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Home My WebLink About746 Linden Avenue - Staff Report (3)Item No. 9c Design Review Study PROJECT LOCATION 746 Linden Avenue City of Burlingame Design Review Address: 746 Linden Avenue Meeting Date: January 9, 2017 Request: Application for Design Review and Special Permits for building height and attached garage for a new, two-story single family dwelling. Applicant and Designer: Natalie Hyland, Hyland Design Group Property Owners: Brandy and Peter Yarema General Plan: Medium Density Residential APN: 029-061-380 Lot Area: 5,515 SF Zoning: R-2 Project Description: The applicant is proposing to demolish an existing one-story house and detached garage to build a new, two-story single family dwelling with an attached garage. The proposed house will have a total floor area of 2,796 SF (0.51 FAR) where 2,865 SF (0.52 FAR) is the maximum allowed (including covered porch exemption). The proposed project is 69 SF below the maximum allowed FAR. The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the attached garage (12'-3" x 20'-3" clear interior dimensions); one uncovered parking space (9' x 20') is provided in the driveway. The covered parking space is provided in an attached garage, which requires approval of a Special Permit per C.S. 25.26.035(a). The applicant is also requesting a Special Permit for an overall height of 31'-6" where 30' is the maximum height allowed in the R-1 without approval of Special Permit. All other Zoning Code requirements have been met. The applicant is requesting the following: ■ Design Review for a new single family dwelling (C.S. 25.57.010 (a) (1)); ■ Design Review for construction of a garage attached to a single family dwelling (C.S. 25.57.010 (a) (6)); ■ Special Permit for Attached Garage (CS 25.26.035 (a)); and ■ Special Permit for Height (31'-6" proposed where 30'-0" is allowed) (CS 25.26.060 (a) (1)). Item No. 9c Design Review Study This space left blank intentionally. Design Review and Special Permits 746 Linden Avenue 746 Linden Avenue �ot p►rea: 5,5� 5 5r- Plans date stam ed: December 27, 2016 SETBACKS PROPOSED ALLOWED/REQUIRED Front (1st flr): 18'-5" 18'-4" (block average) __ _(2nd flr) � _ _.. _ 24 -3" __ 20'-0„ Side (left): 4'-9" 4'-0" (right): 4'-0" 4'-0" Rear (1st flr): 28'-10" 15'-0" (2nd flr): 40'-11" 20'-0" __...... _ __.._. _.... _. . _ ..._ ... _... Attached Garage: 27'-11" 25'-0"; Speciai Permit' � _.... __ _ .. __... _.... Lot Coverage: 1774 SF 2206 SF 32.2% 40% � _ .. __._.. _ _...... __.. _.. FAR: 2796 SF 2865 SF 2 0.51 FAR _ _ ............... 0.52 FAR _ _. _ _ _..._ __.. # of bedrooms: 4 --- _ _ ._...._ __ _ ..._ _....... _ _... _ _ _.._ .. _. ._. _.. _.... ...... Off-Street Parking; 1 covered 1 covered (12'-3" x 20'-3" clear interior) (10' x 20' clear interior) 1 uncovered 1 uncovered (9' x 20') _ __ __ _.... _ �9' x 20') _._ _.. _.. _ _ _. _._ _. .... Building Heighf: 31'-6" 30'-0"; Speciai Permit 3 _._. _.._.._ _ _.__ _. .... DH Envelope: complies CS 25.26.075 � Attached garages for single-family dwelling units require a Special Permit (CS 2526.035 (a)). 2(0.32 x 5515) + 1,100 = 2865 SF (0.52) FAR 3 A structure in the R-1 District between thirty (30) and thirty-six (36) feet requires approval of a Special Permit (CS 25.26.060 (a) (1)). Staff Comments: See attached memos from the Engineering, Building, Fire, Parks and Stormwater Divisions. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 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. 2 Design Review and Special Permits 746 Linden Avenue Findings for a Special Permit: In order to grant a Special Permit, 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 forthe removal that is proposed is appropriate. 'Amelia Kolokihakaufisi Assistant Planner c. Natalie Hyland, Hyland Design Group, applicant and designer Brandy and Peter Yarema, property owners Attachments: Application to the Planning Commission Special Permit Applications Staff Comments Notice of Public Hearing — Mailed December 29, 2016 Aerial Photo 3 ��'►.> '� '� BURIINGAME •�� COMMUNITY DEVELOPMENT DEPARTMENT • 5Q1 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 ❑ Conditional Use Permit ❑ Special Permit ❑ Parcel #: �2 -/ � �(Of -- � $� ❑ Zoning / Other: PROJECT ADDRESS: ��(l/ �%I�Il7�%� ��. APPLICANT PROPERTY OWNER Name: %l� �/�%� Name: -F- �(J � Address: ��"✓ �uF'1�R�l �� Address: ��[y �/Uf�� j/�i City/State/Zip: </JN-t�i �A-R�(� �'7 (�-t City/State/Zip: ��Lfl�/�1,L�/�j� Phone: (Co�O� �j� I "" � �7� �� Phone: l(J�� Z�1 " S�7Z E-mail: ��T•�t'1•'C � i'� 1 aYldG� •�%y) E-mail: �Y'GiV10� �� .GDi' ARCHITECT/DESIGNER Name: AT�U� �l I`lD Address: _ _��5 (�I��RR�% t� D City/State/Zip: c��/� C�1RLoS CA � 407a Phone: ____� �50) 3�1-- l $�O X� E-rnail: IiG(TLt �1 �� I'�� I Gi.Y1 G�oi q• CDYYI Buriingame Business License #: � L� vl j� �� O�T � 3 i�'16 CIT'( t7r Bi11=tLi��GAME CG�-PL�`��VNl��G DI'J. Authorization to Reproduce Proiect Plans: I hereby grant the City of Burlingame the auth rity to reproduce upon request and/or post plans submitted with this application on the City's website as part of e Planning approval process and waive any claims against the City arising out of or related to such action. .