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HomeMy WebLinkAboutReso - CC - 031-1998RESOLUTION NO. 31-98 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME ADOPTING DESIGN REVIEW GUIDELINES FOR USE IN REVIEW OF CONSTRUCTION OF OR ADDITION TO SECOND STORIES OR TALLER IN THE R-1 DISTRICTS OF THE CITY WHEREAS, the City is adopting an ordinance that would create a design review process for review of second story additions and construction and utilize a design review process; and WHEREAS, the Planning Commission has prepared and recommended design guidelines that would be used in that process to guide both applicants and the reviewers; and WHEREAS, the proposed guidelines provide an important starting point for evolving a usable and effective process, NOW, THEREFORE, BE IT RESOLVED: 1. The Design Guidelines attached hereto as Exhibit A are approved as guidelines to apply in the review of applications for construction of or addition to second story or taller structures in the R-1 districts of the City pursuant to Ordinance No. I, Judith A. Malfatti, City Clerk of the City ofBurlingame, do hereby certify that the foregoing Resolution was introduced at a regular meeting of the City Council held on the 20th day of April, 1998, and was adopted thereafter by the following vote: AYES: COUNCILMEMBERS: GALLIGAN, KNIGHT, O'MAHONY, SPINELLI NOES: COUNCILMEMBERS: NONE ABSENT: COUNCIL.MEMBERS: JANNEY CAW P511FHYMESOdesignp id.phtwpd DESIGN GUIDELINES WORKING DRAFT Revised by Planning Commission 4.13.98 DESIGN GUIDELINES CITY OF BURLINGAME APRIL 1998 Guidelines to indicate the intent of the criteria identified in the city's Interim Design Review Ordinance adopted by Resolution No. 31-98 , April 20 , 1998. City of Burlingame Design Guidelines Purpose: To preserve the original and unique patterns of distinct neighborhoods through consistency of character in individual homes to allow protection for each homeowner's investment when future projects are initiated. Background: Burlingame is comprised of many different neighborhoods which were developed at different times over the span of the City's history. The first homes were built prior to the turn of the century and most neighborhoods were developed in the early decades of the 1900's. Differences of style, historical era and site characteristics have contributed to the variety of designs over the years. Combining Burlingame's overall charm with these characteristics, makes Burlingame's homes and neighborhoods some of the most sought after on the Peninsula. The construction quality, craftsmanship and detailing of these original homes has set a high standard for future development which can still be achieved through new materials and technologies. Continuing changes in technology, economics, cultural assimilation and societal attitudes have caused a demand for changes in the designs of Burlingame's homes and neighborhoods. In addition, the pressure to achieve the maximum return on investment has given rise to such phenomenon as Burlingame's "Pocket Mansions". Large homes built on Burlingame's typically narrow and deep lots, which were initially intended for small one or two story homes, are not capable of being architecturally consistent due to their considerable size and mass. These Design guidelines, if followed consistently, can provide a framework for positive change and allow each home to contribute to the beneficial character of it's neighborhood. Intent: Each neighborhood is distinct and owners or project sponsors should seek to incorporate into their designs the characteristics and patterns which contribute to the unique and desirable qualities of their neighborhood. Individuality in each home is important because it creates variety, interest and texture. However, commonality is also vital to maintaining a compatible and consistent neighborhood. The following design guidelines provide for individual initiative and creativity while still seeking to reflect common neighborhood characteristics, patterns and design elements. These guidelines are not mandatory, but are strongly recommended by the city to anyone proposing to construct or alter a single family home in Burlingame. A number of guidelines are set out below, the more of these guidelines addressed in any given residential design the greater the possibility of a positive design review recommendation. Working Draft 4.13.98 etal. 1- It is the intent of design review to address a number of aspects of residential and site design and neighborhood consistency: - overall design concept - mass and bulk - architectural 'character and fit" with the neighborhood - garage location and parking patterns - setbacks and lot coverage - prominence of landscaping as projects get bigger - substantial loss of light, air and privacy Design review will not address: - colors - fences The Interim Design Review ordinance limits design review to projects with changes to existing second stories or new construction with second stories. The ordinance also establishes five parameters for design review evaluation. The purpose of these guidelines is to elaborate the concept expressed by each of the parameters set out in the ordinance. 