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Home My WebLink About137 Costa Rica Avenue - Staff Report (2)Item No. 9c Design Review Study a� � � � {��,"� �;� �` ' �3^ � �41 �f� _ "____ _�--=. -�]' `:-�'.'�'��u� . .�� ''. �is ' j �3• °'� �;�'; ��u' �-� � m,� �- i t - ' • rCt1 "E�' ' , .I f L �'. ; z,. � , tl 4 } , i'� ; _ ��!y�2� . :7 i f s r' ;a� �: ie��0�`�i 1''��I11l11l��` tlll11�4� iil .' s y�l�li��4 � ��: .. �...�:�:� ' `M`. a=.r�ae,l� ._....... es....l a r. _ _......_. PROJECT LOCATION 137 Costa Rica Avenue City of Burlingame Design Review Address: 137 Costa Rica Avenue Item No. 9c Design Review Study Meeting Date: August 10, 2020 Request: Application for Design Review for a remodel and two-story addition to the rear of an existing two- story single family dwelling. Applicant and Architect: Adam Bittle, Architecture Allure Property Owner: Tejal and Subodh Gupta General Plan: Low Density Residential APN: 028-316-040 Lot Area: 6,891 SF Zoning: R-1 Background: The subject property is located within the Burlingame Park No. 2 subdivision. Based upon documents that were submitted to the Planning Division by a Burlingame property owner in 2009, it was indicated that the entire Burlingame Park No. 2, Burlingame Park No. 3, Burlingame Heights, and Glenwood Park subdivisions may have historical characteristics that would indicate that properties within this area could be potentially eligible for listing on the National or California Register of Historical Places. Therefore, for any property located within these subdivisions, a Historic Resource Evaluation must be prepared prior to any significant development project being proposed to assess whether the existing structure(s) could be potentially eligible for listing on the National or California Register of Historical Places. A Historic Resource Evaluation was prepared for this property by Page & Turnbull, Inc., dated December 30, 2019. The results of the evaluation concluded that 137 Costa Rica Avenue does not appear to be individually eligible for listing in the National or California Registers under any criteria. Project Description: The existing two-story house with a detached garage is located on an interior lot, contains 2,636 SF (0.38 FAR) of floor area, and has four bedrooms. The applicant is proposing a remodel and addition at the rear of both the first and second floors of the house. The proposed addition, including the existing detached garage, will total 3,613 SF (0.52 FAR) of floor area where 3,705 SF (0.53 FAR) is the maximum allowed. The entire front building wall (first and second floors), and a significant portion of both the right and left side walls would remain with the proposed two-story addition that would extend towards the rear of the house. The existing front and right side walls are nonconforming with respect to setbacks; with a 22'-4" existing front setback where 24'-10" is the block average and a 3'-6" existing right side setback where 4'-0" is the minimum required. The new construction along the right side (at the rear) would be set in from the existing side walls in order to comply with the required 4'-0" side set back. The applicant is proposing to retain the majority of the existing house, with approximately 54% of the exterior walls to remain in place. Therefore, the proposed project is not considered new (substantial) construction. Substantial construction means construction of a wholly new building, or removal or reconstruction of fifty (50) percent or more of the exterior walls of a building. The applicant has provided the linear foot calculation of existing exterior walls to be removed (including windows and doors), demonstrating that not more than 50% of the exterior walls are being removed. The applicant has also provided a letter from a structural engineer noting that retention of the existing wall is structurally acceptable and will work with the proposed project without requiring the wall to be removed and reconstructed by more than 50%. The applicant also provided a pest control report that indicates that the nonconforming walls are not infested with dry rot and/or pests that would require the walls to be reconstructed. The applicant has been informed that if the walls located within the setbacks are removed during construction, either an application for Setback Variances will be required to replace the walls at the same location or an application for Design Review Amendment will be required showing compliance with current setback requirements (these will be added as conditions of approval). The existing detached garage is approximately 523 SF in area (19'-2" x 25'-4" clear interior). With the proposed project, the number of bedrooms would remain at four. A total of two on-site parking spaces are required, one of which must be covered. The existing detached garage is currently considered a two-car garage at 19'-7" wide x 23'-7" deep clear interior dimensions where 18'-0" x 18'-0" is the minimum required for an existing two-car garage), and therefore the project complies with off-street parking requirements. Design Review 137 Costa Rica Avenue Currently, there is at least 24'-0" of back up space for both covered parking spaces, as required by code. The proposed addition, with the new covered trellis for the outdoor living space, would be 5'-5" from the interior parking space and therefore wouldn't allow for the required 24'-0" of back up for the second (interior) covered space. As a result, it then cannot be counted as a two-car garage with the proposed project. It has been noted that if in the future the owners propose a fifth bedroom or propose converting existing space into a fifth bedroom, then the house would not meet the parking requirements (two covered off-street parking spaces). All other Zoning Code requirements have been met. The applicant is requesting the following application: ■ Design Review for a remodel and two-story rear addition to an existing two-story single family dwelling (C.S. 25.57.010 (a) (2)). 