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HomeMy WebLinkAbout1449 Cabrillo Avenue - Staff Report (2)City of Burlingame Design Review and Special Permit for Height for a New Single Family Dwelling Item # Action Calendar Address: 1449 Cabrillo Avenue Meeting Date: 11/24/03 Request: Design review and special permit for height for a new two-story single family dwelling at 1449 Cabrillo Avenue, zoned R-1 (C.S. 25.28.040 and C.S. 25.28.060) Applicant and Designer: Mark Robertson Property Owner: Con Brosnan APN: 026-042-210 General Plan Designation: Low Density Residential Lot Area: 6,000 SF Date Submitted: September 8, 2003 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 or more such units. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. Summary: The proposal is to demolish the existing one-story single family dwelling with detached garage and construct a new two-story single family dwelling with a detached garage at 1449 Cabrillo Avenue, zoned R-1. The proposed house would have a total floor area of 3,303 SF (0.55 FAR), where 3,420 SF (0.57 FAR) is the maximum floor area allowed. There would be two covered parking spaces provided for this five bedroom house in the detached garage (21'3" x 21'6") located at the rear of the lot. The property slopes upwards from the front to the rear with a slope ranging from 14.1% to 14.9%. There will be approximately 200 yards of soil removed from the rear of the site to allow for the construction of the detached two car garage. Seven existing trees are proposed for removal, however none of them are protected. The City Arborist has been out to the site and finds the proposed removal and proposed landscape plan acceptable. The applicant is seeking the following: Design review for a new two-story single family dwelling; and Special permit for height (32'-10" height proposed where 30' is the maximum height allowed). REVISED ORIGINAL EXISTING ALLOWED/REQ'D PROPOSAL pROPOSAL SETBACKS Front: lst flr No change 22'6" 18' 15'-0" or block average 2nd flr 24' (19'-6") 20' Side (left): Isl flr No change 11' 14' 4' 2„d flr 11' Side(right):IS` flr No change 5' 7' 4' Znd �Zj, 5' Rear: Istflr No change 42'9" 63' 15' 2nd flr 42�9�� 2�� Design Review and Special Permit 1449 Cabril[o Avenue REVISED ORIGINAL EXISTING ALLOWED/REQ'D PROPOSAL PROPOSAL LOT COVERAGE: 33.5% 34.8 % 21.2 % 40% (2,012 SF (2,093 SF (1,276 SF) 2,400 SF) FAR: 3,303 SF/ 3,346 SF/ �1,219 SF/ 3,420 SF/ 0.55 FAR 0.55 FAR 0.20 FAR 0.57 FAR PARKING: No change 2 covered N/A 2 covered (20' x 20') (21'3" x 21'6") + 1 uncovered + 1 uncovered HEIGHT: 132' 10" 135' 10" N/A 2'/2 stories 30' whichever is less DHENVELOPE: No change Meet Requirement N/A See code 1 Special Permit for height (32' 10" height proposed where 30') Staff Comments: See attached. Please note that the applicant has applied for a building permit for the detached garage shown on these plans. This application is currently in process and is being plan checked by all of the required departments. Since this project does involve excavation and soil hauling the applicant is hoping to proceed with this aspect of the proj ect prior to heavy rains. Code Section 25.57.010 requires design review for new single family dwellings, but does not require design review for detached garage. October 14, 2003 Design Review Study Meeting: On October 14, 2003, the Planning Commission reviewed this project for design review (see attached 10/14/03 Planning Commission minutes). The Planning Commission expressed the following concerns and referred this project to a design review consultant: • Provide height of two adjacent houses, 1444 and 1453 Cabrillo Avenue, know this is a sloping lot but concerned with the height; • Design is too vertical, need to reduce size; • Balcony at the front does not fit, would never be used; • Front elevation is nice design, nicely articulated, but detailing is lost on other elevations; • Side and rear are two story flat walls, need to break-up mass and bulk, detail the side walls; • Height is a concern, design has a tall and vertical feel, reduce size of the structure; • Need to reduce size significantly, suggested that FAR be reduced by 10% to approximately 3,100 SF; and • Landscape plan needs more evergreens, bring trees away from the house, to the front. The applicant met with the design reviewer and discussed these issue. Revised plans, date stamped November 13, 2003, were submitted with the following changes: Overall • FAR reduced an additiona146 SF, for a total of 117 SF below the maximum allowable FAR 3,420 SF; • Height has been lowered by 3 feet; • Trees pulled forward to the front; • Two evergreen trees added on north side yard for screening; • Vertical corner trim has been removed to reduce verticality; • Horizontal band added at second floor line to break up verticality and mass; • Balcony on front elevation was lengthened to better relate to roof geometry; • Stone base on front elevation has be brought up the wall to add horizontal element, now wraps around south side; • Detail added to front porch columns and railings; • Chimneys have been narrowed; • Two story pop-out on north elevations now carries down to the ground for more proportion; Design Review and Special Permit 1449 Cabrillo Avenue Second story on the rear elevation slightly overhangs first floor to break up mass; Second story windows have been increased on second story rear elevation; and Applicant has provided heights of two adjacent houses; as measured from average top of curb elevation, 1445 Cabrillo Avenue is 34', 1453 Cabrillo Avenue is 32'8", where the proposed structure would be 32'10". Design Reviewer's Comments and Conclusion (memo dated November 7, 2003): The design reviewer's November 7, 2003 memo is attached. The designer reviewer notes that the size of the house has been reduced in floor area and is a total of 117 SF below the maximum allowable, but has not been reduced by the suggested 10% by the Planning Commission. The design reviewer did not have the ridge heights of the adj acent properties measured from their average top of curb, but notes that the proposed ridge height is shorter than the house on the left and several feet taller than the house on the right. However, since the preparation of the design reviewer's memo the applicant has provided an elevation with the ridge heights of the two adjacent properties measured from their average top of curb elevation. The proposed structure would be 2" taller than structure to the right, 1453 Cabrillo Avenue, and 1'2" lower than the property to the left, 1445 Cabrillo Avenue. The applicant has also revised the plans to include the design reviewer's suggestion to add detailing to the front porch. More articulation has been carried around to all elevations and results in a less vertical and less massive structure. The design reviewer notes that the revised plans have improved the architectural style and mass of this project and that it would be compatible with the neighborhood. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on Apri120, 1998 are outlined as follows: Compatibility of the architectural siyle 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 Landscaping and its proportion to mass and bulk of structural components. Findings for a Special Permit: In order to grant a Special Permit for garage length the Planning Commission must find that the following conditions exist on the properly (Code Section 25.51.020 a-d): (a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood; (b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood; (c) the proposed project is consistent with the residential design guidelines adopted by the city; and (d) removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is appropriate. fc3 Design Review and Special Permit 1449 Cabrillo Avenue Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be made by resolution and should include findings for design review and special permit. The reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Department date stamped November 13,2003, Sheets 1 thru 6, site plan, floor plans, roof plan and building elevations; with a maximum floor area ratio of 3,303 SF; 2. that any changes to the size or envelope of the basement, first or second floors, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to design review; that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction Plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 4. that the conditions of the Chief Building Official's, Recycling Specialist's, Fire Marshal's, City Arborist's and the City Engineer's September 15, 2003 memos shall be met; that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height; that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury; that prior to final inspection, Planning Department staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans; that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 9. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; and 10. that the project shall meet all the requirements of the California Building and Fire Codes, 2001 edition, as amended by the City of Burlingame. Catherine Barber Planner c: Mark Robertson, applicant/designer �rF, c�rr o� CITY OF BURLINGAME BURLlNCrAME PLANNING DEPARTMENT 501 PRIMROSE ROAD � BURLINGAME, CA 94010 ,,, �„ �,•''`� TEL: (650) 558-7250 Site: 1449 CABRILLO AVENUE Application for design review and special permit for height for a new two-story single family dwelling at: 1449 CABRILLO AVENUE, zoned R-1. (APN: 026- 042-2 � o�. The City of Burlingame Planning Commission announces the following public hearing on Monday, November 24, 2003 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed: November 14, 2003 (Please refer to other side) PUBLIC HEARING NOTICE CITY OF B URLINGAME A copy of the a to the meeting Burlingame, Ca] If you chal raising onl� described i at or prior 1 Property c tenants at 558-7250. Margaret M`� City Planner (Please refer to other side) � be reviewed prior 1 Primrose Road, be limited to �blic hearing, :d to the city ming their call (650) RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND SPECIAL PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for desi�n review and a special permit for a new single family dwellin�at 1449 Cabrillo Avenue; Con Brosnan General Contractor, property owner, APN: 026-042-210; WHEREAS, said matters were heazd by the Planning Commission of the City of Burlingame on November 24, 2003, 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, 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. 2. Said design review and special pernut are approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such design review and special permit 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. Chairman I, , 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 24th day of November 2003, by the following vote Secretary EXHIBIT "A" Conditions of approval for categorical exemption, design review and special permit. 1449 Cabrillo Avenue Effective December 4, 2003 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped November 13,2003, Sheets 1 thru 6, site plan, floor plans, roof plan and building elevations; with a maximum floor area ratio of 3,303 SF; 2. that any changes to the size or envelope of the basement, first or second floors, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to design review; 3. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction Plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 4. that the conditions of the Chief Building Official's, Recycling Specialist's, Fire Marshal's, City Arborist's and the City Engineer's September 15, 2003 memos shall be met; 5. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height; 6. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury; 7. that prior to final inspection, Planning Department staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans; 8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 9. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; and 10. that the project shall meet all the requirements of the California Building and Fire Codes, 2001 edition, as amended by the City of Burlingame.