HomeMy WebLinkAbout2500 Valdivia Way - Staff Report�
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CITY OF B URLINGAME
Item #11
Hillside Area Construction Permit, Front Setback, Side Setback and Parking
Variances
Address: 2500 Valdivia Way Meeting Date: 8/24/98
Requests: Hillside area construction permit (C.S. 25.61.020), front setback, side setback and
parking variances for existing substandard conditions [C.S. 25.28.072, (2a ,3a) and 25.70.030
(l,a)] caused by a first and second floor addition triggering new construction requirements (C.S.
25.28.065) and subject to design review at 2500 Valdivia Way, zoned R-1.
Applicant: Paul J. Gumbinger, Gumbinger Associates/Architects APN: 025-181-100
Property Owner: Robert and Diana Kugel
Lot Area: 11,510 SF
General Plan: Low Density Residential
Adjacent Development: Single Family Residential
Zoning: R-1
CEQA Status: Article 19. Categorically Exempt per Section: 15303 - New Construction or
Conversion of Small Structures Class 3(a+e), 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.
Requests for this project:
The applicant, Paul J. Gumbinger of Gumbinger Associates/Architects, is requesting a hillside
area construction permit, front setback, side setback and parking variances for existing
substandard conditions caused by a fust and second floor addition which triggers new construction
requirements (55% increase in area), is subject to design review and will increase the house from
two to five bedrooms. The applicant is requesting the following:
1) Hillside area construction permit for a first and second floor addition (C.S. 25.61.030).
2) Front setback variance for an existing condition (15'-0" existing where 17'-9" is the average
of the block).
3) Side setback variances for existing conditions [6'-2" (left side) and 5'-4° (right side) existing
where 7'-0" is required on each side]. The project proposes no changes to the existing sides
of the structure.
4) Parking variance for one covered parking space where two are required. The clear interior
area in the existing attached garage measures 16'-10"W x 20'-6"D, which meets the
requirement for one covered parking space. Planning staff would note that the applicant has
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Hillside area coiutructiora pernrit, fro�U setUack, side setback mut parkirtg varia�ace 2500 Valdivia Way
removed the existing stairs and reversed the door swing in the garage to provide 16'-10" x
20'-6" clear interior dimensions. Because this project qualifies as new construction, two
covered parking spaces are required (20' x 20' clear interior dimensions).
Summary:
The applicant is requesting a hillside area construction permit, front setback, side setback and
parking variances for a iirst and second floor addition which triggers new construction
requirements and is subject to design review at 2500 Valdivia Way, zoned R-1. The applicant is
proposing to add a new bay window at the front of the house and enlarge the existing family,
living and dining rooms at the rear of the house on the iirst floor (169 SF). The applicant is also
proposing to add a bedroom, bathroom, den and exercise room on the second floor (1,124 SF),
bringing the total floor area of the house to 3,479 SF (.30 FAR) (including the attached garage
and exempting 100 SF of covered porches and chimneys, CS 25.08.265), where the malcimum
allowed is 5,183 SF (.45 FAR). The number of bedrooms will be increased from two to five.
1fie proposed den and exercise rooms qualify as potential bedrooms. Lot coverage would remain
at 24.6% (2,841 SF) where 40% (4,604 SF) is the maximum allowed. Lot coverage is not
changing because the first floor addition is over an existing deck area which is more than 30"
above grade. The square footage of the new addition at the rear of the house which is not over
the deck (32 SF) is offset by the removal of a portion of the covered porch at the front of the
house (36 SF removed). The bay window on the iirst floor is exempt from setback and lot
coverage requirements since it does not project into the front setback more than 1'-6" and does
not exceed 20 SF in footprint (CS 25.28.073, l,b).
The present structure is single story and 17'-5" tall, measured from average top of curb. The
proposed height to ridge is 26'-9" as measured from average top of curb. The lot slopes
downward from front to rear approximately 7'-6" (5 %) and downward from left to right
approximately 4'-6" (6%).
The existing two bedroom, two bathroom house is 2,340 SF (including the front covered porch).
The first and second floor addition would increase the floor area of the dwelling by 1,285 SF
(55%), from 2,340 SF (.20 FAR) to 3,479 SF (with exemptions) (.30 FAR, .45 FAR allowed).
Because the floor area of the main structure would increase by more than 50%, the project is
considered new construction and is required to meet current code requirements for setbacks,
height, lot coverage, floor area ratio and parking (provide two covered spaces). A front setback
variance is required for an existing front setback (15'-0" existing where 17'-9" is the average of
the block). Side setback variances are required for existing setbacks on both sides of the house
[6'-2" (left side) and 5'-4" (right side) existing where 7'-0" is required on each side].
