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Home My WebLink About1837 Hunt Drive - Staff Report (2)IQ City g of Burlingame Item No. _ dy Design Review, Hillside Area Construction Permit, Design Review Stu Special Permit and Side Setback Variance Address: 1837 Hunt Drive Meeting Date: November 24, 2008 Request: Application for Design Review, Hillside Area Construction Permit, and Left Side Setback Variance for a first and second story addition to an existing single family dwelling. Applicant and Designer: Bacilia Macias, Spatial Art Inc. APN: 025-320-040 Property Owner: Chris and Marisol Dunning Lot Area: 13,453 SF General Plan: Low Density Residential Zoning: R-1 History: The Planning Commission reviewed a proposed first and second story addition at 1837 Hunt Drive on April 28th, May 27th, and June 23rd, 2008 (Planning Commission meeting minutes attached). The project was denied without prejudice by a vote of 3-2-1-1 at the June 23`d action hearing. View blockage caused by the proposed addition was provided as a reason for the denial. The Planning Commission's decision was appealed to the City Council, who upheld it on August 18, 2008. In October of 2008, the property owner submitted revised plans to the Planning Division. The current project proposes a larger first story addition at the rear of the structure, and a second story addition placed 12'-0" further back on the property than the original proposal. The project has been revised to eliminate the need for a Special Permit for the Declining Height Envelope. Project Description: The existing one-story house with an attached two -car garage (20' wide x 22' deep, clear interior dimensions) contains 2,517 SF (0.19 FAR) of floor area and has four bedrooms. The applicant is proposing to add approximately 1,210 SF to the rear of the first floor (including covered porch area), and add a new 1,138 SF second floor. With the proposed first and second story additions, the floor area will increase to 4,869 SF (0.36 FAR) where the zoning code allows a maximum of 5,495 SF (0.40 FAR). The proposed project is 626 SF below the maximum allowable FAR. With the addition, the number of bedrooms will be increasing from four to five (the upstairs office counts as a potential bedroom). Three parking spaces, two of which must be covered, are required on site. The existing attached two -car garage (20' x 20') complies with current code dimensions, and the required uncovered parking space (9' x 20') is provided in the driveway. The proposed addition on the first story will have a left side setback of 6'-4" where 7'-0" is required. Therefore, a Left Side Setback Variance is required. All other Zoning Code requirements have been met. The applicant is requesting the following applications: ■ Design Review for a first and second story addition to a single family dwelling (CS 25.57.010); ■ Hillside Area Construction Permit for a proposed addition in the hillside area (CS 25.62.020); ■ Variances for a Left Side Setback to the first story of 6'-4" where 7'-0" is required (CS 25.28.072, c, 1). 1837 Hunt Drive M Aran- 1'1 AR1 CF Plans date stamped: November 10, 2008 i EXISTING PROPOSED TO ADDN j ALLOWED/REQUIRED SETBACKS I—...---- _..... _........ _..__............. _......... _......... --- - -....- Front (1st flr): 1`--.—............... _.......... _...__...._._..... —_.._ ._....._-.. ........... - ....... _.._...... - I 23'-0" (to garage)' 39'-9" (to porch) 15'-0" (2nd fir): n/a j 72'-Y (to MB) 20'-011 ._......_.._.... Side (left, 1st fir): 6'-4" (to LR) 6'=4" (to kitchen) z T-0" (left, 2nd flr): j n/a I T-8" (to MB) 7'-0" Design Review, Hillside Area Construction Permit, and Setback Variance 1837 Hunt Drive EXISTING j PROPOSED TO ADDN ALLOWED/REQUIRED (right, 1st fir): 15'-6" (to garage) ( 15'-T (to BRTs bath) 7'-0" (right, 2nd fir): ...................................................................... _ n/a ....... _.......... _....... _._.__.... __.._.._...._........ .._...-- — 35'-9" (to master bath) - ---.-....__....__.._...._._..._.... _...... .... ........._.............._.._.... _,........ 7-01 _........... _.... ....... --- - ..._....._..._......_.... - Rear (1st fir): 99'-0" (to BR3) 72'-0" (to covered patio) 1 15'-0" (2nd fir): I ......... _.... .......... ..... _..__._..........-—..._.-...-.__._._,....__.............._..__._._...._..._.__... n/a --._...._..._... ._._......-_.-....- 73'-0" (to sitting room) ..__...._....__... _ .._...._._.._.. ._.._..._...........-._.__._....._......._...._................_......_...._��............._..........._.......-- 20 -0 ..... Lot Coverage: 2,637 SF 3,854 SF 1 5,381 SF .._..---....... _...... ............ . t........._........................._. 20% _._..__....__.. ... __....... _ ......... _...... i 29% -- ---------..-......_._...._......_.l_........_.__._.._.......__.._...-- 40% --.._.._....._.........---.._..__._. Floor Area Ratio: 2,517 SF i 4,869 SF i 5,495 SF 0.19 FAR 0.36 FAR 0.40 FAR s ...... -------...__...._..__..._..........._._.... ------ ............ _....... _ .... - ----._.._... _........ ------ -.._. ....... ..... ........... __.._._...-._......._.. _ __.._._...__...-.!._... ---....-- .._....__... _.._..._._ # of bedrooms: 4 5 a --- _._.._..._........... _....._....................... _._. __..._..__...--._................_.. - --- ---...._.__..._._.....---....-.... _..._..