HomeMy WebLinkAbout1408 Bernal Avenue - Staff ReportItem No. 7a
Consent Calendar
PROJECT LOCATION
1408 Bernal Avenue
Item No. 7a
Consent Calendar
City of Burlingame
Design Review and Special Permit for Declining Height Envelope
Address: 1408 Bernal Avenue
Meeting Date: September 24, 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
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 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 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 a detached one car garage located in the right
rear corner of the lot.
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 foundation and some of the exterior walls, it is defined as
substantial construction under the zoning code and treated as a new construction project in terms of complying
with 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, which will be retained. The existing detached garage is non-conforming and does not
qualify as a two-car garage because it is 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 parking
space and the driveway provides one uncovered space (9' x 20').
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 of the house. 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
• Special Permit for Declining Height Envelope for a 49.66 SF encroachment along the left side of the
house (C.S. 25.26.075).
Design Review and Special Permit
1408 Berna/ Avenue
Lot Area: 6,000 SF
EXISTING
SETBACKS
Fronf (main flr): 'i
(2nd f/r): ';
Side (left): '
(right):
20'-0"
N/A
3'-1" *
9'-0"
Rear (lower flr):
(main f/r):
(2nd flr):
Lot Coverage: '
FAR:
_ __ : _._.
# of bedrooms: '
_.... ... _ .
Off-Street Parking: ;
1408 Bernal Avenue
Plans date stamped: August 29, 2018/September 12, 2018
PROPOSED ALLOWED/REQ'D
_. _ _ __ ._.. _..
20' -9" (to front covered 20'-9'/4" (block average)
porch)
22'-4" - to first floor
22'-4" — to second floor
_.... . _.. _ .
47'-7"
28'-0" (to deck)
N/A
2,329 SF
38.8%
2,637 SF
0.43 FAR
2
_.. _. .
1 covered
(17'-1" x 18'-0" clear)
1 uncovered
(9' x 20')
4'-0"
13'-2'/4"
_.
47'-53/<°
47'-7"
49'-11"
_ ._.._ _....
2,062 SF
34.3%
3,330 SF
0.55 FAR
4
No change
4'-0"
4'-0"
_.. _. _ __
15'-0"
20'-0"
20'-0"
_ _ __ ... _ _
2,400 SF
40%
3,362 SF'
0.56 FAR
1 covered
(10' x 20' for existing)
1 uncovered
(9' x 20')
_ _.. ..
Building Height: ; 22'-9" 27'-4" 30'-0"
_ ___ _ _._ . _ __.....__ _...... _..... _.. :
DH Envelope: ; N/A Left side encroachment- C.S. 25.26.075 (b) (5)
' Special Permit requiredz
* Existing non-conforming
' (0.32 x 6,000 SF) + 1,100 SF + 342 SF = 3,362 SF (0.56 FAR)
2 Special Permit required for Declining Height Envelope for a 49.66 SF encroachment on the left side.
The changes to the plans from the September 10, 2018 Design Review Study meeting to the September 24,
2018 Action Meeting include exterior material changes only, with no changes to the zoning regulations listed in
the table above.
Staff Comments: See attached memo from the Engineering Division.
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 brought back the project for a second Design
Review Study meeting on September 10, 2018.
2
Design Review and Special Permit 1408 Bernal Avenue
Design Review Study Meeting: At the (second) Planning Commission Design Review Study meeting on
September 10, 2018, the Commission had some questions about the project, which were answered at the study
meeting. They also had a comment about the Hardie siding material proposed for the exterior of the house and
asked the applicant to consider using wood siding instead. The Commission voted to place this item on the
consent calendar (see the attached September 10, 2018, Planning Commission Minutes).
The applicant submitted revised sheets A3.1 and A8.2 and a response letter dated September 12, 2018. The
applicant notes that while they are still using the James Hardie exterior material, after taking the Commission's
comments into consideration they decided to use the Hardie Artisan horizontal 6-inch lap siding collection, which
mimics wood siding. Please refer to the attached response letter for more information regarding this selection.
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;
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.
