HomeMy WebLinkAbout1337 Vancouver Avenue - Staff Report. . ,�';; . r , .
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City of Burlingame
Front Setback Variance, Special Permit for Height, and
Design Review for a Two-Story Addition
Address: 1337 Vancouver
Item # 6
Meeting Date: August 9, 1999
Request: Front setback variance (15'-7" front setback provided; 24' setback required), special
permit for height (30'-6" proposed; 30'-0" allowed) and design review for a two-story addition
to an existing 1,118 SF one-story single family residence at 1337 Vancouver avenue, zoned R-
l. (C.S. 25.28.072.b.1; 25.28.075.a; 25.28.060.1; 25.57.010; 25.51.010)
Applicant: Todd Arris APN: 027-151-130
Property Owner: Allyson Willoughby and Todd Ams
Lot Area: 50' x 120' = 6000 SF
General Plan: Low Density Residential Zoning: R-1
CEQA Status: Article 19. Categorically Exempt per Section: 15303; new construction or
conversion of sma11 structures.
Summary: The applicant, Todd Arris, is requesting a front setback variance, a special permit
for height, and design review to allow a two-story addition to an existing 1,118 SF single-
family residence at 1337 Vancouver Avenue, zoned R-1. The following applications are
required:
1
2.
K�
A front setback variance is required to cover an existing porch (over 30" height) with a
15'-7" front setback, where the block average is 24'-0" (C.S 25.28.072.b.1)
A special permit is required for a height of 30'-6" where a maximum height of 30'-0"
is permitted (C.S. 25.28.060.a.1);
Design review is required for a second story addition (C.S 25.28.072.b.1)
The proposed two-story addition will increase the size of the house from 1,118 SF to 2544 SF
by adding 517 SF to the frst floor and 909 SF to the second floor. With the addition the two-
bedroom house will be enlarged to a four-bedroom house. The existing 460 SF detached
garage will not be changed with the application.
Front Setback
Right Setback
Left Setback
Rear Setback
Height
Existing
26'-3"
6'-0"
9' -0"
50' -0"
20' -0"
Proposed
15' -7" *
6' -0"
9' -0"
47' -0"
30' -6" *
Required
24' -0"
4' -0"
4' -0"
15' -0"
30' -0"
, Front Setback Variance, Special Perntit
for Height and Design Review
Declining Height
Envelope
Lot Coverage
Floor Area Ratio
No. Bedrooms
Covered Parking
Existing
N/A
1578 SF = 26. 3 %
1578 SF = 26. 3 %
2
2 covered + 1 unc
Proposed
exception (CS
25.28.075.b.5 and
CS 25.28.075.b.6)
2303 SF = 38.4%
3004 SF = 50%
4
2 covered + 1 unc.
1337 Vancouver Avenue
Required
see code
2400 SF = 40%
3420 SF = 57%
N/A
1 covered + 1 unc.
* Variance requested for front setback and declining height envelope. ** Special permit
requested for height. This project meets all other zoning code requirements.
Staff Comments: The City Engineer notes (memo dated June 24, 1999) that all roof drainage
shall be directed to Vancouver Avenue. The Fire Marshal and the Chief Building Inspector
had no comments on the project. Planning staff notes that the project description has been
modified and that a variance from the declining height envelope is not required because the
project qualifies for an exception from these regulations pursuant to C.S. 25.28.075.b.5 and
CS 25.28.076.b.6 which allows the measurement for the declining height envelope to be taken
at a height of 14 feet above the side property line, rather than 12 feet above the side property
line, with the grade at the side property line calculated by averaging the elevation of where the
side property line meets the front and rear setbacks. By measuring the declining height
envelope with these allowances, only 1'-6" of eaves extend into the declining height envelope,
which is permitted pursuant to C.S. 25.28.073.1.c.
Design Reviewer's Comments: In his comments (memo dated July 7, 1999), the design
reviewer notes that the architectural style of the proposed first and second story addition is
compatible with the existing style of the residence and the character of this area. The addition
has been well designed and oriented over the existing structure to mitigate mass and bulk of
the two-story residence. The resulting residence will integrate well with the neighboring
houses. The existing landscaping does not require modification since it is proportional to the
mass and bulk of the residence. The existing detached garage will not be changed with this
application, and the two-car garage provides adequate covered parking for this project.
