HomeMy WebLinkAbout434 Bloomfield Road - Staff ReportItem No. 8a
Regular Action Items
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PROJECT LOCATION
434 Bloomfield Road
City of Burlingame
Design Review
Address: 434 Bloomfield Road
Meeting Date: March 25, 2019
Request: Application for Design Review for a second story addition to an existing single family dwelling and
new detached garage.
Applicant and Architect: J Deal Associates
Property Owners: Parshadi and Kaushal Shah
General Plan: Low Density Residential
APN: 029-181-200
Lot Area: 4,979 SF
Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (e)(2), which states that additions to existing structures
are exempt from environmental review, provided the addition will not result in an increase of more than 10,000
SF in areas where all public services and facilities are available and the area in which the project is located is not
environmentally sensitive.
Project Description: The subject property is a substandard corner lot that has frontages on both Bloomfield
Road and Lexington Way. For corner lots, the code defines the front of the property as the side with the shortest
linear frontage (C.S. 25.08.435). For this property, the front of the lot is the frontage facing Lexington Way even
though the street address and front entrance of the house is on Bloomfield Road.
The existing one-story house with an attached garage contains 1,971 SF (0.40 FAR) of floor area and has two
bedrooms. The applicant is proposing to add a new 727 SF second story. Also proposed is demolishing the
existing attached garage and building a new detached carport that is partially enclosed. An existing patio niche
on the exterior side of the first floor will also be removed and filled in with habitable space (14 SF). The existing
exterior side wall of the patio niche has a non-conforming side setback (5'-6" where 7'-6" is the minimum
required), however this exterior wall will not be demolished. With the proposed project, the floor area will
increase to 2,697 SF (0.54 FAR) where 2,743 SF (0.55 FAR) is the maximum allowed. The proposed project is
46 SF below the maximum allowed FAR.
The number of potential bedrooms is increasing from two to four. Two parking spaces, one of which must be
covered, are required on site. The new carport will provide one covered parking space (11'-3" x 20'-1" clear
interior dimensions) and one uncovered parking is provided in the driveway (9' x 20'). All other Zoning Code
requirements have been met.
The applicant is requesting the following application:
■ Design Review for a second story addition to an existing single family dwelling and new detached
garage (C.S. 25.57.010 (a)(2)).
Item No. 8a
Regular Action Item
This space intentionally left blank.
Design Review 434 Bloomfield Road
434 Bloomfield Road
Lot Area: 4,979 SF Plans date stam ed: Au ust 15, 2018
EXISTING PROPOSED ALLOWED/REQ'D
Front Sefback (1st flr): 15'-0" no change 15'-0" or block avg
_ (2nd flr): n!a _2_3'-8" _ _20'-0„
_.._ __ _ __ _.. _.... ....
Side Setback (interior): 5'-0" no change 4'-0"
(exferior): 5'-6" * no change 7'-6"
_ __.... _......... _...__ __..... _ _...._ . ........ _
Rear Setback (1st flr): 18'-9" 30'-9" ' 15'-0"
_ (2nd flr): n/a 42'-9" 20'-0"
_ __ _ _ __ _ _ __
Lot Coverage: 1,985 SF 1,976 SF 1,992 SF
39.9 % ' 39.7 % 40 %
_ _ _........ _:.. _ _ . _ _ _ ___ _ ......... ..........
FAR: 1,971 SF 2,697 SF 2,743 SF'
0.40 FAR 0.54 FAR 0.55 FAR
_....__._ _ _._ . ......._._ __ __.. _._. _._
# of bedrooms: 2 4 ---
_ : _ : _ _. .
1 covered 1 covered 1 covered
(10'-9" x 20' clear interior) ;(11'-3" x 20'-1" clear interior) (10' x 20' clear interior)
Off-Street Parking: no uncovered parking* ; 1 uncovered 1 uncovered
_ _ ___ _ __ __.
(9' x 20') _ : __ . .. ..�9' x 20)
Building Height: 21 '-4" 28'-6" 30'-0"
DH Envelope: n/a complies CS 25.26.075
'(0.32 x 4,979 SF) + 900 SF + 250 SF = 2,743 SF (0.55) FAR
* existing non-conforming
Staff Comments: The proposed project was originally scheduled for Action on the August 27, 2018 Planning
Commission meeting. But the project was continued at the request of the property owners. No changes to the
revised plans have been made since they were submitted on August 15, 2018. The applicant and designer have
submitted a response letter (dated February 15, 2019) to explain the changes shown on the revised plans (see
attachments).
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on June 25, 2018,
the Commission had several comments and suggestions regarding this project and voted to place this item on
the regular action calendar when all information has been submitted and reviewed by the Planning Division (see
attached June 25, 2018 Planning Commission Minutes).