Suggested Findings for Design Review: That the proposed project is nicely articulated and retains the
majority of the existing footprint. The architectural style, with symmetrical windows, a small dormer window,
aluminum clad wood windows, and 6-inch Hardie lap siding will provide richness that will complement the mixed
designs in the neighborhood including Mediterranean, Tudor and ranch style houses. The new front porch is a
defining feature that adds a pedestrian interface with the street, which is currently lacking. The proposed project
is well integrated into this neighborhood which contains mixed designs and provides visual interest to the block
face, and therefore the project may be found to be compatible with the requirements of the City's five design
review criteria.
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.
Suggested Special Permit Findings for Declining Height Envelope: The proposed project has a"Colonial"
type architectural style and the left side of the proposed addition encroaches 49.66 SF into the declining height
envelope, requiring a Special Permit. The architectural style that would result from a code complying project
would not be compatible or true to the massing and style of a Colonial house if the second floor were offset in
order to comply with Declining Height Envelope. In order for the proposed project to retain this architectural style
3
Design Review and Special Permit
1408 Bernal Avenue
and comply with Declining Height Envelope the entire house would need to be shifted considerably to the left,
which would then infringe upon the required 9'-6" driveway width leading to the existing detached garage. The
house, as proposed, will provide a cohesive architectural style that will complement the neighborhood, and
therefore the project may be found to be compatible with the special permit criteria.
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:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
August 29, 2018, sheets A0.1 through A8.2, L-1 through L-3, SU1, C-1 and C-2;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staffl;
3. that any changes to the size or envelope of the first or second floors, or garage, which would include
adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the Engineering Division's July 18, 2018 memo shall be met;
5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private property, if feasible, as determined by the Community Development Director;
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, 2016
Edition, as amended by the City of Burlingame;
4
Design Review and Special Permit
1408 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 applicant shall provide a certification by the project
architect or residential designer, or another architect or residential design professional, that
demonstrates that the project falls at or below the maximum approved floor area ratio for the property;
12. 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;
13. 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
14. 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.
Catherine Keylon
Senior Planner
c. Young and Borlik Architects Inc., applicant and architect
Attachments:
■ September 10, 2018 Planning Commission Minutes
• ApplicanYs Response letter, dated September 12, 2018
■ February 13, 2017 Planning Commission Minutes
■ Applicant's Response letter, dated September 5, 2018
■ Application to the Planning Commission
■ Special Permit Application
■ Staff Comments
■ Planning Commission Resolution (proposed)
■ Notice of Public Hearing — Mailed September 14, 2018
■ Aerial Photo
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City of Burlingame
Meeting Minutes
Planning Commission
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Monday, September 10, 2018
7:00 PM
Council Chambers
b. 1408 Bernal Avenue, zoned R-1 - Application for Design Review and
Declining Height Envelope for new construction (major renovation) of
story single family dwelling with the existing detached garage to remain
Architects, applicant and architect; Holli and John Rafferty, prope
noticed) Staff contact: Catherine Keylon
Anachments: 1408 Bernal Ave - Staff Report
1408 Bernal Ave - Attachments
1408 Bernal Ave - Plans - 09.10.18
1408 Bernal Ave - Renderinq
Special Permit for
a two and a half
. (Young & Borlik
rty owners) (107
All Commissioners had visited the project site. There were no ex-parte communications to report.
Senior Planner Lewit provided an overview of the staff report.
There were no questions of staff.
Chair Gaul opened the public hearing.
John and Holli Rafferty represented the applicant.
Commission Questions/Comments:
> The roof deck has been reduced in size. How big was the deck previously compared to now? (Holli
Rafferty: Does not have those numbers here. It's pretty small.)(John Rafferty: Entrance to the deck is now
from the Master Bedroom, rather than the hallway.) It looks like it is less than 100 square feet.
> What is the space above Bedroom #2 in the left elevation? (Holli Rafferty: Small attic crawl space for
toy storage, about 3 feet in height.) Wanted to determine if a window was proposed, since there is not a
window on the elevation. (Holli Rafferty: No window proposed for this space.)
