HomeMy WebLinkAbout1341 Vancouver Avenue - Staff Report�
Item No. 8b
Regular Action Item
PROJECT LOCATION
1341 VancouverAvenue
City of Burlingame
Design Review and Special Permit
Item No. 8b
Regular Action Item
Address: 1341 Vancouver Avenue Meeting Date: November 13, 2017
Request: Application for Design Review and Special Permit for building height for a new, two-story single family
dwelling and detached garage.
Applicant and Designer: Chu Design Associates
Property Owner: Victory Village 2004 LLC
General Plan: Low Density Residential
APN: 027-151-120
Lot Area: 6,015 SF
Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a), which states that construction of a limited number of
new, small facilities or structures including one single family residence or a second dwelling unit in a residential
zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe
constructed or converted under this exemption.
Project Description: The applicant is proposing to demolish an existing one-story house and detached garage
to build a new, two-story single family dwelling and detached garage. The proposed house will have a total floor
area of 3,318 SF (0.55 FAR) where 3,340 SF (0.55 FAR) is the maximum allowed (including covered porch
exemption).
The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered,
are required on-site. One covered parking space is provided in the detached garage (14'-4" x 20'-4" clear interior
dimensions); one uncovered parking space (9' x 20') is provided in the driveway. Therefore, the project is in
compliance with off-street parking requirements.
The applicant is requesting approval of a Special Permit for the overall building height as measured from the
average top of curb level along Vancouver Avenue to the highest roof ridge (33'-11" proposed where 30'-0" is
allowed with a Special Permit). Planning staff would note that the finished floor of the house is 9'-4" above the
average top of curb (see Proposed Front Elevation on sheet A.4). The area of the roof that extends above 30'-0"
is at the center peak of the house.
The applicant is requesting the following applications:
■ Design Review for a new, two-story single family dwelling (C.S. 25.57.010 (a) (1)); and
■ Special Permit for building height between 30 and 36 feet (33'-11" proposed) (C.S. 25.26.060 (a) (1)).
This space intentionally left blank.
Design Review and Special Permit 1341 Vancouver Avenue
1341 VancouverAvenue
Lot Area: 6,015 SF Plans date stam ed: October 27, 2017
PROPOSED ; ALLOWED/REQUIRED
SETBACKS �
............. ;........... ... .................... . .. .................................... ...................... .... .. ............. .
,
Front (1st flr): 22'-5" i 22'-5" (block average)
(2nd flr): 28'-5" 22'-5" (block average)
_ :........................................................................................................................................................................................................
Side (left): 10'-0" 4'-0"
(right): 4'-p" 4,_�„
....................................... .. .
.........................................................................................................................................................................................................
Rear (1st flr): 34'-6'h" 15'-0"
(2nd flr): 33'-0" 20'-0"
Lot Coverage: 2177 SF 2406 SF
36.1 % 40%
:........................................................................................................................................................................................................
FAR: 3318 SF 3340 SF'
0.55 FAR 0.55 FAR
# of bedrooms: 4 ---
........... .............. .....................
,
Off=Street Parking: 1 covered � 1 covered
(14'-4" x 20'-4'h" clear interior) ; (10' x 20' clear interior)
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
:........................................................................................................................................................................................................
Building Height: 33'-11" 2 30'-0"
.......................................................................................... ..... .
DH Envelope: complies — window enclosure CS 25.26.075
exemption along right side
' (0.32 x 6015 SF) + 1100 SF + 315 SF = 3340 SF (0.55 FAR)
z Special Permit required for building height (33'-11" proposed where 30'-0" is the maximum allowed).
Staff Comments: None.
Design Review Study Meeting: At the Planning Commission design review study meeting on October 10, 2017,
the Commission had several suggestions regarding this project and voted to place this item on the regular action
calendar when all information has been submitted and reviewed by the Planning Division (see attached October
10, 2017 Planning Commission Minutes).
The applicant submitted a letter and revised plans dated October 27, 2017, in response to the Commission's
comments. Please refer to the letter and revised plans for a detailed summary of changes made to the project
since the design review study meeting.