The design reviewer determined that the special permit for height and variance for the front
setback are acceptable, particularly because of the hardship caused to this existing residence by
the 23% slope in the front yard; the elevation at the top of curb is 7'-7" below the level of the
first floor. This steep slope restricts the vertical height of the building envelope which causes
the second story addition to extend 6" above the 30'-0' height limit. The design reviewer
supported the variance for the front setback because the porch was existing and the design of
the proposed roof covering the porch would integrate well with the design of the house. The
design reviewer recommended that the enclosed entryway be eliminated to increase the utility
of the covered porch, rather than reduce it to half its depth.
2
, Front Setback Variance, Special Permit
for Height and Design Review
1337 Vancouver Avenue
Design Reviewer's Recommendation: The design reviewer recommended that the proposed
two-story addition be approved, and that the proposed enclosed entryway be eliminated to
provide a larger (105 SF) useable covered porch, and that the railing around the porch be
redesigned to match the character of the residence.
Applicant's Response: In response to the design reviewer's comments, the applicant has
redesigned the railings around the porch and added an additional window on the east side of
the entryway which was omitted in the original submittal. These plans were resubmitted to the
Planning Department and date stamped July 20, 1999. The applicant also prepared a written
response to the design reviewer's recommendation to eliminate the enclosed entry area in order
to make the covered porch useable; the applicant would like to keep the covered entry as
proposed because it will provide a necessary transition area from the outside to the interior of
the house, particularly in inclement weather. The covered entry and front porch have been
designed to appear as an integral part of the original structure, and are consistent with the size
and design of other original porches in this neighborhood.
Study Hearing: At the study hearing on July 26, 1999, the Planning Commission requested
that staff clarify the design reviewer's recommendation regarding the covered porch and entry.
Staff has revised the Design Reviewer's recommendation to retlect tlle intent of his memo
dated July 7, 1999. The commission also inquired whether a front setback variance was
required if the porch remained in the same location but was covered. The front setback
exception which permits uncovered stoops and stairs up to 36" in height to encroach into the
front setback a maximum distance of 6'-0" (C.S. 25.28.073.1(a)) does not permit covered
porches to extend into the front setback without a variance.
The Commission also requested staff to verify the front setback of the existing houses along
this block. In the field, staff determined the average front setback of the 18 houses along this
block of Vancouver Avenue to be 24'-0" which is greater than the 20'-7" setback determined
by the applicant. This discrepancy is due to staff ineasuring the front setback as the distance
from the front property line to the closest wall or enclosed porch in the front, whereas it
appears that the applicant measured the distance from the front property line to the front porch,
whether it was covered or uncovered (measurements should have been taken to the covered
portion of the porch) .
The Commission also asked the applicant to clarify the use of two different types of windows;
the front, rear, and south side elevations have divided light windows and the windows on the
north elevation are double-hung. The applicant requests this type of window pattern because
the windows are original to the structure and the owners like the way the double-hung
windows work.
Findings for a Variance: In order to grant a variance the Planning Commission must iind
that the following conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the
3
, Front Setback Variance, Special Permit
for Height and Design Review 1337 Va�tcouver Avenue
property involved that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a
substantial property right or the applicant, and to prevent unreasonable property loss or
unnecessary hardship;
(c) the granting of the application will not be detrimental or injurious to property in the
vicinity and will not be detrimental to the public health, safety, general welfare or
convenience;
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and
character of existing and potential uses of properties in the general vicinity.
Based on the following, this front setback variance is found to conform to the above criteria:
* the deck which the applicants propose to cover and partially enclose is already existing;
* this parcel has a 23% slope in the front setback and there is no level area at the
elevation of the entryway except for the existing deck;
* half of the houses on this side of the 1300 block of Vancouver Avenue have covered
front porches;
* the covered porch would not extend any closer to the front property line than the
existing porch.
Findings for a Special Permit for Height: In order to grant a Special Permit for a height of
30'-6" where a maximum height of 30'-0" is permitted, the Planning Commission must find
that the following conditions exist on the property (Code Section 25.51.020):
(a) that the blend of mass, scale and dominant structural characteristics of the second story
addition are consistent with the existing structure's design and with the existing street
and neighborhood;
(b) that the variety of roof line, facade, exterior finish materials, and elevations of the
proposed addition are consistent with the existing structure, street and neighborhood;
(c) the proposed project is consistent with the residential design guidelines adopted by the
city.
