HomeMy WebLinkAbout535 Almer Road - Staff Report (3)City of Burlingame
Condominium Permit, Side Setback and Parking Variances
Item #la
Study Item
Address: 535 Almer Road Meeting Date: 10/28/02
Request: Application for condominium permit, side setback and parking variances for a new three (3) story,
four (4) unit residential condominium project.
Applicant and Property Owner: Manoochehr Javaherian
Designer: Glush Design Associates
Lot Area: 9,140 SF
General Plan: High Density, Multi -family Residential
Adjacent Development: Multi -family Residential
Existing Use: Two-story single family dwelling.
Proposed Use: New 3-story, 4-unit residential condominium.
APN: 029-111-060
Zoning: R-3
History: On June 7, 1999, the City Council approved a mitigated negative declaration and condominium permit
for a four-story, 7-unit residential condominium project at this site (June 7, 1999 C.C. Minutes). On November
13, 2000, the Planning Commission approved an amendment to the approved mitigated negative declaration and
condominium permit which included a reduction in the number of residential units from 7 to 6, revisions to
balconies and to the size and placement of windows (November 13, 2000 P.C. Minutes).
The approved project was never built. The applicant notes in his letter, dated October 15, 2002, that there are
many unresolved issues with building a 6-unit building on this site. These issues include high construction costs
for the two -level subterranean parking facility and use of steel frames throughout most of the structure, possible
future problems associated with portions of the underground parking structure extending to the property line, and
less than desirable 8-foot ceiling height limitation necessary to maintain a 4-story layout at the front portion of
the building. To address these concerns, the applicant has developed a new project with fewer units. The
applicant is now submitting a new application for a proposed 3-story, 4-unit residential condominium.
Project Description: The applicant, Manoochehr Javaherian, is requesting a condominium permit, side setback
and parking variances for the construction of a new three (3) story, four (4) unit residential condominium. The
existing single family dwelling currently on the site will be demolished in order to build the proposed four -unit
condominium. Three, three -bedroom units and one, four -bedroom unit will be located on the first, second and
third floors over below -grade parking. The site will be excavated to accommodate the enclosed below -grade
parking garage. The first floor contains two, three -bedroom units (third bedroom for Unit 1 is located on the
second floor). The second and third floors each contain one unit which are larger in size. The building will have
stucco siding and a tile roof. Gas and electric meters will be located at the front left corner of the building. The
water meter (underground) and fire valve connection will be located towards the center of the lot in front of the
proposed building. Location of these utilities are shown on the site plan (sheet A2). The applicant is requesting
the following applications:
• Condominium Permit for construction of a new 3-story, 4-unit residential condominium (CS 26.30.020);
• Side setback variance for a portion of the below -grade parking garage along the east side property line
(5'-0" where 7'-0" is the minimum required) (CS 25.32.090, 4 and 25.32.075, 3);
• Parking variance for 18% driveway slope (15% maximum driveway slope allowed by Public Works);
and
Condominium Permit, Side Setback and Parking Variances 535 Almer Road
• Parking variance for substandard parking space width for spaces 3, 4, 8 and 10. Columns in these
parking spaces, which are required to be 10 feet wide since they abut a wall, encroach more than the
maximum 6 inches allowed.
The proposed project complies with all setback requirements with the exception of a portion of the below -grade
parking garage along the east side property line. The R-3 District Regulations allow below -grade garages to
extend into the required setback only if the uppermost portion of the garage does not extend above natural grade.
The existing grade along the east side property line slopes down approximately 2'-5" from the rear to the front
corner of the lot. At the rear of the building, the garage is totally below grade. As the grade gradually begins to
slope down towards the front of the lot, a portion of the below -grade garage is exposed. The east wall of the
garage will remain below grade. However, the three columns abutting the east wall of the garage (shown on
sheet A.3) will encroach into the side setback. A side setback variance is required for the columns encroaching
into the left side setback (5'-0" setback proposed where 7'-0" is the minimum required). The applicant is
proposing to install a wrought iron grill over the opening between the garage wall and the first floor wall (shown
on Site Plan, Cross Section B-B and Building Elevations). The left side elevation indicates that the iron grill will
extend 4 inches above grade at its lowest point and 30 inches at its highest point.
Planning staff would note that the proposed condominium complies with the 35' building height review line. The
rotunda at the front right corner of the building encloses a stairway which provides access to each floor. Because
the rotunda also provides access to the roof, it is considered rooftop equipment. The zoning code allows an
exception for rooftop equipment which exceeds the 35' height limit as long as the area does not exceed 5% of the
roof area and is not more than 10' above top of parapet. The rotunda falls within this exception (4% roof area, 2'-
9" above top of parapet proposed).