1. COMPATIBILITY OF THE ARCHITECTURAL STYLE WITH THAT OF THE EXISTING CHARACTER OF THE NEIGHBORHOOD. o NEIGHBORHOOD PATTERNS - STREETSCAPE AND OPEN SPACE: The front yard, sidewalk, street trees, fences, street, curb, street lights, planting strips, driveways; everything in front of the house, all contribute to our experience as we walk or drive down the street. These elements combined give us a sense of how to approach the houses and determine how we experience the neighborhood from the public spaces. This combination of elements constitutes the streetscape which can be very appealing, neighborly, attractive or chaotic, bland and without character. o THE FRONT AND REAR SETBACK PATTERN ON THE BLOCK SHOULD BE IDENTIFIED AND RESPECTED. The front and rear setbacks shall respect the pattern established in the neighborhood. o HOUSE DESIGN ELEMENTS WHICH AFFECT NEIGHBORHOOD CONSISTENCY Building form: There are many elements which contribute to the visual impact of a house: the layout of the walls, the shape of the roof, whether there are any bay windows, all give the building its shape. The overall shape of the building should be kept simple and elegant. Working Draft 4.13.98 etal. -2- That is not to say that all houses should be plain boxes. But too many bumps, bays, and roof changes may result in a chaotic and incompatible building. The masses of the building should be in proportion to each other. Better Avoid Chaos To reduce the apparent mass of a new two-story house, the second story can be set back from the front of the house. Trees can also be used to soften the impact of a second story. When adding a second story, minimize shading of adjacent properties if possible. Adding a second -story in a single -story neighborhood may cause privacy problems. Less Desirables In a neighborhood of bungalows, this would have a strong impact on the street. new addition with flat roof—, \`v Less Desirable Avoid a second story that has a boxy, plain appearance with no relation to the original house. Working Draft 4.13.98 etal. More Desirable this would lessen the impact of a second story addition. new addition with sloped roof matches existing rooE� L — - More Desirable The second story is set back and relates to the original house. -3- The pattern of front porches or entry features in the neighborhood should be respected. If many of the houses on the block face have a front porch to define the entry, then a new house should also provide a porch. Appropriate porches for different styles of architecture vary. In designing porches have respect for the neighborhood patterns and design porches to be in proportion with the structure it serves. Colonials sometimes do not have large porches and may have only a crosshead or pediment over the door. Bungalows may have large porches. Some recently built new houses have had porches out of scale with the surrounding structure and out of character with the neighborhood. a DUPLICATION OF HOUSES: Avoid duplication of house plans. In recent years many new homes have been built with nearly identical plans and have taken on the appearance of "tract" homes. This is to be avoided., Throughout the neighborhoods there are examples of homes that have been duplicated in the past. There is seldom more than a couple, however and they usually conform to the existing neighborhood pattern. In some areas such as the Mills Estate many homes are very similar. Care must be taken to design homes which fit the neighborhood pattern but do not exactly copy other homes. 2. RESPECT THE PARKING AND GARAGE PATTERNS IN THE NEIGHBORHOOD. o RESPECT GARAGE PATTERNS FOUND IN THE NEIGHBORHOOD: New garages should follow the setback and location patterns of the neighborhood houses. If garages are typically located at the front of the house, then a new garage should also be located at the front of the house. When there is a pattern of rear detached garages, it is a good idea for any new garages to follow that pattern. In some neighborhoods new homes have been built with garages which do not follow the existing neighborhood pattern; do not use "mistakes of the past" to justify a solution. In neighborhoods characterized by two car garages, the use of two smaller doors instead of one larger double door may be helpful in reducing the appearance or mass. Construction of a new house would dictate that the garage