HomeMy WebLinkAbout2104 Broadway - Staff ReportItem No. 7c
Consent Calendar
PROJECT LOCATION
2104 Broadway
City of Burlingame
Design Review
Address: 2104 Broadway
Item No. 7c
Consent Calendar
Meeting Date: September 9, 2019
Request: Application for Design Review for a first and second story addition to an existing single-family
dwelling.
Property Owners: Derek and Lesley Bowler
Applicant and Architect: Jeanne Davis, Davis Architecture
General Plan: Low Density Residential
APN: 027-340-070
Lot Area: 7,500 SF
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 two-story house with an attached one-car garage contains 2,392 SF (0.32
FAR) of floor area. The proposed project includes additions to both the first and second story that would increase
the floor area to 3,475 SF (0.46 FAR), where 3,500 SF (0.47 FAR) is the maximum allowed (including a 184 SF
covered front porch exception and 100 SF lower level exception).
The existing house contains five bedrooms (den on lower level qualifies as a bedroom) and there is no change in
the number of bedrooms with the proposed project. The existing garage (15'-0" wide x 20'-11" deep clear interior
dimensions) qualifies as a one-car garage. Therefore, the existing on-site parking is nonconforming in number,
since only one covered parking space is provided where two covered parking spaces are required for a five-
bedroom house. However, since the existing number of bedrooms is not increasing, the existing nonconforming
parking may remain and no Variance is required in this case. One uncovered parking space (9'-0" x 20'-0") is
provided in the driveway. All other zoning code requirements have been met. The applicant is requesting the
following application:
■ Design Review for a first and second story addition to an existing single-family dwelling (C.S. 25.57.010
(a)(2)).
This space intentionally left blank
Design Review 2104 Broadway
2104 Broadway
Lot Size: 7,500 SF Plans date stam ed: Au ust 28, 2019
EXISTING PROPOSED ' ALLOWED/REQUIRED
Front Setback (9st flr): 24'-0" 24'-0" (to porch) ' 19'-7 '/z" (block average)
(2nd flr): 24'-0" 34'-0" 20'-0"
_._........... _ ................._............................_..........._..................................................... ............................................................................................................. . _...........;......................... _...._...._........ ......................................................................:............................................................................................................................................
Side Setback (left): 3'-0'/2" 4'-1" 4'-0"
(right): 2'-$'�2"' no change 4'-0"
_ _ .... ... _.... _
Rear Sefback (1st flr): 80'-0" ; 68'-0" (to addition) 15'-0"
(2nd flr): 80'-0" 74'-0" 20'-0"
Lof Coverage: 1,719 SF 2,166 SF 3,000 SF
22.9% 28.9% 40%
2,392 SF 3,475 SF 3,500 SF 2
FAR: 0.32 FAR 0.46 FAR 0.47 FAR
_ :............................................................................................................................ .................................................................................................... ....... ........................
_...__ ....................................................................................... _....._.... .............................._........................._ . , .
# of bedrooms: 5 5 ---
_ ................................................................................................................................................................................................................................ .. ...... ...._.......
, .
�
1 covered 1 covered 2 covered
(15'-0" x 20'-11" clear ;(12'-3" x 20'-11" clear �(20' x 20' clear interior)
Off-Sfreet Parking: interior) interior) 1 uncovered
1 uncovered 1 uncovered (9' x 20')
(9' x 20') (9' x 20') 3
_ .................. .............................: .... ..........._.................... ...................................................................._,.............................................................................................................._.........................
_ ............................................................................................................ .... , .
Building Height: 25'-1 " 29'-5 '/z" 30'-0"
Existing encroachments : Proposed second CS 25.26.075
DH Envelope: on right elevation � story addition
com lies with DHE
' Existing, nonconforming right side setback measuring 2'-8'/z" where 4'-0" is required.
2(0.32 x 7,500 SF) + 1,100 SF = 3,500 SF (0.47 FAR)
3 Existing number of required parking spaces is nonconforming, one-covered parking spaces existing when two-
covered parking spaces are required for a five-bedroom house.
