HomeMy WebLinkAbout616 Vernon Way - Staff ReportCity of Burlingame
Design Review Amendment
Address: 616 Vernon Way
Item No. 8d
Regular Action
Meeting Date: August 22, 2016
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Request: Application for Design Review Amendment for changes to a previously approved application for first
and second story additions to an existing single family dwelling.
Applicant and Designer: Rob Wehmeyer, Wehmeyer Design
Property Owners: Joshua and Hilary Henshaw
General Plan: Low Density Residential
APN: 029-182-140
Lot Area: 5,000 SF
Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions
to existing structures are exempt from environmental review, provided the addition will not result in an increase
of more than 50% of the floor area of the structures before the addition.
History and Amendment to Design Review: An application for Design Review for first and second story
additions to an existing single family dwelling at 616 Vernon Way, zoned R-1, was approved by the Planning
Commission on July 27, 2015 (see attached July 27, 2015 Planning Commission Meeting Minutes). The
applicant has not yet applied for a building permit.
On April 25, 2016, the applicant submitted revised FYI plans to the Commission for consideration. The
Commission requested that this FYI return for discussion as a Design Review Amendment, citing concerns with
the revised smaller porch and the new transom windows at the front elevation.
The applicant has made additional revisions to the front entry to address the concerns expressed by the
Commission at the FYI submittal. The plans date stamped August 8, 2016 and the letter dated August 2, 2016,
show and detail the July 27, 2015 approval, the April 25, 2016 FYI revisions, and the current Design Review
Amendment revisions.
With the Design Review Amendment application, the applicant is requesting approval of the following proposed
changes:
■ Revised front elevation to center the window under the gable at the left side and an altered roof line for
the e�ended porch eave;
• Revised exterior material at the first floor entry and at the first and second floor stairs at the center of the
house (stucco approved and 8-inch cedar siding proposed);
■ Replacing all the existing first floor windows with fiberglass clad wood windows with simulated true
divided lites to match the windows on the new second story;
■ The length of the windows will increase by 6 inches (2'-6" x 3'-6" windows approved where 2'-6" x 4'-0"
windows are proposed); and
■ The width of the wood door/window trim will be increased.
Project Description: The subject property is an interior lot. The existing single story house is U-shaped, with an
attached garage at the front of the house and a courtyard at the right side of the house.
The applicant proposes first and second story additions. The total proposed floor area is 2,700 SF (0.54 FAR),
where 2,700 SF (0.54 FAR) is the maximum allowed (including covered porch exemptions). The proposed
house is at the maximum allowable floor area ratio for the lot.
The existing attached garage will not be altered. The existing parking on site is non-conforming in the number of
spaces (2 spaces required where 1 space exists). There is 1 parking space (10' x 18') in the garage. There are
no code compliant uncovered parking spaces in the driveway leading to the garage because the length
measured to the inside edge of the sidewalk does not meet the minimum code requirement (17'-2" existing,
where 17'-6" is required to be counted as a non-conforming space and 18'-0" is required to meet the code
Design Review
616 Vernon Way
minimum for an existing full-length space). The existing house has 2 bedrooms and the number of bedrooms on
site will be increased to 4 with the proposed additions. Because the number of spaces for a 2 bedroom house is
the same as a 4 bedroom house (up to 4 bedrooms requires 2 on-site parking spaces), the increase of
bedrooms in this instance does not trigger an increase in parking spaces. The number of required parking
spaces is not being increased, and the existing, non-conforming parking conditions will remain.
The existing house is non-conforming in lot coverage, exceeding the allowable lot coverage maximum by 55 SF
(41 % lot coverage exists where 40% is the maximum allowed). There is no record of permits for the 144 SF
detached structure in the rear of the lot, so this structure is not counted in existing lot coverage and with the
proposed project, the structure will be demolished. The applicant will not be increasing the existing non-
conforming lot coverage on site. All other Zoning Code requirements have been met.
The applicant is requesting the following applications:
■ Design Review for a second story addition (C.S. 25.57.010 (a) (2)).
616 Vernon Way
Lot Area: 5,000 SF
SETBACKS ',.
Front (1st flr): '
(2nd flr): ''
Side (left): ; 4'-6"
_ (right): 2'-10" z
_ _
Rear (1st flr): ' 12'-6" 3
(2nd flr): ; _ ---
Lot Coverage: ' 2,055 SF 4
FAR:
# of bedrooms:
__
Parking:
Height: ;
DH Envelope: I
_ _
Plans date stamped: Ju
EXISTING APPROVED PLANS AND
PROPOSED AMENDMENT
24'-9"
15'-0" '
41%
_.
2,090 SF
0.42 FAR
2
1 covered
(10' x 18')
0 uncovered 6
_ __
16'-4"
_......
23'-7"
No change
No change
_
No change
No change
No change
No change
2,055 SF 4
41%
_
2,626 SF
0.53 FAR
No change
No change
No change
2015 and August 8, 2016
ALLOWED/REQ'D
_ __
17'-11"
20'-0"
25'-0"
__. .
4'-0"
4'-0"
15'-0"
20'-0"
2,000 SF
40%
__ _ _
2,700 SF 5
0.54 FAR
__. _
_ _
1 covered
(10' x 18')
1 uncovered
(9' x 20')
30'-0"
C.S. 25.26.075,b,2 applied CS 25.26.075
' Existing, non-conforming setback to the attached garage.
Z Existing, non-conforming right side setback.
3 Existing, non-conforming rear setback.
4 Existing, non-conforming lot coverage (does not include accessory structure in rear yard).
6 (0.32 ;c 5,000 SF) + 1100 SF= 2,700 SF (0.44 FAR).
Existing, non-conforming number of parking spaces (2 spaces required where 1 space exists).
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616 Vernon Way
Staff Comments: See attached memos from the Chief Building Official, Fire Division, Engineering Division,
Parks Division, and Stormwater Division.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
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.
Planning Commission Action:
The Planning Commission should conduct a public hearing on the application, and consider public testimony and
the analysis contained within the staff report. Action should include specific findings supporting the Planning
Com�nission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any
actior� should be stated clearly for the record. 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 Division date stamped July
6, 2015, and revised plans date stamped August 8, 2016 sheets A0.0, A1.0, A2.0, A3.0, A3.1, A3.2,
A3.3, and A7.0;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staffl;
3. 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), shall require an amendment to this permit;
4. that the conditions of the Engineering Divisions March 31, 2015 memo, the Building Division's March 18,
2015 memo, the Parks Division's March 23 and June 1, 2015 memos, the Fire Division's March 25, 2015
memo, and the Stormwater Division's March 24, 2015 memo shall be met;
5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private property, if feasible, as determined by the Community Development Director;
6. 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 comply with all the
regulations of the Bay Area Air Quality Management District;
7. that prior to issuance of a building permit for construction of the project, the project construction plans
shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning
Commission, or City Council on appeal; which shall remain a part of all sets of approved plans
throughout the construction process. Compliance with all conditions of approval is required; the
conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
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616 Vernon Way
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;
9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit;
10. that the project shali meet all the requirements of the California Building and Uniform Fire Codes, 2013
Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. 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;
12. 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 Division; and
13. that prior to final inspection, Planning Division 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.
IErik� Lewit
5enior Planner
c. Rob Wehmeyer, applicant
Atta�hments:
AppVicant's explanation of proposed revisions, dated August 2, 2016
Minutes from the July 27, 2015 Design Review Action Meeting
Application to the Planning Commission
Planring Commission Resolution (Proposed)
Notice of Public Hearing — Mailed August 12, 2016
Aerial Photo
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