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Home My WebLink About1228 Bernal Avenue - Staff Report� 1 t `i�.i�. �' � _ _� . .f ,.... . ... ..�"S �%►,i' 'S , � s t� +?-I u � � �. �A 'F?�'��µ�� F 3 . E �yn'�°g:�') `�i{i' � r �� ! 9 . �L3� � � �. •-. 1 I � � ��v � .' . . .� �.r � .�" ',��:^i k� r � J � 7' � Y .' �y r Q'i �^ 1r✓. f •�Tl� r z s- �'? F' � �:+'�i �"'�•� r?: ,r�ly".y,'a {°' � �r -L�rA ` � � ::: : ,. � '�lL� ��,� t � � � � � ;/ �3Ri14. J, � . - f J.��;�,y��.... ! ` .1°�� •:r � }:. ` .. 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Applicants and Property Owners: James and Michelle Delia Designer: J D& Associates APN: 026-172-240 Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15303- Class 3- construction and location of limited numbers of new, small facilities or structures including (a) single-family residences not in conjunction with the building of two or more such units. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. Summary: The applicant is requesting design review and a special permit for declining height envelope for a new, two-story residence with detached garage at 1228 Bernal Avenue, zoned R-1. The existing 2,016 SF, single-story residence with detached garage will be demolished. The proposed residence contains 3,419 SF of floor area (.57 FAR) where 3,420 SF (.57 FAR) is the maximum allowed. The proposed two-car detached garage meets the parking requirements for the five bedroom residence ( the sun room on the first floor meets the defnition of a bedroom). A special permit is requested for the proposed second story to encroach into the declining height envelope by 185 SF on the west side of the dwelling. All other zoning code requirements have been met. Staff Comments: See attached. Staff would note that the comment from Building has been addressed by moving the garage 3'-0" from the side property line. PROPOSED EXISTING ALLOWED/REQ'D SETBACKS Front (lst flr): 19'-8" 19'-8" 19'-8" is block average (2nd flr): 23'-1 " n/a 20'-0" Side (right): 13'-2" 11'-0" 4'-0" (left): 4'-0" 4'-9" 4'-0" Rear (1 st flr): 46'-0" 45'-0" 15'-0" (2nd flr): 41'-0" n/a 20'-0" Lot Coverage: 2,241 SF 2,016 SF 2,400 SF 37.3 % 33.6 % 40% FAR: 3,419 SF 2,016 SF 3,420 SF .57 FAR .34 FAR .57 FAR Design Review and Specia! Permit for Declining Height Envelope 1228 Bernal Avenue PROPOSED EXISTING ALLOWED/REQ'D # of Bedrooms: 5 n/a n/a Parking: 2 covered 2 covered 2 covered (20' x 20') (20' x 22') (20' x 20') 1 uncovered 1 uncovered 1 uncovered (9' x 20') (9' x 20') (9' x 20') Height: 29'-10" n/a 30'/2 %2 stories DH Envelope: addition to west side n/a see code requires special permit* * Special permit required for the portion of the proposed addition at the west side of the dwelling which extends outside the declining height envelope. Preliminary Design Review Study Meeting: On October 10, 2000, the Planning Commission reviewed this project for preliminary design review (see attached 10/10/00 Planning Commission minutes). The commission discussed the following items during this initial meeting and recommended the project be placed on the consent calendar for action: • stick style-square posts on the front porch might be more appropriate for craftsman style than the Doric columns shown on plans •"brick veneer" chimney should be clarified to indicate real brick • eaves on the garage should be extended to blend with the eaves shown on the house At the 10/ 10/00 meeting the applicant submitted photographs of a craftsman style house showing Doric columns and stated it was his intention to mimic this house exactly in design. The applicant has submitted plans, date stamped October 12, 2000, with the following revisions: note on Sheet 4 shows brick chimney where there were no eaves and an extended barge rafter, the garage now has one foot eaves and an extended barge rafter There were no revisions made the Doric columns on the front porch. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; � Design Review and Special Permit for Declining Height Envelope 3. Architectural style and mass and bulk of structure; 1228 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. Findings: Based on the findings stated iii the attached minutes of the Planning Commission's October 10, 2000, preliminary study session for the project, the project with revisions suggested by the Planning Commission is found to be compatible with the requirements ofthe City's five design review guidelines. Findings for a Special Permit: In order to grant a special permit for declining height envelope, 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 for the removal that is proposed is appropriate. Special Permit Findings: Based on the findings stated in the attached minutes of the Planning Commissions October 10, 2000, preliminary study session for the project, that the proposed 185 SF encroachment into the declining height envelope along the west side enhances the architectural style of the building, the project is found to be compatible with the special permit criteria listed above. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include findings made for the requested special permit, and the reasons for any action should be clearly stated. 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 Department date stamped September 28, 2000, sheets 2, 3 and L-1, and date stamped October 12, 2000, sheets 1, 4 and G; and that any changes to the footprint or floor area of the building shall require an amendment to the permit; 2. that any changes to the size or envelope of the second floor, which would include adding or 3 Design Review and Special Permit for Declining Height Envelope 1228 Bernal Avenue enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to design review; 3. that the conditions of the City Engineer's and Chief Building Official's September 5, 2000, memos shall be met; and 4. that the project shall meet all the requirements of the California Building and Fire Codes, 1998 edition, as amended by the City of Burlingame. Erika Lewit Zoning Technician c: J D& Associates, designer � � Ciry of Burlingame Planning Commission Unapproved minutes October 10, 2000 Reference staff rep 10.10.00, with attac ents. CP Monroe presented the project, reviewed criteria and Planning Depart nt comments. The co mission asked no questiops of staff. � Chairman L uriaga opened the pu ic hearing. Frederick Mo ell, applicant and owner, w present to answer questions. ommission asked of pplicant: are all the skyl' ts necessary?; it appears t re is a mistake on the plans, w' dow C and E are sh n on the second floor p n, while only window E is own on elevations, and on th levations window E ould actually be labele indow C. There were no mments from the audience and e public hearing w closed. ommissioner com ent: there are too many ylights, these do represen an impact on neighbor ecause of night glow and t appearance of the roof can see the need for the s light above the existi kitchen but throughout add� on light should be obtai d from additional window instead of skylights, a windows in the blank walls o the addition so it will ble d with the original house; a d the windows on the s ond floor addition (i.e., C and ) should match the exi ng windows on the first fl r. C. Vis � a made a motion to co nue the project to the Nov ber 13, 2000 agenda ith the direction that the appl' ant remove skylights a d add windows which ma h those existing to th design of the second story ad tion. C. Keighran seco ded the motion. Comment on the motio . noted that the Commissi did not address the sk ights during the study eting for this project; made so e suggestions for using wi ows to add light includ' g: lengthen window ab e the toilet, add small window ove the vanity, could add indows in closets, all t se added windows will 'ven up facade of house and im ove access to natural ligh n living areas. Commissior�r Luzuriaga called for a vo' e vote on the motion to;�c�ontinue. The motion� sed on a 5-0-2 (Cers. Osterling �d Deal absent) voice vot . This decision is not appealable. The item co luded at 8:36 p.m. IX. DESIGN REVIEW STUDY ITEMS 7. 1228 BERNAL AVENUE - ZONED R-1- APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A NEW TWO-STORY SINGLE FAMILY DWELLING AND DETACHED G�RAGE (JAMES AND MICHELLE DELIA, APPLICANTS AND PR(�PFRTV (1WNRR�� Tl� Rr ACC(1(�TATF.�� 1�RCTC;NRR1 CP Monroe presented the project description. There were no questions of staff. Chairman Luzuriaga opened the public comment. Jim Delia, property owner, represented the project noting that their intention was to design a craftsman style house and used an existing house on Cabrillo Avenue as their example. Commissioner asked why chose to use a Doric column on the front porch, would consider anothcr style, stick style- square posts extending from the enclosed porch rail height is typical; also concerned about the overhang on the garage, it needs to get bigger/deeper to match the house better. Applicant submitted photos of house on Cabrillo showing fat Doric columns, noted his were proportionately smaller to fit this smaller house. Is the brick on the chimney veneer or real brick; applicant did not know but wanted real brick, should be conditioned accordingly. There were no more comments from the floor and the public comment was closed. C. Vistica moved to put this item on the consent calendar at the meeting of October 23, 2000. The motion was seconded by C. Keighran. � City oJBurlingame Planning Commission Unapproved minutes October 10, 2000 Discussion on the motion: this is a good example of a nice design, what looking for, good craftsman features; conditions need to include real brick for the chimney, and deeper eaves on the garage. Maker and second of motion agreed to add conditions for the consent item. Chairman Lurzuriaga called for a voice vote on the motion to place this on the consent calendar for October 23, 2000, with conditions providing the information on the change in plans is provided to staff in time. The motion passed on a 5-0-2 (Cers. Deal, Osterling absent). This item concluded at 8:50 p.m. 8. 