__............... .......... ....... _..-.._.._........................ _..------- ....---...... ---------- }------ ...... ---.................. _._............... __._............................ Parking: 2 covered 2 covered (20'-0" W x 22'4' L) (no change) (20' x 20') 1 uncovered 1 uncovered (9' x 20') 1 (9' x 20') ---.......... .... ................................._..._..--......_............-- ...._.l- --- Building Height: j ...._.__............................ -- -----.._._..._...._.___...._......---..........._.............. ---.. ---._..-. _.....---._................ 20'-5" ........._._._...---------------._._..I_.....----- 29'-0" .._._._......_.._........_.__.._........_..-----._....._..._..- ._..._.... _..... __........... _..--- .................... 30'-0" DH Envelope: complies complies CS 25.28.075 ' Front setback to the garage is an existing nonconforming condition, a new two -car garage door requires a 35' front setback. 2 A side setback Variance is required for a 6'-4" side setback where, based on the width of the lot, a 7'-0" side setback is required. 3 (0.32 x 13,453 SF) + 1100 SF = 5,495 SF (0.40 FAR) ° The sitting room is not considered a bedroom because it is less than 7'-0" wide, and the study is not considered a bedroom because 50% of one wall is open to the hallway. Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineerand NPDES Coordinator. Lisa Whitman, Assistant Planner C. Bacilia Macias, Spatial Art Inc. 121 Scotts Chute Court El Sobrante, CA 94803 Chris and Marisol Dunning 1837 Hunt Drive Burlingame, CA 94010 Attachments: Property owner's letter of explanation, date -stamped November 18, 2008 Designer's list of project changes, date -stamped October 29, 2008 August 18, 2008 City Council Meeting Minutes (Appeal hearing) June 23, 2008 Planning Commission Meeting Minutes (Regular Action hearing) May 27, 2008 Planning Commission Meeting Minutes (Regular Action hearing) April 28, 2008 Planning Commission Meeting Minutes (Design Review Study hearing) Application to the Planning Commission Variance Application Form Photos of Adjacent Properties Staff Comments Notice of Public Hearing - Mailed November 14, 2008 Aerial Photo -2- November 17, 2008 RECEIVED NOV 1 8 2008 :ITY OF BURLINGAME n, ANNING DEPT, Honorable Planning Commission Burlingame City Hall 501 Primrose Road Burlingame, CA 94010 Re: 1837 Hunt Drive Resubmitted Plans for a First and Second Story Addition Dear Members of the Planning Commission: My family and I along with Spatial Art, Inc. have resubmitted a modified design for a proposed first and second story addition for our residence at 1837 Hunt Drive. We feel the new modifications we've made address the concerns raised by the Commission and the City Council at the hearings held earlier this year. In a very close decision, it was perceived that the impact of the addition partially obstructed the view from the Vlahoses left side windows looking south towards Trousdale. We feel we have addressed this issue by moving the addition to the rear by an additional 12 feet. The ordinance regarding hillside construction does not state that there cannot be any obstruction of a distant view, because that would give neighbors veto power virtually over any home remodeling project in the hillside area. We feel that we have taken into consideration the concerns of the Vlahoses, made many compromises during the first set of hearings and now we have made another major compromise by shifting the addition further to the rear. The new design is nearly 45 feet away from the Vlahos's property. The roof ridge height is only 8 feet higher than the existing roof ridge. Story poles help to determine if a distant view is obstructed but they are very unsightly and do not truly tell the story of a properly constructed addition. It was suggested that we push to the rear with a single story addition. This design has no appeal to us for three reasons. First, it would take from the nice backyard that originally drew us to this property. The previous owner planted many evergreen, deciduous and fruit trees that continue to flourish. A large single story remodel would force us to remove old growth trees which would diminish the character of the property. Second, it would take away a great deal of play area space for our children. Hunt Drive near Trousdale is an extremely high traffic area and we would not want our children playing in the front of the house for fear of their safety. Third, we want to build this addition with an emphasis on "green" construction and pushing to the rear with a single story creates more impervious surfaces and less open space for replenishing ground water which contradicts our intention of building green. We also would like to remind the Commission that out of 129 notices that went out regarding our project only one household complained about our addition. To the contrary several surrounding neighbors have given us their support hoping that our project will also increase their property values and put additional tax revenue in the City's diminishing coffers. In summary, this is a thoughtful second story addition that has been designed to minimize the burden on the neighbors at 1847 Hunt and also to give our growing young family the space that we need to live comfortably in Burlingame. We ask that the Planning Commission reconsider the intent of the ordinance and apply the correct interpretation of the hillside ordinance and approve our project as presented. Sincerely, Chris and Marisol Dunning RECEIVEL) Lisa, GCr 9 2008 CITYOF BURLINGAME PLANNING DEFT. Here is a list of the items that changed in this latest version of the Dunning Residence. 