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Home My WebLink About709-713 Crossway Road - Staff ReportCity of Burlingame Variances for Lot Coverage and Parking Address: 709-713 Crossway Road Item # 6a Consent Calendar Meeting Date: 6/9/03 Request: Lot coverage and parking variances for existing nonconforming conditions to expand an existing duplex. Applicant & Property Owner: Jacqueline Deppiesse APN: 029-045-280 Architect: Winges Architecture Lot Area: 6,379 SF General Plan: Medium Density Residential Zoning: R-2 Section: 15301 - Existing Facilities, Class 1(e)(1), Additions to existing structures provided that the addition will not result in an increase of more than 50 % of the floor area before the addition, or 2500 SF, whichever is less. Summary: Currently, there is a 4,275 SF two-story duplex structure on this trapezoid-shaped site which contains a two-bedroom unit at 709 Crossway Road, and a three-bedroom unit at 713 Crossway Road. The applicant is proposing to expand an existing bedroom on the second floor at 713 Crossway Road. The proposed addition at the rear of the structure measures 375 SF in area (14'-4%z" x 26'-0%z") and is set back 17'-0" from the rear property line and 31'-6" from the front property line. The applicant is requesting the following: • Variance for existing nonconforming lot coverage to expand an existing duplex (46.4% existing where 40% is the maximum allowed). The existing nonconforming lot coverage would not be increased with this project (CS 25.30.070 and CS 25.50.080, a, d-3-A, and e); and • Parking variances for existing nonconforming conditions: the number of parking spaces (four existing parking spaces where five spaces are required), percentage of covered parking spaces (50% of existing spaces are covered where 80% is required), and for paxking provided in tandem configuration (each spaces is required to independently enter and exit the site) (CS 25.70.032, 2, 3, and 3a). The existing duplex structure is nonconforming in side and front setback requirements and because it exceeds lot coverage by 411 SF (2963 SF, 46.4% existing where 2552 SF, 40% is the maximum allowed). The nonconforming section of the zoning code allows an existing nonconforming duplex structure to be enlarged so long as the entire structure is made to conform to all parking and physical dimensional standards of the R-2 District (CS 25.50.080, a, d-3-A, and e). However, existing first and second floor setbacks and building height standards are exempt from this requirement as long as the existing nonconforming setbacks and height are not increased or extended by the proposed project (CS 25.50.080, e). However, the nonconforming provisions of the code do not exempt lot coverage. Therefore, a variance for existing nonconforming lot coverage is required (46.4% existing where 40% is the maximum allowed). It should be noted that the proposed 375 SF second floor addition would not increase the existing nonconforming lot coverage or the existing nonconforming front and side setbacks (existing structure and proposed addition comply with building height requirements). The existing on-site parking is nonconforming in the number of parking spaces, percentage of parking spaces which are required to be covered, and parking spaces provided in tandem configuration. Two parking spaces for each unit (one covered and one uncovered) are provided in tandem configuration and vehicles back onto Crossway Road (vehicles are allowed to back into the public right-of-way for Variances for Existing Nonconforming Lot Coverage and Parking 709-713 Crossway Road duplexes). The covered parking spaces are provided in an attached garage. The proposed addition would not increase the number of bedrooms, only enlarge an existing bedroom on the second floor at 713 Crossway Road. Based on the number of existing bedrooms in each unit (2 bedrooms at 709 Crossway Road and 3 bedrooms at 713 Crossway Road), a total of five parking spaces are required on- site, of which 80% (four parking spaces) must be covered. The existing duplex contains a total of four on-site parking spaces (one covered and one uncovered parking space for each unit), of which 50% (two parking spaces) of the total spaces on-site are covered. Each existing covered and uncovered parking space measures 10' x 20' and 9' x�0', respectively. The existing nonconforming duplex structure may be enlarged so long as it complies with current code parking requirements (see nonconforming requirements above). Therefore, parking variances are required for existing nonconforming conditions for the number of parking spaces (four existing spaces where five are required), percentage of covered parking spaces (50% of existing spaces are covered where 80% is required), and for parking provided in tandem configuration (each spaces is required to independently enter and exit the site). No changes are proposed to the existing on-site parking. 