HomeMy WebLinkAbout717 Vernon Way - Staff ReportCity of Burlingame
Design Review Amendment
Address: 717 Vernon Way
Item No.
Regular Action
Meeting Date: July 14, 2008
Request: Design Review Amendment for proposed changes to a previously approved first and second
story addition to a single family dwelling.
Applicants and Architect: Daniel Ewald APN: 029-172-050
Property Owners: Barry Sudbeck and Jennifer Hertz Lot Area: 5,027 SF
General Plan: Low Density Residential Zoning: R-1
CEQA Status: The project is Categorically Exempt from review pursuant to the California Environmental
Quality Act (CEQA), per Section: 15301 Class 1(e)(2) of the CEQA Guidelines, which states that additions
to existing structures provided the addition will not result in an increase of more than 10,000 SF in areas
where all public services and facilities are available and the area in which the project is located is not
environmentally sensitive.
History: On October 9, 2007, the Planning Commission approved an application for Design Review for a
first and second story addition to a single family dwelling at 717 Vernon Way, Zoned R-1 (October 9, 2008,
2007, Planning Commission Minutes). A building permit was issued on June 5, 2008, but no construction
has begun on the project.
Proposed Revisions: The applicant is now requesting an Amendment to Design Review for proposed
changes to a previously approved first and second story addition at 717 Vernon Way, Zoned R-1. The
applicant is requesting a substantial reduction in the size of the originally approved first and second story
addition (see previously approved and proposed plans, date stamped June 9, 2008). The applicant
submitted a letter indicating their intent to reduce the size of the project and full sets of revised plans to the
Planning Division on June 9, 2008. Other than the reduction in the proposed lot coverage and FAR
calculations, all proposed building materials, window types and landscaping are consistent with the
originally approved plans. The applicant is requesting the following application:
■ Design Review Amendment for proposed changes to a previously approved first and second story
addition (CS.
Summary (includes proposed revisions): The existing single-story house with a detached one-car
garage contains 1,765.4 SF (0.35 FAR) of floor area and has three bedrooms. The applicant is proposing
to add 125 SF at the back of the existing first floor and to build a new 556 SF second story. With the
proposed remodel and addition, the floor area will increase from 1,765.4 SF to 2,460 SF (0.49 FAR) where
2,910.3 SF (0.58 FAR) is the maximum allowed (proposed project is 450.3 SF below the maximum allowed
FAR).
There is no increase proposed to the number of potential bedrooms with the addition (three existing). Two
parking spaces, one of which must be covered, are required on site. The existing detached one-car
garage (9'-1" x 19' clear interior dimensions) is non-conforming in both length and width, but because no
work is proposed to the detached garage it may remain as non-conforming. One uncovered parking space
(9' x 20') is provided in the driveway to complywith the on-site parking requirements. All otherzoning code
requirements have been met. The following application was originally approved with the project:
■ Design Review for a first and second story addition (C.S. 25.57.010, 5).
Design Review Amendment
717 Vernon Way
Lot Area: 5,027 SF
SETBA CKS
Front (151 flr):
(2"d flr):
_.. _
Side (right):
(left):
_ _ _
Rear(1S` flr):
_ (2"d f!r):
__
Lot Coverage:
_ _ _
FA R:
_.
# of bedrooms:
Parking:
ORIGINAL
APPROVAL
17'-4" (to trellis)
33'-10"
14'-1" (to 2"d fl�)
4'-0"
24'-3" (to eave)
27'-9"
1,967 SF
39°/a
2,910 SF
0.58 FAR
4 _
_ ._.
1 covered
(9'-1" x 19')2
1 uncovered
(9' x 20')
717 Vernon Way
Plans date stamped: June 9, 2008
REVISED ALLOWED/
PROPOSAL : REQUIERD
_ _
17'-4" (to trellis)
33'-10"
15'-0"
20'-0"
14'-1" (to 2"d flr)
4'-0"
27'-9"
44'-2
1,912 SF
38%
2,460 SF
0.49 FAR
__
3
no change
. �
. �
15'-0"
20'-0"
2,011 SF
40%
2,910.3 SF
0.58 FAR
1 covered
(10' x 20')
1 uncovered
(9' x 20')
Height: 30'-0" 25'-7" 30'-0"
DH Envelope: Dormer exemption Dormer exemption see code
' (0.32 x 5,027 SF) + 1100 SF + 201.7 SF = 2,910.3 SF (0.58 FAR).
2 Existing nonconforming covered parking space dimensions (9'-1" x 19' existing and proposed where
10' x 20' is the minimum required).
Staff Comments: See attached memos from the Chief Building Officiai, Fire Marshal, City Engineer and
NPDES Coordinator.
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:
1. 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;
L•!
�
Interface of the proposed structure with the structures on adjacent properties; and
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 Commission's decision, and should be affirmed by
resolution of the Planning Commission. The reasons for any action should be stated clearly forthe record.
