HomeMy WebLinkAbout624 Trenton Way - Staff ReportItem # �, b
Consent Calendar
PROJECT LOCATION
624 Trenton Way
City of Burlingame
Design Review and Parking Varia�ace
Item # �,�j
Consent Calendar
Address: 624 Trenton Way Meeting Date: 03/26/07
Request: Design review and parking variance for uncovered space length for a first and second story
addition.
Applicant/Architect: Katrina Kuhl APN: 029-165-130
Property Owners: Suzi and Frank Hennelly Lot Area: 5,000 SF
General Plan: Low Density Residential Zoning: R-1
CEQA Status: Article 19. Categorically Exempt per Section: 15301 Class 1(e)(2) - additions to
existing structures provided the addition will not result in an increase of more than 10,000 SF in areas
where all public services and facilities are available and the area in which the project is located is not
environmentally sensitive.
Summary: The existing single story house, with an attached one-car garage, contains 1,504 SF (0.30
FAR) of floor area and has three bedrooms. The applicant is proposing to remodel the existing kitchen
and dining room and add a new family room on the first floor and build a new second story. The
proposed second story would total 1,109 SF. With the proposed addition, the floor area will increase
from 1,504 SF (0.30 FAR) to 2,692 SF (0.54 FAR) where 2,700 SF (0.54 FAR) is the maximum
allowed. The proposed project is 8 SF below the maximum allowed FAR.
With this project, the number of bedrooms will increase from three to four. One covered (10' x 20')
and one uncovered (9' x 20') parking spaces are required for the proposed four-bedroom house. The
existing attached one-car garage (8'-9" x 19'-2" clear interior dimensions) has been reconfigured inside
to comply with the required covered parking space dimensions of 10' x 20'. The uncovered parking
space (9' x 17'-7" dimensions, as measured to interior edge of sidewalk) provided in the driveway does
not meet the parking requirement for uncovered parking space length (9' x 20' required)and therefore a
parking variance is required. All other zoning code requirements have been met. The following
applications are required:
• Design review for a first and second story addition (C.S. 25.57.010, 5).
■ Parking variance for substandard uncovered parking space length (9'-0" x 17'-7" existing and
proposed where 9' x 20' is required) (C.S. 25.70.020, 2).
*This space was intentionally left blank*
Design Review and Parking Variance
Table 1— 624 Trenton Way
Lot Area: 5,000 SF
624 Trenton Way
EXISTING ORIGINAL PROPOSED ALLOWED/REQ'D
(02/07/07) (03/14/07)
Setbacks: ;
_.
_ ........ ................... .. ....... .......................................................................................................................................................... .... ........................ . ........................................................ ......... ..
Front (IS`flr): : 15'-6" (to garage) ; 15'-6" (to porch) no change 15'-2" (block average)
(2„d flr): : none 26'-9" no change 20'-0"
Side ( left): ; 4'-6" 7'-6" (to 2°a st.) ; no change 4'-0"
(right): 5'-2" (to garage) 8'-3" (to 2°d st.) ; no change 4'-0"
_ _........
_ ........................................................................................................................................................................................................................................................................................................... ........ .... ..
Rear (15`flr): ; 37'-9" no change no change 15'-0"
nd
� n � n
2 r: none 35 -9 no chan e 20 -0
i )
g
� ........... . ..
' ..... ..... ............. ... . ........ .. ... _
1,610 SF 1,756 SF 2,000 SF
Lot Coverage: 32% 35% no change 40%
_
, ;
...........................................................................................................................................................................................................................
1,504 SF 2,692 SF 2,700 SF
FAR: : 0.30 FAR 0.54 FAR no change 0.54 FAR'
;
_ . .
# o bedrooms: ; 3 4 no change ---
.% ................. ....................... ....... . ..... ...... ... .........................................................................'............. ..........................................................._............._... .._......................._...._......_.._....._.......................
, :
0 covered 1 covered 1 covered
Parki�z �8�-9" x 19'-2") (10' x 20') no chan e (10' x 20')
g' ' 1 uncovered 1 uncovered g 1 uncovered
(9'-0" x 17'-7")2 (9'-0" x 17'-7")2 (9' x 20')
; . ..... ..... ..... ....................................................................:..................................................................................................;.................................... ....... ... .......................... ... ..
Buildin Hei Izt: ; 17'-0" 26'-11" 27'-5" 30'-0"
� .....................� .. _:
, , . . ............. . .