conform to the neighborhood pattern. Since new construction may require two covered parking spaces in some neighborhoods with a single covered space attached, it may be preferable for neighborhood consistency that a new double garage be placed at the rear of the property. Working Draft 4.13.98 etal. -4- 3. ARCHITECTURAL STYLE, MASS AND BULK OF THE STRUCTURE, AND INTERNAL CONSISTENCY OF THE STRUCTURAL DESIGN. In considering the design of the residential structure a number of items will be evaluated for how they work together to achieve a pleasing structure which blends into its neighborhood environment: - how roof angles or design are used to break up vertical mass or to blend with the site topography. - inclusion of vertical treatments designed to break up mass and make the structure appear smaller. - design of the building as a series of segments as opposed to a single, massive structure. - how use of features such as windows, bays or doorways to break up massiveness. - how use of surface materials, finish and texture soften the design. - uniformity of the architectural style of the entire house. o FINISHES: Provide finishes which are of high quality and are well crafted. Choose finishes which are appropriate for the style and scale of the house. Each style of house calls for a different mixture of finishes. For some houses, only one or two finishes are appropriate, while others can support more. Too many materials of the wrong sort can result in a chaotic and unpleasant facade. Windows: Windows are a major contributor to the "look" or architectural character of a home and therefore should be given thoughtful consideration. If windows with divided lights are planned, aesthetically it is better to use true divided lights. The use of vinyl windows tends to "flatten" and make a facade have less character. Lighting: Outdoor lighting provides safety and security for the areas around a house. Position outdoor lighting so that no direct light extends onto neighboring properties. Take care in choosing and locating outdoor lighting fixtures so that privacy is maintained between properties. 4. INTERFACE OF THE PROPOSED STRUCTURE WITH THE ADJACENT STRUCTURES TO EACH SIDE. Walls: Second story additions or new houses with second stories should not be designed with long blank walls along side yards or setbacks. Instead windows and/or building articulation should be provided along these side walls. On smaller lots this becomes more difficult and therefore articulation should be designed carefully; landscaping may be appropriate screening in some cases. Windows allow light and air into the house: Place new windows where they promote privacy between properties. Place windows carefully to allow light and air. On small lots privacy cannot be guaranteed; but consideration should be given to the issue. A second floor proposal cannot be denied for reasons of privacy. Working Draft 4.13.98 etal. -5- Where a second -story addition is planned, the new windows and walls should be positioned to promote visual and sound privacy between houses. N n Plan Section Working Draft 4.13.98 etal. Property Line No view from deck or interior space into next house Plant appropriate trees and offset windows and decks to maintain privacy between houses 0 5. LANDSCAPING AND ITS PROPORTION TO MASS AND BULK OF STRUCTURAL COMPONENTS. o LANDSCAPING FOR NEW CONSTRUCTION: New construction offers the opportunity to design and implement a landscaping plan that provides for privacy, shading, beauty and softens the edges of buildings. As buildings consume their allocated lot coverages and have structures which are built to the maximum allowable square footage, the area left over for landscaping is diminished. Consideration should be given to privacy, shading, beauty and softening the edges of the dwelling. An objective should be to minimise impervious surface area in the front yard to promote the visual setback from the right-of-way and mass of the second story. A landscaping plan is required for new homes qualifying as new construction with second stories. The intent of the landscape plan is to address the impacts of the second story addition or new second story. The plan shall show the mitigations to the improvements being proposed. o LANDSCAPING FOR PRIVACY: Landscaping is one of the most important elements in the rear and side yards for promoting privacy and providing shade. Landscaping can soften the edges of buildings and add beauty to the view. Provide appropriate landscaping in the rear and side yards. Use trees and shrubbery to maintain privacy and shape spaces. Protect and care for any existing trees in the rear or side yards. ...and remember DO NOT USE THE MISTAKES OF THE PAST TO JUSTIFY AN EXISTING PROJECT. Working Draft 4.13.98 etal. -7-