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Home My WebLink About1417 Cortez Avenue - Staff ReportItem No. 8b Regular Action PROJECT LOCATION 1417 Cortez Avenue City of Burlingame Design Review Address: 1417 Cortez Avenue Item No. 8b Regular Action Item Meeting Date: March 8, 2021 Request: Application for Design Review for a new, two-story single family dwelling. The existing two-story detached garage and accessory dwelling unit would be retained and updated. Applicant and Designer: James Chu, Chu Design and Associates Property Owner: 1417 Cortez LLC General Plan: Low Density Residential APN: 026-051-050 Lot Area: 5,399 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 an existing single family dwelling and detached two-story structure at the rear of the lot. The detached structure contains a garage and an existing accessory dwelling unit. There is a 10-foot wide public utility easement immediately behind the subject lot. The applicant proposes to demolish the existing one-story main dwelling on the site and build a new, two-story single family dwelling. The existing two-story detached structure on site will be retained and updated. The proposed floor area for the new house and the garage portion of the detached structure is 3,080 SF (0.51 FAR), where 3,142 SF (0.58 FAR) is the maximum allowed (including front covered porch exemptions). The existing detached garage provides one code-compliant covered parking space (10' x 20') and there is an additional uncovered parking space (9' x 20') provided in the driveway. One covered parking space and one uncovered parking space are required for the proposed four-bedroom house. Staff notes that the application includes a detached accessory dwelling unit (ADU). Per State law, review of the ADU application is administrative only and is not reviewed by the Planning Commission. As proposed, the ADU meets all of the requirements for ministerial approval listed in Chapter 25.59. The existing ADU was built on the first and second floors of the detached structure prior to such units being prohibited in Burlingame in 1954. Current ADU regulations prohibit two-story detached units, but allow conversion of an existing second floorto an ADU within an existing two-story detached structure. With the proposed project the envelope of the existing unit will be modified only to add a dormer at the front of the second floor to incorporate egress windows to meet California Building Code requirements for exiting. The existing windows under the second story gables at the sides of the detached structure will be removed and the new egress windows in the dormer will face the rear yard of the subject property. ADUs are fully exempt from lot coverage and FAR requirements up to 850 SF, where the updated unit will be 533 SF. The landscaping plan details three landscape trees, where three landscape trees are required for the proposed floor area on the site. All other Zoning Code requirements have been met. The applicant is requesting the following application: Design Review for a new, two-story single family dwelling (existing detached garage and accessory dwelling unit would be retained and updated) (C.S. 25.57.01 (a) (1)). Design Review 1417 Cortez Avenue 1417 Cortez Avenue Lot Area: 5,399 SF Plans date stam ed: Februa 25, 2021 PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): 18'-6" 18'-6" (block average) (2nd flr): ; 23'-6" 20'-0" ;...... . ... _. Side (left): : 10'-0" 4'-0" (right); ; 4'-0" 4'-0" _ :............................................................................................................................ . ... . ,._............_._._. _.._ ..................... ......._. _...._............................................................................................................__............................................................ Rear (1st flr): ; 37'-8" 15'-0" (2nd flr): ; 44'-8" 20'-0" ` 1,532 SF 2,160 SF Lot Coverage: ` 28% 40% 3,080 SF 3,142 SF' FAR: 0.51 FAR 0.58 FAR # of bedrooms: : 4 --- _ ................................... . .: .... ... ...._....................._.... ..__.................._........................_..................................................._..........;......._................................................................_. 