The proposed garage has a 16'-10" wide X 20'-6" deep clear interior dimension which meets the
parking requirement for one covered vehicle, where two covered parking spaces are required.
Staff would note that the applicant has removed the stairs and reversed the door swing to provide
16'-10° x 20'-6" clear interior dimensions. A parking variance is required for one covered space
where two are required. A 9' x 20' uncovered space is provided in the driveway. All other
zoning code requirements have been met.
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Hillside area co�tstruction permiy front setback, side setback a�ul parking variance
*Front Setback (lst):
(2nd):
Side Setback *(L):
* (R) :
Rear Setback (lst):
(2nd):
Lot Coverage:
New Construction:
Floor Area Ratio:
Building Height:
*Parking:
*H.A.C.P.:
Declining Height:
Accessory Structures:
Fences/Hedges:
Trees:
':� �� 1
no change
33'-6"
no change
no change
65' -0"
65' -0"
no change
yes
.30
(3,479 SF)
26'-9"
no change
D . 1►
15'-0"
none
6' -2„
5'-4"
51'-0" to deck
none
24.6%
(2, 841 SF)
no
.20
(2,340 SF)
19'-6"
1 covered
(16'-10" x 20')
1 uncovered
(9' x 20' )
2500 Valdivia Way
� � � 1 ._ _ � _I
17'-9" (average)
20'-0"
7'-0"
7'-0"
15'-0"
20' -0"
40 %
(4,604 SF)
see code
.45
(5,183 SF)
30'-0"
2 covered
(20' x 20' )
1 uncovered
(9' x 20' )
Requires Hillside Area Construction Permit
Complies
Permitted playroom and pool house
No change
No trees to be removed
�Hillside area construction permit, front setback, side setback and parking variances required for
existing substandard conditions.
Meets all other zoning code requirements.
Staff Comments:
The Building Official, City Engineer and Fire Marshal had no comments.
Design Review Comments:
In his comments the design reviewer notes that the existing neighborhood consists of one and two
story ranch style dwellings similar in scale and materials. The existing house and proposed
addition are compatible with the existing pattern. The new addition is set back from the existing
exterior first floor walls minimizing the bulk. The new addition shape, roof slopes, windows,
detailing and materials appear to be an extension of the existing design of the house. The reviewer
comments that the size and mass of the second floor is not overbearing and is designed to retain
much of the lower roof area. This minimizes the impact of the second story from the street side
and from the neighboring houses. The only full height two story wall face the large back yard
area.
The reviewer notes that the new mass and height will have some impact on shadows on the
property toward the east and a view impact on the house to the west. Because of the use of hip
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Hillside area construcrion permit, front setback, side setback and parking variance 2500 Valdivia Way
roofs and the attempt to orient the ridges and vary the roof height, the shadow and view impacts
are thought to be minimal in relationship to the amount of square footage being added. The
reviewer indicates that the existing house and lot are pleasantly landscaped. It is the design
reviewer's opinion that the proposed second story addition meets the basic intent and spirit of the
design guidelines.
Study Meeting:
At their meeting on August 10, 1998 the Planning Commission asked that the applicant install
story poles so that the bulk and the effects of the impacts of the second story could be seen (P.C.
Minutes August 10, 1998). In a letter dated August 17, 1998 the applicant notes that story poles
will be installed no later than Thursday, August 20, 1998. The Commission noted that the
parking issue needed to be addressed and asked if two cars could be parked in the garage. The
applicant has removed the stairs and reversed the door swing at the rear of the garage so that a
16'-10"W x 20'-6"D clear interior parking area is provided (revised sheet A-2, date stamped
August 17, 1998). The revised floor plan also shows the property owner's vehicles parked in the
existing garage.
The Commission commented that there is a lot of mass at the front of the house and asked if the
bay window could be addressed to reduce the mass. The applicant responded by moving the bay
window westward, aligning it with the new second floor addition. The bay window location has
been revised on the floor plan and building elevations (revised sheet A-4, date stamped August
17, 1998). The applicant notes that the proposed siding materials match the existing siding
materials (wood board and batten on the front, stucco on the sides and rear). There will be five
potential bedrooms in the fnished house (the exercise room and den qualify as potential
bedrooms).
Required Findings for 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).