1653 LAS EN WAY - ZONED R-1 - APPLICATION FOR DESIGN REVIEW, FLOOR AREA RATIO ARIANCE, AND SPECIAL PERMIT FOR HEIGHT FOR A FIRST AND SECOND-STORY ADD ION (STEVEN LESLEY, A�'LICANT AND ARCHITEC'�'/,IMIKE AND LISA MILLER, CP�onroe presented the project de ription. Commissioners note at the FAR numbers on the table in the st report were reversed. /' Chairman Luzuriaga opened e public comment. Steven L lie, architect, represented the proj t noting that the request is for a declini height exception, not a heig exception, feels the overage for d ining height is pretty minima122 SF in triangular area which is not 'sible. Commission asked for the ason why the FAR was 50 SF over, wha as the hardship on the pro rty; applicant noted did not real' e that the area in the dormers would cou , could reduce if removed do ers but they are important to de 'gn, break up the roof and add light to the a'c area. Commission noted t t the floor plan could be adjuste o remove 50 SF since there did not appear t e a hardship on the prope o justify an FAR variance; plans ote 12/12 pitch on the dormers but the elevat' ns show them to be flat, pr er steeper pitch better design; t second floor roof is clipped into a hip, this y be a place to ask for a d lining height exception to co ete the gable roof design; architect noted tha e clipped the roof intenti ally to reduce the impact on e neighbor. Commission asked � the chimne is real brick or veneer; re brick. There were no other omments from the floor and t public com nt was closed. Ccyfnmission Discussion: do ot see any exceptional hards ' s on this lot for an FAR varia e, design is fine r�ed to increase the pitch o he roofs of the dormers, ther is merit for the declining heig exception; feel that there are unresolved issu with the FAR variance, do ers, window detail. Chairman Luzuriaga oved to take this item to a ion at the November 13, 200 , meeting if the information on the revisions is s mitted in time to staff for p n check and preparation of a s ff report, the revised drawing should resolve an reduce the FAR, show the 2/ 12 pitch of the dormer roof add information on the windo s, note that the ch' ney will be brick. The tion was seconded by C. Ke' ran. Comment o the motion: good desi , issue is in the detail; seem to show large expanse of ass without mullions, eed to break up expanse . Chai n Luzuriaga called for voice vote on the motion to et item to action on No mber 13, 2000, if the revisions can be made to the ans in time for staff to revie , notice and prepare rep and there is room on the agenda. Motion passed o a 5-0-2 (Cers. Deal and Ost ing absent). The Plan ng Commission's action is advisory and not appeal le. The item concluded at 9• 5 p.m. Commissioner Osterling arrived at 9:06 p.m. and took his seat. -7- �� cir w BUR�INCrAMi i C�Y OF B�ING� � APPLICATION TO THE PLANI�TING CONIlVIISSION ��. ......•,; Type of Application: Special Permit Variance Other Project Address: � ZZv ��-- �� Assessor's Pazcel Number(s): OZ� ^� 7 Z- 2`�'a APPLICANT PROPERTY OWNER Name: ��S � ('�I1 � ��- �� Name: Address: ( 228 (3�R-1`� f� �— �4-v� Address: S� City/State/Zip: 6�-+ r�-��-m ��t 9�10 City/State/Zip: Phone (w): �h�: 3 �.-7 — � g� fax: ARCHITECT/DESIGNER Name: �U �r � SS � �-f�� s Address: � �-$ �/�� YC City/State/Zip: �� (ZC.�r1�A-��, � ��o�o Phone (w) : � �-3 - � ° ( '�f' Phone (w): �h� �- fax: Please indicate with an asterisk * the contact person for this application. (h): fax: 37S - 8 `f-�-� FROJECT DESCRIPTION: 4`�� T�° - S"T��.�`' pc,.l��c�l6 -� ��r� C � AFFIDAVIT/SIGNATURE: I hereby herein is true and conect to the best ,�f � Ap�an�'s Signature under penalty of perjury that the information given �vledge and belief. 1�;,/�� I know about the pro sed applicatio d hereby authorize the above applicant to submit this application to the Plannin Commis,siori. `-� (i l�' Date Filed: 's Signature ate --FOR OFFICE USE ONLY Fee: Planning Commission: Study Date: Action Date: SPECIAL PERMIT APPLICATION encroachment into the DHE due to architectural character The proposed encroachment into the DHE will allow the second floor to extend to the side of the existing building. This particular design is a type of Craftsman that can be found, along with other types of Craftsman in the neighborhood and would not be possible without the special permit. There is a driveway which separates the house on the adjoining northwest property line from our proposed house. This is the side where we are asking for the DHE exception. 