HomeMy WebLinkAbout1208 Bernal Avenue - Staff ReportItem No.
Consent Calendar
PROJECT LOCATION
1208 Bernal Avenue
City of Buriingame
Design Review, Floor Area Ratio Variance and Special Permits
Address: 1208 Bernal Avenue
Item No.
Consent Calendar
Meeting Date: July 13, 2009
Request: Application for Design Review, Floor Area Ratio Variance and Special Permits for Declining Height
Envelope and Basement for a first and second story addition to a single family dwelling and new
basement.
Applicant and Architect: TRG Architects APN: 026-172-190
Property Owners: Brad and Roxann Loose Lot Area: 6000 SF
General Plan: Low Density Residential Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions
to existing structures are exempt from environmental review, provided the addition will not result in an increase
of more than 50% of the floor area of the structures before the addition.
Project Description: The existing two-story house with an attached garage is nonconforming in floor area ratio,
containing 3,520 SF (0.58 FAR) of floor area (3020 SF, 0.50 FAR maximum allowed) and has four bedrooms
(the existing sunroom qualifies as a bedroom for parking purposes). With the proposed additions and
renovations on the first and second floors, there will be slight decrease in the existing nonconforming floor area
from 3,520 SF (0.58 FAR) to 3,506 SF (0.58 FAR) where 3,020 SF (0.50 FAR) is the maximum allowed.
However, a FloorArea Ratio Variance is required because the project involves substantial construction and with
the proposed alterations still exceeds the maximum allowed FAR by 486 SF.
The side setbacks along both the right and left property line have a nonconforming setback of 3'-0" where 4'-0" is
the minimum required. Portions of the existing second floor along the right and left side property lines extend
beyond the declining height envelope and therefore are an existing nonconforming condition. With the proposed
addition, there are two additional minor encroachments into the declining height envelope. Along the right side
property line, the wall along the closet and bathroom in Bedroom #4 extends beyond the declining height
envelope by 4.6 SF (0'-4" x 14'-0" area); and along the left side property line, the proposed covered balcony off
Bedroom #3 at the front of the house extends beyond the declining height envelope by 3.75 SF (1'-6" x 2'-6"
area).
W ith this project, the applicant is proposing to add a new basement. Since the finished floor above the proposed
basement is less than 2'-0" above existing grade, the 694 SF basement is exempt from floor area ratio (up to
700 SF inay be exempt). However, Special Permits are required for the basement ceiling height (8'-0" proposed
where 6'-6" is allowed without a Special Permit) and for a direct exit from the basement to the exterior of the
structure other than a light or window well (exterior stairway proposed along the left side of the house).
The existing house has four rooms which qualify as bedrooms. There will be no increase in the number of
bedrooms with the proposed addition/renovation. One covered parking space (10' x 20') and one uncovered
parking space (9' x 20') are required on site. The existing attached oversized one-car garage provides one
covered parking space (10' x 20') and one uncovered parking space (9' x 20') is provided in the driveway. All
other Zoning Code requirements have also been met. The applicant is requesting the following:
■ Design Review for a first and second story addition (CS 25.57.010, a, 1);
■ Floor Area Ratio Variance for a first and second story addition (3520 SF, 0.58 FAR existing; 3506 SF,
0.58 FAR proposed; where 3020 SF, 0.50 FAR is the maximum allowed) (CS 25.28.070, a);
■ Special Permit for construction exceeding the limits of the declining height envelope along the right and
left side property lines (4.6 SF, 0'-4" x 14'-0" along the right side property line and 3.75 SF, 1'-6" x 2'-6"
along the left side property line) (CS 25.28.035, c);
■ Special Permit for a new basement with an interior ceiling height greater than 6'-6" (8'-0" proposed) (CS
25.28.035, �; and
Design Review, FloorArea Ratio Variance and Special Permifs
1208 Bernal Avenue
■ Special Permit for a direct exit from a basement to the exterior of the structure that is anything other than
a light or window well (exterior stairway proposed) (CS 25.28.035, g).
1208 Bernal Avenue
Lot Area: 6000 SF Plans date stam ed: Jul 1, 2009
EXISTING ' PROPOSED ( ALLOWED/REQUIRED
SETBACKS �
Fronf (1st f/r): 18'-11" no change 15'-0" or block average
(2nd f/r): 18'-11" 20'-3" to covered balcony 20'-0"
Side (left): 3'-0"' 8'-10" 4'-0"
(ri�hf)_ 3'-0"' 5'-6" _ 4'-0"
Rear (9sf f/r): 46'-2" 49'-8" 15'-0"
(2nd flr): 57'-9" 49'-8" 20'-0"
Lot Coverage: 2009 SF 1848 SF 2400 SF
33.4% 30.8% 40%
_,._._.. ..._._.�. _._____�..�._�.�.._._.___._ �._ .�_. �. .�_..