Summary of Proposed Exterior Materials:
• Windows: aluminum clad wood insulated windows with simulated frue divided lites.
• Doors: wood doors with g/ass lite on house; wood garage door with g/ass lites.
• Siding: painted wood siding; painted wood board & batten siding.
• Roof: asphalt composition shingle roofing; standing seam metal roof.
• Other: bluestone ledgestone planter and stair risers
Staff Comments: None.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on August 26,
2019, the Commission asked the applicant to consider adding an architectural element above the garage door
and to specify the size of the trim and spacing of the batten (see attached August 26, 2019 Planning
Commission Minutes). The Commission voted to place the item on the consent calendar.
The applicant submitted a response letter and revised plans, dated August 30, 2019, to address the Planning
Commission's comments.
2
Design Review 2104 Broadway
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: The architectural style of the proposed first and second story addition
is similar to the existing home and is consistent with the existing character of the neighborhood. The project
proposes a variety of materials including asphalt composition shingle roofing, standing seam metal roof, wood
board & batten siding, and aluminum clad wood windows with simulated true divided lite and wood trim. The
articulation provides visual interest on all elevations and the architectural elements of the proposed structure
compliments the neighborhood; 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:
that the existing nonconforming wall and foundation, located within the right side setback at 2'-8'/z" where
4'-0" is required per code and measuring 33'-10'/2" in length, shall not be removed during construction; if
any wall studs or foundation, or both, along the existing nonconforming length are removed during
construction, either an application for a Side Setback Variance will be required to replace the wall at the
same location or an application for a Design Review Amendment will be required showing compliance
with current setback requirements;
2. that the structural plans will include the following note for the existing nonconforming wall and foundation:
"Existing nonconforming wall and foundation to remain. No modifications to studs or foundation shall
occur.";
3. that the project shall be built as shown on the plans submitted to the Planning Division date stamped July
30, 2019, sheets A0.1- A4.2 and sheets A3.1-A3.2 and A9.1 date stamped August 28, 2019;
4. 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 staffl;
5. that any changes to the size or envelope of the first or second floors, or garage which would include
adding or enlarging a dormer (s), shall require an amendment to this permit;
6. 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; 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;
3
Design Review
2104 Broadway
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 flies 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, 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:
11. 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
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;
12. 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
13. 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 build according to the
approved Planning and Building plans.
Michelle Markiewicz
Assistant Planner
c. Derek and Lesley Bowler, property owners
Jeanne Davis, Davis Architecture, applicant and architect
Attachments:
August 26, 2019 Planning Commission Minutes
Applicant's Response Letter, dated August 30, 2019
Application to the Planning Commission
Planning Commission Resolution (proposed)
Notice of Public Hearing — Mailed August 30, 2019
Area Map
4
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City of Burlingame
Meeting Minutes
Planning Commission
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Monday, August 26, 2019
7:00 PM
Council Chambers
f. 2104 Broadway, zoned R-1 - Application for Design Review for a first and second story
addition to an existing single family dwelling. (Jeanne Davis, applicant and architect;
Lesley and Derek Bowler, property owners) (88 noticed) Staff Contact: Michelle
Markiewicz
Commissioner Terrones was recused for non-statutory reasons.
All Commissioners had visited the property. There were no ex-parte communications to report.
Planning Manager Hurin provided an overview of the staff reporf.
Chair Comaroto opened the public hearing.
Jeanne Davis, Davis Archifecture, represented the applicant.
Commission Questions/Comments:
> Is fhere a color you have in mind for the standing seam metal roof? (Davis: Will be bronze or a dark
grey color.)
> Indicate size of wood siding and batten spacing on plans; /ooks cheap if the spacing is too wide .
(Davis: Think they're drawn with a 14-inch spacing, but will look into it.)
> Did you consider doing single posts instead of double-posts af the front porch? (Davis: The porch is
wider and we were trying not to make fhe columns too bulky; also studied other options.)
> Double columns help tie in the upper floor wifh board and batten siding.