> Would the g/ass in the large Master Bathroom window have obscured glass, or would there be a
window treatment? (John Rafferty: No, there would be window treatments, not obscured glass. The reason
the window is large is to match the other side of the house.)
> Would there be agreement to bringing up the sill heights on the upper windows on the front elevation?
There is still a lack of hierarchy between the first and second floors. Just bring the sill height up a small
amount. (Holli Rafferty: Looked at that option but it threw off the balance, looked odd. They are a bit
smaller on the second floor.)
> Why the Hardie siding? (Holli Rafferty: Needed it for the fire rating.)(John Rafferty: Not committed to it.
The appearance of the house is important.) Suggests wood siding. Although wood requires maintenance,
so does Hardie. Hardie siding is hard to miter the corners, so there ends up being corner caps which
cheapen the appearance. Wood would be richer in appearance. Unless the wall is on the property line
there would not be a fire rating issue.
> Neighbor on side has a window looking into the roof deck. Has this been discussed with the
neighbor? (John Rafferty.� Neighbor has previously expressed support in the prior design, and the the deck
City of Burlingame page 1 Prinfed on 9/18/2018
Planning Commission Meeting Minutes September 10, 2018
was larger in that version.)
> The window across from the deck is an attic window.
Public Comments:
There were no public comments.
Chair Gaul closed the public hearing.
Commission Discussion:
> Likes the changes. Much better application. More highly integrated.
> Wood siding would be preferable, and without corner caps.
> Likes the improvements over the previous design.
> The roof deck is modest in size and accessed from the Master Bedroom, which will limit its use.
Commissioner Tse made a motion, seconded by Commissioner Loftis, to place the item on the
Consent Calendar. The motion carried by the following vote:
Aye: 4- Loftis, Gaul, Terrones, and Tse
Absent: 3- Sargent, Kelly, and Comaroto
City of Burlingame page 2 Printed on 9/18/1018
Planning Commission Members, Planning Staff
Burlingame Community Development Department
501 Primrose Road
Burlingame, CA 94010
September 20, 2018
RE: Design Review for:
Holli and John Rafferty
1408 Bernal Avenue
Burlingame, CA 94010
Dear Planning Commission Members and Planning Staff:
We are providing this letter in response to the one comment we received from the Planning
Commission at the Design Review Meeting on September 10, 2018, regarding our remodel
project at 1408 Bernal Avenue. In particular, the Commission asked us to consider changing the
hardiplank siding in the plans to real wood, or to provide an explanation for retaining the
hardiplank siding.
We have carefully considered the Commission's comments, and we have determined to use in
our project the highest (and most expensive) James Hardie siding material available, which is the
Artisan horizontal 6" lap siding collection. The Artisan collection is James Hardie's highest
premium collection that successfully mimics wood siding. We have looked at several other
projects that use this very high level of siding and we could not readily see any visual difference
between that product and real wood siding. The benefit of James Hardie's siding material is that
it is non-combustible, moisture and rot resistance, and insusceptible to pests such as termites and
bird pecking, all of which are serious issues for real wood siding (with which we are familiar
with at our prior home).
We also wanted to note that the corners of our home will be finished with Hardie lap siding,
which we are including to provide accent trim at the corners, and therefore there will be no
mitering of the corners. Please see the detail provided on sheet A8.2, detail #2.
Thank you for your time and attention to this matter.
Sincerely,
John and Holli Rafferty
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Monday, February 13, 2017
7:00 PM
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME. CA 94010
Council Chambers
b. 1408 Bernal Avenue, zoned R-1 - 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. (Young & Borlik
Architects, applicant and architect; Holli and John Rafferty, property owners) (61 noticed)
Staff contact: Catherine Keylon
All Commissioners had visited the property. Commissioner Gum reported fhat he had spoken fo the
neighbor at 1404 Bernal Avenue.
Senior Planner Keylon provided an overview of the staff report.
There were no questions of staff.
Chair Loftis opened the public hearing.
Andrew Young represented the applicant, with property owners Nolli and John Rafferty.
Commission Comments/Questions:
> Right side elevation deck appears to look into the windows of neighbor to right. (Holli Rafferty: It looks
into an attic.)(John Rafferty: It is a single-story house with attic in the roof area used as a bedroom. Can
already see into the window. Neighbors are supportive of the project.)
