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City of Burlingame
Design Review, Conditional Use Permit, Lot Combination
and Tentative Parcel Map,
Address: 1110 and 1112 Bernal Avenue
Item No. 8b
Regular Action Item
Meeting Date: May 10, 2021
Request: Application for Design Review, Conditional Use Permit to demolish a structure that is built over an
existing lot line, and Lot Combination and Tentative Parcel Map to create two parcels for two new two-
story single family dwellings and detached garages.
Applicant and Designer: Tim Raduenz, Form + One Design APN: 026-182-250
Property Owner: 1110 Bernal LLC Zoning: R-1
General Plan: Low Density Residential Existing Parcel Area: 15,009 SF
Proposed Parcel Area (Lot 16/ 1110 Bernal Ave.): 7,504 SF
Proposed Parcel Area (Lot 17/1112 Bernal Ave.): 7,504 SF
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 History: An application for Design Review for an addition to the existing house on the existing property
was reviewed by the Planning Commission as a Design Review Study item on August 10, 2020. The project
included a major addition to the existing house, a new detached garage, and an Accessory Dwelling Unit. The
Commission referred the project to a Design Review Consultant. After meeting with the Design Review Consultant,
the owners determined that they wanted to sell the property. The current application, submitted by the new owner in
January 2021, proposes to demolish all of the existing structures on the site and to create two new parcels with a
new house on each parcel.
Site Description: The subject site is an interior property with a single family dwelling, a detached garage, a
detached accessory dwelling unit, cabana, and in-ground pool that spans two and half lots. There is a ten-foot
public right-of-way at the rear of the site. The applicant proposes to demolish all of the existing structures on the
site, to create two equal lots from the existing two and a half lots, and to build a new two-story single family dwelling
and detached garage on each of the two new lots.
Code Section 25.26.030(e) requires a Conditional Use Permit application for the demolition of a residential structure
or an accessory structure thereto, which structure is built over or across two (2) or more legally subdivided lots, and
the construction of a structure upon one or more of said lots. The applicant has submitted the required Conditional
Use Permit form for the proposed demolition.
The two proposed new lots would each measure 7,504 SF (62.50' x 120.07') in area; both lots meet the minimum
required lot size of 5,000 SF and the minimum required street frontage of 50 linear feet. Proposed Lot 16 on the
right side would have an address of 1110 Bernal Avenue and proposed Lot 17 on the left side would have the
address of 1112 Bernal Avenue.
Two new driveway aprons at the right side of each lot are proposed to access the proposed detached garages on
each lot (the existing single driveway apron would be eliminated). Two new street trees are required to be planted
in front of each new lot, for a total of four new street trees. The applicant has selected the Chinese Pistache
species from the City's approved street tree list.
There is one protected size Redwood tree (35.5-inch diameter) at the rear of the property for proposed Lot 16 at
Design Review, Conditiona/ Use Permit, Lot Combination 1110 and 1112 Berna/ Avenue
and Tentative Parcel Map
1110 Bernal Avenue. The applicant obtained an approved Protected Tree Removai Permit (effective Aprii 28,
2021) form the Parks Division for the removal of the Redwood tree based on the existing exposed roots and the
proximity of the proposed detached garage at 1112 Bernal Avenue to the trunk of the Redwood tree. Lot 16 at 1110
Bernal Avenue would have a total of four landscape trees and Lot 17 at 1112 Bernal Avenue would have a total of
seven landscape trees. Each lot would also have additional 15-gallon screening shrubs along the side and rear
property lines. The proposed new landscape trees on each lot meet the code requirements.
1110 Bernal Avenue (Lot 16): The applicant is proposing a new, two-story single family dwelling and detached
garage on the new lot at the right side of the existing site. The proposed house will total 3,891 SF (0.52 FAR)
where 3,897 SF (0.52 FAR) is the maximum allowed.
There will be a total of five bedrooms in the proposed main dwelfing. A total of three on-site parking spaces are
required, two of which must be covered. The detached garage provides two covered parking spaces (20'-3" x 20'-2"
clear interior dimensions) and an uncovered parking space (9' x 20') is provided in the driveway leading to the
garage.
1112 Bernal Avenue (Lot 17): The applicant is proposing a new, two-story single family dwelling and detached
garage on the new lot at the left side of the existing site. The proposed house will total 3,900 SF (0.52 FAR) where
3,901 SF (0.52 FAR) is the maximum allowed.
There will be a total of five bedrooms in the proposed main dwelling. A total of three on-site parking spaces are
required, two of which must be covered. The detached garage provides two covered parking spaces (20' x 20' clear
interior dimensions) and an uncovered parking space (9' x 20') is provided in the driveway leading to the garage.
The applicant is requesting the following applications:
■ Design Review for finro new, two-story single family dwellings and detached garages (C.S. 25.57.010);
■ Conditional Use Permit for demolition of a residential structure or accessory structure thereto which is built
over two or more legally subdivided lots (C.S.25.26.030 (e)); and
■ Lot Combination and Tentative Parcel Map to create two parcels (recommendation to City Council)
1110 Bernal Avenue (Lot 16)
Lot Area: 7.504 SF
SETBACKS
Front (95t flr):
/2nd fli�:
�
_.....
Side (left):
(right):
Rear (1St flr):
(2nd flr):
Lot Coverage:
PREVIOUS
PROPOSAL
20'-0"
24'-6"
_....._
7'-0"
10'-0"
48'-0"
49'-6"
2,303 SF
31%
Plans date stamped: April 20. 2021
CURRENT PROPOSAL
APRIL 20, 2021 PLANS
No change
No change
No change
10'-9"
No change
44'-6"
2,364 SF
32%
ALLOWED/ REQUIRED
18'-7" (block average)
20'-0"
_..._..........._...._.........._ ................_........................................._....
7'-0"
7'-0"
15'-0"
20'-0"
_.._ ..................._...................... ...._..._
3,002 SF
40%
-2-
Design Review, Conditional Use Permit, Lot Com6ination
' and Tentative Parcel Map
PREVIOUS i CURRENT PROPOSAL
PROPOSAL ; APRIL 20, 2021 PLANS
FAR: 3,777 SF ' 3,891 SF
0.50 FAR � 0.52 FAR
# of bedrooms: 5 No change
_ ................._............_...._.._.._......_............_........._................................._..... .........._...._................_..........................................................................._............................:................................................................................................................._..................
Off-Street Parking: 1 covered 2 covered
(17'-4" x 20') (20'-3" x 20'-2")
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
_......_ ............................_........................................_.............._. ..._.._..................................................._................................_.........................................._...;............................................................................_.......................................................
