HomeMy WebLinkAbout1400 Alvarado Avenue - Staff Report (2)City of Burlingame
Design Review for a Second Story Addilion
Address: 1400 Alvarado Avenue
Request: Design Review for a second-story addition.
Applicant: Torin Knon, AIA, Knorr Architects
Property Owners: David & Regina McAdam
Lot Area: 6000 SF
General Plan: Low Density Residential
Adjacent Development: Single Family Residential
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Meeting Date: 1/25/99
APN: 027-182-250
Zoning: R-1
Date Submitted: This project was submitted to the Planning Department prior to October 23, 1998 and
was reviewed under the R-1 District Regulations in effect at that time.
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 applicant is proposing a second story addition to a single family dwelling which is
subject to design review at 1400 Alvarado Avenue, zoned R-1. The project meets all zoning code
requirements.
The existing twastory house now contains 2279 SF of floor area, including a covered porch and two-car
garage, and has three potential bedrooms and two bathrooms. The 791 SF second story addition will
add a master bedroom and a bathroom, for a total of four bedrooms and three bathrooms. There is an
existing attached two-car garage which measures 19'-0" x 24'-8" interior dimensions. C.S. 25.70.030
(d) states that an existing garage not less than 18 feet wide and 20 feet deep interior dimensions shall
be considered to provide two covered off-street parking spaces. The total floor area of the remodeled
house will be 3579 SF (including covered porch). Because floor area of the main structure would
increase by less than 50% (28.4% increase), the project is not considered new construction and is not
required to meet current code requirements for setbacks, height, lot coverage, floor area ratio and
parking.
Staff Comments: The City Engineer notes (August 10, 1998 memo) that the roof drainage shall be
addressed on the construction plans. The Chief Building Inspector notes (August 11, 1998 memo) that
the stairway must meet all requirements for winding staircases. The Fire Marshal had no comments on
the project.
Design Review for a Second StoryAdditron
SETBACKS
Front: Ist flr
2nd flr
Side (left), Ist flr:
2nd flr:
Side (right):
Rear: 1 st flr
2nd flr
LOT COVERAGE
FAR:
PARKING:
HEIGHT:
DH ENVELOPE:
BEDROOMS:
' ' �] ��7.�
no change
22' -9"
no change
23' -4"
no change
no change
no change
no change
N/A, not new
construction
no change
26'-6" (from avg. top
of curb)
meets requirements
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This project meets all zoning code requirements.
EXISTING
17' -9"
71'-11"
2'-0" (garage)
9�2"
(existing
nonconforming)
4'-0"
28'-5"
28' -5"
40.3 %
(2419 SF)
(existing
nonconforming)
2 covered in garage
(19'-0" x 24'-8")
23'-10"
3
1400 Alvarado Avenue
ALLOWED/REQ'D
15' or block avg.
20' -0"
7'-6"
12'-0"
4'-0"
15'-0"
20' -0"
40 %
(2400 SF)
3174 SF/0.52
1 covered
+ 1 uncovered
30' /2 lh stories
see code
N/A
Design Reviewer Comments: In her comments the design reviewer notes that the existing residence is
compatible with the neighborhood, although the style of the house appears to be newer than the adjacent
residences. It has a stucco finish at the first level and the second level is wood siding. It combines the
styles and materials utilized in a neighborhood of the stucco and wood finishes. With respect to
parking, she notes that the house is located at a corner lot, and the garage is located off Alvarado near
the sidewalk, This is typical in this area for the corner homes, and there are no changes proposed in the
parking.
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Design Review for a Second Story Addition 1400 Alvarado Avenue
The reviewer notes that the architect proposes incorporating the existing materials and roof slope in the
addition, and is following the design of the original residence. The window patterns and style are in
accordance with the existing home. Measures were taken to alleviate bulk caused from a second story
addition. The addition is set back from the front of the house on both Alvarado Avenue and Hillside
Drive. The addition incorporates the wood siding used on the existing second floor, and the addition
is also buried in the first floor roof on the west side, therefore, reducing its scale. Due to the location
of the property, there are very few homes which can see the addition.
Tfie design reviewer states that the properiy and vicinity have a lot of mature landscaping. The adjacent
house to the east, 2714 Hillside Drive, is currently separated from the project by mature landscaping.
Care should be taken to preserve this landscaping during the construction, therefore retaining the privacy
of the two residences.
Conclusion: The design reviewer notes that the addition is appropriate for the style of the existing
residence. The addition will have little impact on the neighborhood, due to location of the property,
consistency of design with the existing residence, and the mature landscaping on the property and in the
neighborhood. It is recommended that the landscaping on the east side of the property should be
retained and should be protected during construction.
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:
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.
F'u►dings: Based on the findings stated in the summary of the design reviewer's analysis of the project
and in the reviewer's memo of January 13, 1999, the project is found to be compatible with the
requirements of the City's five design review guidelines.
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Design Review for a Second StoryAddition
1400 Alvarado Avenue
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative
action should be by resolution and include iindings, and the reasons for any action should be clearly
stated. At the public hearing the following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Department date
stamped January 5, 1999, sheets A 1.0 through A4.0;
2. that the landscaping on the east side of the property shall be retained, and shall be protected
during construction by employing a program developed by a professional landscaper and
approved by the City's Senior Landscape Inspector;
3. that any changes to the size or envelope of the second floor, 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; and
4. that the project shall meet all the requirements of the California Building and Fire Codes, 1995
edition, as amended by the City of Burlingame.
Maureen Brooks
Planner
c: Torin Knon, AIA, Knorr Architects, applicant
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