Based on the following, this special permit for height is found to conform to the above criteria:
the second story roof pitch and design match the roof pitch and design of the existing
first story;
4
Front Setback Yariance, Special Pernzit
for Height and Design Review
1337 Vancouver Avercue
the parcel has a slope of 23 % and a height difference of 7' -7" between the first floor
finished floor and the top of curb where height is measured;
the proposed second story addition was reviewed by a design review consultant who
found the project to be consistent with the design review guidelines and recommended
approval of the project.
Design Review �ndings: The criteria for design review as established in Ordinance No. 1602
adopted by the City Council on September 23, 1999 are outlined as follows:
(a) that the architectural style of the first and second story additions are compatible with
that of the existing character of the neighborhood;
(b) that the parking pattern and garage pattern of the subject house respects the parking and
garage patterns in the neighborhood;
(c) that the first and second story additions exhibit an appropriate architectural style, mass
and bulk, and maintain the internal consistency of the structural design;
(d) that the first and second story addition interface well with the adjacent structures to
each side;
(e) that the landscaping on site is proportional to the mass and bulk of the structural
components of the proposed project with iirst and second story additions.
Based on the findings stated in the summary of the design reviewer's analysis of the project
and memo dated July 7, 1999, and staff's review of the front setback variance and special
permit for height, the project is found to be compatible with the requirements of the City's five
design review guidelines.
Planning Commission Action: The Planning Commission should hold a public hearing.
Affirmative action should be taken by resolution and should include findings. The reasons for
any action should be clearly stated. At the public hearing the following conditions should be
considered:
Conditions:
that the project shall be built as shown on the plans submitted to the Planning
Department and date stamped July 20, 1999, Sheets P-1 through P-6;
2. that any changes to the size or envelope of the second floor, 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 design review;
5
Front Setback Yariance, Special Permit
for H�ight and Design Review 1337 Ya�acouver Avenue
3. that the conditions of the City Engineer's June 24, 1999, memo shall be met; and
4. that any improvements for the use shall meet all California Building and Fire Codes,
1998 Edition as amended by the City of Burlingame.
Janice Jagelski
Planner
c: Todd Arris and Allyson Willoughby
�
MINUTES
CITY OF BURLINGAME PLANNING COMMISSION
501 Primrose Road, Burlingame, CA
July 26, 1999
7:00 P.M.
Council Chambers
CALL TO ORDER Chairman Coffey lled the July 26, 1999, gular meeting of the Plann g Commission
to order at 7:05 p.m
ROLL CALL
Px�esent: Commission s Bojues, Deal, Dreiling, eighran, Luzuriaga (in 7:08) and Coffey
Commissioner
The minutes of the �ily 12, 1999 regular
APPROVAL OF`�AGENDA
�M�1�l�1L�Z�)�7
Noted f��r, the record; Item Nos.
1380 BaysliQre Highway, 1470 Ba
continued to�t�e August 9, 1999
\
agenda was the�pproved.
`
�e were no public cor�ments.
,
STUD
APPLICATILQN FOR HILLSIDE AR� CONSTRUCTION ��
A FIRST FL�)R ADDITION AT 28�� EASTON DRIVE,
of the Planning Cor�mission were approved as
; 350 Lang Road and 15,; 778 Burlway Road,
���e Highway and 1755 Bay�iore Highway were
nrii�g Commission meeting� The order of the
AND REAR S�TBACK VARIANCE FOR
?D R-1. (ROD A,ND TAMMI DOWIAT,
CP Monroe presented t e staf£report; the Plannin� Commission asked: e lain the impacts on the� eighbor to the rear
d ask neighbor to rear o comment on the appl�'cSation. The item was se for public hearing on A gust 9, 1999 and
ca be placed on the conse calendar if the inform�on is provided in time �
�
APPLICATION FOR DECLINING HEIGHT ENVELOPE VARIANCE, FRONT SETBACK VARIANCE,
SPECIAL PERMIT FOR HEIGHT AND DESIGN REVIEW FOR A FIRST AND SECOND STORY ADDITION
'�AT 1337 VANCOUVER AVENUE, ZONED R-1. (TODD ARRIS AND ALLYSON WILLOUGHBY,
APPLICANTS AND PROPERTY OWNERS�
CP Monroe presented the staff report and the Planning Commission asked: is there a need for the front setback
variance, the existing porch is more than 30" above grade, does adding a cover make the variance necessary; require
a variance; clarification of design reviewer's comments, notes entry should be eliminated but covered porch okay,
please explain; have applicant address the window types on the north elevation, they differ from those shown on
the rest of the house; provide front setback measurements for all properties on this side of street, have staff confum.
