HomeMy WebLinkAbout1109 Balboa Avenue - Staff ReportCity of Burlingame
Design Review for a First and Second Story Addition
Item # � �..
Consent Calendar
Address: 1109 Balboa Avenue Meeting Date: 5/23/OS
Request: Design review for a first and second story addition at 1109 Balboa Avenue, zoned R-1 (C.S. 25.28.040)
Applicants/Property Owners: Frankie and Irene Gonzalez
Designer: JD & Associates, Jerry Deal APN: 027-281-050
General Plan Designation: Low Density Residential LotArea: 6,000 SF
Date Submitted: February 14, 2004 Zoning: R 1
CEQA Status: Article 19. Categorically Exempt per Section: 15303, Class 3—(a) construction of a limited
number of new, small facilities or structures including (a) one single family residence or a second dwelling unit in a
residential zone. In urbanized areas, up to three single-familyresidences maybe constructed or converted under this
exemption.
Summary: The applicant is requesting design review for a first and second story addition at 1109 Balboa Avenue, zoned
R-1. The existing two-bedroom house is one story with a detached garage and storage shed that tota12,049 SF (0.34
FAR). The proposal includes removing a portion of the house at the rear of the first floor and adding a family room and
remodeled kitchen. The second story addition will be 1,206 SF and will include adding three bedrooms and two full
bathrooms. The total floor area of the house will increase to 3,389 SF (0.56 FAR), where 3,420 SF (0.57 FA) is the
maximum allowed. The proposal is 31 SF under the maximum floor area allowed on this site.
The existing detached garage is 14'7" x 19'4", interior dimensions, and is considered nonconforming because the depth
does not meet the code requirement of 10' x 20' (interior dimensions) space. However because the parking requirement is
not increasing with this proposal, the existing detached garage can remain unchanged. One 10' x 20' uncovered parking
space is provided on-site for the four bedroom house. The existing den on the first floor is only 64 SF and is not defined
as a bedroom in terms of parking calculations based on the bedroom definition, code section 25.08.125, which states that a
bedroom is defined as being 70 SF or more in area.
REVISED ORIGINAL EXISTING ALLOWED/REQ'D
PROPOSAL pROPOSAL
SETBACKS
Front: Ist flr No change 18' 11" 20' 15' or block average
2nd flr 26� N/A (18'9")
20'
Side (left): IS`flr No change No change 9'10" 4'
2"d flr 12' N/A
Side(right) IS` flr No change No change 3'* 4'
2nd f Zi' 6' N/A
Rear: Istflr No change No change 43'6" 15'
2nd flr 43'6" N/A 20�
LOT No change 38.2% 35.8% 40%
COVERAGE: (2,298 SF) (2,154SF) (2,400 SF)
FAR: 3,389 SF/ 3,417 SF/ 2,049 SF/ 3,420 SF/
0.56 FAR 0.56 FAR 0.34 FAR 0.57 FAR
PARKING: No change No change 1 covered 1 covered
�is�s�° X Zo�� (io° X Zo°�
+ 1 uncovered* + 1 uncovered
1 Design Review
1109 Balboa Avenue
REVISED ORIGINAL EXISTING ALLOWED/REQ'D
PROPOSAL PROPOSAL
HEIGHT: No change 29'2" 18' 10" 2�/2 stories 30'
whichever is less
DHENV.• No change Meets Requirement Meets Requirement See Code
* Existing non-conforming
Staff Comments: See attached.
Design Review Study Meeting: At the Planning Commission design review study meeting on April 11, 2005, the
Commission requested the applicant address several concerns and placed the proj ect on the consent calendar (April
11, 2005, PC Minutes). The applicant submitted revised plans and a response letter dated May 5, 2005. Below are
the Commissions' concerns with a summary of responses from the applicant.
