HomeMy WebLinkAbout1521 Drake Avenue - Staff Report (2)City of Burlingame
Design Review and Special Permits
Address: 1521 Drake Avenue
Item # �
Action Item
Meeting Date: 3/29/04
Request: Design review and special permits for a new two-story single family dwelling and detached garage.
Applicants and Property Owners: Mark and Sheila Buran APN: 026-033-060
Architect: Randy Grange, TRG Architects Lot Area: 6000 SF
General Plan: Low Density Residential
Zoning: R-1
CEQA Status: Article 19. Categorically Exempt per Section: 15303, Class 3—(a) construction of a limited
number of new, small facilities or structures including (a) one single family residence or a second dwelling unit in
a residential zone. In urbanized axeas, up to three single-family residences maybe constructed or converted under
this exemption.
Project Summary with Revisions (March 12, 2004 plans): The applicant is proposing to demolish an existing
single-story house, detached garage and shed to build a new two-story single family dwelling and detached two-
car garage. The applicant is also proposing a 720 SF basement at the rear of the house. Because the finished
floor above the basement is less than two feet above existing grade, 700 SF of the basement axea is exempt from
the floor area calculation (CS 25.08.265, b, 2 and b, 3, E). A special permit is required for a basement with a
ceiling height greater than 6'-6" and for having a direct exit to the exterior of the structure that is anything other
than a light or window well (CS 25.28.035, f and g).
With the basement and covered porch exemptions, the proposed house and detached garage will have a total floor
area of 3,225 SF (0.54 FAR) where 3,420 SF (0.57 FAR) is the maximum allowed. The project includes a
detached two-car garage (434 SF, 20'-8"W x 21'-0"D) which provides two covered parking spaces for the
proposed four-bedroom house (the den on the first floor is considered a bedroom for parking calculation
purposes). All other zoning code requirements have been met. The applicant is requesting the following:
• Design review for a new two-story single family dwelling and detached two-car garage (CS 25.57.010);
• Special permit for a new basement with an interior ceiling height greater than 6'-6" (8'-0" proposed)
(CS 25.28.035, fl; and
• Special permit for a direct exit from a basement to the exterior of the structure that is anything other than
a light or window well (CS 25.28.035, g)
Table 1 on the following page contains the existing, previously proposed and current development data for the
proj ect.
Design Review and Special Permits
Table 1 —1521 Drake Avenue
1521 Drake Avenue
� EXISTINGI CURRENT � PREVIOUS j ALLOWED/REQ'D
� � PROPOSAL ' PROPOSAL
j 3/29/04 2/9/04 �
SETBACKS ! � I i
.................................__........_.._......._......................�......................................................................................._....._.__.
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�..� .......................�....__----.._.........._.............______._._; ................................._._................................................._..........,..................'.._....-��..._.............................._.__......_............... ..__ . .
Front (lst flr): 25'-4" i 23'-9" to bay � 21'-1" � 21-1 (block average)
(2nd flr): none � 26'-1" 21'-1" � 21'-1"
................................................................................... ...................................._.............................. .... ....................�........................._.........._.............................................._...................;......................... ... ...............................__...._..........................�........_.._.._.................................._........_..._..._...................................._ .........
Side (left): i 9'-6" ; 5'-0" i 4'-0" i 4'-0"
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3-10 12-2 12-2 4 0
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. _ __. _�_ _ _ _ ............. ---_. _ _ _ --- _.
. . _._....... _ ., ......................... .... .._ ; �.... ... ............... ................
Rear (lst flr): 56'-6" I 41'-10" � 41'-6" 15'-0"
(2nd flr): none i 40'-10" 41'-6" � 20'-0"
...._..._........_._ ............................_._.._........................._.... ..........................................................................................................�..._............................................�..............................._...._._..........:.
Lot Coverage: ; 1454 SF 2134 SF 2174 SF 2400 SF
� 24.2% 35.5% � 36.2% 40%
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_ .........................._..........................._..- ---._..................._..._.._................................._......................................................._...................................................._........................................._..._.._....__..............................._.....__.....................I........................................................_..._._............................................._.._.._...
FAR: � 1454 SF 1 3225 SF � 3339 SF j 3420 SF
' 0.24 FAR 0.54 FAR � 0.56 FAR 0.57 FARZ
..._..._.._ ..............................................._.................1......... _....._....................._..................---._...._._..__...................................._.........................................................................................i.....................................................................................................�..._....__._.....................-------..._..._........... . ....................._.__.......
# of bedrooms: not available , 4 � 4 i ---
: �
..................................... ................. ..... ........... ..._....._.....__.........................._............__. :
_ ...................................._.................................................__._....................................................................._........................_..........._......................;............................................................................._....._.....................................
Parking: � 2 covered 2 covered ' 2 covered i 1 covered
1 uncovered (20' x 20') (20' x 20') (10' x 20')
' 1 uncovered 1 uncovered 1 uncovered
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� �9� X 20�� ' �9� X Zo�) I (9� X Zo�>
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..............................._.....: ................................................_,..........,,.............................._......: _..........................._...._..........._.................................-----.......:....................................._.................................._..._...._...__ _ _........................
i........._ ........................_...---. . . ,
Height: 'I single-story , 29 -9 �... _............_............29'.-911..._ ............... 30'-0��
..........................._........._............................_......__..........1....................----..._.................................._.. �.........�._..._._._._...._............................_....._.�...._....................I i
DHEnvelope. l complies � complies � complies j CS 25.28.075
' Information on existing house was obtained from the San Mateo County Assessor's appraisal report and
from data shown on the plans.
z(0.32 x 6000 SF) + 1100 SF + 400 SF = 3420 SF (0.57 FAR)
Staff Comments: See attached. The City Arborist notes in his January 29, 2004, memo that the existing 36-inch
diameter plum tree, located in the easement behind this property, is a city-owned tree and will be removed due to
poor health and structure. A letter dated February 5, 2004, was submitted by Carol and Chuck Oushani (1527
Drake Avenue) expressing their concerns with the proj ect.
