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Home My WebLink About28 Bloomfield Road - Staff Report1 � � � Item No. 7a Consent Calendar PROJECT LOCATION 28 Bloomfield Road City of Burlingame Design Review and Special Permit Address: 28 Bloomfield Road Request: Application for Design Review and Special Permit for declining height envelope for a new, two-story single family dwelling with a detached garage. Applicant and Architect: James Chu, Chu Design Associates Property Owner: 28 Bloomfield LLC General Plan: Low Density Residential 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-family 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-family residences as part of a project. Project Description: The subject property is an interior lot and the applicant is proposing to demolish an existing one-story house and detached garage to build a new, two-story single family dwelling with a detached garage. The proposed house will have a total floor area of 4,013 SF (0.51 FAR) where 4,020 SF (0.51 FAR) is the maximum allowed (including 197 SF covered porch exemption). The new single family dwelling will contain five bedrooms. Three parking spaces, two of which must be covered, are required on-site. Two covered parking spaces are provided in the detached garage (20' x 20' clear interior dimensions); one uncovered parking space (9' x 20') is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. The applicant is also requesting a Special Permit for the second floor to extend 37 SF (0'-9" x 49') beyond the Declining Height Envelope along the left side of the property. All other Zoning Code requirements have been met. The applicant is requesting the following applications: ■ Design Review for a new single family dwelling and detached garage (C.S. 25.57.010 (a) (1)); and Item No. 7a Consent Calendar Meeting Date: August 13, 2018 APN: 029-183-010 Lot Area: 7,875 SF Zoning: R-1 ■ Special Permit for declining height envelope (37 SF along the left side property line extends beyond the declining height envelope (C.S. 25.26.035 (c)). 28 Bloomfield Road Lot Area: 7,875 SF Plans date stamped: June 21, 2018 SETBACKS PROPOSED ALLOWED/REQUIRED Front (1st flr): Side (left): (right): Rear (1st flr): (2nd flr): ___ Lot Coverage: _..._ ......... 20'-0" 25'-0" _ 5'-0" 10'-0" 63'-6" 83'-6" 2,754 SF 35% 19'-3" (block average) 20'-0„ ._ _......... __ _ _.. 4'-0" 4'-0" ._ ___ _ _ _ 15'-0" 20'-0" _ : ......_ _ _ _ 3,150 SF 40% __ _. __ ......... Design Review and Special Permit SETBACKS FAR: # of bedrooms: PROPOSED 4,013 SF 0.51 FAR _ _ _ _._... 5 _ __ _ 28 Bloomfield Road ALLOWED/REQUIRED 4,020 SF' 0.51 FAR __. Off-Street Parking: 2 covered 2 covered (20' x 20' clear interior) (20' x 20' clear interior) 1 uncovered 1 uncovered (9' X 20') _ ......... ........__ �9� X �...Q.�) ___....... _ _ _.... . ........ Building Height: 26'-6" 30'-0" __ _. _ _ _ ;_ _ _ _ _....... DH Envelope: 37 SF (0'-9" x 49') Special Permit encroachment along left side (C.S. 25.26.035 (c))z '(0.32 x 7,875) + 1,100 + 400 SF = 4,020 SF (0.51) FAR z A structure in the R-1 District that encroaches into the DHE requires approval of a Special Permit (CS 25.26.035 (c)). Staff Comments: None. Design Review Study Meeting: At the Planning Commission design review study meeting on July 9, 2018, the Commission stated that the overall design fits in well with the neighborhood and that the architectural style respects the original style of the existing house. The Commission also noted that the encroachment into the declining height envelope is justified and voted to place this item on the consent calendar (see attached July 9, 2018 Planning Commission Meeting Minutes). No changes to the design of the project were suggested by the Commission. 