1. Upper deck at the back of the house is not mirror of deck at the front of the house; stucco deck at the
rear, and wood railing deck at the front, should be consistent, make back deck as elegant as front deck;
2. Discourage using solid stucco for front porch and upper deck;
Sheet 5 of the revised plans, date stamped May 5, 2005, show the rear deck revised from a stucco to a wood
railing to match the front of the house.
3. Concerned with flower box off of master bedroom on west elevation, will become a maintenanceproblem;
if nothing is in there it will be a big stucco box; looks like box will be difficult to access for watering and
planting, will they have to lean out of window?; if it is not able or intend to maintained regularly then just
eliminate the planter box;
On the west elevation, sheet 5 of the original plans dated February 14, 2005, there was a narrow stucco shelf
shown on the second floor but it was not intended to be a planter. This element has been removed from the
east elevation, see sheet 5 revised plans dated May 5, 2005.
4. Front elevation is busy, house has a lot of mass and bulk at the front, not consistent throughout;
In the applicant's May 5, 2005 response letter he agrees that the front elevation does have a lot of
information which could be one of the reasons for appearing to have a lot of mass at the front. However he
notes that the drawing does not show the depth, and that review of the first and second floor plans shows a
lot of articulation. There are no changes proposed to the south (front) elevation.
With the change to the rear deck from stucco to wood to match the deck at the front, the consistency has
been improved. The east elevation has been reduced in length and the roof height over the bathroom and the
closet has been reduced. The applicant also notes that the existing first floor plate height is 8' 3" rather than
the 9' that is usually found on first floors.
2
{ Design Review
1109 BaZboa Avenue
5. House is only 3 SF under the maximum,floor area allowed; big house on a small lot; bring down floor
area number or articulate better so it doesn't look so big;
The applicant feels that the house is already well articulated. The second floor has generous setbacks from
the existing first floor exterior walls. The changes to the east elevation, noted above, add articulation and
reduce the mass.
6. Show how this house relates to adjacent houses on an elevation;
Sheet 8 of the revised plans, dated May 5, 2005, show the proposed addition in relation to the adjacent
houses.
7. Consider French doors out to front porch, will make it more usable and inviti�ag; a�zd
The owner has considered the Commission's suggestion and appreciates the comment, but does not wish to
go with this option.
8. Add large scale trees at the front to create screening and separation from neighbors.
Sheet 1 of the revised plans, dated May 5, 2005, shows additional landscaping on the site plan.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on Apri120, 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: Based on the findings stated in the attached minutes of the Planning Commission's April l l, 2005, design
review study meeting the proposed addition is nicely articulated, steps down to the second story, and with the
suggested changes, the project is found to be compatible with the requirements of the City's five design review
guidelines.
Planning Commission Action: The Planning Commission should hold a public hearing. Affumative action should
be by resolution and include findings made for design review. The reasons for any action should be clearly stated.
At the public hearing the following conditions should be considered:
that the proj ect shall be built as shown on the plans submitted to the Planning Department date stamped May
5, 2005, sheets 1 through 8, site plan, floor plan, building elevations and landscape plan on the site plan and
that any changes to building materials, exterior finishes, footprint or floor area of the building shall require
an amendment;
3
� Design Review
1109 Balboa Avenue
2. that any increase to the habitable basement floor area and any changes to the size or envelope of the first or
second floors, which would include expanding the footprint or floor area of the structure, replacing or
relocating a window (s), adding a dormer (s) or changing the roof height or pitch, shall be subject to design
review;
3. that the conditions of the Recycling Specialist, Fire Marshal, Chief Building Official, NPDES Coordinator
and City Engineer's memos dated February 15, 2005 shall be met;
4. that prior to scheduling the framing inspection, the proj ect architect, engineer or other licensed professional
shall provide architectural certification that the architectural details such as window locations and bays are
built as shown on the approved plans; if there is no licensed professional involved in the proj ect, the property
owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted
to the Building Department;
5. that prior to final inspection, Planning Department staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the proj ect has been built according to the approved
Planning and Building plans;
6. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and
installed on the portions of the roof not visible from the street; and that these venting details shall be
included and approved in the construction plans before a Building permit is issued;
7. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge
and provide certification of that height to the Building Deparhnent;
8. that during construction the applicant shall use all applicable "best management practices" as identified in
Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff;
and
9. that the project shall meet all the requirements of the California Building and Fire Codes, 2001 edition, as
amended by the City of Burlingame.