FAR. 3520 SF 2 � 3506 SF 3 � 3020 SF 4
0.58 FAR f' 0.58' FAR � 0.50 FAR
# of bedrooms: 4 4 ---
Parking: 1 covered no change 1 covered
(10' x 20') (10' x 20')
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
Heighf: 23'-0" 21'-3" 30'-0"
Basement: none new basement with 8'-0" I CS'25.28:035, f and`g
� ceiling height and direct f
exit to exterior 5 , (
........_ ......... .��._._� .......:_ __�_ ...::_._.,,.�__ __�.�...�.-----1----=- :.._—�.T_--- :_.__... ____.:.: ....._... ......
_�...._.. .........
DH Envelope: portions of house along � 4.6 SF (0'-4" x 14'-0") � CS 25.28.075
` right and left side � along the right side j
' property extend beyond i property line and 3.75 SF
� DHE 6 i(1'-6" x 2'-6") along the,
l left side property line
:
' � extend beyond DHE' t
' Existing nonconforming left and right side setbacks (3'-0" existing where 4'-0" is the minimum required).
2 Existing nonconforming floor area ratio (3520 SF, 0.58 FAR existing where 3020 SF, 0.50 FAR is the maximum
allowed).
' Floor Area Ratio Variance for a first and second story addition (3520 SF, 0.58 FAR existing; 3506 SF, 0.58 FAR
4 proposed; where 3020 SF, 0.50 FAR is the maximum allowed).
(0.32 x 6000 SF) + 1100 SF = 3020 SF (0.50 FAR)
5 Special Permits for a new basement with an interior ceiling height greater than 6'-6" (8'-0" proposed) and for a direct
exit from a basement to the exterior of the structure that is anything other than a light or window well (exterior stairway
proposed).
6 Portions of the existing second floor along the right and left side property lines extend beyond the declining height
envelope.
' Special Permit for construction exceeding the limits of the declining height envelope along the right and left side
property lines (4.6 SF, 0'-4" x 14'-0" along the right side property line and 3.75 SF, 1'-6" x 2'-6" along the left side
property line).
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Design Review, FloorArea Rafio Variance and Special Permits
1208 Bernal Avenue
Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer and NPDES
Coordinator. There were no comments from the City Arborist.
Design Review Study Meeting: At the Planning Commission design review study meeting on June 22, 2009,
the Commission had several comments and suggestions regarding this project (June 22, 2009 Planning
Commission Minutes). The designer submitted a response letter dated June 25, 2009, and revised plans, dated
stamped July 1, 2009. Listed below are the Commissions' comments and responses by the applicant.
1. Like the rear elevation; buf there is something about the front elevafion thaf doesn't work; fhe
cornice e/emenf doesn't appear fo work.
� There were no changes made to the front elevation.
2. The front entry e/ement cal/s for something special in fhe window above, perhaps a mission-style
window or a stone surrounded window.
• The window above the entry was revised to include additional horizontal muntin bars, a column in
befinreen the windows and a stucco base (see revised Front Elevation, sheet A.31, date stamped July 10,
2009).
3. With respecf to garage doors; correct references for hinges (noted as "grates" on plans.)
• The notes for the garage door hinges have been corrected (see revised Front Elevation, sheet A.31, date
stamped July 10, 2009).
4. With respecf the rear balcony; clarify the material used.
• Notes were added to the Rear Elevation noting that the balcony will contain a wrought iron railing.
5. Generally be cerfain to call out all finishing maferials, including sizes of corbe/s.
• Additional notes were added to the revised plans date stamped July 1, 2009
6. Show the missing sfoop on right elevation.
• The stoop was added on the Right Elevation (see revised Right Elevation, sheet A3.4, date stamped July
1, 2009).
7. The windows in the garage door seem small.
• The size of the windows in the garage door were not changed.
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.
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Design Review, FloorArea Ratio Variance and Special Permifs 1208 Bernal Avenue
Findings for Design Review: Based on the findings stated by the Planning Commission in the attached
minutes of their June 22, 2009 meeting, that the proposed addition is a good design and well integrated into the
existing house, the project is found to be compatible with the requirements of the City's five design review
guidelines.
Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the
following conditions exist on the property (Code Section 25.51.020 a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are
consistent with the existing structure's design and with the existing street and neighborhood;
(b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or
addition are consistent with the existing structure, street and neighborhood;
(c) the proposed project is consistent with the residential design guidelines adopted by the city; and
(d) removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city's reforestation requirements, and the mitigation forthe removal that is proposed is
appropriate.
