HomeMy WebLinkAbout701 Vernon Way - Staff ReportPROJECT LOCATION
701 Vernon Way
(photograph taken on February 15, 2007)
Item # L—
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Action Item
City of Burlingame
Amendment to Design Review
Item #
Action Item
Address: 701 Vernon Way Meeting Date: 2/26/07
Request: Amendment to design review for changes to a previously approved first and second story
addition.
Applicant and Architect: Randy Grange, TRG Architects APN: 029-172-080
Property 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) - addirions to
existing structures provided the addition will not result in an increase of more than 50% of the floor
area of the structures before the addition.
History: On March 13, 2006, the Plaiuung Commission approved by consent calendar an application
for design review, special permit for an attached garage and parking variance far number of on-site
parking spaces (one covered space provided where two parking space are required) for a first and
second story addition (March 13, 2006, P.C. Minutes). A building permit was issued on July 6, 2006,
and construction is nearing completion.
Proposed Revisions: This project was brought to the Planning Commission on February 12, 2007, as
an FYI item for as-built changes to a previously approved design review project at 701 Vernon Way,
zoned R-1. The Planning Commission expressed a concern with the changes and requested that the
item be brought back as an action item at the next Planning Commission meeting. The applicant
submitted a letter together with revised plans, dated January 31, 2007, which include the following as-
built changes:
1. Left Elevation (Bloomfield Road)
• Style of garage door changed to remove the vertical elements.
• First floor windows next to garage changed from double-hung to casement.
• Size of stairway window reduced from 7'-0" to 6'-0" in height.
� Fourth window from left side changed from double-hung to casement. Shutters eliminated
from this window.
2. Right Side Elevation
� Grids added to patio doors.
• First floor windows to the right of the patio doors changed from double-hung to casement. Size
of window next to the patio doors increased in size from 3'-6" to 5'-0" in height.
• Patio door and exterior light at far right side of house eliminated.
• Windows above the patio door changed from rivo to three windows.
• Second floor windows at right half of house: grid pattern changed on middle window from
divided lites to 9 divided lites.
• Horizontal trim band removed between first and second floors.
3. Front Elevation (Vernon Way)
• First floor windows at right side of house: grid pattern changed from 8 divided lites to 12
divided lites. Shutters eliminated from these windows.
Amendrnent to Design Review 701 Vernon Wc�y
The proposed as-built changes do not affect the previously approved building envelope and
development standards. The applicant is requesting the following:
Amendment to design review for changes to a previously approved first and second story
addition (C.S. 25.57.010).
Summary of Previously Approved Project: 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 floar 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 parch 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 far one on-site parking space where two spaces are required
far increasing the number of bedrooms in the house from two to three. All other zoning code
requirements have been met. The previously approved project included the following applications:
• 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).
This space intentionally left blank.
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Amendment to Design Review
701 Vernon Way
Lot Area: 4979 SF
701 vernon Way
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 —1S` flr): 4'-9"Z 8'-0" 7'-6"
(exterior — 2"d flr): none average of 12'-0" average of 12'-0"
_ ..... _.. . . . .. _ . __ __ . _.... ___ _....... _ ....... .... ..
Rear (I st flr): 39'-2" to house I S'-0" 15'-0"
(2nd 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 bedroo�ns: 2 3 ---
Parking: 1 covered 1 covered 1 covered
�io� X 20�� �io� X ao�� �io� X 20��
0 uncovered' 0 uncovered4 1 uncovered
(9' x 20')
Garage: detached attached5 special permit if
attached
Height: 19'-0" 27'-0" 30'-0"
DHEnvelope: n/a complies see code
' �xisting nonconforming interior side setback (3'-8" existing where 4'-0" is required).
2 Existing nonconforming exteriar 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 vanance 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).
5 Special permit for an attached one-car garage (CS 25.28.035, a).
Staff Comments: See attached.
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Amendment to Design Review
701 Vernon Way
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:
Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect far 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 hold a public hearing. Affirmative
action should be by resolution and include findings made for amendment to design review. The
reasons for any action should be clearly stated. At the public hearing the following conditions should
be considered (revised conditions in italics):
1. that the project shall be huilt as shown on the plans submitted to the Planning Department date
stamped .Ianuary 25, 2006, sheets A-1 througlz A-3 and date stamped .Ianuary 31, 2007, sheets
A-4 through A-6, and that any changes to building materials, exterioY 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
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;
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Amendment to Design Review
701 Vernon Way
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
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