The URL can be used to link to this page

Home My WebLink About1516 Bernal Avenue - Staff Report (2)City of Burlingame Design Review Address: 1516 Bernal Avenue Item No. 8d Regular Action Item Meeting Date: March 14, 2022 Request: Application for Design Review for a new, two-story single-unit dwelling and detached garage. Applicant and Designer: Azadeh Marour, AMS Design LLP Property Owner: Behzad Hadjian General Plan: Low Density Residential APN: 026-033-160 Lot Area: 6,000 SF Zoning: R-1 Note: This application was submitted prior to January 5, 2022, the effective date of the new Zoning Ordinance, and therefore was reviewed under the previous Zoning Code. Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures, including one single-unit residence, or a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this exemption may be applied to the construction or conversion of up to three (3) single-unit residences as part of a project. Project Description: The subject property is an interior lot. The site currently contains a one-story single- unit dwelling and detached garage. The applicant proposes to demolish the existing single-unit dwelling and detached garage and build a new, two-story single-unit dwelling and detached garage. The total proposed floor area would be 3,420 SF (0.57 FAR), where 3,420 SF (0.57 FAR) is the maximum allowed (includes covered porch exemption). There would be a total of four bedrooms in the proposed dwelling. Two off-street parking spaces are required, one of which must be covered. The proposed detached garage would provide two covered parking spaces (20'-0" x 20'-0" clear interior dimensions) and one uncovered parking space (9' x 20') would be provided in the driveway. Therefore, the project complies with off-street parking requirements. All other Zoning Code requirements have been met. The applicant is requesting the following application: ■ Design Review for a new, two-story single-unit dwelling and detached garage (C.S. 25.57.010 (a) (1)). 1516 Bernal Avenue Lot Area: 6,000 SF Plans date stamped: March 7, 2022 PROPOSED Front Setback (1st flr): (2nd f/r): _..._ _.._ _ _ _. 20'-6" 25'-0" Side Setback (/eft): (right): __ _ _ _.. .._ __ Rear Setback (1st flr): (2nd flr): _ __ __ _ Lot Coverage: 4'-0" 12'-6" _ 44'-5" 46'-10" _ 2,173 SF 36.2% ALLOWED/REQUIRED 20'-5 3/" (block average) 20'-5 3/<" (block average) 4'-0" 4'-0" _ _ 15'-0" 20'-0" _ 2,400 SF 40% Design Review PROPOSED 1516 Bernal Avenue ALLOWED/REQUIRED FAR: 3,420 SF 3,420 SF' 0.57 FAR 0.57 FAR _ _ _ __ _ _ __ _ _ _ _ _ _ # of bedrooms: 4 --- 2 covered Off-Street Parking: __ Building Height: _ _ Declining Height Envelope: (20'-0" x 20'-0" clear interior 1 covered dimensions) (10 x 20 ) 1 uncovered ; 1 uncovered (9' x 20') (9' x 20') _ .. _ _. _ _:_. _ _ __ _.... __.._ _...._. ... ... 28'-10" 30'-0" _ _ ___... _ ... .. ____ . __ _ _ __ __ __ ._ Complies C.S. 25.26.075 ' (0.32 x 6,000 SF) + 1,100 SF + 400 SF = 3,420 SF (0.57 FAR) Summary of Proposed Exterior Materials: • Windows: metal clad wood windows with simulated true divided lites • Doors: wood doors • Siding: horizontal wood siding � Roof: composition shingles Staff Comments: None. Design Review Study Meeting: At the Planning Commission Design Review Study Meeting on January 10, 2022, the Commission expressed several concerns with the project and referred the application to a design review consultant (see attached January 10, 2022 Planning Commission Minutes). Listed below is a summary of the Commission's main concerns: • Design is a stucco box without any ornament, charm or character; • Lacks a typical hierarchy you would find between the first and second floors; • Address proportion and scale, large entry door and tall plate heights; • Consider reducing second floor plate height; • Windows are too large and have no hierarchy; • Needs more detailing and character; • Concerned about the driveway and adjacent neighbor's nonconforming wall foundation being affected; • Concerned about the vinyl windows, they often look clumsy; and • Clarify window material for all windows and note on the plans. The applicant submitted revised plans, date stamped March 7, 2022, to address the Planning Commission's comments and concerns. A discussion of the analysis of the revised project and recommendation by the design review consultant is provided in the next section. Analysis and Recommendation by Design Reviewer: Please refer to the attached design reviewer's analysis and recommendation, dated February 10, 2022, for a detailed review of the project. The design reviewer notes that the design has been changed to a craftsman style with horizontal siding, roof -2- Design Review 1516 Bernal Avenue eave brackets, vertical siding at the gables, and stone bases at the porch columns, which added great detail to all elevations. The mass and bulk has been addressed by reducing the first and second floor plate heights to 9'-0" and 8'-6", respectively, giving the house a better scale to the street and to the craftsman style. Furthermore, the roof slopes have been changed and roof gables have been added to both side elevations to break up the roofline. Lastly, the size and style of windows has changed so that they are consistent, detailed, and compatible with the craftsman style. Based on the design review analysis of the project, the design reviewer recommends approval of the project as proposed. 