Special Permit Findings for Declining Height Envelope: Based on the findings stated in the attached
minutes of the Planning Commission June 22, 2009, design review study meeting, that the finro encroachments
into the declining height envelope are minor and are located along the right side property line (4.6 SF, 0'-4" x 14'-
0" area) and along the left side property line (3.75 SF, 1'-6" x 2'-6" area), and that the proposed encroachments
into the declining height envelope add interest to and enhance the design of the second story, the project is
found to be compatible with the special permit criteria listed above.
Special Permit Findings for a basement with a ceiling height greater than 6'-6": Based on the findings
stated in the attached minutes of the Planning Commission's June 22, 2009, design review study meeting, that
the basement provides additional living area below grade that does not add to the mass and bulk of the structure
and is consistent with city development regulations, the project is found to be compatible with the special permit
criteria listed above.
Special Permit Findings for a direct exit from a basement to the exterior of the structure: Based on the
findings stated in the attached minutes of the Planning Commission's June 22, 2009, design review study
meeting, that the direct exit from the basement will not be seen from the street and will not add to the mass and
bulk to the structure and therefore is consistent with the existing street and neighborhood, the project is found to
be compatible with the special permit criteria listed above.
Required Findings for Variance: In order to grant a variance the Ptanning Commission must find that the
following conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved
that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
(c) the granting of the application 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; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing
an potential uses of properties in the general vicinity.
-4-
Design Review, FloorArea Ratio Variance and Special Permits
1208 Bernal Avenue
Variance Findings for FloorArea Ratio: Based on the findings stated in the attached minutes of the Planning
Commission's June 22, 2009, design review study meeting, that the existing structures already exceed floor area
and the proposed project will decrease overall floor area on the property, that the proposed design changes
improve conditions on the property and that overall building height will be reduced by almost two feet, articulation
is being added that will help with mass and bulk and the code changed since the home was built, the proposed
project is found to be compatible with the Variance criteria listed above.
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:
1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped July
1, 2009, sheets A1.1 through A3.4 and L1.0;
2. that if the structure is demolished or the envelope changed at a later date the Floor Area Ratio Variance,
as well as any other exceptions to the code granted here, will become void;
3. 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;
4. 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;
5. that the conditions of the Chief Building Officiai's April 29, June 29 and June 9, 2009 memos, the City
Engineers May 12, 2009 memo, the Fire Marshal's May 4, 2009 memo and the NPDES Coordinator's
May 5, 2009 memo shall be met;
6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not
occur until a building permit has been issued and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District;
7. that prior to issuance of a building permit for construction of the project, the project construction plans
shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning
Commission, or City Council on appeal; which shall remain a part of all sets of approved plans
throughout the construction process. Compliance with all conditions of approval is required; the
conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
and installed on the portions of the roof not visible from the street; and that these venting details shall be
included and approved in the construction plan , 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, 2007
Edition, as amended by the City of Burlingame;
-5-
Design Review, FloorArea Ratio Variance and Special Permifs
1208 Bernal Avenue
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR
TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. that prior to scheduling the framing inspection the 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;
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 built according to the
approved Planning and Building plans.
Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer, City
Arborist and NPDES Coordinator.
Ruben Hurin
Senior Planner
c. TRG Architects, applicant and architect
Attachments:
Application to the Planning Commission
Variance Form
Special Permit Form
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed July 3, 2009
Aerial Photo
�
Plan Check Comments Reply
Date:
June 25, 2009
`� ��i � 1 �' �::. �
Applicant: TRG Architects
205 Park Road Ste. 203
Burlingame, CA 94010
Address:
Owner:
Re:
1208 Bernal Avenue
Burlingame, CA 94010
Brad & Roxann Loose
Plan Check Comments
i U L 0 1 2009
:�ITY OF BURLINGP.ME
?I_ANNI�:G DEPT.
Planning Comments:
1. The plans have been amended to clarify the finish materials with additional notes.
2. The plans have been amended to show a zinc roof with integrated PV solar
panels.
3. The plans were not revised to reflect an increased garage side setback due to
client needs. However, the plans have been amended to reflect a more cohesive
design at the side garage setback.
4. The plans have been amended to revise the front elevation's windows & design.
5. The front elevation has been amended to show a feature window above the front
door.
6. The plans have been amended to reference "hinges" instead of grates on the
garage door.
7. The plans have been amended to show the size of the corbels in the rear elevation.
8. The plans have been amended to show the landing on the side garage door.
9. Please see the attached cut sheets for examples the windows in the garage doors.
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CITY OF BURLINGAME PLANNING COMMISSION
UNAPPROVED MINUTES
Monday, June 22, 2009 — 7:00 p.m.