Required Findings for Variance:
In order to grant a variance the Planning Commission must find that the following conditions exist
on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property
involved that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant, and to prevent unreasonable property loss or
unnecessary hardship;
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HilLside area cor�.strucriaz permit, frwu setUack, side setback aiut parking varrance 2500 Valdivia Way
(c) the granting of the application will not be detrimental or injurious to property or
improvements in the vic'vuty and will not be detrimental to the public health, safety, general
welfare or convenience; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character
of existing and potential uses of properties in the general vicinity.
Planning Commission Action:
The Planning Commission should hold a public hearing. Affirmative action should be taken by
resolution. The reasons for any action should be clearly stated. At the public hearing the
following condition should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Department
and date stampetl July 1, 1998, Sheets A-1, A-3 and A-5 and date stamped August 17, 1998
Sheets A-2 and A-4 with a maximum roof ridge height of 26'-9" as measured from average
top of curb (elevation 0'-9");
2. that any changes to the size or envelope of the second floor, which would include adding
a dormer (s) or changing the roof height or pitch, shall be subject to design review;
3. that any changes to the footprint, building height, window placement or building envelope
shall require an amendment to this Hillside Area Construction Permit; and
4. that this project shall meet all the requirements of the California Building and Fire Codes,
1995 Edition, as amended by the City of Burlingame.
Ruben Hurin
Zoning Technician
c. Paul J. Gumbinger, applicant and architect
5
City of B�trlingmne Plnnning Comntission Minutes A«gust !0, 1993
is no encroachment pe it for the wall and a sto work notice will b'ssued; this application
should include a la scape plan, especially fo he Ray Drive side nly a wall is visible no ,
need some lands ping visible from the str t; the reviewer not that this is the only hou with
the eaves cut f at a 45 degree angle, s the applicant loo d at a 90 degree angle, w would
this look hat would it mean in t s of the code. ere were no further que ions and the
item s set for hearing on Aug st 24, 1998, if the equested information is ailable in time.
APPLICATION FOR HILLSIDE AREA CONSTRUCTION PERMIT, FRONT SETBACK,
SIDE SETBACK AND PARKING VARIANCES FOR A FIRST AND SECOND STORY
ADDITION SUBJECT TO DESIGN REVIEW AT 2500 VALDIVIA WAY, ZONED R-1.
(PAUL GUMBINGER, APPLICANT AND ROBERT D. KUGEL & DIANA S. DAMAZO,
PROPERTY OWNERS) _
CP Monroe reviewed the project briefly and the Planning Commissioners asked the following
questions: would like the applicant to install story poles so could see the bulk and effect of the
impacts of the second story; need to address the parking issue more, could two cars be parked
in the garage; there is a lot of mass at the front of the house, could bay window be addressed
to reduce the mass, the location of the bay window appears awkward, please address; is it
possible to remove the stairs and door in the garage and increase the area available for parking;
why are the siding materials mixed, is there a design reason for this; how many bedrooms will
there be in the finished house. The item was set for public hearing and action at the August 24,
1998, meeting, providing the requested information is available in tune.
APPLICATION R FRON SETBACK, RKING AND DE INING HEIGHT
ENVELOPE V ANCES F A FIRST AN ECOND STORY AD ITION SUBJECT T
DESIGN RE IEW AT 50 HOWARD AV UE, ZONED R-1. ETER W. & JAN G.
STEVENS N APPLIC TS AND PRO RTY OWNERS
CP M nroe briefly viewed the proje and the Commissione asked: plans need to e revised
so at it is clearl delineated whic walls are new/replac and which are remov d, this item
s uld be rese for study when e plans have been r ised; address the de �gn reviewers
omments ab t landscaping in e side yards and prov' e plan; site has a probl with parking,
what are t options to resol , show studies; why id the applicant decide o go for a second
story add' ion at this time; eed a more complete et of drawings, sheet m the plans is hard
to unde stand; asking for declining height env ope variance, reasons ar unclear, what are t
extra dinary circums nces. This item sho d be brought back to stu y and staff should s it
wh the informati requested and plans re complete.
PPLICATIO FOR SPECIAL PE ITS FOR AN ACC SORY STRUCT FOR
WINDOWS WITHIN 10' OF PROPERTY LINE ( PROPOSED) D FOR
RECREAT NAL USE FOR A W GARAGE AT 1445 RTEZ AVENUE, ONED R-1.
