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Home My WebLink About1255 Bernal Avenue - Staff Report�"�'�� B1JRL�NGAME '��I�: �. DATE: TO FROM: CITY OF BURLINGAME Community Development Department MEMORANDUM August 1, 2007 Planning Commission Ruben Hurin, Planner .�� ,'A " Rt�� : �� lviFs � :nii+ fYN/ // (l,.I �t.,'i'r!/-. H Director's Report Meeting Date: August 13, 2007 SUBJECT: FYI — CHANGES TO A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT AT 1255 BERNAL AVENUE, ZONED R-1. Summary: An application for Design Review for a new two-story single family dwelling and detached garage was originally approved by the Planning Commission on May 8, 2006 (May 8, 2006 P.C. Minutes attached). A building permit was issued on April 25, 2007, and construction is underway. The applicant is requesting approval for a change to the roofing material, from wood shake to composition shingle. The applicant submitted a letter, dated July 30, 2007, together with the originally approved and proposed plans, date stamped July 23, 2007, explaining the proposed change to the project. The applicant notes that after doing additional research on the product, he found that "wood shake tends to have a shorter lifespan and requires more maintenance, especially now that the shake is made of mixed grain wood which apparently does not have the stability or rot resistance of the older wood shake roofs. In addition, the warranties are poor and wood shake is less fire resistant than composition shingle." The applicant is proposing to install a 50-year Class A fire resistant composition shingle that resembles real wood shake to keep the originally intended look of the design. The applicant submitted a roofing sample and brochure which will be available at the meeting. The design of the new single family dwelling, other than the change to the roofing material, remains unchanged. Planning staff would note that because of this minor revision, it was determined that the project could be reviewed by the Commission as an FYI item. If the Commission feels there is a need for more study, this item may be placed on an action calendar for a second review and/or public hearing with direction to the applicant. Ruben Hurin Planner ATTACHMENTS: May 8, 2006 Planning Commission Minutes Letter from Chris and Anita Kennon, dated July 30, 2007 Previously Approved and Proposed Building Elevations, date stamped July 23, 2007 ��{':�� Monday, July 30, 2007 Chris and Anita Kennon 1255 Bernal Avenue Burlingame, CA 94010 AUG - 1 2007 ' ` '::�i= BURI_ISJGAME f �; di,�i� : [�;_•''�, . Burlingame Planning Commission Burlingame, CA 94010 To whom this may concern, We are writing to you to kindly request a change in our roofing material at 1255 Bernal Ave from what was submitted on the original approved plan. After doing some additional research we have concluded that we would like to change the roofing material on the approved plan from Wood Shake to Composition Shingle. We discovered that wood shake tends to have a shorter lifespan and requires more maintenance, especially now that the shake is made of mixed grain wood which apparently does not have the stability or rot resistance of the older wood shake roofs. In addition, the warranties are poor and wood shakes are less fire resistant than composition shingle. For the above reasons we would like to change from a wood shake roof to a SOyr Class A fire resistant Composition Shingle that resembles real wood shake to keep the originally intended look of the design. Sincerely, Chris & Anita Kennon City of Burlingarne Plannirag Commission Minutes May 8, 200G 7. 1255 BERNAL AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR A NEW SINGLE FAMILY DWELLING WITH A DETACHED GARAGE (CHRISTOPHER & ANITA KENNON, APPLICANTS AND PROPERTY OWNERS; JAMES CHU, CHU DESIGN AND ENGINEERING, INC., DESIGNER (54 NOTICED) PROJECT PLANNER: RUBEN HURIN C. Auran recused himself from action on this item because he lives within 500 feet of the project site. Refercnce staff report May 8, 2006, with attachments. CP Monroe presented the report, reviewed criteria and staff comments. She noted the review history of this site. Fifteen conditions were suggested for consideration. There were no questions of staff. Chair Brownrigg opened the public hearing. James Chu, designer, 39 W.43rd Avenue, represented the project. Pat Giorni, 1445 Balboa Avenue, spoke. He noted that he felt that it was clear what they are trying to do now, redesign increased the floor area by 40 SF which was used to increase the porch, porches are now 300 SF total. Commissioners noted that this was a great improvement over the first project; suggest that pinlc Creap Myrtle will not bloom well at the location shown, might change species to an evergreen like Pittisporum or Bay Laurel, 36 inch box size; this is a large house but now it works better, removing the double arch at the front porch and making it a single opening would reduce the visual mass; minor