Based on the number of bedrooms per unit, a total of 10 on -site parking spaces must be provided. One guest
parking stall must also be provided. The guest space can be part of the required spaces or provided in addition to
the required spaces. Of the required parking spaces, 80% or 8 spaces must be covered. With this project, a total
of 12 parking spaces will be provided in the below -grade garage (10 standard, 1 guest space and 1 disabled
accessible space). A 24'-0" clear back-up aisle is provided for all parking spaces. A vehicle is capable of exiting
the site in three maneuvers or less from all designated parking spaces. A parking variance is required for the
proposed 18% driveway slope (15% maximum allowed by Public Works). A parking variances is also required
for substandard parking space width for spaces 3,4,8 and 10. These spaces abut a wall and are required to be 10'
in width (9' width required for all other standard spaces). A column is allowed to encroach a maximum of 6
inches into a space. The proposed columns encroach 9 to 18 inches into these spaces. Planning staff would note
that vehicles in these spaces can exit the site in three maneuvers or less (three maneuvers or less required).
There is a total of 1,595 SF (399 SF/unit) of common open space proposed for the condominium project where
400 SF (100 SF/unit) is required. Of the required common open space, 100% is proposed to be landscaped.
There is 175-336 SF in private open space per unit (75 SF/unit is the minimum required) provided in balconies
and at -grade patios. The applicant is proposing 60% (713 SF) landscaping in the front yard where 60% is the
minimum required. The applicant provided a Landscape Plan (Sheet L-1) indicating proposed landscaping on
the site. Currently, there are three existing trees on the site. The existing 32" diameter black acacia and 49"
diameter oak at the rear of the site will remain. The existing 8" diameter unprotected tree along the left side
property line at the front of the lot will be removed. In addition to existing trees to remain, the landscape plans
indicate that there will be nine new 24" box size trees provided on the site. A minimum of four landscape trees
are required by the Reforestation ordinance (one tree for every 2,000 SF of lot coverage). The City Arborist
notes in his October 2, 2002, memo that the arborist's report on the oak tree, dated February 26,1999 (submitted
for the original project in 1999) appears to be accurate and that there will be no impact to the oak tree as long as
2
Condominium Permit, Side Setback and Parking Variances
535 Almer Road
the guidelines are met. The City Arborist is requiring an additional arborist's report to address tree protection
guidelines such as providing construction fencing around the oak tree.
Since the project includes new construction of no more than four units, this project is categorically exempt from
the requirements of the California Environmental Quality Act.
Table 1 • 535 Almer Road Proiect Data
Current Application
4 Units
(10/28/02)
Previous Approval
7 Units
(11/13/00)
Allowed/Required
Front Setback: First:
16'-1"
16'-1"
16'-1"
Second:
16'-1"
16'-1"
(block average)
Third:
16'- l"
16'-1"
Side Setback (L): Garage:
5'-0"*
n/a
7'-0"
First:
7'-0"
8'-0"
7'-0"
Second:
9'-0"
9'-0"
8'-0"
Third:
9'-0"
10'-0"
9'-0"
10'-0" (4th floor)
Side Setback (R): First:
8'-0"
10'-2"
7'-0"
Second:
101-0"
10'-2"
8'-0"
Third:
10'-0"
10'-2"
9'-0"
10'-2" (4th floor)
Rear Setback: First:
18'-10"
15'-0"
15'-0"
Second:
20'-4"
15'-0"
15'-0"
Third:
20'-4"
20'-0"
20'-0"
Lot Coverage:
49.9% (4,568 SF)
49.9% (4,569 SF)
50% (4,570 SF)
Height:
35'-0"
35'-0"
35'-0"
Parking:
12 spaces
18 + 2 tandem
10 spaces
100% covered
(14 required)
80% must be covered
100% covered
Guest Parking:
1 guest space
5 guest spaces
1 guest space
Total On -Site Parking:
12 spaces
20 (18 + 2 tandem)
10 spaces
Driveway Slope:
18%'
15%
15%
Front Setback Landscaping:
60% (713 SF)
64% (748 SF)
60% (713 SF)
Private Open Space:
175 — 336 SF
75 — 298 SF
75 SF
Common Open Space:
1,595 SF
1,110 SF
400 SF
* Side setback variance for a portion of the below -grade parking garage along the east side property line (5'-0"
where 7'-0" is the minimum required).
' Parking variance for 18% driveway slope (15% maximum driveway slope allowed by Public Works).
3
Condominium Permit, Side Setback and Parking Variances 535 Abner Road
Staff Comments: See attached.
Ruben Hurin
Planner
c: Manoochehr Javaherian, applicant
Glush Dada, Glush Design Associates, designer
4
BURLINGAME
Item
10/28/02 P.C.
