HomeMy WebLinkAbout1521 Cabrillo Avenue - Staff ReportSURLlNGqME Community Development Department
� �. PLANNING COMMISSION STAFF REPORT
APPLICATION FOR DESIGN REVIEW AMENDMENT FOR A NEW SINGLE Meeting Date: October 27, 2014
FAMILY DWELLING WITH ATTACHED GARAGE REGULAR ACTION
Item No: 8(a)
PROPERTY ADDRESS: 1521 Cabrillo Avenue APN: 025-224-150
APPLICANT/ARCHITECT/DESIGNER: James Chu, Chu Design Associates, Inc.
PROPERTY OWNER: Eric Mainini
GENERAL PLAN/ZONING: Low Density Residential/R-1 LOT AREA: 16,942 SF
ENVIRONMENTAL REVIEW STATUS: Categorically Exempt from review pursuant to the California Environmental
Quality Act (CEQA), per Section 15303 (a), 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, up to three single-family residences maybe constructed or
converted under this exemption.
PROJECT DESCRIPTION
An application for Design Review, Special Permit for an attached garage and Parking Variance for
construction of a new, two-story single family dwelling at 1521 Cabrillo Avenue was approved by the
Planning Commission on August 26, 2013 (August 26, 2013 Planning Commission Meeting Minutes
attached). A building permit was issued on January 7, 2014 and construction is currently underway.
The property owner is proposing alterations to three of the windows on the dwelling:
• Front Elevation, Bath #2 window — substitute approved round window with square window
• Left Side Elevation, stairwell window — replace stainedlobscure glazing with clear glazing
• Left Side Elevation, Bedroom #4 window — replace 4'-6" (approx.) window with 7'-0" (approx.)
window, and replace stained/obscure glazing with clear glazing
The property owner submitted a letter and photographs accompanied by originally approved and
proposed plans, date stamped October 15, 2014, to explain the proposed changes to the previously
approved Design Review project. Other than the proposed revisions listed above, there are no other
changes proposed to the design of the house.
BACKGROUND
The proposed house and attached garage, currently under construction, will have a total floor area of
4,438.9 SF (0.26 FAR) where 6,521 SF (0.38 FAR) is the maximum that could allowed for the 16,942 SF
property (including covered porch and chimney exemptions).
The project was reviewed by the Planning Commission at three separate meetings, first as a Design
Review Study item on July 22, 2013, and then an Action item on August 12 and August 26, 2013. The
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HURLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR DESIGN REVIEW AMENDMENT FOR A NEW SINGLE Meeting Date: October 27, 2014
FAMILY DWELLING WITH ATTACHED GARAGE
REGULAR ACTION
Item No: 8(a)
Planning Commission approved the project at its August 26 meeting. Minutes from the August 26tn
meeting are attached for reference.
An "FYI" application to reduce the size of the house at the back in order to save an existing protected
size Oak tree in the rear yard was approved by the Planning Commission on May 27, 2014. The FYI
memorandum is attached for reference.
DISCUSSION
With any new construction approved by the Planning Commission, Planning Division staff will conduct a
final inspection prior to finalization of building permits. Should there be any significant discrepancies
between the built dwelling and the plans approved by the Planning Commission, the matter will be
brought back to Planning Commission for consideration either as an "FYI" memorandum or as a Design
Review Amendment request before building permits can be finalized.
Because the dwelling at 1521 Cabrillo Avenue is currently under construction, Planning staff has not yet
conducted a final inspection. However if unanticipated issues are encountered during construction it is
not unusual for applicants to request FYI or Design Review Amendments prior to final inspections. In this
instance the request is limited to the three windows identified in the property owner's letter and the
proposed revised plans.
Staff notes that while the approved plans have an annotation on the Left Elevation specifying
"stained/obscured glazing shown shaded typ." a specific method for obscuring the glazing was not
included in either the approved plans or the Conditions of Approval. However the expectation would be
that such treatment (whether frosted glass or applied privacy film) would be intended to be fixed
permanently.
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.
BURLINGAME Community Development Department
� ,� PLANNING COMMISSION STAFF REPORT
APPLICATION FOR DESIGN REVIEW AMENDMENT FOR A NEW SINGLE Meeting Date: October 27, 2014
FAMILY DWELLING WITH ATTACHED GARAGE REGULAR ACTION
Item No: 8(a)
PLANNING COMMISSION ACTION
The Planning Commission should conduct a public hearing on the proposal to modify the windows of the
approved project, 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.
Alternatives the Planning Commission may consider include but are not limited to:
A. Approval of the modifications to all three windows as requested;
B. Approval of some but not all of the modifications as requested;
C. Denial of all modification requests.
At the public hearing the following conditions should be considered. Underlined conditions would be
consistent with the amendments requested by the property owner in the application; the Planning
Commission may choose to retain, modify, and/or delete such conditions consistent with its findings.