Catherine Barber
Planner
c: JD & Associates, applicanddesigner
4
Project Comments
Date:
02/15/2005
To: � City Engineer
� Chief Building Official
0 City Arborist
� City Attorney
From:
Subject:
Planning Staff
X Recycling Specialist
� Fire Marshal
� NPDES Coordinator
Request for design review for a first and second story addition at
1109 Balboa Avenue, zoned R-1, APN: 026-162-110
Staff Review: 02/15/2005
Applicant shall submit for approval a Waste Reduction Plan and recycling deposit for
this and all covered projects prior to construction or permitting.
Reviewed by: ��C�---z-
Date: � 7-� �J
Project Comments
Date:
02/15/2005
To: [� City Engineer
❑ Chief Building Official
❑ City Arborist
❑ City Attorney
From:
Subject:
Planning Staff
❑ Recycling Specialist
❑ Fire Marshal
❑ NPDES Coordinator
Request for design review for a first and second story addition at
1109 Balboa Avenue, zoned R-1, APN: 026-162-110
Staff Review: 02/15/2005
1. Storm drainage shall be designed to drain towards the street frontage.
Drainage piping as shown on plans is acceptable.
2. Replace all displaced/damaged sidewalk, driveway, curb and gutter.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Date: 2/22/2005
Reviewed by: V V
�
Project Comments
Date:
02/15/2005
To: ❑ City Engineer
❑ Chief Building Official
❑ City Arborist
❑ City Attorney
From:
Subject:
Planning Staff
❑ Recycling Specialist
d Fire Marshal
❑ NPDES Coordinator
Request for design review for a first and second story addition at
1109 Balboa Avenue, zoned R-1, APN: 026-162-110
Staff Review: 02/15/2005
Provide a residential fire sprinkler throughout the residence.
1. Provide a minimum 1 inch water meter.
2. Provide double backflow prevention.
Reviewed by: 4� ���
Date: � � ��--� J�--
Project Comments
Date:
To:
From:
Subject:
Staff Review:
02/15/2005
❑ City Engineer
X Chief Building Official
❑ City Arborist
❑ City Attorney
❑ Recyciing Specialist
❑ Fire Marshal
❑ NPDES Coordinator
Planning Staff
Request for design review for a first and second story addition at
1109 Balboa Avenue, zoned R-1, APN: 026-162-110
02/15/2005
1) All construction must comply with the 2001 California Building Codes (CBC),
the Burlingame Municipal and Zoning Codes, and all other State and Federal
requirements.
2) Provide fully dimensioned plans.
3) According to the City of Burlingame Municipal code "when additions,
alterations or repairs within any twelve-month period exceed fifty percent of
the current replacement value of an existing building or structure, as
determined by the building official, such building or structure shall be made in
its entirety to conform with the requirements for new buildings or structures."
Therefore, this building must comply with the 2001 California Building Code
for new structures.
4) Obtain a survey of the property lines for any structure within one foot of the
property line.
5) Roof eaves must not project within two feet of the property line.
6) Exterior bearing walls less than three feet from the property line must be
constructed of one-hour fire-rated construction.
�7) Rooms that can be used for sleeping purposes must have at least one window
or door that complies with the egress requirements.
8) Provide guardrails at all landings.
9) Provide handrails at all stairs where there are more than two risers.
10)Provide lighting at all exterior landings.
11)The fireplace chimney must terminate at least finro feet above any roof surface
within ten feet.