City Council Chambers — 501 Primrose Road
Burlingame, California
IX. DESIGN REVIEW STUDY ITEMS
5. 1208 BERNAL AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, FLOOR AREA RATIO
VARIANCE AND SPECIAL PERMITS FOR DECLINING HEIGHT ENVELOPE AND BASEMENT FOR A
FIRST AND SECOND STORY ADDITION TO A SINGLE FAMILY DWELLING AND NEW BASEMENT
QUALIFYING AS SUBSTANTIAL CONSTRUCTION (TRG ARCHITECTS, APPLICANT AND ARCHITECT;
BRAD AND ROXANN LOOSE. PROPERTY OWNERS) STAFF CONTACT: RUBEN HURIN
Reference staff report dated June 22, 2009, with attachments. Planning Manager Brooks briefly presented
the project description. There were no questions of staff.
Chair Terrones opened the public comment period.
Randy Grange, 205 Park Road; and Roxanne Loose, 1208 Bernal Avenue; represented the applicant.
Commission comments:
■ Clarified finishing materials.
■ Roof plan appears to show tile. Are their samples; bring them when the project comes back?
(Grange — will actually use a metal roof; standing seam that will accommodate the solar panels.)
■ Why can't the garage side setback be increased? Would improve the design. (Grange/Loose —
basically cutting the rearof the house off, behind the garage; the frontwalls will remain. The owners
don't want to have it considered to be a new home for tax purposes. Have multiple bicycles; wider
garage provides storage area.)
■ Likes the rear elevation; but there is something about the front elevation that doesn't work; the
comice element doesn't appear to work. (Grange — can take another look at it.)
■ Landscaping will assist with the front elevation.
• The front entry element calls for something special in the window above, perhaps a mission-style
window or a stone surrounded window.
■ With respect to garage doors; correct references for hinges (noted as "grates" on plans.)
■ With respect the rear balcony; clarify the material used.
■ Generally be certain to call out all finishing materials, including sizes of corbels.
■ Show the missing stoop on rear elevation.
■ Landscaping is nice; there is a lot of paving, but don't know where more softscape would be placed.
(Grange — pavers will have increased space between them to improve permeability.)
■ Regarding the FAR Variance; are improving the situation, the height will come down by two feet and
articulation is being added that will help with mass and bulk, plus the code changed since the home
was built.
■ No problem with the Special Permit for the basement; the landscaping will work well with the stairs
that exit the area.
■ Sympathetic to bicycle storage needs.
■ The windows in the garage door seem small.
■ Like doors opening onto the front patio.
■ Have a built-in table in the dining room; but could conceivably build a pantry under the stairs if they
were relocated. (Grange — since the stairs also lead to the basement, could not accommodate this
change.) _
CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes June 22, 2009
Public comments:
None.
There were no other comments from the floor and the public hearing was closed.
More Commission comments:
Agreed with other comments regarding Variance and Special Permit, design changes improve
conditions on the property.
Commissioner Brownrigg made a motion to place the item on the Consent Calendar when complete.
This motion was seconded by Commissioner Cauchi.
Discussion of motion:
None.
Chair Terrones called fora vote on the motion to place this item on the Consent Calendar when plans have
been revised as directed. The motion passed on a voice vote 5-0-1-1 (Commissioner Visfica absent,
Commissioner Yie recused). The P/anning Commission's action is advisory and not appealable. This item
concluded at 10:23 p.m.
Commissioner Yie returned to the dais.
2
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 � www.burlingame.org
APPLICe4ilON TO i'HE PLA11lNINC COMIVIISSIO(V
Type of appiication:
I� Design Review [3� Variance ❑ Parcel #: �2� "�`12 " l 9�
❑ Conditional Use Permit C� Special Permit O Oiher:
PROJECT ADDRESS: I20 ��er na1 R-vex�ve
� Please indicate the contact person for this project
APPLICANT project contact person� PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents j� OK to send electronic copies of documents ❑
Name: TR6 R�cY1i�-tc� -�1At1da Chaxl Name: �rdtd► �' �-oXA�tl'�1 '1..0oSe
Address: `Zo 05 �11t'k �t�o�t� S�'• c�1�3
City/State/Zip: �Y`�'n�a''me, C.�i q'�0�1�
Phone: C�50� 5�1q- 5`j(pa2
Fax: C�5o� 57q' p115
Address: 12�08 'ge�Rq� Pcvec�v{:
City/State/Zip: ��'�����'rne � � °���10
Phone: C0�1�'A.G� A�Ii�C.�
Fax:
E-maii: dmanda @ �rgarch•com E-mail:
ARCHITECT/DESIGNER proiect contact person ❑
OK to send electronic copies of documents ❑
Name: �R6 �cc1K1i�C'c,`�'S � Rand� 6ta.n9e
Address: Sume as ab�v�
City/State/Zip:
Phone:
Fax:
E-mail:
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PROJEC'� DESCRIPTION: R���� d� a" s'1U��j �i0me ,
AFFAbAVIT/SIGNATURE: I h by certify un r enalty of perjury that the information given herein is true and correct to the
best of my knowledge and b e.