(Initials of Architect/Designer) �tN�-s-rz>�zy PROJECT DESCRIPTION: /V�.I �v I�C�L� ,�N11 ��I Q�S Jb�t�,�� I� I� �Tr�} c��t� 1 ��,e ��4�2� c� � AFFIDAVIT/SIGNATURE: I here certify pen Ity of perjury that the information given herein is true and correct to the best of my knowledge and belief. ApplicanYs signature: Date: ��2�� I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Cornmission. � � , , � � Property owner's signature: � Date: �% Date submitted: `� � � 3 ' � � S: �HANDOUTSjPCApplication.doc �� SPECIAL PERMIT APPLICATION FOR: Attached Garage Exception at 746 Linden Avenue. OC I 2 0 2016 cir,� oY ��.�NGary�� 7�J-�1�;i;�P�3iNG DI�l. 1. We would like to attached the one-car garage in order to maintain backyard space and minimize hardscape. The proposed garage reduces bulk and mass with a gable front facing roof line and trellis over the garage where there is negative space. A smail window with trim for aesthetics is also located in the gable to break up the mass and bulk. 2. The materials are stucco with siding in the gable which is craftsman style and appears to be the primary period style architecture of the neighborhood. We also propose a carriage style door and brackets. The trim around the window and garage door is craftsman style. 3. This is within the city's design guidelines because it fits into the daylight plane, does not impede on privacy or sunlight. 4. The garage has no impact on the trees. �� SPECIAL PERMIT APPLICATION FOR: OCi 2 0 ��i6 Height Limit Exception at 746 Linden Avenue. GTY Qr B'Jt�tLIf�3GAS��i� CD�-Pt�i�1N!i�?G DI��. The height limit exception that we are asking for is very slight. It is a hip ridge line 4'-0" x 7'-6". It is location in the center of the building. It creates no bulk or mass and will not affect the neighboring property in any way. It will not block sun light or views. 2. The ridge line is a 8:12 pitch and composition material. Although the neighborhood is eclectic there are several homes with high pitch roof's and almost all the homes in the neighborhood have composition roof material. 3. The ridge line will be consistent with Burlingame's residential design because it is within the daylight plane, does not impede on privacy, it is a hip roof for sunlight and the second story occurs near the center of the property. 4. The height has no impact on the trees. � ��Tv o �� ; �� ,� hCo� - � O 9nonnl' Project Comments — Planning Application ProjectAddress: 746 Linden Avenue, zoned R-2, APN: 029-061-380 Description: Request for Design Review and Special Permits for building height and attached garage for a new, two-story single famil� dwelling. From: Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. On the proposed plan, please show the location of all proposed locations for utilities (PG&E, water, sewer, and sewer cleanout). z. A remove/replace utilities encroachment permit is 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. 3. Please show how the post-construction will address the additional stormoff due to the remodel. Please be aware that no additional starm runoff is allowed from post-construction project site. 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. 4. Based on the scope of work, this is a"Type I" project that requires a Storm�vater 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). 5. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. 5. Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p,m. 7. 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. 8. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is available at the Building department counter. A Sewer Lateral Test encroachment permit is required. 9. Insert the `Best Management Practices', updated lune 2014, construction sheet into the plans set. A copy can be found at http://www.flowstobay.or�/sites/default/files/Countvwide%20Pro�ram%20BMP%20PIan%20Sheet- lune%202014%20Update.qdf#overlav-context=brochures or http://www.flowstobay.or�/brochures then click "construction bmp plan sheet" Reviewed By: Martin Quan Date: 10/19/16 650-558-7245 F, CITV � ' � O� �� i * ' -,�,, .,,� ~ n� � q Rr Project Comments - Planning Application Project Address: 746 Linden Avenue, zoned R-2, APN: 029-061-380 Description: Request for Design Review and Special Permits for building height and attached garage for a new, two-story single family dwelling. From: Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: � � , , , �� e��„�� , , �� , , , ., 4. No comments at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 4. 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). 5. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. 6. Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. �. 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 8. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is available at the Building department counter. A Sewer Lateral Test encroachment permit is required. 