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Home My WebLink About1529 Bernal Avenue - Staff Report�� BURLINGAME ,�� . DATE TO: FROM CITY OF BURLINGAME Community Development Department MEMORANDUM October 22, 2014 Planning Commission Ruben Hurin, Senior Planner Director's Report Meeting Date: October 27, 2014 SUBJECT: FYI — REVIEW OF PROPOSED CHANGES TO A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT AT 1529 BERNAL AVENUE, ZONED R-1. Summary: An application for Design Review and Special Permit for a new, two-story single family dwelling with a basement and detached garage at 1529 Bernal Avenue, zoned R-1, was approved by the Planning Commission on June 9, 2014 (see attached June 9, 2014 Planning Commission Meeting Minutes). A building permit was issued on October 7, 2014 and construction is underway. The house was originally approved with aluminum clad wood windows. The applicant is requesting approval of an FYI to use fiberglass clad wood windows instead. Specifically, the applicant is proposing to use the Integrity Wood-Ultrex Series windows by Marvin (see attached informational sheet and proposed building elevations, date stamped October 17, 2014). The applicant is also proposing to eliminate the transom window above the front entry door and instead use a taller door and sidelight capped with a wood band (see Proposed Left Elevation). The architect submitted plans showing the originally approved and proposed building elevations, date stamped October 17, 2014, to show the changes to the previously approved design review project. Other than the changes detailed in the applicant's letter and revised plans, there are no other changes proposed to the design of the house. 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 Attachments: Explanation letter submitted by the project architect, dated October 17, 2014 Informational Sheet for Integrity Wood-Ultrex Series Windows by Marvin June 9, 2014 Planning Commission Minutes Originally approved and proposed building elevations, date stamped October 17, 2014 (�ctobcr 17. 2014 Planning Comir�ission City of Burlingame 501 Primrose Road, Burlingame, CA 94010 Re: FYI - 1_529 Bernal Ave. Dear Commissioner, 'I'he property at 1529 I3ernal Ave. was previously approved for a new house. "I'he owner has picked Ylarvin Integrity windows for the house. "I'hese windows have wood on the inside and have a fiberglass exterior. She decided that the flexibility in color choice was better suited for her needs. Please see the attached cut sheet for additional information regarding these windows. We hope you will find the revision acccptable. Since • �ly, Randy Grange AIA LEF,D AP w. l�. r 'R` � � Many Integrity Wood-Ultrex products are also available in IMPACT versions, which are specifically designed for areas which are most susceptible to hurricanes. • Designed to withstand winds up to 140 mph • Available PVD, stainless steel, and corrosion-resistant coastal hardware • Available wiih tempered, laminated, and insulated glass WOOD-ULTREX' SERIES THE BRILLIANCE OF REAL. The Wood-Ultrex Series from Integrity features windows and doors made with the unparalleled attractiveness of real wood interiors and Ultrex fiberglass exteriors for the home environment you've always imagined. Delivered with a pre-finished white interior and ready for staining to match your existing decor, Wood-Ultrex exudes warmth anci creates a home with inviting appea�. `� Integrity provides the classic feel of true divided lite sash in an SDL format. They give me exactly the appearance and operating quality my demanding clients deserve. No other window or door looks as good or operates as well, anywhere near this price range.�� I_AF2RY KUZLUIMSKI "%?ESIDENT P.l°JF'FNCF'. K�II.C)�,"✓SK�RASS(��A,TEr � " WOOD-ULTREX� STANDARD OPTIONS FINISHES � � � � � Pre-Finish White Bare Wood Stone White Cashmere Pebble Gray (interior) (interior) (exterior) (exterior) (exierior) . �: �� r C � � �'_ �;� i ! Grilles-Between-the- WoodinteriorGrilles Glass" shown in Bronze shown in bare wood GLAZINC. LoE-180'",' LoEz-272' � (Standard)and � LoE3366' insulated glass with Argon gas'; available in tempered .� � �[ ` � Simulated Divided Lite shown in Pebble Gray (with or without spacer bar) � IMPACT Products are available with � _ _ �� most Wood-Ultrex options. Contact your local Integrity dealer for more Bronze E�er9reen � information on IMPACT Product details. (exterior) (exterior) � . ... .. . . .._ . . .. .. . ....._...... . . . . ........ ..................... ... . .. f�/�F2lA�.`:' � c $liding Sliding Inswing Outzwing HARDWARE Patio Door French Door French Door French Door Windows White 0 0 0 0 � Almond Frost 0 0 0 0 0 Brass 0 Brass PVD 0 0 � � Satin Nickel 0 Satin Nickel PVD 0 0 0 0 OilRubbed Bronze - Oil Rubbed Bronze PVD - - - - LoE-180'", LoE�-272' (Standard) and Lo�3-366' temperedobscureinsulated ADIUSTABLE HINGE FINISHES Inzwing French Door glass with Argon gas� Almond Frost 0 Goldtone 0 _.... ..._. White � l4lli`�w� �� "i � i�� h tv�% ]° _@�;I@4"��<[I PebbleGray � __.... _ _ _.._.......... Gray _ r __ __ _. . __...._... � � �,, Cashmere �� _.... ..__.. � ... . .� _ .. .._ . _.. i� Dark Brown - Evergreen Brass PVD 0 Window hardware options French Door handle sets $atin Nickel PVD 0 ' Argon gas not available in high elevations where capillary tubes are required. Window hardware finishes are interior only. All other products are interior and exterior. " Not available in polygons except in direct glaze rectangles. Outswing Freneh Door O _. � 0 _._.._... _ _ _ _. - _.._.....__.._... - _........___... ..._.....---.. 0 � _� � �. � CITY OF BURLINGAME PLANN/NG COMM/SS/ON — Approved Minutes June 9, 2014 3. 