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; Respect for the parking and garage patterns in the neighborhood; Architectural style and mass and bulk of structure; 4. InterFace of the proposed structure with the structures on adjacent properties; and 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 project (featuring a combination of hip and gable roofs and dormer, composition shingle roofing, proportional plate heights, and roof eave braces) is compatible with the existing house and character of the neighborhood and that the windows and architectural elements of the proposed structure are placed so that the structure respects the interface with the structures on adjacent properties; and that the proposed landscape plan incorporates plants, hedges and trees at locations so that they help to provide privacy and compatible with the existing neighborhood, therefore the project may be found to be compatible with the requirements of the City's five design review criteria. Design Review and Special Permit 28 Bloomfield Road Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.51.020 a-d): (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 requirements, and the mitigation for the removal that is proposed is appropriate. Special Permit Findings: That because the subject property slopes down from the street, the point of departure for the declining height envelope along the left side of the house is 2'-3" below the finished floor of the house which causes the declining height envelope to extend into the house at a lower elevation; that the proposed second floor wall along the left side property line extends 0'-9" beyond the declining height envelope and is considered a minor encroachment into the declining height envelope; and the architectural style will be maintained and is consistent with the residential design guidelines, the project may be found to be compatible with the special permit 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: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped June 21, 2018, sheets A.1 through A.6, N.1, L.1, and L.2; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or rype of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staffl; 3. that any changes to the size or envelope of the 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 or 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 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 Design Review and Special Permit 28 Bloomfield Road 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, 2016 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: 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. 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; 12. 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 13. 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. `Amelia Kolokihakaufisi Associate Planner c. James Chu, Chu Design Associates, applicant and designer 28 Bloomfield LLC, property owner Attachments: July 9, 2018 Planning Commission Meeting Minutes Application to the Planning Commission Special Permit Application Letter of Explanation dated July 3, 2018 Neighbor Letter of Support — Received July 6, 2018 Planning Commission Resolution (proposed) Notice of Public Hearing — Mailed August 3, 2018 Area Map 4 � CITY �� ; � � �o - � i�; � u-�i � a ��o — � Q.o City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, July 9, 2018 7:00 PM Council Chambers a. 28 Bloomfield Rd, zoned R-1 - Application for Design Review and Special Permit for declining height envelope for a new, two-story single family dwelling with a detached garage. (James Chu, Chu Design Associates, applicant and designer; 28 Bloomfield LLC, property owner) (66 noticed) Staff Contact: 'Amelia Kolokihakaufisi Anachments: 28 Bloomfield Rd - Staff Reqort 28 Bloomfield Rd - Attachments 28 Bloomfiled Rd - Plans - 07.09.18 All Commissioners had visited the project site. Commissioners Sargent and Comaroto were recused as both have financial interests in the property. Planning Manager Hurin provided an overview of the staff report. There were no questions of staff Chair Gaul opened the public hearing. James Chu, Chu Design Associates, represented the applicant. Commission Questions/Comments: > None. Public Comments: There were no public comments. Chair Gaul closed the public hearing. Commission Discussion: > Likes the design, fits in well with the neighborhood. >Appreciatess that the design is reaches back to the era of the original. > Retaining the palm trees in the front is a nice touch. > The slight encroachment into the declining height envelope is justified given the style of the four-square house. > Feels like the old house is being lifted up. The dormer and front porch columns are reminiscent of the existing. > Large lot, and the house will not overwhelm the site. Will have a nice back yard, and the Hollywood driveway is a nice touch. > Nice