Listed below is a summary of the Planning Commission's comments and suggestions:
• Existing house has funky charm, proposed project is missing quirkiness and detail of existing house;
• Needs more articulation and charm that replicates what's there, maybe replication of gable vents or
deep recessed windows so it isn't just a box;
• Agrees with letter from neighbor - tough project to start with;
o West front elevation — two planes in fa�ade; roof unnecessarily complicated;
o New south elevation - the entire box that's intersecting lower mass of building is asymmetrical
where ought to be symmetrical;
• New gable vent doesn't relate to current gable vent;
• Original chimney better;
• Tapering of walls and soft curves on first floor may be repeated on second floor;
�
Design Review
No consistency in shapes and sizes of windows; and
Tie together better.
434 Bloomfie/d Road
The applicant submitted revised plans date stamped August 15, 2018, to address the Planning Commission's
comments and suggestions. Revisions include shifting the second floor back by 3'-8" and demolishing the
existing attached garage, making the second floor more centered. The applicant has also added more
articulation to the second floor elevations and created more consistency among the new and existing gable vents
and between the first and second floor windows (includes recessed windows). Wall details on second floor have
also been added to match the shape and curves present on the existing first floor.
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 addition (featuring
a combination of hip and gable roofs, proportional plate heights, wood and stucco siding, composition shingle
roofing and recessed windows) 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, therefore 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
August 15, 2018, sheets A1.1 through A4.1, G1, SF, and L1;
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 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;
3
Design Review
434 Bloomfield Road
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
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. 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. J Deal Associates, applicant and designer
Parshadi and Kaushal Shah, property owners
Attachments:
June 25, 2018 Planning Commission Minutes
Applicant's Letter of Response, dated February 15, 2019
Application to the Planning Commission
Planning Commission Resolution (proposed)
Notice of Public Hearing — Mailed March 15, 2019
Area Map
4
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City of Burlingame
Meeting Minutes
Planning Commission
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Monday, June 25, 2018
7:00 PM
Council Chambers
b. 434 Bloomfield Road, zoned R-1 - Application for Design Review for a second story
addition to an existing single family dwelling with an attached garage. (J Deal Associates,
applicant and designer; Parshadi & Kaushal Shah, property owners) (63 noticed) Staff
Contact: 'Amelia Kolokihakaufisi
Attachments: 434 Bloomfield Rd - Staff Report
434 Bloomfield Rd - Attachments
434 Bloomfield Rd - Plans - 06.25.18
All Commissioners had visited the project site. There were no ex-parte communications to report.
Senior Planner Keylon provided an overview of the staff report.
There were no questions of staff.
Chair Gaul opened the public hearing.
Jerry Deal, J Deal Associates, represented the applicant, with property owners Parshadi and Kaushal
Shah
Commission Questions/Comments:
> What's happening with the triangular window on the Lexington side7 Is it being replaced? (Deal: The
existing windows are all metal sash and not operating well. Leaving the recess but will put new windows
into those areas. Trying to �eplace almost all of the windows, except for one on the back side.)
> The same type of siding is being used on the gable ends? (Deal: Yes.)
> (Deal: Tree clarification: One of the trees is listed as a flowering plumb, but it's actually a blossoming
cherry tree. It would count towards the tree requirement since it is not a fruit tree. The other two are Crepe
myrtles, but would rather have something other than those. Can change those for the next meeting.)
Public Comments:
There were no public comments.
Chair Gaul closed the public hearing.
Commission Discussion:
> Project is straightforward, integrates well.
> It is a challenging house to add a second story to.
> Not sure how to add to the project given the idiosyncrasies of the existing house.
> Does not have the charm and detail of the existing house - the deep recessed windows, the flair on the
base of the front elevation.
> OK with the basic program and massing, but needs some more articulation and charm to replicate
City of Burlingame page 1 Printed on 7/19/2018
Planning Commission Meeting Minutes June 25, 2018
some of what is already there. Perhaps replication of the gable vents, or deep recessed windows .
Otherwise it's just a box on top of the house.
> Feels very box-like. Concern with the east elevation, looks like a box on top of a box.
> Charm has disappeared. Could repeat some of the tapering/soft curves on the upper floor. The
horizontal siding element on the existing house could possibly be added to the upstairs as well. Othenvise
does not see the upstairs tying in with the lower floor.
> New gable vent does not relate to the current gable vents.
> There is not consistency with the shapes and sizes of the windows.
> Needs to be tied together better.
Commissioner Loftis made a motion, seconded by Commissioner Sargent, to bring the item back
on the Regular Action Calendar when revisions have been made as directed. The motion carried
by the following vote:
Aye: 7- Sargent, Loftis, Kelly, Comaroto, Gaul, Terrones, and Tse
City of Burlingame page 2 Printed on 7H9/2018
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J Deal Associates / JDA
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E-mail:
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Burlin�;amc, CA 94010
650-697-1370
office ,jdealassociates.com
www jdealassociates.com
2-15-2019
CITY OF ►3U6�LINGAME:
CC'�^-�I_F�r,�nl!NG rlv
Residential Design
Studio:
Additions / Remodels
Custom Home Designs
Interior Design / Remodels
' �: ner<��� C'onse►�,�ation ' Gi•een
To: Burlingame Planning Commission
Re: Revised application for
434 Bloomfield
The project for 434 Bloomfield has been completely reviscd. Cl�anges were asked of the original application which
was diificult due to the limited square footage available for the second floor and the original home having a different
character on each elevation.