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped August 14, 2013 sheets A.1 through G.1, L1.0, L2.0 and Partial Topographic Map, with
the clarification that the particular species planted along the fence line shall be the Prunus
Caroliniana standard; and as modified on the plans submitted to the Planning Division date
stamped May 19, 2014 sheets A.1 through A.7, and as modified on the plans submitted to the
Planninq Division date stamped October 15, 2014 sheets A.4, A.4a, A5.a and A.6;
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;
3. that any changes to the size or envelope of the basement, first or second floors, or garage, which
would include adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the City Engineer's April 1, 2013 memo, the Chief Building Official's March
7, 2013 memo, the Parks Supervisor's June 28, 2013 and March 12, 2013 memos, the Fire
Marshal's July 1, 2013 and March 4, 2013 memos, and the Stormwater Coordinator's June 25,
2013 and March 5, 2013 memos shall be met;
5. that the property owner shall be responsible for implementing and maintaining all tree protection
measures as defined in the arborist report prepared by Mayne Tree Expert Company, Inc., dated
February 27, 2013;
HURLtNGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR DESIGN REVIEW AMENDMENT FOR A NEW SINGLE Meeting Date: October 27, 2014
FAMILY DWELLING WITH ATTACHED GARAGE REGULAR ACTION
Item No: 8(a)
6. that if the structure is demolished or the envelope changed at a later date the Parking Variance
as well as any other exceptions to the code granted here will become void;
7. 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;
8. 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;
9. 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;
10. 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;
11. 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;
12. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2010 Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS
PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
13. 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;
14. 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
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��R��� Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR DESIGN REVIEW AMENDMENT FOR A NEW SINGLE Meeting Date: October 27, 2014
FAMILY DWELLING WITH ATTACHED GARAGE REGULAR ACTION
Item No: 8(a)
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled;
15. 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
16. 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.
Prepared by: Kevin Gardiner, Planning Manager
c. James Chu, Chu Design Associates, Inc, 55 W. 43rd Avenue, San Mateo, CA 94403, designer.
Eric Mainini, property owner
Attachments:
• E-mail letter and photos from property owner, dated October 22, 2014
• Minutes from the August 26, 2013, Planning Commission Regular Action Meeting
• FYI memorandum to the Planning Commission dated May 27, 2014
• Planning Commission resolution (proposed)
• Notice of Public Hearing — Mailed October 17, 2014
• Aerial Photo
5
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From: Eric J. Mainini ��� T 2 2 20i4
To: James Chu; GD/PLG-Gardiner. Kevin
Subject: 1521 Cabrillo Avenue change request `:' f)F gURLINGAME
Date: Wednesday, Odober 22, 2014 12:13:19 PM
Attachments: 20140825 171656.ioa � ` � �''"!�NG D��J
�0140903 114641.ioa
29140903 114703.ioa
Z0141014 162540.ioa
20141014 162136.ioa
Re : 1521 Cabrillo
This letter is to address changes and clarifications regarding the house
located at 1521 Cabrillo Ave Burlingame CA 94010.
Starting with the street facing bathroom window, the original design called for
a circular window which has a much smaller over all window area then the
current square window, both located in the exact same location. There are
three main reasons for this decision:
-Natural Light, the interior wall of the bathroom was removed in order to
allow for more natural light in the room. The square window with a
substantially larger window area allows for more light to enter from the tree
shaded area. Due to the slopped roof just outside the window this is the only
option for allowing more light into the bathroom.
-Zero Visability, it is not possible to see the window from the street or from
any location on the property and therefore is of little or no significance to the
overall design of the house.
-Cost, The custom square size window ($800) was far cheaper then staying
with a circular window ($3000). The window is not viable from any location
and added needed light to the bathroom.
Next, addressing any privacy concerns on the west side of the property, which
seem to be the material reason for this review. Currently 4 windows are
scheduled for obscuring film. The project is not complete and therefore as I
understand it, this element does not need to be completed until the home is
finished. As a side note the setback and privacy rules that you (the planning
department) maintain, seem very fair and reasonable. I have 52 feet and a
tree obstructed view of my closet neighbor on drake and there are more trees
planned in the landscape plan. While not as accurate as an actual visit, I
climbed onto the roof to obtain the best views (2 pictures attached, looking
out to drake which is the west side of my house). Hopefully this gives you a
better idea of the privacy that is important to me as well as my neighbors.
I will address each of the designated obscured windows individually and ask
that two of the windows be changed from obscured to clear to allow for a more
natural light, starting from the rear of the house on the west side. Please note
there is a tree obstructed 52 feet to my nearest neighbor
- Closet window in master suite, a small square window (no change)
- Bathroom window bedroom #4 (no change)
- Bedroom window bedroom #4 .(change) There was an approved plan
discrepancy where the framer followed the approved framing plans. The
window matches the other bedroom on the 2nd floor, 3 pane window rather
then the 2 pane window. While the elevation shows a 2 pane window, the
sizing of the windows call for 3 pane windows on the approved plans. Pictures
attached to show that this keeps with the overall design of the home and does
not effect any privacy issues.