PAUL . BROEKER AND S LEY E. LEE APPLIC TS AND PROPE Y OWNERS
CP onroe reviewed the p ject and the Commission s asked: why is the pplicant asking or
suc a large accessory st cture but still not providi two covered parki g spaces; how any
b rooms are in the ho se and how many off stre covered parking s ces are require ; why
i the applicant not p viding two covered parki g spaces; this large arage will restri t future
-2-
98116 / 2.7
August 17,1998
Ms. Margaret Monroe
City Planner
The City of Burlingame
501 Primrose Road
Burlingame, CA 94010
Project: Additions and Alterations to the
Kugel Residence
2500 Valdivia Way
Burlingame, California
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GUM�NGEI�
ASSOCIATES
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AI�CHITECTS
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P-A.?�:'v�i��U !'E1=i",
Dear Ms. Monroe:
The following is in response to the questions raised regarding the subject project
during the Planning Commission Study Meeting of August 10, 1998
• Story Poles
Story Poles will be erected for viewing on Thursday, August 20, 1998.
• Parki►ig
The stairs at the rear of the garage will be eliminated and the exterior door
from the garage will be re-swung to open out to provide a clear and
unobstructed interior garage space of 17'-10" wide x 20'-6" deep. Refer to
the revised F1oor Plan showing how the existing garage can accommodate
parking for two cars.
• Bay Windou�
The bay window in the Kitchen has been moved westward to align with
the new second floor addition. Refer to the revised Floor Plan and Exterior
(Front) Elevation.
• Sidi�ig MateriAls
The proposed siding materials simply reflect the e�cisting materials (wood
board and batten on the front, stucco on the sides and rear).
• Number of Bedroot�is
Although the Planning Code technically counts 5 bedrooms, there is really
only 3 bedrooms, plus a den and exercise room.
Very truly yours,
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CC: Robert and Diana Kugel
Enclosures
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'�R��,�,M�, CITY OF BURLINGAME
�a.��� APPLICATION TO THE PLANNING COMIVIISSION
Type of Application:_Special Permit_Variance�Other,���[��G�� �
Project Address: �%�O� \�i�IfDl 1/l� VU�
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indicate with an asterisk * the
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PROJECT DESCRIPTION:_��,�� �[s'�(.1.�� �����.P�/ �`
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AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given
herein is true and corr t e bes� m knowledge and belief.
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I know about the proposeri application and hereby authorize the above applicant to submit this
application to the Planning� Commission;_
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Property Owner's Signature �' Date �
----------------------FOR OFFICE USE ONLY
Date Filed: � ' � ' � � Fee: � 3 i o fi � 500 ��os,��:�- � . _�. _�
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Planning Commission: Study Date: g�� o•`l g Action Date: g' �-4 '`� �! U L�- 1 1998
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Vl�� ,�,NCE HPFLIC,��TIONS
The Planning Commission is required by law to make findings as defined by the City's ordinance
(Code Section 25.54.020 a-d1. Your answers to the following questions will 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.
a. Describe the exceptiona/ or extraordinary circumstances or conditions app/icab/e to your
property which do not app/y to other properties in this area.
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b. Exp/ain why the variance request is necessary for the preservation and enjoyment of a
substantia/ property right and what unreasonab/e property /oss or unnecessary hardship
might resu/t from the denia/ of the app/ication.
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c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious
to property or impro vements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or
con venience.
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How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character
of the existing and potentia/ uses on adjoining properties in the genera/ vicinityT
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a. Describe the exceptiona/ or extraordinary circumstances or conditions app/icab/e to your
property which do not app/y to other properties in this area.
Do any conditions exist 9n the sife which make other the alternatives to the variance impracticable or
impossible and are also not common to other properties in the areal For example, is there a creek cuttinfl
through the property, an exceptional tree specimen, steep terrain, odd lot shape or unusual placement of
existing structures7 How is this property different from others in the neighborhood7
b. Exp/ain why the variance request is necessary for the preservation and enjoyment of a
substantia/ property right and what unreasonab/e property /oss or unnecessary hardship
might resu/t fiom the denia/ of the app/ication.
Would you be unable to build a project similar to others in the area or neighborhood without the exception?
(i.e., having as much on-site parking or bedrooms7l Would you be unable to develop the site for the uses
allowed without the exceptionl Do the requirements of th� law place an unreasonable limitation or hardship
on the development of the propertyl
c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious
to property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or
convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those
propertiesl If neighboring properties will not be affected, state why. Think about traffic, noise, lighting,
paving, landscaping sunlight/shade, views from neighboring properties, ease of maintenance. Why will the
structure or use within the structure not affect the public's health, safety or general welfarel
Public hea/th includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater
systems, water supply safety, and things which have the potential to affect public health (i.e., underground
storage tanks, storage of chemicals, situations which encourage the spread of rodents, insects or
communicable diseasesl.