Building Height: Information not provided ` 24'-6"
DH Envelope: Information not provided � Complies
' (0.32 x 7,504 SF) + 1,100 SF + 400 = 3,901 SF (0.52 FAR).
Summary of Proposed Exterior Materials 1110 Bernal Avenue:
1110 and 1112 Berna/ Avenue
ALLOWED/ REQUIRED
3,901 SF'
0.52 FAR
2 covered
(10' x 20')
1 uncovered
(9' x 20')
....._...._ .................._...._................_............
30'-0"
CS 25.26.075
■ Windows: aluminum clad wood windows with simulated true divided lites; wood trim
■ Doors: cedar veneer wood garage door
■ Siding: cedar shingles with mitered corners
■ Roof: composition shingle and standing seam metal
■ Other: wood porch columns
1112 Bernal Avenue (Lot 17)
Lot Area: 7,504 SF Plans date stam ed: A ril 20, 2021
PREVIOUS � CURRENT PROPOSAL ' ALLOWED/ REQUIRED
PROPOSAL APRIL 20, 2021 PLANS �
SETBACKS
- ..........................................._........................_..._.._......_.........._......._................�_........._......_...._........._..__..._...__.........._..._........_.._._.............._..._...__._..._........_.._..
Front (15r flr): 21'-6" No change 18'-7" (block average)
�Znd f�r�: 21'-6" No change 20'-0"
Side (leff): 11'-0" 7'-0" 7'-0"
(right): 7'-0" 11'-0" 7'_0"
( ) _.._.........._._..._. _ _.._......_..__...._... .._._ _, _. .___._. ._._...._.____...._.....g.. ...._.......... . _
_....._ ..... ......................, ,..........,,
Rear 15t flr : 43'-0" No chan e 15 -0
(2nd flr): 43'-0" No change 20'-0"
Lot Coverage: 2,455 SF No change 3,002 SF
33% 40%
. ...............
FAR: 3,900 SF No change 3,901 SF'
0.52 FAR 0.52 FAR
_._ ......................................_................._............... ......_ ................. ....._............................ _.........................._...._.................................. ......................... ..._........_.._...._..._......._...._........................................................ _......_ ...................... .. ..._......
, _ ..............._....................................................
# of bedrooms: 5 No change ---
_... .._... __. _. . .. _ , _ . ....... _ . ..._.._. � . _..__... ....... . .. _ . _.. _...... _..._ ... ... .. .. .. .........
Off-Street Parking: 2 covered No change 2 covered
(20' x 20') (20' x 20')
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
-3-
Design Review, Conditiona/ Use Permit, Lot Combination
' and Tentative Parce/ Map
1110 and 1112 Berna/ Avenue
;
PREVIOUS � CURRENT PROPOSAL ' ALLOWED/ REQUIRED
PROPOSAL � APRIL 20, 2021 PLANS �
,
Height: Information not provided � 30'-0" ' 30'-0"
�
_ .........................................................._........._........_....... ......_..............._._..........................._........................._..................._......_..................:............................._..................................._.. _;............................._......................................_.........................................................._.....................
DH Envelope: Information not provided � Complies CS 25.26.075
' (0.32 x 7,504 SF) + 1,100 SF + 400 = 3,901 SF (0.52 FAR).
Summary of Proposed Exterior Materials for 1112 Bernai Avenue:
• Windows: aluminum clad wood windows with simulated true divided lites; wood trim
■ Doors: wood garage door
■ Siding: vertical and horizontal cedar siding with mitered corners
■ Roof.• composition shingle and standing seam metal
■ Other: stone clad chimney, steel channel awning, and metal clad porch columns
Staff Comments: Planning Staff notes that the plan sets show some discrepancies between setbacks shown on
sheets prepared by the designer, compared to those prepared by the landscape architect and the licensed
surveyor. Where discrepancies occurred, Planning Staff utilized scaled dimensions from the designer's plans.
Staff also notes that the landscape information shown on the Site Plans on Sheets A1.0 for both properties is
different from that shown on the Landscape Plans on Sheets L1.0. The information in this staff report reflects what
is detailed on the Landscape Plan.
Design Review Study Meeting: At the Planning Commission Design Review study meeting on March 22, 2021, the
Commission had comments regarding the design for both proposed houses for 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 March 22, 2021 Planning Commission Minutes).
The applicant submitted a response letter and revised plans, date stamped April 20, 2021, to address the Planning
Commission's questions and comments. Please refer to the March 22, 2021, Planning Commission minutes
included in the staff report for the full list of Planning Commission questions and comments. Listed below is a
summary of the Commission's comments and the revisions made by the applicant.
1110 Bernal Avenue (Lot 16)
9. The protected tree removal issue should be resolved with fhe Parks Division.
The applicant submitted an Arborist Report to the Parks Division (see attached Arborist Report, prepared by
Kielty Arborist Services LLC, dated March 18, 2021). The design of Lot 17 (1112 Bernal Avenue) was
revised to move the detached garage to the right side of the lot, closer to the base of the Protected Size
Redwood tree on Lot 16 (1110 Bernal Avenue). The impact of the new location for the garage combined
with the existing root structure of the Redwood tree led to the Parks Division issuing a Protected Tree
Removaf Permit effective April 20, 2021 (see attachments) for the Redwood tree.
2. There are potential issues with the window in Bathroom #4 on the second floorand Bathroom #1 on the
first floor.
• Comment not addressed in the applicant's response letter, but Commission should refer to the revised
plans, date stamped April 20, 2021.
�s
Design Review, Conditional Use Permit, Lot Combination
and Tentative Parcel Map
1110 and 1112 Bernal Avenue
3. The massing of fhis design is a concern because it is basically a two story box adorned with a few
Dutch Colonial features and a big flaf portion on the roof. The applicant should investigate adding more
true Dutch Colonial details, reducing fhe plate height on the upper floor, and adding more pop oufs for
added articulation along the e/evations.
• Comment not addressed in detail in the applicant's response letter, but Commission should refer to the
revised plans. Planning staff noted the following:
1. No change to the proposed plate heights.
2. No change to the proposed roof height and flat element at the top of the roof.
3. Deeper pop-outs were created at the second floor rear elevation in the master bedroom and
bathroom, creating a more defined enclosures, an overhang with corbels, and changes to the
roofline in that area. The recessed portion at the laundry room on the right side first floor elevation
was increased in depth.
