PLANNING COMMISSION CITY OF MILLBRAE

AGENDA REPORT 621 Magnolia Avenue

Millbrae, CA 94030

SUBJECT: Report No. 7a

DESIGN REVIEW to allow the demolition of a single-story For Agenda of: December 5, 2016
residence and the construction of a new single-story residence Address: 1470 Murchison Drive
located in the R-1 Single-Family Residential Zoning District.
(Public Hearing) Property Owner: Peter Shoung
Applicant: Johnny DeRosa
ATTACHMENTS: Originator: Sam Fielding,
Project Description Senior Planner
Design Review Worksheet Application submittal date:
Neighbor Consultation Forms April 1, 2016
Site Photos Application deemed complete date:
Plans November 17, 2016
Color & Material Samples (available at meeting) Prior Planning Commission meeting
date(s): none

REPORT TYPE: ACTION __X____ INFORMATIONAL ______

ITEM TYPE: CONSENT ___ PUBLIC HEARING _X__ EXISTING BUSINESS ___ NEW
BUSINESS___

RECOMMENDATION

Staff recommends that the Planning Commission review the project, consider the public testimony
and the Findings, as presented, and consider adopting the attached Resolution approving the
application for Design Review to allow the demolition of a single-story residence and the
construction of a new single-story residence located in the R-1 Single-Family Residential Zoning
District at 1470 Murchison Drive, subject to the attached Conditions of Approval.

BACKGROUND

Project Address: 1470 Murchison Drive

Site North South East West
General Low Density Low Density Low Density Low Density Multi-Family
Plan Residential Residential Residential Residential Residential
Zoning R-1 R-1 R-1 R-1 R-3

The project is located at 1470 Murchison Drive, near the intersection of Murchison Drive and
Frontera Way. The 11,840 square foot (sf) subject property is an interior lot, containing a 2,542
sf, single-family house, including a 400 sf, 2-car attached garage, and is zoned R-1 (Single-Family
Residential). The property is located north of Frontera Way, south of Conejo Drive, east of Vallejo
Drive and west of Gavilan Way. The subject property shares the rear property line with a four-
story, multi-family residential apartment complex at 380 Vallejo Drive, located at a higher
elevation above the property. The property contains a triangular shaped, 2,294 sf rear yard public
utility easement which reduces the net site area available for development by 1,184 sf to 10,730
sf. A topographic survey was completed for the project. The terrain of the property is relatively
flat with a gradual, 5%, South to North, downward slope. The elevation of the property at the rear
property line is 556 feet (ft.) above sea level and between 555 ft. (Southside) to 551 ft. (Northside)
on the front property line.

PROPOSAL

The existing structure consists of a four bedroom, two bathroom residence with a living room,
kitchen, family room, fireplace and attached two-car garage. The proposed demolition and
remodel of the existing structure will result in the removal of a majority of the exterior and interior
walls and the replacement of the roof.

The new structure will provide a remodel of four bedrooms, three and a half bathrooms, a living
room and a Kitchen. The project will add a larger kitchen/nook area, family/dining room, a laundry
room, larger master and second master bedrooms and new a fireplace in the living room. The entry
way will include a new larger porch with entryway columns. The building footprint will increase
by approximately 950 square feet (sf). The new entry porch will be covered with a gable box style
roof with detailing and cement plaster columns. The washer/dryer facilities will be relocated
adjacent to existing two car garage to provide adequate space for two vehicles. In the front yard,
the existing driveway will be removed and repaved with permeable pavers and a new permeable
paver walkway to the remodeled entry way will be added.

ISSUES & ANALYSIS

The proposed addition complies with minimum and maximum development standards as follows
(existing non-conforming in italics; proposed non-compliant in bold italics):
Required Existing Proposed
st
1 Floor Front Setback 20 ft. 27 ft. no change
st
1 Floor (R) Interior Side 5 ft. 6-6 5 ft.
Setback
1st Floor (L) Interior Side 5 ft. 14 ft. no change
Setback
1st Floor Rear Setback 10 ft. 62 ft. 46 ft.
Max. Building Height 30 ft. 15 19-6
Min. Rear Yard Open Space 1,000 sq. ft. 3,720 sf 2,760 sf
Max. Lot Coverage 50% 21% 30%
Max. Floor Area Ratio 55% 24% 33%
The project meets all required front, rear, and side ground floor setback requirements. The
proposal complies with the zoning regulation for maximum building height (19 feet-6 inches where
30 feet are allowed), lot coverage (30% where 50% is allowed) and floor area ratio (33% where
55% is allowed). The project provides two covered garage parking spaces as required for a single
family residential lot.