The item was set for public hearing on August 9, 1999 and can be placed on the consent calendar if the information
is provided.
i
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'BURUNQI.Mi � �iT 1, �!1' ���W�\ LT!"il� 1 �'�
�;;. J,i APPLICATION TO TI-� PLA►NNING COMIVIISSION
Type of Application:�Special Permit.�Variance�Other 1 J� S �� N� C� �EW
Project Address: 1337 VANGOUVER AVF.NUE
Assessor's Parcel Number(s): 0 2 7-151-13 0 �
APPLICANT
Name: TODD ARRIS*
Address: i �37 vANCOUVER AVENUE
C1tyIS�lt�ZlP: Ri1RT,TN[,AMF. CA 94010
PROPERTY OWNER
Name: TODD ARRIS � ALLYSON WILLOIIGHBY
Address: i 337 vANcoUVER AVENUE
City/State/Zip: HURLINGAME CA 94010
Phone (w): ( 650 ) 377-5712 Phone (w): ( 650 ) 377-5712
(h): ( 650 ) 342-7574 _ (h): ( 650 ) 342-7574
fax: (650� 570-2233 fax:
ARCHITECT/DESIGNER C G L � P-� N F
N15 - ���' `�'� 3�
Name: DAN PHIPPS Please indicate with an asterisk * the
Address: 1031 POST STREET
contact person for this application.
City/State/Zip: :SAN FRANCIsco_ cA
Phone (w): ( 415 ) 776-1606
�)�
. ,
. �
PROJECT DESCRIPTION: FIRST AND SECOND STORY ADDITION
AFFIDAVIT/SIGNAT[TRE: I hereby certify under penalty of perjury that the information given
herein is true and correct to the best of my knowledge and belief.
z� �n^ s (� .�3
Appl cant's Signature Date
I know about the pro osed application and hereby authorize the above applicant to submit this
application to the Pl Com is 'on -
� � �Y' S Cc �
P perty Owner's Signature Date .
----------------------------------------------FOR OFFICE USE ONLY __
Date Filed• ��Z3�9 � Fee:
Planning Commission: Study Date: Action Date:
I ��� c�r �� .
�. BURLINGAME � �0�� �� ����0��1.U!/11Ue11� �
II c�"' .•••• '- C C'V�����l�a 4"UU Y L�sY�PV�V�Yl� �
. ��Y.,�e �- . .
:The Planning Commission is required by law,to make findings as defined by the City's ordinance
(Code- Section 25.54.020 a-d1. 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. (major.ity) of the first floor
� __.- . _._ - :'. .._ _ _ _ _ =- _: .�ass-is..�:25!; from--the'�proAertv.line.
� p ry tances or conditFons epp/icab/e to you�
a. Descrfbe the exce tiona/ oi extraordina circuins
,: property whlch do not app/y to other properties in this area
``' We are preserving'the original'house and adding'a new second s�ory. `
' Accor'
dingly, we are bound'by the existing location of th'e house.' The
,,,`� tion adds'a.small (12'x9') enclosed entryway`and'covered porch. `
, , ��
addi,
replicating the existing "eyebrow" design of the'front facade (and replacing
, _
the existing porch; which is not original and not in keeping'with the sty;le
,
� of_ the . house ). Thi s' entry area , is in,tegral- to the proposed•_ design ( the
� current front door opens directly into the living room) and,covers the same
footprint as the existing porch. Both the existing and the proposed design
�ave �xp��'i�' w�iy ��ie var ance qu si is nece saiyr�'re�li�preservatfo a�a�en�'oyni nt of a
�
',., substantla/ property nght �nd what unreasonab/e property /oss oi unnecessary hardship
;� ; might resu/t from the denia/ of the app/ication.
, ; The entr wa is inte ral to e design and the preservation of the ;
,• Y Y � 9 th.
, � '� ' e the original house is being
haintainedl weaare bound b the existin
1 facade detail. Becaus
m' y g setbacks. Without a variance,
the only way to maintain the design would be to demolish the house and
build a new house farther back on the property.
�,,i
,,.
� c. Exp/ain why the proposed use at the proposed /ocation wi// not be detri
inenta/ oi infurious
��: to property or improvements in `the vicinity or to pub/ic`hea/th, safety, genera/ we/fare, or'
t. �, : convenience.
