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HomeMy WebLinkAbout1517 Drake Avenue - Staff Report (2)Item No. 9b Design Review Study PROJECT LOCATION 1517 Drake Avenue ro City of Burlingame Design Review and Special Permit Address: 1517 Drake Avenue Item No. 9b Design Review Study Meeting Date: April 24, 2017 Request: Application for Design Review and Special Permit for building height for a first and second story addition to an existing single family dwelling. Applicant and Designer: Robert Wehmeyer, Wehmeyer Design Property Owner: Joseph Covalesky General Plan: Low Density Residential APN: 026-033-070 Lot Area: 6,000 SF Zoning: R-1 Project Description: The existing two-story house with a detached two -car garage contains 2,558 SF (0.43 FAR) of floor area and has three bedrooms. The applicant is proposing to replace the existing uncovered front porch with a new covered porch and to replace the existing second floor with a new second floor. The total proposed floor area is 3,185 SF (0.53 FAR), where 3,420 SF (0.57 FAR) is the maximum allowed (including covered porch exemptions). This proposed project is 235 SF under the maximum allowed FAR and within 6% of the maximum allowable FAR. The applicant is requesting a Special Permit for building height. The existing house measures 26'-9" above average top of curb and the proposed height is 32'-6", where a Special Permit is required for a height between 30 and 36 feet. The proposed height to the highest roof ridge is 2'-6" above the maximum allowed building height of 30'-0". The proposed project includes increasing the number of bedrooms from three to five (the family room on the first floor qualifies as a bedroom since it is enclosed and measures at least 70 SF in area). A minimum of two covered and one uncovered parking spaces are required for a five -bedroom house. The existing two -car detached garage will not be altered, which provides two covered parking spaces (19'-1" wide x 22'-11" deep clear interior dimensions). One uncovered parking space is provided in the driveway leading to the garage. All other Zoning Code requirements have been met. The applicant is requesting the following applications: ■ Design Review for a first and second story addition (C.S. 25.57.010 (a) (2)); and • Special Permit for building height between thirty (30) and thirty-six (36) feet (32'-6" proposed) (C.S. 25.26.060 (a) (1)). This space intentionally left blank. 41 Design Review and Special Permit 1517 Drake Avenue 1517 Drake Avenue Lot Area: b,000 51- Plans date stamped: April 4, 1U1 EXISTINGi PROPOSED i ALLOWED/REQ'D SETBACKS Front (1st fir): (2nd fir): Side (left): (right): Rear (1st fir): (2nd fir): Lot Coverage: FAR: # of bedrooms: 21'-1" to porch 25'-1'/2" to house 45'-4" 9'-6'/2" 3'-7'/4' ' 52'-4'/4' 52'-4%" 2188 SF 36.4% 2558 SF 0.43 FAR 3 Off -Street Parking: 2 covered (19'-1" wide x 22'-11" deep) 1 uncovered (9' x 20') Building Height: 26'-9" DH Envelope: complies 21'-2'/Z' to porch 26-1'/Z' to house 31'-7'/z" 10'-6'/z" to 2"d floor 5'-7%4" no change 52'-4%" 2189 SF 36.4% 3185 SF 0.53 FAR 5 no change 32'-6" complies 21'-l" (block average) 21'-l" (block average) 4'-0" 4'-0" 15'-0" 20'-0" 2400 SF 40% 3420 SF 2 0.57 FAR 2 covered (18' x 18' for existing) 1 uncovered (9' x 20') ... .......................................................................................................................................... Special Permit requested 3 CS 25.26.075 ' Existing, nonconforming left side setback. 2 (0.32 x 6000 SF) + 1100 SF + 400 SF = 3420 SF (0.57 FAR) 3 Special Permit for building height between 30 and 36 feet (32'-6" proposed) (CS 25.26.060(a)(1)). Staff Comments: See attached memos from the Building, Parks, Engineering, Fire, and Stormwater Divisions. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Design Review and Special Permit 1517 Drake Avenue Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.51.020 a-d): (a) 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; (b) 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; (c) the proposed project is consistent with the residential design guidelines adopted by the city; and (d) removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is appropriate. Ruben Hurin Senior Planner c. Robert Wehmeyer, applicant and designer Attachments: Application to the Planning Commission Special Permit Application Staff Comments Notice of Public Hearing — Mailed April 14, 2017 Aerial Photo 43 It BURLINGAME: 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 Type of application: r_x_1 Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit PROJECT ADDRESS: L �1 _7 bV­kW, MF-- APPLICANT Name: Robert Wehmeyer Address: 1204 Burlingame Ave Suite No 7 City/State/Zip: Burlingame, CA 94010 Phone: (650) 340-1055 E-mail: rob(@rcwehmeyer.com ARCHITECT/DESIGNER Name: Robert Wehmeyer/ Wehmeyer Design Address: 1204 Burlingame Ave Suite No 7 City/State/Zip: Burlingame, CA 94010 Phone: (650) 340-1055 E-mail: rob(a-)rcwehmeyer.com Burlingame Business License #: 29217 ❑ Parcel #: 0 Zw " ©�— 07 b ❑ Zoning / Other: PROPERTY OWNER Name: cn--- Co` PAr_ y Address: City/State/Zip: CA- -:1H OLD Phone: E-mail: cvla tf 'I�U SiAhm • c pll� R E C NV1ED ,_11 - 19 2"I1l CITY OF BURLINGAM 7 CDD-PLANNING D!V Authorization to Reproduce Proiect Plans: I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this application on the City's website as part offt Planning approval process and waive any claims against the City arising out of or related to such action. (Initials of Architect/Designer) PROJECT DESCRIPTION: k N7Ef t OZ V eeM0Pr�� _ f4V�D A DD I trVAj 1—O sr F-1,00'2 LSD SC--C 0"1 D AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and bell Applicant's signature: �Date:=Ea�a(�-i I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. --0F 11, i Property owner's signature: m Date: %t3RLSf+�--4 I, '-lot 7 Date submitted: h / S: � HA NDO UTS� PC Application. doc City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlinQame.org CITY OF BURLINGAME SPECIAL PERMIT APPLICATION EIVED - 4 2017 CITY OF BJnLINGAME CDD-PLANKING DIV. 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. 1. Explain wiry 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 This neighborhood has a wide range of residential structures however most are two-story homes. The existing residence has a second story addition that is only 3'-7 1/4" from the right property line across from the neighbors second story addition. However the proposed construction brings the addition into compliance with the city required DHE by increasing the side setback to T-10" and thus reducing the impact on the neighbor. The neighbor on the left side of the subject property has a split level home that presents a two-story wall to 1517 Drake at the rear of their home. We have proposed an elevation on this side with massing closest to the front of the home with lower roof line so the sections are staggered and minimize impact on the neighbors. 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 The homes in this neighborhood have a wide variety of architectural styles. The style of the existing front facade is an English Cottage with steeply pitched roofs, stucco exterior, window shutters and a round entry door. We have proposed a project that will retain the distinct style characteristics of the existing residence throughout the exterior while adding other details such as stone siding, an eyebrow ridge line, and gable detailing that are common to this style as well. The most important feature of the existing home is the steeply pitched entry roof which we have echoed in the proposed gable on the second floor. We have also changed the front porch entry that it is accessible from stairs facing the street which can be seen in many homes in this neighborhood. 3. How will the proposed project be consistent with the residential design guidelines adopted by the city (C.S. 25.57)? The proposed project is consistent with the residential design guidelines because it proposes a style that is consistent with the existing home and will not be in conflict with the traditional styles prevalent in the neighborhood . We have brought the second floor into compliance with the city's guidelines for the DHE and have manipulated the roof lines and massing of the second floor to reduce the impact on the neighbors. We did not significantly alter the existing footprint pattern of the home which has a detached garage and is common in the neighorhood. 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 city's reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. This project does not require the removal any trees and proposes the addition two new trees. SPECPERNITRM Project Comments - Planning Application Project Address: 1517 Drake Avenue, zoned R-1, APN: 026-033-070 Description: Request for Design Review for a first and second floor addition to an existing single-family dwelling. From: Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1) Specify on the plans whether the fireplace is a gas or solid wood -burning device. If the fireplace is a solid wood -burning device clearly state on the plans that the fireplace will meet all requirements as a U.S.EPA Phase II certified wood -burning device. 