MEMORANDUM
PUBLIC WORKS DEPARTMENT
To: P • i • rise • ■
From: .. g, Engineering Di ision
Subject: P1
October 23, 2002
Staff has
I GENERAL:
Review for 535 Almer Road
ted the preliminary review for the project and comments are as follows;
1. Show proposed drainage system and indicate that all roof and site drainage shall go to street
frontage. Show direction of drainage on adjacent property to confirm that no drainage enters
this site or else that drainage needs to be included in the on -site system. (Response dated
October 10, 2002 by MacLeod and Associates is acceptable.)
2. Since this whole site is to be developed below street or adjacent grade, approvals will be
conditioned upon installation of an emergency generator to power the sump pump system; and
the sump pump system shall be redundant in all mechanical and electrical aspects (i.e., dual
pumps, controls, level sensors, etc.). Emergency generators must be so housed that they meet
the City's noise requirement - see attached plan check sheet. Proposed pump and generator
are to be shown. (Required prior to building permit issuance.)
3. According to maintenance records, the sanitary sewer system in this area is in poor condition
and has been prone to problems with tree roots. Sanitary sewer analysis is required for this
project to identify the project's impacts to the existing sanitary sewer system and associated
mitigation measures. (See Public Works memorandum dated October 22, 2002.)
4. If any waste fixtures are lower than the City upstream manhole, project plans shall indicate
UPC required backwater valves or show sewer ejection system. (Required prior to building
permit issuance)
5. If large trees are to be removed, plans shall show new proposed plantings
the tree removals. (Required prior to building permit issuance.)
6. Show required seven foot (7') minimum clearances at parking garage floor
to floor. Provide room for all pipings, ducts and fire sprinklers. Disabled
access and parking area at eight feet two inches (8'2") clear. (Response
2002 by Glush Design Associates is acceptable.)
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to help ameliorate
areas not just floor
parking shall have
dated October 10,
7. All utilities to this site must be installed underground. Any transformers needed for this site
must be installed underground or behind the front setback on this site. (Required prior to
building permit issuance.)
8. The project shall, at its own cost, design and construct frontage public improvements,
including curb, gutter, sidewalk and other necessary appurtenant work. Indicate that new
curb, gutter and sidewalk fronting this site shall be designed by a civil engineer, approved by
the City Engineer, and installed by this development. (Response dated October 10, 2002 by
MacLeod and Associates is acceptable.)
II SITE AND LANDSCAPE PLANS:
1. Curb, street elevations and a detailed driveway profile are needed. For flood protection, the
driveways to all below -grade parking areas must have a high point either at property line or
on site that is 12 inches above proposed flow line of street. Back of sidewalk elevation must
be at 2% from projected top of curb through driveway. Transitions both up and then down
at the street are required as are transitions at the lower level. (Required prior to building
permit issuance.)
2. All transformers needed for this project shall be indicated on project plans and installed
underground on this site or behind the front setback. (Required prior to building permit
issuance.)
3. All irrigation systems and planting shall follow City's water conservation guidelines.
(Required prior to building permit issuance.)
4. Rear landscape area shall drain to street or to a storm drainage system without pumping.
(Required prior to building permit issuance.)
5. Show route of piping from drainage inlets. (Required prior to building permit issuance.)
6. Show the location for the fire sprinkler connection that is proposed. All fire system work
shall conform to the City's current procedures for underground water systems. (Required
prior to building permit issuance.)
7. All on site catch basins and drainage inlets shall be stenciled. All catch basins shall be
protected during construction so no debris will be dumped into them. The City will provide
a stencil. (Required prior to building permit issuance.)
8. Grading and drainage plans need to submitted for approval prior to the issuance of a
Building permit. (Required prior to building permit issuance.)
III PARKING:
1. Show underground and at -grade parking slab elevations. Maximum slope in any parking
space is 5%. Show drainage pattern. (Required prior to building permit issuance.)
U:\VICTOR\Projects\Private1535AImer.wpd
2. Provide all on site drainage inlets or the sump pump basin for the underground garage with a
petroleum absorbent system for treating all drainage flows from the automobile parking
areas. (Required prior to building permit issuance.)
3. Dimension the structural columns and dimensions with respect to parking stalls. Columns
that are on the side of parking spaces are to be clear of vehicle's side door access and should
be at least two feet (2') clear of the rear of the stalls to facilitate maneuvering. (Response
dated October 10, 2002 by Glush Design Associates is acceptable. However, the minimum
2' dimension shall be indicated on the project plans.)
4. Provide a sequential dimensional layout of all parking spaces and show remaining structure
dimensions (widths and lengths) to confirm structure's dimensions. (Response dated
October 10, 2002 by Glush Design Associates is acceptable.)