inconsistencies in the drawings, on the right elevation it is hard to see the gutter, assume it is to look as it does on the front -2 architect noted yes; it is unfortunate that the existing mature trees, especially the holly, will be removed; why are you building a house so close to the maximum size - need room for family to grow into. This is a different house than saw before, it is 64 feet long, two times as long as any other house on the block, but incorporated a lot of Commission suggestions, might try to position the house on the lot with the same orientation as the existing house, not boxy but still a lot of square feet which would read better if turned; porch is too narrow, 3.5 feet, to use to sit on, would help the house if it were deeper and longer. There were no further comments from the floor. The public hearing was closed. C. Deal noted this project has come a long way, looking at it as if it were a new design, move approval by resolution with amended conditions that the Creap Myrtle be replaced by evergreen Pitisporum and architect shall look at changes to porch to open it up and lighten the front fa�ade, although feel the porch is alright as it is, and with the conditions in the staff report as follows: 1) that the project shall be built as shown on the plans submitted to the Planning Department date stamped April 27, 2006, sheets A.1 through A.7 and L1.0, except that the Creap Myrtle shall be replacec� with 36 inch box evergreen pitisporum plants and the designer shall look at changes to the frontporch to open it up and lighted the front fa�ade; and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2) 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), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 3) that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners and set the building footprint; 4) that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 5) that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Department; 6) that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification 29 Ciry of Burlingame Planning Commission Minutes May 8, 2006 of that height to the Building Department; 7) that prior to final inspection, Planning Department 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; 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 pennit is issued; 9) that the conditions of the City Arborist's October 19, 2005 memo, the Chief Building Official's October 13, 2005 memo, the City Engineer's and Recycling Specialist's October 17, 2005 memos, the Fire Marshal's October 18, 2005 memo and the NPDES Coordinator's October 21, 2005 memo shall be met; 10) that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 11) 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; 12) that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration proj ects 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; 13) that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 14) that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; and 15) that the project is subject to the state-mandated water conservation program, and a complete Irrigation Water Management Plan must be submitted with landscape and irrigation plans at time of permit application. The motion was seconded by C. Osterling. Chair Brownrigg called for a voice vote on the amended motion to change the Creap Myrtle and take a second look at the opening for the porch. The motion passed on a voice vote 5-0-1-1 (C. Auran abstaining, C. Cauchi absent). Appeal provisions were advised. This item concluded at 9:55 p.m. C. Auran returned to the chambers and his seat on the dais. 8. 1400 BROADWAY, ZONED C-1, BROADWAY COMMERCIAL AREA — APPLICATION FOR MASTER SIGN PERMIT AND SIGN VARIANCE FOR A NEW BLADE SIGN (CONNIE MORRIS BOVIS, APPLICANT; MARTIN DREILING/ERIC HOLM, CSS ARCHITECTURE, ARCHITECTS; THOMAS KOROS, PROPERTY OWNER (73 NOTICED) PROJECT PLANNER: RUBEN HURIN C. Deal recused himself from this item because he lives within 500 feet of the property. C. Terrones recused himself because of a business relationship with the applicant. Both stepped down from the dais and left the Council chambers. Reference staff report May 8, 2006, with attachments. CP Monroe presented the report, reviewed criteria and staff comments. Five conditions were suggested for consideration. CP noted that the location of the support members through the scroll work at the parapet of the building was an error in the original plans, and the applicant has revised the location of the supports. There were no questions of staff. Chair Brownrigg opened the public hearing. Eric Holm, architect, represented the project. Tom Koros, property owner, 1400 Broadway, spoke. Proposed sign is based on the more historical blade signs on the street as documented in the pictorial survey done by staff. Most of the older blade signs predate the 1978 sign code. Commission asked how the sign would be lit, bright colors? Applicant noted would move toward 30