� ��� � ate: � /��� _�
�
Project Comments
Date:
To:
From:
Subject:
Staff Review:
02/15/2005
� City Engineer
� Chief Building Official
� City Arborist
� City Attorney
� Recycling Specialist
� Fire Marshal
✓ NPDES Coordinator
Planning Staff
Request for design review for a first and second story addition at
1109 Balboa Avenue, zoned R-1, APN: 026-162-110
02/15/2005
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution including but not limited
to ensuring that all contractors implement construction Best Management Practices
(BMPs) and erosion and sediment control measures during ALL phases of the
construction project (including demolition).
The easement located behind the site shall not be used as a construction staging
and/or storage area and shall be free of construction debris at all times.
Additional stormwater requirements may be issued as conditions of approval for this
project. .
Brochures and literatures on stormwater pollution prevention and BMPs are available
for your review at the Planning and Building departments. Distribute to all project
proponents.
For additional assistance, contact Eva J. at 650/342-3727.
Reviewed by: � �i 1� Date: � �-��� �v�
��U v- ..
City of Burlingame Planning Commission Unapproved Minutes April I1, 2005
Cers. Auran and Osterling returned to the Council Chambers and took their seats in the dais.
5. 1109 BALBOA AVENUE, ZONED R 1- APPLICATION FOR DESIGN REVIEW AND SIDE
SETBACK VARIANCE FOR A FIlZST AND SECOND STORY ADDITION (IRENE AND FRANI�
GONZALEZ, APPLICANTS AND PROPERTY OWNERS; JD & ASSOCIATES, DESIGNER) (72
NOTICEDI PROJECT PLANNER: CATHERINE BARBER
Plr. Barber briefly presented the proj ect description. Commissioner asked what on the porch counts in floor
area and what is exempt? Staff noted that just the covered portion of the porch in the center counts in floor
area, but is eligible for up to a 100 SF exemption. Sides are uncovered and do not count in floor area. There
were no further questions of staff.
Chair Osterling opened the public comment. Frank Gonzalez, property owner, 1109 Balboa Avenue, and
Randy Whitney of JD & Associates were present to answer questions. Noted that they have two children
and moved to Burlingame for the schools, lived in Burlingame Gables before moving to west side of El
Camino Real, wanted to live in this neighborhood and raise family. There were no other comments from the
floor and the public hearing was closed.
The Planning Commission had the following comments and concerns:
• Upper deck at the back of the house is not mirror of deck at the front of the house; stucco deck at the
rear, and wood railing deck at the frorit, should be consistent, make back deck as elegant as front
deck;
• Discourage using solid stucco for front porch and upper deck;
• Concerned with flower box off of master bedroom on west elevation, will become a maintenance
problem; if nothing is in there it will be a big stucco box; looks like box will be difficult to access for
watering and planting, will they have to lean out of window?; if it is not able or intend to maintained
regularly then just eliminate the planter box;
� Front elevation is busy, house has a lot of mass and bulk at the front, not consistent throughout;
• House is only 3 SF under the maximum floor area allowed; big house on a small lot; bring down
floor area number or articulate better so it doesn't look so big;
• Show how this house relates to adjacent houses on an elevation drawing;
• Consider French doors out to front porch, will make it more usable and inviting; and
• Add large scale trees at the front to create screening and separation from neighbors.
C. Vistica made a motion to place this item on the consent calendar at a time when the above revisions have
been made and plan checked. This motion was seconded by C. Auran.
Comment on motion: roof is articulated well, steps down to second story; articulated nicely at the front, but
busy; need to either maintain planter box or eliminate; several comments made tonight, need to make sure
that the changes are what the Commission is looking for because project can be pulled off of the consent
calendar if changes aren't made; very large house need to reduce size or articulate more.
Chair Osterling called for a vote on the motion to place this item on the consent calendar when plans had
been revised as directed. The motion passed on a voice vote 6-0-1 (C. Deal abstaining). The Planning
Commission's action is advisory and not appealable. This item concluded at 8:03 p.m.