1 Existing lot coverage is nonconforming (46.4% existing where 40% is the maximum allowed). Variance required for existing nonconfornung lot coverage to expand an existing duplex. 2 Existing parking is nonconforming (four existing parking spaces where five parking spaces are required) (50% of spaces are covered where 80% of spaces are required to be covered) (spaces are provided in tandem configuration where each space needs to independently enter and exit the site). Parking variances required for existing nonconforming parking conditions to expand an existing duplex. Staff Comments: See attached. Planning staff would note that a second story addition to an existing duplex is not subject to design review. 2 Variances for Existing Nonconforming Lot Coverage and Parking 709-713 Crossway Road May 27, 2003 Study Meeting: At the Planning Commission study meeting on May 27, 2003, the Commission noted that the requested changes are minimal and will not intensify the development on the site (May 27, 2003, Planning Commission Minutes). The Commission requested that Planning staff add a condition of approval to tie the variances to this proposed structure; if the building envelope was expanded or demolished in the future the variances would become void. The Commission placed this item on the consent calendar for action when there is space on the calendar. Required Findings for Variance: In order to grant a variance 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 properiy involved that do not apply generally to properly in the same district; b) the granting of the application is necessary for the preservation and enjoyment 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 and potential uses of properties in the general vicinity. Variance Findings for Existing Lot Coverage: This lot is irregularly-shaped (trapezoid); the existing duplex building currently exceeds the maximum allowed lot coverage (46.4% where 40% is allowed); the proposed second story addition will not increase the existing lot coverage, and therefore will not affect the character of the neighborhood and will not have a detrimental impact on the character of the adjacent properties. The proposed second story addition is designed within the allowed building envelope and is at the rear of the site, and the proposed materials for the addition match the materials on the existing structure; therefore, the second story addition is compatible with the mass and character of property and of the neighborhood. Based on these findings, the project is found to be compatible with the variance criteria listed above. Variance Findings for Existing Parking: The existing duplex building was built with two covered and two uncovered parking spaces arranged in tandem configuration; although the existing on-site parking is nonconforming (4 parking spaces provided, where 5 parking spaces are required; 50% of existing spaces are covered where 80% is required; parking provided in tandem configuration), the proposed project consists of enlarging an existing bedroom and there is no increase in the number of bedrooms on the site. The proposed bedroom enlargement will not add additional vehicles to the site, will not alter the character of the neighborhood, and will not have a detrimental impact on the character of the adjacent properties. Based on these findings, the project is found to be compatible with the variance criteria listed above. 