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Home My WebLink About701 Vernon Way - Staff ReportPROJECT LOCATION 701 Vernon Way Item # Consent Calemdar City of Burlingame Item # Zb Consent Calendar Desig�a Review, Special Permit a�zd Parki�zg Varia�zce Address: 701 Vernon Way Meeting Date: 3/13/06 Request: Design review, special pennit and parking variance for a first and second story addition with an attached garage. Applicant and Architect: Randy Grange, TRG Architects APN: 029-172-080 PropertV Owner: Jeffrey Bashaw Lot Area: 4979 SF General Plan: Low Density Residential Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15301 Class 1(e)(1) - additions to existing structures provided the addition will not result ui an increase of more than 50% of the floor area of the structures before the addition. Summary: This site is located at the corner of Vernon Way and Bloomfield Road. The existing single story house with a detached garage contains 1,772 SF (0.36 FAR) of floor area and has two bedrooms. The applicant is proposing a first floor addition (268 SF) and a new second floor (584 SF). The first floor addition would connect the rear of the house to the existing garage and therefore requires a special permit for an attached garage (a portion of the garage will be removed to comply with the rear setback requirement of 15'-0"). With the proposed addition, the floor area will increase from 1,772 SF (0.36 FAR) to 2,482 SF (0.50 FAR) where 2,493 SF (0.50 FAR) is the maximum allowed (includes porch and chimney exemptions) (project is 11 SF below the maximum ailowed FAR). Planning staff would note that for setback purposes, the frontage along Vernon Way is considered to be the lot front since it is the shorter street frontage. With the addition, the number of bedrooms will increase from two to three. Two parking spaces, one of which must be covered, are required on site. The existing on-site parking is nonconforming since only one parking space (covered, 10' x 20' clear interior dimensions) is provided. There is 10' in the driveway (as measured to the edge of sidewalk), but it does not meet the uncovered 9' x 20' minimum requirement. There are no changes to the number of on-site parking spaces with this application. Therefare, a parking variance is required for one on-site parking space where two spaces are required for increasing the number of bedrooms in the house from two to three. All other zoning code requirements have been met. The applicant is requesting the following: • Design Review for a first and second story addition (CS 25.57.010, a, 5); • Special permit for an attached one-car garage (CS 25.28.035, a); and Parking variance for number of on-site spaces (one parking space existing and provided (covered); no uncovered on-site parking is provided) (CS 25.70.030, b). Design Review, Special Pe�mit anrl Parking Variance 701 Vernon Way 701 Vernon Way Lot Area: 4979 SF Plans date stam ed: Janua 25 and March 1, 2006 Existing Proposed Allowed/Required SETBACKS ____ _ _. .. _ . ...._._ __...... _ _.. _.. _.._.._. _._.._._ Front (Ist flr): 15'-0" (Vernon Way) no change 15'-0" (2nd flr): none 48'-8" 20'-0" __ _... _ _._ - _ _. _; . ... _ _.... _...._. Side (interior): 3'-8"' 18'-11" 4'-0" (exterior —1 S` flr): 4'-9"2 8'-0" 7'-6" (exterior — 2id flr): none average of 12'-0" average of 12'-0" - __ , -_ . .__._._ _...; _.... .. .. Rear (Ist flr): 39'-2" to house 15'-0" 15'-0" (2�id flr): none 20'-0" 20'-0" _ _ __. __... ... _ _ ..___ __-- _ _ _.._._.. ; _ . � Lot Coverage: 1772 SF 1988 SF 1992 SF 35.5% 39.9% 40% FAR: 1772 SF 2482 SF 2493 SF 0.36 FAR 0.50 FAR 0.50 FAR # of bedrooms: 2 3 --- Parking: 1 covered 1 covered 1 covered �io� X 20�� io� X 20�� io� X 20�� 0 uncovered' 0 uncovered4 1 uncovered (9' x 20') Garage: detached attacheds special permit if attached Height: 19'-0" 27'-0" 30'-0" _.. ___ _.... _ . _...-----+----- -----_ _.._.._ _;. .... - -- ____.... _.._.._._.__ DHEnvelope: n/a complies see code ' Existing nonconforming interior side setback (3'-8" existing where 4'-0" is required). z Existing nonconforming exterior side setback (4'-9" existing where 7'-6" is required). 3 Existing nonconforming on-site parking (one on-site parking space existing where a minimum of two parking spaces are required). 4 Parking variance for number of on-site spaces (one parking space existing and provided (covered) where a minimum of two parking spaces are required) (CS 25.70.030, b). ' Special permit for an attached one-car garage (CS 25.28.035, a). Staff Comments: See attached. 2 Desigrr Rew�ew, Specia[ Perr��it anrl Pm•king Variance 701 �ernori Wci�� Design Review Study Meeting: At the Plarming Commission design review study meeting on February 13, 2006, the Commission suggested several changes to the project and placed this item on the consent calendar (February 13, 2006 Planning Commission Minutes). The architect submitted a response letter and revised plans (sheets A-4 tlu-ough A-6), date stamped March 1, 2006. Listed below are the Commissions' suggestions and responses by the applicant. 