Applicant's signature: Date: �� I 15 ��q
I am aware of the proposed application and hereby aut ize the above applicant to submit this application to the Planning
Commission.
Property owner's signature: Date: 1 D 0
Date submitted: �t • 2`� •0�
Co�1ac1- ardii�c�
CDn�'Ad" CA'�dhi�G�
,k Verification that the project architect/designer has a valid Burlingame business license will be required by the
Fi�ance Department at the time application fees are paid.
❑ Please mark one box above with an X to indicate the contact person for ihis project. S:�Handouts\PC Application 2008-B.handout
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CITY OF BURLINGAME '
VARIANCE APPLICATION
The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.54.020 a-d). 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 orwrite neatly in ink. Referto the back of this form for assistance with these questions.
a. Describe the exceptional or extraordinary circumstances or conditions applicable to
your property which do not apply to other properties in fhis area.
See atfached responses.
b. Explain why fhe variance requesf is necessary for the preservation and enjoyment of a
substantial property right and what unreasonable properfy /oss or unnecessary
hardship might result from the denial of fhe application.
c. Explain why the proposed use at the proposed location will not be defrimental or
injurious to property or improvements in the vicinity or to public healfh, safety,
general welfare or convenience.
d. How will the proposed projecf be compatible with the aesthetics, mass, bulk and
character of the existing and potential uses on adjoining properfies in the general
vicinity?
COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
Handouts\Variance Application.2008
, a� ��
Attachment A �, : !� 2009
VARIANCE APPLICATION FOR FLOOR AREA `: �F �''�uNGp'ME
1208 Bernal Avenue
a. This variance request is not to expand the FAR, but to retain the FAR tha#
already exists in this house. Prior to the 1990's, Burlingame had no FAR;
only lot coverage restrictions. This house, at 32.6% lot coverage, was well
within the limits. When the rules changed to 32% of the lot plus 1500 SF
for FAR, this house became 77 SF too big. Then when the rules changed
again to 32% of the lot plus 1100 SF, this house became 477 SF too big.
The house never changed, just the rules. Most of this overage is in the 2
car attached garage, but it's impossible to detach and move the garage of
this house. We are proposing to reduce the lot coverage to 29.5%. We are
proposing to reduce the living space by 74 SF (it is used in exterior
second floor decks).
b. The variance request is necessary for the preservation and enjoyment of
substantial property rights. The FAR and garage rules were implemented
after this house was built, and the garage cannot be moved. There are
also inherent inefficiencies created by the garage; the proposed plan has
just four bedrooms and no living room (only a family room), yet the house
is still over on FAR. Denial of the variance request would create an
unreasonable hardship; forcing the home owner to reduce their house by
477 SF with no viable way to accomplish it. Furthermore, this block is full
of newer homes built before the zoning changes; these houses are even
larger, with 1209 Bernal across the street, for example, at 3770SF.
c. The proposed use at the proposed location will not be detrimental or
injurious to property or improvements in the vicinity or to public health,
safety, general welfare, or convenience. There is no change in the
proposed use at the proposed location, nor will there be any additional
impact caused to neighboring properties by this floor area variance
because it is an existing condition.
d. The proposed project will be compatible with the aesthetics, mass, bulk,
and character of the existing and potential uses on adjoining properties in
the general vicinity. The proposed floor area is an existing condition, and
the proposed remodel helps to redistribute the space in a less-bulky
manner. The floor area will help to accentuate the aesthetics and
character of the property.
City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinpame.orp
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CITY OF BURLINGAME
` SPECIAL PERMIT APPLICATION
The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.50). 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 write neatly in ink. Refer to the back of this form for assistance with these
questions.
1. Explain why the blend ofmass, sca/e and dominant structural characteristics of the
new construcfion or addition are consistent with the existing structure's design and
with the existing streef and neighborhood,
See attached responses.
2. Explain how the variety of roof line, facade, exterior finish materials and elevations
of the proposed new structure or addition are consistent with the existing structure,
street and neighborhood.
3. How will fhe proposed project be consisfent with the residential design guidelines
adopted by fhe city (C.S. 25.57)?
4. Explain how the removal of any trees /ocated within the footprint of any new
structure or addition is necessary and is consistenf with the city's reforestafion
requirements. What mitigafion is proposed for the removal of any frees? Explain
why this mitigation is appropriafe.
