HomeMy WebLinkAbout1315 Edgehill Drive - Staff Report (3)City of Burlingame
Design Review and Variances
Address: 1315 Edgehill Drive
Item #
Design Review Study
Meeting Date: 8/27/07
Request: Design Review, Front Setback Variances, and Lot Coverage Variance for second story
addition to a single family dwelling.
Applicants and Property Owners: Rafi and Aida Chabo APN: 029-015-040
Architect: Fred Strathdee Lot Area: 2910 SF
General Plan: Low Density Residential Zoning: R-1
CEQA Status: Article 19. Categorically Exempt per Section: 15301 Class 1(e)(2) - additions to existing
structures provided the addition will not result in an increase of more than 10,000 SF in areas where
all public services and facilities are available and the area in which the project is located is not
environmentally sensitive.
Summary: The existing one-story house with a detached garage contains 1,183 SF (0.41 FAR) of
floor area and has finro bedrooms. The applicant is proposing a remodel and addition which would
increase the floor area to 1,966 SF (0.68 FAR) where 2,275 SF (0.78 FAR) is the maximum allowed,
309 SF below the maximum allowed FAR. The current lot coverage is 1280 SF (44%) where 1164 SF
is the maximum allowed. Although no change is proposed to the building footprint, the applicant has
submitted a Variance application for lot coverage since the front steps will be removed (thereby
removing the existing nonconforming lot coverage) and replaced.
With the addition, the number of bedrooms will increase from two to three. One covered parking
space (10' x 20') and one uncovered parking space (9' x 20') are required on site. The existing on-site
parking is nonconforming because the clear interior dimensions are substandard (11'-8" wide x 19'-0"
deep). Since this is an existing nonconforming condition and no changes are proposed to the
detached garage, no variance is required for the parking space dimensions. One uncovered parking
space (9' x 20') is provided in the driveway.
Additionally, the applicant is requesting first and second story front setback Variances. The front
setback to the existing front steps (above 30") is 11'-0", where the block average (of the three houses
on the subject block) is 18'-6". The applicant is proposing to remove and replace the steps, which
requires a Variance. The proposed front setback to the second story is 13'-0" where 20'-0" is required.
All other zoning code requirements have been met. The applicant is requesting the following:
• Design Review for a second story addition (CS 25.57.010, a, 5);
• First Story Front Setback Variance (11'-0" existing/proposed where block average of 18'-6" is
required) (CS 25.28.072, b, 1);
• Second Story Front Setback Variance (13'-0" proposed where 20'-0" is required) (CS
25.28.072, b, 3); and
• Variance for lot coverage (1280 SF proposed where 1164 SF is allowed) (CS 25.28.065).
Design Review and Variances 1315 Edgehill Drive
1315 Edgehill Drive
Lot Area: 2,910 SF Plans date stam ed: Au ust 14, 2007
Existing , Proposed Allowed/Required
SETBACKS �
...........------._...._._._.�__.__._.�.___.......�.....__ -- --._..�_.._._._..._ ............._.......�............�.......................�..............................�...................�.................._._......._................................................................................................_.........................................................................................................._.._
Front (1st flr): 11'-0" to front steps' � 11'-0" to new front steps 2 18'-6" (blk average)
(2nd flr): n/a ' 13'-0" (to MB) ' 20'-0"
...._._........_....__............_._....._.__......__.._. ............._......_.... ... ...... .. ..... ............................................................................_.......................... ......................................_._............__....................................................... ............. ............I.............................................................._.._................................. . ............
Side (left— 1S� floor): 0'-4" (to chimney)' � (no change) 3'-0"
(left— 2"d floor): n/a 3'-0" (to stairwell) � 3'-0"
(righf— 1S` floor): 9'-9" (to kitchen) � (no change) � 3'-0"
(right— 2"d floor): n/a i 9'-9" (to BR2) � 3'_0"
_._.._.._..._ ................_.............._...__.........................__._.._.._......_..........................._. _.__._...—_..._._...._........_.._..._......_..............:....._......................................................_._._..__.___....__.....................................................---......................................................................................