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Design Review and Special Permits
1521 Drake Avenue
February 9, 2004 Design Review Study Meeting: At the Planning Commission design review study meeting
on February 9, 2004, the Commission noted several concerns with the project (February 9, 2004 P.C. Minutes).
The applicant submitted revised plans, date stamped March 12, 2004 , to address the Commission's concerns
with the project. Below is a list of concerns noted by the Commission and a response addressing each concern.
1. Expectation is that if basements are allowed the house should be less massive, proposed house is excessive,
bedrooms are large, have hvo walk-in closets, this house could be trimmed down especially with a 700 SF
recreation room in the basement, this is not the right house for the neighborhood; this block is getting
hammered, house is too massive and bulky, FAR and number of bedrooms is being doubled; design does
not ehhance the neighborhood.
The architect submitted revised plans date stamped March 12, 2004. The overall design of the house has
changed since the design review study meeting. The following changes have been made:
- Overall design, building envelope, roof configurations and pitches, and floor plans have been
revised (see revised plans date stamped March 12, 2004).
- Floor area was reduced by 114 SF from 3,339 SF to 3,225 SF compared to the previous design.
The revised project would have a total floor area of 3,225 SF (0.54 FAR) where 3,420 SF (0.57
FAR) is the maximum allowed).
- Lot coverage was reduced by 40 SF, from 2,174 SF to 2,134 SF. The revise proj ect would have a
total lot coverage of 2,134 SF (35.5%) where 2,400 SF (40%) is the maximum allowed).
- Front setback was increased on the first floor by 2'-8" to 23'-9" and on the second floor by 5'-0" to
26'-1" where 21'-1" is required (block average).
- Left side setback was increased by 1'-0" to 5'-0" where 4'-0" is the minimum required.
- The second floor balcony at the rear of the house was eliminated.
- Bedrooms were reduced in size and a walk-in closet was eliminated from the master bedroom.
2. Concerned about the basement and drainage and how if affects underground water flow.
• The architect provided a detail of the basement (sheet A-5) to show how it will constructed and how
drainage will be handled around the basement.
3. Streetscape needs to be provided for this entire block to evaluate how this project will fit in with the houses
on that side of the street.
The architect provided a streetscape for the entire block on the subject side of the street (attached to
revised plan set).
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Design Review and Special Permits
]521 Drake Avenue
4. Very little yard left, proposing a two-car garage when only one is required for this four bedroom house,
single-car garage may be more appropriate, would follow neighborhood pattern of rear and front yard
size.
• No change is proposed to the size of the detached garage; it will remain (434 SF, 20'-8"W x 21'-0"D).
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on Apri120, 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.
Findings for a Special Permit: In order to grant a special permit for basement ceiling height and for a direct
exit from a basement to the exterior of the structure that is anything other than a light or window well, 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.
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Design Review and Special Permits
1521 Drake Avenue
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action
should be by resolution and include findings made for design review and special permits, and the reasons for any
action should be clearly stated. At the public hearing the following conditions should be considered:
1. that the project shall be built as shown on the revised plans submitted to the Planning Department date
stamped March 12, 2004, sheets A-1 through A-5 and L1.0; with a 434 SF (20'-8"W x 21'-0"D) detached
garage and that any changes to the footprint or floor area of the building shall require and amendment to
this permit;
2. that any changes to the size or envelope of the first or second floors, which would include adding or
enlarging a dormer(s), moving or changing windows and architectural features or changing the roof
height, pitch or design, shall be subject to design review;
3. that prior to scheduling the foundation inspection a licensed surveyor shall set the property corners, set
the building corners and certify the first floor finished elevation of the new structure(s) and have the
datum accepted by the City Engineer;
4. that prior to scheduling the framing inspection, the project architect, engineer or other licensed
professional shall provide architectural certification that the architectural details such as window
locations and bays are built as shown on the approved plans; if there is no licensed professional involved
in the project, the property owner or contractor shall provide the certification under penalty of perjury;
certifications shall be submitted to the Building Department;
5. that prior to final inspection, Planning Department staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built according
to the approved Planning and Building plans;
6. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and
installed on the portions of the roof not visible from the street; and that these venting details shall be
included and approved in the construction plans before a Building permit is issued;
7. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Department;
that the conditions of the City Arborist's January 29, 2004 memo, and the City Engineer's, Fire Marshal's,
and Recycling Specialist's December 22, 2003, memos shall be met;
9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction Plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit;
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Design Review and Special Permits 1521 Drake Avenue
10. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management
and Discharge Control Ordinance; and
11. that the project shall meet all the requirements of the California Building Code and California Fire Code,
2001 edition, as amended by the City of Burlingame.
Ruben Hurin
Planner
Mark and Sheila Buran, applicants and property owners
Randy Grange, TRG Architects, architect
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