HomeMy WebLinkAbout1245 Cabrillo Avenue - Staff ReportCity of Burlingame
Design Review and Special Permit
Address: 1245 Cabrillo Avenue
Item No. 8c
Regular Action Item
Meeting Date: February 12, 2018
Request: Application for Design Review and Special Permit for building height for a first and second story addition
to an existing single family dwelling and new detached garage.
Applicant and Designer: Chu Design Associates
Property Owners: Eric and Jennifer Lai
General Plan: Low Density Residential
APN: 026-171-050
LotArea: 6,119 SF
Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (e) (1) of the CEQA Guidelines, which states that additions to
existing structures are exempt from environmental review, provided the addition will not result in an increase of
more than 50% of the floor area of the structures before the addition.
Project Description: The existing two-story house and two-story detached accessory structure contain 2,793 SF
(0.46 FAR) of floor area. The applicant is proposing to demolish the existing accessory structure, build a new
detached garage and add onto the first and second floors of the existing house. The proposed project will increase
the total floor area to 3,269 SF (0.53 FAR), where 3,278 SF (0.53 FAR) is the maximum allowed. The project is 9
SF below the maximum allowable floor area and is therefore within 1% of the maximum allowed FAR.
The roof ridge of the existing house measures 30'-2" above average top of curb. The applicant is proposing to
match the existing roof ridge at the addition. Therefore, a request for a Special Permit is required for overall
building height (30'-2" proposed where between 30'-0" and 36'-0" is allowed with a Special Permit). Staff would
note that the finished floor of the existing house is approximately 7'-3" above the average top of curb.
The existing house has four bedrooms and there is no change in the number of bedrooms with this project. Two
parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the
new detached garage (10' x 20' clear interior dimensions); one uncovered parking space (9' x 20') is provided in the
driveway. All other Zoning Code requirements have been met.
Easton Creek: Easton Creek runs along the rear of the property. A portion of the rear of the accessory structure
extends beyond the top of creek bank (see sheets A.2.1 and Topographic Survey Plan). The existing two-story
accessory structure, which contains a garage and storage areas, will be removed as a part of this project. No new
improvements are proposed beyond the top of bank after the accessory structure is removed. The proposed
detached garage is located above the top of bank (see sheets A.2 and L1.0).
In his memo dated January 12, 2018, the Senior Engineer notes that if improvements (deck, retaining wall, pool,
shed, dwelling foundation, driveway pad, etc.) are constructed within 25 feet of the creeks' top of bank, the
surrounding area shall be stabilized to prevent erosion due to stormwater discharge from the improvements.
Proposed stabilization measures will need to be shown on the site plan or landscape plan as a part of the building
permit plan set. In addition, vegetation that may impact the creek must be removed and replaced with stabilized
material. He also notes that with the removal of the existing garage over the creek, the expectation is that the
applicant shall remove any non-native material along the embankment and take great care not to disturb the
hillside; otherwise, the applicant shall obtain a Fish and Wildlife and Water Board Permit. The applicant has been
notified that he should consult with the Department of Fish and Wildlife for more information based on the proposed
project.
Design Review and Special Permit 1245 Cabrillo Avenue
Tree Removal: The application includes removing a protected size Lawson cypress (Port OrFord cedar), measuring
35.8 inches in diameter and located in the rear third of the lot. The arborist report, prepared by Kielty Arborist
Services (Kielty), dated December 15, 2017 (attached), notes that the tree is in fair condition and that "the poor
location of the tree being surrounded by non-pervious paving has caused the aggressive surface roots to cause
severe damage to the property".
In order for it to be located above the top of creek bank, the new detached garage is proposed to be built closer to
the cypress tree than the existing garage. This will require severing a high percentage of surface roots, resulting in
35-40% root loss and causing a poor performing unstable tree. Kielty notes that "impacts to the tree will be
moderate to severe with decline expected in the tree" and that "root loss will also reduce the structural integrity of
the tree." Kielty recommends removing the existing cypress tree and replacing it with a red maple or Chinese
pistache or comparable tree planted in a location where it will thrive without damaging the new detached garage.
Two new Japanese maple trees, one at the front and one at the rear of the site, are proposed on the site (see
Landscape Plan, sheet L1.0).
In his memo dated December 27, 2017, the City Arborist notes that an application for a Protected Tree Removal
Permit to remove the cypress tree "was denied in December 2016 because the tree was in good condition and there
was no effort to explore a means to preserve the tree and eliminate tripping hazard". His memo also acknowledges
that an application is now being proposed on the site that would adversely affect the tree and notes that "the tree
will most likely be approved for removal since the demolition and construction of the new garage and patio will
damage the roots and cause the tree to decline."
A Protected Tree Removal Permit will be required for removal of the cypress tree. The City Arborist notes that it will
not be effective until the Planning Commission review and approves the project.
The applicant is requesting the following applications:
■ Design Review for a first and second story addition to an existing single family dwelling and new detached
garage (C.S. 25.57.010 (a) (2)); and
■ Special Permit for overall building height (30'-2" existing and proposed where between 30'-0" and 36'-0" is
allowed with a Special Permit) (C.S. 25.26.060 (a) (1)).
1245 Cabrillo Avenue
LotArea: 6,119 SF Plans date stam ed: Janua 8, 2018
EXISTING ; PROPOSED ALLOWED/REQ'D
SETBACKS �
i
t.
Front (1st flr): 17'-1" ; no change ; 18'-9" (block average)
(2nd flr): 19'-7" � no change � 20'-0"
i
i ......................................................................................................................................: ..................................................................................................................................................................
.
Side (left): 1'-6"' no change (1S' floor) � 4'-0"
8'-4" (2"d floor)
(right): 10'-6" I 11'-3" (1St floor) 4'-0"
10'-6" (2"d flOOr)
� _ .............................................................................................__:..................................................._........................................................................................................
.. ............................ . t
Rear (1st flr): 39'-0" � 40'-7" � 15'-0"
(2nd flr): 65'-0" I 49'-7" 20'-0"
_ .................................................................................................................._�......................................................................................................................................:..................................................................................................................................................................