2) If the fireplace is a solid wood -burning device then specify on the plans that the fireplace chimney will terminate at least two feet higher than any portion of the building within ten feet or will be retrofit with a fireplace insert (not a log lighter.) 2016 CRC § 1003.9 or 2016 CBC 2113.9 The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 3) Provide two completed copies of the attached Mandatory Measures with the submittal of your plans for Building Code compliance plan check. In addition, replicate this completed document on the plans. Note: On the Checklist you must provide a reference that indicates the page of the plans on which each Measure can be found. 18.10.100 Appendix C, Figure C amended —Exit terminals of mechanical draft and direct -vent venting systems. The Figure in Appendix C of the 2016 California Residential Code is amended by adding the following note: Note: Where the property line is less than ten (10) feet from the exit terminal of any newly installed or replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must be increased to three inches (3") or, as an alternative, manufacturer -approved baffles must be installed. (Ord. 1856 § 7, (2010); Ord. 1889 § 8, (2013)) Reviewed By: Rick Caro III Date: April 5, 2017 650 558-7270 CITY O� o gr�ranr Project Address Description: From Project Comments - Planning Application 1517 Drake Avenue, zoned R-1, APN: 026-033-070 Request for Design Review for a first and second floor addition to an existing single-family dwelling. Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1) On the plans specify that this project will comply with the 2016 California Building Code, 2016 California Residential Code (where applicable), 2016 California Mechanical Code, 2016 California Electrical Code, and 2016 California Plumbing Code, including all amendments as adopted in Ordinance 1889. Note: If the Planning Commission has not approved the project prior to 5:00 p.m. on December 31, 2016 then this project must comply with the 2016 California Building Codes. 2) 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 2016 California Building Code for new structures. BMC 18.07.020 Note: Any revisions to the plans approved by the Building Division must be submitted to, and approved by, the Building Division prior to the implementation of any work not specifically shown on the plans. Significant delays can occur if changes made in the field, without City approval, necessitate further review by City departments or the Planning Commission. Inspections cannot be scheduled and will not be performed for work that is not shown on the Approved plans. 3) 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 final. No occupancy of the building is to occur until a new Certificate of Occupancy has been issued. NOTE: A condition of this project approval is that the Demolition Permit will not be issued and, and no work can begin (including the removal of any building components), until a Building Permit has been issued for the project. The property owner is responsible for assuring that no work is authorized or performed. 4) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 5) On the plans show that all openings in exterior walls, both protected and unprotected, will comply with 2016 CBC, Table 705.8. Provide a table or chart that specifies 1) the openings allowed and; 2) the size and percentage of the openings proposed. 6) Specify on the plans whether the fireplace is a gas or solid wood -burning device. If the fireplace is a solid wood -burning device clearly state on the plans that the fireplace will meet all requirements as a U.S.EPA Phase II certified wood -burning device. 7) If the fireplace is a solid wood -burning device then specify on the plans that the fireplace chimney will terminate at least two feet higher than any portion of the building within ten feet or will be retrofit with a fireplace insert (not a log lighter.) 