application. Commissioner Loftis made a motion, seconded by Commissioner Terrones, to place the item on City of Burlingame Page 1 Printed on 7/13/2018 Planning Commission Meeting Minutes July 9, 2018 the Consent Calendar. The motion carried by the following vote: Aye: 5- Loftis, Kelly, Gaul, Terrones, and Tse Recused: 2- Sargent, and Comaroto City of BuAingame page 2 Printed on 7H3/2018 �� f1tJRLINGAMf. COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: D�✓ � �� L� Design Review ❑ Variance ❑ Parcel #: ❑ Conditional Use Permit Lf Special Permit ❑ Zoning / Other: PROJECT ADDRESS: � �� APPLICA T PROPERTY OWNER . Name: (�/) Il��l� Name: �.5� B1L�v✓i�l-r �� -� Address:� YY •" Tv r_v v Address: I S 3`f I��Z� �-�� #� 3 Z City/State/Zip: ��`I ''��City/State/Zip: C� �/( = Phone�i��. �=i�� J b�� Phone: (�,�C� � 3 �t � — � ��7 E-mail: �1 1 � � •E-mail: Scw .2�i�cd�5 V �''/�G7�i ' ARCHIT� E IGNER Name: �� Address City/State/Zip: Phone: � � E-mail: Burlingame Business License #: 2� '4� �� AFFIDAVITISIGNATURE: I hgre best of my knowledge and beiief. Applicant's signature: � f I am aware of the pro sed appli Commission. Property owner's signature: Date: S/��/�� Date submitted: GQ �� Sryn�� " � �i L�1� ilr\� J 1' fi' t,- __' ^ i r, '.''' f,- �= ,�'..:_, tify under penalty of perjury that the information given herein is true and correct to the fl' - Date: 1 and hereby authorize the above applicant to submit this application to the Planning 5: �HANDOUTS�PC Applicafion. doc Authorization to Rearoduce Proiect Plans: I hereby grant the City of Burlingame the ty o reproduce upon request and/or post plans submitted with this application on the City's website as pa P ning approval process and waive any claims against the City arising out of or related to such acti ` (Initials of Architect/Designer) This Space for CDD Staff Use Only � Project Description: •. _ , , � � � �.. . ' �. � � � . � �, , - , . , t M1 � • • �1 � � t • � � • ' • , � .j �� " ,� �'; � i � • • - . . , Key: � � � . Abbreviation CUP DHE DSR E N SFD SP ' • . •. � � . . • t . � . , . •, - , , Term Conditional Use Permit Declining Height Envelo CJesign Review Exist-� New Single Family Dwelling Special Permit . ' CITY OF BURLINGAME SPECIAL PERMIT APPLICATION Request for Declining Height Envelope Encroachment ` z,;, � l' OF BURLINGAME ��-PI_n.;��^lI�G Q!�/. The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.50). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. Explain why the blend of moss, 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. This neighborhood is a mix of single story and two story homes with no defining architectural style. There are several examples of the four-square style in the neighborhood - including the current house at 28 Bloomfield Road — which are consistent with our design. We have rooted the design of our proposed project in that of the current house by including several elements of the existing house into our project: a false dormer at the front, three-drop siding around the first floor, and a generous front porch accented by round columns. We have maintained the existing pattern of a driveway on the right side with a detached garage at the rear of the property. On the left side, which is the location of the DHE encroachment, the neighboring driveway and detached garage maintain separation between our house and that of the neighbor, minimizing the impact of the declining height encroachment. By lowering the finished floor the new house by two feet, we have been able to keep the ridge height more than two feet below the 30 feet by-right height limit, further minimizing the declining height encroachment. 2. Exp/ain how 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. There are several shingle and clapboard style homes in the neighborhood as well as four-square ones. We feel that this home will add to the character of the neighborhood because a number of the adjacent two story homes were not subject to the design guidelines and have an oversized impact on surrounding homes. Its well-articulated design and the use of the highest quality materials will make this home a great addition to the neighborhood. The low-slope of the roof pitch is typical of the four-square houses in the neighborhood and helps reduce the impact of the new two-story house on the neighborhood. The detached garage at the rear of the property and the large front porch will help to promote connection between the home's owners and the surrounding neighborhood. 