Lot Coverage: 2498 SF j 2420 SF ; 2447 SF
40.8% 39.5% 40%
�
' Existing nonconforming left side setback.
2
Design Review and Special Permit 1245 Cabrillo Avenue
1245 Cabrillo Avenue
LotArea: 6,119 SF Plans date stam ed: Janua 8, 2018
EXISTING � PROPOSED ALLOWED/REQ'D
FAR: 2793 SF 3269 SF 3278 SF 2
0.46 FAR � 0.53 FAR 0.53 FAR
� ......................................................................................................................................�.......................................................................... ... ..
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# of bedrooms: 4 4 ---
. ......................................................................................................................................�................................................................................................
Off-Street Parking: 1 covered ' 1 covered 1 covered
1 uncovered (10' x 20') (10' x 20')
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1 uncovered 1 uncovered
� (9' x 20') ; (9' x 20')
� ......................................................................................................................................_.......................................................................................... ..
Building Height: 30'-2" 30'-2" 3 30'-0"
DH Envelope: complies ; complies C.S. 25.26.075
Z (0.32 x 6,119 SF) + 1100 SF + 220 SF = 3,278 SF (0.53 FAR)
3 Special Permit requested for overall building height (30'-2" existing and proposed where between
30'-0" and 36'-0" is allowed with a Special Permit).
Staff Comments: See attached memos from the Parks and Engineering Divisions.
Design Review Study Meeting: At the Planning Commission design review study meeting on January 22, 2018,
the Commission had several comments regarding the proposed project and voted to place this item on the regular
action calendar when all of the required information has been submitted (see the attached January 22, 2018,
Planning Commission Minutes).
Please refer to the attached applicanYs response letter and revised plans, date stamped January 29, 2018, for
responses to the Commission's comments. In summary, the following changes were made:
■ The existing horizontal wood siding will be retained and matching horizontal siding will be used on the
addition areas and new detached garage (see revised building elevations, sheets A.4 through A.8). The
previous proposal included replacing the horizontal siding with wood shingle siding.
■ To address the adjacent neighbor's concern regarding the interface of windows on the second floor, the
Bedroom #3 and Bathroom #3 were swapped so that the window in Bedroom #3 is not directly in front of the
neighbor's second floor window (see revised Upper Floor Plan and Proposed Left Elevation, sheets A.3 and
A.5, respectively).
■ The roof design above the master bedroom on the second floor was revised from a gable end to a shed roof
(see revised Proposed Left Elevation and Proposed Rear Elevation, sheets A.5 and A.6, respectively).
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:
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
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Design Review and Special Permit 1245 Cabrillo Avenue
5. Landscaping and its proportion to mass and bulk of structural components.
Suggested Findings for Design Review: That the architectural style, mass and bulk of the addition (featuring a
combination of gable and shed roofs, composition shingle roofing, proportional plate heights, horizontal siding on
the house and board and batten siding on the gable ends, adhered stone veneer base, and aluminum clad wood
windows (with simulated true divided lites and wood trim) is compatible with the existing house and character of the
neighborhood and that the windows and architectural elements of the proposed structure are placed so that the
structure respects the interface with the structures on adjacent properties, therefore the project may be found to be
compatible with the requirements of the City's five design review criteria.
Required Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find
that the following conditions exist on the property (Code Section 25.51.020 a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are
consistent with the existing structure's design and with the existing street and neighborhood;
(b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or
addition are consistent with the existing structure, street and neighborhood;
(c) the proposed project is consistent with the residential design guidelines adopted by the city; and
(d) removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is
appropriate.
Suggested Special Permit Findings for Building Height: That because the finished floor of the existing house is
approximately 7'-3" above the average top of curb and the building height is measured from the average top of curb
elevation, it results in an overall taller roof height and causes the roof of the house to extend to 30'-2" above
average top of curb level; that the proposed roof ridge at the addition will match the existing roof ridge; and that the
encroachment above the 30' height limit is insignificant (two inches above the maximum allowed) and is comprised
of a pitched roof at the center peak of the house with minimal impact to the appearance of bulk and mass, the
project may be found to be compatible with the special permit criteria.
Planning Commission Action:
The Planning Commission should conduct a public hearing on the application, and consider public testimony and
the analysis contained within the staff report. Action should include specific findings supporting the Planning
Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any
action should be stated clearly for the record. At the public hearing the following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped
January 29, 2018, sheets A.1 through A.8, N.1, L1.0 and Topographic Survey Plan;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch,
and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission
review (FYI or amendment to be determined by Planning staffl;
3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would
include adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the Parks Division's May 2 and December 27, 2017 memos and the Engineering
Division's January 12, 2018 memo shall be met;
4
Design Review and Special Permit 1245 Cabrillo Avenue
5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon
the private property, if feasible, as determined by the Community Development Director;
6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not
occur until a building permit has been issued and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District;
7. that prior to issuance of a building permit for construction of the project, the project construction plans shall
be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission,
or City Council on appeal; which shall remain a part of all sets of approved plans throughout the
construction process. Compliance with all conditions of approval is required; the conditions of approval
shall not be modified or changed without the approval of the Planning Commission, or City Council on
appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and
installed on the portions of the roof not visible from the street; and that these venting details shall be
included and approved in the construction plans before a Building permit is issued;
9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require
a demolition permit;
10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016
Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO
THE INSPECTIONS NOTED IN EACH CONDITION:
11. that prior to scheduling the framing inspection the applicant shall provide a certification by the project
architect or residential designer, or another architect or residential design professional, that demonstrates
that the project falls at or below the maximum approved floor area ratio for the property;
12. prior to scheduling the framing inspection the project architect or residential designer, or another architect or
residential design professional, shall provide an architectural certification that the architectural details shown
in the approved design which should be evident at framing, such as window locations and bays, are built as
shown on the approved plans; architectural certification documenting framing compliance with approved
design shall be submitted to the Building Division before the final framing inspection shall be scheduled; and
13. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the project has been built according to the approved
Planning and Building plans.
