HomeMy WebLinkAbout1416 Cabrillo Avenue - Staff Report..
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BURLINGAME
DATE:
TO:
FROM:
CITY OF BURLINGAME
Community Deve/opment Department
MEMORANDUM
September 17, 2012
Planning Commission
Ruben Hurin, Senior Planner
Director's Report
Meeting Date: September 24, 2012
SUBJECT: FYI — REVIEW OF AS-BUILT CHANGES TO A PREVIOUSLY APPROVED
DESIGN REVIEW PROJECT AT 1416 CABRILLO AVENUE, ZONED R-1.
Summary: An application for Design Review and Special Permit for attached garage was
approved by the Planning Commission on June 13, 2011, for a new, two-story single family
dwelling and attached garage at 1416 Cabrillo Avenue (June 13, 2011, Planning Commission
Meeting Minutes attached). A building permit was issued in September, 2011 and construction
is nearing completion.
In a letter dated September 12, 2012, the project architect is requesting an FYI for as-built
changes to the front entry door. The original approval included a 36-inch wide door with glazing
and sidelight panels on either side of the door. The as-built changes include a 42-inch wide
door with a small glass opening, adding a decorative leaded glass transom above the door and
eliminating the sidelight panels. The applicant notes that these changes were made in order to
provide a more private entry (stairs to second floor are located directly in line with the front
entry) and also to provide enough room for a built nook behind the entry door.
The architect submitted an letter and originally approved and proposed front elevation drawings,
date stamped September 12, 2012, to explain the changes to the previously approved design
review project. Other than the as-built changes listed above and detailed in the architects letter
dated September 12, 2012, there are no other changes proposed to the design of the house.
Planning staff would note that because of the minor revision to the front door and sidelight
windows, 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
Senior Planner
c. Tim Raduenz, Form + One, designer
ATTACHMENTS:
Explanation letter from designer, dated September 12, 2012
June 13, 2011, Planning Commission Minutes
Originally approved and proposed floor plans and building elevations, date stamped
September 12, 2012
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3841 24th Street, #A
San Francisco, Calif. 94114
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12098 Hwy. 42
Ellison Bay, Wisco. 54210
To: Ruben H. - Planning
Subject: 1416 Cabrillo Ave.
Fax:
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From: Tim Raduenz
Date Sent: 09_12_12
Number of Pages: 1
Subiect: Revision of Front Door Elevation (a� 1416 Cabrillo Ave.
In reviewing the window and door orders, the Owners wanted to have a more private entry, door for a few good reasons.
1. If ordered as shown on the original drawings, you would be able to look straight up the wooden staircase up to
the second floor and most importantly the master entry door, The Owners really thought this was not private enough for
their sanctuary away from the kids.
2. We removed the side lights to give them more room for the built nook behind the entry door, and also to give
them more room for the main electrical switching.
3. I did not think this was detracting from the overall look of the building, and we moved forward, a few weeks later
I wanted to confirm with Ruben about the change and Ruben stated we should go before the committee and ask for this
revision. It was not my intent to do this without approval, but it just got installed, and we are nearing completion of the
house.
4. The front Living Room windows do create ample lighting & visual to the front of the property.
Thanks again,
Tim Raduenz — c�BP
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Build It
GREENmm
MEMBER
�ORM + ON� • Design & Planning • 3841 24`h Street, #A • San Francisco • CA • 94114 • ais) 819.0304 • tim@formonedesign.com
CITY OF BURLINGAME PLANN/NG COMMISSION — Approved Minutes June 13, 2011
6. 1416 CABRILLO AVENUE, ZONED R-1—APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT
FOR ATTACHED GARAGE FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND ATTACHED
GARAGE (LINDA AND LARRY DUGONI, APPLICANTS AND PROPERTY OWNERS; AND TIM
RADUENZ, FORM + ONE, DESIGNER) STAFF CONTACT: RUBEN HURIN
Reference staff report dated June 13, 2011, with attachments. Senior Planner Hurin presented the report,
reviewed criteria and staff comments. Sixteen (16) conditions were suggested for consideration.
Questions of staff:
Are solar panels considered mechanical equipment? (Hurin — no, are only subject to height
restrictions, not an issue since they would be flush-mounted to roof.)
Chair Yie opened the public hearing.
Tim Raduenz, 3841 24th Street, San Francisco; represented the applicant.
Addressed the Commission's comments from the previous meeting, maintained the Craftsman
design.
Commission comments:
■ Improved the massing considerably.
■ The balcony off of bedroom 2; looking at the side elevation, the sidewalls do not appear on the side
elevation. (Raduenz — this is an error that will be corrected.)
■ Left side elevation; what is it that has a radius? (Raduenz — a trim piece that corresponds with the
front details.)
■ Asked if there is a railing between the side windows on the second floor? (Raduenz — only a pony
wall.)
■ Would like to suggest placing the solar panels on the flat roof. (Raduenz—would actually preferthis
as well, but must still consult with the solar contractor.)
■ In bathroom 3 and the laundry room, there are no windows, but there is a window looking into attic
space; what will be behind the window? (Raduenz — will blackout the windows. Would need to
change the pitch to the roof to accommodate a window into the bathroom.) Having no window in the
bathroom is a bit disconcerting.
■ Discussion regarding attic space and relocation of bathroom and laundry room.
Public comments:
Pat Giorni, 1441 Balboa Avenue; spoke:
Suggested installing a sun tube to provide light into the bathroom.
Additional Commission comments:
Would prefer a skylight into the bathroom, or some other way of re-configuring the front and making
the floor area work to provide a window for the bathroom. (Raduenz — can add a skylight to
bathroom 2, revise the bedroom accordingly.)
Can make revisions and bring them back as an FYI.
There were no further comments and the public hearing was closed.
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CITY OF BURLINGAME PLANN/NG COMMISSION — Approved Minutes June 13, 2011
Commissioner Auran moved to approve the application, by resolution, with the following amended
conditions:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
June 2, sheets T1.0, GN, GP, SP, AB2, A1.0 through A4.0, L1.0 and L2.0;
2. that any changes to windows, skylights or sun tubes in bathrooms 2 and 3 shall be brought back for
review as an FYI;
3. that any changes to building materials, exterior finishes, windows, architectural features, roof height
or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staffi);
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), shall require an amendment to this permit;
5. that the conditions of the Chief Building Official's April 15 and March 14, 2011 memos, the City
Engineer's March 15, 2011 memo, the Fire Marshal's March 15, 2011 memo, the Park Supervisor's
April 19 and March 21, 2011 memos, and the NPDES Coordinator's March 14, 2011 memo shall be
met;
6. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private property, if feasible, as determined by the Community Development Director;
7. 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;
8. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by the
Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved
plans throughout the construction process. Compliance with all conditions of approval is required;
the conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
9. 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;
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;
11. 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;
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CITY OF BURLINGAME PLANN/NG COMMISSION — Approved Minutes
June 13, 2011
12. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2010 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:
13. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design professional, that
demonstrates that the project falls at or below the maximum approved floor area ratio for the
property;
14. 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;
15. 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;
16. 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 Division; and
17. that prior to final inspection, Planning Division staff
architectural details (trim materials, window type, etc.
according to the approved Planning and Building plans
The motion was seconded by Commissioner Vistica.
Discussion of motion:
None.
will inspect and note compliance of the
) to verify that the project has been built
Chair Yie called for a voice vote on the motion to approve. The mofion passed 6-0-1 (Commissioner
Lindstrom absent). Appeal procedures were advised. This item concluded at 8:27 p.m.
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