HomeMy WebLinkAbout1408 Bernal Avenue - Staff Report (2)f �
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Item No. 9b
Design Review Study
City of Burlingame
Design Review and Special Permit for Declining Height Envelope
Address: 1408 Bernal Avenue
Meeting Date: September 10, 2018
Request: Application for Design Review and Special Permit for Declining Height Envelope for a new (major
renovation) two and a half story single family dwelling with an existing detached garage.
Applicant and Architect: Andrew Young, Young and Borlik Architect, Inc.
Property Owners: John and Holli Rafferty
General Plan: Low Density Residential
APN: 026-053-120
Lot Area: 6,000 SF
Zoning: R-1
Background: The proposed project was submitted on June 28, 2016 and went to a Design Review Study
meeting on February 13, 2017 (see attached February 13, 2017 Planning Commission minutes). The Planning
Commission had some comments, requested a rendering of the project and voted to place the project on the
regular action calendar when the comments had been addressed. The applicant had some family issues that
arose during this time and the project has now been revised. Given the time lapse between the first Design
Review Study meeting and the submittal of the revisions, staff decided to bring this back for a second Design
Review Study meeting.
Project Description: The subject property slopes towards the rear with an approximately four foot difference
between the front and rear property lines. Due to the slope the house appears as one story at the front but it is
two-stories at the rear. Because the lower floor contains less than two-thirds of the floor area of the main floor
located directly above it is considered a lower floor half story. There is detached one car garage located in the
right rear corner.
The applicant is proposing a major renovation with removal of more than 50% of the exterior walls therefore
while the project entails retaining a large portion of the fountain and some of the exterior wall, it is defined as
substantial construction under the zoning and treated as a new construction project terms of code requirements.
The project includes demolishing the rear deck and reconstructing the lower floor level below. The front of the
main living level (which is the existing first floor as viewed from the street) will be demolished and reconstructed.
The left side wall, which is currently non-confirming with a 3'-1" side setback, will also be demolished and
reconstructed with a code complying 4' side setback. The proposal includes construction of a new 1,045 SF
second floor. The project will increase the total floor area to 3,330 SF (0.55 FAR), where 3,362 SF (0.56 FAR) is
the maximum allowed.
With this application, the number of bedrooms will increase from two to four (office on the main level has no door
and is open to the staircase and therefore does not count as a bedroom). There are no changes proposed to the
existing detached garage. The existing detached garage is non-conforming and does not qualify as a two-car
garage at 17'-1" wide by 18' deep (18'-0" width is the minimum required for an existing two-car garage).
However, the parking requirement is unchanged, with two on-site spaces required, one of which must be
covered. The existing garage, while non-conforming, is considered to provide one space and the driveway
provides one uncovered space (9' x20').
The application includes a request for a Special Permit for Declining Height envelope because the proposed
second floor encroaches 49.66 SF on the left side. The applicant is requesting the following applications:
■ Design Review for substantial construction (removal and reconstruction of 50% or more of the exterior
walls) (C.S. 25.57.010 (a)(3);
■ Design Review for a new second story addition (C.S. 25.57.010 (a)(2)); and
Design Review and Special Permit
1408 Bernal Avenue
■ Special Permit for Declining Height Envelope for a 49.66 SF encroachment along the left side (C.S.
25.26.075).
1408 Bernal Avenue
Lot Area: 6,000 SF Plans date stamped: August 29, 2018
EXISTING PROPOSED ALLOWED/REQ'D
SETBACKS
_ _
Front (main flr):
(2nd flr):
_ _. ... __. ... .
Side (left):
(right):
Rear (lower flr):
(main flr):
(2nd flr);
Lot Coverage:
FAR
20'-0"
N/A
3'-1" *
9'-0"
47'-7"
28'-0" (to deck)
N/A
20' -9" (to front covered
porch)
22'-4" - to first floor
22'-4" — to second floor
4'-0"
13'-2'/<"
47'-5'/<"
47'-7"
49'-11"
2,062 SF
34.3%
_... . _ ......._.... ...
3,330 SF
0.55 FAR
_
4
20'-9'/<" (block average)
4'-0"
4'-0"
15'-0"
20'-0"
20'-0"
2,400 SF
40%
3,362 SF'
0.56 FAR
2,329 SF
38.8%
_._ .........................