> Thoughts on the dormers making the house look like three stories in a neighborhood where a lot of
the second floors are pushed back? (Young: Predominance of two-story houses on Bemal. Not an
overriding theme - fhere are Tudors, Mediterraneans, Modern, French -style. Dormers are for the Colonial
Adams style, and just serve an attic space.)(Holli Rafferty: There are a lot of colonials in the area,
particularly on Vancouver Avenue, as well as Bernal, Cabrillo and Cortez, all in the 1400 blocks. There
were quite a few to look at to reference.)
> What are the plate heights? (Young: 9' first floor, 9'-6 second floor in front, then tapers down at the
rear to 8'-4" on the second floor. There has been an intent to retain the existing kitchen; the lower level at
the rear stays in its existing configuration.)
> Similar house on Drake with dormers on top, but that house has a double-wide lot and the house is
wider. This house is similar in height to the house to the left, but because it has a flat facade that creates
an apparent massing that may be less consistent with the neighborhood. Would it lose too much of the
Colonial aspect if the dormers were not there? (Holli Rafferty.� It adds a lot of detail and charm to have the
dormers on fhe roof. The adjoining and facing neighbors love it.)
> Screening foliage - could increase screening between the neighboring houses on each side. (Holli
Rafferty: There is a fence currently. Wants to put another tree on the right.)
> Have the plans been shared with the neighbors? (Holli Rafferty: Yes, they like the house and have
offe�ed their support.)
> How deep is the deck on the right hand facade? How wide is the hallway behind it? (Young: The deck
is approximately 7 feet and the hallway is 3'-6" behind it.) Hallway seems very narrow. What is the deck
for? (Young: Setbacks on the side taper in from the side setbacks. The deck is a result of not wanting
the roofline to climb so high that it blocks the windows, and also provides some light to the bedrooms and
City of Burlingame
Meeting Minutes
Planning Commission
City o/ Burlingame paye � Printed on 9/5/2018
Planning Commission Meeting Minutes February 13, 2017
hallway. Could pull the deck back in and have no rail be visible, just have the roof come up to rail height.)
Concern is over creating a gathering spot. Hallway could stand some relief.
> How far does the front porch cover project? (Young: 3'-6" to edge of cornice. Columns are at the
average street setback, and eave is allowed to project out.)
Public Comments:
There were no comments from the public.
Chair Loftis closed the public hearing.
Commission Discussion:
> The front of the house is very sheer, but that is the straightforward simple style.
> Dormers are not doing any favors. They call attention to the heighf.
> House does not "hang together. " There needs to be a 3-D model or rendering. Looks like a rambling
house that has been built over time behind a formal facade. The back does not seem like it is part of the
same house as either side, and none seem associated with the front.
> There are examples of the style in the neighborhood, including those with dormers and those without.
The ones without dormers fit in much better to the neighborhood.
> 9' on first floor and 8' on second would work better for plate heights. Unusual to have a higher plate
height on second floor compared to the firsf floor.
> Rear looks like a three-story house - concern with the top floor window being so high up, with impact
on the neighbors.
> Concem with having a deck on the side. Does not understand what the deck is for.
> Apparent height and massing is increased with the dormers. If the dormers go away would help with
the issue of the declining height envelope.
> Rendering or 3D model would help understand the massing, in lieu of referring to a design review
consultant. Needs to make sure the architecture is consistent all around.
Vice Chair Gum made a motion, seconded by Commissioner Bandrapalli, to place the item on
the Regular Action Calendar when plans have been revised as directed. The motion carried by
the following vote:
Aye: 6- DeMartini, Loftis, Gum, Bandrapalli, Gaul, and Gaul
Absent: 2- Terrones, and Sargent
Ciiy of Burlingame pay,e p Printed on 9/5/2018
September 5, 2018
Burlingame Planning Commission
501 Primrose Road
Burlingame, CA 94010
Re: Remodel at 1408 Bernal Avenue
Dear Planning Commission:
In response to your feedback provided at a 2017 Planning Commission meeting regarding our
proposed remodel plans for our home at 1408 Bernal Avenue, we have made substantial changes
to our design plans in order to fully address your feedback. We have summarized these changes
below.
