Loading...
HomeMy WebLinkAbout2804 Easton Drive - Staff ReportCity of Burlingame Hillside Area Construction Permit and Rear Setback Variance Address: 2804 Easton Drive Item Meeting Date: 8/9/99 Request: Hillside area construction permit and rear setback variance for a first floor addition at 2804 Easton Drive, zoned R-1. Applicant: Rod and Tammi Dowiat APN: 027-282-080 Property Owner: same as applicant Lot Area: 7,950 SF General Plan: Low density residential Zoning: R-1 Adjacent Development: Single family residential CEQA Status: Article 19. Categorically Exempt per Section: 15301 Class 1 - (e) additions to existing structures provided the addition will not result in an increase of more than 50 % of the floor area of the structures before the addition. Requests for this project: The applicants, Rod and Tammi Dowiat, are requesting a hillside area construction permit and rear setback variance for a first floor addition at 2804 Easton Drive, zoned R-1. The proposed addition will increase the number of potential bedrooms in the house from three to four. The applicants are requesting the following: 1) Hillside area construction permit for a first floor addition (C.S. 25.61.020); and 2) Rear setback variance for 11'-9" where 15'-0" is the minimum required (C.S. 25.28.072,d,1). Summary: The applicants are proposing a first floor addition along the west side of an existing single family dwelling. The existing three bedroom house is 2,004 SF (. 25 FAR, including a covered porch). The first floor addition (700 SF) includes a family room, an office (considered a potential bedroom) and a bathroom, bringing the total floor area of the house to 2,704 SF (.34 FAR), where 3,644 SF (.46 FAR) is the maximum allowed. Planning would note that because 50 % or more of the existing attached garage walls are below grade, the attached garage is considered a basement, and therefore is not considered a story and is exempt from floor area ratio calculations. Currently, the existing garage has a high open ceiling. The proposed addition would be built into the open space over the existing garage and would raise the roof ridge and exterior walls an additional 3' to accommodate the new addition. Because the garage qualifies as a basement and is not considered a story, the addition is considered to be on the first floor. The project also includes adding an uncovered deck adjacent to the proposed addition (192 SF of decking over 30" above grade). With the proposed uncovered deck and 70 SF cantilever over the garage, lot coverage would be increased from 34% (2,725 SF) to 37.5% (2,987 SF) where 40% (3,180 SF) is the maximum allowed (CS 25.28.071). Hillside Area Construction Permit and Rear Setback Variance 2804 Easton Drive A rear setback variance is required for 1 l'-9", where 15'-0" is the minimum required. The first floor addition would be set back 23' -4" (16' -0" to the deck) along the west side property line where 7'-0" is the minimum required. The addition will increase the number of potential bedrooms in the house from three to four. The proposed office room is considered a potential bedroom for parking calculation purposes. One covered (10'W x 20'D) and one uncovered (9'W x 20'D) off-street parking spaces are required. The existing attached garage has 17'-0"W x 25'-0"D clear interior dimensions which meets the parking requirement for one covered space. A 9' x 20' uncovered parking space is provided in the driveway. All other zoning code requirements have been met. PROPOSED EXISTING ALLOWED/REQ'D Side Setback (L): 16'-0" to deck 23'-4" 7'-0" *Rear Setback: 11'-9" 9'-0" 15'-0" Lot Coverage: 37.5 % 34 % 40 % 2,987 SF 2,725 SF 3,180 SF Floor Area Ratio: .34 FAR .25 FAR .46 FAR 2,704 SF 2,004 SF 3,644 SF Building Height: 14'-0" 16'-0" 30'-0" Number of bedrooms: 4 3 n/a Parking: 2 covered 2 covered 1 covered (17' x 25' -0") (17' x 22' -0") (10' x 20') 1 uncovered 1 uncovered 1 uncovered (9' x 20') (9' x 20') (9' x 20') *Hillside Area Permit: required n/a see code Accessory Structures: no no no Design Review: no n/a no * Hillside area construction permit and rear setback variance for l l' -9 where 15' -0" is required. Staff Comments: The City Engineer in his June 21, 1999, memo notes that roof drainage shall be directed to the street at the front property line. The Chief Building Inspector and