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Home My WebLink About1145 Cortez Avenue - Staff ReportPROJECT LOCATION 1145 Cortez Avenue Item # Action Item City of Burlingame Amend`rcent to Design Review and Special Permit Item # gj Action Item Address: 1145 Cortez Avenue Meeting Date: 9/25/06 Request: Amendment to design review and request for special permits for building height 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. History: On August 8, 2005, the Planning Commission approved an application for design review and special permits for building height (31'-9" proposed where 30'-0" is the maximum allowed) and reduction in the number of parking spaces existing on site (from two covered to one covered parking spaces) for a first floor remodel and second story addition (August 8, 2005 P.C. Minutes). On May 22, 2006, the Planning Commission approved an application for amendment to design review for revisions to the originally approved project including changes to window sizes and the size of the utility room (May 22, 2006 P.C. Minutes). A building permit was issued on June 2, 2006, and construction is underway. Proposed Revision: The applicant is now requesting an amendment to the approved design review application and special permit for height for a first floor remodel and second story addition. The applicant submitted a letter and revised plans, dated stamped September 15, 2006, explaining the change to the project. A set of the originally approved and proposed building elevations has been included for comparison. The applicant notes that during construction, it was found that the condition of the framing between the existing first floor top plate and the new second floor top of sub floor transition was different than originally shown. The distance between the first floor top plate and the second floor sub floor is actually 3'-0" and not fl'-6" as originally shown. Therefore, this causes the overall building to increase from the originally approved 31'-9" to 33'-0" above average top of curb. A special permit for building height was approved with the original design (31'-9" approved where 30'-0" is the maximum allowed). A special permit is now required to increase the building height to 33'-0" where 30'-0" is the maximum allowed). There are no changes proposed to the plate heights of the first and second floors, 9'-0" and 8'-1 ", respectively. Other than the proposed change to the distance between the first floor top plate and second floor sub floor, the overall design of the house remains the same. Summary (includes proposed revisions, plans date stamped September 15, 2006): The existing one-story house, with a detached two-car garage 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, demolish the existing utility room and build a new utility room with a 7'-0" ceiling height 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 3,074 SF (0.51 FAR) where 3,378 SF (0.56 FAR) is the maximum allowed (includes exemptions for covered Amendment to Design Review and Special Permit 1145 Cortez Avenue porch, lower floor and chimneys). The proposed project is 304 SF below the maximum FAR allowed on this property. A special permit for building height is required (33'-0" 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 358 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 amendment for a first floor remodel and second story addition; and Special permit for building height (33'-0" proposed where 30'-0" is the maximum allowed) (CS 25.28.060, a, 1). Table 1 —1145 Cortez Avenue Lot Area: 6,000 SF Plans date stam ed Se tember 15, 2006 i Existing Proposed � Allowed/Required SETBACKS ; ;.... .... . . �.......... � Front (Ist flr): 26'-10" no change 15'-0" or avg of block (2nd flr): none 31'-4" ! 20'-0" Side (left): 7'-6" 9'-0" to 2°d floor ' 4'-0" (right): 10'-0" 10'-0" to 2°d floor � 4'-0" _. . . ; Rear (lst flr): 34'-11" to deck � no change � 15'-0" 46'-11" to house no change j (2nd flr): none 46'-11" ; 20'-0" : ... . .... ..... .............................................................. ;. , � Lot Coverage: 2207 SF 2042 SF � 2400 SF 36.7% ! 34% � 40% _ ......................................... ........ : .................................................. . . ................................................ ............ i FAR: 1922 SF 3074 SF ! 3378 SF' 0.32 FAR 0.51 FAR j 0.56 FAR ' (0.32 x 6000 SF) + 1100 SF + 358SF = 3378 SF (0.56 FAR). � Amendment to Design Review and Special Permit Table 1 —1145 Cortez Avenue 1145 Cortez Avenue Lot Area: 6,000 5F Plans date stam ed Se tember 15, 2006 Existing Proposed Allowed/Required ; ...............................................................................................................................:................................................................................................................................. # of bedrooms: 2 � 4 � --- ; ' � _..._ ............................................................................................................ .........._.........................._................._._........................................................................r.................................................................................................................................,........................