1. Per the recommendation of council, the master bedroom has been pushed back from the front by 12'-0". 2. More square footage has been added to the lower floor and second story addition. 3. The second story is offset from the first floor wall on the right side, this eliminates the need for the variance for the declining height envelope for the second level. 4. We are still well under our FAR maximum. 5. General characteristics of the elevations did not change from previous version. 6. Only one window faces the right side neighbor and it is obscured. The window in the sitting room is so far towards the rear that it does face the neighbor's house. Thank you and feel free to call me with any questions. Bacilia 510-223-5300 5. a. b. Threatened Litigation (Government Code § 54956.9(b)(1), (3)(C)): aim of Peninsula Corridor Joint Powers Board; and Clai of Diana Heze .NITION OF V TS P&RD Schwartz introduced Bill Toci, Burlingainr, representing Veolia West Operating Services whic] City in renovating the Village Park preschool facil' annually to allow the City's Music in the Par on b. PROCLAMATIONS HO: TEAM MEMBERS CONTINUED SUPPOKT OF THE CITY'S MUSI, Plant M ger, and Chuck Voltz, President, both i roven to be a great community partner with the m 9 and since 2002, has contributed $5,000 cert Series continue. 1c TION Mayor O'Mahony intro ced Coach Nuss who thanked his team members for their rtsmanship and winning the 2008 erican Legion Area 2 Championship. Mayor O'Mahony and Coun ' oman Baylock presented pro ations to each team member commemorating their championship. 6. UBLIC HEARINGS a. APPEAL OF PLANNING COMMISSION DENIAL OF AN APPLICATION FOR DESIGN REVIEW, HILLSIDE AREA PERMIT, SIDE SETBACK VARIANCE, AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A FIRST AND SECOND STORY ADDITION TO AN EXISTING SINGLE-FAMILY DWELLING AT 1837 HUNT DRIVE CDD Meeker reviewed the staff report and requested Council to hold a public hearing and take action. Mayor O'Mahony opened the public hearing. Mark Hudak, attorney for applicant/appellant; Thomas Nuris, attorney for neighbors at 1847 Hunt Drive; Russell McGovern, 1812 Hunt Drive; Theodore Vlahos, 1847 Hunt Drive; and Pat Giorni, 1445 Balboa Avenue, spoke on the project. There were no further comments from the floor, and the hearing was closed. Council discussion followed: some members felt that the proposed addition does not block a long distance view; others felt that the neighbor does have a long distance view; the addition can be placed at the rear of the building and be built up from there; neighbor's view is from high functioning rooms, fence could be lower (5 feet high) with landscaping added to rise above the fence; young families need more living space. Councilwoman Nagel made a motion to deny the appeal without prejudice and uphold the Planning Commission's action with the finding that the present plan does obstruct the view and impinge on the quality of life of their neighbors and with the recommendation that they explore alternatives to build lower and farther back on the property and clarify what they can do with the slope easement and to consider landscaping rather than just straight fencing; seconded by Councilwoman Baylock. The motion was approved by roll call vote, 3-2 (Deal and O'Mahony dissented). CA Anderson advised that staff will submit a resolution at the September 2nd Council meeting confirming Council's findings. 2 Burlingame City Council August 18, 2008 Approved Minutes CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 Planning Commission Meeting) 2b. 1459 OAK GROVE AVENUE, ZONED R-3 — APPLICATION FOR AMEND NT TO C DOMINIUM PERMIT AND PARKING VARIANCE FORA NEW THREE-STORY HREE-UNIT RES NTIAL CONDOMINIUM (DALE MEYER APPLICANT AND ARCHIT T; AND MIKE PRESC T, PROPERTY OWNER) PROJECT PLANNER: RUBEN HU (continued from June 9, 200 lanning Commission Meeting) 2c. 1277 BALBOA A UE, ZONED R-1 — APPLICATION FO DESIGN REVIEW, FRONT SETBACK VARIANCE ND SPECIAL PERMIT FOR DE( NG HEIGHT ENVELOPE FOR A NEW SINGLE FAMILY D LING AND DETACHED GA GE (JAMES CHU, APPLICANT AND DESIGNER; AND BOB AND Cl Y GILSON, PROPER OWNERS) PROJECT PLANNER: LISA Commissioner Vistica moved approval of the Co Calendar based on the facts in the staff reports, Commissioner's comments and the findings in th t reports, with recommended conditions in the staff reports and by resolution. The motion was sec ded by missioner Terrones. Chair Cauchi called for a voice vote on the motion and it passed 6-0- n Items 2a and (CommissionerLindstrom absent); 5-0-1-1 on Item 2c (Commissioner Lindstrom a ent, Commissioner Au abstained). Appeal procedures were advised. This item concluded at 7: p.m. N ITEMS 3. 2520 VALDIVIA WA , ZONED R-1 — APPLICATION FOR DESIGN REVIEW D HILLSIDE AREA CONSTRUCTION PERMIT FOR A SINGLE STORY ADDITION TO A SINGLE FAiILY DWELLING (ROBERT ME , APPLICANT AND ARCHITECT; AND LEE AND MARGIE LIVING PROPERTY OWNER) P JECT PLANNER: LISA WHITMAN (continued from June 9, 2008 Planning C mission d at the request of the applicant. The matter will be re -noticed prior to appearing on a agenda. 