Fire Marshal reviewed the project and had no comments. Planning staff would note that the architect inadvertently left out an existing chimney on the plans date stamped June 15, 1999. He submitted revised plans (date stamped July 30, 1999, 81/2" x 11 ") showing the chimney on the first floor plan, south elevation, and roof plan. 2 Hillside Area Construction Permit and Rear Setback Variance 2804 Easton Drive Study Meeting: At their meeting on July 26, 1999, the Planning Commission asked the applicant to explain the impacts on the neighbor to the rear (P.C. Minutes July 26, 1999). The Planning Commission requested that the neighbor to the rear comment on the application. Planning would note that no letter was received from the neighbor to the rear and that the applicant did not comment on the requests made by the Planning Commission. Findings for Hillside Area Construction Permit: Based on the summary in the staff report and the record of the Planning Commission, the project is found to be compatible with the requirements of the city's hillside area construction permit guidelines based on the following findings: 1. that the placement of the proposed first floor addition shall not have a substantial impact on the views from the adjacent properties because the house to the north is built at a higher elevation than the subject house and because along the left side property line the addition is setback 23'-4" on the first floor; 2. that the addition shall not have a substantial impact on the character of the neighborhood because the majority of the bulk of the proposed addition is existing and that the roof pitch and siding material will match the existing house; and 3. that the addition shall not obstruct distant views from habitable areas within the adjacent dwelling units because the first floor addition would be built into an existing open space over the existing garage and would only raise the roof ridge and exterior walls an additional 3' to accommodate the new addition, and because neighbors within 300' of the property were notified of the proposed addition and did not call if up for review by the Planning Commission. Required Findings for Variance: The rear setback variance shall be approved based upon the following findings: (a) that the original house was built with a 1 P-9" rear setback which does not meet current code requirements, that the proposed addition does not increase the nonconforming setback, and that the lot is irregularly shaped and measures 138' wide and only 79.7' deep at its longest dimension; (b) that granting a variance for the 1 P-9" rear setback is necessary for the preservation and enjoyment of the existing house because it does not require the applicant to demolish portions of the existing garage below the proposed addition to comply with current rear setback requirements; (c) that because the proposed addition would be built into an existing open space over the existing garage and would only raise the roof ridge and exterior walls an additional 3' to accommodate the new addition, and that the proposed project meets all other zoning code requirements and will meet the requirements of the California Building and Fire Codes, 1998 Edition as amended by the City of Burlingame, and the variance will not be detrimental to public health, safety or welfare; and 3 Hillside Area Construction Permit and Rear Setback Variance 2804 Easton Drive (d) that the proposed addition is consistent with the existing architectural style of the house by matching the existing roof pitch and siding material, and would only raise the roof ridge and exterior walls an additional 3' to accommodate the new addition, and therefore is compatible with the character of the neighborhood. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be made by resolution. 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 June 15, 1999 Sheets 1-5 and date stamped July 30, 1999, 81/2" x 11" First Floor Plan, South Elevation, and Roof Plan; 2. that the requirements of the City Engineer's June 21, 1999 memo shall be met; and 3. that the project shall meet all the requirements of the California Building and Fire Codes, 1998 edition, as amended by the City of Burlingame. Ruben G. Hurin Planner c. Rod and Tammi Dowiat, applicants and property owners El CALL TO ORD LL CALL Absent: MINUTES MINUTES CITY OF BURLINGAME PLANNING COMMISSION 501 Primrose Road, Burlingame, CA July 26, 1999 7:00 P.M. Council Chambers Chairman Coffey called the July 26, 1999, re to order at 7:05 p.m. Commissioner Vi APPROVAL OF meeting of the Pla 'ng Co fission , Deal, Dreiling, Xeighran, Luzuriaga (in @ ?