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HomeMy WebLinkAbout1243 Cabrillo Avenue - Staff Report��� CITY O� BURLlNGAME m '4c, ,�o �RATED JUNE d MEMO DATE: TO: FROM: RE: March 6, 2007 Planning Commission City Planner Planner's Report Meeting Date: 3/12/07 FYI — REVISION TO AN APPROVED DESIGN REVIEW PROJECT AT 1243 CABRILLO AVENUE, ZONED R-1. Summary: On August 14, 2006, the Planning Commission approved an application for design review, front and side setback variances and parking dimension variance for a first and second story addition at 1243 Cabrillo Avenue, zoned R-1 (August 14, 2006, Planning Commission Minutes). A building permit has not yet been issued for this project. The applicant submitted a letter together with the originally approved and proposed plans, date stamped February 21, 2007, explaining the proposed changes to the project. The property owners would like to change the kitchen layout to incorporate a breakfast nook. The original project included two casement windows in the kitchen along the right side of the house (1'-6" x 3'-6" and 3'-0" x 3'-6"). With the proposed changes to the kitchen, these two windows will be replaced with three equally sized casement windows (2'-0" x 3'-6") along the right side elevation). The designer notes that the brackets for the second floor overhang above the windows have been adjusted to accommodate the new window pattern. The design of the first and second story addition, other than those listed above, remains unchanged. Previously approved and proposed building elevations (date stamped February 21, 2007) are included for your review. Planning staff would note that because of the 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. Ruben Hurin Planner ATTACHMENTS: August 14, 2006 Planning Commission Minutes Letter from Mark Robertson, Mark Robertson Design, dated February 21, 2007 Previously Approved and Proposed Plans, date stamped February 21, 2007 � City of Burlingame Planning Commission Unapproved Minutes August 14, 2006 correct the det ' on the plans and on the uilding, provide an accurate representation on the plans of what was actual uilt and address Co 'ssion comments. The motion as seconded by C. Dea Co ent on the motion: mi t be advantageous for the appl' ant to install a mock-up the dentil or other chitectural feature on t site before next review, coul consider a dental soffit der the eaves, dent molding applies to th aves on the first and second ors. Chair Brownri called for a voice vote on th otion to deny this app ' ation without preju ' e with the direction t edesign as noted. The mot' passed on a 6-0-1 (C uran abstain) voic ote. Appeal proced es were advised. This item c cluded at 9:40 p.m. Auran returned to the cham�s and took his seat on th�dias. 7. 1243 CABRILLO AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, FRONT AND SIDE SETBACK VARIANCES AND PARKING DIMENSION VARIANCE FOR SUBSTANTIAL CONSTRUCTION INCLUDING A FIRST AND SECOND STORY ADDITION (FARHAD ASHRAFI AND DEBBIE KAUFMAN, STEWART ASSOCIATES, APPLICANTS AND DESIGNERS; FRANK KNIFSEND, PROPERTY OWNER) (64 NOTICED) PROJECT PLANNER: MAUREEN BROOKS Reference staff report August 14, 2006, with attachments. Plr Hurin presented the report, reviewed criteria and staff comments. Eleven conditions were suggested for consideration. Commission asked if a parking variance for covered parking space dimension is required since the length was increased to 20'-0"; staff noted that the applicant can verify that the proposed dimension is 20'-0", if so a parking variance would not be required. There were no further questions of staff. Chair Brownrigg opened the public hearing. Fran Knifsend, property owner, and John Stewart, designer, 1351 Laurel Street, San Carlos, represented the project; confirmed that the size of the garage has been increased to 20'-0" clear interior dimension; the owners settled on a Craftsman design; submitted signed petitions of neighbors in support of the project; at the study meeting the Commission noted that the Dogwood tree in the rear yard near the Acacia will not do well together and asked if the Acacia tree can be removed and the Dogwood tree replaced with another tree from the Street Tree list, the neighbor would like to keep the Acacia tree, one option is to not plant a Dogwood tree next to the Acacia; submitted a letter from contractor noting that keeping the existing foundation, floor structure and walls will save the owners $20,000 in costs; the existing garage roof will be rebuilt so that the ridge is centered, the garage will contain stucco siding; the stone veneer will be continued at the same height around the entire house; rafters will be 32 inches on center throughout the house; downspouts will be round with a half-round gutter. Commission asked why water table was changed to stone veneer; architect noted that the stone is more irregular than brick, is more consistent with the proposed style, chimney will also contain stone veneer and will be gas vented. Commission noted that the revised design is handsome and consistent throughout. Commission