HomeMy WebLinkAbout1536 Howard Avenue - Staff ReportP���
BURLINGAME
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DATE
TO
FROM
CITY OF BURLINGAME
Community Development Department
MEMORANDUM
August 5, 2020
Planning Commission
Michelle Markiewicz, Associate Planner
Director's Report
Meeting Date: August 10, 2020
SUBJECT: FYI — REVIEW OF REQUESTED CHANGES TO A PREVIOUSLY APPROVED
DESIGN REVIEW PROJECT AT 1536 HOWARD AVENUE, ZONED R-1.
Summary: An application for Design Review for a new, two-story single family dwelling and a
detached garage at 1536 Howard Avenue, zoned R-1, was approved as a Regular Action Item
by the Planning Commission on July 13, 2020 (see attached July 13, 2020 Planning
Commission Meeting Minutes). An application for a building permit has not yet been submitted.
At the hearing, the Planning Commission requested that the property owner work with the
adjacent property owner at 1540 Howard Avenue to resolve concerns with window alignment on
the left side elevation and voted to approve the project with the following condition of approval:
that prior to the submittal of a Building permit, the applicant shall apply for an FYI to
the Planning Commission to show how the window alignment on the left side
elevation was resolved with adjacent neighbor.
Please refer to the attached letter submitted by the applicant, dated August 3, 2020, in response
to the Commission's direction as it pertains to the condition of approval above. The applicant
submitted the proposed building elevations, date stamped August 3, 2020, to show the changes
to the previously approved design review project. A letter has been received from the adjacent
property owner at 1540 Howard Avenue, dated July 28, 2020, confirming a resolution was
agreed upon.
Other than the changes detailed in the applicant's letter and revised plans, there are no other
changes proposed to the design of the house. 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.
Michelle Markiewicz
Associate Planner
Attachments:
Explanation letter submitted by the designer, dated August 3, 2020
Letter of Support, A. Gustafson, dated July 28, 2020
July 13, 2020 Planning Commission Minutes
Originally approved and proposed left building elevations and revised floor plans, date stamped
August 3, 2020
CD/PLG-Michelle Markiewicz
From: Audrey Gustafson cagustafson24@gmail.com>
Sent: Tuesday, July 28, 2D20 1:40 PM
To: CD/PLG-Michelle Markiewicz
Subject: Re: 1536 Howard Design Review for new 2 story home
Hi MicheIle.
The owner reached out to my husband today via teact_ He said we aze holdng up the pecmit and asked me to call
yov_ R'e told the owner that we are okay with the alignment as long as they agree to using opaque glass in the
master bathrooxn and lst floor bathroom. Both of the bathrooms on our side.
Please let me know� if we need co do anything el se. Should i forvvard this email to the o�vner and designer?
Also, who can I speak to about ihe remodel on the other side of us, at 1544?
Thanks.
Audrey
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City of Burlingame
Meeting Minutes
Planning Commission
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME. CA 94010
Monday, July 13, 2020 7:00 PM Online
a. 1536 Howard Avenue, zoned R-1 - Application for Design Review for a new, two-story
single family dwelling and detached garage. This project is Categorically Exempt from the
California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section
15303 (a)). (Jack Chu, Chu Design Associates Inc., applicant and designer; Michael
Glynn, property owner) (109 noticed) Staff Contact: Michelle Markiewicz
Attachments: 1536 Howard Ave - Staff Report
1536 Howard Ave - Attachments
1536 Howard Ave - Historic Resource Evaluation
1536 Howard Ave - Plans
All Commissioners have visited the project site. There were no ex-parte communications to report.
Community Development Director Gardiner provided an overview of the staff report.
There were no questions of staff
Chair Tse opened the public hearing.
Barry Brown and Jack Chu, represented the applicant with property owner Michael Glynn.
Commission Questions/Comments:
> Do you have an updated rendering to share wifh us? (Brown: No, we eliminated the renderings from the
design package. We felt that was just an initial design to get the project started and the detailed design
and elevation drawings tell the story pretty well at this time.)
> This was brought up at the last meeting, there's an extensive amount of upper cabinetry and a large
size cabinetry at the kitchen, wondering if there was a considerafion for windows along the right elevation
where that portion is fairly blank? (Glynn: We did take that into considerafion, but the desire to have
cabinef storage dictated fhe design.)
> Can you explain why the chimney at the living room in the main house is not going all the way up, is it
because rt's going to hit the second floor ridge? Seems odd that it's kind of shortened. (Chu.� The chimney
is fake because we're using a gas fireplace. It's a direcf-vent fireplace.) Have you looked at a rendition of
not having a chimney there? It /ooks a little out of scale and was wondering if there was some other option
that you might have there? (Chu.� Believe it is proportioned.) (Brown: The chimney is attached to the living
room which is a one-story portion of the house. The designer might be a little concerned of pushing the
height of the chimney fo the eave of the second story and it will look a bit out of place. IYs a delicate
balance there.)
> The kitchen wall just appears so blank. Not sure if you could put a smaller window up at the top,
maybe let some natural light info the kitchen as well and still not lose a lof of the cabinet space. ( Chu:
We can always add a window in between the counfertop and the upper cabinetry.)
Public Comments:
City of Burlingame page 1 Printed on 8/B/2020
Planning Commission Meeting Minutes July 13, 2020
> Comment sent via chat by Audrey Gostafson: Was the window alignment looked into? (Brown: The
owner and the designer did reach out to the neighbor.) (Glynn: A month ago 1 printed out a full set of
drawings and dropped them to my neighbors to my left. I gave my e-mail address and phone number and
suggested to call me if there were any issues with an alignment or a screening of a window. 1 didn't hear
anything back and 1 figured he would let me know if he had an issue. But if there is one, and iYs
something that needs to be obscured, 1'm open to that. I have no problem with addressing any particular
window that might be an issue.)
Chair Tse closed the public hearing.
Commission Discussion/Direction:
> The consuliation with the design consultant has led fo significant improvements on this project.
There's a lot of good things going on here, the legibilify of the architecture is much better than it was. It's
clearer that where there's board and batten.
> My reading of the chimney was the same as the one offered by the designer, it's attached to a
one-story piece of building. You either have to make it much more massive to attach it to the second floor
or you would have to push the second floor out to grab it. It would look very strange to have a long, skinny
chimney extending out too far over the one-story element.
> To make it look more like a wood-burning fireplace chimney, the chimney would have to be two feet
above the upper roof or anything above 10 feet. Interpreted it as an old style one-story chimney over that
element of the architecture.
> In regards to the windows, with the increasing popularity of the open plan of kitchen to family room,
you eliminate a lot of walls where you could puf cabinetry. Can't totally fault the designer on the project
because iYs a lot of whaYs being done today. What it then leads to are walls that don't have a lot of
windows to accommodate cabinetry. That blank wall at the right side elevation is down on the first floor
and it's up against the fence.
> They've done what we've asked. It's a lot clearer than what it was last time. Same thing with the
chimney, the kitchen window idea along the driveway, understand exactly why those cabrnets are there .
Maybe iYs just an opportunity with some landscaping to make that a little more attractive for themselves,
but thaf's something we should not be dictating. In favor of the project.
> The only question was the issue raised again by the neighbor, it doesn't seem like it's been resolved.
Don't want to hold the project up, buf would like to see something come back from the applicant that
they've addressed this or at least made a good faith attempt to address the wrndow placement. Based on
the public comment we received, iYs still unclear which neighbor exactly it is, and whether or not theyve
gotten the information that was requested.
> Like all the changes that they made and appreciate the explanation of the chimney placement.
> Not opposed to not having windows on that side. Agree about putting some landscaping on that wall,
it might be nice.
Commissioner Sargent made a motion, seconded by Commissioner Loftis, to approve the
application with the following condition:
> Prior to the submittal of a Building permit, the applicant shall apply for an FYI to the
Planning Commission to show how the window alignment with neighbor was resolved.
The motion carried by the following vote:
Aye: 6- Sargent, Comaroto, Terrones, Tse, Loftis, and Schmid
Absent: 1 - Gaul
City of Burlingame page p Prinfed on 8/BP2020
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Subject : Mike Glynn Residence
Adc�f�ess : 1536 Howard Avenzte Bur�lingame, Calif. 9401 D
A.P.N. # 028-291-090
Plan Check No. : PA 2019
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YVr•itten Re,sponse f'or the 1Veighbor's at 1540 Howar•d Ave, Mrs. Audr�ey Gz�stafson's
comments :
Due to the left side wi�dows crligrrinent, my client h�as contact the neighbo� many time
and clid not receive any yesponse. So, we decide to obscicrec� all bathroom and
luundry windows on the left side elevation to scct.isfied the neighbor�'s conce��rr.
Plcase help Zss to eontcret the rteighbof�, Mrs. Audrey Gustcrfson's in v��des� to get it
app��oved by Pla»ning comtnissionef•.
Nlany Tl�anks,
CC. Mr�. Mike Clynn
ALL VENtILATION 5Y5iEM W�� @€ i��i�D LISMG AN
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6ATHROOM NOTt:
EXNAl15T FANS MI157 BE CONTRULLEp BY A
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PROPOSED LEFT SIDE ELEVATION
SCALE: V4"=C-0"
/`T / I��`. I� I � I���r � lr � l��L ,1 �L I 1� Irl� �� Ilr I I��_'I�� �IrLL 11T r��� I I I r�1� f I I I'�.:I:: \�._� .�
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�� EXISTING LEFT SIDE ELEVATION
SCALE'. 1/4"=1'-0"
iP.. RIC_£ __ _ _ .
[{, a (� 1325'
PLAiE LEVEL
EL. e 6lIDD'
9