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Home My WebLink About120 Costa Rica Avenue - Staff Report (3)' '�,� City of Burlingame Item # io Floor Area Ratio, Height, Parking Variances and DSR Study Calendar Design Review for a First and Second Story Addition Address: 120 Costa Rica Avenue Meeting Date: 1/22/O1 Request: Floor Area Ratio, Height, Parking Variances and Design Review for an addition to the main floor and a new upper floor at 120 Costa Rica Avenue, zoned R-1 (C.S. 25.28.040) Property Owner: Tracy & Troy Otus APN: 028-293-220 Applicant/Designer: Alan D. Olin, AIA Lot Area: 7,926 SF General Plan Designation: Low Density Residential Zoning: R-1 Summary: The applicant is requesting variances for floor area ratio, height, and parking and far design review for a first and second-story addition at 120 Costa Rica Avenue, zoned R-1. The project requires the following: floor area ratio variance for 1402SF (5412 SF, 0.68 FAR is proposed where 4010 SF, 0.51 FAR is the maximum allowed) (C.S. 25.28.070(b)); 2. parking variance for an existing 374 SF detached garage with an interior dimension of 17'-8" by 19'-8" where 20'-0" by 20'-0" (427 SF) is required for two covered parking spaces (C.S. 25.70.020(2)); and 3. height variance for 3T-0" where 30'-0" is the maximum height allowed (C.S. 25.28.060(a)(2)). The existing single family dwelling now contains 3,748 SF of floor area (0.47 FAR) including the detached garage, and has three bedrooms, including the room that is labeled den. The existing house has one main living level that is approximately 6 feet above grade, over a basement. The unfinished basement has an area of 1,674 SF with a T- 0" ceiling height. The basement area is counted toward the FAR since more than 50% of the basement walls are above grade. The first and second floor addition would add a family room, breakfast area, and two additional bedrooms, for a total of five bedrooms. There is an existing 347 SF detached garage with an interior dimension of 1 T-8" by 19'-8". The addition would increase the floor area of the existing structure by 1,664 SF (44%), for a total floor area of 5,412 SF (0.68 FAR), including the detached garage, where 4,010 SF (0.51 FAR), is the maximum floor area ratio allowed. Should a legal two car garage be desired in the future, an additional FAR variance would be required for 53 SF, the difference in area between the existing detached garage and a legal two car garage. PROPOSED EXISTING ALLOWED/REQ'D SETBACKS Front: Ist flr no change 15'-9" 15' or block average 2nd flr 30'-6" N/A 20'-0" Side (left): no change 11'-6" 4'-0" Side (rigltt): no change 2'-6" 4'-0" Rear: lst flr 59'-0" 79'-0" 15'-0" 2nd flr 62'-6" N/A 20'-0" LOT COT/ERAGE: 27.4% 34.7% 40% (2174 SF) (2756 SF) (3170 SF) �` Design Review & Floor Area Ratio, Height, and Parkir:g Yariances 120 Costa Rica Avenue PROPOSED EXISTING ALLOWED/REQ'D FAR: 5412 SF' 3748 SF/ 4010 SF/ 0.68 FAR 0.47 FAR 0.51 FAR PARKING: No change' *two covered in detached two covered in garage garage (20'-0" x 20'-0") (17'-8" x 19'-8") + 1 unc. in driveway + 1 unc. in driveway HEIGHT: 37'3 *31'-6" 30'/2 �/z stories DHENVELOPE: meets requirement meets requirement See code *existing nonconforming condition ' Variance for floor area ratio for 1402 SF (5,412 SF, 0.68 FAR proposed where 4010 SF, 0.51 FAR is allowed). z Variance for parking since the existing detached garage does not meet the interior dimension requirements for two covered parking spaces (17'-8" X 19'-8" existing where 20'-0" X 20'-0" is required). 