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;
2
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City of Burlingame
Meeting Minutes
Planning Commission
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Tuesday, October 10, 2017 7:00 PM Council Chambers
a. 1341 Vancouver Avenue, zoned R-1 - Application for Design Review and Special Permit
for building height for a new, two-story single family dwelling and detached garage (Chu
Design Associates, applicant and designer; Victory Village 2004 LLC, property owner)
(63 noticed) Staff Contact: Ruben Hurin
Attachments: 1341 Vancouver Ave - Staff Report
1341 Vancouver Ave - Attachments
1341 Vancouver Ave - Plans - 10.10.17
All Commissioners had visited the site. Commissioner Gum spoke to the neighbors at 1334, 1336, 1337,
and 1340 Vancouver Avenue.
Senior Planner Hurin provided an overview of the staff report.
There were no questions of staff.
Chair Gum opened the public hearing.
James Chu, Chu Design Associates, �epresented the applicant, with developer/contractor Eric Wong.
Commission Questions/Comments:
> Why the standing-seam metal roof? (Chu: Wanted to be a bit different. Trend is traditional roof form
with some modern materials.)
> Will the fencing all the way around the property be rebuilt? The /andscape plan does not c/arify. (Chu:
Will check.) When talking to the neighbors, should talk about coordination if the fence is being replaced.
> Add some taller specimen plants such as nandina for the driveway rather than only low-lying ground
cover.
> C/arify the window selection. Plans specify Anderson 400 aluminum clad, but that's a vinyl window.
Public Comments:
None.
Chair Gum closed the public hearing.
Commission Discussion:
> Mefal roof would expose a long surface of inetal facing the sfreet, wou/d have a significant presence
on the street.
> Siding above and stucco below feels like a wedding cake, with one thing stacked on top of another
fhing.
> The fivo side elevations do not look organized, like a rambling farm house that has been added onto
over the years.
City of Burlingame Page 1 Printed on 10/31/2017
Planning Commission Meeting Minutes October 10, 2017
> Could tolerate the rambling farmhouse look if it did not have the stark differentiation between the first
and second f/oors.
> Left elevation with shed roof be/ow and and pop-out dormer above is literal/y a wedding cake. Could
have a vertical e/ement that breaks the line between the first and second floor, all one material.
> Nice/y reminiscent of the existing massing. The new house /ooks like a mirror image of the existing
house if it had a second story added.
> Special permit for height is justifiab/e. The overall house is only 24'-6" from adjacenf grade, which is
typical for a normal house, and the plate heights are accepfable. Fits into fhe neighborhood since it is in a
low point in the block.
> Too much metal roof. Not opposed to the metal roof, but there is too much of it.
> Materials on the second floor make it stand out too much, would like to see something softer.
> Does not like clashing of the second story maferia/s with the roof.
Chair Gum made a motion, seconded by Commissioner Sargent, to place the item on the
Regular Action Calendar when plans have been revised as directed. The motion carried by the
following vote:
Aye: 6- Gum, Terrones, Sargent, Loftis, Kelly, and Comaroto
Absent: 1 - Gaul
City of Burlingame page 2 Printed on 10/31/2017
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October 27, 2017
City of Burlingame
Planning Commission
501 Primrose Rd
Burlingame, CA 94010
Re: New residence at
1341 Vancouver Ave.
Burlingame, CA 94010
Dear Planning Commissioner:
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Per your design review comments, we have made the following changes to the new proposed two
story residence at 1341 Vancouver Ave., Burlingame.
1
2
3
4
5
6
The roof over the staircase and living room has been redesign.
Roof material has been changed to composition shingle.
Removal of wood siding at second floor, stucco is now proposed to match first floor.
Removal of "cake layer" exterior on left side elevation.
Fence height revised to match with landscape plan. Please see site and landscape plan.
More landscaping added along the driveway fence (left side property line) and left side of
the proposed residence. Please see landscape plan.
Thank you for your time in reviewing the revised plan.
Sincerely,
%7c�iied (�
James Chu
Chu Design
55 West 43rd Avenue San Mateo, CA 94403 Phone: (650�345-9286 Fax: (650)345-9287
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 9401 O
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
I� Design Review ❑ Variance
❑ Conditional Use Permit L�1 Special Permit
PROJECT ADDRESS: 1341 VANCOUVER AVE.
APPLICANT
Name: CHU DESIGN ASSOCIATES
Address: 55 W. 43RD AVE.
City/State/Zip: SAN MATEO, CA 94403
Phone: 650-345-9286 x104
E-mail: James@chudesign.com
ARCHITECT/DESIGNER
Name: JAMES CHU
Address: 55 W. 43RD AVE.
