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HomeMy WebLinkAbout1145 Cortez Avenue - Staff ReportJ PROJECT LOCATION 1145 Cortez Avenue Item # 1 0.. Consent Calendar Cityof Burlingame Item # 14 a. g Consent Calendar Design Review and Special Permits Address: 1145 Cortez Avenue Meeting Date: 08/08/05 Request: Design review and special permits for building height and for reduction of parking spaces on -site for a first floor remodel and second story addition. Applicant and Designer: JD & Associates APN: 026-163-030 Property Owners: Steve and Courtney Love Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15301 Class 1(e)(2) - additions to existing structures provided the addition will not result in an increase of more than 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive. Summary: The existing one-story house, with a detached two -car garage (520 SF), contains 1,922 SF (0.32 FAR) of floor and has two bedrooms. The existing lower floor utility room has a ceiling height of 6'-0" and therefore is not included in FAR. The applicant is proposing to remodel the existing first floor, expand the lower floor (area does not count in FAR since ceiling height is less than 6-0") and add a new 1,205 SF second floor. With the proposed addition, the floor area will increase from 1,922 SF (0.32 FAR) to 3,371 SF (0.56 FAR) where 3,375 SF (0.56 FAR) is the maximum allowed (includes exemptions for covered porch and chimneys). The proposed project is 4 SF below the maximum FAR allowed on this property. A special permit for building height is required (31'-9" proposed where 30'- 0" is the maximum allowed). With this project, the number of bedrooms will increase from two to four. One covered (10' x 20') and one uncovered (9' x 20') parking spaces are required for increasing the number of bedrooms. All other zoning code requirements have been met. The applicant is proposing to demolish the existing 520 SF detached two -car garage and replace it with a new 355 SF detached one -car garage. A special permit is required to reduce the number of on -site parking space from two covered to one covered. The following applications are required: • Design review for a first floor remodel and second story addition (CS 25.57.010, 5); • Special permit for building height (3l'-9" proposed where 30'-0" is the maximum allowed) (CS 25.28.060, a, 1); and Special permit for a reduction in the number of parking spaces existing on site (from two covered to one covered parking spaces) (CS 25.28.035, b). Design Review and Special Permits 1145 Cortez Avenue Table 1 —1145 Cortez Avenue Lot Area: 6,000 SF Existing Proposed Allowed/Required SETBACKS .......................................................................................................................................................................................................................................................... Front (1st flr): 26'-10" no change 15'-0" or avg of block (2nd flr): none 31'-4" ................................................4'-0t,........................ 20'-0" ...................................................................................................................................................................................................................................................................................................................................... Side (left): 7'-6" ,. 9'-0" to 2"d floor I (right): 10'-0" 10'-0" to 2"d floor 4'-0" Rear (1st flr): 34'-11" to deck no change 15'-0" 46'-11" to house no change (2nd flr): .......................................................................................................................................................................................................................................................1...... none 46'-11" ...................................................................................................................................................................................... 20'-011 Lot Coverage: 2207 SF 2042 SF I 2400 SF 36.7% ...........................................................................................................:.................................................................................................................................................................................................................................................................. 34% 40% FAR: 1922 SF 3371 SF 3375 SF' ......................................................................................................................................................................................................................................... 0.32 FAR ................:.................................................................................................................................................................................................................................................................. . 0.56 FAR . 0.56 FAR # of bedrooms: 2 4 --- Parking: 2 covered i 1 covered 2 1 covered 1 uncovered (10' x 20') (10' x 20') 1 uncovered 1 uncovered ........................................._(9�..X.............................................20')i................_........................(9'._X.. ........................................22'-10" 20')........................................... Height:............_ ....................................................................................................................................................................................................................................................................................................................................... t 31'-9"3 1 + 30'-011 DHEnvelope: complies j complies see code ' (0.32 x 6000 SF) + 1100 SF + 355 SF = 3375 SF (0.56 FAR). 2 Special permit for a reduction in the number of parking spaces existing on site (from two covered to one covered parking spaces). 