2,637 SF
0.43 FAR
_ _ _ _ .._.... _ _.
# of bedrooms: ' 2
_ _. _ _ .
Off-Street Parking: ; 1 covered
(17'-1" x 18'-0" clear)
1 uncovered
' (9' x 20')
Building Height:
.......
DH Enve/ope:
22'-9"
N/A
No change
27'-4"
___ _ _
Left side encroachment-
Special Permit requiredz
1 covered
(10' x 20' for existing)
1 uncovered
(9' x 20')
30'-0"
C.S. 25.26.075 (b) (5)
* Existing non-conforming
' (0.32 x 6,000 SF) + 1,100 SF + 342 SF = 3,362 SF (0.56 FAR)
z Special Permit required for Declining Height Envelope for a 49.66 SF encroachment on the left side.
Staff Comments: See attached memos from the Building, Parks, Fire, Engineering and Stormwater Divisions.
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;
3. Architectural style and mass and bulk of structure;
2
Design Review and Special Permit
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.
1408 Bernal Avenue
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.
Catherine Keylon
Senior Planner
c. Young and Borlik Architects Inc., applicant and architect
Attachments:
February 13, 2017 Design Review Study meeting minutes
ApplicanYs response letter
Application to the Planning Commission
Special Permit Application
Staff Comments
Notice of Public Hearing — Mailed August 31, 2018
Aerial Photo
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Project Comments - Planning Application
Project Address: 1408 Bernal Avenue, zoned R-1, APN: 026-053-120
Description: Request for Design Review and Special Permit for Declining Height Envelope
for a first and second story addition to an existing single family dwelling.
From: Carolyn Critz
Stormwater
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
No comments at this time.
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
Any construction project in the City, regardless of size, shall comply with the city's
stormwater NPDES permit to prevent construction activity stormwater pollution. Project
proponents shall ensure that all contractors implement appropriate and effective Best
Management Practices (BMPs) during all phases of construction, including demolition.
When submitting plans for a building permit, please include a list of construction BMPs
as project notes, preferably, on a separate full size (2'x 3' or larger), plan sheet. A
downloadable electronic file is available at:
http://www.flowstobay. orq/Construction
For further assistance regarding stormwater, please contact Carolyn Critz, Environmental
Compliance Manager, at (650) 342 3727, ext. 118, or carolvn.critz(c�veolia.com
Reviewed By: Carolyn Critz Date: July 6, 2016
(650) 342 3727, ext. 118
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Project Comments - Planning Application
Project Address: 1408 Bernal Avenue, zoned R-1, APN: 026-053-120
Description: Request for Design Review and Special Permit for Declining Height envelope
for a first and second story addition.
From:
Christine Reed
Fire Department
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal:
Provide a residential fire sprinkler system throughout the residence:
Provide a minimum 1-inch water meter.
2. Provide a backflow prevention device/double check valve assembly — A schematic of water
lateral line after meter shall be shown on Buildinq permit 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 under a separate deferred fire permit, approved by the Fire Department
prior to installation.
Reviewed By: Christine Reed Date: 6-29-16
650-558-7600
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Project Comments - Planning Application
Project Address: 1408 Bernal Avenue, zoned R-1, APN: 026-053-120
Description: Request for Design Review and Special Permit for Declining Height Envelope
for a first and second story addition to an existing single family dwelling.
From:
Rick Caro III
Building Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
No comment at this time.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
Reviewed By: Rick Caro III Date: July 18, 2018
650 558-7270
. CITY OF BURLINGAME
� '� COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
'�� BURUNGAME, CA 94010
,• _� PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 1408 BERNAL AVENUE
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, SEPTEMBER 10, 2018
at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose
Road, Burlingame, CA:
Application for Design Review and Special Permit for Declining
Height Envelope for new construction (major renovation) of a
two and a half story single family dwelling with the existing
detached garage to remain at 1408 BERNAL AVENUE zoned
R-l. APN 026-053-120
Mailed: August 31, 1018
(Please refer to oiher side)
PUBLIC HEARING
NOTICE
Citv of Burlingame
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 subject application(s) in court, you may� be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARiNG NOTICE
(Please refer to other side)