Loading...
HomeMy WebLinkAbout1837 Hunt Drive - Staff Report (6)Address: 1837 Hunt Drive City of Burlingame Design Review, Hillside Area Construction Permit, Special Permit and Side Setback Variance Item No. Design Review Study Meeting Date: April 28, 2008 Request: Application for Design Review, Hillside Area Construction Permit, Special Permit for Declining Height Envelope, and Side Setback Variance for a first and second story addition to an existing single family dwelling. Applicant and Designer: Basilia Macias, Spatial Art Inc. Property Owner: Chris Dunning General Plan: Low Density Residential APN: 025-320-040 Lot Area: 13,453 SF Zoning: R-1 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 754 SF to the rear of the first floor (including covered porch area), and add a new 1,023 SF second floor. With the proposed first and second story additions, the floor area will increase to, 4,293 SF (0.32 FAR) where the Zoning Code allows a maximum of 5,495 SF (0.40 FAR). The proposed project is 1,202 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 22') 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 and second stories will have a left side setback of 6-8" where 7'-0" is required. Therefore, a Left Side Setback Variance is required. Additionally, the addition will encroach 30 SF into the Declining Height Envelope along the left side, requiring a Special Permit. 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); ■ Special Permit for encroachment into the Declining Height Envelope along the left side (0'-10" x 33'-7" _ 2n Cam) of +hc oo and story [C.C. 25.28.035, cN; and ■ Variance for a Left Side Setback of 6'-8" where 7'-0" is required (CS 25.28.072, c, 1). 1837 Hunt Drive 1 r%# Aran- 11 dc;'A qF Plans date stamped: April 9, 2008 EXISTING PROPOSED TO ADDN ALLOWED/REQUIRED SETBACKS l — �_...-------....... --........ _..................... .............. _....... _..... _�_.—..._------... -- — - Front (1st fir): 23'-0" (to garage)' (no change) 15'-0" (2nd fir): n/a 55'-0" (to MB deck) Side (left, 1st fir): 6'-8" (to LR) 6' 8" (t0- 66� 7'-0" (left, 2nd fir): n/a 6' 8 (to MB) z T-0" (right, 1st flr): 15'-6" (to garage) 15'-6" (to bath 3) 7'-0" (right, 2nd fir): n/a 35'-6" (to stair) ...--- — ----- 7'-0" __...—._.__...—.—..--- Rear (1st fir): 99'-0" (to BR3) 88'-0" (to right rear bath) 15'41 (2nd fir): n/a 85'-0" (to MB deck) 20'41 Design Review, Hillside Area Construction Permit, Special Permit and Setback Variance 1837 Hunt Drive EXISTING PROPOSED TO ADDN ALLOWED/REQUIRED Lot Coverage: ( 2,637 SF 3,431 SF 5,381 SF 20% 26% 40% Floor Area Ratio: 2,517 SF 4,293 SF 5,495 SF 0.19 FAR 0.32 FAR 0.40 FAR 3 # of bedrooms: 4 5 --- Parking: 2 covered 2 covered (20'-0" W x 22'-0" L) (no change) (20' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') Building Height: 20'-5" 30'-0" 30'-0" DH Envelope: complies 77 30 SF A �`�' CS 25.28.075 1 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'-8" 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) a The proposed project encroaches 30 SF into the DHE on the left side of the structure (0'-10" x 33'-7" = 30 SF) Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer and NPDES Coordinator. Lisa Whitman Zoning Technician C. Bacilia Macias c/o Spatial Art Inc. 121 Scotts Chute Court El Sobrante, CA 94803 Attachments: Application to the Planning Commission Special Permit Form Variance Application Form Staff Comments Photos of Adjacent Properties Notice of Public Hearing — Mailed April 18, 2008 Aerial Photo -2- COMMUNITY DEVELOPMENT DEPARTMENT - 501 PRIMROSE ROAD - BURLINGAME, CA 94010 p: 650.558.7250 - f: 650.696.3790 - www.burlingame.org J� APPLICATION TO THE PLANNING COMMISSION )Typ of application: / Design Review [9 Variance C566)❑ Other: ❑ Conditional Use Permit � Special Permit(,,,, ermit (Dtl � ❑ Parcel Number: OZy — 3.Zo — ©1 PROJECT ADDRESS: 18 3 7 V t�-T- D R-1 V E APPLICANT project contact person U OK to send electronic copies of documents ❑ Name Address: City/State/Zip: Phone (w): (Home): (Fax): (E-mail): ARCHITECT DESIGN project contact person OK to send electronic copies of documents Name: r�, c, Gill cti M ct cal -t S r+ i rvL Address: i _�Z t S, c > 1-,S GIt i,1+e Cat- . City/State/Zip: Phone (w): (Home) PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents ❑ Name: G2�1 V I S D n ei Address: E 0 Ht""'� bgt_)E City/State/Zip: q ` 0 (a Phone (w): (/— 5_0 -- �2 / q — i0 7 7 (Home): (Fax): _ (E-mail): E5';L sob,—c��' to _223 - S 3v�D k. ; i (Fax): l Z3 — S I C)C-- Please mark one box With 0 to indicate the contact person for this project. t (E-mail): Mu C:iNi/ PROJECT DESCRIPTION: fzd Z�-r f_-S�Wlei7S i OYl Eq, n e--L-0 AFFADAVIT/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: `"�Date: a 1' I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planlning Commission. Property owner's signature: Date: r ! ) (i a)i Date submitted: _.. _ ....., -. S:\Handouts\PC'Apj�lir tioR20D7,aiandout City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org �CITY a a� BVJRL JJ91 ME k Ot�IN� s P CIAI�kP �' EE P AT1ON The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.50). 