4. The number of folding glass doors on the rear elevation was reduced.
4. The house ne� doorat the right side (1908 Carmelita Avenue) is very close the shared properfyline. Is
there an opportunity forlandscaping screen at fhis side byshifting the house a bit to the left of the lot?
(a/so see Public Comment submitted March 22, 2021 in atfachments).
• This comment was not specifically addressed in the applicant's response letter. Staff notes that the right
side setback to the house has not changed, however the landscape plan on sheet L1.0 shows a row of 17
five-gallon English Laurels to be planted along the right side property line.
1112 Bernal Avenue (Lot 171
1. The proposed driveway at fhe left side of the lot breaks wifh the paftern in fhe neighborhood.
• The applicant has revised the design of Lot 17 to provide a driveway and detached garage at the right side
of Lot 17. Additional landscape screening was added along the left side property line and the rear property
line to reduce the potential impacts to the neighbors at the north side of the site.
2. Design seems very flat and monochromatic. Definition could be enhanced wifh material changes and
more pop oufs for added definition.
• Refer to the applicant's response letter for a general discussion of the changes made, which include cedar
gable vents and window trim for some windows, as well as metal-clad porch columns. The footprint of the
house was flipped to accommodate the new driveway location at the right side, but otherwise no revisions to
the exterior dimensions of the first or second floors are noted by the applicant.
3. The second floor window are taller than those on the first floor and seem out of proportion, giving the
feel of a large forehead for the proposed design.
• This comment was not specifically addressed in the applicant's response letter. Refer to the plans to view
changes to the first and second floor windows on all elevations.
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;
-5-
Design Review, Conditional Use Permit, Lot Combination
and Tentative Parce/ Map
3. Architectural style and mass and bulk of structure;
1110 and 1112 Bernal Avenue
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 March 22, 2021 Design Review study meeting the Planning
Commission noted that the proposed two-story single family houses with detached garages match the existing
pattern in the neighborhood; that the proposed architectural styles of the houses, as well as the the proposed
heights and setbacks are varied which will reduce the impact of two new houses on the street; that the proposed
traditional architectural elements and details, such as covered front porches, aluminum clad windows with simulated
true divided lites, and cedar shingles or cedar siding with mitered corners will complement the existing architectural
styles in the neighborhood; and that the proposed detached garages with right side driveways reflect the parking
pattern in the neighborhood. For these reasons, the project may be found to be compatible with the requirements of
the City's five design review criteria.
Required Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit, the Planning
Commission must find that the following conditions exist on the property (Code Section 25.52.020, a-c):
(a) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements
in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience;
(b) The proposed use will be located and conducted in a manner in accord with the Burlingame general plan
and the purposes of this title;
(c) The planning commission may impose such reasonable conditions or restrictions as it deems necessary to
secure the purposes of this title and to assure operation of the use in a manner compatible with the
aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general
vicinity.
Suggested Conditional Use Permit Findings: That the proposed lots meet the minimum street frontage and lot
size requirements and have a similar configuration and size to other lots in the neighborhood; and that the proposed
residential uses on the new lots are consistent with the zoning designation and with the existing uses in the area.
For these reasons, the project may be found to be compatible with the requirements of the City's Conditional Use
Permit criteria.
Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and
consider public testimony and the analysis contained within the staff report. Action should include specific findings
supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission.
The reasons for any action should be stated clearly for the record. At the public hearing the following conditions
should be considered:
that the project shall be built as shown on the plans submitted to the Planning Division and date stamped
April 20, 2021, sheets A1.0 through A9.0, L1.0 through L2.5, and Boundary and Topographic Survey dated
October 29, 2020 for Lot 16, 1110 Bernal Avenue; and date stamped April 20, 2021, sheets A1.0 through
A9.0, L1.0 through L2.5, and Boundary and Topographic Survey dated October 29, 2020 for Lot 17, 1112
Bernal Avenue;
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 staffl;
�
Design Review, Conditional Use Permit, Lot Combination 1110 and 1112 Bernal Avenue
and Tentatrve Parce/ Map
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 approved
Planning and Building plans.
-7-
Design Review, Conditiona/ Use Permit, Lot Combination
and Tentative Parcel Map
Erika Lewit
Senior Planner
c. Patrick Gilson, 1110 Bernal LLC, appiicant
Attachments:
1910 and 1912 Bernal Avenue
March 22, 2021 Planning Commission Minutes
Applicant's Response Letter, dated April 20, 2021
Application to the Planning Commission
Conditional Use Permit Application
Protected Tree Removal Permit Issued April 28, 2021
Certified Arborist Report, prepared by Kielty Arborist Services LLC, dated March 18, 2021
Letter to Neighbors from Designer
Letters and Finish Materials from Designer, dated January 6 and January 7, 2021
Public Comment Email and Chat, received March 22, 2021
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed April 30, 2021
Area Map
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City of Burlingame
Meeting Minutes
Planning Commission
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Monday, March 22, 2021 7:00 PM Online
a. 1110 Bernal Avenue and 1112 Bernal Avenue, zoned R-1 - Application for Design
Review for two, new single family dwellings with detached garages, Conditional Use
Permit for re-emerging lots, and Lot Combination and Tentative Parcel Map. (Tim
Raduenz, Designer, Form + One Design; 1110 Bernal, LLC, property owner) (117
noticed) Staff Contact: Erika Lewit
All Commissioners have visited the project site. There were no ex-parte communications to report.
Planning Manager Hurin provided an overview of the sfaff report.
Questions of sfaff.�
> Clarification in regards to the Redwood tree in the back left corner of fhe lot that is going to be
removed on what will become the 1110 Bernal Avenue address lot. It seems like fhat Redwood tree has
nothing to do with this project. However the staff report states "unti! staff and Planning Commission can
evaluate the removal of the Redwood tree, it cannot be determined if landscape replacement trees are
required or proposed." Whaf purview do we have over the removal of that Redwood tree rf iYs not in the
footprint of the new garage or house? (Hurin: It's an existing Redwood tree thaf's at the back of the lot on
the right side which is 1110 Bernal Avenue. They have submitted for a Tree Removal Pe�mit, but a
certified arborist report hasn't been submitted yet. Once we receive the report, the Ciry Arborist will then
review the findings or recommendations in the reporf and make a determination as to whether or not that
tree can be removed. If it can be removed, then there may be additional landscape trees that would be
required to be planted. It's not necessa�ily under the purview of the Planning Commission. Only in that if
there are new landscape trees required, it can be a part of the new landscape plan you71 be reviewing.) So,
fhe City Arborisf isn't waiting for us to opine on the project to determine if the tree can be removed, but
whether new landscape is required if he grants approval of the report? (Hurin: That's correct. Before this
comes back fo you for action, we want to make sure the arborist report is received and the City Arborist
reviewed that report. If any additional landscape trees are required, they'll be factored into the landscape
plan.)