�,,08) and Coffey minutes of the July 12, 1999 regular meeting ;d. k ENDA Noted for he record; Item Nos. 1380 Baysho Highway, 1470 Ba continued tot August 9, 1999 agenda was then Vproved. FROM THE FLOOR Th*e were no public STUDY ITEMS of the Planning Comm sion were approved as 1 • 350 Lang Road and 15; , 8 Burlway Road, shor Highway and 1755 Baysho e Highway were Planni Commission meeting. '- e order of the APPLICATION FOR HILLSIDE AREA CONSTRUCTION PERMIT AND REAR SETBACK VARIANCE FOR A FIRST FLOOR ADDITION AT 2804 EASTON DRIVE, ZONED R-1. (ROD AND TAMMI DOWIAT, APPLICANTS AND PROPERTY OWNERS) CP Monroe presented the staff report; the Planning Commission asked: explain the impacts on the neighbor to the rear and ask neighbor to rear to comment on the application. The item was set for public hearing on August 9, 1999 and can be placed on the consent calendar if the information is provided in time. APPLI ATION FOR DECL ING HEIGHT ENV OPE VARIANCE, ONT SETBACK VARIANCE, SPECIA PERMIT FOR HEIGH ND DESIGN I E FOR A FIRST AN ECOND STORY ADDITION AT 1337 ANCOUVER AVENq, ZONED R-1. ( DD ARRIS AND LLYSON WILLOU61IBY, APPLICAN AND PROPERTY OWNERS CP Monroe pres ted the staff report and �he Planning Commissi asked: is there a n d for the front setback variance, the existin or is more than 30" dibove grade, does adding cover make the varia a necessary; require a variance; clarificatio of design reviewer's co ents, notes entry sho d be eliminated but hovered porch okay, Keaseplain; have ap icant address the windo� types on the north ele .ation, they differ frothose shown on f the house; prove front setback measure is for all properties on is side of street, hay staff confirm. was set for public h ing on August 9, E 9 d can be placed on the onsent calendar if themformation ed. BURU CAMCCITY OF BURLINGAnI1: . APPLICATION TO THE PLANNING COMMISSION Type of Application: Special Permit--L(Variance x Other 1-6L.GS(DG.- (!0451AOC77 Project Address: ?&O`f To r-4 pj— Assessor's Parcel Number(s): �Z7 _ 0z7g) YOU APPLICANT Name: Twi i. P�t(T Address: Z$) 04 City/State/Zip: PSUPU-6'ArrE <�A 7Y�<)(� Phone (w).. (h): fax: ARCHITECT/DESIGNER PROPERTY OWNER Name: r S? Address: City/State/Zip: Phone (w):_ (h) fax: Name:_,) D r1 Please indicate with an asterisk * the Address: f'1+L-0MA- A contact person for this application. City/State/Zip: Phone (w):_ (h): fax: 3 797 — PROJECT DESCRIPTION: fffP-ST AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correc h� e best my knowledge and belief. Lw, ,e 77 9 RECEIVE A licant's Signature Date JUN 15 1999 CITY OF BURLINGAME I know about the proposed application and hereby authorize the above applicantl`W!�6*iPFtfiis application to the Plan g mmissi^ Pro Arty Owner's Signature Date ----------------------------------------------FOR OFFICE USE ONLY ------------------------------------------ Date Filed: W6191 Fee: 31 O - 6-0 Planning Commission: Study Date: J-7 2ta II Action Date: S �� CITY OF BURLINGAME VARIANCE APPLICATION a Our property instead of being the typical lot with a narrow frontage and longer sides has the opposite, very wide frontage and short sides. The house is existing and obviously the lot was laid out and the house built this way because of the steep lot and the hillside behind. b The variance is necessary in order to add a living space above the existing garage. The proposed addition will not change the existing setbacks and will only offer additional lot coverage because of the overhang at the front of the garage. To not allow the variance would be an unreasonable property loss since this is the area which least impacts all concerned, and makes for an addition which will not appear to be an add on. c The proposed addition is over an existing garage which has a very high ceiling, and will be used as a family room. Family rooms are an important part of the single family residence and this use will not be detrimental to the surrounding properties. d The proposed addition has been designed to be an integral part of the original design and will not