HomeMy WebLinkAbout1510 Drake Avenue - Staff Report (2)Item No.
Design Review Study
PROJECT LOCATION
1510 Drake Avenue
City of Burlingame
Design Review, Special Permit and Variances
Address: 1510 Drake Avenue
Item No.
Design Review Study
Meeting Date: November 23, 2009
Request: Design Review, Special Permit for an attached garage and Variances for side setback and floor area
ratio for a lower floor, first and second story addition to an existing single family dwelling.
Applicant and Designer: Mark Robertson
Property Owner: Robert Bear
General Plan: Low Density Residential
APN: 026-032-090
Lot Area: 6,000
Zoning: R-1
Project Description: The existing single-story house with detached garage contains 2,070 SF (0.34 FAR) of
floor area and has three potential bedrooms. The applicant is proposing to demolish the existing detached
garage and to build a new attached garage, a first floor addition, a new 836.2 SF second story and to expand the
existing lower level utility room by 750.3 SF. With the proposed additions on the lower level, first floor and
second floor, there will be an increase in the floor area ratio from 2,070 SF (0.34 FAR) to 3,708.5 SF (0.62 FAR)
where 3,020 SF (0.50 FAR) is the maximum allowed (proposed FAR includes the 100 SF lower level utility area
exemption). Therefore, a Floor Area Ratio Variance is required because with the proposed addition, the floor
area exceeds the maximum allowed FAR by 688.5 SF.
With the proposed addition and renovation, the number of bedrooms will increase from three (3} to four (4). Two
parking spaces, one of which must be covered, are required on site. The applicant is proposing to demolish the
existing detach garage and to build a new one-car, attached garage (10' x 20', clear interior dimensions) which
meets the covered parking requirement. One uncovered space is provided in the driveway. All other Zoning
Code requirements have also been met. The applicant is requesting the following applications:
■ Design Review for a first and second story addition (CS 25.57.010 a, 1);
■ Special Permit for an attached garage (CS 25.28.035 a);
■ Variance for side setback to proposed attached garage along the right side property line (2'-6" proposed,
where 4'-0" is the minimum requirement) (CS 25.28.072 c); and
■ Variance for floor area ratio for a lower level, first and second story addition (3,708.5 SF, 0.62 FAR
proposed; where 3,020 SF, 0.50 FAR is the maximum allowed) (CS 25.28.070, a).
1510 Drake Avenue
Lot Area: 6,000 SF Plans date stam ed: Novemeer �;s, �uuy
EXISTING PROPOSED ALLOWED/REQUIRED
SETBACKS :
Front (1st flr): ; 18'-2" (to porch) no change 15'-0"
(2nd flr): none 51'-5" 20'-0"
_ ..............._.__........._.__.........._...............__........._............_........._:..._.__..._..__........_......................_._......__..._.................__.........._...._............._,...:_.__.._...-----...__....._..__......----..............--------._..._....._,....._............__..._._.._..__.........._......._.__.._..._.._....._...._..........._......._........
;
Side (left): ; 6'-6" (to bay) i 6'-6" (to new bay) 4'-0"
(right): ; 11'-0° (to bay) 2'-6" (to garage)' ; 4'-0"
;
Rear (1st flr): ; 32'-3" (to deck) 28'-7" 15'-0"
(2nd f/r): '; none 34'-1" 20'-0"
__.......... 9
��t Govera e: ; 2,228.35 SF 2,183.2 SF 2,400 SF
37% 36% 40%
Design Review, Special Permit and Variances 1590 Drake Avenue
EXISTING PROPOSED � ALLOWED/REQUIRED
FAR: ; 2,069.85 SF 3,708.5 SF 3,020 SF
0.34 FAR 0.62 FAR Z 0.50 FAR 3
# of bedrooms: 3 4 ---
_ ..._.... .........................._............_.............._.__....._...._........._._.................................................................................._......._:...._..........._...._....................._._............._.................._._.........................._._..._._...,._.........................................._.._.....__._...__....___........................._._.........._.......__....
,
Parking: 1 covered 1 covered 1 covered
(10' x 20') (10' x 20') (10' x 20')
1 uncovered 1 uncovered 1 uncovered
(9' x 20') (9' x 20') (9' x 20')
Height: ' 21'-6" 29'-9" 30'-0"
: ..............................................................._.........................._................_....._................._:........----.._.......__....._......................._........._......_..........._........_....._...._............�....................._.................._...._.._._...._._.._..........................._...__.._......................._....
DH Envelope: ; complies dormer exemption — CS 25.28.075
right side
' Variance for side setback to proposed attached garage along the right side property line (2'-6" proposed, where 4'-0" is the
minimum requirement) (CS 25.28.072 c).
2 Variance for floor area ratio for a lower level, first and second story addition (3,708.5 SF, 0.62 FAR proposed; where 3,020
SF, 0.50 FAR is the maximum aliowed) (CS 25.28.070, a).