Ruben Hurin
Senior Planner
c. Chu Design Associates, applicant. and designer
Eric and Jennifer Lai, property owners
5
Design Review and Special Permit
Attachments:
January 22, 2018 Planning Commission Minutes
Applicant's Response Letter, dated January 29, 2018
Application to the Planning Commission
Special Permit Application
Report Prepared by Kielty Arborist Services, dated December 15, 2017
Staff Comments
Planning Commission Resolutions (Proposed)
Notice of Public Hearing — Mailed February 2, 2018
Aerial Photo
1245 Cabrillo Avenue
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City of Burlingame
Meeting Minutes
Planning Commission
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Monday, January 22, 2018 7:00 PM Council Chambers
a. 1245 Cabrillo Avenue, zoned R-1 - Application for Design Review and Special Permit for
building height for a first and second story addition to an existing single family dwelling
and new detached garage (Chu Design Associates Inc., applicant and designer; Eric and
Jennifer Lai, property owners) (57 noticed) Staff Contact: Ruben Hurin
Attachments: 1245 Cabrillo Ave - Staff Reqort
1245 Cabrillo Ave - Attachments
1245 Cabrillo Ave - Plans - 01.22.18
Commissioner Kelly was recused from this item.
All Commissioners had visited the project site. Commissioner Gum had an ex parte communication with
fhe neighbor to the left.
Senior Planner Hurin provided an overview of fhe staff report.
Questions of Staff.�
> Is it possible to do work on the left side of the house without impacting the neighbors, given the
nonconforming setback? (Hurin: Only work proposed on the left side is to enclose the front porch, and the
second floor. The second floor is set back further from the side property line. The owner is responsible for
keeping everything on their site with means such as scaffolding or fabric along the side, or working with
the adjacent neighbor.)
Chair Gum opened the public hearing.
James Chu, Chu Design Associates, represented the applicant with property owner Eric Lai.
Commission Questions/Comments:
> Line appears to be missing on the left elevation. (Chu.� Appears to be a drafting error, will check with
roof plan.)
> Would there be a possibility to leave the garage in ifs current position? Trying to figure out if there is a
way to work around the tree. (Chu: The current garage is (wo-story and has various ceiling heights. It would
make this addition impossible because it would occupy too much floor area.)
> All new windows and doors throughout? (Chu: Yes.)
> Consider retaining the shiplap siding? IYs an unusual and distinctive look. (Chu: Owner's preference is
to change the siding.)
> Will it be possible to work around the fence between adjacent neighbor to the left? (Chu: If the fence
needs to be removed to repair the side of the house, the owners would build the fence back.)
> Would the upstairs window on Bedroom #3 interface adversely with the neighbor's upstairs window?
(Lai: The window would face the neighbor's office space.)(Chu: Can check to see if the windows would line
up.)
City of Burlingame Page 1 Printed on 2/8/2018
Planning Commission Meeting Minutes January 22, 2018
Public Comments:
Neighbor on Drake Avenue, across the creek: Does not object to the project. Only concern is existing
garage is built on piers that are sunk into the creek. �ll there be an assessment or review fo determine
whether removing the piers and garage will have an adverse impact on the creek? Concern with erosion .
When there is rain the water will occassionally go up around the piers of fhe garage. Will landscaping be
required for the new area to maintain the creek?
Chair Gum closed the public hearing.
City Atforney Kane suggested Public Works staff can follow up with the neighbor regarding the creek.
Commission Discussion:
> Likes the project, blends in well with the existing architecture. Massed well.
> OK with the Conditional Use Permit for the height since it matches the existing ridge and conforms
with the design.
> Should indicate the line of the 100-year flood plain on the site plan.
> Nicely designed project. Just needs to address the items brought up in the questions.
Commissioner Sargent made a motion, seconded by Commissioner Comaroto, to place the item
on the Regular Action Calendar when plans have been revised as directed. The motion carried
by the following vote:
Aye: 6- Gum, Gaul, Terrones, Sargent, Loftis, and Comaroto
Recused: 1 - Kelly
City of Burlingame paye y Piinted on 2/8/2018
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January 29, 2018
City of Burlingame
Planning Commission
501 Primrose Rd
Burlingame, CA 94010
Re: New residence at
1245 Cabrillo Ave
Burlingame, CA 94010
Dear Planning Commissioner:
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�AN 2 9 2018
CITY OF BURLINGAME
CDC�-PLANNING DI'V.
Per your design review comments, we have made the following changes to the new residence
addition/remodel project at 1245 Cabrillo Ave., Burlingame.
1. We have kept the existing horizontal wood siding, and new walls will match the existing.
2. We have made the garage exterior wall material to match with main residence.
3. We have swapped the bedroom #3 with the bathroom #3 to accommodate our neighbor's
concern. The window is now offset.
4. We have modified the roof design over the master bedroom at second floor.
Thank you for your time in reviewing the revised plan.
Sincerely,
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James Chu
Chu Design
55 West 43rd Avenue San Mateo, CA 94403 Phone: (650)345-9286 Fax: (650�345-9287
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COMl4lUNI7Y DEVELQPMENT D&PARTMEiVT • 601 PRIMRQS� ROAD � SURUNGAME, CA 94010 -
p: 86�.5b8.T2b0 • f: 65U.69S.3790 • www.burlingame.org
APPLICATIQN TQ THE PLANNfNG COMMtSS1aN
Type af application:
� Design Review ❑ Variance ❑ Parcel #: ���"� �� �Q��
L7 Conditional Use Permit LT Special Pe�mit ❑ Zoning / Other:
PROJECT ADDRESS: 1245 CABRILLO AVE.
APPLiCANT
Name: CFfU D�S1GN ASS�CIATES
Address: �5 �• 43RQ AVE.
CitylStateiZ+p: SAN MATEO, CA 94403
Phone: 650-345-9286 x1fl4
E-mail: l�rnes a�cnudesign.com
PROPERTY �WNER
��m�; ERiC 8� JENNIFER LAI
Address: 1245 CASRILLO AVE.