1 covered 1 covered Otf Sfreet Parkin (10' x 20') (10' x 20') g" 1 uncovered 1 uncovered (9' x 20') (9' x 20') Building Height: ; 29'-9" 30'-0" _ .................................................................................. . ................... . . Declining Height Complies ° W�ndow enclosure exception applied to right Envelope: side C.S. 25.26.075(b)(2) ' (0.32 x 5,399 SF) + 1100 SF + 314 SF (detached garage portion of accessory structure) = 3,142 SF (0.58 FAR). Z Right side window enclosure exception applied (2' x 9') = 18 SF. Summary of Proposed Exterior Materials: • Windows: Vinyl clad wood with simulated true divided lites. • Doors: Wood doors and wood garage door. • Siding: Wood board and batten siding and horizontal wood siding under gables. • Roof: Standing seam metal. • Other: Wood outriggers, wood trim at windows and doors, wood columns. Staff Comments: Staff notes that the existing envelope of the detached two-story structure is existing and non- conforming. Proposed changes to the envelope of this structure must be minimal or additional Planning applications, such as a Conditonal Use Permit, may be required for changes to the existing height and plate height. Design Review Study Meeting: At the Planning Commission design review study meeting on February 22, 2021, the Commission had several suggestions regarding this project and voted to place this item on the regular action calendar when all information has been submitted and reviewed by the Planning Division (see attached February 22, 2021 Planning Commission Minutes). -2- Design Review 1417 Cortez Avenue The applicant submitted a response letter and revised plans, date stamped February 25, 2021, to address the Planning Commission's comments. Listed below are the Commission's comments and responses by the applicant. 1. There is a lot of hardscape in the backyard and the project would be improved with additional landscaping proposed in that location. • Planting strips have been added to the driveway and additional planting areas were added in the rear yard, between the driveway paving and the patio paving outside the great room. 2. The standing seam metal roof will be very visib/e and prominent with the proposed roof pitch and this materia/ won't blend well with the existing homes in the neighborhood. • The proposed roof pitch has been reduced from a 7:12 pitch to a 5:12 pitch. The applicant feels that the lower pitch roof, combined with the fact that the house sits at an elevated position relative to the street, will make the roof less prominent in the overall design. 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: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Suggested Findings for Design Review: That at the February 22, 2021 design review study meeting the Planning Commission noted that the proposed design is well-crafted and the massing is consistent with the existing houses in the neighborhood; that the farmhouse design is not common in the neighborhood, but the 5:12 roof pitch reduces the prominence of the metal roof in the overall design and highlights the style-appropriate architectural features including the board and batten siding, wood outriggers, and windows with simulated true divided lites; that the retained detached garage structure is consistent with the pattern in the neighborhood; and that the covered front porch provides a focused entry and curb appeal for the design. For these reasons, the project may be found to be compatible with the requirements of the City's five design review 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 A.1 through A.9 and Landscape Plan date stamped February 25, 2021, and Licensed Survey dated December 1, 2020; 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 -3- Design Review Commission review (FYI or amendment to be determined by Planning staf�; 1417 Cortez Avenue 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; 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, in effect at time of building permit submittal, 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 � Design Review approved Planning and Building plans. Erika Lewit Senior Planner c. 1417 Cortez LLC, applicant Attachments: February 22, 2021 Planning Commission Minutes Applicant's Response to Commission's comments date stamped February 25, 2021 Application to the Planning Commission Letter of Explanation submitted by the property owner Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed February 26, 2021 Area Map 1417 Cortez Avenue -5- r� 1 TY � ,,�;�, O 'ti�o +v NnOq��T[D � City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, February 22, 2021 7:00 PM Online a. 1417 Cortez Avenue, zoned R-1 - Application for Design Review for a new two-story single family dwelling (existing detached garage to be retained). (James Chu, Chu Design Associates, applicant and designer; 1417 Cortez LLC, property owner) (112 noticed} Staff Contact: Enka Lewit All Commissioners have visited the project site. Commissroner Comaroto was recused for non-statutory reasons. Senior Planner Keylon provided an overview of the staff reporf. Questions of staff.