137 Cosfa Rica Avenue Lot Area: 6,891 SF Plans date stam ed: Jul 7, 2020 EXISTING PROPOSED '' ALLOWED/REQUIRED Front Setback (1st flr): 22'-4""* No change*" ' 15'-0" or block average/24'-10" (2nd flr): 30' No change 20'-0" or block average _ _ _ Side Setback (left): 9'-1" 9'-0" to addition : 4'-0° (9'-6" min driveway width) (right): 3'-6"** 5'-0° to addition 4'-0° _ __ _ _ _ _ __ __ __ Rear Setback (1st flr): 63'-0° : 55'-0° 15'-0" (2nd flr): 80'-0" 80'-0" 20'-0" _ _ _ _ _ _ _ . ....__ __ __ __ Lot Coverage: 1,916 SF 2,493 SF 2,756 SF 27.8% 36.1 % ' 40% __ _ _ __ _ __ _ _ _. _ _ FAR: 2,636 SF 3,613 SF ', 3,705 SF' 0.38 FAR 0.52 FAR ' 0.53 FAR _. _ _ _ _ _ _ _ _ _.. # of bedrooms: 4 ' 4 --- _ _ ... . _ _. Off-Street Parking: 2 covered 1 covered 1 covered (19'-2" x 25'-4" clear ;(10'-0" x 25'-4" clear (18' x 18' for existing) interior dimensions) ' interior dimensions) i 1 uncovered 1 uncovered 1 uncovered (9' x 20') (9' x 20') (9' x 20') Building Height: 22'-11" 22'-11" 30'-0" DH Envelope: Complies Complies CS 25.26.075 *" Existing non-conforming front and right side setbacks to be retained as-is; new construction along right side will be set- in to comply with current setback requirements. ' (0.32 x 6,891 SF) + 1,100 SF + 400 = 3,705 SF (0.53 FAR) Summary of Proposed Exterior Materials: • Windows: Aluminum clad wood windows • Doors: Wood doors • Siding: Horizontal wood lap siding • Roof: Composition shingles 2 Design Review 137 Costa Rica Avenue • Chimney:8rick • Other: Wood vents, wood trellis, and wood railings Desigm Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 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. Catherine Keylon Senior Planner c. Adam Bittle, applicant and architect Tejal and Subodh Gupta, property owners Attachments: Appiication to the Planning Commission Notice of Public Hearing — Mailed July 31, 2020 Area Map Separate Attachments: Historical Resource Evaluation conducted by Page & Turnbull, Inc., dated December 30, 2019 � 0 CITY Of BURLINGAME COMMUNiTY DEVEIOPMENT DEPARTMFNT BURLINGAME SUl PRIMROSE ROAD �� BURLINGAME,CA94010 '"�-�,� PH� (650) 558-7250 www.'ourlingame.org Project Site: 137 Costa Ritn Avenue, zoned R•1 The City of Burlingame Planning Commission announces the foilowing virtual pu6lic heoring via Zoom on Monday, August 10, 2020 at 7:00 P.M. Yau may access the meeting online at www zoom usljoin or by phone at (669j 900-6833: Meeting ID: 816 4866 0891 Password: OD6217 Description: Application for Design Review for a remodel and two-story addition to the rear of on existing two- story single family dwelling with n detached gorage (to remain). Memhers of the public may provide written comments hy email to: �u6licromment(C7�burlingame.ora. PUBLIC HEARING NOTICE Moiled: July 31, 2020 (Please refer [a other side) Citv of BurfMgame - Public Hearinp Notice If you have any questions about this application or would like to schedule an appointment to view a hard ca�y of the application and plans, please send an emaii to plannin�dept(�bur�ingame.or� or ca!! (050) 558-7250. Individuals who require special assistance or a disability-related modification or accommodation to pardcipate in this meeting, or who have a disabifity and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed, should contact the Planr,ing Division at plannin�deqtC�burlin�ame.or� or (650) 558-7250 by 10 am on the day of the meeting. If you chalienge the su6ject appiication(s} in court, you may be limited to raising oniy those issues you or someone eise raised at the pub{ic hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. Kevin Gardiner, AICP Community Development Director (Please referto otherside) 137 Costa Rica Avenue 300' no�i6ing APN #: 028.316.040 _„ . t, '�1j� i%� t: ;J�� ... �ii "l�• 7/Q � , �b� �a� D� �� . �� A �� <i � t�Q 4(: U �% 7 � ��U p� �%j � F�� J� , � � �� Q 4� O� i��,l fl�� n A , �Oq•"5 � � sJ _ _G, �n � o ��; w� � . . ,,�., o � �a A � � D:i' ta�.� � !C7 `� � � a ra �y n ��Q� �� flp� y a a � � �a�� '�� a�Fl .��' �� `� 434� ,7 .��U r,E�� 7�L � � " ��. �' c'� C �`�' �i� ;t,4� Od �{1q ��j f` � ` � FJpQ� � 4� � ti` �F�� r._l i'�'�.� �1�' �� J�3 �^3 S}C',�� .,`t'� =-` y� n}`v ,�, �� `�3�4 �� '� F7�J 9F� � ��t:> �, ` * � �y3" ��W � )n t'�S,iT �� L1� i��5�� w �� ;,5''�' qZ V n4� �J �jC, �� dy� pa qW�, ��,; � �`�� c, �43� ya� � A �a ,��y5 q� p� �� y��ti: Q�k� � `� 'J rt�,f�� ,�, �J p {}� f�'�,t n n4,t,� �' " �� Q O � f'7 � �i � � � C'� J � �, I c� ��. �J'� ��4i � o � C•i E7 '��. . 17c �i ��' �� 'J"� � r� �' I' �� , i! • ''� O r� �• np �",� � �. ,�,�• o+ a- qY�c: �r�� ;, � .�' + + . 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