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Home My WebLink About1532 Howard Avenue - Staff Report� ' ! City of Burlingame Design Review for a First and Second Story Addition Address: 1532 Howard Avenue Request: Design review for a first and second story (C.S. 25.57.010). Applicant: Deniz Salon Designer: Mathew Bolak Property Owner: Timothy Fay and Cappie Alverson General Plan: Low Density Residential Item Consent Calendar Meeting Date: 4/9/O1 APN: 028-291-080 Lot Area: 7668 SF Zoning: R-1 History: In 1999, the structure at 1532 Howard Avenue was converted from a non-conforming triplex to a single-family residence. New windows, a roof, and stucco were installed. In 2000, a three-car carport located at the rear of the house was demolished and a new, detached two-car garage was built in the rear, right corner of the lot. The house has recently been sold and the new owners are requesting design review for first and second story additions. Proposed with the new additions to the main dwelling is a change to the exterior materials of the main dwelling and the garage. The current design is stucco with wood trim. The proposed exterior changes to the house and detached garage are cedar shingle with stone veneer and some copper roofing. All windows will be replaced. The existing asphalt shingle roof will remain. Summary: The existing house and detached two-car garage tota12967 SF (0.39 FAR). The residence has an existing 252 SF storage basement. The basement walls are more than 50% below grade and it is not included in FAR. The proposed additions to the first floor include bay windows located at the front and rear of the house. The proposed additions to the second floor total 366 SF and are located at the rear of the house. With the proposed additions, the floor area of the house will be 3560 SF (0.46 FAR) where 3954 SF (0.51 FAR) is the maximum allowed. There are five existing bedrooms in the house and this number will remain the same with the proposed additions. The existing detached garage provides two parking spaces and this meets the code requirements. All other zoning code requirements have been met. The applicant is requesting the following: • Design Review for first and second story addition PROPOSED EXISTING ALLOWED/REQ'D SETBACKS Front (Ist flr): no change 17'-0"* block average = 18'-3" (2nd flr): no change 27'-6" 20'-0" Side (left): no change 6'-0" 4'-0" (right): no change 10'-4" 4'-0" Rear (1 st flr): 69'-0" 73'-0" 15'-0" (2nd Jlr): 73'-0" 84'-6" 20'-0" Lot Coverage: 2390 SF 2223 SF ' 3067 31% 29% 40% _ � r Design Review for a First and Second Story Addition 1532 Howard Avenue PROPOSED EXISTING ALLOWED/REQ'D FAR: 3560 SF 2967 SF 3954 SF 0.46 FAR 0.39 FAR 0.51 FAR Parking: no change 2 covered 2 covered �Zo�-g�� X Zo�� (Zo� X Zo�) 1 uncovered 1 uncovered (9' x 20') (9' x 20') # of bedrooms: no change 5 --- Height: no change 28'-8" 30'-0" DHEnvelope: complies complies see code * Existing non-conforming condition Staff Comments: See attached. March 26, 2001 Design Review Study Meeting: At the Planning Commission design review study meeting on March 26, 2001, the Commission noted that the design fit into the surrounding neighborhood (March 26, 2001, Planning Commission Minutes). The Commission suggested that the applicant look into redesigning the master bedroom to allow for inore natural light in that room. The following comments were made: • the second floor addition resulted in a long blank wall at the south elevation which could be improved by the additional windows at that elevation; ' • the light fixtures on the fence posts should be removed or changed to down lights to lessen the impact of light on the neighboring properties; • show eave and window details on the plans; • pitch on existing garage roof inight be altered to match the steeper pitches of the roof on the main dwelling; and • provide a landscape plan, including the placement and type of large-scale shrubs and trees The Commission moved to place this item on the consent calendar with direction given to the applicant to make these changes. The applicant submitted revised plans, dated March 30, 2001, in response the Commission's suggestions. The following changes were made to address the Commission's concerns: • the master bedroom has been redesigned so that a portion of storage area has been removed along the south side and this area will now be used as a retreat; • two 4'-0" x 2'-0" windows have been added along the south elevation and two 2'-6" x 