Loading...
HomeMy WebLinkAbout1521 Willow Ave - Staff Report (2)Item No. 9 Regular Action PROJECT LOCATION 1521 Willow Avenue City of Burlingame Design Review Address: 1521 Willow Avenue Item No. 9 Regular Action Meeting Date: May 12, 2014 Request: Application for Design Review for first and second story additions to an existing single-family dwelling. Applicant and Designer: Mark Robertson APN: 028-141-240 Property Owners: Robert and Jessica Lawson Lot Area: 9,385 SF General Plan: Low Density Residential Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Project Description: The existing house is two stories with an attached carport at the front of the dwelling. There is also a detached accessory structure at the rear of the lot that is used for storage. The applicant is proposing first anc+ second floor additions to the main dwelling. The existing structures on the site total 3,241 SF (0.35) of floor area. With the additions, the total FAR on the lot will increase to 4,098 SF (0.44 FAR) where 4,103 (0.44 FAR) is the maximum allowed. The proposed project is within 1% of the maximum allowed FAR. The proposed additions to the existing house will be at the front and the left side of the existing first floor and to the existing second floor. There is an existing protected-size oak tree at the rear, right side of the property, between the house and the detached storage structure. The applicant is not proposing to remove this tree and the Parks Supervisor notes in his February 18, 2014 memo that any construction within the drip line of the tree requires that a Tree Protection Plan be in place prior to the start of demolition or construction on site. There are five bedrooms in the existing dwelling and with the proposed additions, the number of potential bedrooms will not be increased. Three parking spaces, two of which must be covered, are required on site. The existing attached carport provides two covered parking spaces that are non-conforming in width (8'-10" x 20' for each space where 9' x 20' is required for an existing covered parking space). The applicant is not proposing any changes to the covered carport and the number of bedrooms is not being increased, so the existing parking is not required to be redesigned to meet current code standards. All other Zoning Code requirements have been met. The applicant is requesting the following applications: ■ Design Review for first and second story additions to an existing single family (C.S. 25.57.010 (a) (2)). This space intentionally left blank. Design Review 1521 Willow Avenue 1521 Willow Avenue Lot Area: 9,385 SF Plans date stam ed: Ma 1, 2014 EXISTING PROPOSED ALLOWED/REQ'D SETBACKS 'i ' ' _ . _ __ . _ _ __ Front (1st flr): 24'-6" ; 29'-10" 23'-8° (block average) (2nd flr): 52'-0" 34'-0" ' 23'-8" _ _ ...... __ _ _ Side (left): ; 4'-1 �� , 7'-6" ' 7'-0" (right): 5'-6"' No change 7'-0" _ . _ __ _ Rear (1st flr): ; 22'-0" No change ; 15'-0" (2nd flr): ; 22�_0" No change 20'-0" _ . _.. _. _ _.. Lof Coverage: 2726 SF 3076 SF 3754 SF 29°/a 33% 40% _ _ _ FAR: : 3241 SF 4098 SF 4103 SF 2 0.35 FAR 0.44 FAR 0.44 FAR _ _ _ _._....... _ _ # of bedrooms: : 5 5 --- _ _ _. _ . __ _.. . Parking: 2 covered, attached carport : No change 2 covered (17'-8" x 20') 3 (18' x 18'), for existing 1 uncovered 1 uncovered (9' x 20') (9' x 20') _ _ _.... _ __.. _ _... __ Height: ; 24'-0" 28'-1" 30'-0" DH Envelope: --- complies CS 25.26.075 ' Existing side setbacks are non-conforming (4'-1" existing at left and 5'-6" existing at right, where 7'-0" is required). ` (0.32 x 9,385 SF) + 1100 SF = 4,103 SF (0.44 FAR). � Existing covered parking us non-conforming in width (17'-8" existing, where 18' is required for existing spaces). Staff Comments: See attached memos from the Chief Building Official, Fire Division, Engineering Division, Parks Division, and Stormwater Division. Design Review Study Meeting: At the Planning Commission design review study meeting on April 28, 2014, the Commission had several suggestions regarding this project (refer to the April 28, 2014 Planning Commission hPlinutes). The designer submitted a response letter and revised plans date stamped May 1, 2014. Listed below �re the Commission's comments and responses by the applicant. 1. The gab/e wall at the rear (South Elevation) appears massive and plain; consider adding windows to enhance the design; • The proposed window on the left has been changed to a bay window and the window on the right has been increased in size to help break up the stucco fa�ade. �. The proposedpanes of g/ass in the French Doors do not extend to the base of the door as they do in tl�e sidelights adjacent to the doors; can fhe two e/ements be revised to be consistent; 9� Design Review 1521 Willow Avenue • The panes of glass in the French doors have been changed to match the panes in the sidelights. 3. The tior►bers used to trim the front elevation at the fwo story gable look small and not proportional to the massing of the house. Could this trim element be redesigned or can a window be added at the firsf floor where there is a blank wall to balance the two-story wall; • The designer has not revised the plans for the front elevation. In his response letter, the designer acldresses what he believes the proposed plan achieves. 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. L�,ndscaping and its proportion to mass and bulk of structural components. 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 consider�d: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped M�y 1, 2014, Sheets 1 to 8; 2. th�t 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 the conditions of the Engineering Division's February 24, 2014 memo, the Building Division's February 14 and March 31, 2014 memos, the Parks Division's February 18, 2014 memo, the Fire D�vision's February 18, 2014, and the Stormwater Division's February 26, 2014 memo shall be met; 5. that any rscycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 7. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans -3- Design Review 1521 Willow Avenue throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; i 0. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 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: � 1. 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; �.2. 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 1�4. 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. Nlark Robertson, applicant Attachments: Applicant's Response to Commission's comments, dated May 1, 2014 Aflinutes from Design Review Study Meeting, April 28, 2014 Application to the Planning Commission Staff Comments Planning Commission Resolution (Proposed) f�oti�e of Public Hearing — Mailed May 2, 2014 Photographs of streetscape, date stamped February 13, 2014 Aerial Photo G� 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 first and second story additions to an existinq two-story dwelling at 1521 Willow Avenue Avenue, Zoned R-1, Robert and Jessica Lawson, property owners APN: 028-141-240; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on May 12, 2014, 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 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, is hereby approved. 2. Said Design Review 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 12th dav of Mav 2014, by the following vote: Secretary EXHIBIT "A" Cor�ditions of Approval for Categorical Exemption and Design Review 1521 Willow Avenue Effective May 22, 2014 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped May 1, 2014, Sheets 1 to 8; 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 garage, which would include amendment to this permit; or envelope of the basement, first or second floors, or adding or enlarging a dormer(s), shall require an 4. that the conditions of the Engineering Division's February 24, 2014 memo, the Building Division's February 14 and March 31, 2014 memos, the Parks Division's February 18, 2014 memo, the Fire Division's February 18, 2014, and the Stormwater Division's February 26, 2014 memo shall be met; 5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 7. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 Edition, as amended by the City of Burlingame; EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 1521 Willow Avenue Effective May 22, 2014 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 11. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 12. 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.