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Home My WebLink About120 Costa Rica Avenue - Staff ReportItem # Action Meeting PROJECT LOCATION 120 Costa Rica Avenue Item # ; Action C endar City of Burlingame Design Review Amendment Address: 120 Costa Rica Avenue Meeting Date: 2/25/02 Request: Design review amendment to an approval for floor area ratio variance, special permit for height, and design review for a basement, first and second story addition at 120 Costa Rica Avenue, zoned R-1 (C.S. 25.28.070, 25.57.010 and 25.28.060) Applicant/Architect: Alan D. Olin Owners: Tracy and Troy Otus APN: 028-293-220 General Plan Designation: Low Density Residential Lot Area: 7,926 SF Date Submitted: February 4, 2002 Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15303 - Class 3- construction and location of limited numbers of new, small facilities or structures including (a) single-family residences not in conjunction with the building of two ar more such units. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. History: At the February 26, 2001, Planning Commission meeting, the Commission voted 6-0-1(C. Keighran absent) to approve a floor area ratio variance, special permit for height and design review for a basement, first and second-story addition at 120 Costa Rica Avenue, zoned R-l. The applicant has obtained the appropriate building permits and the project is currently under construction. During construction the applicant's have made changes to the windows in order to facilitate the most efficient use of the interior space. The applicant is requesting the following changes to the approved design: 1) remove a two panel, double hung window in the first floor master bedroom, on the south elevation; 2) change a three panel, double hung mullioned window to a three panel awning window to preserve privacy in the master bathroom; and 3) change the 4�0 x 4�2 glass window on the front elevation on the first floor, master bedroom, from a fixed windows to a casement window (same size) in order to meet emergency egress requirements. The provided plans show both the approved and proposed south elevations, with the changes noted on the proposed elevations. Listed below is the original project summary table. There is no change to the floor area, setbacks or height. All of the proposed changes are design changes on the elevations, therefore no dimensions have changed and the summary remains the same. Because all the changes are to the building elevations only the design review is subject to Commission review with this amendment. AMENDED APPROVED ORIGINAL EXISITING ALLOWED/ PROPOSAL PROPOSAL PROPOSAL �Q�D (2/4/02) (2/26/Ol) (1/22/Ol) SETBACKS Front: Ist flr No change No change 15'-9" 15'-0" or block 2nd flr No change No change 30'-6" N/A average 20'-0" DesiQn RevieN� Ameitdment 120 Costa Rica Avenaee AMENDED APPROVED ORIGINAL EXISITING ALLOWED/ PROPOSAL PROPOSAL PROPOSAL �Q�D (2/4/02) (2/2 6/O1) (1/2 2/O1) Side (left): No change No change No change 11'-6" 4'-0" Side (riglzt): No change No change No change 2'-6" 4'-0" Rear: Istflr No change 64'-6" 59'-0" 79'-0" 15'-0" 2nd flr 78'-0" 62'-6" N/A 20'-0" LOT No change 34.0% 34.7% 27.4% 40% COVERAGE: (2,696 SF) (2,756 SF) (2,174 SF) (3,170 SF) FAR: No change 5,403 SF'/ 5,412 SF/ 3,748 SF/ 4,010 SF/ 0.68 FAR 0.68 FAR 0.47 FAR 0.51 FAR PARKING: No change No change No change *2 covered 2 covered �i�°-g�° X i9°-8°°� (zo° X zo°) + 1 uncovered + 1 uncovered HEIGHT: No change 35-0"Z 3T-0" * 31'-6" 2'/2 stories 30' whichever is less DH No change Meets Meets Meets See code ENVELOPE: requireinent requirement requirement * Existing non-confornzing condition ' Variance for floor area ration for 1,393 SF (5,403 SF, 0.68 FAR proposed where 4,010 SF, 0.51 FAR is the maximum allowed.) Z Special Permit for height (35' proposed where 30'-0" is the maximum allowed) Staff Comments: See attached. Findings for the special pernut for height and the floor area ratio variance have been made under the original approval. Since this amendment does not include changes to the exterior dimensions of the structure as approved the previous exceptions stand and are not subject to review with this request. Design Review Criteria: The critena for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: L 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 stnictural components. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be made by resolution and should include findings. The reasons for any action should be clearly stated. At the 2 Design Review An:endment public hearing the following changes to the conditions should be considered (shown in italics): 120 Costn Rica Aveni�e that the project shall be built as shown on the original plans submitted to the Planning Department date stamped February 2, 2001, Sheetl, and Sheet 3-8, and Sheet 2, date stamped February 15, 2001, site plan, floor plans and building elevations, approved by the Plaiming Commission on February 26, 2001, as modified by the plans submitted to the Planning Department date stamped February 4, 2002, Sheet 1, 3 and 6, , including a) re�noving a two panel, double huf�g window in the first floor master bedroom, on the south elevation; b) changing a three pan�el, double hung mullioraecl window to a three panel awning window to presef-ve privacy in the rnaster bathroom; and c) changing the 4•0 x 4�2 glass window on the fi�ont elevation on the first floof•, master bedroom, from a fixed windows to a casement window (same size) in order to meet emergency egress requirements; 2. that the conditions of the City Engineer's and Chief Building Official's December 18, 2000 memos shall be met; 3. that any increase to the habitable basement floor area and any changes to the size or envelope of the first ar 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; 4. that the basement area/lower level of the house with a 7'-0" ceiling height shall never be finished or converted to living area of any type. The unimproved area shall be walled off from the habitable basement area and shall be accessed through a door no larger than S x 3' whose design meets all the requirements of the California Building and Fire Codes for separation between two occupancies, living and storage; and 5. that the proj ect shall meet all the requirements of the California Building and Fire Codes, 1998 edition, as amended by the City of Burlingame. Catherine Keylon Planner c: Tracy and Troy Otus, owners 3 ROUTING FORM DATE: December 18, 2000 TO: ✓CITY ENGINEER CHIEF BUILDING OFFICIAL FIRE MARSHAL SR. LANDSCAPE INSPECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SUBJECT: Request for application for design review and floor area ratio, height, and parking variances for a first and second story addition at 120 Costa Rica Avenue, zoned R-1, APN: 028-293-220. SCHEDULED PLANIVING COMMISSION ACTION MEETING: STAFF REVIEW BY MEETING ON: Monday, December 18, 2000 THANKS, Catherine/Erika/Maureen/Ruben/Sean 1�-� L 8 yeoc�ate of Comments , d .�! �� Q �►, a � G � � �. �j � a n�s s-G<-cc� (�i s �i.. w � r n S � �o,, ��C�''r' �- b a.rt r+^,t�'t �j °� v .� � '� d w� �� a • V ,r � , '/ 6'`t,.d�^� �/� ✓ � �,� �!�-�`� � / `t''' � 2' ' ��,,Q d�� `"� -!' i !!.� � . � , .�i�""' � �� r � � � oU� eG�� f� � � �` � � � s � �s � /i`.�"'� A , s�► �� Gr`",v, a.� / s� • ROUTING FORM DATE: December 18, 2000 TO: CITY ENGINEER ,/ CHIEF BUILDING OFFICIAL FIRE MARSHAI- SR. LANDSCAPE INSPECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SiTBJECT: Request for application for design review and floor area ratio, height, and parking variances for a first and second story addition at 120 Costa Rica Avenue, zoned R-1, APN: 028-293-220. SCHEDULED PLANNING COMMISSION ACTION MEETING: STAFF REVIEW BY MEETING ON: Monday, December 18, 2000 THANKS, Catherine/Erika/Maureen/Ruben/Sean �� j�� Date of Comments l�iYf' y c�9�,s�AP�-P �'v 6� z�-�,.��.� s��y� vi �G�. / h�S js Ui �e� r�".,t-, r!�°<:v �i l'' U' � �i��i C�'�� c� c-�t � rs � �'`�- � � G � --�� 6 I � s p �� v�� oe vs� z5 �� l�s��- +��' y��f�� v�+ah�z—� c�rl�.� i � �a �r �r�v�� s � � n�u� �� :-e a c,�� ll �e �°� �, �'c� �p�_v�� ,[�� vp� �Y�Jy4L�v�"jf c�� I s I�y5 �� N,-,,, Y- y L� �y a / ROUTING FORM DATE: December 18, 2000 TO: CITY ENGINEER CHIEF BUILDING OFFICIAL �/FIRE MARSHAL SR. LANDSCAPE INSPECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SUBJECT: Request for application for design review and floor area ratio, height, and parking variances for a first and second story addition at 120 Costa Rica Avenue, zoned R-1, APN: 028-293-220. SCHEDULED PLAI�TNING COMMISSION ACTION MEETING: STAFF REVIEW BY MEETING ON: Monday, December 18, 2000 THANKS, Catherine/Erika/Maureen/Ruben/Sean � Date of Comments � ��, �� -I� �� I�� . � � - �w�.�.�r� . ROUTING FORM DATE: TO: February 4, 2002 ✓ City Engineer _Chief Building Official Fire Marshal _Recycling Specialist _Sr. Landscape Inspector _Ciry Attorney FROM: Planning Staff SUBJECT: Request for design review amendment for a first and second story addition at 120 Costa Rica Avenue, zoned R-1, APN: 028-293-220. ✓ - �.