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Home My WebLink About628 Trenton Way - Staff Report (2)0 0 Item No. 9c Design Review Study �� ,_ �� . 5� " � � . , t _. � � � _ � .� ��' � � .� . � 5x,rt 5 - cdC. ° ,, f - — � ; j" ': y� �'^ : . ., I � �.�-I 1' 1 ' '.._ ! � {� _: , __. I.�.�...e..,....�.... '-, . . ��r .; °��'-,i� - �,l._ '� - �„� .. . ._ t ._ - - -�._ .. .. , _ `'" '` � '. `. .. - � _ . � i - - ^ �_ `� � �� Y. s, , ; ry. �'s�.�c�� ..�.. -.K `_ "__ �--�' --� � � �� .: W; --..- .�H� r �. � � �°s � _�..� . >, . : � _ _'�� ..- -, , x..�_..:.: . . _� � � � ,; �t �� .�. �� ax ��`�z _ _ � _ _ . - - - -- _ .___ _ _ . _ ._ _ ._ �t� , .,..k�, � . . .� . � .�,� �,., :,- � � � - _,� __ _ , , � _-- — == .- .--__ - . .� � � l -� � � � � : ; �:-�- , tir,�� r , - ' - _ �� `" �. - � � � � �- x�z � y -�y 3 ':� �� r iq " �� 9 y .i = � � l�� 5 P � � � � 4 � , _ , �.' .�- i � PROJECT LOCATION 628 Trenton Way City of Burlingame Design Review and Special Permits Item No. 9c Design Review Study Address: 628 Trenton Way Meeting Date: August 24, 2015 Request: Application for Design Review and Special Permits for an attached garage and basement ceiling height for a new two-story single family dwelling and attached garage. Applicant and Architect: Toby Long, Toby Long Design APN: 029-165-140 Property Owners: Charlotte Payton and Greg Smelzer Lot Area: 5,000 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The proposal includes demolishing an existing one-story house and attached garage to build a new, two-story single family dwelling with a basement and attached garage. The proposed house and attached garage will have a total floor area of 2,699 SF (0.54 FAR) where 2,700 SF (0.54 FAR) is the maximum allowed (including covered porch and basement exemptions). The proposed project is 1 SF below the maximum allowed FAR and is therefore within 1% of the maximum allowed FAR. The proposed two-story house will have a 600 SF basement. The applicant is requesting a Special Permit for a basement ceiling height of greater than 6'-6", where the proposed basement ceiling height is 8'-0". The top of the finished floor above the basement is less than 2'-0" above existing grade and therefore the basement floor area exemption applies to this s�ace. A total of 600 SF has been deducted from the FAR calculation (the maximum allowable exemption is 700 SF). The proposed attached garage provides two code-compliant covered parking spaces for the proposed four- bedroom house (two off-street parking spaces are required for a four-bedroom house, one of which must be covered). There is one uncovered parking space (9' x 20') provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following applications: ■ Design Review for a new, two-story single family dwelling and attached garage (CS 25.57.010 (a) (1)); ■ Special Permit for an attached two-car garage (CS 25.26.035 (a)); and ■ Special Permit for a basement ceiling height that is greater than 6'-6" (8'-0" ceiling height proposed) (CS 25.26.035 (fl). Intentionally left blank. Design Revrew and Special Permrts 628 Trenton Way 628 Trenton Way �ot Area: S,UUU 5� Plans date stamped: Au ust 13, 2015 PROPOSED ALLOWED/REQUIRED SETBACKS Front (1sf flr): 15'-2" 15'-2" (block average) (2nd flr); 26'-1 " 20'-0" (attached garage): 29'-2" 25'-0" for two single-wide garage doors _..._.........._ .................._........_........._..........._........................................_._.................._......__................._... _ __....._........................._....__......._........................._ ...._................_............................................................._.............................._......_....._................... Side (left): 4'-0" 4'-0" (right): 7'-5" 4'-0" _.. ......................._....._ _......_.._........................_....................................._ .......... ..................................................................................................................................................................._...._...................._.........._...................................._.........................:.....__................................ .. ,......_ ................................................. ............_.......... Rear (9st flr): 22'-4" to house (20'-0" to chimney) 15'-0" (2nd flr): 31'-9" 20'-0" _..._........_......._ ............._..................................._...._._....................._......_....__.._............___..........._....................__. ....................................._.._......................................................................._..........,.._..................... _............................................................... . _..._ ................._............................._.................__..___........... Lot Coverage: 1732 SF 2000 SF 34.6% 40% FAR: 2699 SF 2700 SF' 0.54 FAR 0.54 FAR # of bedrooms: 4 --- Basement: basement with a ceiling height Special Permit required per C.S. greater than 6'-6" (8'-0" ceiling 25.26.Q35 (� height proposed) 2 _ ... . .... ................ .............._._......._._ ...... _......__.__. .._. _.... ._...._._...... ._._.... ....... ...................._......_..._ ......_..... :......_ .. _ ._._ ._ ...........__ .............. . _....... Otf-Sfreet Parking: 2 covered, attached 3 2 covered (20' x 20' clear interior dimensions) ; (20' x 20' clear interior dimensions) 1 uncovered 1 uncovered (9' x 20') (9' x 20') Building Heighi: 22'-8" 30'-0" DH Envelope; complies C.S. 25.26.075 ' (0.32 x 5000 SF) + 1100 SF = 2700 SF (0.54 FAR) 2 Special Permit requested for a basement ceiling height that is greater than 6'-6" (8'-0" ceiling height proposed). 3 Special Permit required for an attached garage. Siaff Comm�nts: See attached memos from the Building, Parks, Engineering, Fire and Stormwater Divisions. 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 2 Design Review and Special Permits 628 Trenfon Way 5. Landscaping and its proportion to mass and bulk of structural components. Required 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. Ruben Hurin Senior Planner c. Toby Long, Toby Long Design, applicant and designer Attachments: Application to the Planning Commission Applicant's Letter of Explanation, dated May 20, 2015 Special Permit Applications Information Sheet — Windows Information Sheet — Artificial Grass Staff Comments Notice of Public Hearing — Mailed August 14, 2015 Aerial Photo 3 .�r�d�°r°s�� ' � � � - : � ��,��_- �� : - i � � � � � � And�rs�r�� 100 S�ries windo��s and {�atio doors give you ti�e durability, energy efficiency and beauiy that has .rr��de Andprs�n th� ;i�cst trust�d brand in the iridustry. • Vi�ually mUinienance-Trea inside and out • Teste�i to the exTreme to ��eliver years of smooth; reliable 3;�Eration` ', � ��-�'' ' ; � ,� �� _ + bVeaiher-resistant construction design�d , , � ;, , , , , ,; to seai a�!t er�fts, �:din� and w�ier • Windov,fs and doars with Sr�ar�Sun" �!ass �p'tion meet ENERGY STAR'' c;u�sliiic«tions in ali 5d states a Clean, aiira�tive corre; sea,r�� - .., ..,., ...., . , ,_. • Rich, mai�e �.vnite ini�riors ___ wiin f�.�e exterior colors -`—"`" 10D Seriss comer seam Yingl comer seam �aEO }�� c " 'y � FI �E ° Compese� or 40'� re�laime�i trood f ber by tveigh�; i;ri�;e as stmng as vi:�yl :.nd nz•�er r�eeds p�inting' L�7111'Q � c � � � ;';i Sc"dipftF iNL._i.'��4 .,�_,_ �.:_3�l D.'i.i. �.,__ `S.� ii!ni?ed v,�;rranCr ;�� d9t3'!s. 4 Interface of the proposed structure with the structures on adjacent properties. The adjacent properties will not be able to see this basement area because it is below grade and not visible beyond the fence S.Landscaping and its proportion to mass and bulk of structural components. Mass and bulk not visible above grade, no landscape screening necessary. 4. Ea.plain how the removal of any trees located within the footprint of any new structure or addition is �iecessary and is consistent witlz the city's reforestation requirements. What mitigation is proposerl for the removal oj c�ny trees? Ex�tain why this mitigatior� is upprapriate. No trees removed within footprint SPECPERM.FRM City of Burlingame Planning Deparhnent 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.or� �� CITY � � � BURLINGAME ��o.T;a' .Iwa � CITY OF BURLINGAME SPECIAL PERMIT APPLICATION 628 TRENTON WAY - BASEMENT with interior ceiling height greater than 6.5' The Planning Corrunission 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 mass, scale and dominant structural characteristics of the new construction or addition are consistent witlz the existing structure's design and ivith the existing stf•eet and neighborhood The proposed basement is located below existing grade and wilt not be visible to adjacent properties or from the street 2. Explain how the variety of roof line, facade, exterior finish materials and elevrztions of the proposed new structure or addition are consistent with the existing structure, street and neiglzborhood. The basement does not have any exterior walls that are visible from the neighborhood. 3. How will the proposed proiect be consistent witla tlze resic�ential design guidelines adopted by the city (C.S. 25.57)? � 1.Compatibility of the architectural styIe with that of the existing character of the neighborhood No walts with exterior style elements visible. 2. Respect for the parking and garage patterns in the neighborhood; The proposed basement does not affect parking 3.Architectural style and mass and bullc of structure; Styte, mass, and butk not visibte � �� ..�.: .. �.:x ? >_ � _� �.A' '�'� r'h; I, � �,.P � �. � �_ \, . - l7i inl !�'" _�}- , � .. ( . 1:.': � ; a:t_s��!`��,'��y�tfY�,�E -, - ,-•�;r,��;,�i ;.ti;�,� 2. Respect for the parking and garage patterns in the neighborhood; All residences on this street incorporate attached garages with additional uncovered parking at the front of the lot. The proposed project follows this pattern, im�rovirg th� look of a tvro car gara�e pr�sent in the existing and adjacent properties, by proposing two doors instead of one. This garage is also set �ack from the property line 4'-3" beyond the required 25' and 14' further than the existing garage. 