_......._.............................................................................................. Parking: 2 covered ; 1 covered z 1 covered 1 uncovered (10' x 20') (10' x 20') ; 1 uncovered � 1 uncovered ........................................ .. .... . . � .... (9'.. X.._20') ......... ... .... .. :..........................................�9.�.._X. _2_0��........................................... f � Height: 22'-10" 33'-0"3 � 30'-0" DHE�velope: complies � complies see code 2 Special permit approved on August 8, 2005, for a reduction in the number of parking spaces existing on site (from two covered to one covered parking spaces). 3 Special permit required for building height (33'-0" proposed where 30'-0" is the maximum allowed). Staff Comments: See attached. Planning staff would note that since this request is an amendment to a previously approved project, the amendment was taken directly to action. If the Commission requires any additional information before action, this item can be continued. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on Apri120, 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 for a Special Permit: In order to grant a special permit for building height, 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; 3 Amendment to Design Review and Special Permit 1145 Cortez Avenue (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. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include findings made for the amendment to design review and special permit for building height. The reasons for any action should be clearly stated for the record. At the public hearing the following conditions should be considered (revised conditions in italics): 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped June 29, 2005, sheets 3, S and G-1, as amended by the plans date stamped May 2, 2006, sheets 1-2, 4 and 6, and as amended by the plans date stamped September 1 S, 2006, sheet 7, and that any changes to building mateYials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2. that the project shall be built as shown on the plans submitted to the Planning Department date stamped May 2, 2006, , and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 4. 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; 5. 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; 6. 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; 0 Amendment to Design Review and Special Permit 1145 Cortez Avenue 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the 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; 9. 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; 10. 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; 11. 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 12. 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 � ' City of Burlingame Planning Commission Unapproved Minutes VIII. REGULAR ACTION ITEM May 22, 2006 4-5. 1145 CORTEZ AVENUE, ZONED R-1 — APPLICATION FOR AMENDMENT TO APPROVED DESIGN REVIEW AND SPECIAL PERMITS FOR BUILDING HEIGHT AND FOR REDUCTION OF PARKIl�IG SPACES ON-SITE FOR A FIRST FLOOR REMODEL AND SECOND STORY ADDITION (JD & ASSOCIATES, APPLICANT AND DESIGNER; STEVE AND COURTNEY LOVE, PROPERTY OWNERS) (65 NOTICED) PROJECT PLANNER: RUBEN HURIl�T C. Deal recused himself because of a business relationship with the applicant. He stepped down from the dais and left the Council chambers. Reference staff report May 22, 2006, with attachments. Plr Hurin presented the report, reviewed criteria and staff comments. Eleven conditions were suggested for consideration. There were no questions of staff. Chair Auran opened the public hearing. Steve Love, property owner, was available to answer questions. There were no further comments and the public hearing was closed. C. Auran moved to approve the application, by resolution, with the following conditions: 1) that the project shall be built as shown on the plans submitted to the Planning Department date stamped May 2, 2006, sheets 1-2, 4 and 6-7, 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; 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 Maxshal'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 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; 10) 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 11) that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance. The motion was seconded by C. Cauchi. 4 City of Burlingame Planning Commission Unapproved Minutes 6. May 22, 2006 Chair Brownrigg called for a voice vote on the motion to approve. The motion passed on a 6-0-1 (C. Deal abstain). Appeal procedures were advised. This item concluded at 7:35 p.m. C. Deal returned to the chambers and took his seat on the dias. 1124 BALBOA AVENUE, ZONED R-1 CONDITIONAL USE P ITS AND SPECIAL GARAGE TO ACC SORY LIVING QUARTE RENE ORDO , PROPERTY OWNER) (67 Dd� — APPLICATION FOR PARKING VARIANCE, PE IT TO CONVERT AN EXISTING D�HED R STEVE MENDENHALL, APPLICANT• IDA- Referenc staff report May 22, 2006, wi attachments. CP Monroe presented the port;'reviewed criteria and s ff comments. She noted th is item is a code enforcement item b ed on a complaint about co truction without a building p it. Seven conditions were suggested f consideration. There were no uestions of staff. Chair Brownrigg open the public hearing. Steve Mende 1, 1120 Illinois Avenue, Sacramento, represented the proje noting that they made the improvemen to the garage to provide a decent life for his father-in-law bec se