HomeMy WebLinkAbout1804 Davis Drive - Staff Report (3)I
City of Burlingame ITEM #4
Design Review for a New Two-Story House
Address: 1804 Davis Drive Meeting Date: 2/14/00
Request: Design Review for a new two-story house.
Applicant: Nimesh Amin
APN: 025-201-050
Property Owner: same as applicant
Lot Area: 5,250 SF (50' x 105')
General Plan: Low Density Residential Zoning: R-1
Adjacent Development: Single Family Residential
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 or more such units. In urbanized areas, up to three single-
family residences may be constructed or converted under this exemption.
October 25, 1999 Planning Commission Meeting: At the Planning Commission meeting on
October 25, 1999, the Commission reviewed the applicants' request for a two story house with a full
basement living area and denied the project (October 25, 1999, Planning Commission Minutes). The
Commission in their action noted the following:
• concerned with the height of the building above grade and the way the building is massed;
• too much square footage on the lot, basement is too big, rooms are large and there is an
excessive amount of storage;
• concerned with the project not being compatible with the neighborhood;
• suggested that the second floor addition be placed over the garage so that more bedrooms
could be added on the second floor rather than have the bedrooms in the basement;
• concerned with having bedrooms, bathrooms, a laundry room and a conditioned but
unfinished storage room in the basement; and
• basement could have the potential of being used as a separate dwelling since there are doors
to the outside of the house.
Current Project Revisions (January 28, 2000 plans): After the October 25, 1999, Planning
Corrunission action meeting, the applicant submitted revised plans (date stamped January 28, 2000,
sheets A-1 through A-6). The following revisions were made:
■ The finished floor at the front of the house was reduced in height from 3'-0" to 1'-0" above
average top of curb, therefore reducing the overall height of building from 26'-1" to 24'-3"
as measured from average top of curb.
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Design Review for a New Two-Story House
1804 Davis Drive
■ Overall building square footage, including the basement area, was reduced from 4,404 SF (.83
FAR) to 3,343 SF (.64 FAR). The basement area was reduced from 1,624 SF (including the
unfinished storage room) to 563 SF (1,061 SF or 65% reduction in area). Storage space has
been reduced with the elimination of the unfinished storage room and bedrooms in the
basement level proposed in the previous project.
■ Applicant placed the addition partially over the attached garage at the front of the house.
This allowed an additional bedroom to be added on the second floor (increase from 2 to 3
bedrooms) and eliminated all bedrooms at the basement level.
■ Applicant eliminated two bedrooms, two bathrooms, a laundry room, and an unfinished
storage area in the basement. With the current proposal, the basement level measures 563 SF
(including the stairway to the first floor) and contains only one habitable room, which is noted
as a`prayer room'. This room complies with emergency egress requirements.
■ Exterior doors in the basement have been eliminated. There is only one door, which now
provides interior access to the first floor only.
With the new project lot coverage has been reduced from 39.4% (2,072 SF) in the previous proposal
to 37.3% (1,958 SF) in the current proposal. There was no change in the floor area ratio (2,780 SF,
.53 FAR proposed and maximum allowed) because the basement area is not included in FAR. This
proposed change did reduce the total square footage in the house from 4,404 SF to 3,343 SF.
Project Description (January 28, 2000 plans): The applicant is proposing a new two-story single-
family dwelling which is subject to design review at 1804 Davis Drive, zoned R-1. The project meets
all zoning code requirements.
The existing single-story house on the lot will be demolished and a new house built. The new two-
story house with attached garage will contain 2,780 SF (.53 FAR) of floor area (excluding the 62 SF
covered porch and 563 SF basement), where 2,780 SF (.53 FAR) is the maximum allowed.
The basement (563 SF including the stairway) will contain one room (labeled `prayer room' on the
basement plan). This room will not contain a closet or a bathroom. The applicant has complied with
emergency egress requirements by providing a window and light well at the rear of the house.
Planning would note that because 50% or more of the basement walls are below grade, the basement
is not considered a story and is exempt from height and floor area ratio calculations.
The house will have a total of five bedrooms. The family room is considered a potential bedroom for
parking calculation purposes. The `prayer room' is not considered a bedroom since it is open to the
stairway. The proposed 20' x 20' (interior clear dimensions) double-car attached garage meets the
covered parking requirement for a five-bedroom house. A 9' x 20' uncovered parking space is
provided in the driveway. All other zoning code requirements have been met.