4. 1837 HUNT DRIVE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, HILLSIDE AREA CONSTRUCTION PERMIT, SIDE SETBACK VARIANCE AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A FIRSTANQ SECOND STORY ADDITION TO A SINGLE FAMILY DWELLING (BACILIA MACIAS, SPATIAL ART, INC., APPLICANT AND DESIGNER; AND CHRIS DUNNING, PROPERTY OWNER) PROJECT PLANNER: LISA WHITMAN Reference staff report dated June 23, 2008, with attachments. Senior Planner Brooks presented the report, reviewed criteria and staff comments. Twelve (12) conditions were suggested for consideration. Chair Cauchi opened the public hearing. He indicated that he would participate in the discussion of the item, but would abstain from voting, since he had not participated in the prior discussion regarding the item. Chris Dunning, 1837 Hunt Drive; represented the applicant. Have considered all neighbors in the project design; and have taken their input into consideration. Described changes made to plans; have incorporated all of the Commission's recommendations. Provided photos of homes in the area. Q CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 Commission comments: ■ Asked if the applicant has visited the neighboring property to observe the views (Applicant — no significant views are impacted). ■ Not convinced regarding the detailing of the rail on the rear deck; most in the area don't move into the "commercial" character (Applicant — willing to re -design rail as an FYI if required). ■ Match the character of the rear column with the design of the front column. ■ Concerned regarding view blockage from the neighbor's (1847 Hunt Drive) kitchen window. Public comments: Thomas Nuris, 2171 Junipero Serra Boulevard, Daly City; represented Mr. and Mrs. Theodore Vlahos , 1847 Hunt Drive; the kitchen view blockage is significant, the space is used the majority of the time. Believe that the design should be revised to eliminate the view impact. Moving the addition into the rear yard would impact the applicant's use of yard space, but should be balanced with impacts upon the neighbor's view. Extend the addition at ground level without impacting views of neighbor. There were no further comments and the public hearing was closed. Additional Commission comments: ■ Believe that view blockage from the kitchen is substantial; quality of life in neighbor's house will be impacted. ■ The pattern within the block is single -story homes. ■ Breakfast room and den views are also affected. ■ Reasonable addition, but there is view blockage; wouldn't want to set a precedent by allowing view blockage in this instance; there are other alternatives to expand the residence. ■ Massing hasn't changed too much with modifications that have been made; sense was that the prominent views were to the southwest; were hopeful that the designers would shift the massing somewhat; concern about views wasn't a prominent a discussion point during the initial discussions. ■ Applicant has worked to modify the design as directed; can be supported, though there are some view impacts. ■ The two-story design is appropriate for the site; the ordinance that makes the hillside area valuable emphasizes distant views; views of trees and sky have not been deemed significant in the past. If the regulations are used injudiciously, could become problematic; be mindful that just blocking light does not count as a valuable view. ■ Preservation of back -yard space is important over view space. ■ Blockage of air and sunlight do not reach level of being substantial from a view blockage standpoint. ■ Distant view of trees is significant; the proposal creates a significant view blockage. Commissioner Auran moved to deny the application without prejudice. The motion was seconded by Commissioner Yie. Discussion of motion: 4 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 Appreciates the applicant's willingness to work through the issues, but there are alternatives for an addition that will not impact the neighbor's view. View impact is significant. Design of house was intentional, promoted views from the property. Chair Cauchi called for a voice vote on the motion to deny the application without prejudice. The motion passed 3-2- 1- 1 (Commissioners Terrones and Brownrigg dissenting, Commissioner Cauchi abstaining, Commissioner Lindstrom absent). Appeal procedures were advised. This item concluded at 7:53 p.m. Commissioner Auran recused himself from participation on Agenda Item 5 due to a business relationship with the applicant. 5. 1317 CABRILLO AVENUE, ZONED R-1—APPLICATION FOR DESIGN REVIEW AND SPECIAL P RMIT OR DECLINING HEIGHT ENVELOPE FOR A NEW, TWO-STORY SINGLE FAMILY DWEL G AND D ACHED GARAGE (BOB AND CINDY GILSON, APPLICANT AND PROPERTY OWNE ;AND CHU DES N AND ENGINEERING DESIGNER PROJECT PLANNER: ERICA STROHME Reference tall report dated June 23, 2008, with attachments. Community Develop ent Director Meeker presented th eport, reviewed criteria and staff comments. Thirteen (13) condi ' ns were suggested for consideration. Chair Cauchi opene&the public hearing. Commission comments: None James Chu, 55 West43d, San MateXs-11 on, Woodgate Court, Hillsborough; represented the applicant. ■ Met with three of the neighbat the prior hearing. ■ Spoke to Principal at Our Laof worried about shadows in the parking lot; there is not a problem with