1. House Stvle and Characteristics Consistent with the Citv of Burlin a�
Residential Desi�n Guidebook. We have significantly revised our proposed plans for the front of
the house in order to reflect a style and include characteristics that are consistent with the City of
Burlingame's Residential Design Guidebook. The new plans no longer include a sheer front, but
instead provide a setback for the second story, and the new plans include depth and roofline
variations in the front of the house. The changes provide a more pleasing visual contrast, an
overall visual reduction in the size of the home and more character to the home style.
The revised plans also address the Commission's comment that the earlier plans
did not "hang together" because the style of the front of the house seemed different from the
sides and back of the house. With the revised plans, the front style of the home flows seamlessly
with the style of the rest of the home.
2. Front Mass, Bulk and Scale of Home Significantiv Reduced. The revised plans
provide for a set back of the second story and a reduction in the front height of the home. In
addition, the revised plans now provide that the top of the roof of the home begins to drop down
well before the left and right sides of the home. These changes result in a dramatic reduction in
the mass, bulk and scale of the home.
We have included a rendering of our home after the remodel as it will look next to
our neighbors' homes on the left and right sides of our home. This rendering shows that our
remodeled home's size fits well in the neighborhood, is consistent with other two story homes in
the neighborhood and is appropriate in size and architectural style for a two-story home in
Easton Addition.
3. Side Deck Reduced in Size. We have reduced the size of the deck on the side of
the house and made the deck part of the master bedroom, which addresses concerns raised by the
Commission at the last meeting. Please note, however, that retaining the deck is a key feature of
the design of the house. If the deck is removed, the middle portion of the home will retreat too
far from the side of the home. By retaining the side deck, it provides a much more a consistent
visual flow for the house when viewed outside from that side of the home. This is also
consistent with guidance provided in the Neighborhood Design Guidebook, which allows for
balconies when they are consistent with the architectural character of the home and
neighborhood.
We have discussed the deck with our neighbor immediately next to us where the
deck would be placed (i.e., Sarah Lucas at 1404 Bernal Avenue), and she is supportive of the
deck's placement.
The revised plans have been shared with all of our immediate neighbors (i.e., 1404 Bernal
Avenue, 1409 Bernal Avenue, 1412 Bernal Avenue and 1413 Bernal Avenue), and all of the
neighbors are supportive of the revised plans. We will be providing the Commission with letters
of support from our neighbors before the Planning Commission meeting next Monday. We have
also invited neighbors and Planning Commission members to attend a wine and cheese "happy
hour" at our home on Friday, September 7, 2018, from 5:00 to 6:30 p.m., to discuss our plans
and raise any questions they may have.
We also wanted to note for the Commission that we undertook a significant remodel of the home
just three years ago in order to, among other things, install a new kitchen in the home. The
proposed remodel plans that we are submitting for the Commission's approval now leaves the
new kitchen untouched, which is an essential part of our design plans. But the new proposed
plans we are submitting fully harmonize the new second story space with the existing floor plan
in a visually natural and consistent way.
Thank you for your time and attention to our proposed project.
Sincerely,
John and Holli Rafferty
Homeowners of 1408 Bernal Avenue
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD � BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
❑ Design Review ❑ Variance ❑ Parcel #: ozs-o5s-izo
❑ Conditional Use Permit B Special Permit ❑ Zoning / Other: R-�c
PROJECT ADDRESS: 1408 Bernal Ave.
APPLICANT
Name: Young & Borlik Architects
Address: 4962 EI Camino Real, Suite 218
City/State/Zip: Los Altos CA, 94022
Phone: 650.688.1950
E-mail: Jackie@ybarchitects.com
ARCHITECT/DESIGNER
Name: Young & Borlik Architects
Address: 4962 EI Camino Real, Suite 218
City/State/Zip: Los Altos CA, 94022
Phone: 650.688.1950
E-mail: ayoung@ybarchitects.com
Burlingame Business License #: 227�8
PROPERTY OWNER
Name: Holli and John Rafferty
Address: 1408 Bernal Ave.