of his needs created by Alzheimer's d' ase and the issues his mother-in-law has caring for him. The f er-in-law has been away for a year, aft they were told to stop work on the garage, living with a daug er, she is now selling her house and he eeds to move back to this property; the father-in-law will slee n the house, and be in the garage and r r yard during the day, his mother-in-law can watch him from ' side the house through the sliding gla doors. Commissioners asked: can a bedroom i de the ho e be converted to meet his needs? Ho is he kept in the yard inside the gate? Has this , em been 'scussed with the neighbors? How imp ant is the shower? Applicant noted that it would more difficult to observe his father-in-law inside th ouse and he would need to be taken frequently the bathroom; in the garage the door to the bathroo can be left open so he can see the bathroom, he ses the shower two or three times a day; the gate is k t locked and he cannot open it; and they have t discussed this situation with the neighbors. Commi ion noted that with this application there is no 1 al on-site parking, how many cars are there in this hous old? Applicant noted that there are two cars, ne used by the daughter and one shared by the two gr daughters, there is one parking space in fro of the gate in the driveway and one parking space at the urb in front of the house. Commission expres d concern with how this space does not become a second nit in the future? Applicant noted that there i o cooking element in the garage; and that his father-in-1 must be monitored all the time. Commiss' n noted then it does not matter if he is inside the house o out. Applicant noted that it is easier for his ther in law to be in a single room environment. There w e no further comments. The public hearing as closed. � Co missioner discussion: Is the commission li 'ted on how they can condition a use permit A noted are t allowed to tie the duration of a use permit a single person or the sale or rental of the operty, may link a use permit to a given period of time, for ample 3 years. Concerned that there is o record of the toilet being in the garage before this work w discovered, how do we know it was in lled according to code. CP noted that this use permit would dress that, if approved, would need to g a building permit and insure that the toilet is installed to curre CBC requirements. Commissioner n d that in the past 16 years an recall two similar requests bu n both cases the use was in free sta ing accessory structures d not converting the covered par ' g. Seems that there are other ways t address the needs of thi ndividual without using all the requi d on-site parking, particularly since t e is space in the house w re he sleeps at night; sympathetic to f ily's needs but concerned with wor one that adds a full ba and closet, looks like an apartment; a ee that there are other options for care n-site and do not wan burden the neighbor with a second uni � ooks like plans show work done on t house at some time; CP noted not aware of work � City of Burlingame Planning Commission Minutes VII. ACTION ITEMS Consent Cale separate dis commission n� - Items on the consent n and/or action is requested on the motion to adopt. � August 8, 2005 '�idar are considered to be routine. They are acted on simultaneously unless the applicant, a member of the publ�or a commissionerprior to the time the 4B. 154 EWLANDS AVENU , ZONED R-1 — APPLICA' SECOND STORY DITION (WILLIAM AND ROPERTY OWNER , MARK ROBERTSON, DE� RUBEN HUR1N , FOR DESIGN REVIEW FO FIRST �RA LINDSELL, APPLI TS AND (56 NOTICED) PROJ T PLANNER: Chair Auran n ed that he had received a sp er card requesting that Item 4, 1145 Cortez Avenue, be called off t consent calendar. This ite as moved to the regular action endar. C. Ke' an moved approval of th alance of the consent calendar b ed on the facts in the st report, co issioners comments and t e findings in the staff report with ecommended conditio in the staff port and by resolution. Th otion was seconded by C. Cauc '. Chair Auran called fo a voice vote on the motion and it passed 5- -2 (Cers. Brownrigg and Vistica ab nt). Appeal procedures ere advised. This item concluded at 7:2 .m. VIII. REGULAR ACTION ITEMS 4A. 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 HiJRIl�1 C. Deal noted that he had a business relationship with the applicant, recused himself from the item and left the dais. Reference staff report August 8, 2005, with attachments. Planner Hurin presented the report, reviewed criteria and staff comments. Ten conditions were suggested for consideration. Commissioners commented on a letter submitted by a neighbor and noted that the neighbor is concerned that with the removal of the existing garage, there will be a gap in the fence between the two properties, would like the applicant to address this issue in his comments. Chair Auran opened the public hearing. Kris Hurley, 164 Pepper, representing the neighbor at 1149 Cortez, noted that the neighbor has concerns that the existing garage acts as a fence, when it is removed, there won't be a fence to keep a dog in the yard; also the height as proposed is above the 30' limit, would like to see it reduced. There were no further comments and the public hearing was closed. Commissioners noted that a special permit allows heights up to 36 feet for architectural consistency and this design fits