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Home My WebLink About1550 Bernal Avenue - Staff Report (3)-.: . -- . . ,�, �. ^}�`S] .1 .� y_�4� � �, ... \ '.� �y . L • �\� t �^ E ;, `-L� •�''',!`' � ' ' �j, \:� } . h '.i .1� r � e� .�. � ' - •u . : ; M: �, ' .� ��• b' ;.w � T �•' �+[� _'' A ' ' .�r r r: � ..r ' s• �� : . . ta� � : \: r+,iY * 1ij1�� •�.1f1 t .�-�L '. ' . ,:: "� ��`}.,.r�.� ;ii� ��.: ��' ;ti�:" 'i . p 1 � � �;�`��t ��1� f"4 , � � � � w d ��r ;r4� ��r�r s1,: t�i,� �i � �' � ��' *� .�:• — _------`'�� "�"`'�'�"t. : � � ,� ��- 1= � ,� .f F � � • . �j^� �� , � C�`h� �•� � � A 't ) T • 'C 11 '�' �+t'�f�s {t � 1 �l �,+� �a ,,ti --- ,i` ��z � �+ � �� . ti ._w� ,. � �'��'�,�, j �,e n„ �h � .� s �� •,T; ,d ` � r ��,` �r .`. [ a.�.JM�rf'•� �� t� �• � �t' .'�y" � �. �bi r • �• i l r, �_,F �� i f :r?� . �� .r � ..:. � :�'• � � � 1'�,�`,' ..� � ',. , ^ J �I �`' � . /� .. �. ♦ ' . � r ...� 1f � + .; �� S. �9'� t.�-? ' 1 ��-1' �;1 � V , t . p♦ .' � �♦ ; 1 � f y ., . �� .F'.f •jly'a.*' •`i , �,l� ..` `� ..�� . � ,y . '1�.i� �pllT� � Y � ��F i'�`N•� : f�,T� � . rf .4i� J�•.;i, 7 �f. �.:�;�': .�'y �v '�+;�• . . •� �� y. . tiA�n.�•,,. '-1 � . . � � . 4�'. � � ... �. . �` � y�'?L�:�� - � .� � ;.'y�-�i.��'�^"F:^Z.'}�i�"".':�.�. �`� . � - _, �j In,-� � r �(1 l,� }� i �` � �\� C�-� Item # Regular Action Calendar City of Burlingame Desigr: Review for a New, Two Story Dwelli�zg and Special Permit for ait Attached Garage Address: 1550 Bernal Avenue Meeting Date: OS/27/03 Request: Design review for a new, single-family dwelling and special permit for an attached garage. Applicant and Designer: James Chu, Chu Design APN: 025-213-080 Property Owner: Denise Laugesen Balestrieri Lot Area: 10,200 SF General Plan: Low Density Residential Zoning: R-1 CEQA Status: Article 19. Categarically Exempt per Section: 15303, Class 3—(a) construction of a limited number of new, small facilities or structures including (a) one single family residence or a second dwelling unit in a residential zone. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. History: On February 24, 2003, the Planning Commission approved a parcel map for a lot line adjustment to create a buildable lot at 1550 Bernal Avenue and an application for design review for a new, two-story residence with a detached garage at 1544 Bernal Avenue (see chart at end of staff report). Along with these applications, a proposal was submitted for development of the lot at 1550 Bernal Avenue with a new, two-story dwelling with an attached garage. However, the application for the proposed dwelling at 1550 Bernal Avenue was withdrawn to resolve design issues and address the concerns of a neighbor on an adjacent property. The approved parcel map created a parcel at 1550 Bernal Avenue with a 90.47-foot frontage on Bernal Avenue and a 5-foot public utility easement running the length of the right side of the property. The parcel at 1550 Bernal Avenue requires a private sewer easement across 1544 Bernal Avenue to connect to the sewer main in the easement east of that property. Summary: The applicant is proposing a new, two-story, single-family dwelling with attached garage at 1550 Bernal Avenue. Mills Creek runs along the left side of the property and with the approved parcel map, 85% of the lot at 1550 Bernal Avenue is buildable area. The proposed floor area on the total parcel will be 3,601 SF (0.35 FAR) where 4,364 SF (0.43 FAR) is the maximum allowed. The proposed lot coverage is 28% of the buildable area of the lot. The first floor deck at the left side elevation of the proposed dwelling will be built 4'-6" back from the top of bank line for the adjacent creek. There are 5 bedrooms in the proposed dwelling and the proposed 2-car attached garage meets the code requirements for covered parking spaces on the site. The attached garage requires a special permit. All other zoning code requirements have been met. The applicant is requesting the following: • Design Review for two new, two-story single-family dwellings and an attached garage at 1550 Bernal Avenue (C.S. 25.57.010); and • Special Permit for an attached garage (C.S 25.28.035,a). Design Review for a New, Tivo-Story Dwelling cznd Special Permit for an