C. Deal returned to the Council Chambers and took his seat on the dais.
5
. �, _
� �
ASSOCIATES
BUILDING DESIGN &
1228 paloma avenue
fax (650) 375-8448
email
3-2-2005
To: City of Burlingame
Planning Department
Attn: Catherine Barber
-,
J
burlingame, ca. 94010
tele. (650) 343-6Q14
jda@jerrydeal.biz
,
Re: 1109 Balboa Avenue
Burlingame, CA 94010
Following are responses to questions from the Planning Commission meeting.
"Upper deck at the back of the house is not mirror of deck at the front of the house:
stucco deck at the rear, and wood railing deck at the firont, shouid be consistent,
make back deck as elegant as front deck:" `
The rear deck has been redesigned to ma.tch that at the front of the house.
"Discourage using solid stucco for front porch and upper deck;"
The front deck will remain as drawn with wood railing. The reaz deck has been ������� �
redesigned to ma.tch that at the front.
MAY - � 2005
C�TY OF BURLINGAME
PLANNING DEPT.
r�
"Concerned with flower bog off of master bedroom on west elevation...."
The drawings showed a narrow stucco shelf which never was intended to be a planter.
This element has been removed along with the confusion.
"Front elevation is busy, house has a lot of mass and buIk at the front, not consistent
throughout;"
The front elevation does indeed have a lot of information and could be one of the reasons
for appearing to have a lot of mass at the front as one commissioner noted. Additionally it
is a drawing which does not show depth. Inspection of the first and second floor plans
show that there is generous articulation. No changes are proposed to the South (Front)
Elevation.
With the redesign of the rear deck the consistency has been improved. Additionally the
East Elevation has been reduced in length and the roof height over the bathroom and
closet have been reduced in height. Also of note is the existing first floor plate height of
8'-3" instead of the often used 9'-0".
House is only 3 SF under the maaimum floor area allowed: big house on a small lot:
bring down floor area number or articulate better so it doesn't look so big;
See the previous question for some of the cha.nges made. It is our opinion that the house
is already articulated well as can be seen by the second floor plan which shows very
generous setbacks from the existing first floor e�erior walls. Some additional
articulation and reduction of mass has been incorporated in the East Elevation
"Show how this house relates to adjacent houses on an elevation drawing;"
A drawing, Sheet 8, has been added showing the adjacent properties.
"Consider French doors out to front porch, will make it more usable and inviting;"
The Owner has gtated that he appreciates but doesn't wish to go with this option.
"Add large scale trees at the front to create screening and separation from
neighbars."
Additional landscaping has been provided and shown on the site plan.
It is our hope that a11 questions have been answered adequately.
Thank you
Jerry Deal
Principal
JD & Associates
RECEIVED
MAY - 5 2005
CITY OF BURLINGAME
PLANNING DEPT.
0
City of Burlingame Planning Department .501 Primrose Road P(650) 558-7250 F(650) 696-3790
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�.�ns��r+E APPLICATION TO T�IE PLANNING COMMISSION
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Type of application: Design Review Conditional I�se Permit Variance �
Special Permit Other ' Parcel Number:
Project address: � � �Gi ����Gi� �,.�
APPLICANT � . . PROPERTY OWNER � .
. � '`Name: � I��/l.t-� "; �(iG1/1�}{� �(V[�v (�i2- Name: ��� �_
Address: � LDq hJlrti (�OG1 � Address
� City/State/Zip: �N�iV10 .� .��. G1�CJt� . City/Sta
Phone (w): �i"�GJ' �j(p' 7(�(�2 � Phone (�
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ARCHITECT/DE5IGNER � . . . . . .. .