� > There were no questions of staff. Chair Tse opened the public hearing. James Chu, Chu Design Associates, represented the app/icant. Commission Questions/Comments: > 1 know we are not supposed to comment on ihe ADU, but I have concerns a6out the ceilrng height at the second flooi ovei the garage. The height from floor fo fhe fop of the ridge is 7'-5" and your secfion shows it as 6'-9" to the highest point at the peak. If 1 am not mistaken, the code stafes that 7 feet is fhe lowest ceiling height you can have for a residential use. (Chu: It is an existing condition.) lt rs an ADU, so it may be something you want to look at. > On the landscape plan, it seems thaf there is a lot of paving in the backyard. 1 understand that you need to drive in and there is an ADU that you need to provide some pathway for, but it just seems like the entire rear yard is paved. You may be ab/e to add some landscaping over on the side and potentially a litfle bit in front of the ADU. (Chu; Maybe we could add some /andscaping on the side along the driveway.) Yes, something so that it won't seem barren and hard. (Chu: Ok, ! agree.) > Is it correct thaf your driveway is 10 feet wide? (Chu: Conect.) You might be able to introduce a planting strip along the driveway just to soften that edge. 1 agree thaf fhere is a way to look af all the hardscape fo add a tree and planting areas to he/p in that issue. (Chu: Definitely. Thank you.) Public Comments: > There were no public comments. Chair Tse closed the public hearing. Commission Drscussion/Direction: > There are two things fhat 1 am uneasy abouf, one is fhe standing seam metal roof. It is nof a good materia/ for fifting in with the neighborhoods in Burlingame, especially when it becomes very promrnent, which is evidenf on the left and right side elevations. That is a very significant amouni of inetal roof City of Budingame pege � Printed on 2/25✓2021 Planning Commission Meeting Minutes February 22, 2021 exposed. 1 don't like it and it is the wrong material in almost every neighborhood in the City. Even if 1 can support fhat, I cannot support the big stair window four feet from the property line. It has become prevalent in Burlingame and it is a big misfake in my view. It means someone will be going up and down the stairs while lookrng directly down at the backyard and wrndows of the neighbor. These are the two concems 1 have of the design as it stands. > 1 have the same comments as my feltow commissioners regarding the landscape, there is a lot of hardscape back there and f'd like to see a little bit softer side to that. Otherwise, 1 can support the project. > I agree with my fe!!ow commissioner about the meta! roofs. One of the issues that was brought up before is the fact that fhis is a 7:12 roof pitch. There wilf be a lot of inefal siding exposed. lt is not like this is a low sloping roof that will disappear, it wi1/ have prominence. Particu/arly, in the Easton Addition area, it is quite an aberration relafive to the neighborhood context. 1 do have some diffrculty with that material. Othenvise, fhe house is well crafted, nicely massed and 1 don't see any ofher issues. > � want to circle back into the roof slope. it is bothersome, specificatly on the righf side elevation where it is very prominenf and the 7:12 slope is a little bit too much. Vice-Chair Terrones made a motion, seconded by Commissioner Schmid, to place the item on the Regular Action Calendar when the application has been revised as directed. The motion carried by the Pollowing vote: Aye: 5- Terrones, Tse, Gaul, Loftis, and Schmid Absent: 1 - Sargent Recused: 1 - Comaroto City of BuNingame p� y Printed on Z/25�2021 7� b�� ; ::�VI!i'�-: r ; '��(:.� _ :,�.,._.:;:. � ..1. ;<;:r :; I "'� r1_ ,Chu Design Associates '; �u_�tom . _ � : . . - _ . February 24, 2021 City of Burlingame Planning Commissioner 501 Primrose Rd Bur(ingame, CA 94010 Re: New residence at 1417 Cortez Ave Burlingame, CA 94010 Dear Commissioners: �, , .,`_.._ _'�� = EB `� � 2021 ;" ',1' 4JF'-311E'L4i�'s'a�ME �:�" '��'(�,. �1��: Thanks for reviewing our project and your comments. In line with what you recommended we have made the following changes: 1. Roof pitch has been reduced from 7:12 to 5:12, we feel that this, combined with the fact that the house is elevated from the street, it will help make the roof feel like a less prominent. 