At the public hearing the following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Department date
2
Design Review Amendment
717 Vernon Way
stamped June 9, 2008, sheets A1.0 through A3.3, and that any changes to building materials,
exterior finishes, footprint or floor area of the building shall require an amendment to this permit;
2. that the conditions of the Chief Building Official's June 17, 2008 and July 3, 2007 memos, the Fire
Marshall's June 16, 2008 and July 5, 2007 memos, the NPDES Coordinator's June 16, 2008 and
July 5, 2007 memos and the City Engineer's June 16, 2008 and July 9, 2007 memos shall be met;
3. 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;
4. 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 tne roof height or pitch, shall be subject to Planning Commission review;
5. 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;
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 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;
8. 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;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS
PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
9. 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 atframing, 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;
10. 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 Department; and
11. 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.
Erica Strohmeier
Associate Planner
3
Design Review Amendment
c. Daniel Ewald, applicants and architect.
Attachments:
Application to the Planning Commission
AppiicanYs letter of explanation, dated June 9, 2008
Approval Letter for original project, dated November 5, 2007
October 9, 2007 Planning Commission Minutes
Photographs from the applicant, date stamped June 29, 2007
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed July 3, 2008
Aerial Photo
717 Vernon Way
0
� •
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Job Address: 717 Vernon Way (Plans submitted June 9, 2008)
Job Description: Design Review Amendment for changes to a previously approved first and second story
addition to a single family dwelling.
Lot Area: 5,027 SF (GIS)
Zoning: R-1
1. Setbacks
Front (1 st flr):
(2nd fir):
Side (left):
(right): '
Existing Revised Proposal
15'-6" 17'-4" (to treliis)
none : 33'-10"
0'-0" (to garage) 14'-1" (to 2"d flr)
4'-0" 4'-0"
Allowed/Required
15'-0"
20'-0"
4'-0"
4'-0"
_ _ _ _ _ __ _ __ :
Rear (1 st flr): ; 38'-9" 27'-9" 15'-0"
(2nd flr): ', none 44'-2" 20'-0" !
_ __ _ _ _ _ _ __ _ _;
• The block average for front setback (705, 711, 717, 721, 725, 729 and 733 Vernon Way) measures 14'-9".
■ Project complies with setback requirements.
2. Lot Coverage
40% x 5,027 SF =
_
_.. __ __ _ _.. _. __ _
Existing , Revised Proposal Allowed/Required
_
' Lot Coverage: ' 1,787.15 SF 1,912.35 SF 2,011 SF ',
36% 38% ' 40% '
__ _ _ _ _ _ __ __ _
■ The trellis exemption applies because the proposed front trellis measures no more than 9'-6" above
adjacent grade.
■ Please note that the Planning Division did not included the roof overhang at the rear of the first floor in this
caiculation because the site plan indicates that the overhang will be 2'-0" at this location.
■ Project complies with lot coverage requirements.
3. Floor Area Ratio
(0.32 x 5,027 SF) + 1100 SF + 201.7 SF =
_ __.
' Floor Area Ratio� I
11 SF inaximum allowed
Existing
1,765.4 SF
910.3 SF inaximum allowed (0.58 FAR)
__ _ _. _
' Revised Proposal Allowed/Required
__ .
', 2,459.8 SF 2,910.3 SF
0.35 FAR 0.49 FAR 0.58 FAR
_ . _ _ __ _ __ _ _
• Project complies with lot coverage requirements.
1
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
4. Building Height
Average Top of Curb Elevation: (21.12 + 21.50)/2 = 21.31'
Existing: 21.31' + 19.92' = 41.23'
Proposed: 21.31' + 25.6' = 46.91'
Allowed: 21.31' + 30'-0" = 51.31' maximum allowed
_ _ _ . __
Existing
Building Height: : 19'-11" '
_
■ Project complies with building height requirements.
25'-7"
30'-0"
5. Declining Height Envelope (DHE)
Points of Departure - Left Side: (21.58' + 23.07')/2 = 22.33'
- Right Side: (21.94' + 22.92')/2 = 22.43'
Finished Floor: 24.69'
■ The window enclosure exemption applies along the right hand side of the property.
■ Project complies with declining height envelope requirements.
Parking
No increase proposed to the number of potential bedrooms (3 existing).
Existing/Proposed: 1 covered (9'-1" x 19') + 1 uncovered (9' x 20')`
Required: 1 covered (10' x 20') + 1 uncovered (9' x 20')
■ Parking may remain as existing non-conforming because no work is proposed to the detached garage.
• Project complies with parking requirements.
7
Landscaping
' Based on Calculated FAR (2,460 SF), two landscape trees (non-fruit or nut bearing) are required on the
property (please note that fruit and nut bearing trees do not count towards that landscape requirement).
■ There are seven landscape trees proposed on the property, as is identified on the landscape plan. Project
complies with landscape requirements.
Revised Proposal AllowedlRequired
2
City of Burlingame
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Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Proiect: 717 Vernon Way —(REVISED 6/9/08) Lot Coverage and FAR Calculations
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