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Home My WebLink About717 Vernon Way - Staff ReportCity of Burlingame Design Review Amendment Address: 717 Vernon Way Item No. Regular Action Meeting Date: January 12, 2009 Request: Design Review Amendment for proposed change 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 Categorica�ly 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. On July 14, 2008, the Planning Commission approved an application for Design Review Amendment for changes to the previously approved first and second story addition (July 14, 2008, P�anning Commission Minutes). A building permit was issued on June 5, 2008, and the project is currently under construction. Proposed Revisions: The applicant is now requesting an Amendment to Design Review for a proposed change to a previously approved first and second story addition at 717 Vernon Way, Zoned R-1. The applicant is requesting a 77 SF "home office" addition to the proposed master bedroom suite on the second story at the back of the house (see proposed plans, date stamped December 9, 2008). With the proposed revision, the project would be 373.3 SF below the maximum allowed FAR. The applicant also submitted a letter indicating their intent to increase the size of the second story and full sets of revised plans to the Planning Division on December 9, 2008. Other than the increase in the FAR calculation, 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 change to a previously approved first and second story addition. 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 633 SF second story. With the proposed remodel and addition, the floor area will increase from 1,765.4 SF to 2,537 SF (0.50 FAR) where 2,910.3 SF (0.58 FAR) is the maximum allowed (proposed project is 373.3 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 comply with the on-site parking requirements. All other zoning 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 SETBACKS Fronf (1" flr): (2"d flr): Side (left): (right): _ Rear(15� flr): _. (2"d flr): Lof Coverage: FAR: # of bedrooms: _ _ Parking: _ _ Height: DH Envelope: � Dormer exemption 7/14/08 APPROVAL 17'-4" (to trellis) 33'-10" 14'-1" (to 2"d flr) 4'-0" 27'-9" 44'-2" __ _. 1,912 SF 38% _ 2,460 SF 0.49 FAR _ __ 3 _ 1 covered (9'-1" x 19')Z 1 uncovered (9' x 20') 25'-7" Plans date REVISED PROPOSAL no change no change no change 43'-6" no change 2,537 SF ' 0.50 FAR ' no change __ no change ; no change no change 717 Vernon Way d: December 9, 2008 ALLOWED/ REQUIERD 15'-0" 20'-0" 4'-0" 4'-0" � 5,_�,. . 20'-0" 2,011 SF 40°/a 2,910.3 SF' 0.58 FAR _ 1 covered (10' x 20') 1 uncovered (9' x 20') 30'-0" see code ' (0.32 x 5,027 SF) + 1100 SF + 201.7 SF = 2,910.3 SF (0.58 FAR). Z Existing nonconforming covered parking space dimensions (9'-1" x 19' existing and proposed where 10' x 20' is the minimum required). Staff Comments: Staff comments for the originally approved project are attached to the staff report. 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 2 3 4 5 Compatibility of the architectural style with that of the existing character of the neighborhood; Respect for the parking and garage patterns in the neighborhood; Architectural style and mass and bulk of structure; 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 clearlyforthe 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 stamped December 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 Design Review Amendment 717 Vernon Way 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 the 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 c. Daniel Ewald, applicants and architect. [c? Design Review Amendment Attachments: Application to the Planning Commission ApplicanYs letter of explanation, dated December 9, 2008 July 14, 2008 Planning Commission RegularAction Minutes Approval Letter for Design Review Amendment, dated July 25, 2008 Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed December 30, 2008 Aerial Photo 717 Vernon Way C