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Home My WebLink About1550 Bernal Avenue - Staff Report (5)� • 'u. a. •• ; o� �.. 1 M` �a-i+' n �_ r 1 M ;k'^�S � + �. s. .J.. �ly. ��. � ��• }�� 7<k � r\ '.�?- r � - � '�'�►-u �s�� ,��. • J �M" " �� _� � , � * � L�� =_ �`�.� -� �A . 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' E . � _��,.t� } . � � � .. : �w ; �:. �1'� ��• . t . �Fi�: ' ay�„6 ? i i*'�;1�"'� ��'� f"' aa t . item # Design Review Study City of Burlingame Desigit Review for a New, Two Story Dwelliiig, Side Setback and Garage Setback Variaizces and a Special Permit for aiz Attaclied Garage Address: 1550 Bernal Avenue Meeting Date: 07/14/03 Request: Design review for a new, single-family dwelling, side setback and garage setback variances and special permit for an attached garage. Applicant and Designer: James Chu, Chu Design Property Owner: Denise Laugesen Balestrieri General Plan: Low Density Residential APN: 025-213-080 Lot Area: 10,200 SF Zoning: R-1 History: On February 24, 2003, the Planning Commission approved a parcel map for a lot line adjustinent 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 subinitted for development of the lot at 1550 Beinal 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 However, the application for the proposed dwelling at 1550 Bernal Avenue was withdrawn to resolve design issues and address the concerns of a neighbor on an adjacent property.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 has redesigned the previous project and is proposing a new, two-story, single-family dwelling with attached garage at 1550 Bernal Avenue. Mills Creek nins 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 3,780SF (0.37 FAR) where 4,364 SF (0.43 FAR) is the maximum allowed. The proposed lot coverage is 25% of the buildable area of the lot. At it's closest point to the top of bank line for the creek, the house will be 9'-6" (to bedroom #3 on the first floor at the left side of the proposed dwelling). The applicant is requesting a side setback variance on the right side of the dwelling. The required setback is 7'-0", where the setback at the right rear corner of the garage on the first floor is 5'-0", the setback at the right rear corner of the den on the first floor and of bedroom #2 on the second floor is 5'- 6", and setback to the right rear corner of the kitchen on the first floor is 5'-2". (The setbacks differ to portions of the house because right side property line is angled). 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 applicant is requesting a garage setback variance for a setback of 21'-6", where 25'-0" is required for an attached garage with two doors. The attached garage requires a special permit. All other zoning code requirements have been met. The applicant is requesting the following: Desig�i Review for a New, Two-Story Dwelling, Variances fvr Side Setback I550 Berna! Avenue a�td Gctrage Setback and Special Per�rnit for an Attaclzecl Garage • Design Review for two new, two-story single-family dwellings and an attached garage at 1550 Bernal Avenue (C.S. 25.57.010); • Side Setback Variance on the right side for 5'-0" to the corner of the garage on the first floor, 5'-6" to the corner of the den on the first floor and the corner of bedroom #2 on the second floor , and 5'- 2" to the corner of the kitchen on the first floor, where 7'-0" is required (C.S. 25.28.072,c,1); • Garage Setback Variance for an attached double-door garage with a 21'-6" setback where 25'-0" is required (C.S. 25.28.072,b,A); and • Special Permit for an attached garage (C.S 25.28.035,a). 