3. How will the proposed project be consistent with the residential design guidelines adopted by the city (C.S. 25.57J? The detached garage placed at the rear of the property creates separation between neighboring houses and promotes community. This house proposes to take its place in the neighborhood by drawing on the clean lines and simplicity of the existing four-square house and reinforces them by using high quality materials such as clad wood windows with simulated true divided lights, cedar shingles and wood siding, and stone pavers in the driveway. Also, the generous front porch emphasizes the human scale of the house while promoting interaction between neighbors. A sense of human scale is also promoted by lowering the finished floor height to two feet which also allows us to keep the overall building height more than two feet below the maximum building height. In the past, the Planning Commission has granted DHE encroachment special permits to allow applicants to remain true to traditional designs. We believe this application falls squarely in this category. Further, the pattern of detached garages with corresponding driveways serves to reduce the impact of our request. 4. Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. No protected-sized trees will be removed as part of this application. 28 Bloomfield LLC 1534 Plaza Lane #132 Burlingame, CA 94010 July 3, 2018 Mike Gaul Chairman Burlingame Planning Commission 501 Primrose Road Burlingame, CA 94010 Dear Chairman Gaul: We are excited to present to you our proposal for a new home at 28 Bloomfield Road. In developing our plan we have kept several objectives in mind: Design a house that would fit the diverse architectural styles of the Lyon-Hoag neighborhood; Honor the design of the current four-square house on the site; and make a positive contribution to the fabric of the neighborhood in which it sits. We believe the two-story, four-square design meets these objectives since it's a style that can be seen in many of the original houses throughout the Lyon-Hoag neighborhood. The design also incorporates a number of design features of the original house at 28 Bloomfield Road including 3-drop wood siding and a large front porch accented by large round columns. And finally, the large front porch and detached garage help create the kind of connection between the owners of this house and the surrounding neighborhood that Burlingame is known for. In submitting our application for design review, we have also requested a special permit for an encroachment into the declining height envelope (DHE). By making this request we are able to fully realize the four-square design and do full justice to the simple symmetry of this traditional Burlingame design. We believe that this is the type of special permit request that the commission frequentty approves since it allows us to maintain the integrity of this traditional design, and because the encroachment is mitigated by the driveways on both sides of the house that serve to create greater than normal separation between the neighboring houses. Thank you for considering our application, and we look forward to presenting it to you on July 9tn Sincerely, I� Manager 07.09.18 pc meeting ; Item 9a > ` '�.: � :% _ 28 Bloomfield Road �, , Page 1 of 1 � RECEIVED JUL 06 2018 CITY OF BURLINGAME CDD — PLANNING DIV. From: jjpf@pacbell,net [mailto:iipf@pacbell.net] Sent: Thursday, July 05, 2018 9:06 PM To: CD/PLG-Amelia Kolokihakaufisi <ameliak(c�burlin�ame.or�>; GRP-Planning Commissioners <Plannin�CommissionersC�burlin�ame.or�> Subject: 28 Bloomfield Road, proposed plans Dear Planning Commissioners, 28 Bloomfield Road is located just around at the corner from my home. The original charming, cottage-like four-square home has always been one of my favorites, and one of the very few that has been left relatively intact throughout the years. The home conveys early Lyon & Hoag, including the two original palm trees adorning its front yard. Therefore, I want to express my full support for the gracious design of the new four-square home that will replace the original. Mr. Chu and Mr. Sargent have done a really beautiful job