�; This°proposed'variance is a matter of planning/design and is not
a matter of public health or life safety.
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` d. Ho w wi// the proposed project be compatfb/e with the aesthetics, mass, bulk and character
,�, '" of the existfng and potentia/`uses on adjoining properties in the genera/ vicinityT
'�,�` The`addi,tion is desi ned to match the ori inal house in,both styie ,
9 �g ,
:�� and size. Many houses in the neighborhood have covered entry areas.
In addition, the proposed entry is,in scale with the:house, which is <.
�, significantly,smaller than many,others nearby.
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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),, d�Yourn�ans�wer�s�,to�the�-�oliowing s,questions - can ��assist��the�Planning
� 'Y � . .rYcr�.,
Commission ,in.making�ther decision as ;to whet er� the, findings can be.;madeifor�your:::�equest. =���
� ��..�"r'"� r4�. '�q�',�` R�kd�ir*:F � nrb�safii�
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Please� type or.write neatly, ir1 ink a Referb to�the back :of this, form for,°assistance�`with these
. . �rquestions. .. . . � ���.� _, ,, � ,�, _ _
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��I �,y ^Explain ,why the��,blend of, inass, tscale�Aand1 dominant structural charactensrtccs`.of:�the � Rew
; �
construchon ,or adduaon are consastent with ihe ;exishng structure's design` and wrt�h rhe `ezisting
+ �, t �r ,'Cti S��nr:-"ti .: e „^ ; }as) �tw,' ,- -�� . 's t y �
� � , street a`nd neiglaborhood
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v:� k�.The,;des,ign objectivet�was to �cre'�te�� a� second story addit;ion��znx,�eeping
`' g
wi:th the �ori inal -house s}design r(while retairiing the majorrty' of the
. < F �.��. � � �„: .
existing structure,.) , ratherf�than� maximizingti��square �footage`}���g The;,�ass and
,, _ ,
scale of `the house,;_is ;lessffthan��tha;tt�;of :many�•`_other .,hou�ses �on;'t`he'��`s'treet.''��'
`� Due to the, existing�site�gr�des��(�t�ie�����7rsti�,�floor��,�s,�;approx�ima'tely���8 "<,higher
th'an'�the �average street'y cur� �elevat��.�on)�,,�,�the.rrroof,,,height,�as��m�`easured �from : �
; dtheR s`treet�, Ys ,appro4ximat�el,�>y� �p���a�6� �thereby,t.�necessitat;irig�;�this.�tspecial�::Dermi
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tor�.�mir�rort`�thek�.original'��i�hou
E��the���acade, � roof 1 ine , �an
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i that� of many; other house
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The Planning Commission is required` by law,to make findings as; defined �b�
C.d ;S , . . .. .. ... ..., = - ..... .. .
��� ( o e ection 25.54.020, a-d): ;Your answers,:to:�`
.. . ....Y �e�"a. ti� 2h
Commission in making the"decision�'as.�to whethe
^` Please ,type, 'or wr�te neatly� in lnk. Refer to�
questions. � �� �..u.��r.�„r��+� ����� �+��;,;�,�
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a. Descrfbe the exceptiona/.or. extraord�nary,c
property which do nof �app/y to othe�r�� ��%�ro�e,
; i^�,J•S i�..:.: N.� 6.Pi r} � i�A;. , �..: ;r>.TA i i4A�d�'�i3i/M�4- i+ae�xf� s�,Et��i�dii -�.MRi�� e�
�� �x " � T•he-�origiria'l�det�ached�<;gara`ge'�in�hE
,,°being���retained;" requires �`a#�dri�eway��a�long'�'ther,r'sou�h'��edge�''of
• To accomodate the driveway, the�.existing structure;,`whicli=�i�
is offset accordingly to. the north ''`As a result of this_; t
- -secorid ;�Stor encoraches ;�.s,l�i r � � ' � � � �J � ��� �; "'
y� �htl� (approximately+l0 ),sintoat
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���b: � � *Exp/aln �why the'�vaifance`�request�lsxnecessary,�forrthe preseriratlon
� ���°���� ��substantia/ iprop'erty iight�'�'iiai�whaf u�`nreason`ab/e'�"'pr`oper't�y'�loss'�"o i
•�i71 l+,a�«s Y+3e"� rrr w.:y.. �,� u i'i'r^a.r+y� h�`yi"�{�t�/`iRf+�°'^� xlx� �sq gbM�l4 <��'F3tf68�7 ,}�'}['il,��k�i'€�+f�t�
mi ht resu/f from the denial of the a/�ca on.
