has not approved the project prior
to 5:00 p.m. on December 31, 2016 then this project must comply with the 2016 California
Building Codes.
2) This project will be considered a New Building because, according to the City of Burlingame
Municipal code, "when additions, alterations or repairs within any twelve-month period exceed
fifty percent of the current replacement value of an existing building or structure, as determined
by the building official, such building or structure shall be made in its entirety to conform with
the requirements for new buildings or structures." This building must comply with the 2016
California Building Code for new structures. BMC 18.07.020
Note: Any revisions to the plans approved by the Building Division must be submitted to, and
approved by, the Building Division prior to the implementation of any work not specifically
shown on the plans. Significant delays can occur if changes made in the field, without City
approval, necessitate further review by City departments or the Planning Commission.
Inspections cannot be scheduled and will not be performed for work that is not shown on the
Approved plans.
3) Due to the extensive nature of this construction project the Certificate of Occupancy will be
rescinded once construction begins. A new Certificate of Occupancy will be issued after the
project has been final. No occupancy of the building is to occur until a new Certificate of
Occupancy has been issued.
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 any 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.
4) 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.
5) On the plans show that all openings in exterior walls, both protected and unprotected, will
comply with 2016 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.
6) Specify on the plans whether the fireplace is a gas or solid wood -burning device. If the fireplace
is a solid wood -burning device clearly state on the plans that the fireplace will meet all
requirements as a U.S.EPA Phase II certified wood -burning device.
7) If the fireplace is a solid wood -burning device then specify on the plans that the fireplace
chimney will terminate at least two feet higher than any portion of the building within ten feet or
will be retrofit with a fireplace insert (not a log lighter.) 2016 CRC § 1003.9 or 2016 CBC 2113.9
18.10.100 Appendix C, Figure C amended —Exit terminals of mechanical draft and direct -vent
venting systems.
The Figure in Appendix C of the 2016 California Residential Code is amended by adding the
following note:
Note: Where the property line is less than ten (10) feet from the exit terminal of any newly installed or
replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must
be increased to three inches (3 ") or, as an alternative, manufacturer -approved baffles must be installed.
(Ord. 1856 § 7, (2010); Ord. 1889 § 8, (2013))
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.
8) 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.
Reviewed By: Rick Caro III Date: February 13, 2017
650 558-7270
Project Comments - Planning Application
Project Address: 1517 Drake Avenue, zoned R-1, APN: 026-033-070
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling.
From:
Bob Disco
Parks Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
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.
Landscape to remain the same.
1- 24" landscape tree added to landscape plan
Reviewed By: BD Date: 4.10.17
650.558.7333
bdisco@burlingame.org
Project Comments - Planning Application
Project Address: 1517 Drake Avenue, zoned R-1, APN: 026-033-070
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling.
From: Bob Disco
Parks Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Rehabilitated landscape must comply with the Water Conservation in Landscape
Ordinance (attached) Irrigation plan due for Building Permit.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
No Comment
Reviewed By: BD Date: Z • 1-7. 17
650.558.7333
bdisco@burlingame.org
Project Comments - Planning Application
Project Address: 1517 Drake Avenue, zoned R-1, APN: 026-033-070
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling.
From: Christine Reed
Fire Dept.
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
Note: Fire sprinkler requirements already addressed on plan.
Reviewed By: Christine Reed Date: 2-14-17
650-558-7617
CITY
dL
Project Comments - Planning Application
Project Address: 1517 Drake Avenue, zoned R-1, APN: 026-033-070
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling.
From: Martin Quan
Public Works Engineering
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
No comments at this time.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
1. Based on the scope of work, this is a "Type I" project that requires a Stormwater Construction Pollution
Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required
prior to the start of any construction (on private property or in the public right-of-way).
Reviewed By: Martin Quan Date: 2/17/17
650-558-7245
CITY
Project Comments - Planning Application
Project Address: 1517 Drake Avenue, zoned R-1, APN: 026-033-070
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling.
From: Carolyn Critz
Stormwater
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
Project does not create or replace >2,500 square feet of impervious surface nor have any
architectural copper. Nothing further needed at this time.
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
Any construction project in the City, regardless of size, shall comply with the city's stormwater
NPDES permit to prevent construction activity stormwater pollution. Project proponents shall
ensure that all contractors implement appropriate and effective Best Management Practices
(BMPs) during all phases of construction, including demolition. When submitting plans for a
building permit, please include a list of construction BMPs as project notes, preferably on a
separate full size (2'x 3' or larger) plan sheet. A downloadable electronic file is available at:
http://www.flowstobay.org/Construction under Construction BMP Brochures: Construction
BMP Plan Sheet.
For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance
Manager, at (650) 342 3727, ext. 118, or carolyn.critz(a-)veolia.com
Reviewed By: Carolyn Critz Date: February 22, 2017
(650) 342 3727, ext. 118
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW,
AND SPECIAL PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Design
Review and Special Permit for building height for a first and second story addition to an existing single
family dwellinq at 1517 Drake Avenue Zoned R-1 Joseph Covalesky, property owner, APN: 026-033-
070;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on May 8,
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 15301 (e)(1), which states that additions to existing
structures are exempt from environmental review, provided the addition will not result in an
increase of more than 50% of the floor area of the structures before the addition, is hereby
approved.
2. Said Design Review and Special Permit are approved subject to the conditions set forth in
Exhibit "A" attached hereto. Findings for such Design Review and Special Permit 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 8th day of May, 2017, by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review, and Special Permit
1517 Drake Avenue
Effective May 18, 2017
Page 1
1. that the project shall be built as shown on the plans submitted to the Planning Division date
stamped April 27, 2017, sheets A0.0 through A3.3, and date stamped April 4, 2017, sheets
A0.1, A2.0.2, A2.2, A2.3, A3.4, A3.5, A5.0, A9.0, and L1.1;
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);
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 Building Division's April 5, 2017 memo and the Parks Division's
February 17, 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 or removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be required
to comply with all the regulations of the Bay Area Air Quality Management District;
7. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by the
Planning Commission, or City Council on appeal; which shall remain a part of all sets of
approved plans throughout the construction process. Compliance with all conditions of
approval is required; the conditions of approval shall not be modified or changed without the
approval of the Planning Commission, or City Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued;
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 Permit
1517 Drake Avenue
Effective May 18, 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. 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;
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 Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
•
CITY OF BURLINGAME
'
BURLINGAME
t
COMMUNITY DEVELOPMENT DEPARTMENT
501 PRIMROSE ROAD
BURLINGAME, CA 94010
`?
PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 1517 DRAKE AVENUE
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, MAY 8, 2017 at
7:00 P.M. in the City Hall Council Chambers, 501 Primrose
Road, Burlingame, CA:
Application for Design Review and Special Permit for
building height for a first and second story addition to an
existing single family dwelling at 1517 DRAKE AVENUE
zoned R-1. APN 026-033-070
Mailed: April 28, 2017
(Please refer to other side)
PUBLIC HEARING
NOTICE
City of Burlingame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other side)
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