> The proposed house at 1110 Bernal Avenue has what seems to me five bedrooms, however the staff
report says it has four bedrooms, can you also clarify that? (Hurin: I think it's the other way a�ound. 1110
Bernal Avenue has four bedrooms and 1112 Bernal Avenue has five bedrooms.) That's what it says in the
staff reporf, buf I counted five bedrooms at 1110 Be�nal Avenue. (Nunn: I can take a look at the floor
plans to confirm the number of bedrooms.) Thank you. Just a minor clarification, but it affects the garage.
Chair Tse opened the public hearing.
Tim Raduenz, Form + One Design, represented the applicant with the property owner Patrick Gilson.
Commission Questions/Comments:
> (Gilson: An arborist report was submitted to the City on March 18th. It details the healfh and safety of
the free.)
> What's the thinking behind breakrng the driveway pattern of the street? I didn't noticed if at the time,
City of Burlingame page 1 Printed on 5/5/2021
Planning Commission Meeting Minutes March 22, 2021
but 1112 Berna! Avenue would be the only driveway on the block that is on the left side of the house
facing the house. What's the thinking there? (Gilson: The thinking on my end was to give space between
1116 Bemal Avenue and this developmenf. There's space for planting maiure trees, but given the fact they
have been there for that long, 1 felt like they deserved that. To have these hvo homes play with each other
as far as the landscape design and just to separate whaYs existing and whaYs being proposed.) (Raduenz:
We creafed the Dutch Colonia! style to have these kind of little secret gardens and I think that works well.
That would be why we did the north side driveway.)
> (Raduenz: Both homes have five bedrooms.) Thank you. I definitely counted five bedrooms.
> In bathroom #4 at 1110 Bernal Avenue, you have the wall of the bathroom intersecting the middle
window facing the street. lt looks like you're trying to tie the wall into fhe mullion. (Raduenz: lYs a big
mullion. Correct.) Is thaf the plan, as opposed to modifying the floor plan? I'm afraid you couldn't see it
from the street. (Raduenz: I can take a look at it.)
> Looking at the height of the window proposed for bathroom #1 against the vanity, it /ooks like you
don't have any space to put a mirror above the vanity. 1 don't know if you wanted to take a look at that
again. (Raduenz: 1 will.)
> For 1112 Berna! Avenue, there's a clipped window at the master bathroom on the side elevation. If you
can look at fhat more closely, it's on sheet A.3.1. IYs something !'m sure you can adjust, raise the sill or
something. IPs looking like iYs intersecting with the roof. (Raduenz: We could, instead of doing a 4'-6"
window, we can do a 4' window and give us more breathing room.) Yes, maybe match the window to the
right of the chimney.
> On the rear elevation, the windows up above look heavy over the windows be/ow on the left side of the
rear elevation. I'm not sure if that's the master bedroom on the second floor? (Raduenz: That's the master
bedroom, correct.) lt seems to have some heaviness there. I don't know if you can balance out the window
shapes or sizes. The upper floor looks taller than the lower floor. This is more a comment than a question,
but 1 wanted to nofe that for consideration. (Raduenz: We'll look into it. !t does have a vaulted ceiling, so
we're trying to create open space up there, but we can look into what we can do to lighten the design a
little bit. I kind of understand what you're saying.)
> ln looking at the materials for 1112 Bernal Avenue, my understanding fhat the �ndsor One siding
has both a smooth side and textured side. Is the horizontal siding going to be smooth or textured?
(Raduenz: We are thinking it's going to be textured.) Does that require a corner board or can it can be
mitered? (Raduenz: We're designing it to be mitered and we are going to hopefully stay with fhat. We can
confirm that before the next meeting. ln my past projects, I don't like doing corner boards. That's what
we're trying to do, we're doing a mitered corner.) Please verify if mitering is possible with that particular
material or not before this project comes back. (Raduenz: IYs mitered.)
Public Comments:
> Comment sent via e-mail and chat from Gail Mosse: Could a tree screen be maintained between fhe
new house on the right and the immediate house to the right on the corner of Bernal Avenue and Carmelita
Avenue? We heard a tree screen was rncluded to the north side of the left house as a courtesy to the
neighbors, and they have resided there fo� 60 years, but it seems that courtesy should be exfended to the
northern neighbors too even though they just moved in. Arguably, it's more justified because the houses
are closer together. (Raduenz: If you can send me the e-mail, 171 cor�espond with fhe neighbor, but we will
definitely have some tree screening there. We wil! respond to the neighbor and make sure that they are
happy.)
Chair Tse c/osed the public hearing.
Commission Discussion/Direction:
> On 1112 Bernal Avenue, it feels like the front elevation is pretty flaf given the materials; it seems
monochromatic as far as the upper and lower floors are concemed. There is not a lot of definifion to it. I
saw a few modern farmhouses, there were a few with some material pop outs and changes, not just all
white. There were also a couple that were all white and they looked flat too. But there's an opportunity to
City of Burlingame Page 2 Printed on 5/5/2021
Planning Commission Meeting Minutes March 22, 2021
pop out that upper window with a little material change going to somefhing that actually is darker and
giving it some contrast. The 1110 Bernal Avenue has so much more character to it. This one is coming off
as modern flat. I would like to see a little more to go with that. Looking at the rear elevation, I agree with
the canopy and the big windows. It really looks like rYs bottom heavy and out of proportion.
> I generally like the buildings a lof. My fellow Commissioner is righf, there's an opportunity on 1112
Bernal Avenue. The one thing I'm uneasy about is the breaking of the spatial pattem of the neighborhood .
Stylistically, we have a lot more flexibility with changes in style in the neighborhood than we do spatial
characteristics and thaYs why we have such discussrons about attached garages ve�sus detached
garages. The driveway pattern is one of the fhings that's specifically called out in the guidelines, so I had
real angst about that. The buildrngs are nice though.
