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Home My WebLink About1480 Alvarado Avenue - Staff Report (2);%� , , t� �� ,. ;� � � . .t , �:�--,r,..�.� ��' , � . ,�, '• , � �::�� °��-� � � i __ ___ __ - ___ __ -- - __- ___- --- ° �� .�� , _ _ _ -, .. ; ..�� .-- _ -- - - . � . _ ._ _ ___ _ __ _ . __ __ ____ _____ _ . �i..� �� ...�. _ _ �.� �� _.. _- -- ._. ._, � ..�� ....� � � . 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Evaas I476 Alvsrado Ar� beslinpau�s CA i4010 �o� � �� Q • �� J�� Q� p o4 �� \� VP� � v Q � ,.. � � : � � � � a � � � � Q 0 � R A � � N S M I T � T A L Marty Zwick & Associates PHONE: 415-546-0505 Architecture - Interior Design FAX: 415-546-1028 10 Hawthorne Street San Francisco, CA 94105 DATE: October 6, 1995 FROM: Russ Meyer PROJECT: Sayed Residence ATTENTION OF: Leah Dreger Burlingame Planning Department ADDRESS: 501 Primrose Road, Burlingame, CA. 94010 CONTENTS: This page, and two letters of support from neighbors. ------------------------------------------------------------------ MESSAGE/COMMENTS/DESCRIPTION Leah, Here are copies of some letters our client received from neighbors in support of our project at 1460 Alvarado. Please include them in your rnaterial for both the October 10th and 23rd meetings. Thanks Russ J ��C ��R q�/G�^ " 1F O pR�p r ` ` � FST�FF ,9R�,r/1J ' O �� RF,o°�T �,�Ty CT1 �'� 0 O A�'��,g�,� �99S ,t,� ��, 1 �F T��F CITY OF B URLINGAME VARIANCE Variance for 3 Floors and Declining Height Envelope Address: 1480 Alvarado Avenue Item# i Meeting Date: 10-10-95 Request: Variance for three floors where 21h floors is the maximum allowable (C.S. 25.28.070) and a variance for declining height envelope (C.S. 25.28.075, 2) at 1480 Alvarado Avenue, at zoned R-1. Applicant: Gary Sayed Property Owner: Gary Sayed Lot Dimensions and Area: 55' X 122' = 6,710 SF General Plan: Single Family Residential APN: 027-182-430 Adjacent Development: Single Family Residential CEQA Status: Article 19. Categorically Exempt per Section: 15303 - New Construction or Conversion of Small Structures Class 3(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 requesting variances for three floors at the rear of the property and declining height envelope. The applicant is building a new single family dwelling with 3 bedrooms, 3'/z bathrooms, kitchen, dining room, living room, game room and two car garage. The new house has two floors and a basement and sits on a significant slope. The basement is counted as a story (C.S. 25.08.120) for height measurement. The rear portion of the house over the garage creates three stories which requires a variance. The basement azea does not count in floor area ratio because its walls aze less than fifty percent above grade and it is defined as a basement under the Uniform Building Code. The architect states in the application materials that the three story area at the back of the new house is unavoidable because of the 19'-0" change in slope from front to back of the lot. Instead of putting the house on pillars or enclosing the empty space below the main living area, the architect has used that area to place the garage at the back of the house. A variance to declining height envelope is required for a 20 SF interior portion of the stairwell tower. There is one main stairway serving all levels of the proposed single family dwelling. An extension to the top of the stair has been added as an architectural feature and has windows to allow additional light to reach all floors. The upper most section of this tower encroaches into the required declining height envelope. The architect states in the application materials he believes the portion of the stairwell tower which encroaches into the declining height envelope, meets the intent of the code as a window enclosure because it is under 35 SF and has windows. Front Stbk (lst): (2nd): Side Stbk (L): Side Stbk (R): Rear Stbk (lst): PROPOSED ALLOWED/REQ'D 15'-6" average 20'-0" 20'-0" 6'-0" 6'-0" 6'-0" 9'-6" 35'-0" 15'-0" � VARIANCSS (2nd) : Lot Coverage: FAR: Height: �f of Stories * Decl. Ht.: ** Parking: PROPOSED ALLOWED/REQ'D 35'-0" 20'-0" 34% 40% .49 .54 29'-0" 30'-0" 3 21/� encroachment by stairwell tower 2 cov'd 2 cov'd 1 uncov'd 1 uncov'd 1480 ALVARADO AVSNUS Meets a❑ other zoning code requirements. * Variance for 3 floors where 21h are the maximum allowed ** Variance for encroachment into declining height envelope of stairwell tower Staff comments: The Chief Building Official, City Engineer and Fire Marshall had no comments. Planning staff would note that the code definition of a window enclosure (C.S. 25.08.668) for the calculating declining height envelope is " an architectural feature such as a dormer specifically designed to house and be dominated by a window". � � CIT �4r � CITY OF BURLINGAlV.