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HomeMy WebLinkAbout1540 Howard Avenue - Staff ReportItem # Regular Action Item PROJECT LOCATION 1540 Howard Avenue City of Burlingame Design Review for a First and Second Story Addition Item # Regular Action Item Address: 1540 Howard Avenue Meeting Date: 4/8/02 Request: Design review for a first and second story addition, zoned R-1 (CS 25.57.010) Property Owner: Earl & Audrey Gustafson APN: 028-291-100 Applicant and Designer: John Stewart/Stewart Associates Lot Area: 7,782 SF General Plan: Low Density Residential Zoning: R-1 CEQA Status: Article 19, Categorically Exempt per Section: 15301 - Class 1(e)(1) - additions to existing structures provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Summary: The applicant is proposing design review for a first and second story addition on an interior lot at 1540 Howard Avenue, zoned R-1. The existing single -story house contains 1,921 SF of floor area (.25 FAR), and has two bedrooms. The proposed addition would increase the floor area of the first floor at the rear of the house by 65 SF and add a new second story addition. The proposed second floor would add approximately 712 SF and bring the total FAR for the new house to 2,950 SF (.38 FAR) where 3,842 SF (.49 FAR) is the maximum allowed. There is an existing 213 SF basement that is located approximately 18 inches above grade. Under code section 25.08.265, existing basements that are less than 2 feet above grade are exempt from FAR calculations. The existing detached garage (252 SF) has a clear interior measurement of 13'-3" x IT-2". Since there is only an increase from two bedrooms to three, the applicants are not required to make the detached garage comply with current parking regulations. In addition, the applicants are adding 2 new 24" box maple trees and 1 new 24" box birch tree at the front of the house. All other zoning code requirements have been met. The applicant is requesting the following: • Design Review for a first and second story addition (CS 25.57.010). PROPOSED EXISTING ALLOWED/REQ'D SETBACKS Front: (]" flr) (2nd flr) No Change 51'-0" 18'-011* N/A 22'-4" (block average) 22'-4" (block average) Side (left): 11'4" 9'-6" 4'-0" Side (right): 11'-0" 3'-0"* 4'-0" Rear: (1"flr) (2nd flr) 81'-0" 81'-0" 83'-6" N/A 15'-0" 20'-0" Lot Coverage: 38% (2,990 SF) 35% (2,707 SF) 40% (3,113 SF) FAR: 2,950 SF 0.38 FAR 1,921 SF 0.25 FAR 3,842 SF** 0.49 FAR # of bedrooms: 3 2 --- Design Review for a First and Second Story Addition 1540 Howard Avenue PROPOSED EXISTING ALLOWED/REQ'D Parking: No Change One covered in detached One covered in garage garage (13'-3" x 17'-0")* (10'-0" x 20'-0") + 1 unc. in driveway + 1 unc. in driveway Height: 25'-4" 16'-6" 30' or 21/2 stories DHEnvelope: Meet Requirements Meets Requirements See code *Existing, non -conforming condition * *(32% x 7,782 SF + 1,100 SF + 252 SF for Detached Garage) Staff Comments: See attached. April 8, 2002 Design Review Study Meeting: At the Planning Commission design review study meeting on April 8, 2002, the Commission made the following comments (April 8, 2002 P.C. Minutes): Concerned with left side elevation, suggested that the applicant consider adding more than a belly band for articulation along this side; Only one bay window on the left side elevation breaks up the structure horizontally, architect should study the left side elevation more; and • Suggest planting trees in smaller containers, they will grow faster. The Commission moved to place this item on the consent calendar when plans have been revised as directed. The applicant submitted revised plans, date stamped April 11, 2002 (sheets Al-A6), to address the Commission's concerns with the project. The applicant has revised the left side elevation by adding brackets and widening the dormer. There is no change to the box size of the proposed trees. Staff would like to note that the applicants have extended the master bathroom at the rear of the house by 2 feet to accommodate a bathtub. In addition, they extended the second floor by 2 feet. They have increased the FAR by 115 SF bringing the total to 2,950 SF (.38 FAR where .49 FAR allowed). The Commission had placed this item on the consent calendar, but because of the addition of new square footage which changed the FAR, staff determined that this project should be placed on the regular action calendar. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 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; 2 Design Review for a First and Second Story Addition 1540 Howard Avenue 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. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include findings made for design review, and 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 April 11, 2002, sheets Al — A6, and that any changes to the footprint or floor area of the building during construction or following this construction shall require an amendment to this permit; 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 conditions of the Recycling Specialist's, Chief Building Official's and City Engineer's March 18, 2002, memos shall be met; 4. 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; and 5. that the project shall meet all the requirements of the California Building Code and California Fire Code, 1998 edition, as amended by the City of Burlingame. Sean O'Rourke Zoning Technician c. Earl and Audrey Gustafson, property owners ROL7TING FORM DATE: March 15, 2002 TO: City Engineer Chief Building Official Fire Marshal Recycling Specialist _Sr. Landscape Inspector _City Attorney FROM: Planning Staff SUBJECT: Request for design review for a first and second story addition at 1540 Howard Avenue, zoned R-1, APN: 028-291-100. STAFF REVIEW: Mondav, March 16, 2002 S�2i✓cJzYs r /Wa.-e- fti&�" oor rt'se--f 41 v5 Reviewed By: %O Date of Comments: `�/ ' bl ��— ROUTING FORM DATE: March 15, 2002 TO: f City Engineer _Chief Building Official Fire Marshal Recycling Specialist _Sr. Landscape Inspector _City Attorney FROM: Planning Staff SUBJECT: Request for design review for a first and second story addition at 1540 Howard Avenue, zoned R-1, APN: 028-291.100. iTAFF REVIEW: Monday, March 1b, LUUL Reviewed By: V. �/I Date of Comments: all gLy ROUTING FORM DATE: March 15, 2002 TO: _City Engineer _Chief Building Official Fire Marshal Recycling Specialist _Sr. Landscape Inspector _City Attorney FROM: Planning Staff SUBJECT: Request for design review for a first and second story addition at 1540 Howard Avenue, zoned R-1, APN: 028-291-100. iTAFF REVIEW: Monday, March 16, LUUL Reviewed By: Date of Comments: �/L�/�1� City of Burlingame Planning Commission Unapproved Minutes April 8, 2002 8. 1540 HOWARD AVENUE — ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR A FIRST AND SECOND STORY ADDITION (JOHN STEWART, STEWART AND ASSOCIATES, APPLICANT AND ARCHITECT; EARL GUSTAFSON, PROPERTY OWNER (63 NOTICED) PROJECT PLANNER: SEAN O'ROURKE Planner Hurin briefly presented the project description. There were no questions of staff. Chairman Vistica opened the public comment. John Stewart, 1351 Laurel Street, San Carlos, and Earl Gustafson, property owner, were present to answer questions, noted that the property owner talked to the neighbors regarding the addition, submitted a petition signed by neighbors in support of the project. The Commission had the following comments and concerns to be addressed by the applicant and noted on the plans: concerned with left side elevation, suggested that the applicant consider adding more than a belly band for articulation along this side; only one bay window on the left side elevation breaks up the structure horizontally, architect should study the left side elevation more; and suggest planting trees in smaller containers, they will grow faster. There were no other comments from the floor and the public hearing was closed. C. Bojues noted that the architect has done a nice job with the design and made a motion to place this item on the consent calendar at a time when the suggested revisions have been made and plan checked. This motion was seconded by C. Brownrigg. Chairman Vistica called for a voice vote on the motion to place this item on the consent calendar when plans had been revised as directed. The motion passed on a voice vote 6-0-1 (C. Keele absent). The Planning Commission's action is advisory and not appealable. This item concluded at 10:31 p.m. 12 �1 To Whom It May Concern: I have reviewed the plans from Stewart &t Associates for the residential remodel project for 1540 Howard Avenue. I have no concerns or issues regarding this project. Name: �� = C�� Address: lS�_c�wr� Signature. Name: Signatu Name: Signature: Name: 10A4 Signature7Q—t- Name:'' Signature:/,j a-x Name: Signature: Name: 1 10 4 , Signature: Name: 1 WN K Address: � � /' 4' `- - w le, Address: / --m /IOwA&x () Address: /r�/�'' Address:,Z, - � Address: Ulf1-/l,� Ay- a - IV Address: / SZ -ZCr i Address: Signature' /l //1//L/(/ Vv'V 1 - -1-i ---QC RECEIVED MAR 14 2002 CITY OF BURLINGAME PLANNING DEPT, To Whom It May Concern: I have reviewed the plans from Stewart Et Associates for the residential remodel project for 1540 Howard Avenue. I have no concerns or issues regarding this project. Name��i�—may Signature: Name: Signature: Address: -- Address: Name: Address: Signature: Name: Address: Signature: Name: Address: Signature: Name: Signature: Name: Signature: Name: Signature: Address: Address: Address: RECEIVED MAR 1 4 2002 CITY OF BURLINGAME PLANNING DEPT. CIT X,RUN"mr,, CITY OF BURLINGAME i APPLICATION TO THE PLANNING COM MSION Type of Application: Special Permit Variance Other Project Address: Assessor's Parcel Number(s): Name: Address: (h): fax: /<?,�- �tS 747 ARCH�ITE T/DESIGNF Name:. Address: City/State/Zip: Phone (w): (h): fax: .6b1 s/ f --/ 1 PROJECT DESCRIPTION: PROPERTY OWNER Name: / /CL Address:.-1 7`�/ ��'✓ v�i . City/State/Zip: O Phone (w): (h):.,Z7z& fax: Please indicate with an asterisk * the contact person for this application. AFFIDAVIT/SIGNATURE: I hereby certify under penalty of per ury'that the information given herein is true and correct to the best of my knowledge and belief. Z&14-�Alqt 3--- /1-Z'OZ plicant's Signature Date I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Ppmmjssion, Property Ownef's Signature Date ----------------------------------------------FOR OFFICE USE ONLY --------------------------------------- -- Date Filed: - I 1 y I4 Z- Fee: � 9 yS. b"> RECEIVE. Planning Commission: Study Date: Action Date: MAR 1 4 2002 CITY OF BUNLINGAML PLANNING DEPT. o� CITY OF BURLINGAME BIIRUNGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD �• BURLINGAME, CA 94010 TEL: (650) 558-7250 1540 HOWARD AVENUE Application for design review for a first and second story addition at 1540 Howard Avenue, zoned R-1. (APN: 028-291-100) The City of Burlingame Planning Commission announces the following public hearing on Monday, April 22, 2002 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed April 12, 2002 (Please refer to other side) PUBLIC HEARING NOTICE CITY OF BURLINGAME A copy of the application and plans for _this,project may be reviewed prior to the meeting at the Planning Department at 501 Primrose Road, Burlingame, California. If you challenge the subject pplication(s) in court, you may be limited to raL.'In ; only, those issues j q t tit ameorie else raised at the public hearing, described in the notice or-in,.writte❑ correspondence delivered to the city at or prior tp the, public hearing. . Property owners who receive this notice are responsible for informing their tenants about this, notiq.'% Poradditional information, please call (650) 558-7250. Thank you. } � Margaret City Plam (Please refer to other side) RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for design review for a first and second story addition at 1540 Howard Avenue, zoned R-1, Earl and Audrey Gustafson, property owners, APN: 028-291-100; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on April 22, 2002, 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. Categorically Exempt per Section: 15301 Class 1(e)(1) - additions to existing structures provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, is hereby approved. 2. Said design review is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such design review is 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, Joseph Bojues , 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 22°d day of April , 2002 , by the following vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: SECRETARY EXHIBIT "A" Conditions of approval for categorical exemption and design review. 1540 Howard Avenue effective May 6, 2002 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped April 11, 2002, sheets Al — A6, and that any changes to the footprint or floor area of the building during construction or following this construction shall require an amendment to this permit; 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 conditions of the Recycling Specialist's, Chief Building Official's and City Engineer's March 18, 2002, memos shall be met; 4. 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; and 5. that the project shall meet all the requirements of the California Building Code and California Fire Code, 1998 edition, as amended by the City of Burlingame.