�.1 _�.�� ROUTING FORM DATE: February 4, 2002 TO: _City Engineer _Chief Building Official Fire Marshal �Recycling Specialist _Sr. Landscape Inspector _Ciry Attorney FROM: Planning Staff SUBJECT: Request for design review amendment for a first and second story addition at 120 Costa Rica Avenue, zoned R-1, APN: 028-293-220. ROUTING FORM DATE: February 4, 2002 TO: _City Engineer ✓ Chief Building Official Fire Marshal _Recycling Specialist _Sr. Landscape Inspector _City Attorney FROM: Planning Staff SUBJECT: Request for design review amendment for a first and second story addition at 120 Costa Rica Avenue, zoned R-1, APN: 028-293-220. ROUTING FORM DATE: February 4, 2002 TO: _City Engineer _Chief Building Official ✓ Fire Marshal _Recycling Specialist _Sr. Landscape Inspector _Ciry Attorney FROM: Planning Staff SUBJECT: Request for design review amendment for a first and second story addition at 120 Costa Rica Avenue, zoned R-1, APN: 028-293-220. City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin ag me.org ��6 CIT7 OS BURIJNGAME APPLICATION TO THE PLANNING COMMISSION ��,,,m ..,�•' ��ia�' Type of application: Design Review Conditional Use Permit Variance Special Permit Other Parcel Number: Project address: �26 �OS� j2(�k �. ,�3UI�Lln{G,�) �,� � APPLICANT � Name: ,�� 1� OLIn.., Address: �i, M((��f� City/State/Zip: MF.r-(LO �(� ,GPr �L� Phone (w): �5b � 733 • 03 �-�— �h�: �� fl� �` ARCHITECT/DESIGNER Name:�'J�(�i�{ Address: ��(� M (L( ,S i�lll�. City/State/Zip: M�l��}[{�� OZ� � Phone (w):��CD � 233 � 03�- �h�: r� (fl� �� PROPERTY OWNER Name: ��G� � %KAY 67US Address: lZo CO.STI�- /Z�CA f3t/� City/State/Zip: �4d�2G/�/�/'ii /�, Cf} , �'f�ld/0 Phone (w): � • � • 897� (h): �Sa• 34-�•Z�,s`/ i Please indicate with an asterisk * the contact person for this project. � . � � � � � 6�f �' . / i , i /. /_ i i�iA i. `��V ::[/ // � /� I/i�/Cf %i//r � /i AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and corre t to the best of my knowledge and belief. Applicant's signature: ,.�= Date: �� Z I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commissiqn. _ Property owner's signature: RECEIVED FEB - 4 2002 ij Date: �/�� Date submitted: � � CITY OF BURLINGAME PCAPP.FRM PLANNING DEPT, City of Burlingame Planning Commission Minutes February 26, 1001 C. Bojues moved approval of the consent calendar based on the facts in the staff report, commissioners comments and the findings in the staff reports with recommended conditions in the staff report and by resolution. The motion was seconded by C. Dreiling. Chair called for a voice vote on the motion and it passed 6-0-1 (C. Keighran absent). Appeal procedures were advised. VIII. REGULAR ACTION ITEM 3. 1219 VANCOUVER AVENUE - ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR HEIGHT FOR A FIRST AND SECOND STORY ADDITION (RAM1N AND NATALIE FOROOD, APPLICANTS AND PROPERTY OWNERS; GARY DIEBEL, DIEBEL & COMPANY. ARCHITECTI Reference staff report, February 26, 2001, with attachments. City Planner presented the report, reviewed criteria and comments. Four conditions were suggested for consideration. Commission had no questions of staff. Chairman Luzuriaga opened the public hearing. There were no further comments and the public hearing was closed. Commission continued the item to the March 12, 2001 Planning Commission meeting at the request of the applicant. 4. 120 COSTA RICA AVENUE - ZONED R-1 - APPLICATION FOR DESIGN REVIEW, FLOOR AREA RATIO VARIANCE, AND SPECIAL PERMIT FOR HEIGHT FOR AN ADDITION TO THE BASEMENT LEVEL, MAIN FLOOR AND A NEW UPPER FLOOR (ALAN OLIN, APPLICANT AND DESIGNER; TRACY AND TROY OTUS. PROPERTY OWNERS) Reference staff report, February 26, 2001, with attachments. City Planner presented the report, reviewed criteria and comments. Five conditions were suggested for consideration. Commission asked what is the maximum FAR on this lot, because of the size of the covered porch at the front the covered porch at the rear of the house should have been included in the FAR calculation total; Commission commented that the original application proposed a 3200 SF house with an FAR variance for 1402 SF, applicant then reduced the above ground living area by 300 SF and added it to the basement, FAR variance still required for 1405 SF, with the covered porch FAR variance should actually be for 1505 SF; a similar