CitylState/Zip� gURLINGAME, CA
Phone:
�_r,.,a��, jeneri�lai@yahoo.com
- __ _ _
ARCHITECTIDESfGNER
Name; JAMES CHU
Address� 55 W. 43RD AVE. _
CitylState/Zip: 5AN MATE�, CA 94403
Phone: &5Q-345-92$6 x104 _
E-mail: ��rnes@chudesign.corn
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APR 17 2017
CITY OF E�URLINGAME
CDD-FL.���4h9G �JIV.
Burlingame 8usiness License #: 22684
Authorization to Reproduce Proiect Plans:
i hereby grant the City of Burtingame the authority to reproduce upan �equest andlor post plans submitted with this
apptEcatian on the City's website as pa�f of the Planning approval process and wai�e any claims against the City
� arising ouf of or related to sucli action. �� tlnitials of Architect}Designer}
PR�JECT D�SCRIPTiON: EXISTIiJG RESIDENCE ADDITION & REMODEL W/ DETACNED 1-CAR GARAGE
AFFIDAVITISlGNATURE: I her riify und f penaliy of perjury khat the infiorn�a(ion given herein is trus and correct to the
; besl of my knowiedge ar�d bel' .
Applicant's signature:_ , _ Dafe:
1 am aware of the propos d applic i� n and hereby authorrze the sbove appticant to submit this application io lhe Planning
Commission. t1%
Property owner's signature: _�� "'-�' '�`"' Date: ! J � �jt �
Datesubmitted: ����' (�
S: SNANDOU751 PC �pDlicotion_ dac
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.or�
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CITY OF BURLINGAME
SPECIAL PERMIT APPLICATI4 � ; �
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The Planning Commission is required by law to make findings as defined by the City's ��'din'a�tc"e�(eocl�� f
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
ezisting street and neighborhood.
The existing two story residence with detached garage is consistent with surrounding
properties that have similar detached garage patterns, mass, and scale on the "west"
side of Burlingame neighborhood. The proposed second floor addition fall within the
existing building height, the special permit is for an existing condition (30'-2"), where
only 2 inches exceed the height limit.
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 proposed shingle craftsman inspired home is located within a variety of older
styles neighborhood. The steep roof pitch, dormers, wood shingle, stone water table
are all consistent with this style and it should blend well on this block without changing
the character of the neighborhood.
3. How wil! the proposed project be consistent with the residential design guidelines
adopted by the city (C.S. 25.57)?
The proposed single-family addition/remodel with detached garage is consistent with
City Design Review Guidelines, and it complies with all zoning requirements, except
for the building height (Special permit) where iYs minimal above the 30 feet height
limit, which is also allowed under the special permit.
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.
One 36 inches cypress trees will be removed, with new landscaping for the entire lot
IS PfOPOS@d. SPECPERM.FRM
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Kielty Al�borist Services LLC
Certilied Arborisc WE#0476A
P.O. �3ox 6187
San Mateo; CA 94403 �"'� "", ,�:. ,. :;""�` K w k-� «.
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650-515-978.�
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December 15, 2017
Mr. Michael Callan
1233 Oak Street
San Mateo, CA 94402
Site: 1245 Cabrillo, Burlingame, CA
Dear Mr. Callan,
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As requested on Monday, December 4, 2017, I visited the above site to inspect and comment on
a large Lawson cypress in the rear of the property. A new garage is planned for this site and your
concern as to the impacts the construction will have on this tree has prompted this visit.
Method:
All inspections were made from the ground; the tree was not climbed for this inspection. The
tree in question was located on a"Not- to-Scale" map provided by me. The tree was then
measured for diameter at 54 inches above ground level (DBH or diameter at breast height). The
tree was given a condition rating for form and vitality.
The trees' condition rating is based on 50 percent
vitality and 50 percent form, using the following scale.
- 29 Very Poor
30 - 49
Poor
50 - 69 Fair
70 - 89 Good
90 - 100 Excellent
The height of the tree was measured using a Nikon
Forestry 550 Hypsometer. The spread was paced off.
Comments and recommendations for future
maintenance are provided.
Large Lawson cypress (Port Orford cedar) poorly
located in the rear of the home. Roots of this tree
have damaged hardscape, driveway and garage.
1245 Cabrillo/12/15/17
�2)
Observations:
The tree in question is a Lawson cypress
(Chamaecyparis lawsoniana) with a diameter at
breast height of 35.8 inches. The tree is located in
the rear center of the property near the existing
driveway. The estimated height of the cypress is 50
feet with a total crown spread of 35 feet. The vigor
of the tree is fair-good with normal shoot growth for
the species. The form of the tree is poor-fair with
large surface roots which have damaged the patio,
driveway and garage. The location of the tree is poor
with the root zone being nearly entirely covered with
pavement.
Surface roots of the cypress have lifted the patio by
6-8 inches. Roots are visible between the plates of
concrete causing the lifting. The driveway has been
destroyed by surface roots. The garage 15 feet from
the tree is reported to have foundation and flooring
damage.
Root zone of the cypress almost entirely covered with non-pervious paving.
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Summary:
The large cypress tree is in fair condition. The poor
location of the tree being surrounded by non-
pervious paving has caused the aggressive surface
roots to cause severe damage to the property. Roots
grown between the plates of concrete has caused
radical lifting of the concrete (6-8 inches). The roots
are exposed above the concrete causing an un-
repairable trip hazard.
The new planned replacement garage will require the
severing of a high percentage of the surface roots of
the tree. Root loss should be between 35-40 percent
of the roots of the tree. Impacts to the tree will be
moderate to severe with decline expected in the tree.
The root loss will also reduce the structural integrity
of the tree.
Surface roots have aggressively grown between the plates of concrete lifting the concrete 6-
8 inches. Construction of the new garage will sever a large percentage of the trees roots.
1245 Cabrillo/12/15/17 (3)
Remove and replace the tree as building of the new garage will severe a large number of roots
causing a poor performing unstable tree.
Replace the tree with a red maple or Chinese pistache or comparable tree in a location where the
replacement tree can thrive without causing damage to the property. Remo�al is the only method
that will eliminate future damages caused by roots and allow for the replacement garage.