1550 BERNAL AVENUE PROPOSED 1550 EXISTING ALLOWED/REQ'D SETBACKS Froirt (Ist ftr): 21'-6" * 30'-0" 21'-6" is block avg. (2nd itr): 26'-0" 68'-6" 21'-6�� Si�le (left): 42'-5" 10'-6" 7'-0" (rigltt): 5'-0" ** 42'-0" 7'-0" Rear (1 st flr): 16'-0" 3 3'-0" 15'-0" (2itd flr): 20'-0" 33'-0" 20'-0" Lot Coverage: 2,202 SF 1,769 SF 4,080 SF 22% 20% 40% (existing lot size was 2,160 SF larger than lot created by parcel map approved 02.24.03) FAR: 3,780 SF not lcnown- 4,364 SF 0.37 FAR two- story dwelling 0.43 FAR Parking: 2 covered attached *** --- 2 covered garage (10' x 20') (10' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') # of bedroonts: 5 --- --- Heiglzt: 30'-0" --- 30'-0" DHEizvelope: complies ---- see code � Desig�z Revieiv.fo�� a Netiv, Ttivo-Sto�y Dtivelli�ig, Ucardn�ices for Side Setback 1 SSO Bernal Avertue und Garage Setback arad Specia[ Perrnit for an Attaclaed Garage * Variance required for garage setback of 21'-6" where 25'-0" is required. ** Side setback variance required on right side for 5'-0" to 5'-6" setback where 7'-0" is required. *** Special permit required for an attached garage. Staff Comments: See attached. Planning staff would note that the applicant proposes to reinove 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 Dcpartment on May 14, 2003. Design Review Study Meeting: The proposed dwelling at 1550 Bernal Avenue went to design review study on May 12, 2003, and was set for regular action. Concerns raised by the Commission at that meeting are listed below: • Front elevation is blank, needs more windows; increase proportion of glass to solid wall; • Left side elevation porch and balcony could be improved, beef up column; can porch step down to yard; • Looks like the crown of the two oaks in the front will project into the roof line, need to address to protect tree; • Landscape plan shows tree ferns at the front of house, not typical far Burlingame, change to evergreen shrubs, something fragrant; and adjust landscaping to screen the neighbor's yard; • Would like to see story poles in corner of the building where den/living rooin 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; and • Look at stability of the oak tree as a result of grading; The Planning Commission requested that the applicant install story poles for the garage location and house at the left front of the property, near the protected-size Oak trees. When the story poles were in place, it became apparent that the design of the house would require significant trimming and be potentially hanilful to the roots of one of the Oak tree. The applicant withdrew the project from the agenda in order to redesign and return as a design review study item. Revised plans were submitted June 30, 2003 and the applicant has also submitted another certified arborist report (dated June 25, 2003) to evaluate the revised design. The City Arborist comments regarding the June 30, 2003 plans and the certified arborist report are included in the staff report. Story poles have not been erected for the redesigned project. Erika Lewit Planner c: Denise Laugesen Balestrieri 3 Design Review for a Neti1�, Two-Story Dwelling, Vciriances for Sicle Setback I550 Bernal Avenue arac� Garage Setback and Special Perrrtit for an Attached Garage ADJACENT LOT AT 1544 BERNAL AVENUE (APPROVED 02.24.03) PROPOSED 1544 EXISTING ALLOWED/REQ'D SETBACKS Front (Ist flr): 21'-6" 30'-0" 21'-6" is block avg. (2nd flr): 31'-6" 68'-6" 21'-G' Side (left): 6'-0" 10'-6" G-0" (right): 12'-0" 42'-0" 6'-0" Rear (Ist flr): 24'-0" 33'-0" 15'-0" (2�zd flr): 33'-0" 33'-0" 20'-0" Lot Coveragc: 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 Parking: 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 --- --- Heiglzt: 24'-3" --- 30'-0" DHE�:velope: complies --- see code � Planning Departtnent Plan Re�Tiew Comments Page 1 �� CITY O� BURLINGAME City of 13urlin�ame � �� PLANNING DEPARTMENT 55g-�25o �. �o _ Plan Re��ic�v Comments ,� '; , ; Job l�ddress: _ 1 �`:.