3 (0.32 x 6,000 SF) + 1100 SF = 3,020 SF (0.50 FAR)
Staff Comments: Staff would note that the proposed lower level utility area (918.3 SF) is included in the FAR
calculation, but receives the 100 SF lower floor exemption, because it has a ceiling height greater than 6'-0" (CS
25.08.265). However, because the ceiling height of this space is less than 7'-6", the Bui►ding Division does not
consider this area to be "Habitable Space" (as defined by the California Building Code) and therefore, the
property owners can not use this space for any use other than utility area or storage.
See attached memos from the City Engineer, Chief Building Official, City Arborist, Fire Marshal and NPDES
Coordinator.
Erica Strohmeier
Associate Planner
c. Mark Robertson, 918 E. Grant Place, San Mateo, CA 94402, applicant and designer.
Attachments:'
Application to the Planning Commission
Special Permit form
Variance forms
Photographs of streetscape, date stamped October 9, 2009
Staff Comments
Notice of Pubiic Hearing — Mailed November 13, 2009
Aerial Photo
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COMMUNITY DEVELOPMENT DEPARTMENT' 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLIC�T'I�N TO THE PLAI�NING COil�11nISSION
iype of application:
� Design Review � Variance ❑ Parcei #: ���' '�' ��� " ��'`%(r�
� Conditional Use Permit � Special Permit ❑ Other:
PROJECT ADDRESS: _ l
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��nficanYs signature: d "" :� ��'��'��'��'`—�� Date: ������ ,
i am aware of the p� apcsed ap;�licatien and herAhJy �!�thorize the abc�ve applicant io submit 'this appfication to the Planning
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City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • wv,�w.burlinqame.orq
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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.
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CITY OF BURLINGAME
VARIANCEAPPLICATION
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The Planning Commission is required by law to make findings as defined by the City's Ordinance
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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 fo
your property which do not apply to other properties in this area.
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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.
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Describe the excepfional or extraordinary circumstances or conditions applicable to
your property which do not apply to other properties in this area.
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COMMUNITY DEVELdPMENT DEPARTMENT • 5O1 PRIMROSE ROAD • BURLINGAME, CA 9401 O
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
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Project Comments
Date:
To:
From:
October 14, 2009
[� City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review, Special Permit for attached garage and
Variance for side setback for a lower floor, first and second story
addition at 1510 Drake Avenue, zoned R-1, APN: 026-032-090
Staff Review: October 19, 2009
1. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system. In addition, the proposed basement may require
drainage to be connected to the nearest storm drain catch basin. Contact
Doug Bell at (650) 558-7230 for more information for basement drainage
requirements.
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: 11/12/2009
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Project Comments
Date
To:
From:
Revised plans submitted November 13, 2009
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review and Variances for side setback and floor
area ratio for a lower floor, first and second story addition at 1510
Drake Avenue, zoned R-1, APN: 026-032-090
Staff Review: N/A
All conditions as stated in the Conditions of Approval dated 10-14-09 apply to this
project.
PLEASE NOTE !
In addition, include the following on your plans when you submit a building permit
application: 1. Grading plans including section details and calculations for cut and
fill (Contact the Engineering Division for more details)
2. Complete shoring plans including structural calculations
3. Complete plans for waterproofing the basement
4. Complete drainage plans
3. A valid permit from Cal OSHA for the excavation
Reviewed b • � Date: '� / � j� �
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� Project Comments
Date:
To:
From:
October 14, 2009
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review, Special Permit for attached garage and
Variance for side setback for a lower floor, first and second story
addition at 1510 Drake Avenue, zoned R-1, APN: 026-032-090
Staff Review: October 19, 2009
1) On the plans specify that this project will comply with the 2007 California Buiiding
Codes (CBC).
2) Per the City of Burlingame's adopted Resolution, applications received after
January 1, 2009 must complete a"GreenPoint Rated Checklist". The GreenPoint
Rated Checklist, and other information regarding the City's Green Buiiding
requirements, can be found on the City website at the foliowing URL:
http://www.burlir.qame.org/Index.aspx?paqe=1219 or Contact Joe McCluskey at
650-558-7273.
3) Anyone who is doing business in the City must have a current City of Burlingame
business license.
4) All work shall be conducted within the limits of the City's Noise Ordinance.
*** Owner to acknowledge this condition. (Initial here!)
5) Provide fully dimensioned plans.
6) Provide existing and proposed elevations.
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. Note: All projects
for which a building permii application is received on or afier January 1, 2010
must comply with the 2008 California Energy Efficiency Standards. Go to
http:/lwww.enerqy.ca.qov/title24 for publications and details.
9) Show the distances from all exterior walls ta property lines or to assumed
property iines
10)Show the dimensions to adjacent structures.
�n the pians specify that the roof eaves wili not project within two feet of the
property line.
��Provide details on the plans which show that all roof projections which project
beyond the point where fire-resistive construction would be required wili be
constructed of one-hour fire-resistance-rated construction per CBC 704.2.
