HomeMy WebLinkAbout1010 Cabrillo Avenue - Staff ReportItem No. 7b
Consent Calendar
PROJECT LOCATION
1010 Cabrillo Avenue
City of Burlingame
Desrgn Review and a Conditional Use Permit
Address: 1010 Cabrillo Avenue
Item No. 7b
Consent Calendar
Meeting Date: April 23, 2018
Request: Application for Design Review for a new finro-story single family dwelling and a Conditional Use
Permit for a half bathroom in a new detached garage.
Applicant and Architect: Randy Grange, TRG Architects
Property Owners: Jessica Casey and Ramon Arce
General Plan: Low Density Residential
APN: 026-166-150
Lot Area: 6,250 SF
Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures, including one single-family residence, or a
second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this
exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of
a project.
Project Description: The subject property is an interior lot with a 5-foot right-of-way beyond the rear property
line. The existing two-story house and detached garage will be demolished the applicant proposes a new two-
story house with a detached garage on the lot. The total proposed floor area is 3,362 SF (0.54 FAR), where
3,459 SF (0.55 FAR) is the maximum allowed (including front covered porch exemptions).
There is one covered parking space proposed in the detached garage (10' x 20') and an additional uncovered
parking space in the driveway leading to the garage. The proposed house has 4 bedrooms and the 2 proposed
parking spaces meet the code requirement for a 4-bedroom house.
rThe applicant requests a Conditional Use Permit for a half bathroom (a sink and a toilet) in the proposed new
The applicant requests a Conditional Use Permit for a half bathroom (a sink and a toilet) in the proposed new
detached garage. The detached structure meets the remaining accessory structure code requirements,
including height, setbacks, and window placement.
The landscape plan shows all new hard and soft scape on the site, including 4 new landscape trees; one tree in
the front yard and three trees in the rear yard. All other Zoning Code requirements have been met.
The applicant is requesting the following applications:
■ Design Review for construction of a new single family dwelling (C.S. 25.57.010 (a) (1)); and
■ Conditional Use Permit for a half bath in a detached accessory structure (C.S. 25.06.010(j)).
1010 Cabrillo Avenue
Lot Area: 6,250 SF _ Plans date stamped: March 28 and April 18, 2018
SETBACKS
Front (1st flr):
(2nd flr):
Side (left):
(right):
PROPOSED
19'-6"
22'-2"
4'-0"
12'-0"
ALLOWED/REQ'D
19'-6" (is the block average)
20'-0"
4'-0"
4'-0"
Design Review and Conditional Use Permit 1010 Cabrillo Avenue
PROPOSED ALLOWED/REQ'D
Rear (1st flr): 46'-10" 15'-0"
55'-1" � ��
(2nd flr): 20 -0
: ........................................................ . ...............
2,376 SF 2,500 SF
Lot Coverage: :
38% 40%
' 3,362 SF 3,460 SF'
FAR:
0.54 FAR 0.55 FAR
: ....................................................................................................... ... ..
# of bedrooms: 4 ---
1 covered 1 covered
' (10' x 20') (10' x 20')
Parking:
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
Heighf: 28'-9" 30'-0"
; , ............ ...................................................
DH Envelope: complies C.S. 25.26.075(b)(5)
_ , ... _ . _.. ._.
Accessory Conditional Use Permit required per
Proposed half bath (toilet and sink) 2
Structure C.S. 25.60.010(j)
' (0.32 x 6,250 SF) + 1100 SF + 360 SF = 3,460 SF (0.55 FAR).
2 Conditional Use Permit required for a half bath in a detached accessory structure.
Design Review Study Meeting: At the Planning Commission design review study meeting on April 9, 2017, the
Commission noted that the project was consistent with the City's Neighborhood Design Guidelines and voted to
place this item on the consent calendar when a minor correction to the Landscape Plan had been submitted (see
attached April 9, 2018 Planning Commission Minutes).
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
5. Landscaping and its proportion to mass and bulk of structural components.
Suggested Findings for Design Review: At the April 9, 2018 design review study meeting the Planning
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Design Review and Conditional Use Permit 1010 Cabrillo Avenue
Commission noted that the proposed design is well-articulated. The Craftsman-style design and exterior
architectural details such as painted wood shingles and front porch are consistent with existing designs in the
neighborhood. There is a pattern of detached garages in the neighborhood and the proposed location for the
new detached garage at the rear of the lot is consistent with the outdoor spaces of the surrounding properties.
For these reasons the project may be found to be compatible with the requirements of the City's five design
review criteria.
Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit, the Planning Commission
must find that the following conditions exist on the property (Code Section 25.52.020, a-c):
(a) The proposed use, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or
convenience;
(b) The proposed use will be located and conducted in a manner in accord with the Burlingame general plan
and the purposes of this title;
(c) The planning commission may impose such reasonable conditions or restrictions as it deems necessary
to secure the purposes of this title and to assure operation of the use in a manner compatible with the
aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general
vicinity.
Suggested Conditional Use Permit Findings: At the April 9, 2018 design review study meeting the Planning
Commission discussed that a bath with just a toilet and shower in an accessory structure is a reasonable request
as it can be used to support activities in the landscaped rear yard and is less likely than a full bath (with a shower
or tub) to result in an illegal conversion of the detached garage to living space. The proposed accessory
structure will not be detrimental or injurious to property or improvements in the vicinity as it will consist mainly of
detached covered parking and the access door to structure and leading to the half bath faces the rear yard of the
subject property. The accessory structure will be finished with materials to match the existing house. For these
reasons the project may be found to be compatible with the requirements of the City's Conditional Use 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:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
March 28, 2018, sheets A2.1 e to A4.1, and April 18, 2018, sheets L1.0 and A0.1, and Boundary and
Topographic Survey dated June 2017;
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. 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 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;
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Design Review and Conditional Use Permit 1010 Cabrillo Avenue
5. that demolition for 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;
6. 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;
7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
and installed on the portions of the roof not visible from the street; and that these venting details shall be
included and approved in the construction plans before a Building permit is issued;
8. that the 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;
9. 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:
10. 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;
11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners,
set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation
at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer;
12. that 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;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Division; and
14. 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.
Erika Lewit
Senior Planner
c. Randy Grange, applicant
�s
Design Review and Conditional Use Permit
Attachments:
• Minutes from April 9, 2018 Design Review Study Meeting
• Application to the Planning Commission
• Conditional Use Permit Application
• Planning Commission Resolution (Proposed)
• Notice of Public Hearing — Mailed April 13, 2018
• Aerial Photo
1010 Cabrillo Avenue
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City of Burlingame
Meeting Minutes
Planning Commission
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Monday, April 9, 2018 7:00 PM Council Chambers
f. 1010 Cabrillo Avenue, zoned R-1 - Application for Design Review for a new two-story
house and a Conditional Use Permit for a detached new garage with a half bath (Randy
Grange, TRG Architects, applicant and architect; Jessica Casey, property owner) (95
noticed) Staff contact: Erika Lewit
Attachments: 1010 Cabrillo Ave - Staff Report
1010 Cabrillo Ave -Attachments
1010 Cabrillo Ave - Plans - 04.09.18
All Commissioners had visited the project site. There were no ex-parte communications fo report.
Senior P/anner provided an overview of the staff report.
There were no questions of staff.
Vice Chair Gau/ opened the public hearing.
Randy Grange represenfed the applicant, with property owner Ramon Arce.
Commission Questions/Comments:
> The staff report says this is new construction, but there will be some walls remaining? (Grange:
Started out designing as a remodel. Owners did not just want to wipe the site c/ean. Keeping the subf/oor
and the framing, and expanding on that.)
> Is the bathroom in the garage for the kids? (Arce: Has a lot of family stuff in the backyard and
kitchen, so this is so they do not need to go in and out. Something more than a sink.)
Public Comments:
There were no public comments.
Vice Chair Gau/ c/osed the public hearing.
Commission Discussion:
> Massing is hand/ed nice/y.
> Well articu/ated.
> Great to see a shared hall bath.
> If replacing fencing coordinate and cooperate with the adjacent neighbors.
> Landscape plan needs to be updated. The side doo� on the garage is differenf than what is shown on
the floor p/an.
> Questioning whether the CUP half bath in the garage cou/d be approved here; have they not been
approved in other applications?
> Full bath has not been allowed on other applications, but there have been various instances where a
City of Burlingame Page 1 Printed on 4H9/2018
Planning Commission Meeting Minutes April 9, 2018
ha/f bath has been approved.
> Fully-deve/oped back yard justifies a CUP for the ha/f bath. It looks like a p/ace where there will be a
lot of family activity.