� C�i� �. � , • � I�atc of Plans: u� �. � � � , � v � ��✓ Job Descri�tion: (� ` � � Q� �,� � �j--- I,OT SI7E I,OT CC�VFR��UI? APN: , �, .-1 � , , � PROPOSED ALLOWED/REQ'D ,��_�, •`� '� � � s� 2-� n v 40% X�, ��'.: �' SF �� - �yP�� .' . • . . -z2�'2 �1 � 2Z °�a L.� � ��, � - �lC�/' COI�il�1�:N'1'S ,� � I�LOOR �R�±,1� R�1'IO �'`tTc"`"T"T" PROPOSED ALLOWED/REQ'D t � . ,r -.� ., ' s.-� :� 1 a� CORNER LOT �i�c{. — SI�jCt�� `_' 32°�� +900�I� .� �hd 1 c� �. -r",- (+ 3 Sr DI:'1'. G11R�1 T) INTERIOR LOT 3�"%Z �U��>-�� SF+1100 /�_��} � r. T�-�r�z-c� r ��i-rtt�iy..�_ �'_. \ ` l , �_ . ,. 3�2tp�.� = o `,� ` � �- .- . - � - � � �� t� .- COMI��iL;N'I'S �� {,, Planning Dcpartmcnt Plan Rcview Comments / (1 SI_."1'BACIiS �� . �� . . � , � ' � , J ['�+ o -1 r � Yage 2 �ISITN�� PROPOSF,D AI,I,OWI?D/RF.Q'D �.Y, FRON"I'- 1S"I' f�L � 4-�f-6�� I3L0(:I� .�VG. � Z�� , 21� I' -��. N'RONT- 2NL� I�l.. � 20' , 2�� ' ; , SIDI?- I,F_.F'T , ' ,_� �� (� :� SIDI3- RIGH'1' � , �,�� , ; � � � ✓ -�. REAR- 1 ST FI. I�, 15' ; �,; RI?AR- 2ND I�L -, � �� , 20' C0��1I�1I?N"1'S �!J i' �� l. Y i�-�-�' �� `'�' � , �'1 —� . ` ` '' , � � �. �. � ., � � �� . �._. �- � , HI�I�7x�r ��v a I�l� �- .d�'_�� c <_ � :' I �, �� , ✓'' ti-��' c� VCC f , ��G PROPOSED ALLOWED/REQ'D 3 d� 2 1/2 STORIES/ 30' r�ti'�Rr�G� "I'C)P O�� CURB: �� ` { C� % � (;()1�1MF.NTS J b�� ._� DI�CI,INING FIL:IGHT LN`'I;LOPl�. I,I;rT SIDE POIN'I' OI� DI�,PAR'i'LrRL ---�""'""�' KIGHT SID� PC)IN"I' C)r DL;PAR"1'UR�; Ly �� COI�11�i�N'I'S O� P�anning De��artnlcnt Plan Revicw Commetits NU1�iI3I�R Or I3FDROO�ZS E��`i"IN�' PROPOSED �_ ` � .� ....� P.�RILING Page 3 Jf �� c c� � ►rt'�' S �"?� `.-a CJCW F1i� PROPOSED ALLOWED/REQ'D , . �- co��rRr�.i� sl�llcl�s _ cov��.v sl�l�c�.s � co�r�,lz�,v sl��c��s «> � � � % �� . � � �io�-o�� z �o�-o�� + 1 UNCC�VI��RLD + 1 C�NCOVER�,D + 1 UNCOVI?RED r�l I G co��z�z�.N�rs , � � �, . I ACCF,SSnRY STRt?CTt.?RF. RI�.Ot?I1Zr.��fI:NTS - CS 25.60 a. 2 or more acc. strs., each �vith 100 SI� of GF�� b. any sin�lc acc. str. cticccds 600 Sl� of CTI�r� c. all acc. strs. c�:cccd a total of 800 S1� of GI�A � d. acccssoi-�� structure in front of main buildmg C. 1CC. StY. i�11I1 �' to other structurc �� f. acc. strs. co�-er >SU°% of rear 30°% of lot g. plate line of acc. str. > 9' abo�-e �;rade h. roof ht exceed 15', with pitched roof i. windo��s w/i 10' of P/L or 10' abo�re grade j. water/sewer connections/bath/toilet/shower k. enclose mechanical equi�ment < 10' fiom P/I. 1. storage > 10% of floor area of main structuie m. use as acc. li�-in�; quarters, recreation, home occ. n. acc. str. will be gieenhouse, lanai or patio shelter o. more than 28 feet in len�th or depth p. �ara�;c �vithui rcai 4(.)°�o of thc lot ��. �/� � �. Plaiining Departinent Plan R�vie�v Comments Page 4 ADDI'I'ION11L COI�fI�1�N'I'S � � ; � � r �`�., .. l �.,� i�� . ,��✓ y; � 5 i -'� �� Y1 � �` � �� OO � �'/ � � ; � �� jcbv� o-� � 5�� y � �c � � �,1 co ►� c� �� e.-�-� s� �e. , �� / _ , s s � 1 S �j �Q �, �-O �- � �- _,.._ l ,r �m ;-�- -�o ✓ �-H' c�� r�c�c�,c- �. �. r c.��C��` � Q �^ 0 4 y� t^✓� � ��,,�, •� �"atf r fC '�!' � � fZ %2 ('! �, � .�"'�l� r \ � � '. -, F ' ,,'� .. - , . , ❑ PLI�,I�SF�, PROVIDI; PRC)Ol' OF OWNERSHIP FOR PROPER"i"Y ❑ PLL�,ASI: INDICATE ON PLr1NS LOCATION r�ND TYI'F, OF ALI, F,IISTING L��NI�SCt1PF, 'TRFLS, :�S WFI,L :�S �NY 'i'R�,LS TO I3I� PI.r�N'I'ED ON PROPI�RZ'Y (NO"lE: FRUI"1' 1REF,S AR1: NOT DF,FINF,D �'1S "I.ANDSCAPI? 'I'RI?I;S" PFR C.S. 11.06) THIS PRC)f I?CT WILL REQUIRF: I.ANDSCI�PI: "IREES DATF, PLANS REVIEWI?D RI?�'D;WF:D BY * ADDITIONAL INFORMATION REQUIRED , or�c�.r ,n.5 ca..��-� --��-- ��2�- — �bw �- C' �o�r � � ..�.�,�,,n Wl�r�� Y e v� e� c. UC' � ��:.a.� ��-� �- �