1. Are tlze proposed Fre�zcJt doors iiz tlae garage going to be 7'-6" tall? • The revised plans show the French doors at the rear of the garage increased in height from 7'-6" to 8'-0" and the side access doar decreased in height from 7'-6" to 6'-8" (see revised building elevations sheets A-5 and A-6). 2. O�7 tlte existing front existiiig windows are changed, clarify. elevation, two different wi�idow patterns are sltown, pla�zs note that to reiraain, but shoivs differeiit fnullions, will the existi�ig windows be • The existing windows will be replaced with new windows. The style and mullion pattern will be consistent throughout the house (see revised building elevations). 3. Look at sca[e of wii:dow i�z t/ze stairwell, look at clza�zging to tlrree separatecl vertical paiaels, tl�e large window proposed co�ztribute to the large mass of the stairwe[I. • The size and style of the window in the stairwell was not changed. However, to address the Commissions' concern about the mass of the stairwell, the roof configuration at the stairwell and garage was revised from gable to hip (see revised building elevations). In addition, the plate height of the stairwell was reduced by approximately 1'-0" from 8'-0" to 7'-0". 4. Might want to consider addi�zg a window in the di�zi�zg room facing the neiglzbor on Vernon, woarld be nice for tJze dini�zg area mid break i�p tlze wall for tlie i�eiglzbor. • In his letter dated February 28, 2006, the architect notes that the property owners considered adding a window in the dining room, but decided not to because it is not part of the addition area and would not otherwise be impacted. In addition, the wall is used for cabinetry and there would be no view from this window. S. SlTotrld co�zsider pa�tting a gated fence for tlie kids to put tlieir bikes in tlze back ya►�d. • A gated fence was incorporated into the project (see revised Left Elevation, sheet A-4). 3 Desigri Review, Special Permit and Parking Variarzce 701 Vernon Way Design Review Criteria: The critena 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. Landscapiilg and its proportion to mass and bulk of structural coinponents. Findings: Based on the findings stated in the attached minutes of the Plaruling Cominissio�'s February 13, 2006, design review study meeting, that the first and second floor addition is well-designed and will improve the character of the block and enhance the design of the community, the project is found to be compatible with the requirements of the City's five design review guidelines. Findings for a Special Permit: In order to grant a special permit for an attached garage, the Planning Gommission must find that the following conditions exist on the property (Code Section 25.51.020 a- d): (a) The blend of inass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood; (b) the variety of roof line, facade, exterior finish materials and elevations of flie proposed new structure or addition are consistent with the existing structure, street and neighborhood; (c) the proposed project is consistent with the residential design guidelines adopted by the city; aild (d) removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is appropriate. Special Permit Findings for Attached Garage: Based on the findings stated in the attached minutes of fl1e Planning Commission's February 13, 2006, public meeting, that the existing garage will be reduced in size by 82 SF, that the first floor addition would connect the rear of the house to the existing detached garage which will remain in its existing location at the rear of the lot, that the attached on-car garage will be setback 15'-0" from the rear property line which complies with zoning code requirements, and that the attached garage is consistent with the design of the house, the project is found to be compatible with the special permit criteria listed above. n Design Review, Special Permit and Parking Variance 701 Vernon Way Required Findings for Variance: In order to grant a parking variance for number of on-site spaces (one parking space existing and provided (covered) where a minimum of two parking spaces are required), 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 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 ar 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 13, 2006, public meeting, that the existing house was built on this corner lot with an 8'-0" long driveway and without an uncovered parking space, that the back of the existing house would have to be demolished to provide an uncovered parking space, and that additional street parking is provided on this corner lot with two street frontages and a narrow curb cut along one side, 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, special permit and parking variance. 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 date stamped January 25, 2006, sheets A-1 through A-3, and date stamped March 1, 2006, sheets A- 4 through A-6, and that any changes to building materials, exteriar finishes, footprint or floor area of the building shall require an amendment to this permit; 2. 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; 3. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed 5 Design Review, Specia[ Permit and Parking Variance 701 vernon i7�ay professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury; 4. 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; 5. 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; 6. 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; 7. that the conditions of the City Engineer's, Chief Building Official's and Recycling Specialist's October 31, 2005, memos, the Fire Marshal's October 28, 2005, memo and the NPDES Coordinator's October 27, 2006, memo shall be met; 8. 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; 9. 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; and 10. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance. Ruben Hurin Planner c. Randy Grange, TRG Architects, applicant and architect C� City of Burlingame Desigia Review, Special Permit a�zd Parki�zg Varimzce Item # �� Design Review Study Address: 701 Vernon Way Meeting Date: 2/13/06 Request: Design review, special permit and parking variance for a first and second story addition with an attached garage. Applicant and Architect: Randy Grange, TRG Architects Property Owner: Jeffrey Bashaw General Plan: Low Density Residential APN: 029-172-080 Lot Area: 4979 SF Zoning: R-1 Summary: This site is located at the corner of Vernon Way and Bloomfield Road. The existing single story house with a detached garage contains 1,772 SF (0.36 FAR) of floor area and has two bedrooms. The applicant is proposing a first floor addition (268 SF) and a new second floor (584 SF). The first floor addition would connect the rear of the house to the existing garage and therefore requires a special pennit for an attached garage (a portion of the garage will be removed to comply with the rear setback requirement of 15'-0"). With the proposed addition, the floor area will increase from 1,772 SF (0.36 FAR) to 2,482 SF (0.50 FAR) where 2,493 SF (0.50 FAR) is the maximum allowed (includes porch and chimney exemptions) (project is 11 SF below the maximum allowed FAR). Planning staff would note that for setback purposes, the frontage along Vernon Way is considered to be the lot front since it is the shorter street frontage. With the addition, the number of bedrooms will increase from two to three. Two parking spaces, one of which must be covered, are required on site. The existing on-site parking is nonconforming since only one parking space (covered, 10' x 20' clear interior dimensions) is provided. There is 10' in the driveway (as measured to the edge of sidewalk), but it does not meet the uncovered 9' x 20' minimum requirement. There are no changes to the number of on-site parking spaces with this application. Therefore, a parking variance is required for one on-site parking space where two spaces are required for increasing the number of bedrooms in the house from two to three. All other zoning code requirements have been met. The applicant is requesting the following: • Design Review for a first and second story addition (CS 25.57.010, a, 5); � Special permit for an attached one-car garage (CS 25.28.035, a); and Parking variance for number of on-site spaces (one parking space existing and provided (covered) where a minimum of two parking spaces are required) (CS 25.70.030, b). 701 Vernon Way Lot Area: 4979 SF Existing SETBACKS Plans date Proposed Fro�it (lst flr): 15'-0" (Vernon Way) ; no change (2nd flr): none � 48'-8" : January 25, 2006 Allowed/Required 15'-0" 20'-0" Design Review, Special Pe�-nrit and Pcn-kntg Vai•ianee 701 Vernon Way 70! Vernon Way Lot Area: 4979 SF Plans date stam ed: Januar � 25, 2006 Existing '; Proposed Allowed/Required Side (interior): 3'-8"' ' 18'-11" ' 4'-0" (exterior —1 S` flr): 4'-9"z 8'-0" 7'_6" (e_rterior — 2"d flr): none average of 12'-0" ', average of 12'-0" __ _ __ _ . ; _ _ Rear (Ist flr): 39'-2" to house 15'-0° 15'-0" (2�td flr): none 20'-0" 20'-0" _.. __ _. _ __ _. :. _ Lot Coverage: 1772 SF 1988 SF 1992 SF 35.5% 39.9% ' 40% _ __ _ _ _. __ _ FAR: 1772 SF 2482 SF ' 2493 SF 036 FAR ' 0.50 FAR ' 0.50 FAR _ . _ # of bedroonis: 2 ' 3 ', --- __ _ __. _ __ _.. i _............ Parking: 1 covered 1 covered 1 covered �lo� X zo�) (io� X zo') (lo� X zo') 0 uncovered3 0 uncovered`� 1 uncovered : (9' x 20') Garage: detached attached5 special permit if attached _ _ __ _ __ _. ; _ _ Height: 19'-0" 27'-0" 30'-0" DHE�rve[ope: n/a complies see code ' Existing nonconfornling interior side setback (3'-8" existing where 4'-0" is required). 2 Existing nonconforming exterior side setback (4'-9" existing where 7'-6" is required). ' Existing nonconforming on-site parking (one on-site parking space existing where a miniinum of two parking spaces are required). � Parking variance for number of on-site spaces (one parking space existing and provided (covered) where a minimum of two parkin� spaces are required) (CS 25.70.030, b). 5 Special permit for an attached one-car garage (CS 25.28.035, a). Staff Comments: See attached. Ruben Hunn Planner c. Randy Grange, TRG Architects, applicant and architect 2