The information included in this report is believed to be true and based on sound arboricultural
principles and practices.
Sincerely,
Kevin R. Kielty
Certified Arborist WE#0476A
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Project Comments - Planning Application
Project Address: 1245 Cabrillo Avenue, zoned R-1, APN: 026-171-050
Description: Request for Design Review for a first and second floor addition to an existing
two-story house.
From
Martin Quan
Public Works Engineering
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1.
t:t�^ �^r+ F^r - .. +� ,��f�-m;�^ :f , �^+ :� ��. We have not received the Title Report for review.
3. No further comments at this time.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
4. Based on the scope of work, this is a"Type I" project that requires a Stormwater Construction Pollution
Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required
prior to the start of any construction (on private property or in the public right-of-way).
5. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area, public
easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work.
5. All water lines connections to city water mains for services or fire line protection are to be installed per city
standard procedures and material specifications. Contact the city Water department for connection fees. If
required, all fire services and services 2" and over will be installed by builder. All underground fire service
connections shall be submitted as separate Underground Fire Service permit for review and approval.
�. The scope of work is substantial. A remove/replace utilities encroachment permit is required to (1) replace
all curb, gutter, driveway and sidewalk fronting site, (2) plug all existing sanitary sewer lateral connections and
install a new 4" lateral, (3) all water line connections to city water mains for services or fire line are to be
installed per city standard procedures and specification, (4) any other underground utility works within city's
right-of-way.
s. Please submit an erosion control plan. This plan shall include, but not limited to, delineation of area of
work, show primary and secondary erosion control measures, protection of creek or storm drain inlets,
perimeter controls, protections for construction access points, and sediment control measures.
9. Because the property abuts a natural creek, please add the following verbiage: Property owner
improvements (deck, retaining wall, pool, shed, dwelling foundation, driveway pad, etc.) that are constructed
within 25' of the creeks top of bank shall stabilize the surrounding area to prevent erosion due to stormwater
discharge from the improvements. In addition, vegetation that may impact the creek must be removed and
replaced with stabilized material. Please show all downspouts that are directed to the creek and proposed
stabilization measures on the site plan or landscape plan. With the removal of the existing garage over the
creek, the expectation is that the applicant shall remove any non-native material along the embankment and
take great care not to disturb the hillside. If erosion is evident after removal of the existing garage, the applicant
shall submit and detail a plan of action to shore the embankment.
Reviewed By: Martin Quan Date: 1/12/18
650-558-7245
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Project Comments - Planning Application
Project Address: 1245 Cabrillo Avenue, zoned R-1, APN: 026-171-050
Description: Request for Design Review for a first and second floor addition to an existing
two-story house.
From:
Bob Disco
Parks Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Permit for removal of Port Orford Cedar was denied in December 2016 because the tree was in
good condition and there was no effort to explore a means to preserve the tree and eliminate
the tripping hazards.
Because improvements are being proposed on the property, the Cedar will be adversely
affected by the new construction. The tree will most likely be approved for removal since the
demolition and construction of the new garage and patio will damage the roots and cause the
tree to decline.
A new Protected Tree Removal Permit is required and attach the proposed improvements and
landscape plan for review. The permit will not be approved until the Planning Commission
reviews and approved the proposed project.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
Reviewed By: BD Date: 12.27.17
bdisco@burlingame.org
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Project Comments - Planning Application
Project Address: 1245 Cabrillo Avenue, zoned R-1, APN: 026-171-050
Description: Request for Design Review for a first and second floor addition to an existing
two-story house.
From:
Bob Disco
Parks Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
Permit for removal of Port OrFord Cedar was denied in December 2016 because the tree was in
good condition and there was no effort to explore a means to preserve the tree and eliminate
the tripping hazards.
The City Arborist cannot approve removal since the tree is in good condition and has good
structure. Roots are lifting patio but this tree does not meet the criteria for removal.
Planning Commission should discuss options for retaining or removing tree.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
Reviewed By: BD Date: 5.2.17
558.7333
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW
AND SPECIAL PERMIT
RESOLVED, by the Planning Commission of the City of Burlinga"me that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn
Review and Special Permit for buildinq heiqht for a first and second story addition to an existinq sinqle
family dwellinq and new detached qaraqe at 1245 Cabrillo Avenue Zoned R-1, Eric and Jennifer Lai,
propertv owners, APN: 026-171-050;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
February 12, 2U18, at which time it reviewed and considered the staff report and all other wntten
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial evidence
that the project set forth above will have a significant effect on the environment, and categorical
exemption, per CEQA Section 15301 (e) (1) of the CEQA Guidelines, which states that
additions to existing structures are exempt from environmental review, provided the addition will
not result in an increase of more than 50% of the floor area of the structures before the addition,
is hereby approved.
2. Said Design Review and Special Permit are approved subject to the conditions set forth in
Exhibit "A" attached hereto. Findings for such Design Review and Special Permit are set forth
in the staff report, minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official records of
the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 12th dav of February, 2018 by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permit.
1245 Cabrillo Avenue
Effective February 22, 2018
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped January 29, 2018, sheets A.1 through A.8, N.1, L1.0 and Topographic Survey Plan;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning
Division or Planning Commission review (FYI or amendment to be determined by Planning
staf�;
3
4.
5.
that any changes to the size or envelope of the basement, first or second floors, or garage,
which would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
that the conditions of the Parks Division's May 2 and December 27, 2017 memos and the
Engineering Division's January 12, 2018 memo shall be met;
that any recycling containers, debris boxes or dumpsters for the construction project shall be
placed upon the private property, if feasible, as determined by the Community Development
Director;
6. that demolition or removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be
required to comply with all the regulations of the Bay Area Air Quality Management District;
7. that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of approval
adopted by the Planning Commission, or City Council on appeal; which shall remain a part of
all sets of approved plans throughout the construction process. Compliance with all
conditions of approval is required; the conditions of approval shall not be modified or
changed without the approval of the Planning Commission, or City Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued;
9. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects to
submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit;
10. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, 2016 Edition, as amended by the City of Burlingame;
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permit.