3.Architectural tyle•and mass and bullc of structure; ` �. .. On this side of Trenton, three out of the six properties are currently two story buildings. the proposed project will follow this pattern. Incorporating one story etements at the garage, porch and rear tiving area reduces the mass of the building. The proposed project follows a very traditional pattern language both in materials and scale consistent with the neighborhood and adjacent properties, see above. 4 Interface of the proposed structure with the structures on adjacent properties. The attached garage is located with the same 4'-0" side set back as the existing garage. Toward the rear of the property, the massing is reduced as it opens up to a deck, similar to the courtyard shape of the existing residence. S.Landscaping and its proportion to mass and bulk of structural components. Bamboo is proposed at the perimeter of the property in order to soften and screen any massing visible to adjacent neig,hbors. 4. L�'xplain lzow the removc�l of any trees locc�ted witJain the footprint of any new structure or uddition is necessary and is consistent witlt the city's re.f'orestation requirements. What mitigation is proposed for the removal of any irees? Explain why tlais mitigation is appropriate. Only hydrangea and camelia tree/ shrubs are to be removed wit{i in the footprint of the garage and deck areas. these will be replaced by bamboo t.o continue a function of screening. • SPFCPERM.FRM City of Burlingame Planning Deparhment 501 Prnnrose Road P(650) 558-7250 F(650) 696-3790 www.burlin a� me.or� ��, CITY ,� CITY OF BURLINGAME BURLINGAME SPECIAL �; �i � �_. ,e PERMIT APPLICATION $•- fi28 TRENTON WAY - ATTACHED GARAGE The Planning Corrunission 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 iindings 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 nzass, 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 neighborhooc� The proposed residence indudes an attached garage that is consistent with the exi5ting house on the property as well as the properties on both sides of the street. This garage is a two car garage which is atso reptacing a two car garage on the property. The proposed r�sidence has two doors shown at the garage to break up this facade. The existing residence has one garage door, simitar to properties at 632 and 624 Trenton Way, on the same side of the street. 2. Explain how the variety of roof line, faca�le, exterior finish materials and elevcations of t/ze proposed new straccture or addition are consistent with tlie existi�zg structure, street and faeighborhood. The proposed residence combines one story and two story elements to reflect the language established on this side of Trenton Way. It proposes a one-story garage element, with the second story offset which mimics the pattern shown at 624 Trenton. It also features a single story front porch that is consistent with the _ features of all residences on this street and neighborhood. The neighborhood material palette is comprised of siding, stucco and stone. The proposed project includes att of these exterior materials in its language _ 3. Ho� wzll tlae proposed project be co_nsistent wit/i the residential design' gui�'elines adopted by tlae city (C.S. 25.57)? 1.Compatibility of the architectural style with that of the existing character of the neighborhood The styte of the neighborhood includes very simple buildings with clean tines, large windows and very little ornamentation. The proposed project follows this pattern. By incorporating two doors on the garage, this reflects the door proportion of the neighboring homes with a single car garage and increases compatibility compared to the existing two gar garage with one door. � 4RCHITEC I URE =��. ��C�41��Sl�i� < The building will be �onstructed using off-site construction tec ' es and advanced prefabrication systems. The structure will be a wood-framed modular construction gutated by the State of California as Factory-Built Ho�sing. By utilizing the facilities of a factory, the m' rity of this home will be constructed off-site including the rough construction and the finishes, both int ' r and exterior. The house will be built at the same time the site work is being constructed, affording bot significant decrease in the time required ta build the house, and numerous environmental advantages fro e recyding of materials to the quality-control of the structure itself. The project is currently design to include up to 6 modules, which witt be set by a large crane following the completion of the foundation. is process generally takes one day, and will be followed by the finishing of parts of the building at the joi of the modules, and the construction ofi the decks, and eaves. The entire process for construction is icipated to take between 4 to 6 months, and will greatly reduce the daily impact of construction to the si and the neighborhood. 6114 LA SALLE AVENUE #552, OAKLAND, CA 94611 P:415.905.9030 WWW.TOBYLONGDESIGN.COM