shadow casto I yard.Willing to work with neighboro A nue regarding landscaping and fence issue raised in letter to Commission. Public comments: Mary Ann Martin and Sue Martinez, 1321 Cabrillo Aven_e; Rolando Pasquale, 2836 Hillside Drive; and Pet Lu, 1315 Cabrillo Avenue; concerned that th roject will take away more of the light from th neighboring property; it appears to be much taller; e deviation from the declining heighten lope will impact the use of the garden of the neighbor's me; revise the design of the wall o ide the neighbor's dining room to improve the view; the neighb is willing to accept having the w home's rear wall at the same location as the rear wall of the existi home; spoke to Judith ourke at Our Lady of Angels, she indicated that she is obligated to infor the School Board of the project; the relevant time to assess shadow impacts is during the fall and inter months; the neighbors would not likely have a problem with a project of a similar size to the e ' ting home; the project is out of character with the neighborhood; moving the home back further on e lot would affect the usability of neighbor's rear yard; could the design be revised to reduce the ss. Additional Commission comments: 5 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 27, 2008 7. 1837 HUNT DRIVE, ZONED R-1 —APPLICATION FOR DESIGN REVIEW, SIDE SETBACK VARIANCE AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A FIRST AND SECOND STORY ADDITION TO A SINGLE FAMILY DWELLING (BACILIA MACIAS, SPATIAL ART, INC., APPLICANT AND DESIGNER; AND CHRIS DUNNING PROPERTY OWNER) PROJECT PLANNER: LISA WHITMAN Reference staff report dated May 28, 2008, with attachments. Planner Hurin presented the report, reviewed criteria and staff comments. Twelve (12) conditions were suggested for consideration. Vice -Chair Terrones opened the public hearing. Commission comments: None Bacilia Macias and Melanie Heck, 5141 Hilltop Drive, El Sobrante; represented the applicant. Described changes made to plans. Additional Commission comments: ■ Visited uphill neighbor and observed that views are reasonably protected, but concerned about privacy of neighbor; would suggest that windows on right elevation near stairwell be clerestory/glass block to preserve neighbor's privacy, also could install skylights for added light. ■ Suggested that only two lights be provided on the deck; remove the two outermost lights. ■ Consider bringing in the upper balcony by a few feet on both sides to bring it further away from the neighbors. ■ Location of the addition is well considered; but some concern about view blockage from neighbor's kitchen; why wasn't a split-level considered (applicant: there are many trees that a good lawn area that the homeowner wishes to retain for children's play area). ■ Asked about the size of some of the rooms on the second -floor, particularly the master bedroom with its 21-foot depth blocks the kitchen view; could be pulled back a few feet to reduce view impacts. ■ Concerns regarding the deck off of the master bedroom creating more outdoor living space that will impact the neighbor; consider eliminating the front deck or bringing the balcony by a few feet on both sides to bring it further away from the neighbors. ■ Like the idea of minimizing the impact of the deck rails, but feels an ornamental treatment for the rear deck may be more appropriate than what is shown on the plan. ■ Concern regarding the construction details of the balcony; would be tough to build; determine if it is feasible before construction. ■ Roof overhang at second floor on left side elevation; appears to be hipped back; go ahead and let it engage the roof directly, without using a hip design. ■ Detail on Sheet A5, fascia dimension needs to be clarified; suggest a smaller size fascia. 12 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes Public comments: May 27, 2008 James Vlahos, 50 Platt Avenue, Sausalito; Theodore Vlahos, 1847 Hunt Drive; and Chris Dunning, 1837 Hunt Drive spoke; presented a letter to the Commission; concerned about mass and bulk and propensity for increasing the home size of all homes on the block; encouraged by comments regarding minimizing the mass of the proposed addition in order to preserve views. The existing house is too small to accommodate the applicant's family; pushing the addition further back would detract from the usability of the yard; designers will take into account the suggestions made at this evening's hearing. Next door neighbor on downhill side, has a two-story house; there is a precedent for two-story homes in the area. Further Commission comments: Asked if the applicant realized that the entire house, with the exception of the garage, will be completely demolished to achieve the changes. There were no further comments and the public hearing was closed. Commissioner Vistica moved to continue the application with direction to the applicant, as outlined in the discussion. The motion was seconded by Commissioner Auran. Discussion of motion: ■ Asked for uphill neighbor's contact telephone numbers for Commission to make arrangements for site visit. ■ The second floor plan appears to be very inefficient, there could be a better design; though the addition is relatively modest, doesn't significantly impact views. ■ Also look at any possibilities to move mass of second story addition away from neighbor. Vice -Chair Terrones called for a voice vote on the motion to continue. The motion passed 6-0-1 (Commissioner Cauchi absent). This item concluded at 9:14 p.m. IX.