2. Rear hardscape has been reduced by added more planting between the driveway paver and patio off the great room. Also adding Hollywood style grass strips to soften the driveway. We also looked at adding vine pockets to the fence along the driveway, but felt this would reduce the usability of the driveway: 10 feet feels like a generous width but we found on other projects at once the project is built, this width in practice is barely wide enough to be usable. We also reviewed the windows at the stairwell. We found them to be similar in size and location to dozens of houses already approved and built without complaint on similarly sized lots in Burlingame. Any privacy concerns in this particular case are mitigated by the driveway on the right, which is at least 15 feet wide. Again, thank you for your time in reviewing the revision and hope we have satisfied your comments with above changes. %?c�.�tied �� Chu Design 210 Industrial Rd. Suite 205, San Carlos, CA 94070 James a,chudesi�n.com Office: (650) 345-9286 Ext. 1001; CeIL• (650) 400-8933 ,4 .;__-;�,�t.r._.,, �,., Y .t�\ <� a i — — C . ;� `�, k',.+�,� `L� . a�� i PLANNING APPLICATION COMMUNITY DEVELOPMENT DEPARTMENT—PLANNING DIVISI�N 501 PRIMROSE ROAD, 2ND FLOOR, BURLINGAME, CA 94010-3997 TEL: 650.558.7250 � FAX: 650.696.3790 � E-MAIL: PLANNINGDEPT(a�BURLINGAME.ORG z 0 Q � � 0 � z � c� W � O � n. 1417 �ORTEZ AVE., BURLINGAME PROJECT ADDRESS ❑ VARIANCE (VAR) ❑ WIRELESS ❑ FENCE EXCEPTION ❑ OTHER; PROJECT DESCRIPTION DEMt7 EXISTING SINGLE STORY RESIDENCE AND REBUILD NEW TWO ST(�RY RESIDENCE W/ NEW LANDSCAPING. REMODEL (E) DETACHED ADU. WORK INCLUDE REPLACE EXISTING WINDOWS/DOORS GARAGE DOOR, KITCHEN, BATHROOM, ADDING A DORMER, NEW ROOFING AND EXTERIOR WALL MAT'L. 1417 Cortez LLC PROPEf�TY OWNER NAME ■ APPLICANT� 650-280-8050 PHONE z O H Q � � O � z � Z v J � a a 1534 PLAZA LANE, #132 BURLINGAME, CA 94010 ADDRESS Rich@sargentconstruction.com E-MAIL JAME� CHU; CHU DESIGN ASSOCIATES 55 W. 43RD AVE., SAN MATEO, CA 94403 ARCHITECTIDESIGNER ■ APPLICANT� ADDRESS 650-34�5-9286x104 james@chudesign.com PHONE E-MAIL 22684 BURLINGAME BUSINESS LICENSE # *FOR PROJECT REFUNDS" - Please.,.rovide an address ..: . .. .. .... : o. . ... .. . , .. .. .,... . ,. ... .. ., . .., .. . .. ..,..... ..,... ,.. ..,..,,.,... ..... ...., .....,.,,.,...,.. .. .. ..,., .,,. p to which to all refund checks will be mailed to: RICI� SARGENT 1534 PLAZA LANE, #132, BURLINGAME, CA 94010 NAME ADDRESS a x � � w Z � � O H � d 0 � lJ.. a I HEREBY CERTIFY UNDER PENALTY OF PERJURY THAT THE INFORMATION GIVEN HEREIN IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF. Oigitelry sign>p t'�i Jamas Cnu �N: cn-Jones C:i�, o=Cliu �ecign qscpcieles, Inc., email-JemasQchutlesign.com, c=tJS oere�. zoso.i �ao ia.se�.ia �oe�oo' APPLICANT'S SIGNATURE IIF DIFFERENT FROM PROPERTY OWNE� 026-051-050 R-1 ASSESSOR'S PARCEL # {APN) ZONING Nov 30, 2020 DATE I AM AWARE OF THE PROPOSED APPLICATION AND HEREBY AUTHORIZE THE ABOVE APPLICANT TO SUBMIT THIS APPLICATION TO THE PLANNING COMMISSION/DIVISION. Rich�ird M Sargent DigitallysignedbyRichardMSargent Date: 2020.� 1.30 16:40:36 -08'00' PROPER7Y OWNER'S SIGNATURE 11 /30/2020 DATE AUTHOi�IZATION TO REPRODUCE PLANS I HEREB`! GRANT THE CITY OF BURLINGAME THE AUTHORITY TO REPRODUCE UPON REQUEST AND/OR POST PLANS SUBMITTED WITH THIS APPLICA710N 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 JC LINITIALS OF ARCHITECTlDESIGNER� >- J z O w � � � a F— � APPLICATION TYPE �� ACCESSORY DWELLING UNIT (ADU) ❑ CONDfTIONAL USE PERMIT (CUP) � DESIGN REVIEW (DSR) I❑ HILLSIDE AREA CONSTRUCTION PERMIT ' ❑ MINOR MODIFICATION ❑ SPECIAL PERMIT (SP) DATE RECEIVED: `_. � � a -n � C y m 0 Z � 7477 Cortez LLC 7534 Plaza Lar�e, No. 732 Burlihqame, CA 94010 Audrey Tse Chair Burlinc�ame Pianning Commission 501 Prir�nrose Road Burlinuame, CA 94010 RE: 1417 Cortez Avenue Planning Design Review Dear Chair Tse and Honorable Planning Commissioners: I am e�:cited to have the opportunity to present our design for my new home project in Burlingame at 1417 Cortez Avenue. In devE�loping the plans, I wanted to design a home that fits seamlessly into the neighborhood while honori��g the Commission's long-expressed desire to steer clear of the same stale designs that have been built over and over again in Easton Addition and which thre�ten to homogenize the diverse architectural character of this area. As I assessed the 1400 block of Cortez Avenue, I found a neighborhood of diverse architectural styles — bungalow, Spanish, shingl� and Tudor among others. There is a mix of original homes and ones built in recent years. I feel tr�e modern farmhouse style house I have chosen wili be an