the special permit criteria, it is a traditional style that blend in, there is only one section of the roof in the middle that exceeds the 30 foot height; the existing first floor is 3'-6" above grade, height is necessary to accommodate the second floor; a condition of approval should be added that a fence be built where the existing garage is to be removed; would like to see landscape plan clarified, it is cryptic and incomplete, would like to see the landscape plan come back as an information item. C. Keighran moved to approve the application, by resolution, with the following amended conditions: 1) 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 3 City of Burlingame Planning Commission Minutes August 8, 2005 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; 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 a fence shall be installed along the side property line where the existing garage is to be removed; 8) that the landscape plan shall be refined to show more detail and shall be brought to the Planning Commission as an information item prior to issuance of a building permit; 9) 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; 10) 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; 11) 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 12) that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance. The motion was seconded by C. Osterling. Chair Auran called for a voice vote on the motion to approve. The motion passed on a 4-0-1-2 (C. Deal abstaining and Cers. Brownrigg and Vistica absent). Appeal procedures were advised. This item concluded at 7:36 p.m. 5. 1517 CYPRES AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, PARKIlVG VARIANCE E SETBACK VARIANC CONDITIONAL USE PERMIT FOR A FIRST FLOOR REMOD , SECOND STORY ADDI N AND A NEW DETACHE��ARAGE (MICHAEL GINN, APPL ANT AND PROPERTY O ER; HOLDREN-LIETZKE DES , DESIGNER) (69 NOTICED) Reference staff report Au t 8, 2005, with attachments. SP ooks presented the report, rev' wed criteria and staff comments. n conditions were suggested for onsideration. Chair Auran ened the public hearing. Mike Gi , property owner and applicant was ailable to answer questions. ommissioners noted that the house 1 s good overall, have no problem ' h the placement of the gara given the unusual shape of the lot, b want to point out that a portion of e side wall of the garage i own right on the property line, w to make it clear that the eave ca ot project over the prope line. There were n rther comm ts and the public hearing was clos . Cctinmissioners noted that the varian s and conditional uses for t e garage could be s ported based on the unusual shape of the lot, the app 'cant has done a good job orking with the a' stramts of the lot. C. Osterling moved to approve the pplication, by resolution, with the followmg condihons: 1) that the pro�ect shall be built as shown on the plans submitted to the Planning Department date stamped June 23, 2005, 4 City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin ag me.orQ � � . APPLICATION TO THE PLANNING COMMISSION �..�.� Type of application: Design Review X Conditional Use Permit Variance Special Perrnit X Other Parcel Number: Projecf address• � 1� Jr � rT� � APPLICANT �� Name: �T �o C�� Address: i 2-��' ��--��+-�� Ciry/State/Zip: ��, � ( c `t�-e a�.�1 Phone (w): � �-� �' � o � cfl: �� s—�g �-�� ARCffiTECT/DESIGNER Name: �� c l�`� Address: �� t�.�--_- City/State/Zip: � � � Phone (w): �� (h): �fl� �`? �' �� PROPERTY OWNER Name: ��C-� �ot,`�-i- �ovG Address:,� r�s �c� City/State/Zip��l� � � l �q�-�, �— Phone (w): (h): ��5'8�..��5 c�: Please indicate with an asterisk * the contact person for this project. RECEIVED MAY 1 3 2005 CIN OF BURLINGAME PLANNING DEPT. � b� l�-�l,..�r"� / � �� AFFADAVIT/SIGNATURE: I hereby certify under penalty of pequry that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: Date: �� 3 d� I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: Date: � � �-�� Date submitted: l�✓ PCAPP.FRM JD & ASSOCIATES BUILDING DESIGN 1228 paloma avenue fax (650) 375-8448 email 9-14-2006 To: Planning Department City Of Burlingame & ENGINEERING burlingame, ca. 94010 tele. (650) 343-6014 jda@jerrydeal.com Re: Revisions to plan for Love Residence Addition/remodel to existing residence 1145 Cortez Avenue, Burlingame, Ca 'f ��i�.��II.�� ' . , _I�Ci�.� �� SEP 1 5 2006 CITY OF BU�LIt•dGAME pLANNING DGPT. Due to the condition of the framing between the existing first floor top plate and the new second floor top of sub floor transition the roof height has increased. See sheet #7. T'hank you, ��'��2�/ �E� � Jerry Deal Principal JD & Associates CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P(650) 558-7250 F(650) 696-3790 �� CITT OQ BSJ_w;INQAME �.v..,.