- Stairwell Window (Change)
I am requesting no film for the Bedroom #4 main window and the stairwell
window. The "real world" view maintains privacy. Pictures provided
The brightly colored wall has been provided by a neighbor on Drake Ave. The
sole purpose of the color that was selected was to be disruptive and an
annoyance (pictures provided). I am uncertain if there are color guidelines in
Burlingame, but if there are not I would highly advise this be looked at for the
future in order to maintain this peaceful, quaint, wonderful feeling that
Burlingame provides us all.
Sincerely, Eric Mainini
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CITY OF BURL/NGAME PLANNING COMM/SSION — Approved Minutes August 26, 2013
4. 1521 CABRILLO AVENUE, ZONED R-1—APPLICATION FOR DESIGN REVIEW, SPECIAL PERMIT FOR
AN ATTACHED GARAGE AND PARKING VARIANCE FOR A NEW SINGLE FAMILY DWELLING WITH
AN ATTACHED GARAGE (JAMES CHU, CHU DESIGN ASSOCIATES, INC., DESIGNER; ANGUS GAVIN,
APPLICANT AND PROPERTY OWNER) STAFF CONTACT: ERICA STROHMEIER (ITEM CONT/NUED
FROM AUGUST 12, 2013 PLANN/NG COMMISSION MEET/NG)
Commissioner DeMartini indicated that he sent email to the owners of 1532 Drake Avenue to determine if
there was agreement between the applicant and the neighbors. No other Commissioners reported ex parte
communications, and all Commissioners had visited the project site. Reference staff report dated August
26, 2013, with attachments. Planning Manager Gardiner presented the report, reviewed criteria and staff
comments. Sixteen (16) conditions were suggested for consideration. There were no questions of staff.
Chair Sargent opened the public hearing.
Angus Gavin represented the applicant:
Was not at the first meeting, so had not been aware of the tree issue with the neighbors.
After last meeting met with neighbors right away, and agreed on landscaping. Understands their
concerns, wants to build a nice project.
Commission questions and comments:
Are there restrictions on what can be planted in the PG&E easement? (Gavin: Spoke to the
vegetation department at PG&E, also referred to online "right tree right place" resource. There are a
lot of recommendations but no real restrictions. Cannot plant anything over 25 feet directly under a
line. They highly recommend not planting palm trees since they grow straight up.
Recommendations on how to maintain anything that is planted underneath.)
Public comments:
Linda Ryan, 1532 Drake Avenue, spoke:
■ Had been concerned about the style of tree. When the plans were revised they did not show the
specific tree type and style. Some of the shrubs would only grow to the fence line. The tree that
was verbally agreed on will be big.
■ Wanted to make sure it was in writing.
■ (Chu: The missing word on the plans was "standard." It looks like a lollipop in shape.)
■ Not a columnar tree — instead it will give a canopy for privacy. (Chu: This is what we agreed on, we
just missed the word in the notation. Prunus caroliniana standard, 24" box, spaced 6-7 feet.)
■ Drake Avenue has a lot of cars parked on it. Houses are not in keeping with space available,
impacts neighbors.
There were no further comments and the public hearing was closed.
No discussion
Commissioner Terrones moved to approve the application, by resolution, with the following AMENDED
conditions:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
August 14, 2013 sheets A.1 through G.1, L1.0, L2.0 and Partial Topographic Map; with the
clarification that the particular species planted along the fence line shall be the Prunus Caroliniana
7
CITY OF BURLINGAME PLANNING COMMISS/ON — Approved Minutes August 26, 2093
standard.
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 the conditions of the City Engineer's April 1, 2013 memo, the Chief Building Official's March 7,
2013 memo, the Parks Supervisor's June 28, 2013 and March 12, 2013 memos, the Fire Marshal's
July 1, 2013 and March 4, 2013 memos, and the Stormwater Coordinator's June 25, 2013 and
March 5, 2013 memos shall be met;
5. that the property owner shall be responsible for implementing and maintaining all tree protection
measures as defined in the arborist report prepared by Mayne Tree Expert Company, Inc., dated
February 27, 2013;
6. that if the structure is demolished or the envelope changed at a later date the Parking Variance as
well as any other exceptions to the code granted here will become void;
7. 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;
8. 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;
9. 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;
10. 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;
11. 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;
12. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2010 Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS
PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
13. 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
0
C/TY OF BURLINGAME PLANNING COMM/SSION — Approved Minutes August 26, 2013
the elevation at the top of the form boards per the approved plans; this survey shall be accepted by
the City Engineer;
14. 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;
15. 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
16. 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.
The motion was seconded by Commissioner Sargent.
Discussion of motion:
None
Chair Sargent called for a voice vote on the motion to approve. The motion passed 6-0-1-0. (Commissioner
Yie absent). Appeal procedures were advised. This item concluded at 7:50 p.m.
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