3 Yariances for Existing Nonconforming Lot Coverage and Parking 709-713 Crossway Road Planning Commission Action: The Plarming Commission should hold a public hearing. Affirmative action should be by resolution and include findings made for the lot coverage and parking variances, and the reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Department and date stamped May 20, 2003, sheets T-1, A1.0 through A1.4, and that any changes to the footprint or floor area of the building shall require an amendment to this permit; 2. that the lot coverage and parking variances shall only apply to this building and shall become void if the building is ever expanded, demolished or destroyed by catastrophe or natural disaster or for replacement; 3. that the conditions of the City Engineer's, the Chief Building Official's, and the Fire Marshal's May 12, 2003 memos, and the Recycling Specialist's May 9, 2003 memo, memo shall be met; 4. 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 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. Ruben Hurin Planner c. Winges Architecture, architect 4 City ofBurlingame Planning Commission Unapproved Minutes • has e applicant considered off-site remote d • the applicant should dress more thorou requested variance . in,� for the employees the question This item was s for the regular actio calendar when all th mforrr by the Planni g Department. This ' em concluded at 7: p.m. 2. 856 FA IELD ROAD, Z ED R-1 — APPLI TION FOR A GA GE WITHIN THE AR 40% OF THE OT (PAUL DIEP !1« TL`n.C+TT7AATATL`T T� TI�QTl�ATCD\D 11TT.'/-'�TDTAT�TATT.'D• CP Monroe prese ed a summary of the taff report. C� • applican should consider addi g more architectural of the ouse; perhaps consi r different garage do • the lan calls out four 2-inch box size Redwo ds commend planting j st three Redwoods. of the staff report. the character ve root systems, his item was set fo e regular action cale ar after all the information h been submitted and reviewed by the Planning D artment and there is available space on an the a da. This item concluded at 7:25 p.m. 3. 836 MAP AVENUE, ZONED 1— APPLICATION FOR SP CIAL PERMITS AND A C ITIONAL USE P T FOR A DETAC D GARAGE (GERARD TCHELL, APPLICANT D PROPERTY ��in. _ rr� O_ A(`iC�l1/"�T A TTC� .nTf�7 TT A T TL'C+T/-±ATL�D\ 'Dl1TC!"�T DT AATATL'D •!'' A T �DTATi'. R A T?R�'il? C� Monroe presented a / • would like the pli garage. 4. to explain if they May 27, 2003 a shuttle service t9 the site; hardship on the has for the and reviewed [�L PERMIT FOR DETACHED APPLICANT AND PROPERTY asked: �ail to the garage so that it : ; and more rafter detail; and they are large trees with e� issioners asked: the impact on the�adjacent neighbor of This item� set for the regular action c�endar when all the informJac�ion has been sub�ed and reviewed by the Pi ng Department and there is an available space on the agenda. This item c cluded at 7:28 p.m. 709-713 CROSSWAY ROAD, ZONED R-2 - APPLICATION FOR LOT COVERAGE AND PARKING VARIANCES FOR EXISTING NONCONFORMING CONDITIONS TO EXPAND AN EXISTING DUPLEX (JERRY WINGES, WINGES ARCHITECTURE, APPLICANT AND ARCHITECT; JACQUELINE DEPPIESSE PROPERTY OWNER) PROJECT PLANNER: RUBEN HUR1N Plr. Lewit presented a summary of the staff report. There were no questions regarding the project. The Commission commented that the requested changes are minimal and will not intensify the use of the site. Commission requested that staff condition the approval so that the variances would be tied to the proposed structure and be voided if the building envelope was expanded or demolished in the future. This item was set for the consent calendar when all the information has been submitted and reviewed by the Planning Department. This item concluded at 7:33 p.m. 2 ROUTING FORM DATE: May 8, 2003 TO: �Ciry Engineer Chief Building Ofiicial Fire Marshal Recycling Specialist _City Arborist _City Attorney FROM: SUBJECT: Planning Staff Request for a variance to expand a non-conforming structue at 713 Crossway Road, zoned R-2, APN: 029-045-280 . STAFF REVIEW: Monday, May 12, 2003 `� �-�y' ��-4�`� � �~� 0 �%� . ,i , , . / � �/ � / � Reviewed By: �i� Date of Comments: �� 3 ROUTING FORM DATE: May 8, 2003 TO: _City Engineer ✓�hief Building Official Fire Marshal _Recycling Specialist _City Arborist ,City Attorney FROM: Planning Staff SUBJECT: Request for a variance to expand a non-conforming structue at ? 13 Crossway Road, zoned R-2, APN: 029-045-280 . STAFF REVIEW: Monday, May 12, 2003 �� je�s }� d,.� �✓!hc%p%v ��t e�'G� �(��o i•.. .