situation in a house on Chapin Avenue is discussed in the staff report. Commission had no further questions of staff. Chairman Luzuriaga opened the public hearing. Alan Olin, architect, represented the project and noted that he would be available to answer questions. Commission noted that there is a concern with the amount of square footage proposed, original plan proposed 3200 SF (not including lower floor or basement area), current application proposes 3931 SF, got bigger, support the issues, concerned with bulk and calculations on plans, have to include all of basement in FAR, bulk is increased by fact basement raised 4' out of ground, toned down addition by removing 300 SF off the upper floor, now 3635 SF of living space proposed including the lower level. Architect noted that the intent was to take square footage off the upper floor and place it in the lower floor, applicant's first choice was not to have living space in the basement. 3 City ofBurlingame Planning Commission Minutes February 16, Z001 Troy and Tracy Otus, property owners, noted that they are doing their best to compromise, like to have larger common areas, to accommodate families visiting, bedrooms are smaller, didn't realize basement would be a problem when purchasing the house, existing house looks big but only contains two bedrooms, have neighborhood support, this is a unique situation, they are keeping the existing dining room, entry and bedroom on the main floor, construction is at rear, front of house will not change. There were no further comments and the public hearing was closed. Commission discussion: this is an existing house, applicant is attempting to save the existing house, not replace it, architect attempted to reduce the bulk, is a small house now but with proposed second story addition will appear large, proposed house is not small, allowing 700 SF more living area than the maximum FAR allowed on this size lot. C. Deal moved to approve the application, by resolution, with the following conditions: I) that the project shall be built as shown on the plans submitted to the Planning Deparhnent date stamped February 2, 2001 Sheet 1, and Sheets 3-8, and Sheet 2 date stamped February 15, 2001; 2) that the conditions of the City Engineer's and Chief Building Official's December 18, 2000 memos shall be met; 3) that any increase to the habitable basement floor area and any changes to the size or envelope of the basement, 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; 4) that the basement portion of the area/lower level of the house with a 7'-0" ceiling height shall never be fuushed or converted to living area of any type. The unimproved area shall be walled off from the habitable basement area and shall be accessed through a door no larger than 5' X 3' whose design meets all the requirements of the California Building and Fire Codes for separation between two occupancies, living and storage; and 5) that the project shall meet all the requirements of the California Building and Fire Codes, 1998 edition, as amended by the City of Burlingame. The motion was seconded by C. Osterling. Comment on the motion: worked hard on this project, concerned with granting this Iarge of a variance, project on Chapin Avenue when from 0.51 FAR to 0.71 FAR, this project is increasing from 0.47 FAR to 0.68 FAR, this is not a normal process, want to make it clear that a FAR variance is very difficult to get approved, process is here for unique situations like this one. Chairman Luzuriaga called for a roll call vote on the motion to approve. The motion passed 6-0-1 (C. Keighran absent). Appeal procedures were advised. This item concluded at 7:36 p.m. 6. 1145 OXFORD ROAD - ZONED R-1- APPLICATION FOR FRONT SETBACK VARIANCE FOR A FIRST FLOOR ADDITION ( BRUCE MCLEOD, APPLICANT AND ARCHITECT; CRAIG AND KRISTIN DONATO, PROPERTY OWNERSI Reference staff report, February 26, 2001, with attachments. CP Monroe presented the report, reviewed criteria and Planning Department comments. Two conditions were suggested for consideration. Commission asked when does a front setback become a side setback on a lot with a curved corner; staff noted that there was no standard way of determining that, is determined on a case by case basis. Commission had no further questions of staff. Chairman Luzuriaga opened the public hearing. Bruce McLeod, designer, provided an overhead transparency showing the site plan, how they agreed with staff to measure the