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Home My WebLink About2821 Tiburon Way - Staff Reportr Item # City of Burlingame Regular Action Hillside Area Construction Permit, Design Review and a Special Permit for a New Two -Story Dwelling With Attached Garage Address: 2821 Tiburon Way Meeting Date: 5/28/02 Request: Hillside area construction permit, design review and a special permit for a new two-story dwelling with an attached garage (C.S. 25.57.010, 25.61, 25.28.035,a). Applicant and Architect: Stewart Associates Property Owner: George Tan General Plan: Low Density Residential APN: 025-033-110 Lot Area: 8000 SF Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15303- Class 3- construction and location of limited numbers of new, small facilities or structures including (a) single-family residences not in conjunction with the building of two or more such units. In urbanized areas, up to three single - family residences may be constructed or converted under this exemption. Summary: The existing single -story house with attached garage will be demolished. The applicant is proposing a new two-story residence with an attached garage. With the proposed project, the floor area of the new house and garage will be 3520 SF (0.44 FAR) where 3660 SF (0.46 FAR) is the maximum allowed. The proposed dwelling has 4 bedrooms. The proposed attached garage provides 2 covered parking spaces where 1 covered space is required by the code for a 4-bedroom house. The applicant is requesting a special permit for an attached garage. All other zoning code requirements have been met. The applicant is requesting the following: • Design Review for a new two—story dwelling with attached garage; • Special permit (for an attached garage); and • Hillside Area Construction Permit. PROPOSED EXISTING ALLOWED/REQ'D SETBACKS Front (1st flr): (2nd flr): 17'-6" 20'-0" 15'-6" --- 16'-0" 20'-0" Side (left): (right): 8'-6" 12'-0" 17'-0" 5'-0" 7'-0" 7'-0" Rear (1st flr): (2nd flr): 23'-6" --- 21'-6" --- 15'-0" 20'-0" Lot Coverage: 2783 SF 35% 2216 SF 28% 3200 SF 40% Hillside Area Construction Permit, Design Review and a Special 2821 Tiburon Way Permit for a New Two -Story Dwelling With Attached Garage PROPOSED EXISTING ALLOWED/REQ'D FAR: 3520 SF 2216 SF 3660 SF 0.44 FAR 0.28 FAR 0.46 FAR Parking: no change 2 covered/ attached 1 covered/ attached (20' x 20') (10' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') # of bedrooms: 4 --- --- Height: no change 18'-7" 30'-0" DHEnvelope: complies --- see code * Special permit required (for an attached garage). Staff Comments: See attached. Planning staff would note that there were 2 letters from neighbors in opposition to the proposed project that were received prior to the study hearing and they are included in the this staff report (see letter from Kwock To and Rosario Wong, 2838 Arguello Drive and Sri Uton, 2815 Tiburon Way.) May 13, 2002 Design Review Study Meeting: At the Planning Commission design review study meeting on May 13, 2002, the Commission had the following concerns about the proposed project (May 13, 2002, Planning Commission Minutes): • entry shown on rendering has a heavy shadow line over the door, makes entry a predominant feature, entry is grandiose, shape of entry is not consistent with the neighborhood; need to scale back; • full bathroom on bottom floor next to bedroom with direct exterior access appears to be a possible second unit; should remove exterior door or shower in bathroom; • make sure that the lights shown at the front are not too bright and stand out; • applicant needs to address geologic survey/soils concerns; and • before action meeting erect story poles with netting in between. The Commission moved to place this item on the regular action calendar. The applicant submitted revised plans and a letter, date stamped May 16, 2002, in response the Commission's suggestions. The following changes were made to the plans or addressed in the letter: • the entry has been reduced in size from 68 SF to 55 SF; 2 Hillside Area Construction Permit, Design Review and a Special 2821 Tiburon Way Permit for a New Two -Story Dwelling With Attached Garage • the door to the guest room on the lower level has not been removed and the shower in the bathroom has not been removed; a fence has been added along the side of the property between the garage and the door to the lower floor; • the applicant submitted a geotechnical study, date stamped April 2, 2002, that will be submitted to the Building Department for review and approval before a Building permit is issued; • the roof height has been reduced by 6'-10" so that the proposed house will not exceed the height of the existing house; the height of the existing house has been surveyed and verified at 90.47; and • story poles will be installed by Friday, May 24, 2002. Staff would note that any lighting on the property will be subject to the City Illumination Ordinance (1477). 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 of the main dwelling and a ceiling height of greater than 6-0" in the basement, 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 3 Hillside Area Construction Permit, Design Review and a Special 2821 Tiburon Way Permit for a New Two -Story Dwelling With Attached Garage that is proposed is appropriate. Required Findings for a Hillside Area Construction Permit: Review of a hillside area construction permit by the Planning Commission shall be based upon obstruction by construction of the existing distant views of nearby properties. Emphasis shall be given to the obstruction of distant views from habitable areas within a dwelling unit (Code Sec. 25.61.060). Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include findings 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 16, 2002, sheets Al through A7 and L1, and that any changes to the footprint or floor area of the building shall require and amendment to this permit; 2. that any changes to the size or envelope of the first or second floors, 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 design review; 3. that the conditions of the City Engineer's and Recycling Specialists April 8, 2002, memos shall be met; 4. that the project shall comply with the proposed demolition and construction recycling ordinance recently approved by the City Council; that the roof ridge height of the new dwelling shall be verified by a licensed surveyor during the framing inspection to be no greater than 90.47 feet and the survey submitted to the City Engineer for verification, and that the surveyor shall provide a photographic survey at different angles conducted before and after the construction, and that if either the framing or photographs are different than the approved plans the construction shall be corrected or the project shall be reviewed by the Planning Commission; and 6. that the project shall meet all the requirements of the California Building Code and California Fire Code, 1998 edition, as amended by the City of Burlingame. Erika Lewit Zoning Technician c: Stewart Associates 11