1245 Cabrillo Avenue
Effective February 22, 2018
Page 2
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design
professional, that demonstrates that the project falls at or below the maximum approved floor
area ratio for the property;
12. prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at
framing, such as window locations and bays, are built as shown on the approved plans;
architectural certification documenting framing compliance with approved design shall be
submitted to the Building Division before the final framing inspection shall be scheduled; and
13. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
. CITY OF BURLINGAME
'� COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
)+,, BURLINGAME, CA 94010
-�''-''� �, _' ! .• PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 1245 CABRILLO AVENUE
The City of Burlingame Planning Commission annaunces the
following public hearing on MONDAY, FEBRUARY 12,
2018 at 7:00 P.M. in the City Hall Council Chambers, 501
Primrose Road, Burlingome, CA:
Application for Design Review and Special Permit for
building height for a first and second story addition ta an
existing single family dwelling and new detached garage at
1245 CABRILLO AVENUE zoned R-l. APN 026-171-050
Mailed: February 2, 2plg
(Please refer to other side)
PUBLIC HEARING
NOTICE
Citv of Burlinaame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other side)
1245 Cabrillo Avenue, R-1
City of Burlingame
Design Review and Special Permit
Address: 1245 Cabrillo Avenue
Item No. 9a
Design Review Study
Meeting Date: January 22, 2018
Request: Application for Design Review and Special Permit for building height for a first and second story addition
to an existing single family dwelling and new detached garage.
Applicant and Designer: Chu Design Associates
Property Owners: Eric and Jennifer Lai
General Plan: Low Density Residential
APN: 026-171-050
Lot Area: 6,119 SF
Zoning: R-1
Project Description: The existing two-story house and two-story detached accessory structure contain 2,793 SF
(0.46 FAR) of floor area. The applicant is proposing to demolish the existing accessory structure, build a new
detached garage and add onto the first and second floors of the existing house. The proposed project will increase
the total floor area to 3,257 SF (0.53 FAR), where 3,278 SF (0.53 FAR) is the maximum allowed. The project is 21
SF below the maximum allowable floor area and is therefore within 1% of the maximum allowed FAR.
The roof ridge of the existing house measures 30'-2" above average top of curb. The applicant is proposing to
match the existing roof ridge at the addition. Therefore, a request for a Special Permit is required for overall
building height (30'-2" proposed where between 30'-0" and 36'-0" is allowed with a Special Permit).
The existing house has four bedrooms and there is no change in the number of bedrooms with this project. Two
parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the
new detached garage (10' x 20' clear interior dimensions); one uncovered parking space (9' x 20') is provided in the
driveway. All other Zoning Code requirements have been met.
Planning staff would note that Easton Creek runs along the rear of the property. The existing two-story accessory
structure, which contains a garage and storage areas, will be removed as a part of this project. A portion of the rear
of the accessory structure extends beyond the top of creek bank (see sheets A.2.1 and Topographic Survey Plan).
No improvements are proposed beyond the top of bank after the accessory structure is removed. The proposed
detached garage is located above the top of bank (see sheets A.2 and L1.0).
The application includes removing a protected size Lawson cypress (Port Orford cedar), measuring 35.8 inches in
diameter and located in the rear third of the lot. The arborist report, prepared by Kielty Arborist Services (Kielty),
dated December 15, 2017 (attached), notes that the tree is in fair condition and that "the poor location of the tree
being surrounded by non-pervious paving has caused the aggressive surface roots to cause severe damage to the
property".
In order for it to be located above the top of creek bank, the new detached garage is proposed to be built closer to
the cypress tree than the existing garage. This will require severing a high percentage of surface roots, resulting in
35-40% root loss and causing a poor performing unstable tree. Kielty notes that "impacts to the tree will be
moderate to severe with decline expected in the tree" and that "root loss will also reduce the structural integrity of
the tree. Kielty recommends removing the existing cypress tree and replacing it with a red maple or Chinese
„
pistache or comparable tree planted in a location where it will thrive without damaging the new detached garage.
Two new Japanese maple trees, one at the front and one at the rear of the site, are proposed on the site (see
Landscape Plan, sheet L1.0).
In his memo dated December 27, 2017, the City Arborist notes that an application for a Protected Tree Removal
Permit to remove the cypress tree "was denied in December 2016 because the tree was in good condition and there
was no effort to explore a means to preserve the tree and eliminate tripping hazard". His memo also acknowledges
Design Review and Special Permit 1245 Cabrillo Avenue
that an application is now being proposed on the site that would adversely affect the tree and notes that "the tree
will most likely be approved for removal since the demolition and construction of the new garage and patio will
damage the roots and cause the tree to decline."
A Protected Tree Removal Permit will be required for removal of the cypress tree. The City Arborist notes that it will
not be effective until the Planning Commission review and approves the project.
The applicant is requesting the following applications:
■ Design Review for a first and second story addition to an existing single family dwelling and new detached
garage (C.S. 25.57.010 (a) (2)); and
■ Special Permit for overall building height (30'-2" existing and proposed where between 30'-0" and 36'-0" is
allowed with a Special Permit) (C.S. 25.26.060 (a) (1)).
1245 Cabrillo Avenue
LotArea: 6,119 SF Plans date stam ed: Janua 8, 2018
�
EXISTING PROPOSED j ALLOWED/REQ'D
SETBACKS
_....... _....... ... .. _......... . _.. ..... _ . _.... _ . . . . ........ .. _....
Front (1st flr): 17'-1" no change 18'-9" (block average)
(2nd flr): 19'-7" no change 20'-0"
Side (left): 1'-6"' ; no change (1S' floor) � 4'-0"
' 8'-4" (2"d floor) i
(right): 10'-6" 11'-3" (1 St floor) 4'-0"
10'-6" (2"d fI00r)
_ ........................._.............._.............._..
_ ........................_......._..................................................... ......... ............................................._.._.............__............................_......_....._...................._............................... _..... _... _... _._.........................._........_..................._.. .._..................... _._.