3 Special permit for building height (31'-9" proposed where 30'-0" is the maximum allowed). Staff Comments: See attached. Planning staff would note that although requested by the Planning Commission, no changes were made to the height of the space between the first and second floors (see below). July 25, 2005, Design Review Study Meeting: At the Planning Commission design review study meeting on July 25, 2005, the Commission noted that the project is designed well and noted that they especially liked the second floor window style matching the existing first floor windows (July 25, 2005, Planning Commission Minutes). The Commission placed this item on the consent calendar and 2 Design Review and Special Permits 1145 Cortez Avenue asked the designer to consider reducing the spacing between the first and second floors from 18 inches to 12 inches. The designer notes that 18 inches is proposed because a 14-inch second floor TGI Truss system would be built on top of the existing 4-inch ceiling joists. In order to reduce the spacing by 6 inches, the existing ceiling would have to be removed. The applicants do not want to remove the existing ceiling and therefore are proposing to keep the spacing at 18 inches as proposed. No other changes were made to the project. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Findings: Based on the findings stated in the attached minutes of the Planning Commission's July 25, 2005, design review study meeting, that the second floor addition is well -designed, that the new addition is consistent with the existing house because the new windows on the second floor will match the style of existing windows on the first floor, that the addition blends in well with the existing house, supports the neighborhood and enhances the design of the community, the project is found to be compatible with the requirements of the City's five design review guidelines. Findings for a Special Permit: In order to grant a special permit for height and for a reduction in the number of parking spaces existing on site, 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. 3 Design Review and Special Permits 1145 Cortez Avenue Special Permit Findings for Building Height: Based on the findings stated in the attached minutes of the Planning Commission's July 25, 2005, public meeting, that the area exceeding 30'-0" in height measures 75 SF in area at the center of the roof, that the existing first floor finished floor is 3'-6" above adjacent grade, that the proposed roof pitch on the second floor addition is designed to match the existing roof pitch, and that the proposed 3 F-9" height enhances the architectural style of the building, the project is found to be compatible with the special permit criteria listed above. Special Permit Findings for reduction in the number of parking spaces existing on site: Based on the findings stated in the attached minutes of the Planning Commission's July 25, 2005, public meeting, that the proposed 4-bedroom house requires two on -site parking spaces, one of which must be covered (one covered and one uncovered proposed), that the 97-6" long driveway provides enough space for four vehicles, that the proposed detached garage will match the design of the house, that the existing deck at the rear of the house encroaches into the back-up space for one of the vehicles in the existing two -car garage and makes it unusable, therefore there is actually one covered parking space on -site and the project is found to be compatible with the special permit criteria listed above. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include findings made for design review and special permits. The reasons for any action should be clearly stated 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 Department date stamped June 29, 2005, sheets 1-7 and G-1, and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 3. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Department; 4. 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; 5. that prior to final 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; M Design Review and Special Permits 1145 Cortez Avenue 6. 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; 7. that the conditions of the Chief Building Official's May 13, 2005, memo, the City Engineer's, Fire Marshal's and Recycling Specialist's May 16, 2005, memos, and the NPDES Coordinator's May 19, 2005, memo shall be met; 8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 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; and 10. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance. Ruben Hurin Planner c. JD & Associates, applicant and designer 5 City of Burlingame Planning Commission Unapproved Minutes July 25, 2005 engineer or other licensed professional shall provide architectural certificat].2 that the architectural details such a indow locatio and bays are built hown on the approve lans; if there is no licensed prof sional involved ' the project, the pro y owner or contractor all provide the certificati n under p alty of perjury 11) that prior to fi inspection, Planning D artment staff will ins pe and note ompliance of t architectural details in materials, window t e, etc.) to verify that the p j ect has been built accordi to the approved PI ng and Building plans- 12) that all air ducts, pl bing vents, and flues shall combined, where p sible, to a single termin 'on and installed on the po ions of the roof not visible f in the street; and th hese venting details shal e included and approved* the construction plans before Building permit i ssued; 13) that the appl' ant shall comply with O inane 1503, the City of Bur 'ngame Storm Wat anagement and Discha e Control Ordinance; an at during demolition of e e sting residence, s' e preparation and const ction of the new reside e, the applicant shall e all applicable "best agement practices" as id tified in Burlingame's S rrri Water Ordinance, prevent erosion and off ite sedimentation of sto water runoff', and 14 that the project shal eet all the requirements f the California Buildi and Fire Codes, 2001 dition, as amended y the City of Burlingam . The motion was second by C. Keighran. Duran called for a voice vo on the motion to approvX. The motion passed on a 6-0-1 (C. Osterling ). Appeal procedures w We advised. This item concluded at 8:15 p.m. IX. DESIGN REVIEW STUDY ITEMS 8. 