HomeMy WebLinkAbout1625 Howard Avenue - Staff Report (2)Item # � �
Design Review Study
City of Burlingame
Design Review, Special Permit for Declining Height Envelope and
Parking Variances for a Second Story Addition
Address: 1625 Howard Avenue
Meeting Date: 4/24/06
Request: Design review, special permit for declining height envelope and parking variances for a second story
addition
Applicant and Architect: TRG Architects, Matt Mefford
Property Owners: Dan and Elllen Conway
General Plan: Low Density Residential
APN: 028-316-290
Lot Area: 5,357 SF
Zoning: R-1
Summary: The existing two-story house, with an attached garage, contains 2,312 SF (0.43 FAR) of floor area
and has three bedrooms. The 378 SF second floor is tucked within the roof structure and is currently has only
one bedroom. The proposed second story addition would add 587 SF and bring the second floor total to 965 SF.
With the proposed addition, the floor area will increase from 2,312 SF (0.43 FAR) to 2,795 SF (0.52 FAR) where
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2,814 SF (0.52 FAR) is the maximum allowed. The proposed project is 19 SF below the maximum allowed
FAR.
The code requires two covered parking spaces (20' x 20') and one uncovered parking space (9' x 20') for this
five bedroom house. The den on the first floor meets the code definition of a bedroom and is therefore counted
as such. There is one covered parking space (8'6" x 18') provided in the existing attached garage and one
uncovered space (9' x 20') provided in the driveway. Therefore, a parking variance is required for one covered
parking space where two are required and for parking space dimension for the existing covered parking space that
is 8'6" wide by 18' deep where a 10'wide by 20' deep space is required.
As proposed 20 SF along the right side of the second floor encroaches into the declining height envelope and
requires a special permit.
The following applications are required:
• Design review for a first and second story addition (CS 25.57.010);
• Special permit for declining height envelope (2' x 9' 7"= 20 SF encroaches into the declining height envelope
on the right side);
• Parking variance for one covered parking space where two are required; and
• Parking variance for parking space dimension for the existing covered parking space (8'6" x 18' where
20' x 20' is required)
Table 1— 1625 Howard Avenue
Lot Area: 5.357 SF
EXISTING
PROPOSED
ALLOWED/REQ'D
SETBACKS
Front(Ist flr): 15'
�2nd �IY�: 30'6"
No change
No chan�e
15'-0"
20'-0"
Side (right): I 4' � No change 5'-0"
(left): 0* � No change 5'-0"
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Design Review, Special Permit and Variances
1625 Howard Avenue
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EXISTING PROPOSED i ALLOWED/REQ'D
Rear (IS`fl'r): 15' No change ' 15'-0"
,
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�2,�d flr): 30' � ............................................_37'_0'�................................................ � .................................................2.0'-0��..................................................
.....................................................................................: ... ;
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Lot Coverage: 1,996 SF ; 1,869 SF 2,142 SF
37.2% ; 34.8% ; 40%
................................................................................................................. . ._............................... ........................................................................ .....................
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FAR: 2,336 SF ; 2,795 SF i 2,814 SF
0.43 FAR 0.52 FAR 0.52 FAR
,
i i
� ...................................................................................................................................................................................................................._.............................................................
# of bedrooms: 3 i 5 ; ---
,
,
............................................................................................................................................................................................................................................
Parking: 1 covered i � 2 covered
(8'6" x 18') ; 1& z ' (20' x 20')
1 uncovered i No change ; 1 uncovered
(9' x 20') � ; (9' x 20')
i..................................................................................... :.....................................................
Height: 26'6" j 25'6" 30'
:............................ .................... ;....... ... ..... .... ...................................... ...... . ................. ...
DHEnvelope: complies I. Special Permit CS 25.28.075
; Required3
* Existing non-conforming
1 Parking variance for one parking space where two are required;
z Parking variance for covered parking space dimension (8'6" x 18' proposed where 10' x 20' required); and
3 Special permit for declining height envelope (2' x 9'7" = 20 SF will encroach into the right side declining
height envelope)
Staff Comments: See attached. The subject property has a trapezoidal shape making the measurement for
declining height envelope difficult to show on the elevation drawings. Therefore staff has requested that the
applicant provide a visual model showing the declining height envelope measurement in relation to the lot
line to clarify the actual area of encroachment for this unique situation.
Catherine Barber
Planner
Matt Mefford, TRG Architects, applicant and architect
2
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: ��� CITY o,� CITY OF BURLINGAME :
PLANNING DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
BURLINGAME, CA 94010 416H16504325
� ' q. TEL: (650) 558-7250 • FAX: (650) 696-379
"'byw���6`o www.burlingame.org � � oO.��j O
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Site: 1625 HOWARD AVENUE , �
Maiied From 94�1�
Application for design review, special permi or US POSTA��
declining height envelope and parking variance for pUBLIC HEARING
second story addition at: 1625 HOWARD AVENUE, NOTICE
zoned R-1, (APN: 028-316-290).
The City of Burlingame Planning Commission ��
announces the following public hearing on Monday, ' •
April 24, 2006 at 7:00 P.Me in the City Hall Council � -
; Chambers located at 501 Primrose Road, '
Burlingame, California. � .
Mailed: April 14, 2006
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(Please refer to other side)
CITY OF B URLINGAME
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�lic�t�jdn and plans foi- this` pro�ect r�nay be reviewed prior
i�ri�the'P�anning I).epar.trnent at 501=,Primrose Road,
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h��.sub�ect appYicatio�(s} in-court, yo� ma� be limited to
"�s��es you or someone else raised at the public hearing,
���Ce�Q,r�,n writt��; �ortespande�l��`°��iive�ed to the city
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' A copy of the a�
to the meeting
Burlingame, C�]
If you challe�ge
raising only 1t���
described in �he�
at or prior to,�the
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Property ow��er;
their tenants ��b�
(650) 558-7�0
informing
please call
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Margaret Moni'c��'`�'� � , ��
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City Planner ���,'���
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