�c �s �-- .., e p� �l. ✓t�SS �C�UIrC�.eM.t',.S . v • 1� Reviewed Ey: Date of Comments: s//�- C7� ROUTIl�TG FORM DATE: May 8, 2003 TO: _City Engineer Chief Building Of�cial �Fire Marshal Recycling Specialist _City Arborist _City Attorney FROM: Planning Staff SUBJECT: Request for a variance to expanc� a non-conforming structue at 713 Crossway Road, zoned R-2, APN: 029-045-280 . STAFF REVIEW: Monday, May 12, 2003 �� 'e`sJ�� a�J�� C..Ze2��S� t��i�c��5 �a ��-��6� c�.�Q�a.,� _ �/G.�-� � ".��....is �@ o �r---� 5 v--`�.,`,, � �`-� $�c�,�� \'��`�S� �c��c�„p�� ? S d 60 �:.�.. v��.��' _ J "sti °t' ��J `�B � �- C�-� � -��..��- ��_ �� s--�� Reviewed By:�_ � Date of Comments: ��. %�'� 6Z � ROUTING FORM DATE: May 8, 2003 TO: _City Engineer _Chief Building Official Fire Marshal ✓ Recycling Specialist ,_Ciry Arborist _City Attorney FROM: Planning Staff SUBJECT: Request for a variance to expand a non-conforming structue at ? 13 Crossway Road, zoned R-2, APN: 029-045-280 . STAFF REVIEW: Monday, May 12, 2003 lr��f— S'�.e��' Sv�n�� Gt��-�--e � w i'` ��C��l ��` �� G'�'ylq /,t��U S 1�"' . � ✓ -� �� ( !rU C��' �� -Q�� Y� �� 'v��' �%rr�� ''�'� a��i� �, � / ��, S�r��i� G�Y �-er,� � tl� n� Reviewed By: Date of Gomments: .� 6 • OG City of Burlingame Planning Departmeat 301 Primrose Road P(650) 558-7250 F(650) 696-37� www.burlingame.or� ��, ��T. o.� BURLiNGAME APPLICATION TO THE PLANNING COMMISSION �.,m....••j'' Type of application: Design Review Conditional Use Permit Variance X Special Permit Other Parcel Number: O Zq '°`� S- ZQ� Project address: �' �� C�SSc�.t�r�-( ` APPLICANT �P P 1esscr Name:_J �� v�. �(� Addres s:�� C 1-a s5 �,y. �•� City/State/Zip: �JZ��N�`�`^�'c. CR' °t`'�aC) Phone (w): �)� �fl� PROPERTY OWNER ARCHITECT/DESIGNER Name:_��iJ�F�S F�ZF.t��`C�JcS Address: � 1� �j�h �ct(� �3 (( City/State/Zip: ��n,��N�.��, C.(}- �i`Kci'C� Please indicate with an asterisk * Phone (w): (n� • � �t 3 • f ( �/ the contact person for this project. (h): ifl� PROJECT DESCRIPTION �►��• t�,c c� AFFADAVIT/SIGNATURE: I h r by certify under penalty of perjury that the information given herein is true and co ect to t est of my knowledge and belief. Applicant's signature: Date: �- � • �� I know about the proposed application d hereby authorize the above applicant to submit this application to the Planning Commissio . Property owner's signature: �� Da : � � � � �C�N��S�. �5 A�-�� i Date submitted: MAY - 8 2003 CITY OF BURLINGAME ��P� PLANNING DEPT. Name: s� ��. CITY OF BURLINGAME VARIANCE APPLICATION DATE: May 12, 2003 APPLICANT: Jacqueline Deppiesse ADDRESS: 713 Crossway Road Burlingame, CA 94010 RECEfVED MAY 1 2 2003 CITY OF BURLINGAME PLANNING DEPT. A. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. Our objective is to enlarge one bedroom and add one bathroom, and a variance is needed for the existing conditions due to the following facts. This lot was created long ago irom subdivision and recombination of lots, and is an odd size and a trapezoidal shape. The existing R-2 residence was built under previous zoning regulations and does not conform to four current Bu�lingame City Planning conditions: covered parking, lot coverage, front setback, and side setbacks. In order to do any type of modification, including bringing one of the non-conforming conditions into compiiance, all non-conforming conditions must be corrected. This would result in relocating exterior walls, permanently removing a portion of the existing building and creating additional non-conforming conditions (i.e.: additional covered parking in the front setback). 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 irom the denial of the application. The existing small bedroom sizes and a single small bath serving the bedrooms is inadequate for today's living patterns and the Owner's privacy needs. The Owner wishes to create a master bedroom by enlarging one of the small bedrooms and giving it it's own bathroom. It is a reasonable property right to allow such a minimal change to accommodate family requirements and potential future caretaker needs. We have limited the improvements to the rear portion of the second story of the building in order to minimize any impact on the lot or neighboring properties. To deny the request is a hardship on the Owner and removes the right to correct inadequate and substandard conditions, to allow privacy of family members or future caretakers, as well as not allowing full enjoyment and use of the