1145 CORTEZ AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMITS FOR HEIGHT AND REDUCTION OF PARKING SPACES ON -SITE FOR A LOWER FLOOR REMODEL AND SECOND STORY ADDITION (JD & ASSOCIATES, APPLICANT AND DESIGNER, STEVE AND COURTNEY LOVE) (63 NOTICED) PROJECT PLANNER: RUBEN HURIN C. Deal recused himself because of a business relationship with the property owner and left Council Chambers. CP Monroe briefly presented the project description. There were no questions of staff. Chair Auran opened the public comment. Steve Love, property owner was present to answer questions. Commissioners noted that barge rafters at the front don't match the barge rafters at the rear. Mr. Love noted that they tried to go with less ornate detailing on the sides and rear because the front is very ornate and did not want to over do it. Owner noted that they did not want to expand the footprint of the house, like the open yard in the front and the rear, that is why they added a second story. There were no other comments from the floor and the public hearing was closed. C. Keighran made a motion to place this item on the consent calendar. This motion was seconded by C. Vistica. Comment on motion: Beautiful job, like how the windows on the upper and lower floors match; nice design however, somewhat concerned because the project is at the maximum size allowed, but the two-story walls are broken up with the roof plane, notice that the first floor has a 9 foot plate and the second floor has an 8 foot plate, but there is 18" of structure between the floors, look at reducing this by 6", usually only 12" between floors; well done, even though the house is big the detail softens it. Chair Auran called for a vote on the motion to place this item on the consent calendar when plans had been 9 City of Burlingame Planning Commission Unapproved Minutes July 25, 2005 revised to reduce the space between the floors by 6 inches as directed. The motion passed on a voice vote 5- 0-1-1 (C. Deal abstained and C. Osterling absent). The Planning Commission's action is advisory and not appealable. This item concluded at 8:20 p.m. C. Deal returned to the dias. X. PLANNA REPORTS City Cou FYI: Dis CP Pla area. 200 was canceled. t downtown area. eeting Dan Ionescu had ask;n4nel o make a presentation to the ing a mixed use project on Dly Avenue in the downtown ng of the City Council an lanning Commission in June, he t following a Council eeting this. This prese ation was mmissionlike to ave him make a prese ation to the d that there has en a lot of input on th embarking on the ecot mic study, need to give that t' e to "cook"; previous pres tape which is ava' able for all commissioners ho were unable to attePd presentation and ould like to see it. 7 ncil regular eeting of July 1" /ingommission ut presentations on Md that /ea nnapnt to thia presentation ocsed. Would theCofission? Commise e 't[owntown, now ntation is on video the City Council CP asked if a presentation in the staff re rt of the projects which o to the design reviewer is adequate. he noted that it is someti s a problem for staff be use all the issues which the commis 'on notes to be of concern are of addressed, sometimes cause the /ee t is unwilli , despit the design reviewers recom endation. How should t is be handlestaff re ?Co issioners noted that the design reviewer's comments s ould be put imly be ' d thest f report so that they are easy r the Commissioners to f d. Design revield ' clude ineir reports identification of ose things that the appli t did not address to address, and how the reviewer felt at these affected the outc me of the design reCommissionsuggested that staff might orter staff report byno re' eratingthe designreviomments andstate simply what the r ommendation was with a eference to the commentd in the staff report. - CP noted that a co of a Brookings In put at each co issioner's desk tonig Economic St y for the downtown financing a proaches discussed initincluded, e annual distribution of on Cali nua cities caused by the U stitute s dy titled "Financing P ht. It as suggested as work pr area that each commissioner h paper. Two memos fro memo on the Ralph M. Br Supreme Court's recent d cisio Chair Auydn adjourned the meeting a�:30 p.m. Respectfully submitted, Jerry Deal, Acting Secretary S:\MINUTES\Minutes Template.doc 10 rogr ssive Devel/impact o sses on the Sc ght want to be the City Attorne Act and a memo o n affecting the us Date: To: From: Subject Staff Review: Project Comments Ic - I 05/13/2005 ❑ City Engineer X Chief Building Official ❑ City Arborist ❑ City Attorney Planning Staff ❑ Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator Request for design review for lower floor remodel and 2nd floor addition at 1145 Cortez Avenue, zoned R-1, APN: 026-163-030 05/16/2005 1) All construction must comply with the 2001 California Building Codes (CBC), the Burlingame Municipal and Zoning Codes, and all other State and Federal requirements. 2) Provide fully dimensioned plans. 3) 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." Therefore, this building must comply with the 2001 California Building Code for new structures. 4) Obtain a survey of the property lines for any structure within one foot of the property line. 5) Roof eaves must not project within two feet of the property line. 6) Exterior bearing walls less than three feet from the property line must be constructed of one -hour fire -rated construction and no openings are allowed. 7) Rooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. 8) Provide guardrails at all landings. 9) Provide handrails at all stairs where there are more than two risers. 10)Provide lighting at all exterior landings. 11)The fireplace chimney must terminate at least two feet above any roof surface within ten feet. Project Comments Date: 05/13/2005 To: Y City Engineer ❑ Chief Building Official ❑ City Arborist ❑ City Attorney From: Planning Staff ❑ Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator Subject: Request for design review for lower floor remodel and 2nd floor addition at 1145 Cortez Avenue, zoned R-1, APN: 026-163-030 Staff Review: 05/16/2005 1. Storm drainage shall be designed to drain towards the street frontage. 2. Replace all displaced/damaged sidewalk, driveway, curb and gutter. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V %'e"- 6 Date: 5/16/2005 Project Comments Date: 05/13/2005 To: ❑ City Engineer ❑ Chief Building Official ❑ City Arborist ❑ City Attorney From: Planning Staff ❑ Recycling Specialist d Fire Marshal ❑ NPDES Coordinator Subject: Request for design review for lower floor remodel and 2nd floor addition at 1145 Cortez Avenue, zoned R-1, APN: 026-163-030 Staff Review: 05/16/2005 Provide a residential fire sprinkler throughout the residence. 