asked what is the size of the columns proposed at the front; architect noted that the double columns will be 12" x 12". Commission asked the architect to clarify the size of the driveway pavers and if it will be a contrasting color; architect noted that the driveway pavers will be 8" x 12" with contrasting colors. Commission noted that the proposed citrus trees along the left side property line adjacent to the concrete patio at the rear of the house will be messy at maturity, not a good landscape screen, evergreen large scale shrubs would work better, such as Bay Laurel; architect agreed. Commission noted a concern with the 4x knee brace and noted that a 6x knee brace would look better. Commission commented that the 2x corner trim is too small and suggested that a 4x corner trim be used; architect noted that a 2" x 4" trim will be used. 13 � City of Burlingame Planning Commission Unapproved Minutes August 14, 2006 Sigrid Geiger, 1237 Cabrillo Avenue and Pat Giorni,1445 Balboa Avenue, spoke. Noted that she would like to keep the Acacia tree because it blocks the view of a telephone pole, cannot move the telephone pole, there are large trees behind the lots which provide nice screening for rear yards, the property owners are good neighbors, asked that the Commission approve the proj ect and let them build the house they have wanted for a long time; current design is more charming than the previously proposed, worked hard to address the Commissions' concerns, the final design does not resemble the existing house but it does give a sense of home, this is a good addition to the neighborhood; in a letter dated Apri15, 2006, the architect notes that in other cities variances are not required for existing nonconforming conditions, however they serve a good purpose in Burlingame, do not cause problems that other cities have. There were no further comments and the public hearing was closed. C. Vistica noted that the architect worked with existing house to create a good design and moved to approve the application, by resolution, with the following amended conditions: 1) that the project shall be built as shown on the plans submitted to the Planning Department date stamped July 24, 2006, sheets A1 through A7, L1.0 and Sheet 1, Boundary Survey; and that any changes to building materials including casement windows throughout, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; that 6"x wood knee braces and 2"x4" corner trim shall be used; that the citrus trees along the left side property line adjacent to the concrete patio at the rear of the house shall be replaced with large scale evergreen shrubs, such as Bay Laurel; 2) that the conditions of the Chief Building Official's April 10, 2006, memo, the City Engineer's April 10, 2006, memo, the Fire Marshal's April 7, 2006, memo, Recycling Specialist's Apri124,2006, memo, and NPDES Coordinator's April 10, 2006, memos, shall be met; 3) that demolition or 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 subj ect to Planning Commission review; 5) that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Department; 6) 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; 7) 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 proj ect has been built according to the approved Planning and Building plans; 8) 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; 9) that the proj ect shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 10) 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; and 11) that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance. The motion was seconded by C. Auran. Chair Brownrigg called for a voice vote on the motion to approve. The motion passed on a 7-0. Appeal procedures were advised. This item concluded at 10:00 p.m. 14 MARK ROBERTSON DESIGN o 2/20/07 ATTN: CITY OF BURLINGAME, PLANNING COMMISSION F�EC����� PROJECT: KNIFSEND RESIDENCE FEB 2 1 2007 1243 CABRILLO AVENUE BURLINGAME, CA 94010 CITY OF BURLING,4ME (FIRST AND SECOND STORY ADDITION) P�NNING DEPT. RE: FYI — MINOR LOWER FLOOR PLAN REVISIONS AND WINDOW CHANGE Dear Commission Members, We would like to inform you of some minor changes made to our plans. These plans were previously approved on August 24th 2006. These plans were originally designed by John Stewart and Assoc.,and I have been subsequently asked to take over the design phase and have been asked to provide the Structural / Permit / Construction plan set. In the course of providing the working drawings for this project, the owners requested that a few changes be made to the design: The Knifend's would like to add a Breakfast Nook off their new Kitchen. and we need to relocate the Kitchen windows to facilita.te this. The three Kitchen windows on the Right Side Elevation of the existing plan (Page#5) have been reconfigured to be three equally spaced 20/36 windows. The corbels for the second flr. overhang have been adjusted to suite the new window pattern. This concludes our revision. Sincerely, Mark Robertson. 918 E. GRANT PLACE, SAN MATEO, CALIF. 94402 U.S.A • TEL: (650) 571-1125 • FAX: (650) 571-1399