---C2ESIGN REVIEW STUDY ITEMS Commissio uran recused himself due to a business relationship with the a cant for Item 8 (1317 Cabrillo Avenue). 1317 CABRILLO AVENUE, ZON -1—APPLICATION F ESIGN REVIEW AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE A NE O-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (BOB AND CINDY GI PPLICANT AND PROPERTY OWNER; AND CHU DESIGN AND ENGINEERING, DESIG PROJEC NNER: ERICA STROHMEIER Reference staff report da ay 27, 2008, with attachments. Commu evelopment Director Meeker briefly presented t roject description. There were no questions of staff. 13 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes April 28, 2008 Requested that story poles be erected and trees marked so that the Commission can ass iew it S. Front e�down eds to have story poles as does the ridge line tyi elements together, and to tcorner. There were no further comments and the lic hearingnr6s—closed. Commissioner Vistica moved to contin e item until 2008, with direction to the applicant to erect story poles and mark trees that cheduled for removal when oIectis constructed. The motion was seconded by Commis r Brownrigg. Chair c i called fora voice vote on the motion and it passed 6-0-1 (CommissionerAu bsent). This m concluded at 9:09 p.m. IX. DESIGN REVIEW STUDY ITEMS 9. 1837 HUNT DRIVE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, SIDE SETBACK VARIANCE AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A FIRST AND SECOND STORY ADDITION TO A SINGLE FAMILY DWELLING (BACILIA MACIAS, SPATIAL ART, INC., APPLICANTAND DESIGNER; AND CHRIS DUNNING, PROPERTY OWNER) PROJECT PLANNER: LISA WHITMAN Reference staff report dated April 28, 2008, with attachments. Zoning Technician Whitman briefly presented the project description. There were no questions of staff. Chair Cauchi opened the public comment period. Melanie Heck and Basilia Macias; 5141 Hilltop Drive, El Sobrante and Chris Dunning, 1837 Hunt Drive; represented the applicant. Commission comments: ■ Questioned the decision to keep slate veneer on front, but not continue it around the structure. • The neighborhood has a preponderance of brick veneer; will not serve the intended purpose unless carried through. Also concerned about the size of the twelve inch squares. ■ The rear elevation appears to have balconies on top of balconies. No details on posts supporting the decks, may intend to provide detail, but not shown. Reference the design guidelines to look for ways to refine scale and design. ■ Main concern is broad left side elevation, two-story wall, not consistent with the style of the house. The addition looks stacked on top of the house. Provide more articulation. ■ Right elevation contains a lot of stucco and no articulation or detail. ■ Massing looks layered. ■ Shift addition over and center door. ■ Concerned about use of vinyl windows. ■ Clarify that wood trim, not stucco foam trim, will be provided. Public comments: Patricia and Paul Vlahos, 1847 Hunt Drive; would like the addition to not be too high, want home to blend with neighborhood and retain views. Additional Commission comments: 13 CITY OF BURLINGAME PLANNING COMMISSION —Approved Minutes April 28, 2008 10 Usually insist on story poles. Are their distant views from her house? Noted that there is space to lower the plate heights to reduce view impacts. There were no other comments from the floor and the public hearing was closed. Commissioner Brownrigg made a motion to place the item on the RegularAction Calendar, with direction to the applicant to install story poles. This motion was seconded by Commissioner Terrones. Discussion of motion: Commissioner Vistica noted that he wouldn't support motion, the design should likely go through a design reviewer since applicant has not worked in the City. Chair Cauchi called for a vote on the motion to place this item on the RegularAction Calendar when story poles have been erected and plans have been revised as directed. The motion passed on a voice vote 4- 2-1 (Commissioners Vistica and Lindstrom dissenting, Commissioner Auran absent). The Planning Commission's action is advisory and not appealable. This item concluded at 9:33 p.m. 620 FOREST VIEW AVENUE, ZONED R-1 —APPLICATION FOR DESIGN REVIEW AND V FLOOR AREA RATIO AND PARKING FOR A FIRST FLOOR ADDITION TO A SING �W LING (SCHEINHOLTZ ASSOCIATES, APPLICANT AND ARCHITECT; AND MAFj?P OUG ORTON, PROPERTY OWNERS) PROJECT PLANNER: LISA WHITMAN )z'FAM I LY LOU AND Reference st report dated April 28, 2008, with attachments. Zoning Tec ician Whitman briefly presented the pr 'ect description. There were no questions of staff. Chair Cauchi opened N public comment period. Nancy Scheinholz, Scheinho Associates, 1319 Howard Ave e; represented the applicant. Commission comments: ■ Clarify proposed FAR, difference within aff report, which number is correct. ■ Roof structure; hodgepodge of roo ming together; not opposed to bay structure, but did she consider doing a hip roof and she oo . ■ Plans indicate wood windows wood tri Will the addition will be same, with simulated or true divided lights? ■ Supports application. T neighbor's structure e croachment supports FAR Variance, overall the FAR will decrease, d the existing condition of ne ing to exit the home to enter the family room will be eliminate . ■ Asked if the hitect considered using part of the laund room for the family room? Public ne re were no other comments from the floor and the public hearing was closed. 