Commissioner Terrones made a motion, seconded by Commissioner Gaul, to place the item on
the Consent Calendar. The motion carried by the following vote:
Aye: 5- Sargent, Loftis, Kelly, Gaul, and Terrones
Absent: 2- Comaroto, and Gum
City of Burlingame Page 2 Printed on 4/19/2018
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BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
� Design Review ❑ Variance
� Conditional Use Permit ❑ Special Permit
PROJECT ADDRESS: 1010 Cabrillo Avenue
APPLICANT
Name: Randy Grange - TRG Architects
Address: 1014 Howard Avenue
City/State/Zip: San Mateo CA 94401
Phone: (650) 579 5762
E-mail: carlos@trgarch.com
ARCHITECT/DESIGNER
Name: Randy Grange - TRG Architects
Address: 1014 Howard Avenue
City/State/Zip: San Mateo CA 94401
Phone: �650) 579 5762
E-mail: carlos@trgarch.com
Burlingame Business License #: 14562
❑ Parcel #: 026-166-150
❑ Zoning / Other: R-1
PROPERTY OWNER
Name: Jessica Casey and Ramon Arce
Address: 1010 Cabrillo Avenue
City/State/Zip: Burlingame CA 94010
Phone: (650) 918 2272
E-mail: lesscasey04@yahoo.com
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Authorization to Reproduce Proiect Plans:
I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this
application on the City's website as part of the Planning approval process and waive any claims against the City
arising out of or related to such action. �(Initials of Architect/Designer)
PROJECT DESCRIPTION: Remodel and addition to existing 2 story residence. Remove existing detached garage,
construction of new detached garage.
AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge an lief.
Applicant's signature: Date: � �� ��V
I am aware of the propose application d hereby authori the above applicant to submit this application to the Planning
Commission. / `� f�
Property owner's signature: �/ Date: j i
Date submitted: < <�'" I � �
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City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790
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CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
www.burlingame.org
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The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.52.020). 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 wliy the proposed use at the proposed location will not be detrimental or injurious to
property or improvements in the vicinity or to public I:ealth, safety, general welfare or
convenience.
Request is for a powder room at detached garage. The proposed use is for
convenience of the property Owner while using their back yard, and will not be
visible or have any other impacts on neighbors. The powder room will not add a
significant burden to fire, storm water, or any other public services.
2.
3.
How witl the proposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinance?
Accessory buildings, including private garages are allowed in the R-1 district. The
proposed garage including powder room does not conflict with any other
regulations.
How wil! the proposed project be compatible with the aesthetics, mass, bulk and character of
the existing and potential uses on adjoining properties in the general vicinity?
The project is located in a neighborhood with an existing pattern of large detached
structures at the rear of properties.
The proposed detached garage is replacing an existing detached garage of similar
size.
CUP.FRM
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND CONDITIONAL
USE PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn
Review and a Conditional Use Permit for a new two story sinqle family dwellinq and a detached qaraqe
with a half bath at 1010 Cabrillo Avenue. Zoned R-1, Jessica Casev and Ramon Arce, property owners,
APN: 026-166-150;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on April
23, 2018, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial evidence
that the project set forth above will have a significant effect on the environment, and categorical
exemption, per CEQA Section 15303 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures including one single family
residence or a second dwelling unit in a residential zone is exempt from environmental review,
is hereby approved.
2. Said Design Review and Conditional Use Permit are approved subject to the conditions set forth
in Exhibit "A" attached hereto. Findings for such Design Review and Conditional Use 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 23�d dav of April, 2018 by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review, and Conditional Use Permit
1010 Cabrillo Avenue
Effective May 3, 2018
Page 1
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped March 28, 2018, sheets A2.1 e to A4.1, and April 18, 2018, sheets L1.0 and A0.1,
and Boundary and Topographic Survey dated June 2017;
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 fl;
3. that any changes to the size
which would include adding
permit;
or envelope of the basement, first or second floors, or garage,
or enlarging a dormer(s), shall require an amendment to this
4. 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;
5. that demolition for 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;
6. 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;
7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued;
8. that the 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;
9. 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:
10. 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
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review, and Conditional Use Permit
1010 Cabrillo Avenue
Effective May 3, 2018
professional, that demonstrates that the project falls at or below the maximum approved floor
area ratio for the property;
11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the
property corners, set the building footprint and certify the first floor elevation of the new
structure(s) based on the elevation at the top of the form boards per the approved plans; this
survey shall be accepted by the City Engineer;
12. that 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;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof ridge and provide certification of that height to the Building Division; and
14. 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: 1010 CABRILLO AVENUE
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, APRIL 23, 2018 at
7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road,
Burlingame, CA:
Application far Design Review for a new two-story single family
dwelling and a Conditional Use Permit for a new detached
garage with a half bathroom at 1010 CABRILLO AVENUE
zoned R-1. APN 026-166-150
Mailed: April 13, 2018
(Please refer to other side)
PUBLIC HEARING
NOTICE
Citv of Burlin. ame
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)
1010 Cabrillo Avenue, zoned R-1