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SETBACKS
Design Review for a New Two-Story House
Front (Ist):
(2nd):
Side (right):
([eft):
Rear (lst):
(2nd):
Garage:
LOT
COVERAGE:
FAR:
PARKING:
HEIGHT.•
DH
F_NVELOPE:
BEDROOMS:
CURRENT
PROPOSAL
1/28/00 Plans
21'-6"
32'-3"
4'-0"
5"-10"
25'-6" to deck
34'-6"
25'-0"
37.3%
1,958 SF
2,780 SF
.53 FAR
2 covered
(20'-0" x 20'-0")
1 uncovered
(9' x 20')
24'3"
complies
5
This project meets all zoning code requirements.
26'-1"
complies
5
1804 Davis Drive
ALLOWED/REQ'D
15'-0" (average)
20'-0"
4'-0"
4'-0"
15'-0"
20'-0"
25'-0"
40%
2,100 SF
2,780 SF
.53 FAR
2 covered
(20'-0" x 20'-0")
1 uncovered
(9' x 20')
30'-0"
see code
N/A
Stafi Comments: The City Engineer notes (January 31, 2000 memo) that the roof and site drainage
shall be directed to the public street. At time of building permit submittal, the plans shall show the
underground drainage for the prayer room and shall also show the driveway profile with elevations.
The City Engineer also notes that a sewer lateral test sha11 be performed per city standards. The Chief
Building Inspector notes (January 31, 200 memo) that the State Building Code, Volume 1 Section
310.4 shall control for exiting from the prayer room at ground level. The Fire Marshal had no
comments on the project.
Planning would note that because the grading for the basement may come close to the weather water
table, excavation should occur during dry weather or the program be approved by the city before it
is initiated (applicant's letter dated October 18, 1999, addressing underground water is attached).
Copies of neighborhood letters addressing the previous project (October 25, 1999) are also included
for your review. These letters addressing the earlier project are copied on blue paper.
PREVIOUS
PROPOSAL
10/25/99 Plans
21'-6"
3 7'-4"
4'-0"
4'-6"
32'-5" to stairs
3 5'-6"
25'-0"
39.4%
2,072 SF
2,780 SF
.53 FAR
2 covered
(20'-0" x 20'-0")
1 uncovered
(9' x 20')
3
s
Design Review for a New Two-Story House 1804 Davis Drive
Planning staffwould also note that in November 1999, the applicant submitted plans to the building
department for a new single story house (2,063 SF) with a full basement (1,643 SF) and two-car
garage. Because it is single story and was submitted before the code change to extending design
review to new single story single family houses became effective, this plan is not subject to design
review. The plans show that there would be a total of four bedrooms (one bedroom on the first floor
and three bedrooms in the basement level). With this building permit submittal, the first floor would
be 3'-0' above average top of curb. At this time, a building permit has not been issued for the single
story house. The applicants are addressing comments from several departments. The City Attorney
verified that a Planning application may be submitted concurrently with a building permit submittal.
Design Review (January 28, 2000 plans): Based on the plans date stamped January 28, 2000,
the reviewer notes in his February 1, 2000 memo that this is a new submittal by a different
designer. The proposed project represents a definite improvement over the previous project which
was denied by the Planning Commission. The new design has a better residential scale, is reduced
in height and has a consistent window and shutter treatment around the entire house. The
basement has been reduced in size to approximately 500 SF (1300 SF previously proposed).
Preliminary comments (design reviewer's memo dated January 20, 2000) were forwarded to the
applicant. The applicant addressed the design reviewer's concerns and submitted revised plans
date stamped January 28, 2000.
The reviewer notes that the architectural style of the new house is similar to other houses in the
neighborhood and is compatible with the existing character of the neighborhood. The interior
arrangement is consistent with the structural design. The proposed attached garage is appropriate
to the neighborhood.
In regards to the interface of the proposed structure with the adjacent structures, the reviewer
notes that although the houses immediately adjacent to the proposed house are single story, there
are other two story houses in the immediate neighborhood (1700, 1711, 1712, 1801, and 1805
Davis Drive and 1636, 1648, and 1656 Lassen Way). The height is mitigated by stepping in the
two story portion from the sides (approximately 11' from the left side property line and 15' from
the right side property line). The mass is further mitigated by setting back the front of the second
story approximately 32' back from the front property line. The %rst floor height has been reduced
to 1'-0" above average top of curb.
In regards to landscaping, the design reviewer notes that the proposed landscape treatment is
proportional to the mass and bulk of the structural components.
The design reviewer recommends that the design review for the proposed new house be approved
by the Planning Commission.
Ruben Hurin
Planner
c: Nimesh Amin, applicant and property owner
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