1. Provide a minimum 1 inch water meter. 2. Provide double backflow prevention. Reviewed by: ,;���� Date: Date: To: From: Subject: Staff Review: Project Comments 05/13/2005 U City Engineer U Chief Building Official U City Arborist U City Attorney Planning Staff x Recycling Specialist U Fire Marshal U NPDES Coordinator Request for design review for lower floor remodel and 2nd floor addition at 1145 Cortez Avenue, zoned R-1, APN: 026-163-030 05/16/2005 Applicant shall submit a Recycling and Waste Reduction Plan for approval, and pay a recycling deposit for this and all covered projects prior to construction or permitting. Reviewed by: -ram Date: 6116110 5 Project Comments Date: 05/13/2005 To: City Engineer Oil Chief Building Official City Arborist 1100- City Attorney From: Planning Staff Recycling Specialist Fire Marshal ✓ NPDES Coordinator Subject: Request for design review for lower floor remodel and 2nd floor addition at 1145 Cortez Avenue, zoned R-1, APN: 026-163-030 Staff Review: 05/16/2005 Any construction project in the City, regardless of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution including but not limited to ensuring that all contractors implement construction Best Management Practices (BMPs) and erosion and sediment control measures during ALL phases of the construction project (including demolition). Ensure that sufficient amount of erosion and sediment control measures are available on site at all times. The public right of way/easement shall not be used as a construction staging and/or storage area and shall be free of construction debris at all times. Brochures and literatures on stormwater pollution prevention and BMPs are available for your review at the Planning and Building departments. Distribute to all project proponents. For additional assistance, contact Eva J. at 650/342-3727. Reviewed by:� o Date: 05/19/05 City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin ag me.org 4- � a` IT7 0 BY44!►ME APPLICATION TO THE PLANNING COMMISSION Type of application: Design Review X Conditional Use Permit Variance Special Permit X Other Parcel Number: Project address: /A J (fe) roe -?-- APPLICANT Name: Address: City/State/Zip: C ( ( Phone (w): 3 4'` > (;, © c4 (h): ARCHITECT/DESIGNER Name: Gh Address:�— City/State/Zip: w Phone (w): -S (h): (fl: S r1 �-- 944-6 PROJECT .�C PROPERTY OWNER I Name: S4--r-,0(f"5, I, ('� (� �Z- Address: 1 �- rf if City/State/Zip: 1.,-t Phone (w): (h): 5 --� 5 - ,3 ( (fl: Please indicate with an asterisk * the contact person for this project. RECEIVED MAY 13 2005 CITY OF BURLINGAME PLANNING DEPT. e-,tj VffcY— AFFADAVIT/SIGNATURE: I hereby certify under penalty of pedury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: - Date: I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. A L—P— Property owner's signature: Date: c 5;7- Date submitted: 5-1�' PCAPP.FRM CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P (650) 558-7250 F (650) 696-3790 4�, CITY Ct BURLINGAME CITY OF BURLINGAME SPECIAL PERMIT APPLICATION 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. S c=�E A-- TAC- f-E D 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. 3. How will the proposed project be consistent with the residential design guidelines adopted by the city (C.S. 25.57)? 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. SPECIAL PERMIT APPLICATION - CITY OF BURLINGAME Love Residence 1145 Cortez Avenue Burlingame, CA. Special permit for building height which is greater than 30 feet above the average top of curb by F-9" (plus or minus) Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood. The craftsman style is prevalent in the neighborhood. The proposed design incorporates massing and detailing which is architecturally positive to the proposed structure and to the neighborhood 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 new second floor and the first floor addition matches the style of the main dwelling and is consistent with the Craftsman style and the neighborhood. The neighborhood consists of an eclectic mix. The roof height is greater than 30 feet above the average top of curb due to the following: the first floor is Y-6" (plus or minus) above grade the second floor roof pitch matches that of the first floor at 6/12 How will the proposed project be consistent with the residential design guidelines adopted by the city (C.S. 25.57)? The Craftsman design is compatible in the eclectic neighborhood mix and in fact there are good examples of Craftsman architecture in the neighborhood. 4 Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. No trees are planned to be removed at this time. RECEI c- � MAY 2 3 2005 CITY OF BURLINGAME PLANNING DEPT. SPECIAL PERMIT APPLICATION - CITY OF BURLINGAME Love Residence 1145 Cortez Avenue Burlingame, CA. Special permit for reduction of covered parking spaces from two to one. One covered parking space is required. Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood. The craftsman style is prevalent in the neighborhood. The proposed design incorporates massing and detailing which is architecturally positive to the proposed structure and to the neighborhood 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 garage matches the style of the main dwelling and is consistent with the Craftsman style and the neighborhood. The neighborhood consists of an eclectic mix. How will the proposed project be consistent with the residential design guidelines adopted by the city (CS. 25.57)? The Craftsman design is compatible in the eclectic neighborhood mix and in fact there are good examples of Craftsman architecture in the neighborhood. The driveway runs along the south side and leads to the detached one car garage. 