Name: ,�_���DCL2'�.� �
Address: �.7 Z8 �loG,._.__
Cit�/State/zip: �.��c�c�. �Please indicate with.an asterisk *
�� �aFhone (w): � 3�3-�01� �� the eantact person for this project..
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� ... . . .. ... . . ..._ . FEB 14 2005
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wv�iw.burlingame.o�
CITY OF BURLINGAME
PLANNING DEPT.
AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information
given herein is true and correct to the best of my knowledge and belief.
.. ., �
Applicant's signature: � ��%r��/ v�-, Date: �j"�OS
.. .,. ... .. . . . �� . , . . .
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Planning Commission, �'� �
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Property owner's signature: 4l�f�(� ���.�--. ..--���
� �ate submitted: 2' � `�' �S
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RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
design review for a first and second story addition at 1109 Balboa Avenue, zoned R-1, Frankie
L. Gonzalez and Irene Azzollini, property owners, APN: 026-162-110;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
Mav 23, 2005, 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:
l. 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 CEQA Article 19. Section: 15303, Class 3—
(a) construction of a limited number of new, small facilities or structures including (a)
one single family residence or a second dwelling unit in a residential zone. In urbanized
areas, up to three single-family residences maybe constructed or converted under this
exemption.
2. Said design review is approved, subject to the conditions set forth in Exhibit "A" attached
hereto. Findings for design review 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, , 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 the Planning Commission held on the 23rd day of Ma. ,y 2005, by
the following vote
SECRETARY
EXHIBIT "A"
Conditions of approval for categorical exemption and design review
1109 Balboa Avenue
Effective June 29, 2005
1. that the project shall be built as shown on the plans submitted to the Planning Department date
stamped May 5, 2005, sheets 1 through 8, site plan, floor plan, building elevations and
landscape plan on the site plan and that any changes to building materials, exterior finishes,
footprint or floor area of the building shall require an amendment;
2. that any increase to the habitable basement floor area and any changes to the size or envelope
of the first or second floors, which would include expanding the footprint or floor area of the
structure, replacing or relocating a window (s), adding a dormer (s) or changing the roof height
or pitch, shall be subject to design review;
that the conditions of the Recycling Specialist, Fire Marshal, Chief Building Official, NPDES
Coordinator and City Engineer's memos dated February 15, 2005 shall be met;
4. that prior to scheduling the framing inspection, the project architect, engineer or other licensed
professional shall provide architectural certification that the architectural details such as
window locations and bays are built as shown on the approved plans; if there is no licensed
professional involved in the project, the property owner or contractor shall provide the
certification under penalty of perjury. Certifications shall be submitted to the Building
Department;
5. that prior to final inspection, Planning Department staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans;
6. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued;
that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof ridge and provide certification of that height to the Building Department;
8. that during construction the applicant shall use all applicable "best management practices" as
identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site
sedimentation of storm water runoff; and
9. that the project shall meet all the requirements of the California Building and Fire Codes, 2001
edition, as amended by the City of Burlingame.
` _ _ . ..
___._.. ___.. .
� CITY
�,4. o,� CITY OF BURLINGAME
� '� PLANNING DEPARTMENT ,
I BURLINGAME 501 PRIMROSE ROAD .
, � . � . . � .. � � BURLINGAME, CA 94010
' a TEL: (650) 558-7250 • FAX: (650) 696-3790
� a� ' �, .
� �W,qq�,,,,,,,E.- www.burlingame.org
� -
� �
! Site:1109 BALBOA AVENUE - }
; �
; Appiication for design review and side setback
� variance for a first and second story addition pU gLIC HEARING` �
i at: 1109 BALBOA AVENUE, zoned R-1. (APN: NOTICE � �
� 026-162-110)• � . . � ;� : -
The City of Burlingame Planning Commission
iannounces the following public hearing�on
j Monday, May 23, 2005 at 7:00 P.M. in the Gity
�Hall Councii Chambers located at 501 Primrose
; Road, Burlingame, California.