4'-0" windows have been added along the north elevation; 2 Design Review for a First and Second Story Addition 1532 Howard Avenue • the light fixtures on the fence posts have been changed to down lights; • eave and window details are shown on sheet A.6; • the pitch of the garage roof has been changed from 4:12 to 6:12 and the overall height of the garage has been increased from 13'-0" to 14'-6"; and • a landscape plan has been provided on sheet A.7 Design Review Criteria: The criteria far design review as established in Ordinance No. 1591 adopted by the Council on Apri120, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parl<ing 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. Findings: Based on the findings stated in the attached minutes of the Planning Commission's March 26, 2001, design review study meeting, that the design fits in with the surrounding neighborhood, the project is found to be compatible with the requirements of the City's five design review guidelines. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include findings made for design review, and the reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: l. that the project shall be built as shown on the plans submitted to the Planning Department date stamped March 30, 2001, sheets A.1 through A.7, and that any changes to the footprint or floor area of the building shall require and amendment to this permit; 2. that any changes to the size or envelope of the basement, first or second floors, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the i•oof height or pitch, shall be subject to design review; 3. that the conditions of the Chief Building Official's March 5, 2001, memo shall be met; 4. that the project shall comply with the proposed demolition and construction recycling ordinance recently approved by the City Council; and that the project shall meet all the requirements of the California Building Code and California Fire Code, 1998 edition, as amended by the City of Burlingame. Erika Lewit Zoning Technician c: Deniz Salon ��1.:��m �.�� tre� �� i -S_jtrlt�• r i C,trl �I� �J�JJ J�J .�J.� JJ JJ 1308 I3ayshore Highway # 205 Burlingame, Ca. 94010 (650)558-0918 Lic.#679913 / Insured & Bonded March 13th, 2001 Planning Department City of Burlingame 501 Primrose Road Burlingame Dear Sirs Re: 1532 Howard Avenue, Burlingame, Ca.94010 Residence of Mr. & Mrs. T. Fay This recently remodeled building was a 3 unit multi-family structure. The approved modified plan changed the usage to a single family dwelling with a detached two car garage. Exterior finishes, bulk and roof lines, were kept with modifications and alterations. However, contour defining selected exterior elements are in conflict with Burlingame's general architectural character of craftsman homes, built in the first half of the century. Our intention in this design proposal is to bring the original architectural elements back and blend the building to its environment. The building is a typical side gabled craftsman, with eclectic mixtures and dutch colonial flared eaves. Accordingly, exterior architectural elements are changed to be cedar shingle siding with uncoursed stone veneer wainscotting. The proposed bay windows and octagonal tower are the space increasing elements typically used in eclectic mixture craftsman homes. [ndividual or contiguous double hung windows with muntins are also typical of craftsman houses. Stone fireplaces with extended chimneys are seen at almost all ecletic buildings of the first half of the 19th century. it is our belief that the proposed design revision provides similarities with surrounding homes, with carefully considered bulk and size issues. Yours faithfully, MATTHEW BOLAK I\�l,o�� MAR 1 3 2001 CITY OF BURLIIVGAME PL,APJNING DEPT. Oa��14/01 01:22 FAX ;�.� Tim Fay '�,, 4': Cappie Alverson 13980 Lake Ave. LAkewood, O$ 44107 Ph 216-S29-OS31 Fa= Z 16-529-0533 Em$il Capstoneresearch(�,att.net March 13, 2001 City of Burlingame Planning Commission 501 Primrose Road Hurl;ngame, CA 94010 Ph 650-558-7250 Fax 650-696-3794 ;1��'�,: ' •--� r Regarding: 1532 Howard Ave. Burlingame, CA 94010 Dear Planning Commissioners: Thank you for giving us the oppartunity to explain why we chose Burlingame tv live, why w� chose this lot and why we have chosen to further cosmetically enhance and customize the functionality of our house. We apolagize for not attending the meeting, but Erika suggested that rather than travel across country with a I year ald and a 3 yea.r o!d that a letter would suf�ice. Tim is getting the opportunity to open the San Francisco office for his firm_ He lived there 9 years ago in Sausalito and has been in love with the �ay area ever since. I-�e insisted an our getting married there in 1995 even though neither of us had family in the area and we were living in New York City and Connecticut at the time_ It was a lovely wedding thanks to a lovely setting. Finally we are able to get to the Bay area with a job. We chose Burlingame because it has such a family friendly reputation which was very important now that we have a 3 year o1d aad a 1 year old. It was close to the city for Ti to commute. BART is going to open a station nearby_ It is a twenty minute drive to the Paci�c 4cean and Half Maon Bay_ The schools were reported to be some of the best i � the Bay area. ��.� MAR 1 3 2001 lQ1 U 4 CI P� �NNBNG DEPTI�� 03114/01 01:�0 FAX �� We toured around the area with friends who showed us the wonderFul Recreation Center '�-S'fi�' Nature Center, walking path along the Bay, tt►e shops on Burlingame Ave. as well as the average size of backyards. Presentl� we live in the Midwest, thus we have grown accustomed to a friendly neighborhood feel. Accordingly, a yard was very important to us f4r the kids. �Vhen we saw the house at 1532 Howard Avenue, we immediately recognized the aesthetic and functional pdtential of the house, We savc� the large backyard and real�zed its wallcing proximity to the shops and restaurants and schools for the kids, We were not thrilled with the Iayout ofthe house, but vvere thrilled with the location. We then decided to buy the house and modify it to meet our needs. It currendy has 2 bedrooms downstairs and 2 upstairs. The family room is also upstairs. With a 1 year ol� a.nd a 3 year �ld as you can imagine that was not a very good floorplan since we would � up and down the stairs all night long with one or the other of them_ We then approached the cvntractor who had just finished building the house about daing sorne floorplan changes. He made it sound very easy even with the tight BurIingame building restrictions, given our st$ted objectives were largely intended to enhance as opposed to materially expand the existing structure. We evaluated the �urchase of the home, and the propased enhancements, with the intention of seeking 0 variance requests. 'We woriced very hard to comply with a11 the restrictions which I ordered from the city very eazly in the process as well as meet our needs as a family with young children. We then came uE with the floorplan as submitted to you_ : �,: �. �'z-=='' While doing this with the architect we confirmed that the house really was nat architecturally true to its design. As yau know a stucco house usually has a tile roof, an6 in its present form this home does not. Moreover, my husband and I prefer a more classi or architecturally conser�ative look. Therefore while we were going ta invest in upgrading the �loorplan to meet our needs, we similarly sought to harmonize the interio with the extenor. After spending a fair amount of time in New �ngland we both came t love shingle houses especially those designed by McKim, Mead and White. Even thou those are generally too big for this lot we decided that we could reduce the scale and achieve the identity we wanted, essentially creating an English "cotta�;e" Iook to our home. Moreaver, since the angies of the house were already there the transformation wvuld be a simple one. We could simply place gray English stone and slungles over the stucco. My husband has a friend in Larkspur who has a lovely shingie horne and Y discovered in a ma�azine one in Oakland, so we decided that the style was not unique t New England and could be considered a more uaditional look rather than a New Engl excfusive, Friends in l�urlingame also assured us that there were houses in Burlingame that were shingle as well. Tim is currentl�r having ta commute to his office in San Francisco from Ohio and wdrk out of this Ohio office until our house is completed_ We decided that moving into a house under consiruction would not be a safe option with a 1 year oid and a 3 year old. We hope tvis helps explain our rationale for choosing Burlingame, this lot and ma.king the changes necessary to this house to accommodate our small children. PIease feel fre �/. U 1 Oa%14/01 O1:a0 FAX to call us ifthere are any questions. Tha.nk you again #'or yaur time and hopefull� we c � expedite this process so we can. be out there soon to thank you in person for all your he Sincerely, Tim Fay and Cappie Al�verson �;;��,4 _:*. f� 0 2 � �� c'T� o� CITY OF BURLINGAME BURLJNS'iAME PLANNING DEPARTMENT 501 PRIMROSE ROAD o �- BURLINGAME, CA 94010 �e,.,�p,,,,,•� TEL: (650) 558-7250 i 1532 HOWARD AVENUE I Application for design review for a first and second story addition at 1532 Howard Avenue, P U B LIC H EA RIN G zoned R-1. (APN: 028-291-080) NOTICE The City of Burlingame Planning Commission announces the following public hearing on Monday, March 26, 2001 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed March 16, 2001 (Plense refer to other sicle) CITY OF BURLINGAME A copy of the application and plans for this project may be reviewed prior to the meeting at the Plaiming Departmenc at 501 Primrose Road, Burlingame, California: If you challerige the suhject'�application�s) in court,��you maytbe limited to raising only those �ssues yoti or someone else raised at the public hearing, described in the notice or in written conespondence delivered to the city at ar prior to the public hearing. Property owners who recei�e this� notice are zesponsible for it�forming their tenants about this. notice. For additional information, please call (650) 558-7250. Thank ��u. � " ` `�� r�� a� � � .� �,� �� .� � � Margaret Monroe `. �� -� � - � - � �� City Planner `� � �� `� PUBLIC HEARING NOTICE (Please refer to other side) �r�, cirr o� CITY OF BURLINGAME BURLJNs.AME PLANNING DEPARTMENT 501 PRIMROSE ROAD <,�. • BURLINGAME, CA 94010 TEL: (650) 558-7250 1532 HOWARD AVENUE Application for design review for a first and second story addition at 1532 Howard Avenue, zoned R-1. (APN: 028-291-080) PUBLIC HEARING The City of Burlingame Planning Commission N OTIC E announces the following public hearing on MondaY, April 9, 2001 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed March 30, 2001 (Please refer to other side) CITY OF BURLINGAME A copy of the application and_ pians for this project may be reviewed prior to the meeting at ;�tl�e Planning�� Department at SOl Primrose Road, Burlingame, California. if you challenge t�e subject application(s) �iu court, you ma� be limited to raising only those issues you ar someone else raised at the �ublic hearing, described in the not�ce or in written coirespondence delivered to the city at or prior to the pu'bli.�hearing.�w„- ; .r . � Property owners who'�recel�re.this notice are zesponsible for informing their tenants about this � noti�e,��or additiona£ �� infonnation, ple��se call (650) 558-7250. Thank you. p ' ��o � �E ��" , �� ,� �� Margaret Monroe ,.� ��'�� -,�� -;: �.�� , � `- ��,��.� City Planner '��°' �-- �� .--.. ,x. .a a PUBLI��HEARING NOTICE (Please refe�• to other side) RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for desi�n review for first and second story additions at 1532 Howard Avenue. zoned R-1, Tim and Cap�ie F� Alverson, �ropertv owners, APN• 028-291-080; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on A�ril 9, 2001, 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: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Article 19, 15301 Class 1-(e) additions to existing structures provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, is hereby approved. 2. Said design review is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such design review are as set forth in the 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, Ann Kei hran , 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 9th day of A�ril , 2001 , by the following vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: . SECRETARY EXHIBIT "A" Conditions of approval for design review 1532 Howard Avenue effective April 16, 2001 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped March 30, 2001, sheets A.1 through A.7, and that any changes to the footprint or floor area of the building shall require and amendment to this permit; 2. that any changes to the size or envelope of the basement, first or second floors, 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 Chief Building Official's March 5, 2001, memo shall be met; 4. that the project shall comply with the proposed demolition and construction recycling ordinance recently approved by the City Council; and 5. that the project shall meet all the requirements of the California Building Code and California Fire Code, 1998 edition, as amended by the City of Burlingame. �' (L .��` 4 I . ��'�{� �� ■ . �I �. �m �� `':4.�. 2' R�.av { � �'� . 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