Rear (1st flr): 22'-4" � (no change) 15'-0"
2nd flr : n/a � 22'-4" 20'-0"
__........._..........._._.._.._.........�....._......._.........._%_.... ..---........_._.......------._._._ .........................._...._...._......._l.._..................................�.�......_............_._...--------...----..........._.........._..............._..........__.�._.._....�...._...........................__.._......_........_...._..........
Lot Coverage: 1280 SF' ; 1280 SF 3 1164 SF
44% j 44% 40%
.................. ................................................_.....................................---... ..._.._....................................................._........................................._.........__..........;..................................._............._..._......................_.....__._._......._.........._............._............_..........._._......................._...................._._....._..................._............
FAR: 1183 SF ; 1966 SF � 2275 SF
0.41 FAR ! 0.68 FAR 0.78 FAR
......................................................_.._......_..............................._........._...... ..................._..........._........................................................................_..........�.............j.............._..........._........._........._..........................................................__.�_.._...._.._...�......_............_..........__.........................._..___..._................_..__......__..._
# of bedrooms: 2 i 3 � ---
....................................................................__................................................ ......................................................................................................................................4..........._...................................................................................................._......_._...............:......__............_............................_._._......_..._._..._...........__.._...._-....._.
Parking: 1 covered ' 1 covered
;
(11'-8" x 19') (no change) (10' x 20')
1 uncovered � � 1 uncovered
(9 x 20 ) �
, � ; � _�9'...x 20')
_............_._....._............_. ......................................_._.g._....................................._............................................................................................................... ................................. ................... ......... .................................................................... ....................... ...................
Hei ht: 16'-6" f 24'-11" � 30'-0"
_._._...__....-----.._.__........._............- --- -- _--- ............... ..........................._.......... .......................................---.._....._.._.......................;......._.._...........__......................................._.................................................................................................................._................................... ......... ..........................
DH Envelope (left): � exempt 5
n/a (per CS 25.28.075, b, 2) see code
(righf): complies
' Existing nonconforming condition.
2 Front setback Variance required because existing nonconforming front steps will be removed and
replaced with new steps of the same footprint and configuration.
3 Lot coverage Variance required because existing nonconforming lot coverage will be altered when
front steps are removed and replaced.
4 (0.32 x 2910 SF) + 1,100 SF + 244 SF = 2275 SF (0.78 FAR)
6 Proposed project complies with Declining Height Envelope on the right side. Encroaches into the
Declining Height Envelope on the left side, but exempt because the area of encroachment is a
window enclosure that creates no more than 35 SF of floor area, has a length no greater than 10
feet, and at least 25% of the face of the enclosure is window area (C.S. 25.28.075, b, 2).
Staff Comments: See attached .
Lisa Whitman
Zoning Technician
c. Rafi and Aida Chabo, property owners
Fred Strathdee, architect
� CITY OF BURLINGAME
a COMMUNITY DEVELOPMENT DEPARTMENT .
t�
BURLINGAME 501 PRIMROSE ROAD �;. � �}� . y
BURLINGAME, CA 94010 .�,� �
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PH: (650) 558-7250 • FAX: (650) r • :
_ www.burlingame.org ;��� a"�'+� �
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Site: 1315 EDGEHILL DRIVE
The City of Burlingame Planning Commissiust 27, �2007tat
following public hearing on Monday, Aug
7:00 P.M. in the City Hall Council Chambers, 501 Primrose
Road, Burlingame, (A:
Application for �5 for aRsecond storytadd'rtion to aa single
(overage Vnriance
family dwelling at 1315 EDGEHILL DRIVE zoned R-l.
APN 029-015-040
Mailed: August 17, 2007
(Please refer to other side)
p16H16504325
� a� .26�
Maued �rrom 94010
U+.� �oJ����
pUgLIC HEARING
NOTICE
Citv of Burlinpame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other side)
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