property. ��2�d 06Z£969�01 i621�b� 0S9 3af11�31IH�ati S3JNIM�WO�l� dS£�S0 �00Z-Zi-1.tiW MAY-12-2063 05:36P FROM:WINGES ARCHITECTURE 650 3431291 T0:6963790 P:3�3 �6uip�inq pasodad/6uiislxa ay� se s�i�si�al�e�ey� u6isap awes ayl aney s6wp�inq 6wpuna�ns ay� �o �aqwnu y�6u�p�inq �ew6uo ay� �o �ed a�g �lool II!M uoi�ippe ayi 'paysiu�} uayM '6uip�mq 6wlsixa ay� o� �o�o� pue y�dap anea '�ei�a�ew 6uyoa 'y�3id �oo� 'saysiu� �oue�ca w y��ew ��inn u6isap ayl v(;iw�in �e�aua6 ay� ui sai�adad 6uiwo(pe uo sasn �eilualod pue 6ui�sixa ay� �o �al�e�ey� pue ��nq ssew 's�ilaylsae ay� y�w► a�qiledwo� aq l�a(ad pesodad ay� ��inn nnoH �Q � s3uawa�inba� 6w��ed ��a�}e �ou ��inn uoi��ppe �ou�w siyl pue pa�ea» 6uiaq e�e swooapaq a�ow oN �saa�� +,pE o� �aqwnu e �(q s�oqy6�au wo�} pa�e�edas si �ey� 6uip�inq ayi �o ap�s e uo pele�o� si ivawanadwi siy� a�uis '6uipeys �euoi�ippE �(ue aq a�ay� II!^^ �ou a6uey� �ou ��w► sanss� �(�eni�d ' woapaq 6w�sixa ue o3 si �uawanadwi ay� 's�oqy6iau lua�e(pe o� sp�e6a� yliM �ado�enu3 3u6iaH 6uiui��ap ay3 pue suoi3e3iwy �y6iay 's�{�eqias �ea� pue ap�s se y�ns sluawa�mba� 6wuue�d awe6w��n8 lua�m� ��e o3 sw�o�uo� se ��a�n se sapo� 6wp�inq II� laaw ��inn �ooy puo�as ay� uo pa�inba� ea�e nnau ayl �o u6isap siyl �a�uaivanuo� �o a�e��ann �e�aua6 '�a�es 'y3�eay �i�qnd o� �o �iui��n eyi ui s�uawanadwi �o �(}�adad o� snoi�nlui �o �e�uawuiap aq lou ��inn uoi�e�o� pasodad ay} le asn pasodacl ay� �(ynn uie�dx3 '� RESOLUTION APPROVING CATEGORICAL EXEMPTION, LOT COVERAGE AND PARHING VARIANCES RESOLVED, by the Planning Commission of the City of Burlingame that: WI�REAS, a categorical exemption has been proposed and application has been made for lot coverage and parking variances for existin� nonconfornung conditions for a second floor addition to an existin�duplex structure at 709-713 Crossway Road, zoned R 2, 7acqueline D_pe iep sse, propertv owner, 713 Crossway Road, Burlingame, CA 94010; APN: 029-045-280; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on February 24, 2003, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this comxnission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Article 19, Section 15301 - Existing Facilities, Class 1(e)(1), Additions to existing structures provided that the addition will not result in an increase of more than 50 % of the floor area before the addition, or 2500 SF, whichever is less, is hereby approved. 2. Said lot coverage and parking variances are approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such lot coverage and parking variances axe as set forth in the minutes and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chai.rman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 9th day of June 2003, by the following vote: Secretary EXHIBIT "A" Conditions of approval for categorical exemption, lot coverage and parking variances. 709-713 Crossway Road Effective June 16, 2003 l. that the project shall be built as shown on the plans submitted to the Planning Departrnent and date stamped May 2U, 2003, sheets T-1, A1.0 through A1.4, and that any changes to the footprint or floor area of the building shall require an amendment to this permit; 2. that the lot coverage and pazking variances shall only apply to this building and shall become void if the building is ever expanded, demolished or destroyed by catastrophe or natural disaster or for replacement; 3. that the conditions of the City Engineer's, the Chief Building Official's, and the Fire Marshal's May 12, 2003 memos, and the Recycling Specialist's May 9, 2003 memo, memo shall be met; 4. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construcrion 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 5. that the project shall meet all the requirements of the Califomia Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame. ,i" ,�'. r p � , �� ,. ey: � ;y �, � � / "%/i '� +rA�� r 'i, \ j ,r.. 