of choosing a style that fits the setting and will be an asset to the neighborhood. I am also grateful that they plan to retain the lovely mexican fan palms that appear to be in good condition, but will need lots of water and protection during construction. Thank you for your consideration. Sincerely, Jennifer Pfaff Bayswater Avenue � RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, AND SPECIAL PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, an application has been made for Desiqn Review and Special Permit for new, two-story sinqle familv dwellinq at 28 Bloomfield _Road, Zoned R-1, 28 Bloomfield LLC 1534 Plaza Lane #132 Burlinqame, CA, 94010, propertv owner, APN: 029-183-010; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on AUqUSt 13, 2018, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures, including one single-family residence, or a second dwelling unit in a residential zone, is exempt from environmental review, is hereby approved. 2. Said Design Review and Special Permit was approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review and Special Permit are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 13th dav of Auqust, 2018, by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Design Review and Special Permit 28 Bloomfield Road Effective August 23, 2018 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped June 21, 2018, sheets A.1 through A.6, N.1, L.1, and L.2; 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 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 or 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 construction plans shall approval adopted by the remain a part of all se Compliance with all con not be modified or chan Council on appeal; a building permit for construction of the project, the project be modified to include a cover sheet listing all conditions of Planning Commission, or City Council on appeal; which shall ts of approved plans throughout the construction process. ditions of approval is required; the conditions of approval shall ged without the approval of the Planning Commission, or City 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, 2016 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: 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 EXHIBIT "A" Conditions of Approval for Design Review and Special Permit 28 Bloomfield Road Effective August 23, 2018 professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. 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; 12. 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 13. 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. . CITY OF BURLINGAME .>. �' '� COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD � '.:,.;,;, � BURLINGAME, CA 94010 �;''° � ;` ' . PH: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 28 BLOOMFIELD ROAD The City of Burlingame Planning Commission announces the following public hearing on MONDAY, AUGUST 13, 2018 at 7:00 P.M. in the City Hall Council Chambers, SOl Primrose Road, Burlingame, CA: Application for Design Review and Special Permit for declining height envelope for a new, two-story single family dweliing with a detached garage at 28 BLOOMFIELD ROAD zoned R-1. APN 019-293-250 Mailed: August 3, 2018 (Please refer to other side) PUBLIC HEARING NOTICE Citv of Burlin_ ame A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. 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. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Director PUBLIC HEARING NOTICE jPlease refer to other side) g. �A � �, / w/� ��L � � � � � �'�^ � �� a � � � � ` �r � � � � F � 4 j ��Y ,• � �►. ' '"�� "' , ��a'�� r �` '` `"�� '� �` ;C� :�.., `� i'�.�� /.� t � ,,a►` �/' � f �� . � � �'�.e�� .`f � � � �y+�'` �' r ' � ' . �/ �,�� Y � � 4 � '"�+. C, �� .'._:• ��`• I�; ''.�i�Ru.�t �� .�. � �, �ti'� }� .� w "7� Yr - � .� },, w A , a� - ♦ ' - 'T�% `� �� . 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T `';e►' �`�.�jy��:: '��. �` � , `'`%,, i� � a, • � `�/i� 1 � . �' � ! ♦ . w /� � . � ,` �' tif . V �! " � � * � *. � ,, • � y ,� r` j� ,�' '' �.� �, �� , i � / `� � � '+� �• i'�. � • n� ••w+► Y r �`, �. � s 28 Bloomfield Road, R-1 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Project Address: 28 Bloomfield Road Description: New two-story single family dwelling and detached garage. Date of Plans: May 16, 2018 Lot Area: 7,875 SF Zoning: R-1 Please address all items marked with a"► " symbol. 