> Light fixture above the garage is lonely and barren, perhaps an eave detarl could be added above
garage door fo add interest to that flat plane. (Davis: Did look at a couple of options, including a metal roof
with brackets and a trellis, but the owner preferred this version. Will take another look at it.)
Public Comments:
There were no public comments.
Chair Comaroto closed fhe public hearing.
Commission Discussion/Direction:
> Don'f read this design as a farmhouse, it's a completely different, more of a transformation of the
splif-level.
> It's an advanfage that the split-level has been maintained for the scale.
> Nof concerned about the metal roof since there is not a lot of it being proposed on this house.
> Design is formed well and balanced, materials work well.
> Massing is handled really well and materials blend in really nicely.
Commissioner Sargent made a motion, seconded by Commissioner Comaroto, to place the item
on the Consent Calendar when revisions have been made as directed. The motion carried by the
City of Burlingame page 1 Printed on 8/28/2019
Planning Commission Meeting Minutes August 26, 2019
following vote:
Aye: 5- Sargent, Comaroto, Tse, Gaul, and Loftis
Absent: 1 - Kelly
Recused: 1 - Terrones
City ofBurlingame paye p Prinfed on 8/28/2019
DAVIS ARCHITECTURE
t 626 429 4187 jeanne@davis-arch.com
f 512 233 0673 www.davis-arch.com
August 30, 2019
City of Burlingame
Planning Division
501 Primrose Road
Burlingame, CA 94010
Re: 2104 Broadway
RESPONSE TO PLANNING COMMISSION COMMENTS FROM 8/26/19 STUDY SESSION:
Specify size and spacing of board and batten siding and wood horizontal siding.
Response: l/ertica/ (board and batten) siding to have lx3 wood battens spaced
approximate/y 16-19" apart o ver smooth exterior grade pane/s The horizonta/ siding wi//
be 5/4"beve% shiplap joint with 5" exposure. Batten spacing and siding exposure noted is
as dra wn in the exterior e%vations Both siding types wi// be detai/ed on the Permit Set.
2. Consider adding an architectural element over the garage door.
Response: The o wner prefers the simp/icity of the garage e/e vation as dra wn, They like
that it doesn't compete with the porch roof extension.
Please feel free to contact me with any questions or clarifications.
Sincerely,
Jeanne Davis
SUWLINQqME
�
COMMUIINTY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD •
p: 650.558.7250 • f: 650.696.3790 • BURLINGAME, CA 94010
www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
�I Design Review ❑ Variance ❑ Parcel #: 027-340-070
❑ Conditional Use Permit ❑ Special Permit ❑ Zoning / Other.
PROJECT ADDRESS: 2� �� dJ r O G� �, Lv ��( '
APPLICANT
Name: _ Jeanne Davis
Address: 1550 Barroilhe AvPn �p
City/State/Zip: �urlinaam rA 4010
Phone: (626) 42A-aiR�
E-mail: ieanneC«�davis-arch com
ARCHITECT/DESIGNER
Name: (Same as applicant)
Address:
City/State/Zip:
Phone:
E-mail:
PROPERTY OWNER
Name: Lesley and Derek Bowler
Address: 2104 Broadwav
City/State/Zip: Burlinaame. A 94010
C415) 279-8898 Lesley
Phone: _ (415) 518-784�a nara�
lesl�etaylorbowler@gmail.com
E-malL• _ derek.bov��l rnamail r��,�,
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Burlingame Business License #: 27455
Authorization to Renrod��e proiect p�ans:
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:
ara e to remain � l R s s, r;,�� .��� �'�.> ��' ����, � ���"�� C.- e�'' g a�� �.� �
W`�"���;�� ��' ���� �_ �_�������' � 1 s�� �a.;� °' W��� �,� � �.
AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and beli�f. �. �
Applicant's signature: r1 /`� Date: �'�( �"�'' l�
I am aware of the proposed application and hereby authorize he a� e applicant to submit this ap lication to the Planning
Commission.
Property owner's signature: �
Date:_ �°� 3 � Z- a ` °1
�c: q, � � � � �� �erc�- ao�l er ..