Rear (1st flr): 39'-0" 40'-7" 15'-0"
(2nd flr): 65'-0" � 49'-7" 20'-0"
_..._._ .................................._......_..__..................................._.........._......._..............._.._..._.._..._....._�..........................................................................._..........._........................._ ........._................................................_..._.................................._ .._..............._._....................._.._...
Lot Coverage: 2498 SF � 2420 SF 2447 SF
40.8% 39.5% � 40%
_ ................._......._.._........_._...................................................................................._.............................................................................._.._.�......................... _..........................................................................................;..........................._._.
_.
;
FAR: 2793 SF 3257 SF � 3278 SF Z
0.46 FAR � 0.53 FAR 0.53 FAR
_ ...................................................._...._........_......_..�........................._._........................._................. ....._.......................... . __............................_............................................................. _......._.......................................................
_...._ ................_........_....._......................._............................__....._... .. ; ,
# of bedrooms: 4 4 ' ---
Off-Street Parking: 1 covered 1 covered 1 covered
1 uncovered (10' x 20') (10' x 20')
i 1 uncovered 1 uncovered
; (9' x 20') � (9' x 20')
�
_ ..............__.._...._.. _.... ........................................_..._ ,........................................._............
Building Heighf: 30'-2" 30'-2" 3 30'-0"
_ ..... _ . . _ .. . . ......... _.. . .
DH Envelope: complies complies C.S. 25.26.075
' Existing nonconforming left side setback.
2 (0.32 x 6,119 SF) + 1100 SF + 220 SF = 3,278 SF (0.53 FAR)
3 Special Permit requested for overall building height (30'-2" existing and proposed where between
30'-0" and 36'-0" is allowed with a Special Permit).
2
. Design Review and Special Permit
Staff Comments: See attached memos from the Parks and Engineering Divisions.
Ruben Hurin
Senior Planner
c. Chu Design Associates, appiicant and designer
Eric and Jennifer Lai, property owners
Attachments:
Application to the Planning Commission
Special Permit Application
Report Prepared by Kieity Arborist Services, dated December 15, 2017
Staff Comments
Notice of Public Hearing — Mailed January 12, 2018
Aerial Photo
1245 Cabrillo Avenue
3
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COMMUNIN DEVELdPMENT DEPARTMEiVT • 5fl') PRIMROS'c ROAD � BURLINGA,41E, CA 9401 O
p: 65Q.558.T250 • f: 650.646.3790 • www.hurlingame.org
APPLICATIaN T� THE PLANNING COMIItI�SS1aN
Type of applicatian:
� Design Review C] Variance
CJ Conditional Use Permit L� Special Permit
PROJECT ADDRESS: 1245 CABRILLO AVE.
APPLICANT
Name: CNU DESIGN ASSOCfATES
Address: 5� �• 43RD AVE.
CitylSta#elZ+p: SAN MATE4, CA 94403
Phone: 650-345-9286 x104
E-mai�: lames@cnudesign.com
ARCHITECT/DESIGNER
Name: �AMES CHU
Add�ess� 55 W. 43RD AVE.
City/StatelZip: SAN MATEO, CA 94403
Phone: 650-345-92$6 x104
E-mai�: l�mes@chudesign.corn
❑ Parcel #: �26-171-05fl
� Zoning 1 Other:
PROPERTY �WNER
Narne: ERIC 8� JENNIFER LAI
Address: 1245 CABRILLO AVE.
CityJStatelZip: BURLINGAME, CA
Phone:
E-mail: lenericfai@yahoo.com
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C11�Y 0� �'�1��I�JGA�tE
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Burlingame Susiness License #: 226$4
Authorization to Reproduce Proiect Plans:
I hereby grant the City of Burlingame the authority to reproduce upon request andlor post plans submitted with this
appfication on the City's website as part of the Planning approval process and waive any claims against ihe City
arising out of or related to such action. �� (Initiats of ArchitectlDesigner}
PROJECT DESCRIPTION; EXISTIiJG RESIDENCE AD�ITION & REMODEL W/ JETACHED 1-CAR GARAGE
AFFIDAVITlS1GNATURE: I her� rtify undaf penalfy of perjury that the inforn�a"tion given harein is true and correct to the
best of my kna�vledge and bel'
Applicant's signature:_ . ' _. _ _ Date:
I am aware of the propos d applic i� n and hereby authorize the above applicant to submit this application io the Planning
Commission. � �t/
Property owner's signature��_f� �`"" // E'�" Date: 11 i����
Datesubmitted: ���7' �7
s: �xnNDourSlPCnpplicorion.dec
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin�ame.or.�
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CITY OF BURLINGAME
SPECIAL PERMIT APPLICATIO ' � '
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The Planning Commission is required by law to make findings as defined by the City s bP'dTna�ice•(eod�
Section 25.50). Your answers to the following questions can assist the Planning Commission in making
the decision as to whether the findings can be made for your request. Please type or write neatly in ink.
Refer to the back of this form for assistance with these questions.
1. Explain why the blend of mass, scale and dominant structural characteristics of the new
construction or addition are consistent with the existing structure's design and with the
existing street and neighborhood
The existing two story residence with detached garage is consistent with surrounding
properties that have similar detached garage patterns, mass, and scale on the "wesY'
side of Burlingame neighborhood. The proposed second floor addition fall within the
existing building height, the special permit is for an existing condition (30'-2"), where
only 2 inches exceed the height limit.
2. E.rplain how the variety of roof line, facude, exterior finish materials and elevations of
the proposed new structure or addition are consistent with the existing structure, street
and neighborhood.
The proposed shingle craftsman inspired home is located within a variety of older
styles neighborhood. The steep roof pitch, dormers, wood shingle, stone water table
are all consistent with this style and it should blend well on this block without changing
the character of the neighborhood.
3. How will the proposed project be consistent with the residential design guidelines
arlopted by the ciry (C.S. 25.57)?
The proposed single-family addition/remodel with detached garage is consistent with
City Design Review Guidelines, and it complies with all zoning requirements, except
for the building height (Special permit) where iYs minimal above the 30 feet height
limit, which is also allowed under the special permit.
