HomeMy WebLinkAbout705 Vernon Way - Staff ReportItem No. 7b
Consent Calendar
PROJECT LOCATION
705 Vernon Way
Item No. 7b
Consent Calendar
City of Burlingame
Design Review
Address: 705 Vernon Way Meeting Date: May 14, 2018
Request: Application for Design Review for a first and second story addition to an existing single family
dwelling.
Applicant and Designer: Geurse Conceptual Design, Jesse Geurse APN: 029-172-070
Property Owner: Peter and Hillary Blum Lot Area: 7,500 SF
General Plan: Low Density Residential 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.
Project Description: The subject property is an interior lot located on the block of Vernon Way, off of Bloomfield
Road, that terminates at Washington Park. The lot is unique as it is 75-feet in width, which is not typical for lots in
this area.
The site currently contains a single-story, three bedroom house with 2,784 SF (0.37 FAR) of floor area. The
existing house is U-shaped with a courtyard in the middle. The first floor would remain relatively the same with a
change to the front porch entrance and small addition at the rear of the living room, into the courtyard, to
accommodate the stairs to a new 924 SF second floor that is proposed. Currently the detached one-car garage
is located at the rear left corner of the lot. With the proposed project the total floor area would increase to 3,777
SF (0.50 FAR) where 3,806 SF (0.50 FAR) is the maximum allowed. The overall building height would increase
from 15'-11" to 26'-8" as measured from the average top of curb.
The number of bedrooms would increase from three to four. The sitting room off of the master bedroom on the
new second floor is not counted as a bedroom because you must walk through the master bedroom to access
this space. The code requires two on-site parking spaces, one of which must be covered (10' x 20') and one
uncovered (9' x 20'). The existing detached garage has an interior dimension that meets the minimum required
dimension of 10' x 20' providing one covered code complying spaces. An uncovered 9' x 20' parking space is
provided in the driveway leading to the garage. All other zoning code requirements have been met.
The applicant is requesting the following application:
• Design Review for a second story addition to an existing single family dwelling (C.S. 25.57.010 (a) (2)).
705 Vernon Way
Lot Area: 7,500 SF Plans date stam ed: March 27, 2018
EXISTING PROPOSED ALLOWED/REQ'D
SETBACKS
Front (1st flr): 13'-3" No change 15'-0" or block average
(2nd flr): N/A 21 �_p�� 20'-0" or block average
Design Review 705 Vernon Way
EXISTING PROPOSED ALLOWED/REQ'D
Side (left): 12'-2" No change — 15t floor 7'-0"
22'- 2nd floor
(right): 6'-9" No change — 1 S' floor ��_p��
14'- 2"d floor
Rear (1st flr): 21'-6" No change 15'-0"
(2nd flr): N/A 44'-4" 20'-0"
Lof Coverage: 2,884 SF No change 3,000 SF
38.4 % 40%
FAR: 2,868 SF 3,793 SF 3,812 SF
0.38 FAR 0.50 FAR 0.50 FAR
# of bedrooms: 3 4 ---
Off-Street 1 covered No change 1 covered
Parking: (10' x 20') (10' x 20')
+
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
Building Height: 15'-11" 26'-8" 30'-0"
DH Envelope: N/A Complies C.S. 25.26.075
' (0.32 x 7,500 SF) + 1,100 SF + 312 SF = 3,812 SF (0.50 FAR)
Staff Comments: See attached memos from the Building, Parks, Fire, Engineering, and Stormwater Divisions.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on April 23, 2018,
the Commission had a few comments and noted a clean-up item needed on the plans and voted to place this
item on the consent calendar when all of the required information has been submitted (see the attached April 23,
2018, Planning Commission Minutes).
The applicant submitted a response letter and revised front elevation (sheet A4) dated April 26, 2018 in
response to the Planning Commission's comments at the Design Review Study meeting. The front elevation has
been revised with the rear portion of second floor shown (on the left side) which was missing from the originally
proposed elevation drawing.
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
2
Design Review
5. Landscaping and its proportion to mass and bulk of structural components.
705 Vernon Way
Suggested Findings for Design Review: That the architectural style, mass and bulk of the proposed remodel
and second story addition with square columns including recessed panels, wood corbels, planter boxes, new
shutters and a new brick front porch is compatible with the variety of styles that define the character of the
neighborhood. The proposed project respects the adjacent properties with the second floor setback on both
sides of this 75-foot wide property and therefore the project may be found to be compatible with the requirements
of the City's five design review criteria.