Date submitted:
S: �HANOOUTS�pCAppllcotlon.doc
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 first and second story addition to an existinq sinqle familv dwellinq at 2104 Broadwav,
Zoned R-1. Derek and Leslev Bowler, property owners, APN: 027-340-070;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
September 9 2019, 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 9th dav of September, 2019, by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption & Design Review
2104 Broadway
Effective September 19, 2019
Page 1
that the existing nonconforming wall and foundation, located within the right side setback
at 2'-8 'h" where 4'-0" is required per code and measuring 33'-10 'h" in length, shall not
be removed during construction; if any wall studs or foundation, or both, along the
existing nonconforming length are removed during construction, either an application for
a Side Setback Variance will be required to replace the wall at the same location or an
application for a Design Review Amendment will be required showing compliance with
current setback requirements;
2. that the structural plans will include the following note for the existing nonconforming wall
and foundation: "Existing nonconforming wall and foundation to remain. No modifications
to studs or foundation shall occur.";
3. that the project shall be built as shown on the plans submitted to the Planning Division
date stamped July 30, 2019, sheets A0.1- A4.2 and sheets A3.1-A3.2 and A9.1 date
stamped August 28, 2019;
4. 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�;
5. that any changes to the
would include adding o
permit;
size or envelope of the first or second floors, or garage which
enlarging a dormer (s), shall require an amendment to this
6. 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; 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 flies 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
EXHIBIT "A"
Conditions of Approval for Categorical Exemption & Design Review
2104 Broadway
Effective September 19, 2019
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, 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:
11. prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residen#ial design professional, shall provide an architectural
certification that the 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;
12. 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
13. 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 build according to the approved Planning and Building plans.
. crr� o� �uR�t�G�nrt�
- " COMMUfVlTY QEVELQPMENT QEPAR7MEtJT
BUi2LEPtG�4ME 5Ci1' PRIMR(7SE ROAC}
.,, �.,. � �
'` - BURLINGAME, CA9�0'f0 �� �
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' • www.bu�iingame.org
s�t�:. ��oa:BROAawaY PUBLIC HEARING
The [iry of 6udingame Planning Commission nnnaunces the (ollowing N(�'�'�;CE
publicheering'an MONDAY, SEPTEMBER 9,-2019 at 7.OG P.M.
in the City Nap Council Chambers, S01 Primrose Road, Burlingame, tA:
Applieation for Design Review for a first and se�and stary addition
tn an existing single#amily dwelling at
21 p4 BROADWAY zoned R-1. APN 037,3�O.Q70
Mailed: August 30, 2419
' (P/ease refer to other sideJ
�et,� Of Bc�l►"l�ilg�s�m�
� co�y €�f tt�e appiic�ti�n ��d ������ fc�r #his �rs�jec� may be reviewed pric�r to
the me�ting �t fihe G��m�n�t� I���e#s��am��tt ��p��me�t at 5Q1 Primr�se
Road, �urlingam�; �,��if�ara�i�. .
If yau challenge �1�� s��ject �p�i�c�ti�n(s� in ���r�„ You m�� be limited to
raising ar�ly th�se is�ues yQu c�r someane eise raised at �he pubiic hearing;
describeei in the notice �r in wri#ten cc�rr�s�artdenc� dePivered to the city at or
pri�r tQ the �ublic he�ring.
` F'roperfi�r r�wners ��� receiv� this r�atfce ara respansible €e�r informing their
;t�n�nts about this r��tice:
Far additional infarm�tic�n, please call (650} ��8-72�t�. T`hank you.