excellent addition to this eclectic neighborhood. I built a similar house at 1140 Balboa Avenue which I consider to be one of my most successful home projects to date. As wa� the case on Balboa Avenue, the massing, scale, roof height and configuration, and detached garage for this project are typical of the homes nearby. The large front porch will create a strong conner.tion between this house and its neighbors. The board and batten siding is a traditional American style which traces its roots to before the Civil War and is seen throughout Burlingame. The standing seem n�etal roof is being installed on more and more houses in this neighborhood and will be dark in color, helping it blend into its surroundings. Thank ��ou for your considering our application. I look forward to your thoughtful feedback and hope for the prc,ject's speedy approval. Sincerely, ,� , _�,� , , . � Rich Sargent Homec�wner c: James Chu, Chu Design RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW 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 for a new two-story sinqle familv dwelling and revisions to the existing detached two-story qarage and Accessory Dwellinq Unit at 1417 Cortez Avenue, Zoned R-1. 1417 Cortez Ave LLC, propertv owner, APN: 026-051-050; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on March 8, 2021, 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 is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review 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 8th day of March, 2021 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 1417 Cortez Avenue Effective March 18, 2021 Page 1 that the project shall be built as shown on the stamped A.1 through A.9 and Landscape Licensed Survey dated December 1, 2020; plans submitted to the Planning Division date Plan date stamped February 25, 2021, and 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; 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, in effect at time of building permit submittal, 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 and Design Review 1417 Cortez Avenue Effective March 18, 2021 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. CtFY QF Bl;Rli^JGAtVi� CC�MiVI(��€TY JEVELE�PMENT DEi�A!'tTMcNT uR�iNGr,'�� S�1 F'�II�4�205E r��J�?0 �-��P,�"' � BURC1NGAi1�iE.CA�3401t� ' PN:(S5�j558-7250 www.bur3ingam�.ar� Project Site; i417 Cortez Avenue, zoned R=1 . The City of Burtingame Flanni�g Commission annountez the #allowing virtual pu6lic hearing vin Zoom on Mnnday, Nlarch 8, 202i at 7:00 P.M, You may access fhe meetir�g � L1� �� online at www zaom.oslioin or hy pho�e at (6b9) 9QU-412$: -�� Meeting ID: 997 51511425 Passcode: 305824 Descriptian: Apptication far Design Review for a new two- story single family dwelEiag {exisfiing detached garage fo 6e retained}. Members of the public may provid� written comments by ema1 ta: aubli� �!mentC�hurlinaame.ora. Mai[ed: February 26, 2U21 (Piecrse refer to other side} Cat� c��, �s�6��_�� - �c��lsc l°#e�rdre� M�t�c� if ya�a have any questicar,s ak�vui �i�is ��a��ic�� a�- ,,vaulcl lik� tcs sehec�ule an appo�r��ment tca vieuv a�aae ci tc��y of �g�� p�iic�tac�n ar�d,pla�s, ple�s� se.=a� an email t� � 3anA�sin de� t i�ur��in ars��.,a� or�e�f� ��Uj 5��,-;r25�, � � � � ir-�c?iv€cf�a�►s wfho r��uire s�setiial as�is�a�ee �� a disabi[sty-reiated rnc�dificatian or accor�mad��o�t i� part�c�patti in th�s r�tee"�rb, car Lvh� h�ve a disa�ility �nd wish ta request a€-s aEiern�tiv� fc;rrr�t �br �@�e ag�r��, m�efi�n� nca�r�, a��nd� ��cket €sr cather writ�ngs t�at na�v �e d�s�s-ir��F;ed, sh�su8� coratac� b�e P�a��ing Ci€visicsr� at : p1�s�nin� d�t£�b�rrlir��a�rt�:�sr� c�r (�5�j 5��-7�5�1 Eay 1� am c�n the ��y e�� tl�e rnee�ing, if you ch�ilen�e the, s�aj�ct a�plEc�i��st;(s} i�t ccaurt. you r:z�y be d?rrtited to ra�sing onEy those iss�es ��u or� sc��?ec�n� �Is� �-�'ssed at the �subiic hear"€ng, r�escr:be�E in �he nc�tice or €€� vvritten carr�s�a�td�r�€� a�efiuere�' to the ci�y �i or �sr`icar tt� ih� ��biic hearing. �rc�perty awne�s wh� receive this i�ot'sce are r�s�,onsi��e for informin� �heii•'tenants about this rt��ce. Kevin �as�irter, At�'� C�mrn�s!;€iy Qev�loprr�ent i�ire�tor jf'leqs2 r�fer� to otdt�r sidej 1417 Cortez Avenue 300' noticing APN #: 026-051-050 �- .,: � �1J � w �� `'� Y �;� � c'�' n � � � .�;`� �4�' !� �`�' �q� �� w �'� �.� �C� c�.'''��:� ��: , �;� � ..�� G c=� w t�`'� "^' � c�' 5 � � :� '� 4 t � Cr �5 a� �� .� w �� " �� t' � . �;�` '�`� � �, t�� ,'��; � U r� � :a �Q� ,j� , h � `� G`� �� c.' �� n�� , � �� G;� �� '�� `'' � �;`� f . ` , �' .