Public safetv. How will the structure or use within the structure affect police or fire protection7 Will alarm
systems or sprinklers be installedl Could the structure or use within the structure create a nuisance or need
for police services (i.e., noise, unruly gatherings, loitering, traffic) or fire services (i.e., storage or use
flammable or hazardous materials, or potentially dangerous activities like welding, woodwork, engi�e removal�.
General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the ciry's
policy and goals for conservation and developmentl Is there a social benefitl
Convenience. How would the proposed structure or use affect public convenience (such as access to or
parking for this site or adjacent sitesl7 Is the proposal accessible to particular segments of the public such as
the elderly or handicappedl
d. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character
of the existing and potentia/ uses on adjoining properties in the genera/ vicinityT
How does the proposed structure or use compare aesthetically with existing neighborhood7 If it does not
affect aesthetics, state why. If changes to the structure are proposed, was the addition designed to match
existing architecture or pattern of development on adjacent properties in the neighborhoodl If use will affect
the way a neighborhood/area looks, compare your proposal to other uses in the area and explain why it "fits".
How does the proposed structure compare to neighboring structures in terms of mass or bulkl If there is no
change to structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with
other structures in the neighborhood or area.
How will the structure or use within the structure change the character of the neighborhoodl Think of
character as the image or tone established by size, density of development and general pattern of land use.
Will there be more traffic or less parking available resulting from this usel If you don't feel the character of
the neighborhood will change, state why.
How will the proposed project be compatible with existing and potential uses in the general vicinityl Compare
your project with existing uses. State why you feel your project is consistent with other uses in the vicinity,
and/or state why your project would be consistent with potential uses in the vicinity. ,zrez�.,.m„
THE KUGELS
2500 VALDIVIA WAY
BURLINGAME, CALIFORNIA 9401 O
The City of Burlingame
501 Primrose Road
Burlingame, California 94010
To whom it may concern:
We recently purchased our house at 2500 Valdivia Way. The neighborhood is so wonderful
but the house we bought is quite small and has been neglected for years. In order to
accommodate our life style and belongings, we would like to add a second story for a
master bedroom suite with an office and exercise area. Also, we need to enlarge the
downstairs slightly in order to make room for the new staircase and the resulting change in
the location of the fireplace.
We are very concerned about maintaining the architectural integrity of the neighborhood.
For this reason we have tried to have our design retain the best qualities of the e�sting
house and setting, while providing the additional space. The exterior treatment of the house
will be maintained as much as possible, or remain consistent with the style of the period, and
the second story is set back from the perimeter of the first floor in order to be as minimally
invasive as possible.
We are looking forward to hearing from you, and any comments you may have.
Sincerely,
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Robert and Diana Kugel
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JU� - 1 1998
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ROUTING FORM
DATE: July 2, 1998
TO: �CITY ENGINEER
CHIEF BUILDING OFFICIAL
FIRE MARSHAL
SR. LANDSCAPE INSPECTOR
CITY ATTORNEY
FROM: CITY PLANNER/PLANNER
SUB TECT: Request for variance for garage dimensions and design review for a
second story addition at 2500 Valdivia Way, zoned R-1, APN: 025-
- 181-100.
SCHEDULED PLANNING COMMISSION ACTION MEETIIVG: August 24, 1998
STAFF REV�W BY MEETING ON: Monday, July 6, 1998
THANKS,
Maureen/Ruben � � `�� Date of Comments
n,l o � o :�,��� .
s-� .
ROUTING FORM
DATE: July 2, 1998
TO: CITY ENGINEER
�( CHIEF BUILDING OFFICIAL
_FIItE MARSHAL
_SR. LANDSCAPE INSPECTOR
_CITY ATTORNEY
FROM: CITY PLANNER/PLANNER
SUB.TECT: Request for variance for garage dimensions and design review for a
second story addition at 2500 Valdivia Way, zoned R-1, APN: 025-
181-100.
SCHEDULED PLANNING COMMISSION ACTION MEETING: August 24, 1998
STAFF REV�W BY MEETING ON: Monday, 7uly 6, 1998
.�Y■�
Maureen/Ruben
�a
(O Date of Comments
�i�""'v��"C�✓�
C� 1
ROUTING FORM
DATE: July 2, 1998
TO: CITY ENGINEER
CHIEF BUILDING OFFICIAL
�FIRE MARSHAL
SR. LANDSCAPE INSPECTOR
CITY ATTORNEY
FROM: CITY PLANNER/PLANNER
SUB.TECT: Request for variance for garage dimensions and design review for a
second story addition at 2500 Valdivia Way, zoned R-1, APN: 025-
181-100.