5. The underground garage walls are at property line with little or no clearances. How are they
going to be constructed without easements on adjacent property? Show how excavation is to
be made on property with room also for back of wall drainage or propose alternate system.
(Required prior to building permit issuance.)
6. If applicable, add bollards or whatever on all exterior sides of parking stalls) to define
parking space and to not allow encroachment into common area. (Required prior to
building permit issuance.)
7. Show callbox/intercom system to all units from driveway in front of security gate and at the
top of the driveway so guests may have access to guest parking spaces. If no gate is
planned, install conduit to all units so that if gate is installed in the future, the system may be
easily installed. (Required prior to building permit issuance.)
8. Provide driveway profile with 2% from top of curb (6" high minimum) to back of sidewalk
and transition to a high point, on site or at property line, at 12" above flow line of street.
Transitions at top of driveway and at bottom required to the approval of the City Engineer.
Project plans currently show a driveway slope of 18% which exceeds the maximum
driveway slope of 15%. The driveway shall be revised to meet the maximum allowed slope
of 15%. (Response dated October 10, 2002 from MacLeod and Associates indicates
owner's request for a variance for 18% driveway slope. Public Works Department requires
documentation to demonstrate that the 15% driveway slope cannot be constructed)
9. The garage exit pathways may not be through a parking space. Also, place bollard(s) or
wall to keep vehicles from blocking exit routes. (Required prior to building permit
issuance.)
10. Underground garage area vents shall be shown on the project plans. (Required prior to
building permit issuance.)
11. If private storage areas are provided above the parking stalls, these storage areas shall meet
the seven foot (7') minimum clearance. (Required prior to building permit issuance.)
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12. Project plans shall indicate which parking spaces belong to which unit. (Required prior to
building permit issuance.)
IV ARCHITECTURAL PLANS:
1. Show design of trashroom and indicate size of receptacles, including receptacles for
recycling. Confirm sizes needed with BFI. (Required prior to building permit issuance.)
2. If there are any private storage spaces other than in the units and above the vehicles, indicate
them on the project plans. (Required prior to building permit issuance.)
3. On the Parking Level Plan and First Floor (Site) Plan, show adjacent site and street
elevations for reference. (Response dated October 10, 2002 by Glush Design Associates is
acceptable.)
4. Elevator sump drainage shall go to sanitary sewer and be shown on project plans. A
backwater valve shall be installed for elevator sump drainage below the sanitary sewer.
Elevator sump drainage shall also be separate from groundwater system which is to go to the
storm drainage system. (Response dated October 10, 2002 by MacLeod and Associates is
acceptable.)
5. All building sections need to show site elevations and adjacent site elevations and shown to
scale to give the relationship. (Required prior to building permit issuance)
6. The sewer ejection system shall be shown in garage plans and indicate the pit, ventilation,
etc. Sewer ejection system must be on the emergency generator also. (Required prior to
building permit issuance.)
7. Individual unit climate controls as well as separate shutoffs for gas, electric and water are
required. (Required prior to building permit issuance.)
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V TRAFFIC STUDY:
1. Project plans shall include a site access study and circulation plan. If completed by a Traffic
Engineer, please have it titled and signed. (Required prior to building permit issuance.)
VI MAPS: (FOR STUDY MEMO ONLY -SEPARATE MEMO FOR FINAL)
1. The property boundary survey by a licensed land surveyor is acceptable.
2. The condominium map to the Engineering Division in accordance with the requirements of
the Subdivision Map Act is acceptable.
4. Show exact building setbacks both below and above grade. (Required prior to building
permit issuance.)
5. The CCR's for this map must be approved by the City Attorney and conform to all approval
conditions and City Codes. (Required prior to building permit issuance.)
Cc: Syed Murtuza, City Engineer
Philip Monaghan, Senior Civil Engineer
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BURLINGAME
MEMORANDUM
°e
APORATED PUBLIC WORKS DEPARTMENT
October 22, 2002
To:
From: Vict ong, Engineering Division
Subject: 5 r Road
Staff has reviewed the maintenance records and videotaping of the existing sewer mains within
the vicinity of the project site. The existing sewer main in front of 535 Almer Road does not
appear to have any capacity problems, however the downstream sewer mains along Floribunda
Avenue are affected by tree roots which causes obstruction of flows in the sewer mains. These
sewer mains are on the City list of frequent maintenance areas to keep free from tree roots.
The estimated flows generated from this project appears to be insignificant for a net increase of
three condominium units. However, any additional flow will add to the existing sewer problems
at the downstream sewer system at Floribunda Avenue and California Drive due to the poor
condition of the existing sewer mains.
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