> Programmatically, taking this whole property and splitting it into two is a good effort. It will help with
the sca/e on the street, particularly at this end. l do have some concerns about the massing at fhe 1110
Bernal Avenue property which was described by the designer as Dutch colonial architeciure, buf l'm not
seeing a Dutch Colonial siyle. The house is 44-1/2' wide and it has a big flat roof on top. When I hear
Dutch Colonral architecture, I think of the gambrel roof, a true gambrel form. When we come to the side of
this house, iYs a two-story box that had some dormers added to the front. Otherwise, those second story
walls are tilted a little bit to angle like a gambrel roof, but they are really trims added on and span between
two structured gambrels across the iop as you see on the other elevations. So 1'm having some concerns,
particularly when you look at the fact that you have a 9-1/2' plate height and 9'-2" plate height on the
second floor. It's a wider lot, but you're taking that mass and take two sfories straight up and adorn them
with gambrel trims and slanted facades. lm reminded of some of the projects that have come before us
that are a newer Craftsman style house, large sweeping roof with second floor tucked under dormers, but
the dormers are stretched out all the way fo the front elevation and the side elevations. We then end up
with a Craftsman roof that is just composed of overhangs and trims along the side of what rs a two-story
structure. I'm a little uneasy about the massing of the structure at 1110 Bernal Avenue. I'm not sure if I
can make that particular finding in terms of the design review for mass and bulk.
> In regards to 1112 Berna! Avenue, it is massed nicely. It has good scale and the roof finishes itself off
nicely. I do agree with my fellow Commrssioner that it lacks adornment. Particula�ly, if you look at that
second floor peak, it has a big forehead above that second floor roof with very Irttle articulation. So maybe
it's trying to be a modern interpretation of a farmhouse, but iYs slammed up against what is a heavily
detailed trying to be Dutch Colonial architecture. Not that the two have to marry or even relate, but to have
this amount of stripped down detail next to that one that has a loi of detail to hide a two-sfory box, I'm
uneasy about where we're at with these two projects.
> 1 would echo my fellow Commissioners' opinions on this. I have been sitting back hearing what
everyone else thought. On the 1110 Bernal Avenue project, l never thought that putting a big flat roof in
the middle of a house is a good way to solve the issues of massing and what we're trying to do on the
second floor is break it up a li(tle bit. It appears very flat and boxy as my fellow Commissioner said. I'm
uneasy about that. The other house can use a little bit more detail and pay more attention to that detail. 1
would like to see some of the missing parts added to the plans that are noted in the staff report about the
average top of curb being incorrect and the declining height envelope for both sides, as well as the
arborist report in the next round.
> I agree with my fellow Commissioner. 1 would Irke the applicant to look at the driveway pattern again
before it comes back. wth the way the existing driveways are situated, there's a lot of space to the right
of 1116 Bemal Avenue that could be used to space there. It's hard to tell during my site visit and it looks
like fhere may be an existing screening on 1116 Berna! Avenue that would help with the separation there.
If the driveway was flipped to the ofher side, then the house at 1110 Bernal Avenue could be shrfted over a
little bit to the left and allow for more screening to the house on the corner of Carmelita Avenue. Because
thaYs a corner house, there's very little setback befween 1110 Bernal Avenue and that house, so some
additional attention could be placed there with screening. I know the applicant said they're going to work
with that neighbor which is great.
Commissioner Sargent made a motion, seconded by Chair Tse, to place the item on the Regular
Action Calendar when the application has been revised as directed. The motion carried by the
following vote:
Ciry of Burlingame page 3 Printed on 5/5/2021
Planning Commission Meeting Minutes March 22, 2021
Aye: 7- Sargent, Comaroto, Terrones, Tse, Gaul, Loftis, and Schmid
City of 8urlingame Page 4 Printed on 5/52021
Page l of 2
Form + One
4843 Silver Springs Drive
Park City, UT 84098
P+ 415.819.0304
E + tim@formonedesign.com
TRANSMITTAL FORM
To: City of Burlingame + Commission
Subject: 1110 + 1112 Bernal (both homes)
Response to Commission Comments
From: Tim Raduenz
Date Sent: 04/15/2021
Number of Pages:
Response to Planning Commission Comments —1112 Bernal (Contemporary):
Comment 1: Driveway pattern not fitting neighborhood.
RESPONSE: Acknowledged comment, tive did take your sz�ggestion and flipped the home + drivetivay... it helps us
for the overall design as we will get more south facing views and the neighbor at 1110 (same development) tivill be
farther away. Our feedbackfrom neighbor: the neighbor to the north was not happy...but understands the concerns
of the board. Again, we had done a great job with neighborhood oartreach, we sent letters and plans and the ones
who reached ozrt to us before planning commission were heard.
Comment 2: Window at rear elevation: Master Bedroom Area
RESPONSE: Acknowledged comment, we did take your comments and re-designed the windotiv to be more slender
and smaller than originally shown, this helps with the boxy/flat effect that was mentioned during the meeting. The
master does have a vaulted ceiling, so tive wanted to take advantage of the height and do a higher unit. This unit
will have auto shades on the interior for privacy of both the neighbors and the netiv owners. It is also far mvay from
any neighboring homes sight lines.
Comment 3: Adding more details to the overall design.
RESPONSE: Acknowledged comment, we did take your comments and re-designed some parts of the exterior
design, we added a more detailed gable detail at the front elevation, added some more detailed work at the front
columns (metal) cladding so that is incorporated arozand the design like the metal awning overhang at the rear.
We also clarified by adding notes to confirm that the siding tivill be mitered as already shown on the elevations, the
Simple good qualiry materials show for themselves and that tivill create the simple clean lines we are trying to
achieve with this project.
FOrm + One • Design & Planning • 4843 Sifver Springs Drive• Park City • UT • 84098 •(ais) 819.0304 • tim@formonedesign.com
Page Z of 2
Response to Planning Commission Comments — 1110 Bernal (Dutch Colonial):
Comment 1: bulky massing
RESPONSE: Acknowledged comment, we did take your suggestion and made the elevations pop more in and out. I
do thing this original concept is quite nice but yes it did need some more design brought into it.
Comment 2: landscaping at driveway + neighborhood review
RESPONSE: Acknowledged comment, we added the privacy screening into the landscape plan, sorry we didn't
have it on the first review, but again we would have had it added the second go around. We have reached out with
the neighbors and everyone seems to be satisfied, they (the neighbors) are happy to have the driveway on their side
as their existing home is really close to the lot line.
Comment 3: Tree removal permit updated + reviewed.
RESPONSE: Acknowledged comment, we did update Bob Disco with the added arborist report, to help him make
a determination on the removal of the tree, we are working with Bob to get his feedback on this and planning will
update you tivith the latest trpdates.