SCHEDULED PLANNING COMMISSION ACTION MEETING: August 24, 1998
STAFF REV�W BY MEETING ON: Monday, July 6, 1998
THANKS,
c%
Maureen/Ruben �' �O " �� Date of Comments
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Winges Architect2�re c� Plannir7R 1290 Howard Ave. St.rite 311
BurlinQame, CA 94010
MEMO:
Date: 7-26-98
Planning Commission
City of Burlingame
501 Primrose Road,
Burlingame, CA 94010
ref. 2500 VALDIVIA WAY
�! L 2 � 199�
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I have visited the site, the street and the surrounding neighborhood and have reviewed the
plans for the second story addition. I have the following comments regarding the design
guidelines.
1. Compatibilitv of the architectural stvle with that of the existing neighborhood
• The existing neighborhood consists of one and two story ranch style homes, all built
about the same era and all are similar in scale, materials and present a rather
harmonious streetscape.
• The e�sting house and the proposed addition are compatible with the existing pattern.
2. Respect the Parking and Garage Patterns in the Neighborhood:
• No changes proposed.
3. Architectural Stvle. Mass and Bulk of the Structure, and Internal Consistencv of the
Structural Desi�n.
• The new addition is set back from the e�sting exterior first floor walls to minimize
bulk.
• The new addition shape, roof slopes, windows, detailing and materials appear to be an
extension of the existing design of the house.
• The size and mass of the second floor is not overbearing and is designed to retain
much of the lower roof area. This minimizes the impact of the second story from the
street side and from the neighboring houses. The only full height two story walls face
the large back yard area.
4. Interface of the Proposed Structure with the Ad�acent Structures to Each Side�
• Both house to either side are single story homes.
• The new addition mass and height will have some impact on shadows on the property
toward the east.
• There may also be some impact on views from the house on the west.
• Because of the use of hip roofs and the attempt to orient the ridges and vary the roof
height, the above impacts are thought to be minimal in relationship to the amount of
square footage being added.
5. Landscaping and Its Proportion the Mass and Bulk of Structural Components
• No landscape changes are indicated.
• The existing house and lot are very pleasantly landscaped.
Summarv:
It is my opinion that the proposed second story addition meets the basic intent and spirit of
the design guidelines.
`� !
Jerry L. Winges, AIA
Principal.
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ZONE : R-1
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• CITY OF BURLINGAME
r������ pLANNING DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
�BURLINGAME, CA 94010
TEL: (650) 696-7250
�500 VALDIVIA WAY �IRN:�cS-181-1�0
Application for hil�side �re� construction pUBLIC HEARING
permit, front setback, side setback and
parking variance5 for a first �nd secvnd NOTICE
story additian st�bject to design review at
�5�0 Valdivia Way, zc,ned R-1.
The City of A�irlingame Rlanning Commission
announces the following p�_iblic he�ring on
Monday, August 24, 1998 at 7:00 P.M. in tfie
� bers located at 501
F�r,imr•ose Road, L�urlingame, Califor,nia.
Mailed August 14, 1998
(Please refer to other side)
. - ✓P. � 3:'�` a �'ys#�`a'+�,��. ''c t:-�-.o ^N ^.�;. '' �_' 'y. 5t' ' �5�.�' �'�'-,_Y'vw�' _�..•i4r, �,Gz ;�"'�s,.i.�'�[J'�_,Tl' s J''';.,r �.�L, ,_ .
CITY OF B URLINGAME
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, Califomia.
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 conespondence delivered to the city
at or prior to the public hearing.
Property owners who receive this notice are responsible for infornung their
tenants abou[ this notice. For additional information, please call (650)
696-7250. Thank you.
� I-! K�,'Y'aj � . } �S � �S S.F# d` �i���
i
Margaret Monrce � �� =_� , , , , ..
City Planner �� t�, � � " ; . �
PUBLIC HEARING NOTICE
(Please refer to other side)
RESOLUTION APPROVING CATEGORICAL EXEMPTION, HILLSIDE AREA
CONSTRUCTION PERMIT, FRONT SETBACK, SIDE SETBACK AND PARKING
VARIANCES
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for a
hillside area construction �ermit, front �etback, side setha�k and �arking variance� for_a first and se�ond
floor addition subje�t to design review at 2500 Valdivia Way, zoned R-1, APN• 02 -181-100; Robert and
Diana Kugel, �r ��rty owner�•
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
August 24, 1998 , 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:
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: 15303 - New Construction or Conversion of Small Structures Class 3(a+e), 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 is hereby approved.