4 Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. No trees are planned to be removed at this time. RECEIVE MAY 2 3 2005 CITY OF 13URUNGAME PLANNING DEPT. 14b, CITY CITY OF BURLINGAME PLANNING DEPARTMENT BtJ JNGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 *� o TEL: (650) 558-7250 • FAX: (650) 696-3790 www.budingarne.org Site: 1145 CORTEZ AVENUE Application for design review and special permits of height and reduction of parking PUBLIC HEARING spaces on -site for a lower floor remodel and NOTICE second story addition at: 1145 CORTEZ AVENUE, zoned R-1. (APN: 026-163-030). The City of Burlingame Planning Commission announces the following public hearing on Monday, August 8, 2005 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed: July 29, 2005 (Please refer to other side) CITY OF BURLINGAME A copy of the applicatib an n) c th project tay be reviewed prior to the meeting rtrix w 40, 5a .Primrose Road, Burlingame, Caltfa' If you challenge t ub raising only I$ described in jh e at or prior to�he pu is Vie; P Property owfi ers a r their tenants &bou (650) 558-72�0 Margaret Mo City Planner z� PU (Please refer to other side) L1 be limited to iblic hearing, -d to the city informing please call RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND SPECIAL PERMITS RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for design review and special permits for building height and for reduction of parking spaces on -site for a first floor remodel and second story addition at 1145 Cortez Avenue, zoned R-1, Steve and Courtney Love, property owners, APN: 026-163-030; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on August 8, 2005, 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 Article 19, Section: 15301 Class l (e)(2) - additions to existing structures provided the addition will not result in an increase of more than 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive, is hereby approved. 2. Said design review and special permits are approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such design review and special permits are as set forth in the 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 8ch day of August, 2005 by the following vote: Secretary EXHIBIT "A" Conditions of approval for categorical exemption, design review and special permits. 1145 Cortez Avenue Effective August 18, 2005 that the project shall be built as shown on the plans submitted to the Planning Department date stamped June 29, 2005, sheets 1-7 and G-1, and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Department; 4. 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; that prior to final 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; 6. 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; 7. that the conditions of the Chief Building Official's May 13, 2005, memo, the City Engineer's, Fire Marshal's and Recycling Specialist's May 16, 2005, memos, and the NPDES Coordinator's May 19, 2005, memo shall be met; 8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 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; and EXHIBIT "A" Conditions of approval for categorical exemption, design review and special permits. 1145 Cortez Avenue Effective August 18, 2005 Page 2 10. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance. City of Burlingame Item # Design Review Study Design Review and Special Permits Address: 1145 Cortez Avenue Meeting Date: 07/25/05 Request: Design review and special permits for building height and for reduction of parking spaces on -site for a first floor remodel and second story addition. Applicant and Designer: JD & Associates Property Owners: Steve and Courtney Love General Plan: Low Density Residential APN: 026-163-030 Lot Area: 6,000 SF Zoning: R-1 Summary: The existing one-story house, with a detached two -car garage (520 SF), contains 1,922 SF (0.32 FAR) of floor and has two bedrooms. The existing lower floor utility room has a ceiling height of 6'-0" and therefore is not included in FAR. The applicant is proposing to remodel the existing first floor, expand the lower floor (area does not count in FAR since ceiling height is less than 6-0") and add a new 1,205 SF second floor. With the proposed addition, the floor area will increase from 1,922 SF (0.32 FAR) to 3,371 SF (0.56 FAR) where 3,375 SF (0.56 FAR) is the maximum allowed (includes exemptions for covered porch and chimneys). The proposed project is 4 SF below the maximum FAR allowed on this property. A special permit for building height is required (3 F-9" proposed where 30'- 0" is the maximum allowed). With this project, the number of bedrooms will increase from two to four. One covered (10' x 20') and one uncovered (9' x 20') parking spaces are required for increasing the number of bedrooms. All other zoning code requirements have been met. The applicant is proposing to demolish the existing 520 SF detached two -car garage and replace it with a new 355 SF detached one -car garage. A special permit is required to reduce the number of on -site parking space from two covered to one covered. The following applications are required: • Design review for a first floor remodel and second story addition (CS 25.57.010, 5); • Special permit for building height (3l'-9" proposed where 30'-0" is the maximum allowed) (CS 25.28.060, a, 1); and Special permit for a reduction in the number of parking spaces existing on site (from two covered to one covered parking spaces) (CS 25.28.035, b). Table 1 —1145 Cortez Avenue Lot Area: 6,000 SF Existing Proposed Allowed/Required SETBACKS ........................................................................................................................................................................................................................................................ i Front (st flr): 2non0" no change 15'-0" or avg of block ........................................................................................................................................................................................................................................f......................................................................... ................................. 201-011 ............................... ................ ................ .... ..................... ............. .. Side (left): 7'-6" 9'-0" to 2"d floor f...... 4'-0" (right): 10'-0" 10'-0" to 2"d floor I 4'-0" It Design Review and Special Permits Table 1 —1145 Cortez Avenue Lot Area: 6,000 SF 1145 Cortez Avenue Existing j Proposed Allowed/Required Rear (1st flr): 34'-11" to deck i no change 15'-0" 46'-11" to house j no change (2nd flr): .................................................................................................................................................................................. none ........................................... .......... 