As for the re-design of the 1112 Bernal, we tivere instra�cted to move the garage to the south lot line this will more
impact the (existin� redwood trees root system (the tree we are asking for removal o�, hence we believe it's the
only safe option, to remove the redtivood and plant more ciry scape trees in its replacement.
�
Tim Raduenz — CGBP
�
Build It
GREENrM
MEMBER
Form + One • Design & Planning • 4843 Silver Springs Drive• Park City • UT • 84098 •(ais) 819.0304 • tim@formonedesign.com
� PLANNING APPLICATION
9URLINGAME COMMUNITY DEVELOPMENT DEPARTMENT—PLANNING DIVISION
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CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.52.020). Your answers to the following questions can assist the Planning Commission in
making the decision as to whether the findings can be made for your request. Please type or �vrite neatly
in ink. Refer to the back of this fonn for assistance �vith these questions.
1. E.rpinin why t/re proposed use at tl:c� pruposed location �vill not be detrii�tenta! vr injuriorrs to
property or in�provement.s in the vicinity or tu public /:ealth, safety., genera! welfare or
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Parks & Recreation Department
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March 31, 2021
Patrick Gilson Member
1110 Bernal Ave LLC
1110 Bernal Avenue
Burlingame, CA 94010
I reviewed your request for the removal of one (1) Dawn Redwood tree at 1110 Bernal Avenue and based on the
information you have provided, I have made the following determination:
The Dawn Redwood is located in the rear of the property along the easement and neighboring structures. A
significant amount of roots from this tree are located on the surface and cause the area around the tree to be a
tripping hazard. Removal of these roots would make the tree unstable and a potential hazard. The structure of the
tree is poor, with advantageous limb growth, and dead limbs. If the tree were to be trimmed using ISA standards,
the tree would become unbalanced and sparse with little leaf growth. The tree is located close to a proposed
garage. When the garage is built, multiple roots will be severed causing the tree to decline and become a hazard.
I am approving the removal based on the Municipal Code Chapter 11.06.060 (d)
(1) The condition of the tree with respect to existing and proposed structures,
(2) The necessity to remove the tree in order to construct any proposed improvements...of the property, and
(7) The economic consequences and obligations of requiring a tree to remain.
Therefore, I intend to issue a permit for the removal of one (1) Dawn Redwood tree based on the Municipal Code
Chapter 11.06.060(d) Urban Reforestation and Tree Protection Ordinance.
Replacement with one 24-inch box standard size single stem landscape trees (no fruit or nut) will be required to be
planted anywhere on the private property as defined in Section 11.06.090.
Adjacent property owner(s) within 100 feet of the property are also receiving notification ofthis decision. Appeals to this
decision or any of its conditions orfindings, must be filed in writing to our office byApri128, 2021 as provided in Section
11.06.080 of the Urban Reforestation and Tree Prorection Ordinance (Burlingame Municipa! Code Chapfer 11.06). The
permit will be issued at the end of the work day on Apri! 28,1U21, if no appeal has been received by that date.
Sincerely,
� � ''t; �
Bob Disco
Park Superintendent/City Arborist
Certified Arborist WE-6891A
ISA Qualified Tree Risk Assessor
bd/gb
CC: Adjacent Property Owners
Kielty Arborist Services LLC
Certified Arborist WE#0476A
P.O. E3ox 6187
San Matco, CA 94403
650-515-9783
March 18, 2021
Mr. Patrick Gilson
1731 Adrian Road # 13
Burlingame, CA 94010
Site: I 1 10 Bernal, Burlingame, CA
Dear Mr. Willett,
As requested on Tuesday, March 16, 2021, I visited the above site to inspect and coinment on a
large dawn redwood tree in the rear of the property. Tlic tree is in visible decline and has large
surface roots. Your concern as to the future health and safety of the tree has prompted this visit.
Method:
All inspections were made from the ground; the tree was not climbed for this inspection. The
trees in question were located on a hand drawn map �rovidcd by me. The tree was then
measured for diameter at 54 inches above ground level
(DBH or diametcr at breast height). A condition
rating (CON) is provided using 50 percent vitality and
50 percent forn�, using the foliowing scale.
1 - 29 Very Poor
30 - 49 Poor
50 - 69 F�ir
70 - 89 Good
90 - 100 Excellent
The height of ti�e tree was measured using a Nikon
Forestry 550 Hypsometer. The spread was paced off
(HT/SP). Comments and recommendations for fiiture
maintenance are provided.
llawn redwood with poor limb spacing.
1110 Bernal/3/1 S/21 (2)
Observations:
The tree in question is a dawn redwood (Meluseyuviu
�=/t/�/o•s•n�ohuirle.$) with a diameter at breast height of 35.5
inches. The tree is located in the rear of the property near the
rear property line. The estimated height of the tree is SO feet
with a total crown spread of 40 feet. The vigor of the tree is
fair with decline in the canopy. The fonn of the tree is poor
with large surface roots. The recent loss of a limb has caused
some damage to the property. The tree receives a condition
rating of45 on a I-100 scale (poor).
Dawn rcd�vood with heavy lateral leader. Failurc is
common for leaders like this.
Summary:
The larbe sequoia has very poor form with a history of limb
loss. The declinc in the tree is due to a fungal disease that
will continue to cause the tree to decline. The tree will
contini�e to decline, and future litnb failure is likely. The
large surface rools travel approximately 40 feet from the tree
making landscapino nearly iinpossible. The surface roots
�vill eventually destroy the building in the rear of the
property.
Remove and replacc thc tree as trimming the tree and its
roots within ANSI standards or }3est manabement practices
will not improve the trees poor form or lessen the chances of
failure making the tree an iinmediate hazard. Replace the
tree with a Chinese pistache, red oak or red maple.
Large surface roots extending 40 feet make I:indscaping nearly impossible.
Rcmoval of the tree is tl�e only method that eliminates all ilazards and liabilities associated with
the tree. The information included in this report is believed to be true and based on sound
arboricultural principles an tices. .
Sincerely, /�
� - � . sOC1ETY pF _
Kevin R. Kielty
Certified Arborist WE�047
SUBJECT: 1110 Bernal Ave. Burlingame
Dear Neighbor!
We, Tim Raduenz (Designer) + Mr. Pat Gilson (Owner) are Designing preliminary plans for (2) 2-
story homes @ 1110 Bernal! Lot 17 is a slightly more contemporary country home, and Lot 16 is
a cedar shingled Dutch colonial style which you see a lot of in Burlingame! Both homes will have
rear garages (2-stall) to hopefully help with street parking!