��,a 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 dominarttstructural characteristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood. � �� Pr�� 2. Explain how the variety of roof lihe, 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 ciry's reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriat� SPECIAL PERMIT APPLICATION - CITY �F BURI.INGAME 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 3'-0'� (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 strucJure's design and with the existing street and neighborhooa! The craftsman style is prevalent in the neighborhood. The proposed design incorporates massing and detailing wtuch is archi�tecturally positive to the proposed structure and to the neighborhood 2 Explain how the variety of roof line, facade, exterior frnish materials and elevations of the proposed new structure or addition are corrsistent with the existing structure, street and neighborhood. The new second tloor and the first tloor addition matches the style of the main dweWng and is consistent with the Craftsman style and the neighborhood. The neighborhood consists of an eclectic miz. The roof height is greater than 30 feet above the average top of curb due to the following: the first floor is 3'-6" (plus or minus) above grade the second floor roof pitch matches that of the first floor at 6/12 3 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 miz and in fact there are good eaamples of Crahsman arc6itecture in the neighbo�hood. 4 Farplain 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 reforestatinrf requirements. What mitigation is proposed for the removal of any trees? Fxplain why this mitigation is appropriate. No trees are planned to be removed at this. time. Project Comments Date: To: 05/13/2005 � City Engineer X Chief Building Official ❑ Recycling Specialist ❑ Fire Marshal d City Arborist ❑ City Attorney From: Subject: Staff Review: Planning Staff ❑ 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 05M 6/2005 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 Califomia 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 surtace within ten feet. -- -� � _ _ � �ate: `S / /3/.S � Project Comments Date: 05/13/2005 To: d City Engineer ❑ Chief Building Official ❑ City Arborist ❑ City Attorney From: Subject: 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 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 � g Date: 5/16/2005 0 0 Project Comments 05/13/2005 Date: To: O City Engineer O Chief Building Official ❑ City Arborist O City Attorney Planning Staff From: ❑ Recycling Specialist d Fire Marshal O 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 Subject: 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. Date: �6;?�.f Reviewed by: �� `�%�� Project Comments Date: To: 0 City Engineer � Chief Building Official � City Arborist � City Attorney From: Subject: Staff Review: 05/16/2005 Applicant shall submit a Recycling and Waste Reduction Plan for approval, and pay a recycling deposit for this and al! covered projecfs prior to consfruction or permitting. 05/13/2005 Planning Staff Request for design review for lower floor remodel and 2nd floor addition at 1145 Cortez Avenue, zoned R-1, APN: 026-163-030 X Recycling Specialist � Fire Marshal � NPDES Coordinator Reviewed by: � , / / / i Date: 5�/�/D 5 Project Comments Date: To: From: Subject: 05J13/2005 � City Engineer � Chief Building Official � City Arborist � City Attorney � Recycling Specialist � Fire Marshal ✓ NPDES Coordinator Planning Staff Request for design review for lower floor remodel and 2nd floor addition at 1145 Cortez Avenue, zoned R-1, APN: 026-163-030 �taff�Review::° 05�1�/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: � � - Date: 05/19/05 RESOLUTION APPROVING CATEGORICAL EXEMPTION AND AMENDMENT TO DESIGN REVIEW AND SPECIAL PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for amendment to design review and s�ecial permit for building hei�ht 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 September 25, 2006, 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: 1. 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 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, is hereby approved. 2. Said amendment to design review and special permit are approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such amendment to design review and special permit 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 25th day of September , 2006 by the following vote: Secretary EXHIBIT "A" Conditions of approval for categorical exemption, amendment to design review and special permit. 1145 Cortez Avenue Effective October 5, 2006 that the project shall be built as shown on the plans submitted to the Planning Department date stamped June 29, 2005, sheets 3, 5 and G-1, as amended by the plans date stamped May 2, 2006, sheets 1-2, 4 and 6, and as amended by the plans date stamped September 15, 2006, sheet 7, 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 the project shall be built as shown on the plans submitted to the Planning Department date stamped May 2, 2006, , and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 4. 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; 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; 6. 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; 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; 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; 9. 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; EXHIBIT "A" Conditions of approval for categorical exemption, amendment to design review and special permit. 1145 Cortez Avenue Effective October 5, 2006 Page 2 10. 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; 11. 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 12. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance. r rl�:. .: �"' o ` . : � ` r `�. �' � ``_ �: " � ;�° � :•' f ,. _ ,�.,� ��'�f � � ` "`�� , , � � -. 3,,,��r ^�'�,,� �`s��...;� � � 4"z � � � � r�!- ��t. . 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