�����Kevin Gar�ti4�er, AlCP � � �
Camrrtunity l�eveiopmen� i�ir���c�r
P�BLIC HEARING N�'3i1G�
(Ptease refer to other side)
2104 Broadway
300' noticing
APN #: 027.340.070
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09.09.19Meeting COMMUNICATION DAVIS ARCHITECTURE
Item 7c RECEIVED
2104 Broadway A�'TER PREPAR�TIOI�' t 626 429 4187 jeanne@davis-arch.com
Page 1 of 1 O�'.STAFFI2EP�RT f 512 233 0673 www.davis-arch.com
August 30, 2019
City of Burlingame
Planning Division
501 Primrose Road
Burlingame, CA 94010
Re: 2104 Broadway
RECEIVED
SEPT 6 2019
CITY OF BURLINGAME
CDD - PLANNING DIV.
RESPONSE TO PLANNING COMMISSION COMMENTS FROM 8/26/19 STUDY SESSION:
Specify size and spacing of board and batten siding and wood horizontal siding.
Response: Vertica/ (board and batten) siding to have lx3 wood battens spaced
approximate/y 16-19" apart over smooth exterior g�ade pane/s The horizonta/ siding wi//
be 5/4"bev% ship/ap joint with 5" exposure. Batten spacing and siding exposure noted is
as dra wn in the exterior e%vations Both siding types wi// be detai/ed on the Permit Set,
2. Consider adding an architectural element over the garage door.
Response: The owner prefers the simp/icity of the garage e%vation as drawn. They /ike
that it doesn't compete with the porch roof extension. We wi// carefu//y se%ct the sconce
above the garage door to make sure the sca/e of the /ight fixture works p�oportiona//y.
Please feel free to contact me with any questions or clarifications.
Sincerely,
Jeanne Davis
Item No. 9f
Design Review Study
PROJECT LOCATION
2104 Broadway
City of Burlingame
Design Review
Address: 2104 Broadway
Item No. 9f
Design Review Study
Meeting Date: August 26, 2019
Request: Application for Design Review for a first and second story addition to an existing single-family
dwelling.
Property Owners: Derek and Lesley Bowler
Applicant and Architect: Jeanne Davis, Davis Architecture
General Plan: Low Density Residential
APN: 027-340-070
Lot Area: 7,500 SF
Zoning: R-1
Project Description: The existing two-story house with an attached one-car garage contains 2,392 SF (0.32
FAR) of floor area. The proposed project includes additions to both the first and second story that would increase
the floor area to 3,475 SF (0.46 FAR), where 3,500 SF (0.47 FAR) is the maximum allowed (including a 184 SF
covered front porch exception and 100 SF lower level exception). The proposed project is 25 SF below the
maximum allowed FAR.
The existing house contains five bedrooms (den on lower level qualifies as a bedroom) and there is no change in
the number of bedrooms with the proposed project. The existing garage (15'-0" wide x 20'-11" deep clear interior
dimensions) qualifies as a one-car garage. Therefore, the existing on-site parking is nonconforming in number,
since only one covered parking space is provided where two covered parking spaces are required for a five-
bedroom house. However, since the existing number of bedrooms is not increasing, the existing nonconforming
parking may remain and no Variance is required in this case. One uncovered parking space (9'-0" x 20'-0") is
provided in the driveway. All other zoning code requirements have been met. The applicant is requesting the
following application:
■ Design Review for a first and second story addition to an existing single-family dwelling (C.S. 25.57.010
(a)(2)).
2104 Broadway
Lot Size: 7,500 SF Plans date stam ed: Au ust 8, 2019
EXISTING PROPOSED � ALLOWED/REQUIRED
Front Setback (1st flr): 24'-0" 24'-0" (to porch) � 15'-0" or block average
(2nd flr): 24'-0" 34'-0" 20'-0"
:........_ ............................................................................................................................:............................................................................. ....................................................
,
Side Setback (left): 3'-0'/2" ! 4'-1" 4'-0"
(right): 2'-$ '��� ' ' no change 4'-0"
_.......... .................................... ........ ... . i............................ ;..... .............................. .. . .................. ...................................................
;
Rear Setback (1st flr): 80'-0" 68'-0" (to addition) 15'-0"
(2nd flr): 80'-0" 74'-0" 20'-0„
..........:.........................................................................._..........................................................:..................................................................................................................................