DHEnvelo e: � n/a ; com lies no change CS 25.28.075
' (0.32 x 5,000 SF) + 1,000 SF = 2,700 SF (0.54 FAR)
z Parking variance for uncovered parking space length (9'-0" x 17'-7" existing and proposed where 10'
x 20' is required)
Staff Comments: See attached.
Design Review Study Meeting (February 26, 2007): At the Planning Commission design review
study meeting on February 26, 2007, the Commission noted that the style of the house works pretty
well given the style of the houses on the block, but they had some concern with the landscape details,
the roof pitch, the aluminum windows, and the garage door (February 26, 2007, P.C. Minutes). The
Commission placed this project on the consent calendar when the plans had been revised as directed.
The applicant submitted a response letter and revised plans, date stamped February 26, 2007, to address
the Commissions concerns. Following are the Commission's questions and responses provided by the
applicant.
1. On tlie plans, call out tlze species of the rcew trees and shrubs to be planted;
• The architect notes in their response letter that all of the new tree planting information and
overall hardscape information can be found on the site plan and that all of the information on
the proposed shrubs in front of the house can be found on the first level floor plan drawing (see
2
Design Review and Parking Variance
624 Trenton Way
response letter from architect and revised plans, sheets A) and A2, date stamped March 14,
2007).
2. Roof pitch is show�z as 2/12 with composition shingle, should it be 3/12 to meet warranty
require`nents? Keeping the low roof pitch helps tie the building into the neighborhood, house is
not too tall.
• The architect notes in their response letter that the lower roof was changed from a 2:12 to a 3:12
pitch and that the upper roof is now continuous from gutter to peak with a 4:12 pitch instead of
switching to 2:12 at the overhang (see response letter from architect, revised site plan/roof plan
and revised elevations, sheet AO and A3, date stamped March 14, 2007).
3. Might want to use aluminum with a painted finish, that will soften it a little as opposed to
anodized aluminum, also it can be repainted in the future.
� The architect notes in their response letter that the "notes" box on sheet A3 was revised to
include that the windows will be painted aluminum frames (see response letter from architect
and revised elevations, sheet A3, date stamped March 14, 2007).
4. Would benefit the project to put a row of windows at the top of the new garage door, will provide
light inside and lighten the look of the door.
• The architect notes in their response letter that although the owner has concerns with adding
windows to the garage door due to prior problems in the neighborhood, the windows have been
added per Planning Commission request (see response letter from architect and revised
elevations, sheet A3, date stamped March 14, 2007).
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 Design Review: Based on the findings stated in the attached minutes of the Planning
Commission's February 26, 2007, design review study meeting; that this is a good approach to do
something different using traditional forms and that this style works pretty well given the style of the
houses on the block, the project is found to be compatible with the requirements of the City's five
design review guidelines.
Required Findings for Variance: In order to grant a parking variance for existing substandard
3
Desig�a Review anrl Pa�-king Variance 624 Trenton Way
uncovered parking space length (17'-7" existing and proposed where 20' is the minimum required
length), the Planning Commission must find that the following conditions exist on the property (Code
Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property
involved that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyrnent of a substantial
property right of the applicant, and to prevent unreasonable property loss or unnecessary
hardship;
(c) the granting of the application will not be detrimental or injurious to property or improvements
in the vicinity and will not be detrimental to the public health, safety, general welfare or
convenience; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of
existing an potential uses of properties in the general vicinity.
Findings for Parking Variance: Based on the findings stated in the attached minutes of the Planning
Commission's February 26, 2007, design review study meeting, that the existing house was built with
an uncovered driveway area that has an existing length of 17'-7" which does not meet current code
requirements (20'-0" required length), that no work to the existing driveway or garage door location is
proposed with the project, and that the current deficiency in uncovered parking space length will not
affect the ability to use the driveway for parking a vehicle, therefore the project is found to be
compatible with the variance criteria listed above.