�'tir`. _ �+ �l? `� �� ,[�'�� `�- � �, �,� ��l ` �� c��'' �. `^" ,�e�' G� � �%` '� � � �� i �� +� � �. � �G: � �,� �^, 7 �� Q Q�� `� ✓� �� ,��-, ��, �� '" �-.� U ;, ^, �° -... � �,� �,� `'� t ,•. �L`ei Q �_ � ',,� tc� � hC�' �19 � r� (� �, �a c.� j�' ��' �� .. ��' �� ~ c�� ` � �. � �� c� ' �.�a�' .q �� '� '� � !�, � � �`' �a` G�,� y � �� •^��' Q� �: �-� i'`5 ;��'' t.� ,�.. t.�� [�� ^C; � � a (�^ �:j �"+�1 i:a ,, �•� �'� �G�I�i�+ '.`,��..�� -,�',l'� �� , f�'� : � �� } �. � �,� � �� G�t �� S� � '�' ��r s � � u "�'� i � � t'�L' ' �� ,� ��,� f�� t`�G`' �a �} w�� v"1 a�,�y �+ �•r.ti Y k`..� `t� ,-;� �Y.`. �1 � �N� �� V � � �� ;';. �^ ,�`�- � �� (:J� �� '`�` � �� ' � �1 [�� f'�'' �� Ci) � t+ ,� �+, G 4� � � t'"� � � �� '�� J l? `� �� , 1 ��; � �� ':� �� '� �} �-,�,7 �c•�ti �q ,r;�`� ��" �t �a a ' ��' �,�' � '� � C � �".`�� r'ti' ,;3,� `^' ��'`� t% ^+ �ei , �4, t�,�' ��j r� r%� �� (�,� �� i`�' ':� � �G� n � � � � ��:Jn �� }.� �� w�. ��"� ,� � _ �a� �-�.' �U t� ..�� ,� r �r �;, {..�., � .� � ,�' �' � � � �L�` 1,�``� �� '� �. � t�� , �*'�) �'` Q� �"� �^`;� �1j� �� rj� ��, ,,,� n } ,;, � �� t� � �� ''� � r� �;:� C3 � G' r,� � ��t> City of Burlingame Design Review Address: 1417 Cortez Avenue Item No. 9a Design Review Study Meeting Date: February 22, 2021 Request: Application for Design Review for a new two-story single family dwelling. The existing two-story detached garage and accessory dwelling unit would be retained and updated. Applicant and Designer: James Chu, Chu Design and Associates Property Owner: 1417 Cortez LLC General Plan: Low Density Residential APN: 026-051-050 Lot Area: 5,399 SF Zoning: R-1 Project Description: The subject property is an interior lot with an existing single family dwelling and detached two-story structure at the rear of the lot. The detached structure contains a garage and an existing accessory dwelling unit. There is a 10-foot wide public utility easement immediately behind the subject lot. The applicant proposes to demolish the existing one-story main dwelling on the site and build a new, two-story single family dwelling. The existing two-story detached structure on site will be retained and updated. The proposed floor area for the new house and the garage portion of the detached structure is 3,080 SF (0.51 FAR), where 3,142 SF (0.58 FAR) is the maximum allowed (including front covered porch exemptions). The existing detached garage provides one code-compliant covered parking space (10' x 20') and there is an additional uncovered parking space (9' x 20') provided in the driveway. One covered parking space and one uncovered parking space are required for the proposed four-bedroom house. Staff notes that the application includes a detached accessory dwelling unit (ADU). Per State law, review of the ADU application is administrative only and is not reviewed by the Planning Commission. As proposed, the ADU meets all of the requirements for ministerial approval listed in Chapter 25.59. The existing ADU was built on the first and second floors of the detached structure prior to such units being prohibited in Burlingame in 1954. Current ADU regulations prohibit two-story detached units, but allow conversion of an existing second floor to an ADU within an existing two-story detached structure. With the proposed project the envelope of the existing unit will be modified only to add a dormer at the front of the second floor to incorporate egress windows to meet California Building Code requirements for exiting. The existing windows under the second story gables at the sides of the detached structure will be removed and the new egress windows in the dormer will face the rear yard of the subject property. ADUs are fully exempt from lot coverage and FAR requirements up to 850 SF, where the updated unit will be 533 SF. The landscaping plan details three landscape trees, where three landscape trees are required for the proposed floor area on the site. All other Zoning Code requirements have been met. The applicant is requesting the following application: ■ Design Review for a new, two-story single family dwelling (existing detached garage and accessory dwelling unit would be retained and updated) (C.S. 25.57.01 (a) (1)). This space intentionally left blank. Design Review 1417 Cortez Avenue 1417 Cortez Avenue Lot Area: 5,399 SF Plans date stam ed: Februa 10, 2021 PROPOSED ALLOWED/REQUIRED SETBACKS : _._.._._... _ ........................................................ ........