HomeMy WebLinkAbout1261 Vancouver Avenue - Staff Report (3)Item # 9
Design Review Study
City of Burlingame
Design Review for a New, Two-Story Dwelling With Detached Garage
Address: 1261 Vancouver Avenue Meeting Date: OS/12/03
Request: Design review for a new two-story dwelling with a detached garage.
Applicant and Owner: Otto Miller
Designer: James Chu
General Plan: Low Density Residential
APN: 027-332-020
Lot Area: 7,005 SF
Zoning: R-1
Summary: The subject property is level at the front of the lot and has a cross slope towards the rear of
the lot, gaining 12.45 feet in elevation from the right rear property corner to the left rear property
corner. There is an existing retaining wall that runs parallel to the left side property line. There is a
difference in elevation of approximately 13 feet from grade at the existing house on the subject
property to grade on the property immediately to the left. There is a driveway leading to a flag lot that
runs along the right side of the subject property. There is a 5'-0" PG&E easement that runs along the
right side of the property and makes up 5 feet of the 6'-6" side setback shown. Easton Creek runs
through a culvert under the northwest corner of the property, opposite of the existing and proposed
driveway. There is a protected-size oak tree at the left front corner of the subject property.
The applicant is proposing to demolish the existing 2,313 SF, single-story house with carport and to
grade the site, removing 340 cubic yards of soil along the left side of the property, reducing the cross
slope and making the lot nearly level. The applicant proposes to build a two-story, single-family home
with a 427 SF detached two-car garage at the left rear corner of the property. The proposed dwelling
contains 3,708 SF of floor area (0.53 FAR) where 3,742 SF (0.53 FAR) is the maximum allowed. The
left rear corner of the property will be supported by two retaining walls adjacent to the left side and
rear walls of the detached garage (see Sheets A.4 and A.6 of the proposed plans).
The City Arborist has visited the site and reviewed the certified arborist reports regarding the
protected-size oak tree at the front left corner of the lot (see reports dated May 14, 2002 and June 14,
2002). The City Arborist has determined, based on the current data about the oak tree's heath, that the
tree should be preserved. The certiiied arborist reports also include standard protection measures to
evaluate the impacts of the current proposal for development to the oak tree. In the report, the certified
arborist asks if the driveway can be relocated to the other side of the property. However, the Public
Works Department does not recommend a driveway located along the right side of the property
because it would require a curb cut and the driveway to be placed over the creek box culvert.
In the event that the driveway cannot be relocated, the certified arborist recommends that the left front
corner of the proposed dwelling should pushed back so that the proposed driveway does not come any
closer to the tree than the existing driveway (the current plans show the proposed driveway at a
distance of 6 inches from the tree base, where at it's closest point the existing driveway is 1 foot from
the tree base). Finally, stating that it is not his first choice, the arborist notes that the proposed
driveway could be installed by cutting some tree roots and undertaking mitigating measures, which
would have to be evaluated in a more extensive arborist report.
All other zoning code requirements have been met.
.
Design Review for a New, Two-story Residence with Detached Garage 1261 Vancouver Avenue
The applicant is requesting the following:
• Design Review for a new two-story, single-family residence with a detached garage (C.S.
25.57.010).
PROPOSED EXISTING ALLOWED/REQ'D
SETBACKS
Front (lst flr): 30'-0" 15'-6" 27'-5" is block average
(2nd flr): 33'-0" --- 20'-0"
Side (right): 6'-6" 5'-0" to carport 6'-0"
(left): 13'-5" 9'-0" 6'-0"
Rear (lst flr): 30'-6" 30'-0" 15'-0"
(2nd flr): 30'-6" n/a 20'-0"
Lot Coverage: 2,335 SF 2,313 SF 2,802 SF
33 % 33 % 40%
FAR: 3,708 SF 2,313 SF 3,741 SF
0.53 FAR 0.33 FAR 0.53 FAR
# of Bedrooms: 5 n/a n/a
Parking: 2 covered 2 covered in carport 2 covered
(Zo� X Za) (Zo� X zo�) (Zo� X Zo�)
1 uncovered 1 uncovered 1 uncovered
(9' x 20') (9' x 20') (9' x 20')
Height: 27'-0" single story 30'-0"
DHEnvelope: complies n/a see code
Staff Comments: See attached.
Erika Lewit
Planner
c: Otto Miller
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