/`�3�ndicate on the plans that exterior bearing walls less than five feet from the
v roperty line will be built of one-hour fire-rated construction. (Tabie 602)
��he structure, from the new foundation, to and through the new second floor roof,
must comply with the 2007 California Building Code, structural provisions. '�**
�chitect to acknowledge this condition. (Initial here!)
ooms 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 eqress windows on the elevation drawinqs. Note: The area labeled "-
Rumpus Room" is a room that can be used for sleeping purposes and, as such,
must comply with this requirement.
16)Provide guardrails at all landings. NOTE: All landings more than 30" in height at
any point are considered in calculating the aliowable lot coverage. Consult the
Pianning Department for details if your project entails landings more than 30" in
height.
17)Provide handraiis at ail stairs where there are four or more risers.
18)Provide lighting at all exterior landings.
19)The fireplace chimney must terminate at least two feet higher than any portion of
the building within ten feet. Sec. 2113.9
NOTE: A written response to the items noted here and plans that specifically
address items 11, 12, 13, 14, and 15 must be re-submitted before this project
can move forward for Planning Commission action.
Reviewed by: - Date:
Project Comments
Date:
To:
From:
October 14, 2009
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
X City Arborist ��
r
(650) 558-7254 �
� Recycling Specialist
(650) 558- 72 73
� Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review, Special Permit for attached garage and
Variance for side setback for a lower floor, first and second story
addition at 1510 Drake Avenue, zoned R-1, APN: 026-032-090
Staff Review: October 19, 2009
1. Landscape looks good. Plenty of trees are included in plan and
exceed reforestation plan. 2 new birch trees, 4 Aristocrat pear,
and 1 dogwood added to landscape plan.
2. Under "Tree Protection Notes" #5 eliminate ....'except as
authorized by owner.' All landscape trees to remain need tree
protection during construction.
3. Any tree over 48" in circumference 54" in from base of tree will
require a protected tree permit from Parks Division at 650-558-
7330.
Bob Disco
o�t. 2�. 2009
Project Comments
Datee
To:
From:
October 14, 2009
0 City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
o City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7273
�'I-ire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review, Special Permit for attached garage and
Variance for side setback for a lower floor, first and second story
addition at 1510 Drake Avenue, zoned R-1, APN: 026-032-090
Staff Review: October 19, 2009
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.
Fteviewed �y: �� Datee `����
Project Comments
Date:
To:
From:
October 14, 2009
� City Engineer
(650) 558-7230
0 Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7273
� Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review, Special Permit for attached garage and
Variance for side setback for a lower floor, first and second story
addition at 1510 Drake Avenue, zoned R-1, APN: 026-032-090
Staff Review: October 19, 2009
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement Best
Management Practices during construction.
Please include a list of construction stormwater pollution prevention best
management practices (BMPs), as project notes, when submitting plans for a
building permit. Please see attached brochure for guidance. The attached brochure
may also be downloaded directly from flowstobay.org. It is recommended that
construction BMP's be placed on a separate full size plan sheet (2' x 3') for
readability.
For additional assistance, contact Kiley Kinnon, Stormwater Coordinator, at (650)
342-3727.
�,��,� ��
Reviewed by: ��
Date: �� �� �
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Starmwater Pollution Prevention Prograni
Pollution Prevention — It's Part of the P1an
It is your responsibility to do the job right!
Runotf from stnets and other paved areas is a major source of pollutiun in local creeks, Sau Fraucisco Bay azid tha Pacific Ocean.
, Construction activities can directty atiect the health of our waters unless conhactors and crews plan aheadto keep dirt, debris, and other
construcrion waste away from storm drains and creeks. Fol lowing these guidelines will ensure your compliance with local stormwater
ordinance requirements. Remember, ongoing monitoring aud maintenance of installed controls is crucial to proper unplementa6on.
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, CITY OF BURLINGAME
� COMMUNITY DEVELOPMENT DEPARTMENT
BURLfNGAME 501 PRIMROSE ROAD �:.m'° ��'�
BURLINGAME, CA 94010 � ����
� �` �.'�- �;
. PH: (650) 558-7250 � FAX: (650) 6��' ���
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www.burlingame.org -� -m
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Site: 1510 DRAKE AVEPdUE
The City of Burlingame Planning Commission annaunces fhe
following pub►ic hearing on Monday, November 23,
2009 at 7:00 P.M. in the City Hall Council Chambers, 501
Primrose Road, Burlingame, CA:
Application for Dezign Review, Special Permit for attached
garage and Variances for Side Setback and Floor Area
Rntio for a first and second story addition to a singie
family dwelling at 1510 DRAKE AVENUE zoned R-1.
026-032-090
Mniled: November 13, 2009
(Please refer to other sideJ
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C�t� of �urlingame
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 caurk, you may be limited to
r2l8ll?f�' U^� j! thc�e �SSu�� yCU GI" S^vC71�01 ic^ 2IS@ ralScu at ii iE .j'iUi"3�ii, IiBaiii iy,
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 abcut tris notice:
For a�aitiar�ai informafiion, piease caif; (650} 558-72��. T�ar�k you.
1Nilliam Meeker
Community Development Director
.:' ; ���&�i� HE��1 � g����
(Please refer to other side)