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R.... � s . � W City of Burlingame Item # 4 Variances for Lot Coverage and Parking Study Item Address: 709-713 Crossway Road Meeting Date: 5/27/03 Request: Lot coverage and parking variances for existing nonconfornung conditions to expand an existing duplex. Applicant & Property Owner: Jacqueline Deppiesse Architect: Winges Architecture General Plan: Medium Density Residential APN: 029-045-280 Lot Area: 6,379 SF Zoning: R-2 Summary: Currently, there is a 4,275 SF two-story duplex structure on this trapezoid-shaped site which contains a two-bedroom unit at 709 Crossway Road, and a three-bedroom unit at 713 Crossway Road. The applicant is proposing to expand an existing bedroom on the second floor at 713 Crossway Road. The proposed addition at the rear of the structure measures 375 SF in area (14'-4%2" x 26'-0%2") and is set back 17'-0" from the rear property line and 31'-6" from the front property line. The applicant is requesting the following: • Variance for existing nonconforming lot coverage to expand an existing duplex (46.4% existing where 40% is the m�imum allowed). The existing nonconfornung lot coverage would not be increased with this project (CS 25.30.070 and CS 25.50.080, a, d-3-A, and e); and • Parking variances for existing nonconforming conditions: the number of parking spaces (four existing parking spaces where five spaces are required), percentage of covered parking spaces (50% of existing spaces are covered where 80% is required), and for parking provided in tandem configuration (each spaces is required to independently enter and exit the site) (CS 25.70.032, 2, 3, and 3a). The existing duplex structure is nonconforming in side and front setback requirements and because it exceeds lot coverage by 411 SF (2963 SF, 46.4% existing where 2552 SF, 40% is the maximum allowed). The nonconforming section of the zoning code allows an existing nonconforming duplex structure to be enlarged so long as the entire structure is made to conform to all parking and physical dimensional standards of the R-2 District (CS 25.50.080, a, d-3-A, and e). However, existing first and second floor setbacks and building height standards are exempt from this requirement as long as the existing nonconforming setbacks and height are not increased or extended by the proposed project (CS 25.50.080, e). However, the nonconforming provisions of the code do not exempt lot coverage. Therefore, a variance for existing nonconforming lot coverage is required (46.4% existing where 40% is the maximum allowed). It should be noted that the groposed 375 SF second floor addition would not increase the existing nonconforming lot coverage or the existing nonconforming front and side setbacks (existing structure and proposed addition comply with building height requirements). The existing on-site parking is nonconforming in the number of parking spaces, percentage of parking spaces which are required to be covered, and parking spaces provided in tandem configuration. Two parking spaces for each unit (one covered and one uncovered) are provided in tandem configuration and vehicles back onto Crossway Road (vehicles are allowed to back into the public right-of-way for duplexes). The covered parking spaces are provided in an attached garage. The proposed addition would not increase the number of bedrooms, only enlarge an existing bedroom on the second floor at 713 Crossway Road. Based on the number of existing bedrooms in each unit (2 bedrooms at 709 I � 2 Yariances for Existing Nonconforming Lot Coverage and Parking 709-713 Crossway Road Crossway Road and 3 bedrooms at 713 Crossway Road), a total of five parking spaces are required on- site, of which 80% (four parking spaces) must be covered. The existing duplex contains a total of four on-site parking spaces (one covered and one uncovered parking space for each unit), of which 50% (two parking spaces) of the total spaces on-site are covered. Each existing covered and uncovered parking space measures 10' x 20' and 9' x 20', respectively. The existing nonconforming duplex structure may be enlarged so long as it complies with current code parking requirements (see nonconforming requirements above). Therefore, parking variances are required for existing nonconforming conditions for the number of parking spaces (four existing spaces where five are required), percentage of covered parking spaces (50% of existing spaces are covered where 80% is required), and for parking provided in tandem configuration (each spaces is required to independently enter and exit the site). No changes are proposed to the existing on-site paxking. ' Existing lot coverage is nonconforming (46.4% existing where 40% is the maximum allowed). Variance required for existing nonconforming lot coverage to expand an existing duplex. 