' Mailed: May 13, 2005
_ . .. � . .
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, � CITY OF BURLINGAME ' � � - �
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: j A copy of the applica�iQn an p�n� fa��th�s project ' ay be reviewed pnor . �
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City of Burlingame
Design Review for a First and Second Story Addition
Item #
DSR Study Calendar
Address: 1109 Balboa Avenue Meeting Date: 4/11/OS
Request: Design review for a first and second story addition at 1109 Balboa Avenue, zoned R-1 (C.S. 25.28.040)
Applicant/Property Owner: Frankie and Irene Gonzalez
Designer: JD & Associates, Jerry Deal APN: 026-162-110
General Plan Designation: Low Density Residential Lot Area: 6,000 SF
Date Submitted: February 14, 2004 . Zoning: R-1
Summary: The applicant is requesting design review for a first and second story addition at 1109 Balboa Avenue, zoned R-1.
The existing two-bedroom house is one story with a detached garage and storage shed that tota12,049 SF (0.34 FAR). The
proposal includes removing a portion of the house at the rear of the first floor and adding a family room and remodeled Idtchen.
The second story addition will be 1,206 SF and will include adding three bedrooms and two full bathrooms. The total floor area
of the house will increase to 3,417 SF (0.56 FAR), where 3,420 SF (0.57 FAR) is the maximum allowed. The proposal is 3 SF
under the maximum floor area allowed on this site.
The existing detached garage is 14'7" x 19'4", interior dimensions, and is considered nonconforming because the depth does
not meet the code requirement of 10' x 20' (interior dimensions) space. One 10' x 20' uncovered parking space is provided on-
site for the four bedroom house. However because the parking requirement is not increasing with this proposal, the existing
detached garage can remain unchanged. The existing den on the first floor is only 64 SF and is not defined as a bedroom in
terms of parking calculations based upon the bedroom definition, code section 25.08.125, which states that a bedroom is defined
as bein 70 SF or more in area.
PROPOSED EXISTING ALLOWED/REQ'D
SETBACKS
Front: Ist flr 18' 11" 20' 15' or block average (18'9")
2nd flr 26� N/A 20�
Side (left): 1S`flr No change 9' 10" 4'
2nd flr 12' N/A
Side(right) IS`flr No change 3'* 4'
2nd �I�, 6' N/A
Rear: lstflr No change 43'6" 15'
2nd flr 43'6" N/A 20'
LOT 38.2% 35.8% 40%
COVERAGE: (2,298 SF) (2,154 SF) (2,400 SF)
FAR: 3,417 SF/ 2,049 SF/ 3,420 SF/
0.56 FAR 0.34 FAR 0.57 FAR
PARKING: No change 1 covered (15'8"x 20'- 1 covered (10' x 20')
exterior dimension)* + 1 uncovered
+ 1 uncovered
HEIGHT: 29'2" 18' 10" 2 1/2 stories or 30' whichever is less
DHENV: Meets Requirement Meets Requirement See Code
*Existing non-conforming
Staff Comments: See attached.
Catherine Barber
Planner
c: JD & Associates, Jerry Deal, designer
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��� cirY o,� CITY OF BURUNGAME
PLANNING DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
BURLINGAME, CA 94010
� ' , TEL: (650) 558-7250-• FAXi (650) 696-3790
`�,,,,o,,,,,�••'' www.burlingame.org
Site:1109 BALBOA AVENUE
Application for design review and side setback
variance for a firsf and second story addition
at: 1109 BALBOA AVENUE, zoned R-1.
; (APN:026-162-110). -
The City of Burlingame Planning.Commission
announces the following public hearing `
`on Monday, April 11, 2005 at 7:00 PM in the
City HaII Council Chambers located at
501 Primrose Road, Burlingame, California.
Mailed: April 1, 2005 '
(Please refer to other side)
PUBLIC HEARING
NOTICE
,I '
CITY OF BURLINGAME
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