46'-11" ...................................................................... 20'-011 ........................................... Lot Coverage: 2207 SF i 2042 SF 2400 SF ........................................................................................................................................................................................................................................................................................................................................................... 36.7% 34% ......... 40% _ FAR: 1922 SF t 3371 SF 3375 SF' ............................ ....................................................................................... 0.32 FAR ................................................... _....................................... ............................_.-........... 0.56 FAR _......................... _.._.... .... _................................................. _....... _.._._......-.._........-......._. 0.56 FAR ----------- ........---- ......................_........... _ # of bedrooms: 2 4 i I --- i Parking: 2 covered 1 covered 2 1 covered 1 uncovered (10' x 20') (10' x 20') 1 uncovered I 1 uncovered ............................................ .................................................. ................... ........................................................................ ........................................................._1....................................._(9'._X...20')_........._.._.._ ............. ..... ;..................... _........... ...... .(..9'._x 20) .................................. - - - Height: ..................................................................._......................_.._.._............._.........................................................................................._........................._..............._........................................................................................................................................................................................................................................................ 22'-10" j 31'-9"3 30'-0" DH Envelope: complies j complies see code ' (0.32 x 6000 SF) + 1100 SF + 355 SF = 3375 SF (0.56 FAR). 2 Special permit for a reduction in the number of parking spaces existing on site (from two covered to one covered parking spaces). 3 Special permit for building height (31'-9" proposed where 30'-0" is the maximum allowed). Staff Comments: See attached. Ruben Hurin Planner c. JD & Associates, applicant and designer 2 • 0& CITY cZ CITY OF BURLINGAME PLANNING DEPARTMENT 9URLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 • TEL: (650) 558-7250 • FAX: (650) 696-3790 ,.m .,,�• www.burlingame.org Site: 1145 CORTEZ AVENUE j Application for design review and special Permits for height and reduction of parking PUBLIC HEARING spaces on -site for a lower floor remodel and second story addition at: 1145 CORTEZ NOTICE AVENUE, zoned R-1. (APN: 026-163-030). —� The City of Burlingame Planning Commission announces the following public hearing on Monday, July 25, 2005 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed: July 15, 2005 (Please refer to other side) CITY OF BURLINGAME A copy of the applic and 4 Wt*projecy be reviewed prior to the meeting �a Primrose Road, Burlingame C f'7 If you challe' e t �subj ri )' ma;; be limited to raising only I tr-;, L UIUblic hearing, described in h e N.r1t�� eivve ed to the city PZ at or prior to he pu c y eafjng- " k 4 x, Property ow rs e Xi e respon ble or informing their tenants bouio al info atio i, please call g (650) 558-72 0�, Margaret Mo �K b ffi City Planner PU CE (Please refer to other side) ACITY o," CITY OF BURLINGAME PLANNING DEPARTMENT 6URUNGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 TEL: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site:1145 CORTEZ AVENUE Application for design review and special permits of height and reduction of parking spaces on -site for a lower floor remodel and second story addition at: 1145 CORTEZ AVENUE, zoned R-1. (APN: 026-163-030). The City of Burlingame Planning Commission announces the following public hearing on Monday, August 8, 2005 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed: July 29, 2005 (Please refer to other side) PUBLIC HEARING NOTICE CITY OF BURLINGAME A copy of the applic andlr>th�project y be reviewed prior to the meeting Road, Burlingame, C o a, If you challe ` e txysub�e YOU in be limited to raisin onlyi dr �blic hearing, described in h e rit es::, live :ed to the city at or prior to he u c a in� P P �: lb, g Property ow biers vo e responsible l :or informing their tenants abou _>.. tiolial infor iatiq , please call 650 558-7 0. .i. Margaret Moni o City Planner �� PUSy .DICE (Please refer to other side) 72 2g 7276 _ j 7 22,5 72 ^� nh 77 Ap 7227 72 720 77A9 7713 727) 8 720 ) 7AS A 7275 720 7 7A7 O 72p9 7 70j 7 226 771?,? 7?2A 77 S2 7220 O n00 77A6 77 � 7276 7 7AA S 7272 �00 7A0 7227 72p 7 7A9 779s 7277 6 77AS 7732 2p 4 72p9 2p O 7 )A7 , 77�p 72p �/� 772A 7205 n00 7)60 O� )720 n^O� 77 18 7729 7 77A 77e, A n 77A p 7 727 7 2p n\O 7749 773 6 7 77� 9 )7AS )732 7 777 72 O n^� 7 7A7 28 �O 7 A OS )7S 7753 7720 , 2 7729 )776 2p7 77 AS 7) AA 77 S 7772 7756 7710 7 7.7700 77A9 , 7736 yy 7 77j 770A 1 77AS 77u' 776 n�a0 2 -" 77A7 772 7 709 h n n� 77,2 8: 770 S , O770 7 2 7 h0 / � 772 n� v 733 7776. 