14 COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Typ of application: / \ Design Review L�! Variance C566J ❑ Other: ❑ Conditional Use Permit Special Permit (Dlt) ❑ Parcel Number: 0245 — 5�-Zc --0- -0 PROJECT ADDRESS: l 8 3 % AUNT- D R�yV=__ APPLICANT project contact person Er OK to send electronic copies of documents ❑ �FTMM Address: City/State/Zip: Phone (w): _ (Home): (Fax): PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents ❑ Name: G' h it I S Address: City/State/Zip- Phone (w): % 5 O -- 2 / q — (0 7 7 --- (Home): (Fax): (E-mail): (E-mail): ARCHITECT DESIGNE _ project contact person w OK to send electronic copies of documents d Name: t5G;C-i1tck_ Ik4GtC'iGtS C/o Rf-i-' 0-1 Cx r-..1- i rye- Address: i .=Z i � tS C h C"'fe City/State/Zip Phone (w): _ (Home): _ (Fax) to k%- m 'E;110 _ 72-3 ._ a 1001 (E-mail): ��►t� c�ci$'� �bc� c:�(�� . �'E't' Please mark one box with R to indicate the contact person for this project. PROJECT DESCRIPTION: lie ►� �'%� � r1 S U� 1 n �Se c AFFAD"IT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: , `"�\�M~ Date: 06 I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: Date: -T 7 tl ;�n,ls Date submitted: S:\Handouts\PC Application 2007.handout COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org ^7n�, The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.54.020 a-d). Your answers to the following questions can 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 exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. J P5,C,czw Xt1 C3 c -ham. c.�h f �� ( t av1 6e-+V;C"n v ty res(cA-A"Ac-t 64,,J YV•ieAh6or iS ilc- nor cc..n b-p—<-G-tne- �a+y;rc� b. Explain why the variance request is necessary for the preservation and enjoyment c� of a U substantial property right and what unreasonable property loss or unnecessary hardship might result form the denial of the application. ") (,� 5 (j-� E3'vl i'- Cj Y� t v l Ylct -�G� yv'l i � Y1 t�'LC' � L�.'C" � �✓�I � -1 �- � d, ; rc) c; r. ` 5 l VVVK vna e, x 4e," m �� ex ,. S i- tn� �� r e,5 i cam.- In C-17— 0 ✓+ � � � c cc (� 4? 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. c:� iv.v-..c� C ��.i-t c -X 4 � i��ti. Se- 0 p1.e,t c� � 1.,1 r`� I��►��. S -F' �� :�-�-eG�. r e,u � n 5 i �-�- 1N l%vo+ � t ,. tirG l 1n ru Y' d. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? --kkC CA-CUGI-kk-�TYN J�c C4 c�� 5+ter ti b e1 -� s k bah e-k- -(=►� C,, v Handouts\Variance Application.2007 1L� c. L GYM S C� c c;.� I CA 1 ... I L et(" l on � \ ,_ _ C /ham C2 e S. —r� - ., Project Comments Date: February 21, 2008 To: d City Engineer (650) 558- 7230 ❑ Chief Building Official (650) 558- 7260 ❑ City Arborist (650) 558- 7254 From: Planning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for Design Review, Special Permit and Variance for first and second story addition to existing single family dwelling at 1837 Hunt Drive, zoned R-1, APN: 025-320-040 Staff Review: February 25, 2008 1. Storm drainage shall be designed to drain towards the street frontage or to the City storm drain system. 2. The project shall, at its own cost, design and construct frontage public improvements including curb, gutter, sidewalk, driveway and other necessary appurtenant work. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 2/28/2008 Project Comments Date: November 7, 2008 To: ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Pianning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for Design Review, HACP, and Side Setback Variance at 1837 Hunt Drive, zoned R-1, APN: 025-320-040 Staff Review: November 7, 2008 1) On the plans specify that this project will comply with the 2007 California Building Codes (CBC). 2) Provide fully dimensioned plans. 3) Provide existing and proposed elevations. 4) This project will be considered a New Building because, according to the City of Burlingame Municipal code, "when additions, alterations or repairs within any twelve-month period exceed fifty percent of the current replacement value of an existing building or structure, as determined by the building official, such building or structure shall be made in its entirety to conform with the requirements for new buildings or structures." This building must comply with the 2007 California Building Code for new structures. 5; Due to the extensive nature of this construction project the Certificate of Occupancy will be rescinded once construction begins. A new Certificate of Occupancy will be issued after the project has been finaled. No occupancy of the building is to occur until a new Certificate of Occupancy has been issued. 6) Show the distances from all exterior walls to property lines or to assumed property lines 7) Provide a complete demolition plan that indicates the existing walls, walls to be demolished, new walls, and a legend. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 8) Comply with the 2005 California Energy Efficiency Standards for low-rise residential / non-residential buildings. Go to http://www.energy.ca.gov/title24 for publications and details. 9) Rooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Specify the size and location of all required egress windows on the elevation drawings. Note: The area labeled "Office" is a room that can be used for sleeping purposes and, as such, must comply with this requirement. 10)Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable floor area. Consult the Planning Department for details if your project entails landings more than 30" in height. 11)Provide handrails at all stairs where there are four or more risers. 12)Provide lighting at all exterior landings. 13)The fireplace chimney must terminate at least two feet higher than any portion of the building within ten feet. Sec. 2113.9 Reviewed by. i Date: Project Comments Date: February 21, 2008 To: ❑ City Engineer (650) 558-7230 Ef Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for Design Review, Special Permit and Variance for first and second story addition to existing single family dwelling at 1837 Hunt Drive, zoned R-1, APN: 025-320-040 Staff Review: February 25, 2008 Reviewed y: -_ _ ...._- i Date: Project Comments Date: February 21, 2008 To: ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff ❑ Recycling Specialist / (650) 558-7271 U" Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for Design Review, Special Permit and Variance for first and second story addition to existing single family dwelling at 1837 Hunt Drive, zoned R-1, APN: 025-320-040 Staff Review: February 25, 2008 Provide a residential fire sprinkler throughout the residence. 1. Provide a minimum 1 inch water meter. 2. Provide backflow prevention device/double check valve assembly - Schematic of water lateral line after meter shall be shown on Building Plans prior to approval indicating location of the device after the split between domestic and fire protection lines. 3. Drawings submitted to Building Department for review and approval shall clearly indicate Fire Sprinklers shall be installed and shop drawings shall be approved by the Fire Department prior to installation. Reviewed by: ��- Date: �_ , o Project Comments Date: February 21, 2008 To: 0 City Engineer 0 Recycling Specialist (650) 558-7230 (650) 558-7271 0 Chief Building Official 0 Fire Marshal (650) 558-7260 (650) 558-7600 0 City Arborist ✓ NPDES Coordinator (650) 558-7254 (650) 342-3727 4 City Attorney From: Planning Staff Subject: Request for Design Review, Special Permit and Variance for first and second story addition to existing single family dwelling at 1837 Hunt Drive, zoned R-1, APN: 025-320-040 Staff Review: February 25, 2008 1) Any construction project in the City, regardless of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution including but not limited to ensuring that all contractors implement construction Best Management Practices (BMPs) and erosion and sediment control measures during ALL phases of the construction project (including demolition). Include appropriate stormwater BMPs as Project Notes. 2) The public right of way/easement shall not be used as a construction staging and/or storage area and shall be free of construction debris at all times. 3) Implement Erosion and Sedimentation Controls as necessary. a. Install and maintain all temporary ^erosion and sediment controls continuously until permanent erosion control have been established; b. Address method(s) for diverting on -site runoff around exposed areas and diverting off -site runoff arount the site; c. Address methods for preventing erosion and trapping sediment on -site. 4) Provide notes, specifications, or attachments describing the following: a. Construction, operation and maintenance of erosion and sediment control measures, including inspection frequency; b. Methods and schedule for grading, excavation, filling, clearing of vegetation, and storage and disposal of excavated or cleared material. Brochures and literatures on stormwater pollution prevention and BMPs are available for your review at the Community Development and Engineering departments. Distribute to all project proponents. For additional assistance, contact Eva J. at 650/342-3727. Reviewed by:E�f Date: 02/28/2008 4 CITY OF BURLINGAME COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD ; : BURLINGAME, CA 94010 PH: (650) 558-7250 e FAX: (650) www.burlingame.orgd:. Site: 1837 HUNT DRIVE The City of Burlingame Planning Commission announces the following public hearing on MONDAY, NOVEMBER 24, 2008 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Design Review, Hillside Area Construction Permit and Side Setback Variance for a first and second story addition to a single family dwelling at 1837 HUNT DRIVE zoned R-l. APN 025-320-040 Mailed: November 14, 2008 (Please refer to other side) 0i6-�116.504325 00 270- Niaii=- -r,,-m 940 1,0 US POSTAGE 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 Community Development Department at 501 Primrose Road, Burlingame, e, 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) �t ' ml ry9y R - ytG y yV.a- q .l,y 1 ' .0 ✓e '.. � � )+ra �> w §will � S;: .. q. 1 Vnl, Ks" pr ., �' �e�1 k jam A'1., � , ,• ; .`� r . ir!' t - ' �`> �*�% � X'` i ra `-:� � y` ; $, � r.. p YB ..°' eon's 072 h �� t� 1 2°4� Wos t , c J � _ r y , _ R UsID FZ t �r �z° z ' 9 00 car T l . a"s y t IA ~ ATG k _ A iaN 1 tit .a �� " , y �"+✓�f w,. c _ r �+� `' M.�,� +n. � p._-� rt ._�„' ' �5 �� 7P 9 y 303] x,--rye r r � , r 1837 Hunt - r Drive'. 3 A .. T l,•.4S' .vv •.-_. yr_ _. ,.-.., l\ _ R'.y ".1 - -