Attached Garage 1550 BERNAL AVENUE PROPOSED 1550 EXISTING ALLOWED/REQ'D SETBACKS Front (1 st flr): 25'-0" 30'-0" 21'-6" is block avg. (2nd flr): 32'-0" 68'-6" 21'-6" Side (left): 31'-6" 10'-6" 7'-0" (right): 7'-0" 42'-0" 7'-0" Rear (1 st flr): 21'-6" 33'-0" 15'-0" (2nd flr): 21'-6" 33'-0" 20'-0" Lot Coverage: 2,445 SF 1,769 SF 4,080 SF 24% 20% 40% (existing lot size was 2,160 SF larger than lot created by parcel map approved 02.24.03) FAR: 3,601 SF not known- 4,364 SF 0.35 FAR two- story dwelling 0.43 FAR Parkiizg: 2 covered attached * --- 2 covered garage (10' x 20') (10' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') # of bedrooms: 5 --- --- Heigl:t: 25'-4" --- 30'-0" DHEnvelope: complies ---- see code * Special permit required for an attached garage. Staff Comments: See attached. Planning staff would note that the applicant proposes to remove three protected-size Eucalyptus trees on the lot at 1550 Bernal Avenue, one of which is located within the footprint of the dwelling. The applicant received approval for the Tree Removal permit from the Parks and Recreation Department on May 14, 2003. Design Review Study Meeting: The Planning Commission reviewed the project as a design review study item on May 12, 2003. The applicant has submitted revised plans (date stamped May 14, 2003) to address the concerns expressed by the Planning Commission at the study hearing (May 12, 2003, Planning Commission Minutes). Below are the comments made by the Commission, with the applicant's response immediately following: 2 Design Review for a New, Two-Story Dwelling an�f Special Perrnit for an Attached Garuge • Commission's comment ➢ Applicant's response • Front elevation is blank, needs more windows; increase proportion of glass to solid wall; i> an additional window has been added to the front elevation at the left side of the second floor, the two existing windows on the second floor have been increased in size, and a transom has been added over the middle window; • Left side elevation porch and balcony could be improved, beef up column; can porch step down to yard; ➢ the proposed columns have been increased in size from 1'-0" diameter to 1'-4" diameter and steps to the yard have been added at the left side of the parch; • Looks like the crown of the two oaks in the front will project into the roof line, need to address to protect tree; ➢ the applicant will address this comment at the May 27, 2003 hearing; • Landscape plan shows tree ferns at the front of house, not typical for Burlingame, change to evergreen shrubs, something fragrant; and adjust landscaping to screen the neighbor's yard; ➢ the landscape plan has been revised to show three evergreen trees at the front of the house and the proposed tree species at the curve of the new lawn has been changed from a deciduous Japanese Maple to an evergreen Strawberry to help screen the neighbor's yard; • Would like to see story poles in corner of the building where den/living room are on the first floor and bedroom #2 and bedroom #3 on the second floor, as well as to show the garage location and impact on oaks; ➢ Story poles will be installed no later than Friday, May 23, 2003; and • Look at stability of the oak tree as a result of grading; > Grading addressed by a letter submitted by Mayne Tree Company, dated May 14, 2003, stating that grading in the tree protection zone will be limited to the southerly side and be lowered by 1 to 1'/2 feet, which will not significantly impact the roots of the oaks. The report recommends that an arborist be on site to monitor the grading and to inspect the root protection zone for the trees when protective fencing is installed (see conditions # 15 and 16). 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: 1. 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. Findings for a Special Permit: In order to grant a special permit for height, the Planning Commission must find that the following conditions exist on the property (Code Section 25.51.020 a-d): 3 Design Review for a New, Two-Sto�y Dwelling anrl Special Permit for an Attached Garage (a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood; (b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood; (c) the proposed project is consistent with the residential design guidelines adopted by the city; and (d) removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requireinents, and the mitigation for the removal that is proposed is appropriate. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include iindings made for design review and a special permit for an attached garage, and the reasons for any action should be clearly stated. 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 Department date stamped May 14, 2003, sheets A.1 through A.5 and sheet L.1, and that any changes to building materials, exterior finishes, footprint or floor area of the building or landscape plan or plant material sizes shall require an amendment to this permit; 2. 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 subject to Planning Commission review; 3. 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. 4. 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 project has been built according to the approved Planning and Building plans. 5. 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; 6. that the conditions of the City Engineer's November 27, 2003 memo, the Fire Marshal's November 25, 2002 memo, and the Recycling Specialist's November 26, 2002 memo shall be met; that any improvements for the use shall meet all California Building and Fire Codes, 2001 Edition as amended by the City of Burlingame. 8. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water � Design Review for a New, Two-Story Dwelling arid Special Perrnit for an Attached Carage Management and Discharge Control Ordinance; 9. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners and set the building envelope; 10. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 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 watcr runoff; 12. that the project is subject to the state-mandated water conservation program, and a complete Irrigation Water Management Plan must be submitted with landscape and irrigation plans at time of permit application; 13. that demolition of the existing structures and any grading or earth moving on the site shall be required to comply with all the regulations of the Bay Area Air Quality Manageinent District; 14. 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. 15. that the tree protection measures detailed in the February 13, 2003, Certified Arborist Report shall be established prior to construction and regularly inspected (each week) and maintained throughout construction by the certified arborist; tree protection measures shall be inspected and approved by the City Arborist before a demolition permit is issued by the Building Department for the existing single-family residence and/or accessory structures; and 16. the property owner shall be responsible for submitting a certified arborist's report for approval by the City Arborist before a final Building permit is issued to address a recommended three- year minimum maintenance program for the three protected-size trees on site (the two Coast live Oaks next to the creek bank and the Magnolia in the front yard of 1544 Bernal Avenue) for at least three years following construction; failure to do this resulting in the loss of the protected trees shall require that the property owner to replace at their expense the lost trees with trees of a size and species selected by the City Arborist. Erika Lewit Planner c: Denise Laugesen Balestrieri Design Review for a New, Two-Story Dwelling and Special Permit for an Attachecl Garage 1544 BERNAL AVENUE (APPROVED 02.24.03) PROPOSED 1544 EXISTING ALLOWED/REQ'D SETBACKS Froizt (lst flr): 21'-6" 30'-0" 21'-6" is block avg. (2i:d flr): 31'-6" 68'-6" 21'-6" Side (left): 6'-0" 10'-6" 6'-0" (right): 12'-0" 42'-0" 6'-0" Rear (Ist flr): 24'-0" 33'-0" 15'-0" (2�id flr): 33'-0" 33'-0" 20'-0" Lot Coverage: 2,440 SF 1,769 SF 2,736 SF 36% 20% 40% (lot size was 2,160 SF larger than proposed lot) FAR: 3,522 SF not known- 3,689 SF 0.51 FAR two- story dwelling 0.54 FAR Parki�zg: 2 covered detached garage --- 2 covered (10' x 20') (10' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') # of bedrooms: 5 --- --- Heigl:t: 24'-3" --- 30'-0" DHEnvelope: complies --- see code