9. Insert the `Best Management Practices', updated lune 2014, construction sheet into the plans set. A copy can be found at http://www.flowstobay.or�/sitesldefault/files/Countvwide% 20Pro�ram%20BMP%20PIan%20Sheet- June%202014%20Update.pdf#overlav-context=brochures or http://www.flowstobay.or�/brochures then click "construction bmp plan sheet" Reviewed By: Martin Quan Date: 12/13/16 650-558-7245 � GITY � �� ; �f � �� -� _ �R ��o Project Comments - Planning Application Project Address: 746 Linden Avenue, zoned R-2, APN: 029-061-380 Description: Request for Design Review and Special Permits for building height and attached garage for a new, two-story singie family dweliing. From: Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1) On the plans specify that this project will comply with the 2013 California Building Code, 2013 California Residential Code (where applicable), 2013 California Mechanical Code, 2013 California Electrical Code, and 2013 California Plumbing Code, including all amendments as adopted in Ordinance 1889. Note: If the Planning Commission has not approved the project prior to 5:00 p.m. on December 31, 2016 then this project must comply with the 2016 California Building Codes. 2) Specify on the plans that this project will comply with the 2013 California Energy Efficiency Standards. Go to http://www.energ;y•ca•gov/title24/2013standards/ for publications and details. 3) Provide two completed copies of the attached Mandatory Measu�es with the submittal of your plans for Building Code compliance plan check. In addition, replicate this completed document on the plans. Note: On the Checklist you must provide a reference that indicates the page of the plans on which each Measure can be found. 4) Place the following information on the first page of the plans: "Construction Hours" Weekdays: 8:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: No work allowed (See City of Burlingame Municipal Code, Section 13.04.100 for details.) Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. Note: Construction hours for work in the public right of way must now be included on the plans. 14) Obtain a survey of the property lines for any structure within one foot of the property line. (PWE letter dated 8-17-88) 15) Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 16) Provide handrails at all stairs where there are four or more risers. 2013 CBC § 1009. 17) Provide lighting at all exterior landings. 18)18.10.100 Appendix C, Figure C amended—Exit terminals of inechanical draft and direct-vent venting systems. The Figure in Appendix C of the 2013 California Residential Code is amended by adding the following note: Note: Where the property line is less than ten (10) feet from the exit terminal of any newly installed or replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must be increased to three inches (3 ") or, as an alternative, manufacturer-approved baffles must be installed. (Ord. 1856 § 7, (2010); Ord. 1889 § 8, (2013)) 19) Anyone who is doing business in the City must have a current City of Burlingame business license. Reviewed By: Rick Caro III Date: October 17, 2016 650 558-7270 �� GITY �� '� ! � �'�� c �.j�i:=+�� e � �RF��an r Project Comments - Planning Application Project Address: 746 Linden Avenue, zoned R-2, APN: 029-061-380 Description: Request for Design Review and Special Permits for building height and attached garage for a new, two-story single family dwelling. From Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No Comment 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. Note: Any revisions to the plans approved by the Building Division must be submitted to, and approved by, the Building Division prior to the implementation of any work not specifically shown on the plans. Significant delays can occur if changes made in the field, without City approval, necessitate further review by City departments or the Planning Commission. Inspections cannot be scheduled and will not be performed for work that is not shown on the Approved plans. 1) Due to the extensive nature of this construction project the Certificate of Occupancy will be rescinded once construction begins. A new Certificate of Occupancy will be issued after the project has been final. No occupancy of the building is to occur until a new Certificate of Occupancy has been issued. 2) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 3) Obtain a survey of the property lines. 4) Obtain a survey of the property lines for any structure within one foot of the property line. (PWE letter dated 8-17-88) 5) Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 6) Provide handrails at all stairs where there are four or more risers. 2013 CBC § 1009. 7) Provide lighting at all exterior landings. 