Neighborhood Character

The project site is an interior lot in the R-1 (Single Family) zoning district. Architecture styles in
the surrounding neighborhood consists of mainly detached ranch style, single story homes with
wood siding, stucco with brick veneer, wood shake and different style shingle roofs. At the subject
property location, Murchinson Drive is located on a hillcrest oriented in a north-south direction
with no bay views. Lots in the vicinity of the subject property average 12,000 square feet.

Design Review

Section 10.05.1150 (Architectural, Landscaping and Site Plan Consideration) of the Millbrae
Municipal Code requires Design Review, pursuant to the Citys adopted Residential Design
Guidelines, for significant alterations to an existing development. The Design Guidelines include
generalized review criteria that seek to integrate additions into the existing character of the
structure and neighborhood, while respecting the privacy, views, and solar access of neighboring
properties.

The existing single story residence is a ranch style design home with wood shake roofing, similar
to other buildings in the neighborhood. The front exterior is clad with brick detailing, split wood
siding and brick veneer with aluminum frame windows and wood shutters. The right elevation
consists of a combination wood siding and beige stucco wall with aluminum frame windows. The
left elevation consists of a combination brick veneer, beige color stucco and brick veneer chimney
and aluminum frame windows and patio door. The rear exterior consists of beige stucco wall,
aluminum frame windows and a wood frame glass door. The roof is a 4:12 sloped, cross-hip roof
type combination.

The proposed new single story residence exterior finish will be cement plaster and painted stucco
with a peach color (las vegas sunset) with trim detail in white (soft shoulders) and the facia in
(leaf rust). The new front door will be a solid raised panel cherry (natural finish). The
composition shingles will be a (elk barkwood or equal) color. The windows will be vinyl frame,
double glazed, grid style windows. The garage door will be painted white (soft shoulders) with
four grid type windows along the top panel. The material board will be available at the Planning
Commission meeting displaying these materials and colors.

The front porch entryway will be remodeled to open directly to the front from the porch with two
matching columns in addition to entering from the side existing side entrance walkway. The
applicant proposes a new permeable front walkway connecting the front porch entryway to the
driveway. The existing concrete driveway and walkway located on the right side of the entryway
porch will remain. All existing vegetation will remain and no new landscaping is proposed.
Neighborhood Response

A total of 5 Proof of Neighbor Consultation forms have been submitted as follows:

Support 3 (1473 Murchison Drive, 1462 Murchison Drive and 1465 Murchison Drive)
Oppose 0
Undecided 0
Unreturned 2 (1478 Murchison Drive, 1481 Murchison Drive)
Unable to contact 0

The applicant has submitted certified mail receipts for the two neighbors that did not respond.
Proof of receipts are attached to this report.

REQUIRED FINDINGS

Design Review

The following findings are required under Section 10.05.2500.C.2. of the Millbrae Municipal
Code in order for the Planning Commission to approve the requested Design Review:

a. The architectural, landscaping, and general appearance of the proposed building or

structure and grounds are in keeping with the character of the neighborhood;

The subject site is located in a neighborhood with architecture styles consisting mainly of
detached ranch style, single story homes with wood siding, stucco with brick veneer, wood
shake and different style shingle roofs. The new residence will upgrade and enhance the
exterior faade of the structure with an earth-tone color palette and hip and valley roof type
that is similar to and complements the hip style roofs of many of the homes in the
neighborhood. At the subject property location, Murchinson Drive is located on a flat
hillcrest oriented in a north-south direction with no bay views.

b. The plans comply with the intent of adopted design guidelines and regulations;

The project complies with the zoning regulations for maximum building height (19-6
where 30 is allowed), lot coverage (30% where 50% is allowed), floor area ratio (33%
where 55% is allowed), and ground floor setbacks. The plans integrate varied architectural
features and details including varied height and form of roof lines, variation in material
such as stucco siding, composition shingles, vinyl frame, and double glazed, grid style
windows, which contribute to overall visual and architectural interest.

c. The project will not cause a significant visual impact to neighboring views from
principal rooms of a residence (unless it is proven by the applicant that there is no
other viable or cost-effective alternative);

The new structure will result in an overall building height approximately 4- 6 taller than
the existing structure (at its highest point). The applicant has obtained Neighbor
 Consultation forms, in support of the project, from three adjacent property owners.
Concerns over view blockage or privacy intrusion have not been identified.

d. The proposal is not detrimental to the orderly, harmonious, and safe development of
the City and will not impair the desirability of investment or occupation in the
neighborhood in which the building or structure is proposed to be erected.

