HomeMy WebLinkAbout1337 Vancouver Avenue - Application, i4fV CIT � .
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�,.�� � APPLICATION TO THE PLANNING COMIVIISSION
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Type of Application: � Special �ermit�Variance � Other D.6 S 1 G N le E�l 1��
Project Address: 1337 VANCOUVER AVF.NTTF.
Assessor's Parcel Number(s) : 0 2 7-151-13 0
APPLICANT
Name: TODD ARRIS*
Address: 1��7. VANCOUVER AVENUE
PROPERTY OWNER
Name: TODD ARRIS & ALLYSON WILLOUGHBY
Address: 1�� 7 VAN O V.R AVENUE
City/State/Zip: RiTRLINGAME CA 9�010 City/State/Zip: BURLINGAME CA 94010
Phone (w): ( 650 ) 377-5712
(h): ( 650 ) 342-7574
f3x:_ ( 650 ) 570-2233
ARCHITECT/DESIGNER
Name: DAN PHIPPS
Address: 1031 POST STREET
City/State/Zip: SAN RAN T�r_ cA
Phone (w): 415 ) 776-1606
Phone (w):_ ( 650 ) 377-5712
(h): ( 650 ) 342-7574
fax:
Please indicate with an asterisk * the
contact person for this application.
(h):
fa7c: ( 41 � ) 776-3972
PROJECT DESCRIPTION: FIRST AND SECOND STORY ADDITION
AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given
herein is true and conect to the best of my knowledge and belief.
� /�n� s � ��
Appl cant's Signature Date
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Pla ir g Comr�iss�on,-,
� A��/S � � -�q
Owner's Signature Date
•-----------FOR OFFICE USE ONLY --------------
Date Filed: � Z3 9� Fee:
Planning Commission: Study Date: Action Date:
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The Planning Commission is required by law to make findings as defined by the City's ordinance
(Code Section 25.54.020 a-d). Your answers to the following questions will assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these
questions.
a. Describe the exceptiona/ or extraordinary ci�cumstances or conditions app/icab/e to youi
property which do not app/y to other properties in this area.
The original detached garage in the rear of the property, which is
being retained, requires a driveway along the south edge of the property.
To accomodate the driveway, the existing structure, which is being retained,
is offset accordingly to the north. As a result of this, the proposed
second story encoraches slightly (approximately 10") into the declining
height envelope.
b. Exp/ain why the variance request is necessary for the preservation and enjoyment of a
substantia/ property right �nd what unreasonab/e property /oss or unnecessa�y hardship
might resu/t from the denia/ of the app/ication.
For aesthetic reasons, a variance is necessary to retain the symmetry
of the second story design. In addition, the function of several rooms
in the second story would be significantly compromised if the north wall
had to be moved. Most importantly, it would decrease the size of the
second bathroom and the second bedroom closet to the point of seriously
compromising their use.
c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ o� injurious
to property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or
convenience.
� This proposed variance is a matter of planning/design and is not
a matter of pulic health or life safety.
d. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character
of the existing and potentia/ uses on adjoining properties in the genera/ vicinityT
The proposed addition was designed to match the existing structure
in both style and size. Our goal was to maintain the original character
of the house, while adding a well designed and proportionate addition.
Granting the requested minor variance is consistent with the design
roals and will have no impact on the potential use of the adjoining
property.
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a. Describe fhe exceptiona/ or extraordinary circumstances or conditr'ons app/icab/e to j�o�ir
property which do not app/y to other properti�es in this area.
Do any conditions exist on the site which make other the alternatives to the variance impracticable or
impossible and are also not common to other properties in the area? For example, is there a c�eek cuttin�
throuph the property, an exceptional t�ee specimen, steep terrain, odd lot shape or unusual placement of
existinfl structurest How is this property different from others in the neiphborhoodT
b. Exp/ain why the variance request is necessary for the preservation and enjoyment of a
substantia/ property right and what unreasonab/e property /oss or unnecessary hardship
might resu/t from the denia/ of the app/ication.
Would you be unable to build a project similar to othe�s in the area or neiflhborhood without the exception7
(i.e., havin� as much on-site parkin� or bedrooms7) Would you be unable to develop the site for the uses
allowed without the exception7 Do the requirements of the law place an unreasonable limitation or hardship
on the development of the property7
c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious
to property or improvements in the vicinity or to pub/ic health, safety, genera/ we/fare, or
convenience.
How will the proposed structure or use within the st�ucture affect neiphborinp properties or structures on those
properties? If nei�hboring properties will not be affected, state why. Think about traffic, noise, liphtinp,
paving, land&caping. sunlighUshade, views from neighborinfl properties, ease of maintenance. Why will the
structure or use within the structure not affect the public's health, safety or peneral welfare?
Public health includes such things as sanitation (garba�e), air quality, discharpes into sewer and sto�mwater
systems, water supply safety, and things which have the potential to affect public health (i.e., underpround
storage tanks, storafle of chemicals, situations which encourage the spread of rodents, insects or
communicable diseases).
Public safetv. How will the structure or use within the structure affect police or fire protection7 wll alarm
systems or sprinklers be installed? Could the structure or use within the structure create a nuisance or need
for police services (i.e., noise, unruly gatherings, loitering, traffic) or fire services (i.e., storage or use
flammable or hazardous mate�ials, or potentially dangerous activities like welding, woodwork, engine removal).