77A 7 7 7772 n,�0 8 7 1-7 170 AA 777) r9 )lA0 770A 77AS 7706 7 777 ,' 7700 O 7T? 2 7 709 770, �� 77.o 77pS 77`?S $'� 77 2A 00 n0 7p 77 29 7 72n `?6 1145 Cortez Avenue Mailed: July 29, 2005 Planning Commission Notices 63 Notices Parcel Owner Address City ST Zip 026 155 100 Geraghty William M.H K Trs 1209 Balboa Ave Burlingame CA 94010-4817 026 155 110 Vasey John 552 Summit Dr Redwood City CA 94062-3352 026 155 120 West William C.Noreen Ellen 1200 Cortez Ave Burlingame CA 94010-4859 026 155 130 Vinci Umberto V.F M R Trs 1204 Cortez Ave Burlingame CA 94010-4859 026 155 140 Kux Nancy 1208 Cortez Ave Burlingame CA 94010-4859 026 155 150 Parr Robert W.Olga 1212 Cortez Ave Burlingame CA 94010-4859 026 156 090 Canton Paul Jr.Lorraine Mary 1209 Cortez Ave Burlingame CA 94010-4860 026 156 100 Ghiotti Trust 1207 Cortez Ave Burlingame CA 94010-4860 026 156 110 Tiedeman William John 1205 Cortez Ave Burlingame CA 94010-4860 026 156 120 Blumer William.E 2002 Trust 1702 Broadway Burlingame CA 94010 026 156 130 Casey John T.Barbara D Trs 1720 Broadway Burlingame CA 94010-4824 026 156 140 Venkatadri Trust 1204 Cabrillo Ave Burlingame CA 94010-4805 026 156 150 Posey Trust 1208 Cabrillo Ave Burlingame CA 94010 026 156 260 Lucian Ronald F.Regina M 15010 Vista Knolls Dr Redding CA 96001-9524 026 162 010 Mcbride Rodger.Kay 1601 Broadway Burlingame CA 94010-4821 026 162 020 Bauer John H.Cira G 1149 Balboa Ave Burlingame CA 94010-4930 026 162 030 O'brien Donald G.Anne M 1145 Balboa Ave Burlingame CA 94010-4930 026 162 040 Canobbio Ronald T.0 M Trs 1141 Balboa Ave Burlingame CA 94010 026 162 050 Hardtke Horst Trust 1133 Balboa Ave Burlingame CA 94010-4930 026 162 060 Freethy Dorothy E Tr 1129 Balboa Ave Burlingame CA 94010-4930 026 162 070 Sanchez-zarco Jose.Laura;+ 384 Bowline Dr Vacaville CA 95687-4713 026 162 080 Troubetzkoy Alex 1121 Balboa Ave Burlingame CA 94010-4930 026 162 180 Mincher Rosalind V 1116 Cortez Ave Burlingame CA 94010-4933 026 162 190 Wilson Trust 1120 Cortez Ave Burlingame CA 94010-4933 026 162 200 Krause Julie A Tr 1124 Cortez Ave Burlingame CA 94010-4933 026 162 210 Norton Trust 1128 Cortez Ave Burlingame CA 94010-4933 026 162 220 Moriarty Robert B.L J Tr 1132 Cortez Ave Burlingame CA 94010-4933 026 162 230 Johnson Stephen R.Alisa M R 1228 Cortez Ave Burlingame CA 94010-4859 026 162 240 Jang Simon T.Tina E 1140 Cortez Ave Burlingame CA 94010-4933 026 162 250 Yee Michael W.Marlene C 1144 Cortez Ave Burlingame CA 94010-4933 026 162 260 Miranda Steven.Laurel Trust 1148 Cortez Ave Burlingame CA 94010-4933 026 162 270 Archini Frank M 1697 Broadway Burlingame CA 94010-4821 026 163 010 Garabedian Christopher N.Kristine H 1701 Broadway Burlingame CA 94010-4823 026 163 020 Merrill-kasper 2004 Trust 1149 Cortez Ave Burlingame CA 94010-4932 026 163 030 Love Steven.Courtney 1145 Cortez Ave Burlingame CA 94010-4932 026 163 040 Ribero Florence 1141 Cortez Ave Burlingame CA 94010-4932 026 163 050 Sky Anastacia 1137 Cortez Ave Burlingame CA 94010-4932 026 163 060 Wentworth Betty J 1133 Cortez Ave Burlingame CA 94010-4932 026 163 070 Basye John P 1129 Cortez Ave Burlingame CA 94010-4932 026 163 080 Smith Neil S.Charlene 1125 Cortez Ave Burlingame CA 94010-4932 026 163 090 Bentley Glen E.Kimberly A 1121 Cortez Ave Burlingame CA 94010-4932 026 163 100 Rogers Ernest S.V A Trs 1117 Cortez Ave Burlingame CA 94010-4932 026 163 190 Tassan Jerry M.Mary E 1116 Cabrillo Ave Burlingame CA 94010-4925 026 163 200 Rojas Raymond T.Lola D 1120 Cabrillo Ave Burlingame CA 94010-4925 026 163 210 Mason 1987 Trust 1122 Cabrillo Ave Burlingame CA 94010-4925 026 163 220 Skelton Joseph F Trust 1128 Cabrillo Ave Burlingame CA 94010-4925 026 163 230 Beltran Trust 1132 Cabrillo Ave Burlingame CA 94010-4925 026 163 240 Brew David A.Anita C Trs 1136 Cabrillo Ave Burlingame CA 94010 026 163 250 Kelly Robert C.Kristin R 1140 Cabrillo Ave Burlingame CA 94010-4925 026 163 270 Lubarsky Alexander H.Sharon P 1144 Cabrillo Ave Burlingame CA 94010-4925 026 163 290 Ballenger Michael.Linda D 1152 Cabrillo Ave Burlingame CA 94010-4925 1145 Cortez Avenue Mailed: July 29, 2005 Planning Commission Notices 63 Notices 026 163 300 Hartman Paul D Tr 1148 Cabrillo Ave Burlingame CA 94010-4925 026 171 130 Lum 2004 Trust 1209 Cabrillo Ave Burlingame CA 94010-4804 026 171 140 Pade Steven W 1205 Cabrillo Ave Burlingame CA 94010-4804 026 171 150 Bridges Alvin C.Vinnie L Trs 1201 Cabrillo Ave Burlingame CA 94010-4804 026 181 020 Mccune Allan A.Carolyn J 1141 Cabrillo Ave Burlingame CA 94010-4924 026 181 030 Smith Robert Press III 1137 Cabrillo Ave Burlingame CA 94010-4924 026 181 040 Ward James J.Kathleen E 1133 Cabrillo Ave Burlingame CA 94010-4924 026 181 050 Sidoroff Ludmila PO Box 5892 San Mateo CA 94402-5892 026 181 060 Everson Phyllis E 1121 Cabrillo Ave Burlingame CA 94010-4924 026 181 250 Hagel John III Tr 1153 Cabrillo Ave Burlingame CA 94010-4924 026 181 260 Robinson Of Pellegrini Trust 1149 Cabrillo Ave Burlingame CA 94010-4924 026 181 270 Silva James A Jr 1145 Cabrillo Ave Burlingame CA 94010-4924 CITY OF BURLINGAME AFFIDAVIT OF MAILING NOTICES STATE OF CALIFORNIA ) COUNTY OF SAN MATEO ) Kristina Krow , being duly sworn, deposes and says: that she is a citizen of the United States, over the age of 18 years, that acting for the City of Burlingame on the 29`h day of July 2005, deposited in the United States Post Office a NOTICE OF PUBLIC HEARING, a copy of which is attached hereto, with postage thereon prepaid, addressed to the persons listed on the addresses attached hereto and made a part hereof, to wit: that said persons are the owners of said property who are entitled to NOTICE OF HEARING pursuant to the Ordinances of the City of Burlingame that on said day there was regular communication by United States Mail to the addresses attached hereto. 1145 CORTEZ AVENUE 63 NOTICES 0 C CITY CZ CITY OF BURLINGAME PLANNING DEPARTMENT BURIJNOAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 TEL: (650) 558-7250 • FAX: (650) 696-3790 90 �b,,,,e „,ae• www.burlingame.org Site:1145 CORTEZ AVENUE Application for design review and special permits for height and reduction of parking PUBLIC HEARING spaces on -site for a lower floor remodel and second story addition at: 1145 CORTEZ NOTICE AVENUE, zoned R-1. (APN: 026-163-030). - -- The City of Burlingame Planning Commission announces the following public hearing on Monday, July 25, 2005 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed: July 15, 2005 (Please refer to other side) CITY OF BURLINGAME A copy of the applicatio an - th project ay be reviewed prior to the meeting , Primrose Road, Burlingame, C h If you challe < e t� ubje , : _ maX, be limited to raising only 5 " 1 S , 'Seib "the Ofiblic hearing, described in h pple' ritt � � "es ` elivered to the city at or prior to the' puNearing. �. Property owi rs ©.=.r o"t" �im e e respon#ble or informing their tenants bou t_ tioal mfornati ,please call (650) 558-72 0. h 13 Margaret MoV. City Planner ICE (Please refer to other side) Qae 2 A P79 IR A0 • ,� ^moo ,'72g9 C 7�'� '3i 7'31 •,77, 7� 8 ^per^ 723j 7�A 7S� ' l�le' 7�S ^y77 • 11 O 74?7^�77A977 7Pq0 7�', 7 ', '' •' 72 7�'3 77A7 72s 1 �1�� 77 10 . 