The proposal will result in a new single-family residence as allowed in the R-1 Zoning
District in which the project is located. The project complies with all standards as identified
in the Zoning Code, and will be required to comply with all applicable building and fire
safety codes. Therefore, based upon the above findings, the addition will not decrease the
desirability of the neighborhood or disrupt the orderly development of the City.

ENVIRONMENTAL REVIEW

This project has been determined to be Categorically Exempt pursuant to Section 15301 Class 1,
(l)(1) and Class 3 (a) of the California Environmental Quality Act in that allows for a demolition
of one single-family residence and new construction of one single-family residence.

PLANNING COMMISSION ACTION:

Staff recommends that the Planning Commission review the project, consider the public testimony
and the Findings, as presented, and consider adopting the attached Resolution approving the
application for Design Review to allow the demolition of a single-story residence and the
construction of a new single-story residence located in the R-1 Single-Family Residential Zoning
District at 1470 Murchison Drive, subject to the attached Conditions of Approval.
 RESOLUTION NO.

RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MILLBRAE

APPROVING DESIGN REVIEW TO ALLOW THE DEMOLITION OF A SINGLE -
STORY RESIDENCE AND THE CONSTRUCTION OF A NEW SINGLE-STORY
RESIDENCE LOCATED IN THE R-1 SINGLE-FAMILY RESIDENTIAL ZONING
DISTRICT. (PUBLIC HEARING)

CITY OF MILLBRAE

_____________________________________________________

WHEREAS, the applicant has filed PA 1603-001 to request Design Review to allow the
demolition of a single story residence and the construction of a new single story residence located
in the R-1 Single-Family Residential Zoning District at 1407 Murchison Drive; and

WHEREAS, the proposal will consist of a demolition of the existing residence and the
construction of a new residence with an increase of approximately a 950 sq. ft. added to the ground
floor and new interior modifications, exterior finishes and roofing for the new structure; and

WHEREAS, the Planning Commission found that this project is consistent with the Citys
General Plan, Development Code, and has determined that the project is categorically exempt per
Section 15301 of the California Environmental Quality Act (CEQA) Guidelines; and

WHEREAS, this Planning Commission, having considered the evidence received at the
public hearing duly noticed, desires to recommend approval of the project in the manner proposed
and referenced above and in accordance with the following findings;

Design Review:

1. The architectural, landscaping, and general appearance of the proposed building or

structure and grounds are in keeping with the character of the neighborhood;

The subject site is located in a neighborhood with architecture styles consisting

mainly of detached ranch style, single story homes with wood siding, stucco with
brick veneer, wood shake and different style shingle roofs. The new residence will
upgrade and enhance the exterior faade of the structure with an earth-tone color
palette and hip and valley roof type that is similar to and complements the hip style
roofs of many of the homes in the neighborhood. At the subject property location,
Murchinson Drive is located on a flat hillcrest oriented in a north-south direction
with no bay views.
 2. The plans comply with the intent of adopted design guidelines and regulations;

The project complies with the zoning regulations for maximum building height
(19-6 where 30 is allowed), lot coverage (30% where 50% is allowed), floor
area ratio (33% where 55% is allowed), and ground floor setbacks. The plans
integrate varied architectural features and details including varied height and form
of roof lines, variation in material such as stucco siding, composition shingles, vinyl
frame, and double glazed, grid style windows, which contribute to overall visual
and architectural interest.

3. The project will not cause a significant visual impact to neighboring views from
principal rooms of a residence (unless it is proven by the applicant that there is no
other viable or cost-effective alternative);

The new structure will result in an overall building height approximately 4- 6

taller than the existing structure (at its highest point). The applicant has obtained
Neighbor Consultation forms, in support of the project, from three adjacent
property owners. Concerns over view blockage or privacy intrusion have not been
identified.

4. The proposal is not detrimental to the orderly, harmonious, and safe

development of the City and will not impair the desirability of investment or
occupation in the neighborhood in which the building or structure is proposed to be
erected.