look like an addition. This addition removes the high ceiling area over the garage which does not have good proportion with the rest of the house. The addition does not appear to be a massive addition but fits proportionally as if originally designed for that area. DECEIVE® JUN 1 51999 CITY OF BURLINGAME PLANNING DEPT. ROUTING FORM DATE: June 16, 1999 TO: 40TY ENGINEER _CHIEF BUILDING OFFICIAL _FIRE MARSHAL SR. LANDSCAPE INSPECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SUBJECT: Request for rear setback variance and hillside area construction permit for a first floor addition at 2804 Easton Drive, zoned R-1, APN: 027-282-080. SCHEDULED PLANNING COMMISSION ACTION MEETING: STAFF REVIEW BY MEETING ON: Monday, June 21, 1999 THANKS, Maureen/Janice/Ruben Date of Comments C,Q ctvel Vr eir4iNs F-06 RECEIVE JUL 3 0 1999 ' _ 1Z CITY OF PLANNING DEPT.ME I . n cF—) t:6'L DK , or4 c E Sax .--FIRST FLOO R PLAN 114+� _ 1!'_O., -L 29 mot` 5� Gn A/ Mel r , � • _ 1 • t Ai.' a •r_ - • � • r •~ w�:-RECEIVED. 41 -CITY OF'.'SURLINGAME •�i ' - --# ij i ;� .z...:.'.�_... PLANNI;'NG DEPT. J��L_1E'ti'.ATT�1�1` 1/4.� _ 1�_�„ �- t - r _ �i,. ¢ 17. ,_ .._.:. 1 - = } ._�i _. •!_. }/ ` -'}. i • �...—=1 +:1��._'. .Iv i.l. a/ •, }. � I. - •..x.. T, .� ��i .. .. (../ 1�- RECEIVED JUL 3 0 1999 CITY OF BURLINGAME PLANNING DEPT. ROOF PLAiI-all 4 NONTERO CITY OF BURLINGAME BURLINGAME] PLANNING DEPARTMENT 501 PRIMROSE ROAD w BURLINGAME, CA 94010 TEL: (650) 696-7250 2804 EASTON DRIVE Application f permit and reE floor addition R-1. APN:027-282-06 r hillside area, construction PUBLIC HEARING setback variance for a first at 2804 Easton Drive, zoned NOTICE The City of Burlingame Planning Commission annoy -races the following public hearing on Monday, August 9, 1999 at 7:00 P.M. in the City Hall Uouncilambers located at 501 Primrose Road, Burlingame, California. Mailed July 30, 1999 (Please refer to other side) CITY OF BURLINGAME A copy of the application and plans'for this project may be reviewed prior to the meeting at the Planning Department at 501 Primrose Road, Burlingame, California. If you challenge the subject ° application(s) in court, you may be limited to j 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 �$;r at or prior to the public hearing. Property owners who receive this notice arc, responsible for informing their tenants about 'this notice. For additional information, please call (650) r� 696-7250. Tlzazikyod. Margaret Monroe City Planner .r PUBLIC HEARING NOTICE W,mi (Please refer to other side),r,,r. RESOLUTION APPROVING CATEGORICAL EXEMPTION, REAR SETBACK VARIANCE AND HILLSIDE AREA CONSTRUCTION PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for rear setback variance and hillside area construction permit for a first floor addition at 2804 Easton Drive zoned R-1 APN: 027-282-080; Rod and Tammi Dowiat. property owners; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on August 9. 1999, at which time it reviewed and considered the staffreport and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. 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 Article 19. Section: 15301 Class 1 - (e) additions to existing structures provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition is hereby approved. 2. Said rear setback variance and hillside area construction permit are approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such rear setback variance and hillside area construction permit are as set forth in the 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. • . 17 I, Stanley Vistica , 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 9th day of August, 1999 , by the following vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: SECRETARY EXHIBIT "A" Conditions of approval for categorical exemption, rear setback variance and hillside area construction permit. 