2. Said hillside area construction permit, front setback, side setback and parking variances are
approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such hillside area
construction permit, front setback, side setback and parking variances 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.
CHAIRMAN
I, Dave Luzuriaga , 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 24th day of A.�i gUSi , 199g , by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY
EXHIBIT "A"
Conditions of approval for categorical exemption, hillside area construction permit, front setback,
side setback and pazking variances
2500 VALDIVIA WAY
effective SEPTEMBER 9, 1998
1. that the project shall be built as shown on the plans submitted to the Planning Department
and date stamped July 1, 1998, Sheets A-1, A-3 and A-5 and date stamped August 17, 1998
Sheets A-2 and A-4 with a maximum roof ridge height of 26'-9" as measured from average
top of curb (elevation 0'-9");
2. that any changes to the size or envelope of the second floor, which would include adding
a dormer (s) or changing the roof height or pitch, shall be subject to design review;
3. that any changes to the footprint, building height, window placement or building envelope
shall require an amendment to this Hillside Area Construction Permit; and
4. that this project shall meet all the requirements of the California Building and Fire Codes,
1995 Edition, as amended by the City of Burlingame.
a
Item
CITY OF BURLINGAME
Hillside Area Construction Permit, Front Setback, Side Setback and Parking
Variances
Address: 2500 Valdivia Way Meeting Date: 8/10/98
Requests: Hillside area construction permit (C.S. 25.61.020), front setback, side setback and
parking variances for existing substandard conditions [C.S. 25.28.072, (2a ,3a) and 25.70.030
(l,a)] caused by a first and second floor addition triggering new construction requirements (C.S.
25.28.065) and subject to design review at 2500 Valdivia Way, zoned R-1.
Applicant: Paul J. Gumbinger, Gumbinger Associates/Architects APN: 025-181-100
Property Owner; Robert and Diana Kugel
Lot Area: 11,510 SF
General Plan: Low Density Residential Zonivg: R-1
Adjacent Development: Single Family Residential
CEQA Status: Article 19. Categorically Exempt per Section: 15303 - New Construction or
Conversion of Small Structures Class 3(a+e), 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.
Requests for this project:
The applicant, Paul J. Gumbinger of Gumbinger Associates/Architects, is requesting a hillside
area construction permit, front setback, side setback and parking variances for existing
substandard conditions caused by a first and second floor addition which triggers new construction
requirements (55% increase in area) and is subject to design review. The applicant is requesting
the following:
1) Hillside area construction permit for a first and second floor addition (C.S. 25.61.030).
2) Front setback variance for an existing condition (15'-0" existing where 17'-9" is the average
of the block).
3) Side setback variances for existing conditions [6'-2" (left side) and 5'-4" (right side) existing
where 7'-0" is required on each side]. The project proposes no changes to the existing sides
of the structure.
4) Parking variance for one covered parking space where two are required. The clear interior
area in the existing attached garage measures 12'-6" W x 20'-6" D, which meets the
requirement for one covered parking space (12'-6" clear width measured from the interior wall
Hillside area corutructiai permit, front setback, side setback a�ut parking variance 2500 Valdivia Way
to the existing door swing and stairs at the rear of the garage). Because this project qualifies
as new construction, two covered parking spaces are required (20' x 20' clear interior
dimensions).
Summary:
The applicant is requesting a hillside area construction permit, front setback, side setback and
parking variances for a frst and second floor addition which triggers new construction
requirements and is subject to design review at 2500 Valdivia Way, zoned R-1. The applicant is
proposing to add a new bay window at the front of the house and enlarge the existing family,
living and dining rooms at the rear of the house on the first floor (169 SF). The applicant is also
proposing to add a berlroom, bathroom, den and exercise room second floor (1,124 SF), bringing
the total floor area of the house to 3,479 SF (.30 FAR) (including the attached garage and
exempting 100 SF of covered porches and chimneys, CS 25.08.265), where the maximum allowed
is 5,183 SF (.45 FAR). The proposed den and exercise rooms qualify as potential bedrooms. Lot
coverage would remain at 24.6% (2,841 SF) where 40% (4,604 SF) is the maximum allowed.