The proposal will result in a new single-family residence as allowed in the R-1
Zoning District in which the project is located. The project complies with all
standards as identified in the Zoning Code, and will be required to comply with all
applicable building and fire safety codes. Therefore, based upon the above findings,
the addition will not decrease the desirability of the neighborhood or disrupt the
orderly development of the City.

NOW, THEREFORE, BE IT FOUND, DETERMINED AND RESOLVED BY THE PLANNING

COMMISSION THAT:

1. The recitals set forth above are true and correct and are hereby incorporated herein by this
reference and full set forth in their entirety.

2. The adoption of the Design Review will not be detrimental to the public health, safety, and
general welfare.

3. This resolution shall be effective immediately.

PASSED AND ADOPTED as a Resolution of the City of Millbrae Planning Commission at the
public meeting held on the 5th day of December, 2016, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

______________________________
CHAIR

ATTEST:

______________________
SECRETARY
 CONDITIONS OF APPROVAL

Project: 1407 Murchison Date: December 5, 2016

GENERAL REQUIREMENTS:

1. This approval and all rights hereunder shall be effective for a period of one (1) year from
the date of approval. The Planning Commission may extend this approval period if a
written request is made and submitted by the property owner prior to the expiration of the
approval period and a notice of a public hearing has been made pursuant to Section
10.05.1150 (D) of the Millbrae Municipal Code. Applicant shall photocopy these
Conditions of Approval onto the building permit application, at time of submittal, to the
Building Division.

2. Violation of any of the conditions of this permit shall be cause for the issuance of an
infraction or citation, prosecution, and/or revocation and termination of all rights under the
permit, by the City of Millbrae.

3. In the event of transfer of ownership of the property involved in this application, the new
owner shall be fully informed of the use and development of said property as set forth by
this permit together with all conditions, which are a part thereof. These specific
requirements must be recorded with all title conveyance documents at time of closing
escrow.

4. Site development, including landscaping, shall conform to the approved plans on file in the
City of Millbrae Community Development Department. No significant changes shall be
made to the approved plans without prior review and approval by the Planning
Commission.

5. All landscaped areas must be maintained in a neat, healthy, and growing condition,
including public parkways and street trees.

6. The property shall be developed and maintained in a neat, quiet, and orderly condition and
in a manner so as not to be detrimental to adjacent properties and occupants. This shall
encompass the maintenance of the exterior facades of the building and all landscaping
surrounding the building.

7. All structures shall conform to California Building Code requirements and all required
permits from the City of Millbrae Building Division must be secured prior to initiating
development under the terms of this permit.

8. Any off-site improvements found to be damaged shall be repaired and/or replaced as

required by the City of Millbrae Director of Public Works.

9. All required utility easements shall be provided as indicated by the department or agency
having jurisdiction.
10. The project shall comply with all applicable City of Millbrae Public Works General
Conditions of Approval (copy provided to applicant). This condition includes project
compliance with the Public Works Construction and Demolition Reuse and Recycling
Requirements, including submittal of planning forms to the Citys Recycling Coordinator
prior to issuance of a Building Permit.

SPECIAL CONDITIONS:

A. Any proposed deviation from the Planning Commission approved plans/exhibits shall be
shown to City staff for a determination of significance. All such deviations deemed
significant by City staff shall be reviewed and approved by the Planning Commission and
reflected in revised building plans prior to construction.

B. If any existing roof elements or exterior walls designated on the approved plans to remain
should later need to be removed or in any way altered, the applicant shall first notify the
Building Official before undertaking such work to ensure that the construction plans are
revised accordingly. Depending upon the extent of such unanticipated work, Planning
Commission approval, in the form of an amendment to this approval, may be required prior
to revising the construction plans.

C. Prior to issuance of any building permits, all new construction shall comply with all
applicable building and fire safety codes. This condition shall also apply to the alteration
of existing construction in the event that such existing construction is not already fully code
compliant.

D. Drawings submitted to the 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. All sprinkler drainage shall be placed into landscaping
areas.

E. Hours of construction are limited from Monday to Friday 7:30 A.M. To 7:00 P.M.,
Saturday 8:00 A.M. to 6:00 P.M., with Sunday and Holidays from 9:00 A.M. to 6:00 P.M.

F. At time of Building Permit submittal, the applicant shall provide additional detail and
specifications for the proposed front yard permeable walkway.