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. Suggested Findings for Design Review: That the architectural style, mass and bulk of the proposed structure (featuring hip and gable roofs, composition shingle roofing, vinyl windows with simulated divided lights, horizontal wood siding, wood doors and architectural details) is compatible with the character of the neighborhood, and that the windows and architectural elements of the proposed structure are placed so that the structure respects the intertace with the structures on adjacent properties. For these reasons, the project may be found to be compatible with the requirements of the City's five design review criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Division date stamped March 7, 2022, sheets A-00.02, A-01.01 through A-05.01 and C-1 through C-3 and L1-L3; 2. 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 staf�; 3. 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; 4. 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; 5. 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; 6. 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 -3- Design Review 1516 Bernal Avenue 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; 7. 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; 8. 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; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, 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: 10. 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; 11. 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; 12. 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; 13. 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 14. that prior to final inspection, Planning Division 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. Fazia Ali Assistant Planner c. Azadeh Masrour, AMS Design LLP, applicant and designer Behzad Hadjian, property owner -4- Design Review Attachments: January 10, 2022 Planning Commission Minutes Design Review Analysis, dated February 10, 2022 Application to the Planning Commission Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed March 4, 2022 Area Map 1516 Bernal Avenue -5- CITY OF BURLINGAME �'� COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD �.,, BURLINGAME, CA 94010 ' PH:�650)558-7250 www.burlingame.org Project Site: 132 Stanley Road, zoned R-1 The City of Burlingame Planning Commission announces the following virtual public hearing via Zoom on Monday, March 14, 2022 at 7:00 P.M. You may access the meeting online at www.zoom.us ioin or by phone at (346) 248-7799: Meeting ID: 858 96012811 Passcode: 670438 Description: Application for Design Review for a new two- story, single-unit dwelling and detached garage. Memhers of the public may provide wriiten commenis by email to: publiccomment(p�burlingame.org. Mailed: March 4, 2022 (Please refer to other sideJ PUBLIC HEARING NOTICE Citv of Burlinqame - Public Hearing Notice If you have any questions about this application or would like to schedule an appointment to view a hard copy of the application and plans, please send an email to plannin�deot(�burlin�ame ora or call (650) 558-7250. Individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed, should contact the Planning Division at plannin�dept(c�burlin�ame ore or (650) 558-7250 by 10 am on the day of the meeting. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. Kevin Gardiner, AICP Community Development Director (Please refer to othersideJ 132 Stanley Road 300' noticing APN #: 029-282-230 �' �v ✓ G�G��3 V ��`� V ��i � �7� V �� `✓ �l� � �� { �� Q� � DC� �%� Q� a � �� Q�3� �� q� �,�� Gyw `'t'� Q� , �3 � J � ,_ �� . -- -- �'<;� Q p Q � � p � Q� �7 QQ � ,, � q �✓ -�„ � v�y� � r�� 4� � �,� ��.7� �� F7 ��' qt� rJ � Q 1�a� �Q� � �� Q , � . QQ° G b�'� �34� t� �� a Q4 a� a`�� c3�C c3C� � �`�� A�p tJ�a qC� � w��' ° � � �� '� � 1 �p '�. r� v�D ��' Q�Q � �� l ,,� p� � D , J , u� . �J q ��?r.� G� a� qc�'� . , 4�U ��4} � a �'� �� n a�� ' a�'� , �°a �3�� •� �G C� �'�� .�� ' �n , :� � , :�a� � � b�� q qtSG � a� 4 �� o � �� Q� �� D. � , , C•,� �% �� , , �q� qJ� �, �E U. � q�� q�� qa � �a �� 4,,3� qaa � �°� Q`�� o`�� b��' qQ�' Q �'� a � � �`�° G i7�, q� ��;. D�U � �c�� ``J � - q`r� �4� �J" S Q�� bqq� ��'i {'j � Q �� Q� a�� O � . � - �� QQ ��., QQ� � -�, � �v� -� � � � . �� a , � �� .� � �.� . `Y�j `�� C � �� }� � � 4 . CU '�'� � � ' : , 9� . �'ti , � i. � � �� C? �'' Q� q� . �. �