HomeMy WebLinkAbout1530 Drake Avenue - Staff Report (2)City of Burlingame
Lot Coverage Variance
Address: 1530 Drake Avenue
Item No.
Study
Meeting Date: February 25, 2008
Request: Lot Coverage Variance for first and lower level addition to a single family dwelling.
Applicant and Designer: Dii Lewis, Azulworks Inc.
Property Owners: Daniel and Harriet Dower
General Plan: Low Density Residential
APN: 026-032-140
Lot Area: 6000 SF
Zoning: R-1
Project Description: The existing single-story residence with a detached garage contains 2,428 SF (0.40
FAR) of floor area and has two bedrooms. The lot coverage for the site is nonconforming with 44% covered
where 40% is the maximum allowed. Included in existing lot coverage calculations is a 329 SF rear deck
that is 4'-8" above grade.
The applicant is proposing a lower level addition that will expand tre existing basement/laundry area and
create a 574 SF rumpus room. With the addition, the floor area will increase from 2,428 SF to 2,765 SF
(0.46 FAR) where 3,420 SF (0.57FAR) is the maximum allowed. Since the addition will be located within
the existing footprint of the building, there will be no net increase in lot coverage. However, in order to
construct the rumpus room, the existing rear deck will need to be removed. Because the deck is being
removed, the lot coverage is no longer a nonconforming condition. A Variance to exceed 40% lot coverage
is required to replace that deck.
Two parking spaces, one of which must be covered, are required for the increase to three bedrooms. The
existing detached garage provides one (1) covered space (10' x 16'-10") and the driveway provides the
uncovered space (9' x 20'). Although the covered parking space does not comply with current code
requirements, it does not need to be brought up to code since the proposed addition does not intensify the
parking requirement.
Aside from the removal and replacement of rear deck, no changes are proposed to the main level of the
�tructure. No chanaes are qroposed to the accessory structure. The applicant is requesting:
■ Variance for lot coverage (44% existing and proposed where 40% is the maximum allowed) (CS
25.28.065).
Lot Area: 6,000 SF Plans date stamped: Februa 14, 20
� EXISTING REVISED PRQPOSAL ; �lLLOWED/
j REQUIRED
SETBACKS j �
------...----..... ------......__..._....----�...._....._..._�_._._......_...__. ___ ------� --_......_..--- --------..._.........-------._............---�.__.._..__....---------------....._._....—_......._......_...__..—_.
Side (left, upper): ; 4'-0" (to deck) ' 4'-0" (to deck) � 4'-0"
(left, lower): � n/a 4'-0" (to rumpus room)_..._...;.._.._...-.----.._............_.....--_4�-��� ....._._..._.—..----___.
---_ _--�--.._... . .----.. .-�-�----.._........---- ---.._ .............._--_�....._._....--------
Lot Coverage: j 2651 SF � 2651 SF' � 2400 SF
� 44% ' 44% 40%
---._.._._......._..._...._..---- ---__....--------..�._.._.....--- ------.._._...__..._._.....__......._.__._.._....__�__......_._..._._ ..............---- ...___...._..__..._......_.._._........: _....__._.....__.............---..—_._.._._.........._.._.__._.._.__......-----
FAR: i 2428 SF 2765 SF I 3420 SF
; 0.40 FAR � 0.46 FAR _—_i........._._.__._.._.._........_0_57 FAR.._�_.....-----.....__.._...----
_..........-------...._._.._....__—__.........---�--��------._...---._�_._.._.._�---...._ :.............-- --------.._....--------
# of bedrooms: i 2 � 3 � --'
_._....-----...---�-� --........_.....,..-----._........_......---....._..._._—._....-----._.._..:_...........------..._..........._.....__...__.._..._.......__...._..._....._..._� ................_......._.........._.........................____..__..__...._....._._..----.....__...._
Parkin 1 covered ! 1 covered
;
9� ; �
i (10' x 16'-10") 3 ; ' (10' x 20')
i1 uncovered j no change � 1 uncovered
: (9' x 20') ! � (9' x 20')
�
' Lot Coverage Variance is required to remove and replace the rear deck (44% existing and proposed where 40% is the
maximum allowed) (CS 25.28.065)
2 (0.32 x 6,000 SF) + 1100 SF + 400 SF = 3,420 SF (0.57 FAR)
3 Existing nonconforming condition
Lot Coverage Variance
1530 Drake Avenue
Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer and
NPDES Coordinator.
Lisa Whitman
Zoning Technician
c. Dii Lewis
Azulworks, Inc.
205 13t'' Street, Suite 3138
San Francisco, CA 94103
Daniel and Harriet Dower
1530 Drake Avenue
Burlingame, CA 94010
Attachments:
Application to the Planning Commission
Variance Forms
Staff Comments
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
APPLICATION TO THE PLANNING COM.NlISSI�N
Type of application:
❑ Design Review
❑ Conditional Use Permit
PROJECT ADDRESS:
l�1 Variance
❑ Special Permit
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AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge�d belief. .
Applicant's signat re:
I am aware of the pro
Commission.
Property owner's signatu
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�d�a icatio and hereby authorize the above applicant to submit this application to the Planning
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Please mark one box
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to indicate
the contact person
for this project.
Date submitted:
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CITY OF BURtifNGAME -
VARIANCE APPLICATION
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.
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b. Explain why the variance request is necessary for the preservation and enjoyment of a
substantial property righf and what unreasonable property /oss or unnecessary
hardship might result form the denial of the application.
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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.
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d. How will the proposed project be compatible with the aesfhetics, mass, bulk and
character of fhe exist6ng and potential uses on adjoining properties in the general
vicinity?