Seneral welfare is a catch-all phrase meanin� community �ood. Is the proposal consistent with the city's
policy and goals for conservation and development? Is there a social benefitl
�onvenience. How would the proposed structure or use affect public convenience Isuch as access to or
parking for this site or adjacent sites)7 Is the proposal accessible to particular segments of the public such as
the elderly or handicapped7
d. Ho w wi// the proposed project be compatib/e with the aesthetics, mass, � bu/k and character
of the existing and potentia/ uses on adjoining properties in the genera/ vicinityT
How does the proposed suucture or use compare aesthetically with existing neighborhood? If it does not
affect aesthetics, state why. If changes to the structure are proposed, was the addition designed to match
existin� architecture or pattern of development on adjacent p�operties in the neighborhood? If use will affect
the way a neighborhood/area looks, compare your proposal to other uses in the area and explain why it "fits'.
How does the proposed suucture compare to neighborinp structures in terms of mass o� bulkt If there is no
chanpe to structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with
other structures in the neighborhood or area.
How will the structure or use within the structure chan�e the character of the neighborhood7 Think of
character as the image or tone established by size, density of development and qeneral pattern of land use.
wll there be more traffic or less parkin� available resultiny from this use7 If you don't feel the character of
the nei�hborhood will chanpe, state why.
How will the proposed project be compatible with existin� and potential uses in the �eneral vicinityt Compare
your project with existin� uses. State why you feel your project is consistent with other uses in the vicinity,
and/or state why your project would be consistent with potential uses in the vicinity. ��roz�...r�
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The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.50). Your answers to the following questions can assist the Planning
Comrnission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these
questions.
1. Explain why the blend of mass, scale and dominant structural characteristics of the new
construction or addition are consiste�at with the existing structure's design and with the existing
street ar�d neiglzborhood.
The design objective was to create a second story addition in keeping
with the original house's design (while retaining the majority of the
existing structure), rather than maximizing square footage. The mass and
scale of the house is less than that of many other houses on the street.
Due to the existing site grades (the first floor is approximately 8' higher
than the average street curb elevation), the roof height as measured from
the street is approximately 30' 6”, thereby necessitating this special permit.
2. Explain hoiv the va�iety of roof line, facade, ext.erior finish materzals and elevations of the proposed
neiv structure or additiort a�•e consistent �vith the existiiag structure, street and neiglaborizood.
The addition is designed to mirror the original house (which is largely
being retained). The design of the facade, roof line.and exterior finish
materials will all match the existing house. As discussed above, the
proposed elevation is less than that of many other houses on the street.
3. Hoiv tivill tlze proposed project be consistertt with the residential desigrc guidelines adopted by the city
(C. S. 25. 57) ?
The house was designed to be consistent with the residential design
guidelines. The facade was designed to match the existing house. The
size of the addition was kept smaller to stay in scale with the original
house. The existing detached garage on the back of the lot will be
retained.
4. Explcun hoiv the removal of any trees located wiihirc the footprint of any new structure or addition
is necessary and is consistertt wixh the city's reforestalion requirements. What mitigation is proposed
for the removal of arty trees? Explain fvhy this mitigation is appropriate.
Not applicable - no trees will be removed.
sp.frm/Il/98
1. Explain why the blend of mass, scale and dominant structural characteristics of the
new co�zstruction or addition are consistent with the existing struclure's design and
with the exisling streei and neiglzborhood.
How will the proposed structure or addition affect neighboring properties or structures on those propertiesl If
neighboring properties will not be affected, state why. Compare the proposed addition to the mass, scale and
characteristics of neighboring properties. Think about mass and bulk, landscaping, sunlight/shade, views from
neighboring properties. Neigboring properties and structures include those to the right, left, rear and across the street.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change
to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other
structures in the neighborhood or area.
2. Explcrin how the variety of roof line, facade, exierior�nish materials and elevalions
of the proposed new structure or adclition are consistent with the existing struciure,
street and neighborhood.
How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood7
If it does not affect aesthetics, state why. Was the addition designed to match existing architecture and/or pattern of
development on adjacent properties in the neighborhoodl Explain why your proposal "fits" in the neighborhood.
How will the structure or addition change the character of the neighborhood7 Think of "character" as the image or tone
established by size, density of development and general pattern of land use. If you don't feel the character of the
neighborhood will change, state why.
3. How will the proposed project be consistent with the residential design guidelines
adopted by the city ?
Following are the design criteria adopted by the City Council for residential design review. How does your project meet
these guidelinesl
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;
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.
4. Explcdn how the removal of any trees located within the foolprint of any new structure
or addition is necessary and is consistent with the city's reforestation requirements.
Wha�i mitigation is proposed for the removal of any trees? Explain why this mitigation
is appropriate.
Will any trees be removed as a result of this proposall If so, explain what type of trees will be removed and if any are
"protected" under city ordinance (C.S. 1 1.061, why it is necessary to remove the trees, and what is being proposed to
replace any trees being removed. If no trees are to be removed, say so.
sp.frm/1 !/98