City/State/Zip: Burlingame CA, 94022
Phone:
E-mail:
650.483.7028
macrafferty@comcast.net
RECEIVED
JUN 2 8 2016
C�TY OF BURLINGAME
CDD-PLqfVNING DIV
Authorization to Reproduce Proiect Plans:
I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this
application on the City's website as part of the Planning approval process and waive any claims against the City
arising out of or related to such action, (Initials of Architect/Designer)
PROJECT DESCRIPTION: Special Permit request for an encroachment into the left side daylight plane.
This project is an extensive first floor and lower floor remodel with a second floor addition.
AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and belief.
, _ �
ApplicanYs signature: � Date: :� f� �
I am aware of the proposed applic� tio and here thori above applicant to submit this application to the Planning
Commission.
Property owner's signature: Date: �
Date submitted:
5: � HANDOUTS� PC Application. doc
This Space for CDD
Staff Use Only
�
Project Description:
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Key:
Abbreviation Term
CUP Conditional Use Permit
DHE Declinin Hei ht Envelo
DSR Desi n Review
E Existin
N New
SFD Sin le Famil Dwellin
SP Special Permit
YOUNG AND BORLIK
ARCHITECTS INCORPORATED
4962 EL CAMINO REAL, SUITE 8
LOS ALTOS, CA. 94022
'17?1.I�:PI IO'�I?: 1�_\Z:
(G�II) 6S8-195(I (G�II) ��; 111 �
Planning Commission Members, Planning Staff
Burlingame Community Development Department
501 Priinrose Road
Burlingame, CA 94010
i�������J
RE: Special Permit Request for:
�, irt� � � � �
Holli and John Rafferty �- �� �.:� �� .. 01 u
1408 Bernal Avenue
Burlingame, CA 94010 �I'�" �`� ��"`'�-f��^�ti';C
CDG-rW;�,;iv�;vU vtV.
TO: Allow for a partial encroachment into the daylight plans for the new second floor at the front
of the home.
Dear Planning Commission Members and Planning Staff,
Thank you all for your time in the review of our Special Permit Application Request. This letter
accompanies the submittal of the application and drawings and is an explanation response to the
4 questions required for the findings.
Explair� why tlae blend of�mass, scale a�zd dontinant structura/ characte�•istics of�the new
co�rstruction or addition are cunsistent with the existirtg strzectures design and with the
existing street and neighhorhood.
Answer:
The existing site slopes down from the front property line at Bernal Ave. approximately
4'-8" drop to the rear property line. The existing home is one story with a large attic
volume on the front elevation and a stepped two story on the rear. The proposed project
includes the addition of a new second floor (stepped up at the rear) with remodel to the
existing first floor to accommodate.
The proposed project is consistent with the existing structure and neighborhood for the
following reasons:
• The project maintains about 80% of the current building footprint on the site with a
small addition, living room, to the right and reduction/elimination of the right side
covered entry.
• The siting of the home, driveway and garage remain unchanged respecting the
neighborhood pattern of garage and driveway placement. This respects and maintains
the setbacks between this hoine and the neighboring homes, maintain a driveway
between each home on either side. This driveway maintains a greater setback
(almost 20 feet) between hornes.
• All of the existing spaces on the main and lower partial floor (living, dining, kitchen,
bedrooms, family, etc.) remain in their same location, only the entry will move to the
front.
• The new second floor ties in with the massing of the existing home with a new
master bedroom wing at the front, and a children's bedroom wing at the rear with a
perpendicular open hall connecting the two wings in the center.
• The massing of the upper floor is broken up into the three sections (noted above)
reducing the overall scale, adding to character, and incorporating more human scaled
massing consistent with the neighborhood.
• The windows on the new second floor are smaller on the side elevations considerate
of the privacy towards the neighboring properties. And the new second floor has
many walls set considerably back inward from the first floor walls, increasing the
setbacks to property lines.