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 parking variance. The
reasons for any action should be clearly stated for the record. At the public hearing the following
conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Department date
stamped March 14, 2007, sheets A0, A2 and A3, and date stamped February 7, 2006, sheet A1,
and that any changes to building materials, exterior finishes, footprint or floor area of the
building shall require an amendment to this permit;
2. that the conditions of the Chief Building Official's, the City Engineer's, the Recycling
Specialist's and the NPDES Coordinator's November 27, 2006 memos, and the Fire Marshal's
November 28, 2006 memo shall be met;
3. that if the house is ever demolished, if there is an increase to the number of potential bedrooms
or if the location of the garage is changed, the parking variance granted for driveway length
shall become void;
4. that demolition or removal of the existing structures and any grading or earth moving on the site
shall not occur until a building permit has been issued and such site work shall be required to
�
Design Review and Parking Variance
624 Trenton Way
comply with all the regulations of the Bay Area Air Quality Management District;
that any changes to the size or envelope of the basement, first or second floors, or garage, which
would include adding or enlarging a dormer(s), moving or changing windows and architectural
features or changing the roof height or pitch, shall be subject to Planning Commission review;
6. that prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at framing,
such as window locations and bays, are built as shown on the approved plans; architectural
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled.
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 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;
9. 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;
10. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, 2001 Edition, as amended by the City of Burlingame;
11. 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; and
12. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance.
Erica Strohmeier
Zoning Technician
Katrina Kuhl, applicant and architect.
M arch 12, 2007
City of Burlingame Planning Department
501 Primrose Rd., Burlingame CA 94010
Attention : Erica Strohmeier
re: Planning Commission comments, Design Review Agenda Item #10 / 02.26.06 meeting
624 Trenton Way
Re-submittal — Revised drawings dated 03.12.07 — Architectural sheets only. These changes are
being submitted by the Architect in response to comments made during the 02.26.07 Planning
Commission Meeting and minutes received by the Planner dated 02.28.07
Sheets A0, A2 and A3 have been revised.
Comment :
On the plans, cal! out species of fhe new frees and shrubs to be planted.
Response : Please see sheet A0. All of the new tree planting information and overall hardscape
information can be found on this sheet. Piease see sheet A2 for all of the shrub information at the
front of the house.
Comment :
Roof pitch of 2:12 wifh composition shingles, should be 3:12 to meet warranty requiremenfs.
Response : Please see sheet A3. The lower level roof was changed from 2:12 to a 3:12 pitch.
The upper roof is now continuous from gutter to peak with a 4:12 pitch, instead of switching to a
2:12 at the overhang. Some of the window sills needed to raise at the second floor to
accommotlate the steeper lower roof, Please see tall window changes at Bedrooms # 2, 3 and 4.
These betlroom windows still meet egress requirements. Also, the sill height is slightly higher at the
upper stair comer. The highest roof peak also increased by about 6%2" ( from 124.17' to 124.70' )
due to the 4:12 slope starting from the gutter. Typical eave detail on A3 has also changed to show
this new condition. Sheet A2 shows the window size changes on the plan.
The overall Iook of the exterior has not changed but only slightly with this roof adjustment. It has
also become more common looking which may help to address the one Commissioner's concem of
too modem looking of a house in this neighborhood.
Comment :
Might want to use aluminum (windows) with a painted finish, to soften if a little as opposed to
anodized ... also it can be repairrted in the future.
Response : Please see'Notes' in middle of page A3. The first note calls out typical windows as
`painted' aluminum frames.
Comment :
Would benefit projecf fo puf a row of windows at the top of new garage door.
Response : Please see Sheet A3. Owner has a security concern with adding these windows ( due
to prior problems in the neighborhood ), but windows have been added in the garage door per
Design Commission request.
Please call with any additional questions or concems. RECEfVED
Katrina Kuhl, Architect � C27814
p 415.823.5016 ( f 415.366.1556 MAR 1 4 2007
CITY OF BURLINCAM�
PIANNING DEF�.
City ofBurlingame Planning Commission Unapproved Minutes February 26, 2007
10. 624 TRENTON WAY, ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND PARKING
VARIANCE FOR UNCOVERED PARKING SPACE LENGTH FOR A FIRST AND SECOND STORY
ADDITION (KATRINA KUHL, KUHL ARCHITECTURE, APPLICANT AND ARCHITECT; SUZI AND
FRANK HENNELLY, PROPERTY OWNERS) (47 NOTICED) PROJECT PLANNER: ERICA
STROHMEIER
C. Cauchi noted that he lives within 500 feet of the project and recused himself from the proceedings. He
left the chambers.
CP Monroe briefly presented the project description. There were no questions of staff.
Chair Brownrigg opened the public comment. Katrina Kuhl, project architect, represented the project and
was available for questions, noting that this is an attempt to be a mesh between a modern style and what is in
the neighborhood now by using low pitched roof, propose to use extruded aluminum windows with an
anodized bronze finish.