Design notes:
1. House on Lot 16: simple Dutch colonial with the 2nd floor neatly tucked into the dutch
colonial roof! Which creates LESS massing. The materials are all high quality! Cedar
shingles and wood clad windows with true style muntin bars (grides)!
2. House on Lot 17: simple more contemporary country home with simple lines and style
to keep the look low key, and a simpler 6/12 roof which creates LESS massing. The
materials are all high quality! Cedar sidings and wood clad windows with true style
muntin bars (grids)!
3. Michael Callan has a new landscape plan under design, and it will create more privacy
for all on the street and the owners as well!
MOVING FORWARD WITH US — A LITTLE INFORMATION
Pat and I have separately done projects in the neighborhood and in Burlingame + San Mateo
Park throughout the years. We put our all into each project and work with everyone so we get a
great finished project that adds value to the street scape and the homes around it.
If you have any questions about the project and/or are interested in viewing plans, you are
invited to contact the project Designer at:
Tim Raduenz
Form+One Design
4843 Silver Springs Drive
Park City, UT 84098
(415) 819-0304
tim@formonedesiQn.com
Form + One
4843 Silver Springs Drive
Park City, UT 84098
p+ 415.819.0304
E + tim@formonedesijn.com
TRANSMITTAL FORM
To: Planning Department
Subject: Planning Application Review Letter
1110 Bernal (I,OT 16)
From: Tim Raduenz
Date Sent: 01-07-21
Number of Pages: 1
Application for netiv 2-story home @ 1110 Bernal Ave. w/ detached 2-stall garage
Good Evening Plannin� Commission + Planners:
In working with the owner Pat Gilson, we wanted to develop a family home �vith a traditional dutch colonial
shingle style, in our mood board we wanted to put to�ether a deeper palate of colors and finishes to play off the
more contemporary (lijhter) home on lot 17. Which I believe is a good change of pace for the block in general.
DESIGN NOTES:
- We have worked the plan so that the family has the driveway to play safely �vith the gate open and having
the extra room with the slightly larger than normal 6,000 sq. ft. lot it gave us more design leverage on
screening and privacy, along with a better tree screening at the drive�vay.
- We have the open concept to the rear yard that most clients �vant and need.
- Materials are all high grade, aluminum clad windows with SDL bars and real cedar shingles stained frnis/r
(senri-transparent or possible solid) we have not made that decision.
- Simple detached garage 2-stall with optional half vaulted and half stora�e trusses, for the all-important
stora�e.
- Simple more modern landscape to play off the more traditional style...it will also play well with lot 17 as
the landscape �vill be more compatible. Planning with review from neighbor's is coming. Privacy is both
concern of the owners and the neighbors, Callan can review any questions you have �vith plantings, etc. �Ve
are really looking for any concerns with neighbors on this lot as it's the lo���er elevation and
- We have already sent out letters to the across the road neighbors and anyone attached to this lot!
To that end �ve believe �ve have put together a thoughtful desijn and respected the neijhbor's privacy as well along
w/ the o�vners concems. bVe look forivard to your thou;htful comments and moving on to buildin; submittal!
Best,
Tim Raduenz — CGBP
Fo�m + One • Design & Planning • 4843 Silver Springs Drive� Park City • UT � 84098 •(ais) 819.0304 • tim@formonedesign.com
SW 7015
Repose Grey
SW 6204
Sea Salt
Inspiration for House - Cedar Shingle Style
ii,� SMOOTH SURFACE 4 SIDES, ONLY PROTECTED BOARDS HAVE
W THE30-YEARLIMITED WARRANTY*
3O LOOAFORTHF'PROiE.CTF.D5,�55ETririi ST.411P0�'TNfBACA.LookingiorTnAicionalSs��eirii:i
Buards? Cli�k he:e..411 {l'indwrCSE Trim Boards ror�e lrith a thre� mat, �ou+a acn�li: latec. indus:n�
leading primerensming a snwoth finish. BotNm line. il saces cou tim? and moner on ti�r joUsite.
Do�w�load a rshcel on S� S3E Bim OwrJs here.
Color Scheme
Windsor-one trim + accents
Bevolo Copper Coach (Elect) OR
More Modern Style RH Lombard
1110 Bernal Ave. LOT 16 — Burlingame, Calif. — Finish Board
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Fo�m + One • Design & Planning • 4843 Silver Springs Drive• Park City • UT • 84098 •(ais) 819.0304 • tim@formonedesign.com
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4843 Silver Springs Drive
Park City, UT 84098
p+ 415.819.0304
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TRANSMITTAL FORM
To: Plannin� Department
Subject: Plannin� Application Review Letter
1110 Bemal (LOT 17)
From: Tim Raduenz
Date Sent: O1-06-21
Number of Pages: 1
Application for new 2-story home @ 1110 Bernal Ave. w/ detached 2-stall garage
Good Evenin� Planning Commission + Planners:
In �vorking �vith the owner Pat Gilson, we ��•anted to develop a family home with a simple country style ��•/ more
contemporary lines, which you can see from our mood board �ve ���anted to put to�ether a calm palate of colors and
finishes.
DESIG��' 1�'OTES:
- `Ve have �vorked the plan so that the fami(y has the driveway to play safely �vith the gate open and havinQ
the extra room �vith the sli�htly larger than norma( 6,000 sq. ft. lot it gave us more desian feveraae on y
screenin; and privacy, along �vith a better tree screening at the drive���ay. y
- We have the open concept to the rear yard that most clients �cant and need.
- �iaterials are all hiQh grade, aluminum clad �vindo�vs ���ith SDL bars and rea( ���ood sidin�s from �l'indsor
One or eqrral, and cedar vertica! on the second floor in a stained finish (semi-transparent), so to help
with it feeling more airy and not so in your face feel y�on get with more contemporary designs.
- Esteriors: have a good mix of materials to help make the home look like parts of a �vhole, �vhich helps �vith
massing and the overall look of the style
- Just a small taste of inetal roofina to keep you thinkina about what's the ne�t pattern, as you work your way
around the house, the rest of the home �vill be done in a neutral architecttiral asphalt shinale.
- Simple detached jaraae 2-stall with optional half vaulted and half stora�e trusses, for the all-important
storage. �
- Simple modern landscape plannina with review from neiQhbor's coming. Privacy is both concern of the
owners and the neiahbors, Callan can revie�v any questions you have �vith plantin�s, etc.
- We have already sent out letters to the across the road neiQhbors and anyone attached to this lot!
