HomeMy WebLinkAbout1600 Willow Ave - Staff Report (2)�_
Item #1
CITY OF BURLINGAME
HEIGHT VARIANCE
Address: 1600 Willow Avenue
Meeting Date: 7/27/98
Request: Height variance (34'-0" proposed where 30'-0" is the maximum allowed as measured
from average top of curb) (C.S. 25.28.070) for a first and second floor addition
subject to design review at 1600 Willow Avenue, zoned R-1.
Applicant: Jim Keighran
Property Owner: same as applicant
Lot Area: 8,490 SF
General Plan: L,ow density residential
Adjacent Development: Single family residential
APN: 028-133-150
Zoning: R-1
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 applicant, Jim Keighran, is requesting a height variance for a first and second floor addition
subject to design review. The applicant is requesting the following:
1) Height variance for 34'-0" where 30'-0" is the ma�cimum allowed as measured from average
top of curb.
Summary: The applicant, Jim Keighran, is requesting a height variance for a first and second
floor addition subject to design review at 1600 Willow Avenue, zoned R-1. The applicant is
proposing to enlarge the kitchen and breakfast room and to convert an existing single car attached
garage to a family room on the first floor (182 SF). Off-street parking would still be provided
by an existing detached single car garage at the rear of the property. The applicant is also
proposing to add a bedroom, bathroom, laundry and an uncovered deck to an existing second floor
(555 SF), bringing the total floor area of the house to 3,428 SF (.40 FAR) (not including the
detached garage and uncovered second floor deck). Lot coverage would be increased to 2,858 SF
(33.6%). A height variance is required for the height of the new addition. The new height to
ridge is proposed to be 34'-0" as measured from average top of curb (where 30'-0" is the
ma3cimum allowed). The present structure is two story and 32'-0" tall, measured from average
top of curb. This project does not meet the definition of New Construction since the proposed
addition is 27.4 % of the existing gross floor area (50% required).
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Height variance 1600 Willow Avenue
The existing three bedroom, two bathroom house is 2,691 SF (including the covered single car
garage and covered porch). The first and second floor addition would increase the floor area of
the dwelling by 737 SF (27.4%). The proposed addition increases the number of bedrooms in the
house from three to four. Existing single-family dwellings increased in size to four bedrooms
must provide one covered and one uncovered off-street parking spaces to current code dimensions
[C.S. 25.7�.030 (l,b)]. The existing detached garage has 17'-6°W X 27'-0"D clear interior
dimensions, where current code requires 10'-0" x 20'-0". An uncovered parking space is
provided in the 24'-0" long driveway. All other zoning code requirements have been met.
PROPOSED
Side (R):
Side (2nd):
Rear Setback (lst):
Rear Setback (2nd):
Lot Coverage:
New Construction:
*Butlding Height:
Parking:
Declining Height:
Accessory Structures:
18' -6"
35'-6"
no change
51'-0"
33.6%
(2,858 SF)
no
34'-0"
no change
1 uncovered
complies
none
EXISTING
6'-0"
19'-6"
51'-0"
75'-6"
31.2%
(2, 655 SF)
no
32'-0"
1 covered
(17'-6" x 27'-0")
1 uncovered
complies
detached garage
ALLOWED/REQ'D
7' -6"
12'-0"
15'-0"
20' -0"
40 %
(3,396 SF)
see code
30' -0"
1 covered
(10' x 20' clear)
1 uncovered
see code
see code
* Height variance for 34'-0" where 30'-0" is the ma�cimum allowed as measured from average
top of curb).
Meets all other zoning code requirements.
Staff Comments:
The City Engineer,
comments.
Chief Building Official and Fire Marshal reviewed the project and had no
Design Review Comments:
In his comments the design reviewer notes that the addition does not conflict with neighborhood
patterns and that it does not alter the character of the existing residence. The style of the addition
is consistent with the style of the existing residence. The reviewer comments that the roof design
works well and results in a building that seems small in scale while providing a substantial
increase in functional space. In regards to interface with adjacent structures, the reviewer notes
that there is no substantial impact from the added mass and windows. The windows have been
located so t;�at privacy is maintained at 1612 Willow Avenue.
Ruben G. Hurin
Zoning Technician
c. 7erry Deal, architect
2