Commissioners had the following comments regarding the project:
• Found nothing in the neighborhood that this project fits in with; don't have a problem with the
contemporary style by itself, but it does not fit in with the context of this neighborhood;
• Think this is a good approach to do something different using traditional forms, think this style
works pretty well given the style of the houses on the block;
• On the plans, call out the species of the new trees and shrubs to be planted;
• Roof pitch is shown as 2/12 with composition shingle, should it be 3/12 to meet warranty
requirements;
• Might want to use aluminum with a painted finish, that will soften it a little as opposed to anodized
aluminum, also it can be repainted in the future;
• Keeping the low roof pitch helps tie the building in to the neighborhood, house is not too tall; and
• Would benefit the project to put a row of windows at the top of the new garage door, will provide
light inside and lighten the look of the door.
There were no other comments from the floor. The public hearing was closed.
C. Vistica made a motion to place this item on the consent calendar at a time when the above revisions have
been made and plan checked and there is space on the agenda. This motion was seconded by C. Auran.
Comment on motion: endorse this approach although sympathetic with commissioner's concerns, have to
leave room for different styles; not support the motion think this project is a mistake in this neighborhood,
people will question design review, will get comments.
Chair Brownrigg called for a vote on the motion to place this item on the consent calendar when plans had
been revised as directed. The motion passed on a voice vote 4-1-1-1 (C. Deal dissenting, C. Cauchi
abstaining and C. Terrones absent). The Planning Commission's action is advisory and not appealable. This
item concluded at 9:40 p.m.
C. Cauchi returned to the chambers and took his seat on the dais.
17
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlinQame.org
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The Planning Commission is required by law to make findings as defined by the City's Ord�ii�aYi��G pEPT.
(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 right and what unreasonable property loss or unnecessary hardship
might result form the d�nial of the application. ���
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c. Explain why the proposed use at tlze proposed location will not be detrimental or
injurious to properry or improveme�zts in tlze viciniry or to public health, safety, geizeral
welfare or convenie�ice. �5,�/
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d. How will the proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and potential uses on adjoining properties in the general
viciniry?
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City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin�ame.orQ
a. Describe the exceptional or extraordinary circumstances or conditions applicable to your property
which do not apply to other properties in this area.
Do any conditions exist on the site which make other alternatives to the variance impracricable or impossible and are also not
common to other properties in the area? For example, is there a creek cutting through the property, an exceprional tree
specimen, steep tenain, odd lot shape or unusual placement of existing structures? How is this property different from others
in the neighborhood?
b. Explain why the variance request is necessary for tlie preservation and enjoyment of a
substantial property right and what unreasonable properry loss or unnecessary hardship might
result form the denial of the application.
Would you be unable to build a project similar to others in the area or neighborhood without the exception? (i.e., having as much
on-site parking or bedrooms?) Would you be unable to develop the site for the uses allowed without the exception? Do the
requirements of the law place an unreasonable limitation or hardship on the development of the property?
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, ge�eral welfare or convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If
neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade,
views from neighboring properties, ease of maintenance.
Why will the structure or use within the structure not affect the public's health, safety or general welfare?
Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply
safety, and things which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations
which encourage the spread of rodents, insects or communicable diseases).
Public safetv. How will the structure or use within the structure affect police or iue protection? Will alarm systems or sprinklers
be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly
gatherings, loitering, traffic) or fue services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous
activiries like welding, woodwork, engine removal).
General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for
conservation and development? Is there a social beneft?
Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or
adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped?
� How will the proposed project be compatible with the aesthetics, mass, bulk and character of the
existing and potential uses on adjoining properties in the general vicinity.
How does the proposed structure or use compaze aesthetically with existing neighborhood? If it does not affect aesthetics, state
why. If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of development
on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term auport
parking lot, compare your proposal to other uses in the area and explain why it fits.
How does the proposed siructure compare to neighboring structures in texxns of mass or bulk? If there is no change to the slructure,
say so. If a new shucture is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or
area.
How will the structure or use within the structure change the character of the neighborhood? Think of character as the image or
tone established by size, density of development and general pattern of land use. Will there be more traffic or less parking available
resulting from this use? If you don't feel the character of the neighborhood will change, state why.
How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with
existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project wuuld be
consistent with potential uses in the vicinity.
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