Rev. 07.2008 � See over for explanation of above questions. SPECIAL.PERMIT.APP.FORM
���������
' 1 � 0 5 2009
Attachment A
;� �� .P� �r�c�.nn�
SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE
1208 Bernal Avenue
The mass, scale, and dominant structural characteristics of the new
construction are consistent with the existing street and neighborhood.
There are a wide variety of houses on the street (in terms of style, mass,
scale etc...) and the proposed Mediterranean style fits in nicely. The roof
lines are being revised to include more hip roofs (rather than gable roofs)
to lessen the impact of the front elevation. The area in which the exterior
exceeds the DHE is an existing condition, not a new one. In fact, the
amount of the DHE encroachment is being reduced with the proposed
design because a portion of the existing 2"d Floor above the garage is
being removed.
2. The rooflines, fa�ade, materials, and elevations of the proposal are similar
to that of other houses in the neighborhood. Stucco, wood, attached
garages, etc.... The roofline is varied and the fa�ade includes many
architectural details to enrich its character. The area in which the exterior
exceeds the Declining Height Envelope is a� existing condition. There will
be no additional increase in the building mass to worsen the DHE.
3. 1. The architectural style is compatible with the character of the
neighborhood.
2. The attached garage is being is maintained to be the same as existing
patterns and consistent with the neighborhood.
3. See items 1 and 2 above for comments about style, mass and bulk.
4. A full landscaping plan is being provided, which will be a significant
improvement for the site.
4. There will be no trees removed for this project. One large tree in the front
property area will be maintained, and a new full landscape plan will be
introduced to enhance the landscape design: Please see the landscaping
plan for details.
.,. . . - - � r-• -
; ���. ;, ;i;�r;�
Attachment A `���nr
SPECIAL PERMIT FOR BASEMENT WITH CEILING HEIGHT GREATER THAN
6'-6", AND EXTERIOR STAIRS
1208 Bernal Avenue
The mass, scale, and dominant structural characteristics of the new
construction are consistent with the existing street and neighborhood.
There are a wide variety of houses on the street (in terms of style, mass,
scale etc...) and the proposed Mediterranean style fits in nicely. The
proposed basement and associated stair has no impact on the mass or
scale of the,structure.
2. The rooflines, fa�ade, materials, and elevations of the proposal are similar
to that of other houses in the neighborhood. Stucco, wood, attached
garages, etc.... The roofline is varied and the fa�ade includes many
architectural details to enrich its character. The basement and associated
stair are not visible from the street, and do not contribute to the rooflines,
materials etc...
3. 1. The architectural style is compatible with �the character of the
neighborhood.
2. The attached garage is being is maintained to be the same as existing
patterns and consistent with the neighborhood.
3. See items 1 and 2 above for comments about style, mass and bulk.
4. A full landscaping plan is being provided, which will be a significant
improvement for the site.
4. There will be no trees removed for this project. One large tree in the front
property area will be maintained, and a new full landscape plan will be
introduced to enhance the landscape design. Please see the landscaping
plan for details.
Project Comments
Date:
June 29, 2009
To: ❑ City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From: Planning Staff
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for Design Review, Floor Area Ratio Variance and Special
Permits for a first and second story addition and new basement at
1208 Bernal Avenue, zoned R-1, APN: 026-172-190.
Staff Review:
Project Comments
Date:
To:
From:
June 5, 2009
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review, Special Permits and Variance for a firsl
and second story addition at 1208 Bernal Avenue, zoned R-1, APN:
026-172-190.
Staff Review:
2) Per the City of Burlingame's adopted Resolution, applications received after
January 1, 2009 must complete a"GreenPoint Rated Checklist". The
GreenPoint Rated Checklist, and other information regarding the City's Green
Building requirements, can be found on the City website at the following URL:
httq://www.burlingame.orq/Index.aspx?qage=1219 or Contact Joe McCluskey
at 650-558-7273.
No response.
14) Specify the use (e.g. bedroom, family room, etc.) for the basement area.
This room must be labeled for its intended use. With a second stairway and
adjacent powder room it will clearly not be used for storage. Please label
appropriately.
NOTE: A written response to the items noted here and plans that
specifically address items 2 and 14 must be re-submitted before this project
can move forward for Planning Commission action.
Revie y: _ Date:—����Ol
Project Comments
Date:
To:
From:
April 29, 2009
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review, Special Permit, and Variance for a first
and second story addition at 1208 Bernal Avenue, zoned R-1, APN:
026-172-190
Staff Review: May 4, 2009
� On the plans specify that this project will comply with the 2007 California Building
�Codes (CBC).
Per the City of Burlingame's adopted Resolution, applications received after
January 1, 2009 must complete a"GreenPoint Rated Checklist". The GreenPoint
Rated Checklist, and other information regarding the City's Green Building
requirements, can be found on the City website at the following URL:
http://www.burlingame.orq/Index.aspx?paqe=1219 or Contact Joe McCluskey at
650-558-7273.