Lot Coverage: 1,719 SF 2,166 SF 3,000 SF
22.9% 28.9% 40%
' ......................................................................................................................................:....................................................................................................................................
2,392 SF 3,475 SF � 3,500 SF z
FAR: 0.32 FAR 0.46 FAR i 0.47 FAR
' Existing, nonconforming right side setback measurfng 2'-S'/2' wnere 4'-�" is required.
2(0.32 x 7,500 SF) + 1,100 SF = 3,500 SF (0.47 FAR)
Design Review 2104 Broadway
2104 Broadway
Lot Size: 7,500 SF Plans date stam ed: Au ust 8, 2019
EXISTING ; PROPOSED � ALLOWED/REQUIRED
# of bedrooms: 5 5 ---
:.... ....................................................................................................................;........ . .. .........................................................................................
1 covered 1 covered 2 covered
(15'-0" x 20'-11" clear :(12'-3" x 20'-11" clear ;(20' x 20' clear interior)
Off-Street Parking: interior) interior) 1 uncovered
1 uncovered 1 uncovered (9' x 20')
(9' x 20') ; (9' x 20') 3 ;
Building Height: 25'-1 " 29'-5 '/" 30'-0"
_ .................................................................................................................................................................................................................................................... .
Existing encroachments ; Proposed second story CS 25.26.075
DH Envelope: on right elevation � addition complies with '
DHE
3 Existing number of required parking spaces is nonconforming, one-covered parking spaces existing when two-
covered parking spaces are required for a five-bedroom house.
Summary of Proposed Exterior Materials:
• Windows: aluminum clad wood insulated windows with simulated true divided lites.
• Doors: wood doors with g/ass life on house; wood garage door with g/ass lites.
• Siding: painfed wood siding; painted wood board & batten siding.
• Roof: asphalt composition shingle roofing; standing seam metal roof.
• Other: bluestone ledgestone planter and stair risers
Staff Comments: Applicant will need to provide the block average for front setbacks for the next meeting.
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.
Michelle Markiewicz
Assistant Planner
c. Derek and Lesley Bowler, property owners
Jeanne Davis, Davis Architecture, applicant and architect
Attachments:
Application to the Planning Commission
Notice of Public Hearing — Mailed August 16, 2019
Area Map
�
SIIRLINpAM�
J
COMMUNTY DEVELOPMENT DEPARTMENT • 507 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3780 • wwvv,burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of applicatlon:
W Design Review ❑ Variance ❑ Parcel #: 027-340-070
❑ Conditional Use Permit ❑ Special Permit � Zoning / Other.
PROJECT ADDRESS:_ 2� �� � r O G� �, ��II ��'
APPLICANT
Name: _ Jeanne Davis
Address: �550_ Barroilhet qVPn ,a
City/State/Zip; _BurlinaamP CA 94010
Phone: _(626) 42 -4187
E-mail: ieanneCa>davis-arch com
ARCHITECT/DESIGNER
Name: _ (Same as aqqlicant)
Address:
City/State/Zip:
Phone:
E-ma;l:
PROPERTY OWNER
Name: Les�ey and Derek Bowler
Address: _ 2104 Broadwav
City/State/Zip: rlinaame CA �a4010
(415) 279-88gg Lesley
PhOt18: _ (415) 518-784A I�r�rcl�
leslietaylorbowler@gmail.com
E-maiL• _ derek.bo���I�rCc�amail ��►�
� � �' ���,�
, �m
� . .���� i� v �,v���� ,�.�
� •�4
4,i.. �� P a„Y
_';�m"���,:'o:�:�
Burlingame Business License #: 27455
Authorization to Renroduce 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:
� � � �, , ; �, ,- y�,�
�araae o remam �n n �� w ��,. � � r��� �W��
.�_ � . � .
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: � fl � �, � Y i, ....�, � � � ,� �.� �. ��.
� r.�u' �u�': u�V° � �� b��" n u� �� �` d.�;°
AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and beli�f. .
Applicant's aignature:_ �ti �dr/�.� � � �
Date: �' � C. L l �-.