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
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Handouts\Variance Application.2007
CITY OF BURLINGAME
VARIANCE APPLICATION
1530 Drake Ave.
_
A) The home at 1530 Drake Ave is among one of the smaller cottages on Drake Ave.
situated on a typical 6,000 sqft. interior lot in the City of Burlingame. The house and its
accessory garage structure have undergone minor physical changes in its 40 plus year
history. The addition proposed respects that history and will result in minimal visual
impact to the current property and neighborhood.
B) The original single family home, accessory garage structure and elevated deck at the
rear of the house located at 1530 Drake Ave. exceed the allowable lot coverage. The
family would like to add additional square footage by, expanding a pre-existing partial
basement, (utility pit) to encompass the area under the existing elevated deck. The deck
already counts toward lot coverage and the addition would be confined below the deck.
Denying this variance would impose a financial hardship on the owner. The cost for a
630 sqft addition might be ten fold by trying to do the work with the deck in place. A
financially feasible project would require dismantling the deck and reconstructing it to its
current limits.
C) The existing single family home use will remain unchanged. No sign of the addition
will be visible from the street. The pre-existing lot coverage of 44% will remain in effect.
The neighbors on either side and to the rear will continue to see a deck as they always
have, with the addition of windows below the deck line. These improvements will have
minimal impact and will not be detrimental or injurious to property or improvements in
the vicinity, or to public health, safety and general welfare or convenience.
D) This proposed project will not materially change the look of the house, and does not
add any mass or bulk to the building. All new work will be confined to the area under the
existing deck and partial basement area under the house. All existing landscape elements
will remain and unchanged. The harmony that now exists will continue with the other
homes in the neighborhood.
0
Project Comments
Date:
To:
From:
December 17, 2007
r� City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558- 7600
❑ NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for lot coverage variance for single story addition to existing
single family dwelling at 1530 Drake Avenue, zoned R-1, APN:
026-032-140
Staff Review: December 17, 2007
1. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system.
2. Replace all displaced/damaged sidewalk, driveway, curb and gutter.
Reviewed by: V V
Date: 01/02/2008
Project Comments
Date:
To:
From:
December 17, 2007
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558- 7254
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for lot coverage variance for single story addition to existing
single family dwelling at 1530 Drake Avenue, zoned R-1, APN:
026-032-140
Staff Review: December 17, 2007
�
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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) Show the distances from all exterior walls to property lines or to assumed property lines
5) 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.
6) Comply with the 2005 California Energy Efficiency Standards for low-rise residential buildings. Go
to http://www.ener�y.ca.qov/title24 for publications and details.
7) Provide an emergency escape and egress from the basement area. On the plans show provide
details for the required ladder access from this area. Sec. 1026.5 Provide complete details for the
guardrail around this opening at grade level.
8) Revise the plans to indicate removal of the interior doors to the mechanical room. Because this
area can have uses other than "for the exclusive use of the water heater" this area must be
accessible from the exterior of the building only. 2007 CPC Sec. 505.1 (1).
9) 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.
10) Provide handrails at all stairs where there are four or more risers.
11) Provide lighting at all exterior landings.
12) NOTE: A written response to the items noted here and plans that specifically address
items 1, 7, and 8 must be re-submitted before this project can move forward for Planning
Commission action.
_..:....._.__......_.� ._.
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Reviewed'�iy: ��. �, ..---�-- .-� Date: Z �i�/�
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Project Comments
Date:
To:
From:
December 17, 2007
❑ City Engineer
(650) 558-7230
C�Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Speciatist
(65Q) 558-7279
❑ Fire Marshal
{650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for lot coverage variance for single story addition to existing
single family dwelling at 1530 Drake Avenue, zoned R-1, APN:
426-032-140
Staff Review: December 17, 2007
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� Pro�ect Comments
�;
Date:
December 17, 2007
To: ❑ City Engineer
(650) 558-7230
O Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
From: Planning Staff
a Recycling Specialist
(650) 558-7271
d Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
0 City Attorney
Subject: Request for lot coverage variance for single story addition to existing
single family dwelling at 1530 Drake Avenue, zoned R-1, APN:
026-032-140
Staff Review: December 17, 2007
No comment at this time.
Reviewed by: � Date: � 7��p7
Project Comments
Date:
�
From:
December 17, 2007
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
✓ NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for lot coverage variance for single story addition to existing
single family dwelling at 1530 Drake Avenue, zoned R-1, APN:
026-032-140
Staff Review: December 17, 2007
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. These BMPs include but are not limited to the following:
• Store, handle, and dispose of construction materials and wastes properly
to prevent contact and contamination of stormwater;
• Control and prevent the discharge of all potential pollutants, including
pavement cutting wastes, paints, concrete, petroleum products, chemicals,
wash water or sediments, and non-stormwater discharges to storm drains
and watercourses;
• Use sediment controls or filtration to remove sediment when dewatering
site and obtain all necessary permits;
• Avoid cleaning, fueling, or maintaining vehicles on-site except in a
designated area where wash water is contained and treated;
• Protect adjacent properties and undisturbed areas from construction
impacts using vegetative buffer strips, sediment barriers or filters, dikes,
mulching, or other measures as appropriate;
• Perform clearing and earth moving activities only during dry weather;
• Limit and time application of pesticides and fertilizers to prevent polluted
runoff;
• Limit construction access routes and stabilize designated access points;
• Avoid tracking dirt or other materials off-site; clean off-site paved areas
and sidewalks using dry sweeping method;
• The Contractor shall train and provide instruction to all employees and
subcontractors regarding the construction BMPs.
1 of 2
Request for lot coverage variance for single story addition to existing single family
dwelling at 1530 Drake Avenue, zoned R-1, APN: 026-032-140.
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:
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: Date: 12/17/2007
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