3 Variance for 37' height (37'-0" proposed where 30'-0" is the maximum allowed). Staff Comments: See attached. Catherine Keylon Planner c: Alan D. Olin, Architect and applicant � r ��''�'�Yu�� F, ciry o�� CITY OF BURLINGAME � PLANNING DEPARTMENT BURLJNGAME 501 PRIMROSE ROAD I: o i�'— gURLINGAME, CA 94010 TEL (650) 558-7250 120 COSTA RICA AVENUE .i m Application for design review and variances ' for parking, floor area ratio, and height for an addition to the main floor and a new upper P U B LIC H EA RIN G floor at 120 Costa Rica Avenue, zoned R-1. N OTIC E (APN: 028-293-220) The City of Burlingame Planning Commission announces the following public hearing on MondaY, January 22, 2001 at 7:00 P.M. in the City Aall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed January 12, 2001 (Plea.ce i-eFe�- to other .srdeJ CITY OF BURLINGAME _ ---.___ � � �:'c� ��ax .�.w. A copy of the application ai�d plans for this project mav be reviewed prior to the meeting at the PlanninQ Department at 501 Prinu-ose Road, Burlin�aille, Califo�nia. If you challen,e [he �uhject application(s) in court, you ma3� be limited to raisina only those issucs yon or someone else raised at the public hearing, desc�ribed in the notice �r in written con�espondence delivered to tl�e city at or prior ro the public hearin�. Property o�v�ers �ul�o receive this notice are responsible for ittforming their tenants about this notice. For additional information, please call (650) 558-7250. Thank vou. � � Margaret Monroe .� y ¢---� City Plannec- �-�� - �n. �" '�"�� PUBLIC HEARWG NOTICE . .. � � . . - � �P � , � (Please r•efer to ot/aer side) Alan D. Olin, Architect 2086 Mills Avenue Menlo Park, CA 94025 (650) 233-0344 December 15, 2000 To: Planning Commission City of Burlingame Re: Height Variance for 120 Costa Rica Ave. Response to questions A,B,C, & D A). The existing dwelling is currently over 31 feet in height because of several factors. First, the main level is about six and one half feet above grade. Second, the main floor ceiling is nine and one half feet high. Third, the roof pitch is very steep (12:12). All of these factors contribute to the need of a height variance. The proposed project intends to match many of the original details and design standards, including the roof pitch. Because we are using hip roofs, the impact will be kept to minimum. B). The existing dwelling includes two bedrooms and one bathroom. The applicant proposes to add three additional bedrooms, two and half baths and a family room to accommodate a growing family's needs. Without the ability to remodel and expand, we would be forced to demolish this 73 year old house and start over. This is not our desire, as we wish to preserve and enhance the character of this building. C). All of the addition will be towards the rear of the property. Great care was taken to not change the front fa4ade of this dwelling. D). Both the original dwelling, as well as the proposed project, are and shall remain compatible with the neighborhood. The architectural style of the proposed project will match the existing style of the original dwelling. The use is and shall remain single family residential. Alan D. Olin, Architect 2086 Mills Avenue Menlo Park, CA 94025 (650) 233-0344 December 15, 2000 To: Planning Commission City of Burlingame Re: Parking Variance for 120 Costa Rica Ave. Response to questions A,B,C, & D A). The existing detached two car garage is located towards the rear of the property. It is 17'-8" x 19'-8" inside where 18' x 20' is required for a five bedroom house. This garage was built over 73 years ago and is 4" shy of the length and width requirements of the current zoning code. B). The existing garage architecture matches the detailing and design features of the main house, which includes a steep roof pitch (12:12). The current zoning code would not allow the reconstruction of this garage because of the height limits for accessory structures. Therefor, it is not our desire to rebuild a two car garage, as we wish to preserve the character of this building. C). This garage is over 73 years old and the non-conformity is not being increased. D). The existing garage is and shall remain compatible with the neighborhood. The architectural style of the garage matches the architectural style of the original dwelling. The use is and shall remain a private garage.