I am aware of the proposed application and hereby authorize he a� e applicant to submit this ap lication to the Planning
Commission.
Property owner's signature: '� (o/ -� /.Z a` q
Date:_
Lc� o < � �,� �� )erc� go.,JPr .
� Date submitted:
S: �HANDOUTS�PCApplicatlon.doc
. c�r� o� euRun��Anrt�
r COMMUNITY DEVELOPMENT DEPRRTMENT
euRL!nrGAMe 5Q1 PRIMROSE RDAD
:; ; BURLINGAME. GA 94010
PH: (650} 558-7250 � FAX: (650) 696-3790
www;burlingame.org'
Site: 2104 BROAQWAY �
The City of Bur(ingnme Planning Commission annouaces the PUBLIC HEARING
following publie hearing on MONDAY, AUGUST 26, 2019 pt N0710E
7:00 P.M. in' the City HaII Cauncil Chambers, 5Q1 Primrose
Road, Burlingame, CA:
Application for Design Review for o first and second story
nddition ta an existing siogle family dwelling at -
2104 BROADWAY zoned R-l. APN 021.340.010
Maiied: Auguat 16, 20t9
(Please refe� ta other sfdeJ
CIf�! Of BUrl1/ic;�atrlE'`
R capy of the appfication and' piar�s' far this pro�ect may !ae reviewed prior ta
the meeting at the G�amrnu�i#y D�v�lcapmer€t Department �t 5+D1 Rrimrose
Road, Burlingame, C�iifamia
If you challenge the subject application{s) an �our�, yau may be limited to
' raising on(y those iss�aes y€�u c�r sameone else r�rsed at the pubiic hearing,
described in the notice or in written� correspondence delivered :to the city a# or
` prior'to the public he�ring.
Property owners wha receive this natic� are resp�nsible fior infarming their
tenants al�out this nr�tice.
Far additianal infc�rrnatitan, pPease c�ll (650) �58-72�0. 7'hank you.
Kevin Gardiner, AIGP
Cammunity Develapment Directar
PUBLIC HEQRING NOTIC�
(Ptease ref�r fa other sit�e)
2104 Broadway
300' noticing
APN #: 027.340.070
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BURLINGAME
�, Jeanne Davis
(namej
the proposed project located at
CITY OF BURLINGAME
AFFIDAVIT OF POSTING
being the property owner or authorized applicant for
2104 Broadway
do hereby affirm that I
(project address)
have posted the design review notice sign on 08/30/2019 , at least 10 days
(posting date}
prior to the Planning Commission meeting. Attached is a photograph showing proof of posting.
Jeanne Davis
Property Owner/Applicant (print name)
Signature
�S� 3 0� I �
Date
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CITY OF BURLINGAME
AFFIDAVIT OF MAILING NOTICES
STATE OF CALIFORNIA )
)
COUNTY OF SAN MATEO )
Abiqail Verqel de Dios , being duly sworn, deposes and says:
that she is a citizen of the United States, over the age of 18-years, that acting
for the City of Burlingame on the 30th Day of Auqust, 2019 deposited in the
United States Post Office a NOTICE OF PUBLIC HEARING, a copy of which
is attached hereto, with postage thereon prepaid, addressed to the persons
listed on the addresses attached hereto and made a part hereof, to wit:
that said persons are the owners of said property who are
entitled to NOTICE OF HEARING pursuant to the Ordinances
of the City of Burlingame that on said day there was regular
communication by United States Mail to the addresses
attached hereto.
2104 Broadway
85 — 300' Notices
�`��"�'�
BURLINGAME
� ��
�
Jeanne Davis
(name)
the proposed project located at
CITY OF BURLINGAME
AFFIDAVIT OF POSTING
being the property owner or authorized applicant for
2104 Broadway
do hereby affirm that I
(project address)
have posted the design review notice sign on 08/15/2019 , at least 10 days
(posting date)
prior to the Planning Commission meeting. Attached is a photograph showing proof of posting.
Jeanne Davis
Property Owner/Applicant (print name)
�
Signature
$Il�l�q
Date
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