2. Explai�� lzou� tl�e varietv qf �roof7ine, fa4�ade, exterior finis{z naaterials and elevations of
the p�°oposed rtex� structure or� addition are co�zsiste�zt x�itlt t<te existi�rg stf-ucture, street
and neighborhood.
Answer:
Our client's proposed new home and project iit in very well with the neighborhood
context in it's massing as well as within the fabric of the variety of design in the
neighborhood. Please see sheets A0.3 and A0.3.1 for photographs of many of the
existing homes on Bernal in the neighborhood.
• The architecture of the homes on all of Bernal Avenue are a wide variety of styles,
massing and design. There are mostly two story homes with 1 or 2 single story
homes. There are English Tudors, Mediterranean's, French Inspired, Nantucket,
Craftsman, California Ranch, style, etc. and homes with no specific identifiable
style. The neighborhood and street is mostly identifiable by this variety.
• Our client's existing home has no really clearly definable style. It has a steep roof
pitch, similar to Tudors or French style homes, with contrasting roundtop arched
windows more consistent with Mediterranean. Unlike many homes in the
neighborhood, it lacks a real authentic character.
• The proposed project, while maintaining the two lower floors, site layout, driveway,
garage, and setbacks, etc. introduces a cohesive Colonial Style (Georgian/Adam).
This style is wonderfully appropriate to American Architecture and the history of the
early US settlements and heritage. The front fa�ade with the roof massing,
symmetrical window and door layout, small dormer windows, horizontal wood
siding, eave dental molding, entry porch columns, arched ceiling, light fixtures, stone
base wainscot and other details all contribute to a charming style for the property and
a wonderful addition to the rich architectural variety on the street.
3. Hotii� will the proposed pr-oject be co��sisterlt x�ith the residential dcsign grridelines
ndopted hy tlle ciry?
Answer:
The proposed project is very consistent with the thoughtful Residential Design
Guidelines adopted by the City:
• Please refer to the answers above for the discussion on the "architectural style''
compatibility with the neighborhood.
� The proposed project completely maintains the existing garage, driveway and
parking of not only the site, but also the pattern of the neighborhood. The street has a
wonderful predominant pattern of detached garages in the rear, with driveways on
the right side of the home. This consistent driveway placement creates a greater
setback between hornes (up to about 20 feet). Our project maintains this pattern.
• As stated above the style and mass of the proposed 2"d floor addition is consistent
with the Design Guidelines. The guidelines encourage breaking up of the mass into
smaller volumes, inore human in scale, reduction of volume blocking sunlight,
openness and views, careful placement of windows, greater setbacks on the second
floor for privacy, etc. The proposed project breaks the second floor mass into three
sections. There are two narrow bedroom wings on front and back of the home with a
perpendicular circulation wing connecting the two. The front wing matches the lower
floorplan in width for adherence to the "Colonial" style (with 5'-6" left and 13'-3"
right side setbacks). The rear bedroom wing steps in on both sides (with 11'-1" left
and 19'-2" right side setbacks). The center connecting section is very narrow (with a
12'-2" left and 24'-0'' right side setback). These reductions in 2"d floor mass and
increases in 2"d floor setbacks reduce the buildings mass and enhance the light,
privacy, open space of the neighboring homes.
• The Landscaping of the project property maintains all of the existing mature trees
and the resultant screening. There are 4 large fruit trees in the rear of the property,
an approximately 80 foot tall Italian Stone pine and approximately 20' tall Chinese
Pistacia in the front yard and an 80" tall London Plane Tree (street tree) in the
P.R.O.W. All of these trees remain and provide wonderful screening for privacy and
to filter the impact of the architecture, shade and context with the street. A
Landscape plan has been developed and included with the project for new low
plantings around the home, to tie in the new construction with the site, per
Burlingame requirements and water conservation practices/ordinances.
4. Expinirt hox� the remo>>al ofa�ry trees located x�ithin the_footpr-i�7t ofany nex� stra�cture or
addition is necessary and is consiste�lt x�ith the City :s reforestation reqtsirements... ...
Answer:
There are no trees proposed for removal.
Thank you again for your time in the review of our project and Special Permit Application.
