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.
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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.
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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.
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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.
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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.
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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
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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.
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4.13.98 etal. -7-