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 Commission's decision, and should be affirmed by resolution of the Planning
Commission. The reasons for any action 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
March 27, 2018, sheets T.0 through AD.2, with sheet A4 revised, dated stamped April 26, 2018;
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 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 Parks Division's February 27, 2018 memo and the Stormwater Coordinator's
March 2, 2018 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
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;
3
Desh,n Review
705 Vernon Way
10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016
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 applicant shall provide a certification by the project
architect or residential designer, or another architect or residential design professional, that
demonstrates that the project falls at or below the maximum approved floor area ratio for the property;
12. 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; 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 buiit according to the
approved Planning and Building plans.
Catherine Keylon
Senio� Planner
c. Jesse Geurse, applicant and designer
Peter and Hillary Blum, property owners
Attachments:
Planni��g Commission Design Review Study Minutes, April 23, 2018
ApplicanYs response letter, dated April 26, 2018
Application to the Planning Commission
Staff Comments
Planning Commission Resolutions (Proposed)
Notice of Public Hearing — Mailed May 4, 2018
Aerial Photo
0
Item No. 9a
Design Review Study
PROJECT LOCATION
705 Vernon Way
,
City of Burlingame
Design Review
Item No. 9a
Design Review Study
Address: 705 Vernon Way Meeting Date: April 23, 2018
Request: Application for Design Review for a first and second story addition to an existing single family
dwelling.
Applicant and Designer: Geurse Conceptual Design, Jesse Geurse APN: 029-172-070
Property Owner: Peter and Hillary Blum Lot Area: 7,500 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: The subject property is an interior lot located on the block of Vernon Way, off of Bloomfield
Road, that terminates at Washington Park. The lot is unique as it is 75-feet in width, which is not typical for lots in
this area.
The site currently contains a single-story, three bedroom house with 2,784 SF (0.37 FAR) of floor area. The
existing house is U-shape with a courtyard in the middle. The first floor would remain relatively the same with a
change to the front porch entrance and small addition at the rear of the living room, into the courtyard, to
accommodate the stairs to the new 924 SF second floors that is proposed. Currently the detached one-car
garage is located at the rear left corner of the lot. With the proposed project the total floor area would increase to
3,777 SF (0.50 FAR) where 3,806 SF (0.50 FAR) is the maximum allowed. The overall building height would
increase from 15'-11" to 26'-8" as measured from the average top of curb.
The number of bedrooms would increase from three to four. The sitting room off of the master bedroom on the
new second floor is not counted as a bedroom because you must walk through the master bedroom to access
this space. The code requires two on-site parking spaces, one of which must be covered (10' x 20') and one
uncovered (9' x 20'). The existing detached garage has an interior dimension that meets the minimum required
dimension of 10' x 20' providing one covered code complying spaces. An uncovered 9' x 20' parking space is
provided in the driveway leading to the garage. All other zoning code requirements have been met.
The applicant is requesting the following application:
• Design Review for a second story addition to an existing single family dwelling (C.S. 25.57.010 (a) (2)).
705 Vernon Way
Lot Area: 7,500 SF Plans date stamped: March 27, 2018
EXISTING
SETBACKS
Front (1st flr):
(2nd flr):
13'-3"
N/A
PROPOSED
No change
21 '-0"
ALLOWED/REQ'D
15'-0" or block average
20'-0" or block average
-Side (left-
inferior):
(right-corner):
12'-2" No change — 1 St floor
22'- 2nd floor
g�_g�� No change — 1 S' floor
14'- 2"d floor
7'-0"
7'-0"
, r •
Design Review
1316 Laguna Avenue
EXISTING PROPOSED ALLOWED/REQ'D
Rear (1st f/r): 21'-6" No change 15'-0"
(2nd flr): N/A 44'-4" 20'-0"
Lot Coverage: 2,790 SF 2,874 SF 3,000 SF
37.2 % 38.3 % 40%
FAR: 2,789 SF 3,783 SF 3,812 SF
; 0.37 FAR 0.50 FAR 0.50 FAR
i # of bedrooms: 3 4 ---
Off-Sfreet 1 covered No change 1 covered
Parking: (10' x 20') (10' x 20')
+
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
Building Height: 15'-11" 26'-8" 30'-0"
DH Envelope: N/A Complies C.S. 25.26.075
' (0.32 x 7,500SF) + 1,100 SF + 312 SF = 3,812 SF (0.50 FAR)
Staff Comments: See attached memos from the Building, Parks, Fire, Engineering, and Stormwater Divisions.
design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Co�ncil 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.