L.ot coverage is not changing because the frst floor addition is over an existing deck area which
is more than 30" above grade. The square footage of the new addition at the rear of the house
which is not over the deck (32 SF) is offset by the removal of a portion of the covered porch at
the front of the house (36 SF removed). The bay window on the first floor is exempt from
setback and lot coverage requirements since it does not project into the front setback more than
1'-6" and does not exceed 20 SF in footprint (CS 25.28.073, l,b).
The present structure is single story and 17'-5" tall, measured from average top of curb. The
proposed height to ridge is 26'-9" as measured from average top of curb. The lot slopes
downward from front to rear approximately 7'-6" (5 %) and downward from left to right
approximately 4'-6" (6%).
The existing two bedroom, two bathroom house is 2,340 SF (including the front covered porch).
The first and second floor addition would increase the floor area of the dwelling by 1,285 SF
(55%), from 2,340 SF (.20 FAR) to 3,479 SF (with exemptions) (.30 FAR, .45 FAR allowed).
Because the floor area of the main structure would increase by more than 50%, the project is
considered new construction and is required to meet current code requirements for setbacks,
height, lot coverage, floor area ratio and parking (provide two covered spaces). A front setback
variance is required for an existing front setback (15'-0" existing where 17'-9" is the average of
the block). Side setback variances are required for existing setbacks on both sides of the house
[6'-2" (left side) and 5'-4" (right side) existing where 7'-0" is required on each side].
The proposed garage has a 12'-6" wide X 20'-6" deep clear interior dimension which meets the
parking requirement for one covered vehicle, where two covered parking spaces are required. The
12'-6" clear interior width is measured from the interior wall to the existing door swing and stairs
at the rear of the garage. Staff would note that if the door swing and stairs did not encroach into
the parking area, the garage would have an unobstructed 16'-10° x 20'-6" clear area. A parking
variance is required for one covered space where two are required. A 9' x 20' uncovered space
is provided in the driveway. All other zoning code requirements have been met.
2
Hillside area conrtruction permit, froru setback, side setback aiul parkutg varimice
*Front Setback (lst):
(2nd):
Side Setback *(L):
*(R):
Rear Setback (lst):
(2nd):
Lot Coverage:
New Constructioii:
Floor Area Ratio:
�. �'� 1
no change
33'-6"
no change
no change
65'-0"
65'-0"
no change
yes
.30
(3,479 SF)
26'-9"
no change
EXISTINc
15'-0"
none
6' -2"
5'-4"
51'-0" to deck
none
24.6 %
(2, 841 SF)
no
.20
(2,340 SF)
19'-6"
1 covered
(16'-10" x 20')
1 uncovered
(9' x 20' )
Building Height:
*Parking:
*H.A.C.P.:
Declining Height:
Accessory Structures:
Fences/Hedges:
Trees:
2500 Valdivia Way
ALLnWED/REQ'D
17'-9" (average)
20' -0"
7' -0"
7' -0"
15'-0"
20' -0"
40 %
(4,604 SF)
see code
.45
(5,183 SF)
30'-0"
2 covered
(20' x 20')
1 uncovered
(9' x 20')
Requires Hillside Area Construction Permit
Complies
Permitted playroom and pool house
No change
No trees to be removed
*Hillside area construction permit, front setback, side setback and parking variances required for
existing substandard conditions.
Meets all other zoning code requirements.
Staff Comments:
The Building Official, City Engineer and Fire Marshal had no comments.
Design Review Comments:
In his comments the design reviewer notes that the existing neighborhood consists of one and two
story ranch style dwellings similar in scale and materials. The existing house and proposed
addition are compatible with the existing pattern. The new addition is set back from the existing
exterior first floor walls minimizing the bulk. The new addition shape, roof slopes, windows,
detailing and materials appear to be an extension of the existing design of the house. The reviewer
comments that the size and mass of the second floor is not overbearing and is designed to retain
much of the lower roof area. This minimizes the impact of the second story from the street side
and from the neighboring houses. The only full height two story wall face the large back yard
area.
The reviewer notes that the new mass and height will have some impact on shadows on the
property toward the east and a view impact on the house to the west. Because of the use of hip
3
Hillside area co�utructiore permit, fro�u setback, sicle setback aitd pm•king variance 2500 Valdivia Way
roofs and the attempt to orient the ridges and vary the roof height, the shadow and view impacts
are thought to be minimal in relationship to the amount of square footage being added. The
reviewer indicates that the existing house and lot are pleasantly landscaped. It is the design
reviewer's opinion that the proposed second story addition meets the basic intent and spirit of the
design guidelines.
Ruben Hurin
Zoning Technician
c. Paul J. Gumbinger, applicant and architect
4