1. Design Review (Code Section 25.26.040 and 25.57.010) • The proposed new, two-story single family dwelling is subject to Design Review. Application has been submitted. 2. Setbacks (Code Section 25.26.072) ' Proposed Allowed/Required ', ; Front (15t Floor): ♦ 20'-0" . 19'-3° (block average) �2�d FIoOP): ; 25'-0�� ,, 20'-0" ' Side (left): • 5'-0" . 4'-0" , '; (right): ; 10'-0" 4'-0" _ _ . _ _ _ ___ _._ _ ; ' Rear (15i Floor): 63'-6" 15'-0" _ �2ne Floo�): 83'-6" _ _ _ 20'-0" ■ The proposed project complies with setback regulations. 3. Lot Coverage (Code Section 25.26.065) 40% x 7,875 SF = 3,150 SF inaximum allowed _ _ ' Proposed ' AllowedlRequired ; Lot Coverage: ' 2,754 SF ' 3,150 SF ', 35% ' 40% ' • The proposed project complies with lot coverage regulations (calculations are attached). 4. Floor Area Ratio (Code Section 25.26.070) (0.32 x 7,875 SF) + 1100 SF + 400 SF = 4,020 SF inaximum allowed (0.51 FAR) __ _ Proposed Allowed/Required Floor Area Ratio: 4,013 SF 4,020 SF , ' 0.51 FAR 0.51 FAR ' • The proposed project complies with floor area ratio regulations (calculations are attached). 1 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 5. Building Height (Code Section 25.26.060) Average top of curb: (100.08' + 100.3')/2 = 100.19' Proposed: 100.19' + 26.5' = 126.69' (26'-6' above average top of curb) Allowed: 100.19' + 30.0' = 130.19' (30'-0" above average top of curb) • The proposed project complies with building height regulations. 6. Declining Height Envelope (DHE) (Code Section 25.26.075) Points of Departure - Left Side: (100.14' + 97.35')/2 = 98.75' - Right Side: (100.4' + 97.68')/2 = 99.04' • The proposed second floor wall extends beyond the declining height envelope along the left side of the property. With exception per Code Section 25.26.075(b)(5) (existing average grade and finished floor), the 3� measurement above the property line can be taken at 14 feet which would make the encroachment�SF (0' 9„ x 49'-0"). A Special Permit is required to encroach into the declining height envelope. Application has been submitted. 7. Off-Street Parking (Code Section 25.70.030) 5 bedrooms proposed. Proposed: 2 covered (20' x 20' clear interior dimensions) + 1 uncovered (9' x 20') Required: 2 covered (20' x 20') + 1 uncovered (9' x 20') • The proposed project complies with off-street parking regulations. 8. Accessory Structure (Code Section 25.60.010) • Proposed overall building height is 12'-8" (15'-0" maximum allowed). • Proposed plate height is 8'-7" above grade (9'-0" maximum allowed). • Proposed window is located 10'-3" from rear property line (10'-0" minimum required). • Proposed structure is 427 SF (600 SF inaximum allowed). • Proposed detached garage is exempt from setback requirements because it is located within the rear 30% of the length of the lot (Code Section 25.26.073). Comments continued on next page. City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 9. Landscaping (Code Section 11.06.090) • Based on calculated FAR (4,013 SF), four landscape trees (non-fruit or nut bearing) are required on the property. The proposed project complies with landscaping requirements since there are two existing trees to remain and three proposed landscape trees to be planted. End of Comments Please contact `Amelia Kolokihakaufisi if you have questions regarding these plan check comments: ameliak(a�burlinqame.org or (650) 558.7216. City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Project Address: 28 B/oom�eld Road Lot Size: 7, 875 SF _ ... ..__.. _._.... _._._.__._ _.._._._ �.__ _ _ _..__ ..._._.._.._. _ _... _ ........... . ................ ......... Date of Plans: May 16, 2018 ' Zoning District: R-1 _. _..._ ___.. .. _ _ _.._...._ . ........ . ...._.._... ._� ____..... . . ... __... Lot Coveraqe. .40 x 7.875 SF 3,150 SF inax allowed __ . _ _. . _. _ _ .._.. ...._ ...._. _......... . .. .----. . ....--- . �_....lY.{. /� .� l ..-. _ ��r�. � t . . ........ f.-_. ` ..,j - , , i � ( � i'� � 1. � ( �� ( J 1 �. + ( L . . , i ......__ ... . ..�... . }Lt. � . }� � .. .. _ .-._. _ .. ._ \ ....._..� r _ ...._.. _._ . _ . '1 . _ _"__ ... . .. .. , ......�.... ._ _��9. ..� ^ I I ` � . , �. „__. 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