2 Existing parking is nonconforming (four existing parking spaces where five parking spaces are required) (50% of spaces are covered where 80% of spaces are required to be covered) (spaces are provided in tandem configuration where each space needs to independently enter and exit the site). Parking variances required for existing nonconforming parking conditions to expand an existing duplex. Staff Comments: See attached. Planning staff would note that a second story addition to an existing duplex is not subject to design review. Ruben Hurin Planner c. Winges Architecture, architect 2 .. . ",� � �l�/ � �� r � J ARCHITECTS May 20, 2003 RECEIVED Mr. Ruben Hurin MAY 2 0 2003 c/o City of Burlingame Planning Department CITY OF BURLINGAME 501 Primrose Road PLANNING DEPT. Burlingame, CA 94010-3997 Ref: 713 Crossway - Response to May 15, 2003 Bldg. Plan Review Comments Dear Ms. Akin, The items below are listed to correspond to the plan check comments, copy attached, based on plans submitted May 9, 2003. All comments requiring revisions have been corrected on the original drawings and clouded with a delta no. 1. Items that are merely clarifications are noted below. A. Lot Coverage —1. Acknowledged; see Variance Application 2. Exterior dimensions have been provided on the Main Floor Plan (Sheet A1.1) B. Setback —1. Acknowledged; see Variance Application 2. Acknowledged; see Variance Application 3. Existing and Proposed front side and rear setback dimensions have been provided to site plan (Sheet A1.0) C. Height —1. Acknowledged D. Declining Height Envelope —1. Point of Departure has been added to Sheet A1.3, East Elevation E. Parking —1. Acknowledged; see Variance Application 2. Dimensions to the driveway have been provided. F. Miscellaneous —1. Elevations have been corrected to correspond to the accurate direction. Department Comments: Fire Marshal —1. Egress. A note indicating the clear opening of the new windows for egress has been provided on Sheet A1.4. The new windows on the West Elevation each have 9.1 s.f. of clear opening; required is 5.7 UFC. 2. Fire Sprinklers. Calculations regarding the requirement of fire sprinklers based on a dollar cost amount have been provided on Sheet T-1. Note indicates that value of work is below the required dollar amount to require mandatory installation of fire sprinklers. City requirements and factors obtained through the Burlingame Fire Department to calc these figures. Chief Building Engineer — 1. Egress. A note indicating the clear opening of the new windows for egress has been provided on Sheet A1.4. The new windows on the West Elevation each have 9.1 s.f. of clear opening; required is 5.7 s.f. per UFC. WINGESARCHITECTS, INC. 1290HOWARDAVE. STE311, BURLINGAME, CA94010/FAX: (650) 343-1291/infoCa�winaesaia.com/TEL (650) 343-110i ARCHITEC7URE / MASTER PLANNING / INTERIOR ARCHITECTURE / SPACE PLANNING / DESIGN COUNSELING �' ' -ti �l�/ � �� r � J ARCHITECTS City Engineer —1. Site Drainage. Note and line indication of proposed site drainage have been added to Sheet A1.0. Line work shows all rain water leaders have been collected and drain to daylight at face of curb. Note indicates that the need for a sump pump must be reviewed in the field by the contractor (lack of slope). Recycling Specialist —1. Permit. Noted. Attached are ten complete bound sets of revised plans for re-submittal. This response should respond to all comments. Please call us at (650) 343-1101 if you have any further questions. Thank you. Sincerely Matthew D. Meffo d Project Manager cc: Jaqueline Deppiesse attachments WINGESARCHITECTS, INC. 1290 HOWARDAVE. STE 311, BURLINGAME, CA 94010/FAX: (650) 343-1291 /infolo�winaesaia.com/TEL (650) 343-1101 ARCHITECTURE / MASTER PLANNING / INTERIOR ARCHITECTURE / SPACE PLANNING / DESIGN COlJNSELING � � �. Planning Dept. — Plan Check Comments 709-713 Crossway Road Lot Area: 6379 SF Zoning: R-2 Lot 196.1 : (11' x 17'-10" _....._ .................�....... ..................................................-- 21.4 ;(2' x 5'-4") x 2 -- .................. _....... ..................... _................. ........... _ _. _ 17 ; (1'x8'-6")x2 __........_.......; ................._._...__................................