_........................................................................................................................................................................ ._.............._....._. ....._.._...................... Front (1st flr): ; 18'-6" 18'-6" (block average) (2nd flr): ; 23'-6" 20'-0" Side (left): ; 10'-0" 4'-0" � �� „ (right): ; 4 -0 4 -0 ; _._._ ....................................................................................................................................................................................................................................................... .. _....._........._.................................... ....................... . . .. Rear (1st flr): 37'-8" 15'-0" (2nd flr): ; 44'-8" 20'-0" : .. ... . ... .... . _ ........... .................... ... ... .... ..................................................................,.................................................................................................................................................................................... .................................................... 1,532 SF 2,160 SF Lot Coverage: 2g% 40% ' 3,080 SF 3,142 SF' FAR: 0.51 FAR 0.58 FAR _. . . __ .... ... .. __. _ . _. ......... # of bedrooms: � 4 --- 1 covered 1 covered Off Street Parkin (10' x 20') (10' x 20') g' 1 uncovered 1 uncovered (9' x 20') (9' x 20') Building Height: ; 29'-9" 30'-0" Declining Height Complies W�ndow enclosure exception applied to right Envelope: ; side C.S. 25.26.075(b)(2) ' (0.32 x 5,399 SF) + 1100 SF + 314 SF (detached garage portion of accessory structure) = 3,142 SF (0.58 FAR). 2 Right side window enclosure exception applied (2' x 9') = 18 SF. Summary of Proposed Exterior Materials: • Windows: Vinyl clad wood with simulated true divided lites. • Doors: Wood doors and wood garage door. • Siding: Wood board and batten siding and horizontal wood siding under gables. • Roof: Standing seam metal. • Other: Wood outriggers, wood trim at windows and doors, wood columns. Staff Comments: None. 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; -2- Design FPeview 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. Erika Lewit Senior Planner c. 1417 Cortez LLC, applicant Attachments: Application to the Planning Commission Applicant's Letter of Explanation Notice of Public Hearing — Mailed February 12, 2021 Area Map 1417 Cortez Avenue -3- 4n. r.. I T..Y.._ .., ��. �?�`�� - - �. �� __ � � , � _._.� , , ,' % ; �-..."' j' PLANNING APPLICATION COMMUNITY DEVELOPMENT DEPARTMENT—PLANNING DIVISION 501 PRIMROSE ROAD, 2ND FLOOR, BURLINGAME, CA 94010-3997 TEL: 650.558.7250 � FAX: 650.696.3790 � E-MAIL: PLANNINGDEPT(a�BURLINGAME.ORG z 0 � Q � CC 0 � z � c� w � O � a 1417 CORTEZ AVE., BURLINGAME PROJECT ADDRESS 026-051-050 R-1 ASSESSOR'S PARCEL # (APN) ZONING DEMO EXISTING SINGLE STORY RESIDENCE AND REBUILD NEW TWO STORY RESIDENCE W/ NEW LANDSCAPING. REMODEL (E) DETACHED ADU. WORK INCLUDE REPLACE EXISTING WINDOWS/DOORS GARAGE DOOR, KITCHEN, BATHROOM, ADDING A DORMER, NEW ROOFING AND EXTERIOR WALL MAT'L. 1417 Cortez LLC PROPERTY OWNER NAME ■ APPLICANT? 650-280-8050 PHONE JAMES CHU; CHU DESIGN ASSOCIATES ARCHITECTIDE5IGNER ■ APPLICANT? 650-345-9286x104 PHONE 22684 z 0 H a � � O � z f- z a c� J d d Q 1534 PLAZA LANE, #132 BURLINGAME, CA 94010 ADDRESS Rich@sargentconstruction.com E-MAIL 55 W. 43RD AVE., SAN MATEO, CA 94403 ADDRESS james@chudesign.com E-MAIL BURLINGAME BUSINESS LICENSE # .......................................,,.....,.....,..,..,..,.,,..,....,...........,..,,..,........,.........................,..,.. ,..,..,..,..,...........,......,..,.,,.., *FOR PROJECT REFUNDS* - Please provide an address to which to all refund checks will be mailed to: RICH SARGENT 1534 PLAZA LANE, #132, BURLINGAME, CA 94010 NAME ADDRESS a x N � w z � � O H > Q 0 L.L � Q I HEREBY CERTIFY UNDER PENALTY OF PERJURY THAT THE INFORMATION GIVEN HEREIN IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF. Olyilely si8� Oy Jemae C�u DN'. rn=Jemas C�u, a=Gu Oesg^ Assocalas, Iz., emeil=Jemes�c�uEasiqnmm, c=US oa�:zoso.n.aoia�ae�.iz-oe•oo• � APPLICANT'S SIGNATURE IIF DIFFERENT FROM PROPERTY OWNERI Nov 30, 2020 DATE I AM AWARE OF THE PROPOSED APPLICATION AND HEREBY AUTHORIZE THE ABOVE APPLICANT TO SUBMIT THIS APPLICATION TO THE PLANNING COMMISSION/DIVISION. Richard M Sar e(�t DigitallysignedbyRichardMSargent � .��Date:2020.