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. 2 on I. Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood. 71v-, ►Wu c`k bcr- - -Q -i� 4L k,., s ci. Aw o "1►tiv�,c�l,% c%�v � 'l `hvt �li� �7'� rSE G� vAe C� i i i, 4A k 1i�. 4 OY �'U Gi r t°a'*� �,t l S� ►'Vu���-E ��w �z .� s.�-��n41 S�v w� �;�. �-►.�. �� a-7 :�rw. �(�.��1 I�t�t. r, (� .�Y-u-v�. -Ivy ('►'t1�'1'�" kr' . cs� i T% 4 �t h to cq- C" V re- c)L� [Jl k%e- o Kr SC, v-e-z- -Oe-vt 2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood r� r- i� cov ►) 6d S G M 0�4-t +Vke- 5 k VIA C ,� cam `, c �� �L �'Le-t,1% Y�d-� X �i ✓ !) tit i (,: Q k e— ct �► l S Tr�-w� V ko,+ 'I s e-e,►A V-1A -il -e- 4-C-5",-vises, ► v►� 5 i c r2 �� l v�e 3. How will the proposed project be consistent with the residential desi n uideZines P P P J g g adopted by the city (C.S. 25.57)? V\t l c�. LV e �rV_e C�_ L1O- V' Ck -to 04A y t 1 41-4 Va-'Z SA,0 v^� "Ywk `n'�1 t� ,. 0 G �,�k,,r }-� 6' •wv; w1 °��-� lam, O.y-e cu, V� - ��; y, 1 ; � S i�v � h O L't Se. Uv7 vv%t'r, cyl o L Lr S ,`Ol.z.. 04 4. Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the cty's reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. No Q,)i ,`S`� c �j i►^�S vi SPECPERM.FRM COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burl!ngame.org 20031 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. 5 , uZ `- O �� S 1 �>r �\, St' �ti^ _ �Ctu1SC C Cam✓►f i ctii,t�� I Ei�l J U il,-,e C& dd . LOf S df e r oL - t o lli be-+ V-ek11\ ✓�1 y 1^e s� c�s� e�e iti� '1fLtt eA b. Explain why the variance request is necessary for the preservation and enjoyment of a cL �a� trcl substantial ,.property right and what unreasonable property loss or unnecessary hardship might result form the denial of the application. A,v►.. ( - ,roFe-r4-) 15 3 vv�� ► c7 \(A,A k- n ww� e� x 4e,,vi i o . m ex 1`5+ r e.5 i Cko... h C— 3 ►`� `n �' i.� C cc (� . -1-0 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. IA ;'.� C cvY,1 � �`ib`� c�, i S i�� th ill, � C t�.:-i-�. cn .`,'.j,.1� rv, ar5 C-tcyn IeLc uti VVD Ue- CA, 1/\cL U V 1 ` 5 i,t c,,-C ©4t�, yv► b� o- C J yn e--i CA h �J cars . 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? . n --0 1in VV CLss C:4 Handouts\Variance Application.2007 ►',1'l � � � G�� J V � Y►�%- Yd1%`A d -rl„ A.,n w VkcL-� T /1✓1%1 ? +�9P©S l n � 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 tE50) 558-7230 for additional information. Reviewed by: V V Date: 2/28/2008 Project Comments Date: February 21, 2008 To: ❑ City Engineer (650) 558-7230 X 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) 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 14)NOTE: A written response to the items noted here and plans that specifically address items 1 and 9 must be re -submitted before this project can move forwar7for Plannin Commission action. Reviewed b=- �� —Date:�oZ /w,�� Project Comments Date: February 21, 2008 To: ❑ City Engineer (650) 558-7230 Pf 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 27 Date: r 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 qa' 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: --::2�-� � Date: � 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 0 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: ES, Date: 02/28/2008 CITY OF BURLINGAME i COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD '.�. BURLINGAME, CA 94010 PH: (650) 558-7250 • FAX: (650) www.burlingame.org Site: 1837 HUNT DRIVE The City of Burlingame Planning Commission announces the following public hearing on MONDAY, APRIL 28, 2008 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: 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 at 1837 HUNT DRIVE zoned R-1. APN 025-320-040 Mailed: April 18, 2008 (Please refer to other side) &I -�325 � �10 U.�, 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, 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)' 2 R" 1 7.9 '77 o 1 q r a<: ^ : 1 t rl �\ ,r' ��`y �g� •ter 0�: �ah `;�,r. ,, � y � .�'. {•' E r % ` Kayo r i�•!o v,AF t f '� � . i t tse: d�c,;'..� \ ,('.'i'%f. .;+7r,� �J�,{j ,ads r •-,. �'. i By71i Y ' 'p ,•'¢d'♦ Vi 4 k P ti o f �� • Q� ;�`� C'p' *' 'fie �7' i < 'ZiaNA ti ! yid F . ��l ii •�������;� j3� � f < - � ' 1 � ^+ ,r,+ J 3- �a _-t t/�. /` _ 1• �'. � � ' r•, �j a �.j7 � rht,��ei ..ia�-�+ 7»+'.;r ., 5 � yin � AA P t, r TRoU N re i1 i �y r :06- 77 . P h t.. } / .x �6 ,:�' !" '` 1 �w°,c.'3 T r•. -�� i+. •�,... ATW14T a�#y Xm.'. !*3.+ r�0 _ � _ C ``Lt t„,ii,,�5 ;.:, 7. � � �r� { � 'IM. �,`,�•��, jot .. UWl 41 ALI1837 Hunt Drive n RR AC, lk Wh � '„ '' ;, •. .� `, ,� r ':�' gar 'e 4 � �5+k - ''s