front setback and how the addition is affected by the setback requirement, a line parallel to the radius of the property line was used, � RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW AMENDMENT 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 amendment to an application for a floor area ratio variance, and special permit for height for a basement, first and second story addition at 120 Costa Rica Avenue, zoned R-1, Troy and Trac Otus, property owners, APN: 028-293-220; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on February 25, 2002, 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 CEQA Article 19. Categorically Exempt per Section: 15303 - 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, is hereby approved. 2. Said design review amendment is approved, subject to the conditions set forth in E�chibit "A" attached hereto. Findings for such design review amendment 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. �:/_I:u:► I, Joe Bojues , Acting 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 25th day of February , 2002 , by the following vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: SECRETARY EXHIBIT "A" Conditions of approval for categorical exemption and design review amendment. 120 Costa Rica Avenue effective March 4, 2002 1. that the project shall be built as shown on the original plans submitted to the Planning Department date stamped February 2, 2001, Sheetl, and Sheet 3-8, and Sheet 2, date stamped February 15, 2001, site plan, floor plans and building elevations, approved by the Planning Commission on February 26, 2001, as modified by the plans submitted to the Planning Department date stamped February 4, 2002, Sheet 1, 3 and 6, , including a) removing a two panel, double hung window in the first floor master bedroom, on the south elevation; b) changing a three panel, double hung mullioned window to a three panel awning window to preserve privacy in the master bathroom; and c) changing the 4•0 x 4�2 glass window on the front elevation on the first floor, master bedroom, from a fzxed windows to a casement window (same size) in order to meet emergency egress requirements; 2. that the conditions of the City Engineer's and Chief Building Official's December 18, 2000 memos shall be met; 3. 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; 4. that the basement area/lower level of the house with a 7'-0" ceiling height shall never be finished or converted to living area of any type. The unimproved area shall be walled off from the habitable basement area and shall be accessed through a door no larger than 5' x 3' whose design meets all the requirements of the California Building and Fire Codes for separation between two occupancies, living and storage; and 5. that the project shall meet all the requirements of the California Building and Fire Codes, 1998 edition, as amended by the City of Burlingame. ;�r� ��T� a� CITV OF BURLWGRME auauN�aneE PLANNWG DEPARTMENT ' 501 PRIMROSE FiOAD ��,c� BURLINGAME, CA 94010 e, TEL (650) 558-7250 120 COSTA RICA AVENUE Application for design review amendment to an approved first and second story addition at 120 Costa Rica Avenue, zoned R-1. (APN: 028-293-220) The City of Burlingame Planning Commission announces the following public hearing on Monday, February 25, 2002 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed February 15, 2002 (Pleuse rP�er to othcr� sidel PUBLIC HEARING NOTICE CITY' OF B URLINGAME A copy of the application and plan� for this project may be reviewed prior to the meetin� at the Planning Department at 501 Primrose Road, Bw-lingame, California. � If ��ou challenQc thc subject application(s) in coiirt. you may be limited to raising only those issues you or sonleone else raised at the public hearing, described in the notice ur in «�iitten coirespondence delivered to the eity at or }�rior to the public hearing. Propert�� owners who receive this notice are re�sponsible for informing their tenants about U�is notice. For additional infonnation, please call (650) 558-7�>0. Thank yvu. Marearet I�[onroe �e�++e-n-�—� --�`��,� �: City Planner Pl1�LIC IiEARItVG IVOTICE (Plecrse ref'ef- to other- side) , �� , .. _ �' �T , ! �y � � ' 1, . � , r '�� r V"� V� PJ Q-q �� O �' ,� .. s .; - F � - � �o ,.� s� -� �' � 9 �' � �y " L �� 2 � � � tn � �' � �' `i : �' ,� �- c,� FS c� tiT 9L F� s� 4F � ? ,� 4' ti a � �� -- --� � - .� D � / V / � � � i0 , "� . a� O pJ�� P,� � � � o`�� Pa �� o j �P L��