HomeMy WebLinkAbout1523 Willow Ave - Staff ReportF���
BURLINGAME
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DATE:
TO:
FROM:
CITY OF BURLINGAME
Community Development Department
MEMORANDUM
October 6, 2015
Planning Commission
Ruben Hurin, Senior Planner
Director's Report
Meeting Date: October 13, 2015
SUBJECT: FYI — REVIEW OF PROPOSED CHANGES TO A PREVIOUSLY APPROVED
DESIGN REVIEW PROJECT AT 1523 WILLOW AVENUE, ZONED R-1.
Summary: An application for Design Review, Special Permit for declining height envelope and
Variances for side setback and parking for a first and second story addition to an existing single
family dwelling at 1523 Willow Avenue, zoned R-1, was approved by the Planning Commission
on June 22, 2015 (see attached June 22, 2015 Planning Commission Meeting Minutes). A
building permit has not yet been issued.
In their review of the project, the Planning Commission's discussion focused on the proposed
windows along the left side of the house and provided additional direction for the applicant to
consider. As a result, the application was approved with a condition of approval that it be
brought back as an FYI item so that the Planning Commission could review the revisions and
clarifications to the windows.
With this application, the applicant is also requesting approval to change the design of the door
at the second floor balcony at the front of the house and to enlarge the Rec Room on the
second floor. The Rec Room would be enlarged by extending the wall at the front of the house
closer to the front property line. However, there would be no net increase in floor area since the
second floor bedroom is being reduced in size by the same amount (front wall is being pushed
back). Please refer to the attached explanation letter, dated September 28, 2015 for a detailed
list and explanation of the proposed changes.
The applicant submitted the originally approved plans and revised plans, date stamped
September 29, 2015, to show the proposed changes to the project.
Other than the changes detailed in the applicant's letter and revised plans, there are no other
changes proposed to the design of the house. If the Commission feels there is a need for more
study, this item may be placed on an action calendar for a second review and/or public hearing
with direction to the applicant.
Ruben Hurin
Senior Planner
Attachments:
Explanation letter submitted by the applicant, dated September 28, 2015
June 22, 2015 Planning Commission Minutes
Originally approved and proposed plans, date stamped September 29, 2015
PETER SUEN DESIGN
PROJECT: 1523 WILLOW AVE.
September 28, 2015
City of Burlingame __
Planning Division
(650)558-7250 2 9 7015
Re: 1523 Willow Ave FYI Application
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To Commissioners,
We would like to bring to your attention recent changes matle to the plans for 1523 Willow Ave, which was previously
approved on July 2, 2015. These include:
1. Bedroom 201 South Wall and Rec Room 203 South Wall Location
Drawing 2 on A2.1 shows that the south wall of Bedroom 201 shifted in approximately 1'. This was required
for structural reasons, in order to tie into a shear wall in Betlroom 101 (at the closets on gridline D). Since
this shift resulted in some lost square footage, the south wall at the balcony location in Rec Room 203 was
shifted out approximately 1' to offset the lost area.
2. Slitling Glass Doors at Rec Room 203
Drawing 1 on A3.2 shows that the sliding glass doors at the balcony in Rec Room 203 have changed in
witlth. The previously approvetl plans indicated 4 leafs, whereas we currently have only 2. This modification
was required to insert 3' shear walls on both sides of the sliding glass doors for additional seismic support.
3. Stainvay Window
Drawing 2 on A3.2 shows that the stairway wintlow has become taller. At t�e last public hearing, the
commissioners recommended that the design consider a taller stairway wintlow, as that woultl both increase
natural daylight and add variation to the south fa�ade. We agree with this recommendation and thus have
made the modification.
4. Window in Study 204
Similar to item 3 above, the commissioners also recommended that a window be addetl to the stutly area
next to the stairs. This would help articulate the south elevation. Again, we agree with this recommendation
and have therefore atldetl a new window in that area.
Please let us know if you have any questions regarding the above changes.
Kind regartls,
Peter Suen
;�,
City of Burlingame BURLINGAMECITYHALL
�•?� 501 PRIMROSE ROAD
BURLINGANIE BURLINGAME, CA 94010
� Meeting Minutes
Planning Commission
Monday, June 22, 2015 7:00 PM Council Chambers
c. 1523 Willow Avenue, zoned R-1 - Application for Design Review, Special Permit for
declining height envelope and Variances for side setback and parking for a first and
second story addition to an existing single family dwelling (Peter Suen, applicant and
designer; Kevin Lange and Betty Chen, property owners) (105 noticed) Staff Contact:
Ruben Hurin
All Commissioners had visited the property. There were no ex-parte communications to report.
Senior Planner Hurin presented an overview of the statf report.
There were no questions of staff
Acting Chair Gum opened the public hearing.
Peter Suen represented the applicant.
Commission questions/comments:
> Requested clarification regarding the window design; will they be aluminum or aluminum-clad or
vinyl-clad? (Suen - will trim al/ windows with the same material, aluminum or aluminum-clad, and paint
them so they have the same look.) Encouraged matching the window styles and construction.
> Wi/l extruded aluminum windows be provided in some areas? (Suen - potentially some of the door
sliders will be aluminum. Aluminum-c/ad is fine.)
> On the south elevation, the notch out of the second floor appears like a b/ank wall; encouraged a
window in this area. (Suen - was concerned about the fu/lness of the tree at that location. Can /ook at
this element.) The sill on the adjacent stainvell window could be lower to add more light to the area and
better articulate the elevation. (Suen - were trying to be more consistent in window placement based
upon the prior Commission comments.)
> Could keep the header height the same on the stair window, but drop the sill.
> Need to provide clarity regarding whether the windows will be extruded aluminum or aluminum-clad.
(Suen - will be aluminum extruded windows in some areas.)
> Likes the revisions to the designs and concurs with others' comments.
There were no comments from the public.
Acting Chair Gum closed the public hearing.
Commission discussion:
> Can support the requests, including the variances and the declining height envelope request.
Commissioner Terrones made a motion, seconded by Commissioner Bandrapalli, to approve the
application with the following additional condition that revisions to the windows shall return to
the Commission as an FYI. Acting Chair Gum called for a voice vote, and the motion carried by
the following vote:
Aye: 4- Gum, Terrones, Gaul, and Bandrapalli
City of BuAingame Page 1 Printed on 10/8/2015
Planning Commission Meeting Minutes June 22, 2015
Absent: 3- DeMartini, Loftis, and Sargent
City of Burlingame Page 2 Printed on 10/8/2015