In order to improve my design alternatives I suggested to the clients that they remove the existing garage and build a
new detached garage. This would free up additional square footage which could be added to the second floor. The
revised design incorporates that additional square footage into the new second floor.
Yes, as one commissioner stated "It is a challenging house to add a second story to. Not sure how to add to the
project given the idiosyncrasies of the existing house". We believe the revisions as listed below make this an
approvable project.
The square footage of the second floor has been increased from 504 sf to 727 sf.
West Elevation / Front:
1. Base of the second floor master bedroom has been flared to match the lower floor.
2. Balcony has been added to create detailing and interest.
3. Windows of the second floor have been increased in size to better emulate those of the first floor.
4. Square footage of the second floor increases the prominence of the second floor
South Elevation / Right side:
1. The second floor window has been recessed to more closely resemble that of the lower floor
2. Gable ends have wood siding to match the lower floor gables
3. Additional wood siding has been added to one of the second floor gables which extends the wood siding
downwazd to emulate the first floor.
4. Square footage of the second floor increases the prominence of the second floor
East Elevation / Rear:
1. Square footage of the second floor increases the prominence of the second floor
2. Windows of the second floor forn� a better representation of the lower windows
3. �xterior wood siding has been added to the second floor to emulate the first floor
4. Base of the second floor has been flared to match detail of the front elevation
North Elevation / Left side:
1. Square footage of the second floor increases the prominence of the second floor
2. Gable ends have wood siding to match the lower floor gables
3. Additional wood siding has been added to one of the second floor gables which extends the wood siding
downward to emulate the first floor.
4. The garage and its awkward sloping roof has been removed and a new detached garage is now shown
New Detached Garage:
1. Gable ends match those of the existing house
Thank you,
Jerry Deal
Principal
J Deal Associates
* �
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COMMIJNIT1f DEVELOPNIENT DEPARTMENT • 601 Pk��xtose Ro� • BURLMdOAME, CA i/010
p: 660.66a.7260 • t: a60.�6.3780 • www.burlln�am�.o�p
APPLICATION TO THE PLANNING COMMISSION
Typ� ot applkaUon:
� Design Review O Va�lanue
D Conditional Uae P� 0 Special PermR
� Paroel #: 029-181-200
O Otf�er.
PROJECT ADDRESS: 4� BLOOMFIELD ROAD
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p�; (650) 697 -1370
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N�; PARSHADI & KAUSHAL SHAH
q���: 434 BLOOMFIELD ROAD
��y���: BURLINGAME, CA, 94010
�e: (650) 224-0842 (Parshadi)
(415) 33�6867 (Kaushal)
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* Burtin�ame Business Uoenae �: 05755
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PROJECT DESCRIPTION: First Floor remodel � second floor addition
AFFADAVtT/BKiNATURE: I hereby cefily under penalty d perjury tl�at ihe intormation pivsn heroin is true and oorred bo Ih�
best of my knowledge ana Delief.
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RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Desi n
Review for a second story addition to an existing sinqle familv dwellinq at 434 Bloomfield Road, zoned
R-1, Parshadi and Kaushal Shah, propertv owners, APN: 029-181-200;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on March
25, 2019, 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 (e)(2), which states that additions to existing structures are
exempt from environmental review, provided the addition will not result in an increase of more
than 10,000 SF in areas where all public services and facilities are available and the area in
which the project is located is not environmentally sensitive, is hereby approved.
2. Said Design Review is approved subject to the conditions set forth in Exhibit "A" attached
hereto. Findings for such Design Review, is 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.
Chairperson
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 25th dav of March, 2019 by the following vote
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review
434 Bloomfield Road
Effective April 4, 2019
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped August 15, 2018, sheets A1.1 through A4.1, G1, SF, and L1;
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 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 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;
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review
434 Bloomfield Road
Effective April 4, 2019
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: 434 BLOOMFIELD ROAD
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, MARCH 25, 2019 at
7:00 P.M. in the City Hall Council Chambers, 501 Primrose
Road, Burlingame, CA:
Application for Design Review for a second story addition to
an existing single family dwelling and new detached garage at
434 BLOOMFIELD ROAD zoned R-1. APN 029-181-200
Mailed: March 15, 2019
(Please refer to other side)
PUBLIC HEARING
NOTICE
CITY OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
���'�""'�'}""^'�-,�' �-r-�-•
Cit,v of Burlinc,�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.
Kevin Gardiner, AICP
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other side)
434 BLOOMFIELD RD
300' Radius
APN 029.181.200
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