We look forward to presentation of our plans to the Planning Commission at the public
hearing. Please feel free to contact me anytime with any questions.
� CITY �
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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
Martin Quan
Public Works Enigneering
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
• , , ,
c�o��ier �nr�l cc���or nlo�n�� �#\
t
�
3. Due to the scope of work, a remove/replace utilities encroachment permit will be required to
(1) replace all curb, gutter, driveway and sidewalk fronting site, (2) plug all existing sanitary
sewer lateral connections and install a new 4" lateral, (3) all water line connections to city
water mains for services or fire line are to be installed per city standard procedures and
specification, (4) any other underground utility works within city's right-of-way. (Please call-
out these items to be removed and replaced on the site plan.)
4. Insert the `Best Management Practices', updated June 2014, construction sheet into the
plans set. A copy can be found at
http://www.flowstobay.orq/sites/default/files/Countywide%20Proqram%20BMP%20PIan%2
OSheet-June%202014%20Update.pdf#overlay-context=brochures or
http://www.flowstobay.org/brochures then click "construction bmp plan sheet"
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.
1. A survey by a licensed surveyor or engineer is required. The survey shall show how the property lines were
determined and that the property corners were set with surveyors license numbers on durable monuments. This
survey shall be attached to the construction plans. All corners need to be maintained or reinstalled before the
building final. All property corners shall be maintained during construction or reestablished at the end of the
project.
2. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per
Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building
Permit.
3. Based on the scope of work, this is a"Type I" project that requires a Stormwater Construction Pollution
Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required
prior to the start of any construction (on private property or in the public right-of-way).
4. Please submit an erosion control plan. This plan shall include, but not limited to, delineation of area of
work, show primary and secondary erosion control measures, protection of creek or storm drain inlets,
perimeter controls, protections for construction access points, and sediment control measures.
Reviewed By: Martin Quan Date: 7/18/18
650-558-7245
� CITY
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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
Bob Disco
Parks
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Submit Water Conservation in Landscape Checklist.
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.
2. Landscape and Irrigation Plan completed
3. Sufficient number of trees proposed in landscape plan
Reviewed By: BD Date: 12.15.16
650.558.7333
RESOLUTION APPROVING CATEGORICAL EXEMPTION,
DESIGN REVIEW AND SPECIAL PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn
Review and Special Permit for Declininq Heiqht Envelope for a new (maior renovation) two and a half
story single familv dwelling with an existing detached qaraqe at 1408 Bernal Avenue, Zoned R-1, John
M. Rafferty Tr. and Holli Raffertv Tr., property owners, APN: 026-053-120;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
September 24, 2018, 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 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 exempt
from environmental review, is hereby approved.
2. Said Design Review and Special Permit are approved subject to the conditions set forth in
Exhibit "A" attached hereto. Findings for such Design Review and Special Permit 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 24th dav of September, 2018, by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permit
1408 Bernal Avenue
Effective October 4, 2018
Page 1
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped August 29, 2018, sheets A0.1 through A8.2, L-1 through L-3, SU1, C-1
and C-2;
2. that any changes to building materials, exterior finishes, windows, architectural features,
roof height or pitch, and amount or type of hardscape materials shall be subject to
Planning Division or Planning Commission review (FYI or amendment to be determined
by Planning staffl;
3. that any changes to the size or envelope of the first or second floors, or garage, which
would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
4. that the conditions of the Engineering Division's July 18, 2018 memo shall be met;
5. that any recycling containers, debris boxes or dumpsters for the construction project
shall be placed upon the private property, if feasible, as determined by the Community
Development Director;
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 bui�ding 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, 2016 Edition, as amended by the City of Burlingame;
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permit
1408 Bernal Avenue
Effective October 4, 2018
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 applicant shall provide a certification
by the project architect or residential designer, or another architect or residential design
professional, that demonstrates that the project falls at or below the maximum approved
floor area ratio for the property;
12. 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;
13. 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
14. 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
,:,�,
`�"`''-� ', '°:- 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 24, 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: September 14, 2018
(Please refer to other side)
PUBLIC HEARING
NOTICE
Ci� of Burlinaame
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)
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