1529 BERNAL AVENUE, ZONED R-1 —APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR BASEMENT FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (TRG ARCHITECTS, APPLICANT AND ARCHITECT; STEVEN CROOKS AND HELEN MIRANDA, PROPERTY OWNERS) STAFF CONTACT: RUBEN HURIN All Commissioners had visited the property. There were no ex-parte communications to report. Reference staff report dated June 9, 2014, with attachments. Associate Planner Strohmeier presented the report, reviewed criteria and staff comments. Fifteen (15) conditions were suggested for consideration. Questions of staff: None. Chair Bandrapalli opened the public hearing. Randy Grange represented the applicant. Reviewed project changes. Most homes he represents nowadays are being designed for clients and are not spec homes. The design minimizes visual impacts of the standing seam roof. Commission comments: ■ No problem with the metal roof that is proposed. Can't restrict solar panel installation — this type of roof is more amenable to that type of installation. ■ Perhaps add another material around the tower given the large amount of stucco, and to draw attention to the entry. (Grange — has considered it, but it appeared like two different houses stuck together.) ■ Likes that a door has been provided at the dining room ■ Are one-inch low-profile ribs on the metal roofing proposed? (Grange — yes.) ■ No issue with the type of roof proposed. ■ Had previously requested that the plant material under the tree in the front be changed. However, instead it was changed under the rear tree. (Grange — will look at it.) ■ Concerned about pumping a lot of water to the street. Has analysis been done? (Grange — not sure if water table will be reached, but will be reviewed by the soils engineer during construction.) ■ Likes the house, but is concerned about the roof — doesn't like it. ■ Doesn't feel that the home with this roof will fit into the neighborhood. ■ Feels that people in Burlingame have been considering their neighboring properties when re-roofing homes; hence, haven't installed metal roofs. ■ Appreciat�s receiving the examples of homes with similar roofs. ■ Feels the roof fits well with the house. Feels the neighborhood is a mix of traditional and contemporary. ■ Will likely see more metal roofs over time. ■ More contemporary styles will likely be seen. Public comments: Neighbor from 1535 Bernal Avenue and Matt Nejasmich, 1412 Castillo Avenue: Some really ugly homes have been permitted in the neighborhood. Not sure that the design would throw the character of neighborhood into disarray. 5 CITY OF BURLINGAME PLANN/NG COMM/SS/ON — Approved Minutes June 9, 2014 ■ The existing house is currently pretty modern looking. ■ Surprised regarding the special permit for the basement. Will there be impacts upon the neighboring properties? (Meeker — the design and construction must not impact the adjacent neighbors.) ■ Curious about the row of trees at the rear. Hopes that new trees will preserve privacy. ■ Feels that the French drain has reduced flooding impacts upon her property. ■ What is the allowable time to begin work? (Meeker — described construction work hours.) ■ Has considered more modern design and metal roof designs. ■ As a builder confirmed that this is what people will want. ■ This is the area to try this type of design. Responses from Grange: 24-inch box trees and the Pittosporum will grow quickly and protect privacy. Have greater than normal setbacks. Perhaps people haven't installed a metal roof because they don't know of the benefits. There were no further comments and the public hearing was closed. Additional Commission comments: ■ Neighbor expressed concern regarding noise from construction. ■ Doesn't feel that approving a metal roof at this location is a de facto approval of all metal roofs. ■ In this context, very little of the roof will be visible. The profile of the roof and of the property is such that the roof will be minimally visible. The roof fits with the house, and the house will fit with the neighborhood. ■ The neighborhood is somewhat eclectic, and is a transition to Ray Park. ■ Can support the application as it stands. • Concurs with the speakers that the type of design sought is changing. This design doesn't scream modern and is evocative of other homes in the neighborhood. ■ There are a lot of elements that help it fit in with the neighborhood. ■ Homes are now being built for a particular owner who wants a particular style. ■ There is a mix of housing types in the area, the home fits with the neighborhood, as does the roof style. ■ The topography of the lot places the home high on the lot where the roof will not be noticed much. Commissioner Terrones 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 May 29, 2014 sheets A1.1 through A4.1, L1.0, L2.0 and PW.1; and that the two trees along the rear property line shall be a Quercus agrifolia (Coast Live Oak) and a Pittosporum undulatum (Victorian Box) and shall be 24-inch box size when planted, as shown on the Landscape Plan, sheet L1.0, date stamped May 29, 2014; 2. that the windows in the stair tower shall be revised as reflected on the 3-d images for the project; 3. that the plant materials under the Red Oak tree in the front yard shall be revisited; � C/TY OF BURLINGAME PLANN/NG COMM/SS/ON — Approved Minutes June 9, 2014 4. 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�; 5. 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; 6. that the conditions of the Building Division's March 31, 2014 memo, the Parks Division's April 7, 2014 memo, the Engineering Division's May 6, 2014 memo, the Fire Division's March 28, 2014 memo and the Stormwater Division's May 8, 2014 memo shall be met; 7. 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; 8. 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; 9. 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; 10. 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; 11. 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; 12. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED !�� 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; 7 CITY OF BURLINGAME PLANN/NG COMM/SSION — Approved Minutes June 9, 2014 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 Yie. Discussion of motion: will inspect and note compliance of the ) to verify that the project has been built If another material is shown at the entry, then bring it back as an FYI. Chair Bandrapa/li called for a voice vote on the motion to approve. The motion passed 4-1-1-1 (Commissioner DeMartini dissenting, Commissioner Sargent absent, Commissioner Loftis recused). Appeal procedures were advised. 8:12 p.m. Commissioner Loftis returned to the dais. �:3