-- 3.9 ; (0'-9" x 5'-3") Z9 b3 � 3 „x Bay windows _ Bay window 2552 SF (40° maximum allowed ��.y°l�� Existing lo coverage exceeds the maximum allowed in the code and is nonconforming. There is no increase in lot coverage with the proposed second story addition. Code Section 25.50.080 states that if the structure is nonconforming because it exceeds the lot coverage limitations of the district in which it is located, the structure may be altered so long as the lot coverage is not increased and all other district standards are met. Therefore, the existing structure and proposed addition must comply with current code standards in the R-2 District for lot coverage, setbacks, height, declining height envelope, and parking. Lot coverage variance required for �6:8% existing lot coverage, where 40% is the maximum allowed. C[�(o .'�'fo� " Above calculations were scaled. Please provide exterior building dimensions on Main Floor Plan so that the existing lot coverage can be accurately calculated. 2. Setbacks . _. _. _ .............., _ Existing Proposed Allowed/Required Front: 12'-6"' no change 15'-0" Front (Garage): 21'-0" no change _ 20'-0" .Side (Right): 5'-0"2 7'-0" (2"d floo�) 7'-0" (Left): 5'-0"2 no chan�e_ 7'-0" _._ Rear (15� flr): 17'-0" no change 15'-0" 2"d flr : 17'-0" 17'-0" 15'-0" ' Existing front setback does not comply with the minimum front setback requirement (12'-6" existing, 15'-0" minimum required). Front setback variance required for existing nonconforming front setback. s Existing right and left side setbacks do not comply with the minimum side setback requirements (5'-0" existing, 7'-0" minimum required). Side setback variance required for existing nonconforming side setback. * Provide existing and proposed front, side and rear setback dimensions on Site Plan. Heiaht top,of.curb elevation.;.....G.'2.89'._+....�.-2.92.�)�..�..?.....-....-2.9' ...................._._.....�..�..._._....._._....._....� Existing: ;-2.9' + 24.31' = 27.21' (24'-4" from avg. t.o.c.) Proposed: �-2.9' + 22.98' = 20.1' (23'-0" from avg. t.o.c.) Maximum Allowed: �-2.9' + 30' = elevation 27.1' (30'-0" from avq. 1 • Existing and proposed building heights comply with height regulations. Y � Planning Dept. — Plan Check Comments 709-713 Crossway Road page 2 ueci�mng Me�gr�i tnvetope Point of Departure: f-2.89' +(-1.93')] / 2=-2.41' * Show declining height envelope point of departure elevation (-2.41') on East Elevation. Currently plans do not indicate point of departure elevation for declining height envelope. 6. Miscellaneous * Both building elevations on sheet A1.3 are labeled East Facing Elevation. I believe the top elevation should be North Facing Elevation? Please verify and revise. ' Existing parking is nonconforming. Based on the number of existing bedrooms (no increase in the number is proposed, only to expand an existing bedroom), a total of 5 parking spaces are required, 80% (4 spaces) of which must be covered. Therefore, a parking variance is required for the number of spaces (4 existing, 5 required), for covered parking (50% existing covered, 80% required), and for tandem parking (each space must access the site independently). CITY OF BURLINGAME PLANNING DEPARTMENT TEL. (650) 558-7250 FAX. (650) 696-3790 FACSIMILE TRANSMITTAL SHEET TO: FROM: Matt Mefford Ruben Hurin, Planner COMPANY: Winges Architecture FAX NUMBER: (650) 343-1291 RE: 709-713 Crossway Road, Burlingame DATE: May 15, 2003 TOTAL NO. OF PAGES: 7, including the cover sheet ❑ URGENT Q FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE Matt, Attached please find my plan check comments for the project at 709-713 Crossway Road, Burlingame. In the comments, you will find requests for additional information and clarification on the plans (asterisked items). Once these items have been addressed on the plans, please submit 10 copies of revised plans. Also attached are comments from the City Engineer, Chief Building Official, Fire Marshal, and Recycling Specialist. These comments can be addressed at time of building permit submittal. This afternoon we will be discussing the Planning Commission's May 27th agenda and will have a better idea if this project can be scheduled for that meeting. I'll call you this afternoon to let you know. In the meantime, I would suggest resubmitting the revised plan as soon as you can. Sincerely, Ruben Hurin Planner 501 PRIMROSE ROAD • BURLINGAME CA • 94010