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;:�
;,4,��z„j r�F�,or,�;ae,sthetic;ja�easons:r,�a��rarian.,c�e;�i;s;;��ece,Ssary�to„,�re��a�
o.f�-t�e ;second,;.story, �d�sign.;„;�in.�add,i,�,i�,o,,n;;�,�th��f.unctiQn��o��s,�
� � s� .. ..,,. . . � .�
� in��the second . story,; wo,uld��e,�gsigr��fi,ca,�tly ,cp�pr.omi;se .i,f�;�t�
�� ,
had to be moved. Most important�ly;''it � would' decreaset�the'-> s;
µ _.r14
second bathroom and the second bedroom closet to the 'point +
�..
� compromising�'their use t,.t��ry� , ,�a�.�.��t�;. �„� .�,,�,��� s;;.� •�a;;:i������a,��� ��'�r;:.�►dka� �?e���
•. '': . .. 4 �� % �' ���'v �x+��,.i.3"gy R��� 4���.�L �i�i +�'A'K�i�,'�.1� l�� ���3i�fi4�J 3 p %
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�,,� c.� :.�, Explain`why the proposed use�atrthe proposed /ocat�onsw�//not,be'alde
- to property orl�iprove�en,ts�2�tf�e�vicinity or�to�publ�c;;fi`ea/th;'�'fsafe y
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convenience. _, t , � � � .; , 1� . ,. - .0 w ,. .
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i
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• ' This prdpo�se'dFvariance€�is��mat`�-�r�bf�planningj/°des3g�i��
a matter of pulic health or life: safet ��'������.�,��y���
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ROUTING FORM
DATE: June 23, 1999
TO: �CITY ENGINEER
CHIEF BUII,DING OFFICIAL
FIRE MARSHAL
SR. LANDSCAPE INSPECTOR
CITY ATTORNEY
FROM: CITY PLANNER/PLANNER
SUBJECT: Request for design review for a first and second story addition at
1337 Vancouver Avenue, zoned R-1, APN: 027-151-130.
SCHEDULED PLANNING COMMISSION ACTION MEETING:
STAFF REVIEW BY MEETING ON: Monday, June 28, 1999
THANKS,
Maureen/7anice/Ruben
�� �' � s� �
�
6 2 u a`� Date of Comments
�'d V �`-� 'u�''� G J�V•�� �,
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��
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=-
-
-
98121.17/2.7
MEMORANDUM
DATE: July 6, 1999
TO: Janice Jagelski, Planner
City of Burlingame
FROM: Paul J. Gumbinger, FAIA _
RE: 1337 Vancouver Avenue
Burlingame
PLANS DATE STAMPED June 23, 1999
(Received June 29, 1999)
BACKGROUND
GUM�NGEI�
ASSOCIATES
= 60 Eost Thircl Avenue. Suir2 300. Son Mote-0. CA 9d�t01
Fox (650) 579-1402 • TEL (650) 579-0995
E-Moil gumC�assoc@ool com
Af?CHITECTS
�,�������
J U L � 71999
i��iY �r �SUHLfNGAME
P�.ANNING DEPT.
Sent Via Facsimile
342-8386
The subject property is located in a blended neighborhood of one and two story homes. It is
immediately adjacent to 3 two-story homes to the left (south), two of which are somewhat
overwhelming (1329 & 1333 Vancouver Avenue.
DESIGN GUIDELINES
COMPATIBLILITY OF TI� ARCHITECTURAL STYLE WITH THAT OF Ti� EXISTING
CHARACTER OF Tf-�E NEIGHBORHOOD.
The proposed architectural style of the new addition is compatible with the existing character of the
neighborhood.
2. RESPECT TI� PARKING AND GARAGE PATTERNS IN Tf� NEIGHBORHOOD.
3.
4.
5.
The existing detached garage is appropriate to the neighborhood.
ARCHITECTURAL STYLE, MASS AND BULK OF TI� STRUCTLTRE, AND II�TERNAI-
CONSISTENCY OF TI� STRUCTURAL DESIGN
The overall design of the proposed addition is well conceived. The second floor addition has been
placed in the center of the existing house and steps back from the front, sides and rear which mitigates
the mass and bulk of the structure. The intemal arrangement is consistent with the structural design .
