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Home My WebLink About1537 Howard Avenue - Staff Report�� BiJRLIM1IGAM� � DATE: July 8, 2008 TO FROM: CITY OF BURLINGAME Community Development Department MEMORANDUM ,� . °� �o�- 1 iO4 • 2i�pg �-Y�'`�.V/t�um/',l'.�llidmri Director's Report Planning Commission Lisa Whitman, Assistant Planner Meeting Date: July 14, 2008 SUBJECT: FYI — REQUESTED CHANGES TO A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT AT 1537 HOWARD AVENUE, ZONED R-1. Summary: An application for Design Review for a new two-story single family dwelling, a Special Permit for Declining Height Envelope, and a Special Permit for a detached garage located in the rear 40% of the lot and exempt from setback requirements was approved by the Planning Commission on September 10, 2007 (September 10, 2007 Planning Commission Meeting Minutes attached). A building permit was issued on January 16, 2008 and construction is underway. On April 28, 2008, the Planning Commission reviewed and approved via FYI removal of two windows on the right elevation of the proposed garage. On July 3, 2008, the applicant submitted an FYI application for additional project revisions. The applicant is proposing to remove a window from the first floor right elevation, adjacent to the chimney. The applicant is also proposing to remove two skylights from the upstairs hall, and shift the location of the remaining skylight towards the front of the house. These two proposed changes are detailed in a letter from the applicant and a revised floor plan, right elevation, and roof plan (date-stamped July 3, 2008). A copy of the originally approved floor plan, right elevation, and roof plan (date stamped July 3, 2008) are also included for review. Planning staff would note that because of this minor revisions, it was determined that the project could be reviewed by the Commission as an FYI item. If the Commission feels there is a need for more study, this item may be placed on an action calendar for a second review and/or public hearing with direction to the applicant. Lisa Whitman Assistant Planner Cc: Victor and Maria Ling 255 Berry Street #114 San Francisco, CA 94158 ATTACH ME NTS: Letter from Maria Ling, date-stamped July 3, 2008 Approval Letter, dated October 16, 2007 September 10, 2007 Planning Commission Minutes Previously approved and proposed building elevations, date-stamped July 3, 2008 To: City of Burlingame Building Department Re: 1537 Howard Ave., Burlingame From: Victor and Maria Ling, Owners Date: July 02, 2008 Dear Sir/Madam, We are seeking minor modifications as follows: 1) Deletion of fixed window at right rear corner, first floor (Sheet 2; Rev 2) Reason: Window is found to be so close to the fireplace that a fireplace mantle of suitable width abuts the window trim, forming an odd-looking out of balance clump in one corner of the family room. The window is not needed for light — it is next to a set of triple patio doors and deletion may help insulation. 2) Shifting of skylight in master bedroom bath and deletion of two skylights above second floor hallway (Sheets 4 and 5; Rev 2) Reasons: The master-bath skylight would serve a far more useful purpose in the middle of the bathroom than in its current position above the commode in a tiny room that already has a window. The two skylights above the hallway cannot be ij�stalled as one of them has two layers of roofs underneath with a thicket of trusses in the way and both are located almost right at the roof ridge line. 3) Deletion of open partition between mud room and sun room (Sheet 2; Rev 2) The sun room has turned out to be uncomfortably cramped and too small for minimal furniture. Removal of the wall which is open between the rooms anyway still allows us to use the room for both purposes. Th you, �� 415.777.1133 maria.ling@sbcglobal.net CITY OF BURLINGAME City Hall — 501 Primrose Road Burlingame, California 94010-3997 October 16, 2007 Victor and Maria Ling 255 Berry Street #114 San Francisco, CA 94158 Re: 1537 Howard Avenue Dear Mr. and Mrs. Ling, �i�v ��,��; � � �e, , �''`°� `r n _ 4 ��o 4` 4 44.owwrso ' COMMUNITY DEVELOPMENT DEPARTMENT Planning Division PH: (650) 558-7250 FAX: (650) 696-3790 Since there was no appeal to or suspension by the City Council, the September 10, 2007, Planning Commission approval of your application for Design Review, a Special Permit for declining height envelope, and a Special Permit for a detached garage located in the rear 40% of the lot and exempt from setback requirements became effective September 20, 2007. This application was to allow for a new two-story single family dwelling and detached garage at 1537 Howard Avenue, zoned R-1. The September 10, 2007 minutes of the Planning Commission state your application was approved with the following conditions: that the project shall be built as shown on the plans submitted to the Planning Department date stamped August 23, 2007, Sheets 1 through 5, G-1, SF1, T-1, and L-3, and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2. that the conditions of ±he �hief Builc�in� Official's April � 3, 2007 memo, the City Engineer's April 16, 2007 memo, the Fire Marshal's April 13, 2007 memo, the City Arborist's May 16, 2007 memo, and the NPDES Coordinator's April 16, 2007 memo shall be met; 3. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 4. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; �C Register online to receive City of Burlingame e-mail updates at www.burlingame.org �C October 16, 2007 1537 Howard Avenue Page 2 5. 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; 6. 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; 7. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 9. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 10. that 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 pfans; architectural certification documeniing firaming compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11. 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 Department; and 12. that prior to final inspection, Planning Department staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. �� Register online to receive City of Burlingame e-mail updates at www.burlingame.org Q: October 16, 2007 1537 Howard Avenue Page 3 All site improvements and construction work will require separate application to the Building Department. This approval is valid for one year during which time a building permit must be issued. One extension of up to one year may be considered by the Planning Commission if application is made before the end of the first year. The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure Section 1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you must do so within 90 days of the date of the decision unless a shorter time is required pursuant to state or federal law. Sincerely, / / /// l William Meeker Community Development Director Chief Deputy Valuation, Assessor's Office (LOT 10 BLOCK 5 BURLINGAME PARK NO 2 RSM B/17; APN: 028-292-190) File �: Register online to receive City of Burlingame e-mail updates at www.burlingame.org av City of Burlingame Planning Commission Unapproved Minutes September 10, 2007 'lure to comply with an outstanding civil judgment. He should restore the house to it ginal con i 'on, or order the building to be demolished. The contractor should be banne conducting business in Bu ' me. He should not be given more than 60 days to complete ration of the building. The City needs to wor er to find illegal construction projects. There were no further comments and tf��ut�lic hearir�-vv�s closed. Commissioner Auran moved to deny t plicafion, by The motion was secon y Commissioner Terrones. ChairD called fora voice vofe on fhe mofion fo deny. The motion passed 7-0. Appeal proc s were �sed. This item concluded af 7:31 p.m. 5. 1537 HOWARD AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, SPECIAL PERMITS FOR DECLINING HEIGHT ENVELOPE AND DETACHED GARAGE EXEMPT FROM SETBACKS IN THE REAR 40% OF THE LOT FOR A NEW TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (VICTOR AND MARIA LING, APPLICANTS AND PROPERTY OWNERS; AND JERRY DEAL, JD & ASSOCIATES DESIGNER) PROJECT PLANNER: LISA WHITMAN Chair Deal recused himself due to a conflict of interest. Reference staff report dated September 10, 2007, with attachments. Community Development Director Meeker presented the report, reviewed criteria and staff comments. Twelve (12) conditions were suggested for consideration. Vice-Chair Cauchi opened the public hearing. Stuart Gunrow, Jerry Deal and Associates, 875 Mahler Road, Burlingame; represented the applicant. Commission comments: A concern was expressed that the applicant had not made a concerted effort to address all of the concerns raised by the Planning Commission at the Design Review Study session for the item. Public comments: There were no public comments. Commissioner Vistica noted thaf although this is a big house the design is handled well and moved to approve fhe application, by resolution, with fhe following conditions: that the project shall be built as shown on the plans submitted to the Planning Department date stamped August 23, 2007, Sheets 1 through 5, G-1, SF1, T-1, and L-3, and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2. that the conditions of the Chief Building Official's April 13, 2007 memo, the City Engineer's April 16, 2007 memo, the Fire Marshal's April 13, 2007 memo, the City Arborist's May 16, 2007 memo, and the NPDES Coordinator's April 16, 2007 memo shall be met; 3. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to 4 City of Burlingame Planning Commission Unapproved Minutes September 10, 2007 comply with all the regulations of the Bay Area Air Quality Management District; 4. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 5. 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; 6. 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; 7. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING 1NSPECTION PROCESS PR/OR TO THE INSPECTIONS NOTED IN EACH CONDITION: 9. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 10. that 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; 11. 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 Department; and 12. that prior to final inspection, Planning Department staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. The motion was seconded by Commissioner Auran. Addifional Commission comments: It was verified thaf fhe letter submitted by the neighbor indicated only that fhey had reviewed the plans, but did not indicate that they approved the plans. /f was noted fhaf fhe neighbors were present in the Council Chambers. 5 City of Burlingame Planning Commission Unapproved Minutes September 10, 2007 Cannof support the mofion, did not see adequafe changes to the requesfs made by fhe Commission. Though the home is large, if is well-designed and appropriafe for the neighborhood. Vice-Chair Cauchi called for a voice vote on the motion fo approve. The motion passed 5-1-1 (Commissioner Osterling opposed, Chair Dea! recused). Appeal procedures were advised. This ifem concluded at 7:40 p.m. Chair Deal refurned fo the dais. 6. 15 LAUREL AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR A FIRST AN S COND STORY ADDITION (STEVEN RANDEL, CALIFORNIA HOME PLANS, INC., APPLICANT A AR ITECT: PAT DELCHIARO. PROPERTY OWNERI PROJECT PLANNER: ERICA STROHME F Referen�e staff report dated September 10, 2007, with attachments. Planner Hurin presented ty(e report, reviewed ivteria and staff comments. Ten (10) conditions were suggested for consideratior�� Chair Deal operi�d the public hearing. Steve Randel, 22151�Market Street, San Francisco; represented the applicant. ■ Provided sample f the potential window designs in wood and vinyl �terials. ■ The property owner ould prefer to install vinyl windows (simulated ue divided light) due to cost considerations. Commission comments: ■ The vinyl "Kolbe" simulated ided light windows shown to the Commission would be acceptable. They are available in wide array of col s. ■ Suggested that the gable vent be co structed of w od. ■ Larger size plant materials should be i talled i eeping with the scale of the home. The single Birch tree may not be enough; perhaps in all additional tree or consider an evergreen species. A second tree could be planted closer to th idewalk. Identify the species of shrubs and provide more detail on the landscape plan. If the er tree at the front of the lot is not an approved street tree, replace with an acceptable speci . ■ Great design with good articulation. e burden is on the builder and architect to ensure that the house is constructed within the li ts imposed by the oning Ordinance. ■ Veneering the chimney on the side elevation would reak up that elevation. Public comments: Pat Giorni, 1445 Balboa Ave �e, Burlingame; and Steve Delchiaro, 815 L rel Avenue, Burlingame; spoke regarding the project. Ms. iorni encouraged wood windows. Mr. Delchia noted that his mother owns the home and that the c st is a factor given that he is employed as a teacher. There were no fu Additional C comments and the public hearing was closed. ission comments: TF� proposed vinyl windows ("Kolbe" brand) appear to be of good quality. The spe 'fic ��irindow and style shown to the Commission should be a condition of approval. It was suggested that the Neighborhood Consistency Subcommittee could review window and develop criteria for use of vinyl windows. brand of rials L