3) Anyone who is doing business in the City must have a current City of Burlingame
business license.
4) Provide fully dimensioned plans.
5) Provide existing and proposed elevations.
6) This project will be considered a New Building because, according to the City of
Burlingame Municipal code, "when additions, alterations or repairs within any
twelve-month period exceed fifty percent of the current replacement value of an
existing building or structure, as determined by the building official, such building
or structure shall be made in its entirety to conform with the requirements for new
buildings or structures." This building must comply with the 2007 California
Building Code for new structures.
7) Due to the extensive nature of this construction project the Certificate of
Occupancy will be rescinded once construction begins. A new Certifi�ate
of Occupancy will be issued after the project has been finaled. No
occupancy of the building is to occur until a new Certificate of Occupancy
has been issued.
8) Show the distances from all exterior walls to property lines or to assumed
property lines
9) Provide a complete demolition plan that indicates the existing walls, walls to be
demolished, new walls, and a legend. NOTE: The Demolition Permit will not
be issued until a Building Permit is issued for the project.
10)Comply with the 2005 California Energy Efficiency Standards for low-rise
residential / non-residential buildings. Go to http://www.energ .c�a.,qov/title24 for
�ublications and details.
n the plans specify that the roof eaves will not project within two feet of the
�operty line.
� 2) oms that can be used for sleeping purposes must have at least one window or
door that complies with the egress requirements. Specify the size and location of
�II required egress windows on the elevation drawings.
rovide section details that show the finished headroom height for each area of
the basement. NOTE: Areas with a headroom height greater than 5'11" are
onsidered to be floor area by the Planning Division.
�4�'
pecify the use (e.g. bedroom, family room, etc.) for the basement area.
15)Provide guardrails at all landings. NOTE: All landings more than 30" in height at
any point are considered in calculating the allowable lot coverage. Consult the
Planning Department for details if your project entails landings more than 30" in
height.
16)Provide handrails at all stairs where there are four or more risers.
17)Provide lighting at all exterior landings.
18)The fireplace chimney must terminatP at least two feet higher than any portion of
the building within ten feet. Sec. 2113.9
NOTE: A written response to the items noted here and plans that specifically
address items
1, 2, 11, 12, 13, and 14 must be re-submitted before this project can move
forward for Planning Commission action.
Reviewed by: Date: �
Project Comments
Date:
To:
From:
April 29, 2009
d City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
O Recycling Specialist
(650) 558-7273
d Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review, Special Permit, and Variance for a first
and second story addition at 1208 Bernal Avenue, zoned R-1, APN:
026-172-190
Staff Review: May 4, 2009
1. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system.
2. The project shall, at its own cost, design and construct frontage public
improvements including curb, gutter, sidewalk, driveway and other necessary
appurtenant work. Applicant is advised to call City Arborist regarding
potential relocation of sidewalk area around trees in the planter strip.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 5/12/2009
Project Comments
Date:
To:
From:
April 29, 2009
� City Engineer
(650) 558-7230
0 Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7273
�Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
0 City Attorney
Planning Staff
Subject: Request for Design Review, Special Permit, and Variance for a first
and second story addition at 1208 Bernal Avenue, zoned R-1, APN:
026-172-190
Staff Review: May 4, 2009
Provide a residential fire sprinkler throughout the residence.
1. Provide a minimum 1 inch water meter.
2. Provide backflow prevention device/double check valve assembly —
Schematic of water lateral line after meter shall be shown on Building
Plans prior to approval indicating location of the device after the split
between domestic and fire protection lines.
3. Drawings submitted to Building Department for review and approval shall
clearly indicate Fire Sprinklers shall be installed and shop drawings
shall be approved by the Fire Department prior to installation.
Reviewed by: ;�� Date: � g
Project Comments
Date:
To:
From:
April 29, 2009
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7273
� Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review, Special Permit, and Variance for a first
and second story addition at 1208 Bernal Avenue, zoned R-1, APN:
026-172-190
Staff Review: May 4, 2009
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement Best
Management Practices during construction.
Include a list of BMPs and an erosion and sediment control measures plan, as
project notes, when submitting plans for a building permit. Please see attached
brochures for guidance. The attached brochure may also be downloaded directly
from flowstobay.org.
For additional assistance, contact Kiley Kinnon, Stormwater Coordinator, at (650)
342-3727.
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Stormwater Pollution Preven�ion Program
Pollution Preventio�. — It's Part of the Plan
It is your responsibility to do the job right!