2016 CRC § 1003.9 or 2016 CBC 2113.9 18.10.100 Appendix C, Figure C amended —Exit terminals of mechanical draft and direct -vent venting systems. The Figure in Appendix C of the 2016 California Residential Code is amended by adding the following note: Note: Where the property line is less than ten (10) feet from the exit terminal of any newly installed or replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must be increased to three inches (3") or, as an alternative, manufacturer -approved baffles must be installed. (Ord. 1856 § 7, (2010); Ord. 1889 § 8, (2013)) The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 8) Provide two completed copies of the attached Mandatory Measures with the submittal of your plans for Building Code compliance plan check. In addition, replicate this completed document on the plans. Note: On the Checklist you must provide a reference that indicates the page of the plans on which each Measure can be found. Reviewed By: Rick Caro III Date: February 13, 2017 650 558-7270 Project Comments - Planning Application Project Address: 1517 Drake Avenue, zoned R-1, APN: 026-033-070 Description: Request for Design Review for a first and second floor addition to an existing single-family dwelling. From: Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No comments The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Landscape to remain the same. 1- 24" landscape tree added to landscape plan Reviewed By: BD Date: 4.10.17 650.558.7333 bdisco@burlingame.org Project Comments — Planning Application Project Address: 1517 Drake Avenue, zoned R-1, APN: 026-033-070 Description: Request for Design Review for a first and second floor addition to an existing single-family dwelling. From: Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Rehabilitated landscape must comply with the Water Conservation in Landscape Ordinance (attached) Irrigation plan due for Building Permit. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. No Comment Reviewed By: BD Date: Z • 1-7- 17 650.558.7333 bdisco@burlingame.org Project Comments — Planning Application Project Address: 1517 Drake Avenue, zoned R-1, APN: 026-033-070 Description: Request for Design Review for a first and second floor addition to an existing single-family dwelling. From Christine Reed Fire Dept. Please address the following comments at this time; provide a written response and revised plans with your resubmittal: The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Note: Fire sprinkler requirements already addressed on plan. Reviewed By: Christine Reed Date: 2-14-17 650-558-7617 Project Comments - Planning Application Project Address: 1517 Drake Avenue, zoned R-1, APN: 026-033-070 Description: Request for Design Review for a first and second floor addition to an existing single-family dwelling. From: Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No comments at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Based on the scope of work, this is a "Type I" project that requires a Stormwater Construction Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start of any construction (on private property or in the public right-of-way). Reviewed By: Martin Quan Date: 2/17/17 650-558-7245 CITV O Amornr Project Address Description: From Project Comments - Planning Application 1517 Drake Avenue, zoned R-1, APN: 026-033-070 Request for Design Review for a first and second floor addition to an existing single-family dwelling. Carolyn Critz Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: Project does not create or replace >2,500 square feet of impervious surface nor have any architectural copper. Nothing further needed at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include a list of construction BMPs as project notes, preferably on a separate full size (2'x 3' or larger) plan sheet. A downloadable electronic file is available at: http://www.flowstobay.org/Construction under Construction BMP Brochures: Construction BMP Plan Sheet. For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance Manager, at (650) 342 3727, ext. 118, or carolyn.critz a.veolia.com Reviewed By: Carolyn Critz Date: February 22, 2017 (650) 342 3727, ext. 118 CITY OF BURLINGAME eurtL�NGAME COMMUNITY DEVELOPMENT DEPARTMENT 501 PRIMROSE ROAD BURLINGAME, CA 94010 PH: (650) 558-7250 0 FAX: (650) 696-3790 www.burlingame.org Site: 1517 DRAKE AVENUE The City of Burlingame Planning Commission announces the following public hearing on MONDAY, APRIL 24, 2017 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Design Review and Special Permit for building height for a first and second story addition to an existing single family dwelling at 1517 DRAKE AVENUE zoned R-1. APN 026-033-070 Mailed: April 14, 2017 (Please refer to other side) PUBLIC HEARING NOTICE City of Burlingame A copy of the application and plans for this project may be reviewed prior to the meeting at the 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) \ A j KIP IRK e! u t 4b i r< g . w _ � 114 t 6