8) 18.10.100 Appendix C, Figure C amended—Exit terminals of inechanical draft and direct-vent venting systems. The Figure in Appendix C of the 2013 California Residential Code is amended by adding the following note: Note: Where the property line is less than ten (10) feet from the exit termina] of any newly installed or replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must be increased to three inches (3") or, as an alternative, manufacturer-approved baffles must be installed. (Ord. 1856 § 7, (2010); Ord. 1889 § 8, (2013)) 9) Anyone who is doing business in the City must have a current City of Burlingame business license. Reviewed By: Rick Caro III Date: December 13, 2016 650 558-7270 � ��v .� •c'� . �'�':;j , ._��, � Is19 II f• ~c re y e ��►nowc n Project Commen%s - Planning Application Project Address: 746 Linden Avenue, zoned R-2, APN: 029-061-380 Description: Request for Design Review and Special Permits for building height and attached garage for a new, two-story single family dwelling. From Rocque J. Yballa Fire Department Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No comment at this time. The folfowing 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. Provide a minimum 1 inch water meter or calculate with a passive purge designed system. 2. Provide backflow prevention device/double check valve assembly — Schematic of water lateral line after meter shall be shown on Building Plans prior to approval indicating location of the device after the split between domestic and fire protection lines. 3. All sprinkler drainage shall be placed into landscaping areas. 4. Drawings submitted to Building Department for review and approval shall clearly indicate Fire Sprinklers shall be installed and shop drawings shall be approved by the Fire Department prior to installation. Reviewed By: Rocque J. Yballa Date: 21 October 2016 650-558-7618 9URUNGAME ii� . ..1 /'�w ....fw Project Address: 74S Linden Av�nue, zoned R-2, APN: 029-061-380 Description: Request for C%.sign Review and Special Permits for building height anti attached garag� #ot a new, two-story singie family dwelling. From: Bob Disco Parlcs Div Please address the following commerrts at lfiis time; provide a written response and revis�i plans with your resubmittal: ��1. Permit required from Parks Division #or removal of City owned street tree. (650.558.7330). �2. No existing tree over 48 in�es in c�rcumference at 54 inches form base of tree may be removed without a Protect�i Tree Removal Permit from the Parks Division. (558- 7330). � 3. Camplete Water Efficiency in Landscape Checklist (attached) The following camments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time ofi buiiding �rmit submittal. Reviewed By: BD Date: 11/22/16 650.558.7333 � c�ry �s� � i � --4.��-�- ��,�:,.: /ry e� � e 0 4ro co � Project Address Description: From Project Comments — Planning Application 746 Linden Avenue, zoned R-2, APN: 029-061-380 Request for Design Review and Special Permits for building height and attached garage for a new, two-story single family dwelling. Bob Disco Parks Div Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No further comments — landscape and irrigation plan completed. Checklist submitted. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Reviewed By: BD Date: 12.16.16 650.558.7333 � CITY ��;�� -�.�; � �"-'� 1 I 4 ti oZ � � =.o�.. Project Comments - Planning Application Project Address: 746 Linden Avenue, zoned R-2, APN: 029-061-380 Description: Request for Design Review and Special Permits for building height and attached garage for a new, two-story single family dwelling. From: Carolyn Critz Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No comments at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include a list of construction BMPs as project notes, preferably, on a separate full size (2'x 3' or larger), plan sheet. A downloadable electronic file is available at: http://www.flowstobay.orq/Construction For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance Manager, at (650) 342 3727, ext. 118, or carolvn.critz(a�veolia.com Reviewed By: Carolyn Critz Date: October 19, 2016 (650) 342 3727, ext. 118 . GITY OF BURLINGAME , ' COMP�IUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIPAROSE ROAD �_ �, �� V BURLINGAME, CA 94D10 PH: (650) 558-7250 • FAX: (650) 696-3790 vrv�w.burlingame.org Site: 74b LINDEN AVENUE The City of Burlingame Planning Commission announces the following public hearing on MONDAY, JANUARY 9, 2017 a# 7:00 P.M. in the City Hall Council Chamhers, 501 Primrose Road, Burlingame, CA: Application for Design Review and Special Permits for building height and attached garage for a new, two-story single family dwelling at 74b lINDEN AVENUE zoned R-2. APN 029-�b1-380 hlniled: December 29, 2016 (Please refer to other sideJ PUBLIC HEARING %i�T�C� STAPLETON KEITH I TR 817 LINDEN AVENUE BURLINGAME, CA 94010-2515 Citv of Burlinqame 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 chailenge the subject application(s) in court, you may be limited to raising only those issues you or someone eise raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the pubiic hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, piease call (650) 558-7250. Thank you. William Meeker Community Development Director F'UBLlC HEARING NOTICE (Pleas2 refer to ofher side) 746 Linden Avenue, R-2