Runoff &om sh�eets and otherpaved areas is a major source ofpollution in local creeks, San Francisco Bay and the Pacific Ocean
Conshvction activities caa directly affect the health of our waters unless conuactois and crews plan aheadto keep dirt, debris, and other
construction waste away &om starm drains and creeks. Following these guidelines will ensure your compliance with local srormwater
ordinance requirements. Remember, ongoing monitoriag and tnaintenance of installed conirols is cniccial to pcoper implementatian_
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RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, SIDE
SETBACK VARIANCE AND LOT COVERAGE VARIANCE
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Desiqn Review, Floor Area Ratio Variance and Special Permits for Declining Heiqht Envelope
and Basement for a first and second story addition to a sinqle familv dwellinq and new
basement at 1208 Bernal Avenue, zoned R-1, Brad and Roxann Loose, qroqertv owners, APN:
026-172-190;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
Julv 13, 2009, 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 Article 19, 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, Floor Area Variance and Special Permits are approved subject to
the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review,
Floor Area Ratio Variance and Special Permits 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 13`h dav of Julv, 2009 by the following
vote:
Secretary
EXHIBIT "A"
Conditions of approval
and Special Permits.
1208 Bernal Avenue
Effective July 23, 2009
for Categorical Exemption, Design Review, Floor Area Ratio Variance
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped July 1, 2009, sheets A1.1 through A3.4 and L1.0;
2. that if the structure is demolished or the envelope changed at a later date the Floor Area
Ratio Variance, as well as any other exceptions to the code granted here, will become
void;
3. 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;
4. that any changes to the size
garage, which would includ
amendment to this permit;
or envelope of the basement, first or second floors, or
e adding or enlarging a dormer(s), shall require an
5. that the conditions of the Chief Building Official's April 29, June 29 and June 9, 2009
memos, the City Engineer's May 12, 2009 memo, the Fire Marshal's May 4, 2009 memo
and the NPDES Coordinator's May 5, 2009 memo shall be met;
6. that demolition or removal of the existing structures and any grading or earth moving on
the site shall not occur until a building permit has been issued and such site work shall
be required to comply with all the regulations of the Bay Area Air Quality Management
District;
7. that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of
approval adopted by the Planning Commission, or City Council on appeal; which shall
remain a part of all sets of approved plans throughout the construction process.
Compliance with all conditions of approval is required; the conditions of approval shall
not be modified or changed without the approval of the Planning Commission, or City
Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a
single termination and installed on the portions of the roof not visible from the street; and
that these venting details shall be included and approved in the construction plans
before a Building permit is issued;
9. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects
to submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit;
10. that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, 2007 Edition, as amended by the City of Burlingame;
EXHIBIT "A"
Conditions of approval
and Special Permits.
1208 Bernal Avenue
Effective July 23, 2009
for Categorical Exemption, Design Review, Floor Area Ratio Variance
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. that prior to scheduling the framing inspection the 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;
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 built according to the approved Planning and Building plans.
. CITY OF BURLINGAME
- COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD �•�-�_,.�.:�-
BURLINGAME, CA 94010 "- �s,�.=��_� �
9�" PH: (650) 558-7250 • FAX: (650) 6=��' T�'�� --
�.r � ��: •=� �,r� :.�
v:
www.burlingame.org c�..� r��•�T� =`'
�� �-� � �-�: =e .n:.
��,f '1•� ��!'
'�'�' �' • � r.r
:�' s r+�_� s �
Site: 1208 BERNAL AVENUE
The City of Burlingame
following public hearing
7:00 P.M. in the City
Road, Burlingame, CA:
Planning Commission announces the
on MONDAY, JULY 13, 2009 at
Hall founcil Cham6ers, 501 Primrose
Application for Design Review, floor Area Ratio Variance and
Special Permits for Declining Height Envelape and Basement
for a first and second story addition to a single family
dwelling and new hasement qualifying as substantial
construction at 1208 BERNAL AVENUE zaned R-1.
APN 026-172-190
Mniled: July 3, 2009
(Please refer to ofher side)
� �� .�� Q
ro��€�ed rrc.�, `�. ���; ;41
Z tc s�,�c�p,r�
PU�LIC HEARII+IG
t�OT10E
. � , :. .
.
A copy of the application and plans'for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.'
If you challenge �the sub�ect application(s) in court, �you may be limited to
raising only those issues you or s�mpone else raised at the public hearing,
described in the `notice or,in :writfen cor�espondence` delivered to the city at or
prior to the public hearing. ' �' ; . , -- �
Property owners who recei�e;`this��notice are:responsible far;informing their
tenants about this notice
For additional information, please�call �650) �558 7250 Thank�you.
William Meeker ' � �
Community Development Direc�or=_'
, PIJ�LIC �H�AR1�9G �O'�'ICE
(Please refer fo ofher side)
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