To that end «e believe �ve have put to�,ether a thouvhtf�il desiRn and respected the nei�hbor's privacy as �vell alon�
�v/ the o�vners concerns. �Ve look for�vard to yotir tho�ightfi�l coil�ments and movinR on to buildinQ stibmittal!
BeSt,
Tirn Raduenz — :-�.=.�=-
FO�It1 + On2 • Design & Planning • 4843 Silver 5prin;s Drive• ParR City • UT • 5-3093 •(ais) 819.0304 • tim@formon2design.com
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SMOOTH SURFACE 4 SIDES, ONLY PROTECTED BOARDS HAVE
WlTHE 30-YEAR LIMITED WARRANTYk
'30 LOItnFORTHE'PROTEC"IEDSqS:Eidni �1:4.VPOV7'HF6AC6.Lo��kinglorTraditiona154SSETrim
Roard>'. Click here. All 1\ indsor0\E Trim Roards come �rilh a three coat. �ooP-o auti�lic latex. industn�
leadi�g � ri;nrr ersuring a smootii tinish. Bntto�n line. il sares cou [im� and �noue�� on Ih« jol��sile.
Do�cnload a rshaet un S1SSE Trim L'oards here.
Windsor-one trim + accents + siding
Restoration Restoration Hardware Lights
(Dark finish to match windows)
I lIZ �
17�0 Bernal Avenue (LOT 17) — Burlingame, Calif. — Finish Board
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Form + One • Design & Planning • 4843 Silver Springs Drive• Park City • UT • 84098 •(ais) 819.0304 • tim@formonedesign.com
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Color Scheme
Inspirations for House (mix of traditional + contemporary)
Below you will find the email submitted during the meeting by Gail Mosse
(gail mosse@vahoo.com). She also made the following comments under "chat" in Zoom:
Could a tree screen be maintained between the new house on the right (of the 2) and the
immediate house to the right (on corner Bernal and Carmelita)?
We heard a tree screen was included to North side of the left house as a courtesy to neighbors
who have resided there for 60 years but it seems courtesy should be extended to the southern
neighbors, too, even though theyjust moved in. Arguably it is more justified because the
houses are closer together.
Best,
Ruben
Ruben Hurin
Planning Manager
City of Burlingame
Community Development Department — Planning Division
Tel. 650.558.7256 � rhurinCa�burlin�ame.org
From: Gail Mosse [mailto:gail mosse@vahoo.com]
Sent: Monday, March 22, 2021 7:50 PM
To: Public Comment <publiccomment@burlin�ame.ora>
Subject: Bernal ave
CAUTION: This email originated from outside your organization. Exercise caution when
opening attachments or clicking links, especially from unknown senders.
Hello, we are watching the zoom meeting. The house on the right �vould have a house
immediately to right of the driveway. Can tree screen be maintained between the 2 houses?
Gail Mosse
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, AND CONDITIONAL
USE PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn
Review and a Conditional Use Permit for Re-emerqinq lots, a Lot Combination and Tentative Parcel
Map and Desiqn Review for two new two-story sinple family dwellings and detached qarages on two
proposed lots at 1110 and 1112 Bernal Avenue Zoned R-1 1110 Bernal Avenue LLC propertv owner
APN: 026-182-250;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Mav 10,
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
and 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, is hereby approved.
2. Said Design Review and Conditional Use Permit are approved subject to the conditions set forth
in Exhibit "A" attached hereto. Findings for such Design Review and Conditional Use Permit are
set forth in the staff report, minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official records of
the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 10th dav of Mav, 2021 by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review, and Conditional Use Permit
1110 and 1112 Bernal Avenue
Effective May 20, 2021
Page 1
1. that the project shall be built as shown on the plans submitted to the Planning Division and
date stamped April 20, 2021, sheets A1.0 through A9.0, L1.0 through L2.5, and Boundary
and Topographic Survey dated October 29, 2020 for Lot 16, 1110 Bernal Avenue; and date
stamped April 20, 2021, sheets A1.0 through A9.0, L1.0 through L2.5, and Boundary and
Topographic Survey dated October 29, 2020 for Lot 17, 1112 Bernal Avenue;
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:
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review, and Conditional Use Permit
1110 and 1112 Bernal Avenue
Effective May 20, 2021
Page 2
10. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design
professional, that demonstrates that the project falls at or below the maximum approved floor
area ratio for the property;
11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the
property corners, set the building footprint and certify the first floor elevation of the new
structure(s) based on the elevation at the top of the form boards per the approved plans; this
survey shall be accepted by the City Engineer;
12. that prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at
framing, such as window locations and bays, are built as shown on the approved plans;
architectural certification documenting framing compliance with approved design shall be
submitted to the Building Division before the final framing inspection shall be scheduled;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof ridge and provide certification of that height to the Building Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
`��GTYOFBURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
-�� BURLINGAME,CA94010
_ PH:(650)558-7250
www.burlingame.org
Project Site: 1110 —1112 Bernal Avenue,
zoned R•1
The City of Burlingame Planning Commission announces the
following virtual public hearing via Zoom on Monday,
May 10, 2021 at 7:00 P.M. You may access the meeting online
at www.zoom.us�join or by phone at (669) 900-9128:
Webinar ID: 9381017 3512 Passcode: 982151
Description: Application for Design Review for two, new
single family dwellings with detached garages, Conditional Use
Permit for re-emerging lats, and lot Combination and Tentative
Parcel Map.
Members of the public may provide written comments by email
to: publiccomment(C�burlingame.org.
Mailed: April 30, 2021
(Please refer to other sideJ
PUBLIC HEARING
NOTICE
Citv of Burlinaame - Public Hearing Notice
If you have any questions about this application or would like to schedule an
appointment to view a hard copy of the application and plans, please send an email to
planninsdeptCa�burlin�ame.org or call (650) 558-7250.. �
Individuals who require special assistance or a disahility-related' modification or
accommodation to partcipate in this meeting, or who have a disability and wish to
request an alternative format for the agenda, meeting noti,ce, ,agenda packet or other
writings that may be distributed, should contact the Planning Division at
plannin�deptC�burlin�ame.org or (650) 558-7250 by 10 am on the day of the meeting.
If you challenge the su6ject application(s) in court, you may be limited to raising only
those issues you or someone else raised at the public hearing, described in the notice
or in written correspondence delivered to the city at or prior to the public hearing.
Property owners who receive this notice are responsible for informing their tenants
about this notice,
Kevin Gardiner, AICP
Community Development Director (Please refer to otherside)
1110-1112 Bernal Avenue
300' noticing
APN #: 026-182-250
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