77� , •'. 1'? 77AA `� 1276 7727 , ^�^ P72 '7A0 7�� '7� 174 777j 7?,7 . ' 777, 77AiS 77y� i 777S llgl� 7�09 77� f `� 2 0 •'?�� • 7' 7'�7 1 ,77 77 7748 77+ 777, 770 I 7, 77 ^ 7700 7270 . 771 ' 1�0y 77 77'P0 "7 �. ,729 7 11 77 77, S 7T 2 `r . 7�� 71 772 77Q4 77A9 17 77� 77 7 7q7 77�6 77� 77 7 77 0S , 1, • 7'07 . lO�_ / ^ �� 7`P. 177e. _. �7 • 777, � 77� 7qB t 770 170b 77+ 77 7709 7 .7 40 7,3j 77� - 71. _ 7 77 .77 I 2IF : ^� 7 7 `O 7 7776 �77-7 77 ^�^ "Ole07 ell 77`�2 •770 77� `49 '7�'S . Pe A3 ' �'q ` 7076 70- '7� A ^�.y > 1145 Cortez Avenue Mailed: July 15, 2005 Planning Commission Notices 63 Noticed Parcel Owner Address City ST Zip 026 155 100 Geraghty William M.H K Trs 1209 Balboa Ave Burlingame CA 94010-4817 026 155 110 Vasey John 552 Summit Dr Redwood City CA 94062-3352 026 155 120 West William C.Noreen Ellen 1200 Cortez Ave Burlingame CA 94010-4859 026 155 130 Vinci Umberto V.F M R Trs 1204 Cortez Ave Burlingame CA 94010-4859 026 155 140 Kux Nancy 1208 Cortez Ave Burlingame CA 94010-4859 026 155 150 Parr Robert W.Olga 1212 Cortez Ave Burlingame CA 94010-4859 026 156 090 Canton Paul Jr.Lorraine Mary 1209 Cortez Ave Burlingame CA 94010-4860 026 156 100 Ghiotti Trust 1207 Cortez Ave Burlingame CA 94010-4860 026 156 110 Tiedeman William John 1205 Cortez Ave Burlingame CA 94010-4860 026 156 120 Blumer William.E 2002 Trust 1702 Broadway Burlingame CA 94010 026 156 130 Casey John T.Barbara D Trs 1720 Broadway Burlingame CA 94010-4824 026 156 140 Venkatadri Trust 1204 Cabrillo Ave Burlingame CA 94010-4805 026 156 150 Posey Trust 1208 Cabrillo Ave Burlingame CA 94010 026 156 260 Lucian Ronald F.Regina M 15010 Vista Knolls Dr Redding CA 96001-9524 026 162 010 Mcbride Rodger.Kay 1601 Broadway Burlingame CA 94010-4821 026 162 020 Bauer John H.Cira G 1149 Balboa Ave Burlingame CA 94010-4930 026 162 030 O'brien Donald G.Anne M 1145 Balboa Ave Burlingame CA 94010-4930 026 162 040 Canobbio Ronald T.0 M Trs 1141 Balboa Ave Burlingame CA 94010 026 162 050 Hardtke Horst Trust 1133 Balboa Ave Burlingame CA 94010-4930 026 162 060 Freethy Dorothy E Tr 1129 Balboa Ave Burlingame CA 94010-4930 026 162 070 Sanchez-zarco Jose.Laura;+ 384 Bowline Dr Vacaville CA 95687-4713 026 162 080 Troubetzkoy Alex 1121 Balboa Ave Burlingame CA 94010-4930 026 162 180 Mincher Rosalind V 1116 Cortez Ave Burlingame CA 94010-4933 026 162 190 Wilson Trust 1120 Cortez Ave Burlingame CA 94010-4933 026 162 200 Krause Julie A Tr 1124 Cortez Ave Burlingame CA 94010-4933 026 162 210 Norton Trust 1128 Cortez Ave Burlingame CA 94010-4933 026 162 220 Moriarty Robert B.L J Tr 1132 Cortez Ave Burlingame CA 94010-4933 026 162 230 Johnson Stephen R.Alisa M R 1228 Cortez Ave Burlingame CA 94010-4859 026 162 240 Jang Simon T.Tina E 1140 Cortez Ave Burlingame CA 94010-4933 026 162 250 Yee Michael W.Marlene C 1144 Cortez Ave Burlingame CA 94010-4933 026 162 260 Miranda Steven.Laurel Trust 1148 Cortez Ave Burlingame CA 94010-4933 026 162 270 Archini Frank M 1697 Broadway Burlingame CA 94010-4821 026 163 010 Garabedian Christopher N.Kristine H 1701 Broadway Burlingame CA 94010-4823 026 163 020 Merrill-kasper 2004 Trust 1149 Cortez Ave Burlingame CA 94010-4932 026 163 030 Love Steven.Courtney 1145 Cortez Ave Burlingame CA 94010-4932 026 163 040 Ribero Florence 1141 Cortez Ave Burlingame CA 94010-4932 026 163 050 Sky Anastacia 1137 Cortez Ave Burlingame CA 94010-4932 026 163 060 Wentworth Betty J 1133 Cortez Ave Burlingame CA 94010-4932 026 163 070 Basye John P 1129 Cortez Ave Burlingame CA 94010-4932 026 163 080 Smith Neil S.Charlene 1125 Cortez Ave Burlingame CA 94010-4932 026 163 090 Bentley Glen E.Kimberly A 1121 Cortez Ave Burlingame CA 94010-4932 026 163 100 Rogers Ernest S.V A Trs 1117 Cortez Ave Burlingame CA 94010-4932 026 163 190 Tassan Jerry M.Mary E 1116 Cabrillo Ave Burlingame CA 94010-4925 026 163 200 Rojas Raymond T.Lola D 1120 Cabrillo Ave Burlingame CA 94010-4925 026 163 210 Mason 1987 Trust 1122 Cabrillo Ave Burlingame CA 94010-4925 026 163 220 Skelton Joseph F Trust 1128 Cabrillo Ave Burlingame CA 94010-4925 026 163 230 Beltran Trust 1132 Cabrillo Ave Burlingame CA 94010-4925 026 163 240 Brew David A.Anita C Trs 1136 Cabrillo Ave Burlingame CA 94010 026 163 250 Kelly Robert C.Kristin R 1140 Cabrillo Ave Burlingame CA 94010-4925 026 163 270 Lubarsky Alexander H.Sharon P 1144 Cabrillo Ave Burlingame CA 94010-4925 026 163 290 Ballenger Michael.Linda D 1152 Cabrillo Ave Burlingame CA 94010-4925 026 163 300 Hartman Paul D Tr 1148 Cabrillo Ave Burlingame CA 94010-4925 026 171 130 Lum 2004 Trust 1209 Cabrillo Ave Burlingame CA 94010-4804 026 171 140 Pade Steven W 1205 Cabrillo Ave Burlingame CA 94010-4804 1145 Cortez Avenue Planning Commission Notices 026 171 150 Bridges Alvin C.Vinnie L Trs 026 181 020 Mccune Allan A.Carolyn J 026 181 030 Smith Robert Press III 026 181 040 Ward James J.Kathleen E 026 181 050 Sidoroff Ludmila 026 181 060 Everson Phyllis E 026 181 250 Hagel John III Tr 026 181 260 Robinson Of Pellegrini Trust 026 181 270 Silva James A Jr Mailed: July 15, 2005 63 Noticed 1201 Cabrillo Ave Burlingame CA 94010-4804 1141 Cabrillo Ave Burlingame CA 94010-4924 1137 Cabrillo Ave Burlingame CA 94010-4924 1133 Cabrillo Ave Burlingame CA 94010-4924 PO Box 5892 San Mateo CA 94402-5892 1121 Cabrillo Ave Burlingame CA 94010-4924 1153 Cabrillo Ave Burlingame CA 94010-4924 1149 Cabrillo Ave Burlingame CA 94010-4924 1145 Cabrillo Ave Burlingame CA 94010-4924 CITY OF BURLINGAME AFFIDAVIT OF MAILING NOTICES STATE OF CALIFORNIA ) COUNTY OF SAN MATEO ) Kristine Krow , being duly sworn, deposes and says: that she is a citizen of the United States, over the age of 18 years, that acting for the City of Burlingame on the 151h day of July 2005, deposited in the United States Post Office a NOTICE OF PUBLIC HEARING, a copy of which is attached hereto, with postage thereon prepaid, addressed to the persons listed on the addresses attached hereto and made a part hereof, to wit: that said persons are the owners of said property who are entitled to NOTICE OF HEARING pursuant to the Ordinances of the City of Burlingame that on said day there was regular communication by United States Mail to the addresses attached hereto. 1145 CORTEZ AVENUE 63 NOTICES