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 reforestatron requ�rentents. What
mitigation is proposed for the removal of any trees? Explain why this mitigation is
appropriate.
One 36 inches cypress trees will be removed, with new landscaping for the entire lot
IS pfOPOSeCi. SPECPERM.FRNt
Kielty Al-bol-ist Services LLC
Certi(ied Arboris[ WE�0476A
P.O. E3o�: 6187
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December 15, 2017
Mr. Michael Callan
1233 Oak Street
San Mateo, CA 94402
Site: 1245 Cabrillo, Burlingame, CA
Dear Mr. Callan,
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As requested on Monday, December 4, 2017, I visited the above site to inspect and comment on
a large Lawson cypress in the rear of the property. A new garage is planned for this site and your
concern as to the impacts the construction will have on this tree has prompted this visit.
Method:
All inspections were made from the ground; the tree was not climbed for this inspection. The
tree in question was located on a`T1ot- to-Scale" map provided by me. The tree was then
measured for diameter at 54 inches above ground level (DBH or diameter at breast height). The
tree was given a cond�tion rating for form and vitality.
The trees' condition rating is based on 50 percent
vitality and 50 percent form, using the following scale.
- 29 Very Poor
30 - 49
Poor
50 - 69 Fair
70 - 89 Good
90 - 100 Excellent
The height of the tree was measured using a Nikon
Forestry 550 Hypsometer. The spread was paced off.
Comments and recommendations for future
maintenance are provided.
Large Lawson cypress (Port Orford cedar) poorly
located in the rear of the home. Roots of this tree
have damaged hardscape, drive�vay and garage.
1245 Cabrillo/12/15/17 (2)
Observations:
The tree in question is a Lawson cypress
(Chamaecyparis lawsoniana) with a diameter at
breast height of 35.8 inches. The tree is located in
the rear center of the property near the existing
driveway. The estimated height of the cypress is 50
feet with a total crown spread of 35 feet. The vigor
of the tree is fair-good with normal shoot growth for
the species. The form of the tree is poor-fair with
large surface roots which have damaged the patio,
driveway and garage. The location of the tree is poor
with the root zone being nearly entirely covered with
pavement.
Surface roots of the cypress have lifted the patio by
6-8 inches. Roots are visible between the plates of
concrete causing the lifting. The driveway has been
destroyed by surface roots. The garage 15 feet from
the tree is reported to have foundation and flooring
damage.
Root zone of the cypress almost entirely covered with non-pervious paving.
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Summary:
The lar�e cypress tree is in fair condition. The poor
location of the tree being surrounded by non-
pervious paving has caused the aggressive surface
roots to cause severe damage to the property. Roots
grown between the plates of concrete has caused
radical lifting of the concrete (6-8 inches). The roots
are exposed above the concrete causing an un-
repairable trip hazard.
The new planned replacement garage will require the
severing of a high percentage of the surface roots of
the tree. Root loss should be bet�veen 35-40 percent
of the roots of the tree. Impacts to the tree will be
moderate to severe with decline expected in the tree.
The root loss will also reduce the structural integrity
of the tree.
Surface roots have aggressively grown between the plates of concrete lifting the concrete 6-
8 inches. Construction of the new garage will sever a large percentage of the trees roots.
1245 Cabrillo/12/15/17 (3)
Remove and replace the tree as building of the new garage will severe a large number of roots
causing a poor performing unstable tree.
Replace the tree with a red maple or Chinese pistache or comparable tree in a location where the
replacement tree can thrive without causing damage to the property. Remo�al is the only method
that will eliminate future damages caused by roots and allow for the replacement garage.
The information included in this report is believed to be true and based on sound arboricultural
principles and practices.
Sincerely,
Kevin R. Kielty
Certified Arborist WE#0476A
� CITY O
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9rows
Project Address: 1245 Cabrillo Avenue, zoned R-1, APN: 026-171-050
Description: Request for Design Review for a first and second floor addition to an existing
two-story house.
From:
Bob Disco
Parks Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Permit for removal of Port Orford Cedar was denied in December 2016 because the tree was in
good condition and there was no effort to explore a means to preserve the tree and eliminate
the tripping hazards.
Because improvements are being proposed on the property, the Cedar will be adversely
affected by the new construction. The tree will most likely be approved for removal since the
demolition and construction of the new garage and patio will damage the roots and cause the
tree to decline.
A new Protected Tree Removal Permit is required and attach the proposed improvements and
landscape plan for review. The permit will not be approved until the Planning Commission
reviews and approved the proposed project.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
Project Comments - Planning Application
Reviewed By: BD Date: 12.27.17
bdisco@burlingame.org
� CITY O
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Project Comments — Planning Application
Project Address: 1245 Cabrillo Avenue, zoned R-1, APN: 026-171-050
Description: Request for Design Review for a first and second floor addition to an existing
two-story house.
From:
Bob Disco
Parks Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
Permit for removal of Port Orford Cedar was denied in December 2016 because the tree was in
good condition and there was no effort to explore a means to preserve the tree and eliminate
the tripping hazards.
The City Arborist cannot approve removal since the tree is in good condition and has good
structure. Roots are lifting patio but this tree does not meet the criteria for removal.
Planning Commission should discuss options for retaining or removing tree.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
Reviewed By: BD Date: 5.2.17
558.7333
. CITY OF BURLINGAME
� ''� COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
�,o BURLINGAME, CA 94010
-�1 c�, PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 1245 CABRILLO AVENUE
The City of Burlingame Planning Commission announces the
following pu6lic hearing on MONDAY, JANUARY 22,
2018 at 7:00 P.M. in the City Hall Council Chambers, 501
Primrose Road, Burlingame, CA:
Application for Design Review and Special Permit for
building height for a first and second story addition to an
existing single family dwelling and new detached garage at
1245 CABRILLO AVENUE zoned R-l. APN 026-171-050
Mailed: January 12, 2018
(Please refer fo other side)
PUBLIC HEARING
NOTICE
City of Burlingame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other sideJ
1245 Cabrillo Avenue, R-1