Catherine Keylon
Senior Planner
c. Jesse Geurse, applicant and designer
Peter and Hillary Blum, property owners
Attachments:
Appli�ation to the Planning Commission
Statif Comments
Not�ce of Public Hearing — Mailed April 13, 2018
AeriaJ Photo
2
a
�� :
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
P�roject Address: 705 Vernon Way
Description: Design Review for a Second Story Addition
Date of Plans: February 15, 2018
Lot Area: 7,500 SF
Please address all items marked with a"► " symbol.
Allowed/Required
_ _
15'-0" or block average
' 20'-0" or block average
_ __
' 7'-0,�
1. Design Review (Code Section 25.57.010)
• Proposed second story addition is subject to Design Review. Application has been submitted.
"r �Ghe front elevation drawing has a materials schedule with numbers associated, however on all of the other
elevations the materials schedule is provided but the numbers are not on the elevations. For ease of
reference for the Planning Commission, please add the call out numbers on the other elevations.
2. Setb�cks (Code Section 25.26.072)
Front (1st flr):
(2nd flr):
Side (left):
(right):
Rear (1 st flr):
(2nd flr):
Existing Proposed
_
13'-3" No change
N/A 21'-0"
_
12'-2" No change — 151 floor
22'- 2nd floor
6�_9�� ', No change — 151 floor
__
14'- 2"d floOr
21'-6" No change
N/A 44'-4"
• Proposed project complies with all setback requirements.
_ _.
• The proposed project complies with lot coverage regulations (calculations are attached).
No response required.
Proposed
Zoning: R-1
7'-0"
15'-0"
20'-0"
Allowed/Required
Lot Coverage: ' 2,884 SF No change 3,000 SF
38.4 % 40%
No response required.
3. Lot Coverage (Code Section 25.26.065)
40% x 7,500 SF = 3,000 SF inaximum allowed
_... _ ,
, Existing
1
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
4. Floor Area Ratio (Code Section 2526.070)
(0.32 x 7,500 SF) + 1,100 SF + 306 SF = 3,806 SF inaximum allowed (
_ ._ _ , .......
Existing Proposed
: _ _ _ _..
Floor Area Ratio: ; 2,868 SF 3,793'SF
0.38 FAR 0.50 FAR
__ _ . . __ ..... __.
• The proposed project complies with the FAR maximum (calculations are attached)
No response required.
5. Building Height (Code Section 25.26.060)
Ave�age top of curb: (50.1' + 50.8')/2 = 50.45'
Existing: 50.45' + 15.95' = 66.40' (15'-11" above average top of curb)
Proposed: 50.45' + 26.73' = 77.18' (26'-8" above average top of curb) Existing?
Allowed: 50.45' + 30' = 80.45' (30'-0" above average top of curb)
The proposed project complies with overall building height regulations.
No response required.
6. Declining Height Envelope (DHE) (Code Section 25.26.075)
Points of Departure - Left Side: (50.3' + 51.5')/2 = 50.9'
- Right Side: (52.1' + 51.2')/2 = 51.65'
• The proposed project complies with declining height envelope.
No response required.
7. Off-Street Parking (Code Section 25.70.030)
4 bedrooms proposed.
Existing: 1 covered (10' x 20') + 1 uncovered (9' x 20')
Proposed: 1 No change
Required: 1 covered (20' x 20') + 1 uncovered (9' x 20')
► The existing garage appears to comply with the required parking for this 4 bedroom house. Please provide
a floor plan of the garage to confirm compliance.
8. Accessory Structures (Code Section 25.60)
► While there appear to be no changes proposed to the accessory structure, we ask that you please provide
elevation drawings, or photos, so that the Planning Commission can see the architectural style and finished
materials to see how it relates to the main house (including the proposed changes).
If you have any questions regarding the above comments please contact Catherine Keylon at
ckeylon(cr�.burlinqame.orq or 650-558-7252. Thank you.
0.50 F
AllowedlRequired
3,806 SF
0.50 FAR
2
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
I Project Address: �
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Date of P/ans:
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