INTERFACE OF Ti� PROPOSED STRUCTURE WITH TI� ADJACENT STRUCTURES TO
EACH SIDE.
The proposed structure will interface well with the 2 story houses to the left (south) and because of the
stepbacks in massing, will also relate well to the 1 story houses to the right (north).
LANDSCAPING AND ITS PROPORTION TO MASS AND BULK OF STRUCTURAL
COMPONENTS. '
The existing landscaping is proportional to the mass and bulk of the structural components.
DISCRETIONARY PERMITS - COMIviENTS
1. The Design Reviewer supports the special permit for height since is only amounts to 6"+/-.
2. The Design Reviewer likewise supports the variance for declining height since it affects only a very
small portion of the structure (basically roof overhang).
3. With respect to the variance for front setback, the Design Reviewer supports the conoept of the
covered front porch, but believes the projected entry should be eliminated because of its encroachment
into the functional space of the porch itself.
MINOR DESIGN ISSUE
The railings on either side of the stairway to the front porch are not appropriate to the architectural
style of the house and should be resubmitted for design review prior to issuance of a building permit
RECOMN�NDATION .
It is recommended that the Design Review for the proposed addition be approved by the P�i��mbinger, FAIA
Commission President & CEO
Time: 2 hours Noemi K. Avram, AIA
Associate
.�"
,
f
j
I CITY OF BURLINGAME
BURL� PLANNING DEPARTMENT
, �501 PRIMROSE ROAD
BURLINGAME, CA 94010
TEL: (650) 696-7250
� 1337 VAIVCOUVER AVENUE AF'N:Q��7-1�1-13Q�
Application for front setback ��r�an�e, PUBLIC HEARING
f special permit for height and design review NOTICE
, for a fir�st and second 5tDY'Y addition �t 1337
; Vancouver Avenue, zoned R-1.
� The City of Purlingame Rlanning Commissian
� announces the following public hearing on
� Monday, August 9, 1999 at 7:0@ P.M. in the �
� i y � ounci ambers lo�ated at 501
i
F'rimr�ose Road, Purlingarse, California.
� Mailed July 30, 1999'
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`� n Front Setback Variance, Special Pernzit
ti��' for Height arr� Design Review 1337 Vancouver Avenue
RESOLUTION APPROVING CATEGORICAL EXEMPTION, .
FRONT SETBACK VARIANCE, SPECIAL PERMIT FOR HEIGHT AND
DESIGN REVIEW FOR A FIItST AND SECOND STORY ADDITION
RESOLVED, by the Planning Commission of the City of Burlinga�»e that:
WHEREAS, a Categorical Exemption has been proposed and application has been made for a�
front setback vari n,�e,_, ial �ermit for h ight and d �ign review for_ first and c.cnnrl s.rnrd�
addition at 1337 Vancouver Aven , zone�i R-1 � Allyson Willo�g�� and Todd A ri ,�ro��
ownerc,��I. 027-151-1 0;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
Au ,st , 1999 , at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission
that:
l. On the basis of the Initial Study and the documents submitted and reviewed, and
comments received and addressed by this commission, it is.hereby found that there is no substantial
evidence that the project set forth above will have a significant effect on the environment, and
Categorical Exemption, per CEQA Section 15303 is hereby approved.
2. Said variance, special permit and design review permits are approved, subject to the
conditions set forth in Exhibit "A" attached hereto. Findings for such variance, special permit and
design review are as set forth in the minutes and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
MICHAEL COFFEY, CHAIRMAN
I, � anl v Vi�tica , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 9th day oi Aug�ct , 1999 , by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
STANLEY VISTICA, SECRETARY
�
Front Setback Uariance, Special Pennit
for Height and Desigrt Review
.
EXHIBIT "A"
Conditions of approval Categorical Exemption,
Variance, Special Permit and Design Review
1337 Vancouver Avenue
effective August 16, 1999
Conditions:
1337 Vancouver Avenue
1, that the project shall be built as shown on the plans submitted to the Planning
Department and date stamped July 20, 1999,_Sheets P-1 through P-6; .
2. that any changes to the size or envelope of the second floor, 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 design review;
3. that the conditions of the City Engineer's June 24, 1999 memo shall be met; and
4, that any improvements for the use shall meet all California Building and Fire Codes,
1998 Edition as amended by the City of Burlingame.
: