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Home My WebLink About149 Pepper Avenue - Staff Report��,. c i -rv� � �'��'° CITY OF BURLINGAME Community Development Department MEMORANDUM DATE: January 9, 2017 TO FROM: Planning Commission Erika Lewit, Senior Planner Director's Report Meeting Date: January 9, 2017 SUBJECT: FYI — REVIEW OF PROPOSED CHANGES TO A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT AT 149 PEPPER AVENUE, ZONED R-1. Summary: An application for Design Review for first and second story additions to an existing single family dwelling and a Conditional Use Permit for an existing accessory structure at 149 Pepper Avenue, zoned R-1, was approved by the Planning Commission on July 27, 2015 (see attached July 27, 2015 Planning Commission Meeting Minutes). A building permit was issued in July of 2016 and six of the initial Building inspections have been completed. The originally approved project included adding a total of 479 SF at the second and lower level floors of the existing house and enlarging the existing basement area adjacent to the lower level. With this application, the applicant is proposing a 60 SF single story addition at the rear, left side of the first floor. The proposed addition meets the required setbacks and will bring the lot coverage on site to 3,625 SF / 35% (where 4,092 SF / 40% is the maximum allowed) and the FAR on site to 4,456 SF/ 0.44 FAR (where 4,714 SF/ 0.46 FAR is the maximum allowed). The addition includes a plate height that will match that of the existing house, proposed California framing for the roof, and a faux chimney feature that the architect feels will balance the design as viewed from the rear yard. The architect submitted originally approved and proposed floor plans and building elevations, date stamped December 6, 2016, to show the changes to the previously approved design review project. The architect details the proposed changes in a letter dated December 5, 2016. 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. Erika Lewit Senior Planner Attachments: Explanation letter submitted by the architect, dated December 5, 2016 July 27, 2015 Planning Commission Minutes Originally approved and proposed plans, date stamped December 1, 2016 1317 GRANT AVENUE SAN FRANCISCO, CA 94133 T 415.495.6254 JAG@JAGARCH ITEC1lJRE. COM ca.license#c�30906 www.jagarchitecture.com TO: Attn: Erika Lewit Senior Planner City of Burlingame Plan Review Comments 501 Primrose Road Burlingame CA 94010 RE: Johnson Residence 149 Pepper Ave Burlingame, CA 94010 APN 028-263-060 B-16-0036 12 05 16 - December 5 , 2016 Explanation Letter To Planning Commission, Application for Design Review Amendment for changes to the approved permit for a Design Review for a Front Entrance Remodel and conversion of Ground Floor crawl space to habitable space. The proposed revision seeks to add a± 59 sf single story addition to the back of the existing residence. The purpose of the proposed addition is to fill in an under utilized back corner of the residence to improve the interior flow and connection to the garden. The revisions will not change the established rear yard or side yard setback of the home, and will match the materials and architectural character of the existing back facade. The proposed changes will continue the existing top plate line and low slope roof overhang detail at the back of the home and includes a small 2' wide decorative chimney element that matches the height of the existing architectural elements at the back to "book end" the extension to the existing low slope roof room facing the rear garden. None of the proposed revisions will not be visible from the street. The proposed revision also seeks the removal of an existing small side yard facing window at the back corner of the home. Sincerely, Jeff Alan G rd �� CITY �� i�� 4 ,.'w"� g�y-� � a �� a��. _ 90 4POR4,F City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, July 27, 2015 7:00 PM Council Chambers d. 149 Pepper Ave - zoned R-1 - Application for Negative Declaration and Design Review for first and second story additions to an existing single-family dwelling and a Conditional Use Permit for an existing accessory structure (Jeff Alan Guard, JAG Architecture, architect and applicant; Jill and Derek Johnson, property owners (47 noticed) Staff Contact: Erika Lewit All Commissioners had visited the property. There were no ex-parte communications to report. Community Development Director Meeker provided an overview of the staff report. Questions of sfaff None. Chair DeMartini opened the public hearing. Jeff Gard represented the applicant. Commission questions/comments: > Have the revised plans been reviewed with the neighbors? (Gard: the massing of the structure has not been changed, thereiore the plans were not shared.) > How does the architect fee/ the design fits with the neighborhood? (Gard there is a good mix ot styles in the neighborhood. Feels the house will bend in because it is set back from the street and will be screened by vegetation.) > The architecture has only changed by making it appear more Modern through the use of a standing seam metal roof and providing more Modern windows? (Gard: yes.) > Referenced the design reviewers comments regarding making the front elevation blend more with the more traditional form of the mid-section of the home. (Gard: the design reviewer ultimately felt that the design approach selected was appropriate when viewing the conditions in the field.) Public comments: None. Chair DeMartini closed the public hearing. Commission discussion: > Fee/s there is no potential historic impact. > Can accept the non-conforming setbacks. > The building in rear has been in place for some time and is not problematic. > The home presenfs a design challenge in bringing harmony between the interior and exterior design . Still wonders whether the design fits with the neighborhood. > The neighborhood is a mix of home sizes and styles. The key to having this design fit in will be the landscaping. The house is set far back and the landscaping will help the property to blend. City of Burlingame Page 1 Printed on 12/�5/2016 Planning Commission Meeting Minutes July 27, 2015 > Comes down to the neighborhood compatibility issue; the design does not fit with the neighborhood . Blending with the interior is important, but should not drive the exterior design. Can't support the design. > The neighborhood is eclectic. There is a strong traditional house next door though. > Was initially concerned that the project design wasn't compatible within itself. The prior rear addition tends to move the design towards a more Modern style. The design now harmonizes internally and with the landscaping. Fits in with the neighborhood because of the large lot with large setbacks for landscaping. Provides the opportunity for homes to be more unique. > Doesn't particularly like the design, though it does hold together better now, it is still confused. The design seems somewhat brutal. > Also confused by the design. Expected to see something entirely different. The design review process may have misguided the applicant. The Commission is not concerned with the interior of the house and how it relates to the exterior. > Doesn't fee/ that the landscaping helps to make the project blend with the neighborhood. > Are the stair windows metal or wood? (Gard: steel-framed with wood in-fill panels.) > Feels that the landscaping shields the home from the street. All of the homes are set far back from the street,� because of this, the design will not impact the neighborhood. Commissioner Gaul made a motion, seconded by Commissioner Terrones, to approve the application subject to the conditions in the staff report. Chair DeMartini asked for a roll call vote, and the motion carried by the following vote: City of Burlingame Page 2 Printed on 12H5/201 B 1317 GRANT AVENUE SAN FRANCISCQ CA 94133 T 415.495.6254 JAG @JAGARCHITEC1l1RE COM ca.licenseAc-30906 kHH.jagarcnitecture.com TO: Attn: Erika Lewit Senior Planner City of Burlingame Plan Review Comments 501 Primrose Road Burlingame CA 94010 RE: Johnson Residence 149 Pepper Ave Burlingame, CA 94010 APN 028-263-060 B-16-0036 12 05 16 — December 5 , 2016 FROM: Jett Alan (�artl PH: 415.495.6254 CONTENTS: 9 copies of half size sets of pro- posed permit Revision to Permit B-16-0036 Explanation Letter Check for $375.00 Please find the materials needed for a proposed Revision to the approved plans for 149 Pepper Ave. Thank you for your assistance and feedback on our project. Please give me a call if you have any questions. Thank you Jeff Alar� ard _ µ� ��,.� , ��. •~.�__.,. 4 ,. —'> � �,�y fa .. �`1- � ;�, C,J ; �; _ . , :i� ��_�rl:-��I'Jls�1i�:�i:_ � _•.;.�?—f'!_.<��.r��ih�'y1..;!j. elf�,. 1317 GRANT AVENUE SAN FRANCISCO, CA 94133 T 415.495.6254 JAG@JAGARC HITECiUR E.COM ca.license#c-389B6 www.jagartnitecture.coa TO: Attn: Erika Lewit Senior Planner City of Burlingame Plan Review Comments 501 Primrose Road Burlingame CA 94010 RE: Johnson Residence 149 Pepper Ave Burlingame, CA 94010 APN 028-263-060 B-16-0036 12 05 16 � December 5 , 2016 Explanation Letter To Planning Commission, Application for Design Review Amendment for changes to the approved permit was far a Design Review for a Front Entrance Remodel and conversion of Ground Floor crawl space to habitable space. The proposed revision seeks to add a± 59 sf single story addition to the back of the existing residence. The purpose of the proposed addition is to fill in an under utilized back corner of the residence to improve the interior flow and connection to the garden. The revisions will not change the established rear yard or side yard setback of the home, and will match the materials and architectural character of the existing back facade. The proposed changes will continue the existing top plate line and low slope roof overhang detail at the back of the home and will not be visible from the street. The proposed revision also seeks the removal of an existing small side yard facing windaw at the back corner of the home. Sincerely, r Jeff Alan ard � �� ,� ��-.� „�� , 4 � � -F .. � �,..� ��' �.� x � � � ., � �\ I� �k . . '_i �._ i. T �. i� l! { !! �i i `,✓ :��_ ?�i.!F?I ii'�J.r�%;=�Jir= `�;--i: r� `�� .;1P,:r` ;-�,tr `�L., ,:_,-� E_r',. . � . a _. �_