� euauHqwrec �.,. ., _..• APPLICATION TO 1'�� PLANNING COMIVIISSION Type of Application: Special Permit X Variance Other R E C E I� E p Project Address: ��"� 4 � L�!� I�.� D b 1� U�. SEP 01 1995 Assessor's Parcel Number(s): � z 7 � S z- �' �7 d CITY OF BURLINGAME APPLICANT �N � Name: �l�l � A S Address: City/State/Zip: Phone (w): �) �- PROPERTY OWNER rTame: ��.Y �Y� � Address: Z �%�7 [-a�Kl►�1 ST. ciry/state/zip: `-�� C� � `� `}- I � 9 Phone (w): q'! ��"87 - 33 3 3 fax: ARCHITECT/ ESIGNER :� Name: M A R N �-lN i�K �Z �i s5oc,1A?�S Address: ( o �-i A WT�) ��1�- City/State/Zip: 5��• �• 9�" 10 5 Phone ��j: `fi5 5��-b�b5 �) : _.._. : Y/5 5�f�-lozg Date PROJECT DESCRIPTION: t�F�l ��1��1`?��4-1- i�aME �T" SI� r�� (�R-'E �l t � u S L` f $ v2l� � !-(� o �3S � . � t� �'c.�{ �I rcl / �IC-�-- �, b E �� l R�n� �J�ITS �A�c� ��l M.� �Xc�� (� f� 3-STo/LY ��ITI"o�l-�b2 w�1Ui � 1�� s �.�►N ��D. AFFIDAVIT/SIGNATURE: reby certify under penalty of perjury that the information given herein is true and conect to est of my 1rn,�avGI$clge and belief, , 1� A I know about the application to the ] Date Filed: 9/�/g s Signature ission. Owner's Si and hereby authorize �): --- fax: �'I S� S� 2� I 3 Please indicate with an asterisk * the contact person for this application. � FOR OFFICE USE ONLY Fee: � / o '.�=— applicant to submit this � Planning Commission: Study Date: � l 0 9 Action Date: �a � 3 5� F, CITY �� BURIJNGAME .,, �. - �, _ (;I�i `, ri)F E:�U�LIf.(�,<��I':lE `. f��',If�>f :�;E ��F.�F'LI(.;f�T I(�lf �`� .._ �.ECE�vE� SEP 01 1995 ".."'""` CITY OF BURLINGAME The Planning Commission is required by law to make findings as defined by t�il�� FB�nance (Code Section 25.54.020 a-d). Your answers to the foliowing questions will assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. a. Describe the exceptiona/ or extraordinary circumstances or conditions app/icab/e to your property which do not app/y to othei properties in this area. S�,� �� I.-�-��-� �� IZ �.�sl°onl S� S —� �c� �v��To1J`J � Nr T�i� S st�� T- b. Exp/ain why the variance request is necessary for the preservation and enjoyment of a substantia/ property right �nd what unreasonab/e property /oss or unnecessary hardship might resu/t fiom the denia/ of the app/ication. c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious to property or improvements in the vicinity o� to pub/ic hea/th, safety, genera/ we/fare, or convenience. � How wi// the proposed project be compatib/e with the aesthetics, mass, bulk and character of the exisfing and potentia/ uses on adjoining properties in the genera/ vicinityT 12l92 vx.frm RECEI��C� � Marty Zwick & Associates Architecture - Interior Design 10 Hawthorne Street San Francisco, CA 94105 415-546-0505 September 22,1995 City of Burlingame Planning Commission 501 Primrose Road Burlingame, CA 94010 RE: Variance Application for 1480 Alvarado Planning Commission, SEP 2 7 1995 CITY OF BURLINGAME PLANNING DEPT. The following answers are in reference to a variance application to allow a portion of the new residence planned at 1480 Alvarado to exceed the two and a half story limit, and for a portion of the stairwell roof to extend out past the declining height envelope. a.) Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in the area. The proposed residence which is to be built on the site of a house destroyed by fire, will be located on a lot which slopes 19'-0" toward the rear. The design for the project was developed to provide a street elevation similar in scale and detail to the neighboring houses. Further, the residence was designed to tuck the garage under the house in the area created by ttle slope, eliminating the garage doors from the front elevation. As illustrated in the design drawings, the majority of the perimeter wall at the lower level is exposed less than six feet. Therefore, this level qualifies as a basement rather than a story under the Uniform Building Code definition and, according to the Planning Code, is not included in the FAR calculation. By filling the cut soil around the basement level, the area where the exterior appears as "three stories," is only the 22'-0" width of the garage at the doors, and at a small portion of the opposite wall. One of our intentions during design was to maintain the two story facade at the street elevation. The majority of the other homes in the area are configured in this manner and this approach would maintain the tradition. When extending the house toward the back of the lot, the slope of the site makes the rear elevation three-stories - regardless of what the space below is used for. Typically, the space below is left open, exposing the underside of the house, or is framed-in and covered with siding. Either way, the exterior elevation is increased visually by one story. In our design, we believe that we have minimized this third-story effect by placing the majority below grade, thus creating a basement. As mentioned above, the only area appearing as three stories is at the width of the garage. In addition, the visual impact has been softened by locating a trellis for plants over a portion of the parking court. In regards to the stairwell roof, the portion which extends past the declining height envelope meets a basic interpretation of the Window Enclosure exception allowed by the Planning Code. 'I'he reason we seek a variance on this issue is because the Planning DepartmenYs interpretation differs from ours and that they have ruled that our application does not comply. According to page 362-12 of the Planning Code, a window enclosure is defined as a being "an architectural feature such as a dormer specifically designed to house and be dominated by a window." On page 362-24, exception 2 also limits the floor area of the enclosure to 35 square feet. In our case, the stairwell roof tower is an architectural feature, is dominated by windows (three smaller ornamental windows where it exceeds the envelope) and is less than 35 square feet in floor area where it exceeds the envelope. The main difference is that the portion that extends past the declining height envelope is part of the larger stairwell tower roof rather than being a dormer extending out from a main roof. The profile, or section that extends past the declining height envelope, matches the profile of an excepted dorn�er. b.) Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property loss or unnecessary hardship might result from the denial of the application The locarion of the garage in the basement area allows the first floor to be completely dedicated to living spaces. Further, by locating the garage under the first floor which is level with the street, it eliminates the additional footprint area that would be caused by locating the garage at street level. In regards to space configuration, the property owner feels that splitting the functions on the first story or the second story onto multiple levels would create an unreasonable floor plan scheme. Semi-public areas, such as the living room, kitchen, and dining room are all located on the first floor and the private bedroom areas are all located on the second floor. A variance for the declining height envelope is important because it will allow the stairwell roof to remain as an intended element of the design. The property owner asked that the house be designed in the Califomia Mission Style. Small towers such as the one implemented at the stairwell is an important element of that style, and adds to the building's identity. c.) Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare, or convenience. The location of the garage under the house towards the rear of the lot does not appear to have any detrimental effects. Instances where garages are located toward the rear of the house can be seen in many communities throughout the Bay Area. Further, by locating the garage away form the front facade, it allows the building facade to be narrower and similar in profile to the euisting neighborhood fabric. This configuration also eliminates the need for the building owner to back out into the street to leave his garage and reduces the possibility of car maintenance occurring in the front yard by providing a courtyard at the side in which these activities can occur. T'he reduction of natural light is the primary concem in regards to the extension past the declining height envelope. Because the profile of the stairwell roof is similar to dormers which are allowed by the Planning Code, the impact of the roof extension is acceptable. Also, because the roof protrusion occurs on the driveway side of the house where the distance between the two adjacent houses is greatest, more natural light is able to reach the area which the declining height envelope is intended to serve. �� V �� 2 SEP 2 7 1995 CITY OF BURLINGAME PLANNING L�FPT. d.) How will the proposed project be compaiible with the aesthetics, mass , bulk and character of the existing and potential uses on adjoining properties in the general vicinity? 'I'he proposed residence is compatible with the rest of the neighborhood in that the front facade features the entry into the home, as opposed to featuring a facade dominated by garage doors. The project is within the 30'-0"" height limit and is provided with a low pitched roof to allow the structure to blend in with the adjoining properties. The "three story" element has been softened by locating a trellis for plants over a portion of the area. We feel that providing a solid wall surface and garage doors is more aesthetically in keeping with the character of the street. While legal per the Planning Code definitions, the alternative of locating the house on a platform of open piers, exposing the underside of the structure and exposing the covered parking tucked underneath, would create a visually disturbing presence and not blend with the existing residential character. 'I'he stairwell tower, which lends itself to the Mission Style, is compatible to the character of the neighborhood. Other nearby homes designed in the same style have similar features which help define that character. I hope our responses to your questions are sufficient enough so that you may determine whether or not the variance shall be granted. If you need any additional information, please let me know. Since ely, (� � arty Zwick Principal RECEI�/�� SEP 2 7 1995 CITY C�F BURLINGAIViE PLANNING DFPT. 3 �' �I'� •�� r i M�l�,t ltN I tK �`M�J� No. : 41� 861 2175 Au9. 31 1995 11:09PM P01 5Er-�f1--� ��5 10' l.G ��r�L��lEI t -i3HI�1�.EP,-F&� Joaepla A. A�ho 1480 Alvar�do Driv4 f3urttn��me, CA 9d0 � o t;ity Eiall Cilr uCSuilingniha Pinnnln� D4paetment Sq l 1'rimroid ttoad 8urlingflJlli, GA QdOlO Ro: Permit Fo� L48a Alvarndo D�ive; k3urling�nio, CA 9�010 AIS r73 41E� �.fl1/01 RECEI�f E� S E P 01 1995 CITY OF BURLINGAME FLANNING DE�PT. i 'l'o Wh�m it MRy Cont�ctt; Thls lettcr ia n:�uniing th� nbova ineqti0nod property �d is tp into:m you tlu►t C have autl�orir.cci Mr. Gary N. S�ycd lo procccd with thn permit pcoceea to rocoivo apprOvtl to constcuct his new homa. !'tcax be �wxre chae tko clo�i�� oF eaorow hnd to be r�acheduled foc t6e week of Septembcr 4, 19�5. We have jun rcccivai cho lnat "fina!" from t�+e demoGcian ofthe previous home yeste+•day (August 30, t99.5), itowcvor, thc lcndcr ha� rdJraw tho toan documents ta �etlact ttui new c[osing date. Plex�c LC�iu tlta roviow process of tho cKolosad pinns eo Avo�d furcher delay. Should yvu Itnve anr �uc�tions oc couacrns please onl[ 4tS-945-03 t�. Tliettk you in advAAce for yvuc �imaly a3sisturseo i� tbie cttatttec, t , � : �osepn o. n4he c�, � �� •• . � - ••••• w• � • ••�.. -•.••�• � � v-a . � 0�1 �"`�.N.11.1 f J CLOAIFK1�I.t/�U • ILO�I i TQTAL P.�1 r f C " � , �� , . � l� ;y ..�' . . �r '-y/ \ � � • '� . . .. . .k.,�r:i . . . . , . ► � � p. j, ., � . ' . , ' . �t '� - . . . . . "'ti';y . � � C y, t . - 'i`,. . * . 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