2804 EASTON DRIVE effective August 16, 1999 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped June 15, 1999 Sheets 1-5 and date stamped July 30, 1999, 8'/2" x 11" First Floor Plan, South Elevation, and Roof Plan; 2. that the requirements of the City Engineer's June 21, 1999 memo shall be met; and 3. that the project shall meet all the requirements of the California Building and Fire Codes, 1998 edition, as amended by the City of Burlingame. City of Burlingame Hillside Area Construction Permit and Rear Setback Variance Address: 2804 Easton Drive Meeting Date: 7/26/99 Request: Hillside area construction permit and rear setback variance for a first floor addition at 2804 Easton Drive, zoned R-1. Applicant: Rod and Tammi Dowiat APN: 027-282-080 Property Owner: same as applicant Lot Area: 7,950 SF General Plan: Low density residential Zoning: R-1 Adjacent Development: Single family residential CEQA Status: Article 19. Categorically Exempt per Section: 15301 Class 1 - (e) additions to existing structures provided the addition will not result in an increase of more than 50 % of the floor area of the structures before the addition. Requests for this project: The applicants, Rod and Tammi Dowiat, are requesting a hillside area construction permit and rear setback variance for a first floor addition at 2804 Easton Drive, zoned R-1. The proposed addition will increase the number of potential bedrooms in the house from three to four. The applicants are requesting the following: 1) Hillside area construction permit for a first floor addition (C.S. 25.61.020); and 2) Rear setback variance for 11'-9" where 15'-0" is the minimum required (C.S. 25.28.072,d,1). Summary: The applicants are proposing a first floor addition along the west side of an existing single family dwelling. The existing three bedroom house is 2,004 SF (. 25 FAR, including a covered porch). The first floor addition (700 SF) includes a family room, an office (considered a potential bedroom) and a bathroom, bringing the total floor area of the house to 2,704 SF (.34 FAR), where 3,644 SF (.46 FAR) is the maximum allowed. Planning would note that because 50 % or more of the existing attached garage walls are below grade, the attached garage is considered a basement, and therefore is not considered a story and is exempt from floor area ratio calculations. Currently, the existing garage has a high open ceiling. The proposed addition would be built into the open space over the existing garage and would raise the roof ridge and exterior walls an additional 3' to accommodate the new addition. Because the garage qualifies as a basement and is not considered a story, the addition is considered to be on the first floor. The project also includes adding an uncovered deck adjacent to the proposed addition (192 SF of decking over 30" above grade). With the proposed uncovered deck and 70 SF cantilever over the garage, lot coverage would be increased from 34% (2,725 SF) to 37.5% (2,987 SF) where 40% (3,180 SF) is the maximum allowed (CS 25.28.071). ti f Hillside Area Construction Permit and Rear Setback Variance 2804 Easton Drive A rear setback variance is required for 11'-9", where 15'-0" is the minimum required. The first floor addition would be set back 23'-4" (16'-0" to the deck) along the west side property line where 7'-0" is the minimum required. The addition will increase the number of potential bedrooms in the house from three to four. The proposed office room is considered a potential bedroom for parking calculation purposes. One covered (10' W x 20' D) and one uncovered (9' W x 20' D) off-street parking spaces are required. The existing attached garage has 17'-0"W x 25'-0"D clear interior dimensions which meets the parking requirement for one covered space. A 9' x 20' uncovered parking space is provided in the driveway. All other zoning code requirements have been met. 4 Side Setback (L): 16'-0" to deck 23'-4" 7'-0" *Rear Setback: 11'-9" 9'-0" 15'-0" Lot Coverage: 37.5 % 34 % 40 % 2,987 SF 2,725 SF 3,180 SF Floor Area Ratio: .34 FAR .25 FAR .46 FAR 2,704 SF 2,004 SF 3,644 SF Building Height: 14'-0" 16'-0" 30'-0" Number of bedrooms: 4 3 n/a Parking: 2 covered 2 covered 1 covered (17' x 25' -0") (17' x 22' -0") (10' x 20') 1 uncovered 1 uncovered 1 uncovered (9' x 20') (9' x 20') (9' x 20') *Hillside Area Permit: required n/a see code Accessory Structures: no no no Design Review: no n/a no * Hillside area construction permit and rear setback variance for ll'-9" where 15'-0" is required. Staff Comments: The City Engineer in his June 21, 1999, memo notes that roof drainage shall be directed to the street at the front property line. The Chief Building Inspector and Fire Marshal reviewed the project and had no comments. Ruben G. Hurin Planner c. Rod and Tammi Dowiat, applicants and property owners 2