2 The proposed new dwelling is a Craftsman style which can be found throughout the neighborhood. The roof line, exterior finish materials and the elevations are typical for the style. 3 The project is consistent with the design guidelines •It is compatible with the neighborhood •It has a two car detached garage and driveway along the southeast side which sets the houses approximately 17' apart. •The neighbor to the northwest has its driveway along our adjoining property line which sets the houses approximately 15' apart. 4 No protected trees are to be removed with this project. RECEIVED SEP 2 g 2000 CITY OF BURLINGAMF PLANNIN� DEP?. CITY OF BURLINGAME A copy of the application and glans for�this project may be reviewed prior to the meeting at the Plannin� Del�artment at'��501 Primrose Road, Burlingame, Califoi-nia. � If' you challenge tlle subject application(s) in court, you may be limited to raising only those issues you ��r someone else raise�l at the public hearing, described in the nc�tice or in written correcpondence delivered to the city at or prior to the public hearing. Property owners w11c� receive fhis notice are responsible for informing their tenants about this notice. For additional information, plcase call (650) 558-7250. Thank you. � Margaret Monroe �y�"r��, �� City Planner ' ` `�` � ,'" PUBLlC HEARING NOTICE (Please r-cfer to othej• side) � �a�, cirr o� CITY OF BURLINGAME BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD :� .•• _ BURLINGAME, CA 94010 - TEL: (650) 558-7250 1228 BERNAL AVENUE Study of an application for design review and a special permit for declining height envelope for a new two-story single family PUBLIC HEARING dwelling and detached garage at 1228 Bernal NOTICE Avenue, zoned R-1. (APN: 026-172-240) The City of Burlingame Planning Commission FIELD(1)_ announces the following public hearing on FIELD(2)_ Tuesdav, October 10 2000 at 7:00 P.M. in the FIELD 3) City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed September 29, 2000 (Please refer to otlter side) � CITV ,c� °s CITY OF BURLINGAME BURLJNC�AME PLANNING DEPARTMENT 501 PRIMROSE ROAD *�. BURLINGAME, CA 94010 TEL: (650) 558-7250 1228 BERNAL AVENUE Action on an application for design review and a special permit for declining height envelope for a new two-story single family dwelling and detached garage at 1228 Bernal Avenue, zoned R-1. (APN: 026-172-240) PUBLIC HEARING NOTICE The City of Burlingame Planning Commission FIELD_(1)_ announces the following public hearing on FIELD(2)_ Mondav October 23 2000 at 7:00 P.M. in the FIELD 3) City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed October 13, 2000 (Please refer to other side) CITY OF B URLINGAME A copy of the application and plans for this project;znay be reviewed prior to the meeting at the Planning Department a�y�501 Primrose Road, Burlingame, Caljfornia. � � �- �'��,, _ , i .�'��_ If you challenge the �subject application(s) in court, you may be limited to raising only those �issucs you or somcone else raised at_the public hearing, described in the notice or in written correspondence deliver�d to the city at or prior to the�public heari�g, a� �,� ' � Property ov�ners who receive this notice are responsili � or i� orming their tenants abo�t this noiice. ��For additional informatio � ple e call (650) 558-7250. Thank you. � ; � `� 3��;i�s� a�.t:�,. „� Margaret �a�o�� City Planner ��p4 . , ` __ `�� - - PUBLIC HEARING NOTICE (Please refer to other side) EXHIBIT "A" Conditions of approval for categorical exemption, design review, and special permit for height . 1228 BERNAL AVENUE effective November 6 , 2000 that the project shall be built as shown on the plans submitted to the Planning Department date stamped September 28, 2000, sheets 2, 3, and L-1, and date stamped October 12, 2000, sheets 1, 4, and G; and that any changes to the footprint or floor area of the building shall require an amendment to the permit; 2. that any changes to the size or envelope of the second floor, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to design review; 3. that the conditions of the City Engineer's and Chief Building Official's September 5, 2000, memos shall be met; and 4. that the proj ect shall meet all the requirements of the California Building and Fire Codes, 1998 edition, as amended by the City of Burlingame. � � �� , 4 � � � ` �.: � �� i � ` •4 �� -�� /�� ' " . �' .� ; . , . _� _ � U� + _ �'�'i► .-� �j �` < � ' , * . , - } `� . , : � � s Y � : �,� .�. � � ;_�, � r. s j 4 � ► ., :'� ��, ' `� •. �� i i` � � � J ,1e / ` . , , ` � �� . 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