�1.3016:40:36-OB'00' PROPERTY OWNER'S SIGNATURE 11 /30/2020 DATE AUTHORIZATION TO REPRODUCE 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 JC (INITIALS OF ARCHITECTIDESIGNER] >- J z 0 w � � � u.. a F- � APPLICATION TYPE ,� ACCESSORY DWELLING UNIT (ADU) ❑ CONDITIONAL USE PERMIT (CUP) [� DESIGN REVIEW (DSR) ❑ HILLSIDE AREA CONSTRUCTION PERMIT ❑ MINOR MODIFICATION ❑ SPECIAL PERMIT (SP) ❑ VARIANCE (VAR) ❑ WIRELESS ❑ FENCE EXCEPTION ❑ OTHER: .................................... � �� _ . � . .. ' a T ��. - � � - �i '17 �� _ _. __:l I c cn m �z �� DATE RECEIVED: �'�,, , ,,,,,,,,,,,,••� '� 1477CortezLLC 1534 P/aza Lane, No. 132 Burlinqame, CA 94010 Audrey Tse Chair Burlingame Planning Commission 501 Primrose Road Burlingame, CA 94010 RE: 1417 Cortez Avenue Planning Design Review Dear Chair Tse and Honorable Planning Commissioners: I am excited to have the opportunity to present our design for my new home project in Burlingame at 1417 Cortez Avenue. In developing the plans, I wanted to design a home that fits seamlessly into the neighborhood while honoring the Commission's long-expressed desire to steer clear of the same stale designs that have been built over and over again in Easton Addition and which threaten to homogenize the diverse architectural character of this area. As I assessed the 1400 block of Cortez Avenue, I found a neighborhood of diverse architectural styles — bungalow, Spanish, shingle and Tudor among others. There is a mix of original homes and ones built in recent years. I feel the modern farmhouse style house I have chosen will be an excellent addition to this eclectic neighborhood. I built a similar house at 1140 Balboa Avenue which i consider to be one of my most successful home projects to date. As was the case on Balboa Avenue, the massing, scale, roof height and configuration, and detached garage for this project are typical of the homes nearby. The large front porch will create a strong connection between this house and its neighbors. The board and batten siding is a traditional American style which traces its roots to before the Civil War and is seen throughout Burlingame. The standing seem metal roof is being installed on more and more houses in this neighborhood and will be dark in color, helping it blend into its surroundings. Thank you for your considering our application. I look forward to your thoughtful feedback and hope for the project's speedy approval. Sincerely, 1 t"'�r �►" Rich Sargent Homeowner c: James Chu, Chu Design CITY OF BURLINGAME � COMMUNITV DEVEL�PMENT DEPARTMENT Burz�oNGarne 501 PRIMROSE ROAD � �,� ' .� � BURLINGAME, CA 94010 PH:(650)558-7250 www.burlingame.org Project Site: 1417 Cortez Avenue, zoned R-1 The City of Burlingame Plonning Commission announces the following virtual public hearing via Zoom on Monday, February 22, 2021 at 7:00 P.M. You may ae�ess the meeting online nt www.zoom.us/join or by phone at (669) 900-9128: Meeting ID: 991 2809 2725 Passcode: 161738 Description: Application for Design Review for a new iwo- story single famiiy dwelling and detached garage. Memhers of the public may provide written comments by email to: aubliccommentCt�burlingame.org. Mailed: February 12, 2021 (Please refer to other side) . . ., . ! Cit�of Buriinc�ame - Publie tlearin� Nofice If you have any questians about this application or would like to schedule an appointment to view a hard copy af ihe applicatiora and plan5, please send an email to planningdept(�burlingame:ora or call (650) 558-7250. individuals who require special �ssistar�ce or a disability-reiated modification or accommodatinn to participate in this meeting, or who have a disabiliiy and wish to request an alternative farmat for the agenda, meeting notice, agenda packet or ather writings that may be distributed, should contact the Planning Division at plannin�deptC�burlin�ame.or�; or (6Stl} 558-7250 by 10 am on the day of the meeting. If you chaltenge the se�bject appiication(s} in court, you may be limited to raising only those issues you ar someane else raised at the public hearing, described in the notice or in written corresparsr�ence deliuered to the city at or prior to the public hearing. Property owners who receive this no�ice are responsible for informing their tenants about this notice. Kevin Gardiner, AICP Community Deveiopment DirectOr (Please refer to othersideJ 1417 Cortez Avenue 300' noticing APN #: 026-051-050 ra�'� �� w �� v '�V 'U " Cc�;' � G` v �� .�� r� 1,,��1�1 �+� 4a �„�v r � r� 1.� r � `.\ � �' ��'-+ �%' � C.l 4.� � � � �� ;r� �, '�4' w �y - �� , f� fJ r � (�� ° i:� ��' � /.� J �UB • .:� w �L'" �,� � �� J J C��_ � {��~ �u�L � .� �� l � �� (� �� f4 fi . hw �� ;,,�C= -t}; lf�, � ` n(� �.� �e, � Ci: � c ('� � Cti• (�� ,,.�-�` 2 . �� C`i � �� '`'� � � r�� `'�% � t�t"�;• �"} ^��' �y�j � w� p:: & �;, �%� '� L.�`.,`�' ,,, �Fu G �', s`�� r,; � - c�� y � N -�G�'J {u c' � `� �� ' ��., � � �� ,��' �;�' r� '` � �, W ^�� * �,� C' �,° � '4�i W L'� 1+� '� Gi �� ;; L� �:� ��' G'� ��,*, � ,..� � t� ' �,,�' {�. 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