City/State/Zip: SAN MATEO, CA 94403
Phone: 650-345-9286 x104
E-mail: lames@chudesign.com
❑ Parcel #: 0 L1—1 S I' �'Lc�
❑ Zoning / Other:
PROPERTY OWNER
Name: RAYMOND WONG
Address: SEQUOIA WCL LLC - PO BOX 16695
City/State/Zip: SAN FRANCISCO, CA 94116
Phone:
E-mail:
(415) 310-6916
raywong5677@gmail.com
RE�EIV�D
JUI. - 7 2017
CITY OF BURLff�1GAME
CDD-PtANNlNG DIV.
Burlingame Business License #: 22684
Authorization to Reproduce Proiect Plans:
I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this
application on the City's website as part of the Planning approval process and waive any claims against the City
arising out of or related to such action. �� (Initials of ArchitectlDesigner)
PROJECT DESCRIPTION: NEW TWO-STORY RESIDENCE W/ DETACHED GARAGE
AFFIDAVIT/SIGNATURE: I h y?certify un�r penalty of perjury that the information given he ein is true and correct to the
best of my knowledge and ief. � ��/�
Applicant's signature: Date:
I am aware of the prop d appli ati n and hereby authorize the above applicant to submit this a plication to the Planning
Commission. � �
Property owner's signature: Date: �
Date submitted: � � � � � /
S: �HANDOUrS�PC App/ication. doc
City of Burlingame Planning Department
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BURLINGAME
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501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin�ame.or�
CITY OF BURLINGAME � '
SPECIAL PERMIT APPLICATION
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CITY C?r BURLINGAME
CpQ-PLANNING DIV.
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 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.
�
2.
Explain why the blend of mass, scale and dominant structural characteristics of the new
construction or addition are consistent with the existing structure's design and with the
existing street and neighborhood.
The proposed new two-story modern farm house inspired residence with single
car-detached garage is consistent with existing detached garage and surrounding
properties that have similar garage patterns, mass, and scale on the "west" side of
Burlingame neighborhood. Due to the up sloped condition (8 to 10feet difference in
elevation between front & rear property line), the special permit is required to allow the
building height to exceed 30 feet from average top of the curb but still within 36'-0"
max. allowable height. �
Explain how the variety of roof [ine, facade, exterior finisla materiaCs and elevations of
the proposed new structure or addition are consistent with the existing structure, street
and neighborhood.
The proposed modern farm house dwelling is located within a variety of styles
neighborhood. The low pitch metal roof, combination of stucco/stone/wood siding
material, and front porch are all consistent with this style and it should blend well on
this block without changing the character of the neighborhood.
3. How will the proposed project be consistent with tlae residential design guidelines
adopted by the czty (C.S. 25.57)?
The proposed single-family residence with detached garage is consistent with City
Design Review Guidelines, and it complies with all zoning requirements, except for the
building height (Special permit).
4. Explain how tlze removal of any trees located within the footprint of any new structure or
adrlition is necessary and is consistent with the city's reforestation requirements. What
mitigation is proposed for the removal of any trees? Explain why this rnitigation is
appropriate.
Three (3) 7" trees will be removed with new landscaping proposed for the entire lot.
SPECPERM.FRM
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW
AND SPECIAL PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn
Review and Special Permit for buildinct heiqht for a new two story sinqle familv house and a detached
aq rage at 1341 Vancouver Avenue Zoned R-1 Victory Villaqe 2004 LLC propertv owner APN: 027-
151-120;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
November 13. 2017, 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:
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 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures including one single family
residence or a second dwelling unit in a residential zone is exempt from environmental review,
is hereby approved.
2. Said Design Review and Special Permit are approved subject to the conditions set forth in
Exhibit "A" attached hereto. Findings for such Design Review and Special Permit are set forth
in the staff report, 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.
Chairman
I, , 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 13�h dav of November, 2017 by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permit
1341 VancouverAvenue
Effective November 27, 2017
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped October 27, 2017 sheets A.1 through A.6, N.1, L1.1 and L2.1;
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 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;
5. that demolition for 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;
6. 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;
7. 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;
8. 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, interiororexterior, shall require a demolition permit;
9. 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
PRIORTO THE INSPECTIONS NOTED IN EACH CONDITION:
10. 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;
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permit
1341 VancouverAvenue
Effective November 27, 2017
11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the
property corners, set the building footprint and certify the first floor elevation of the new
structure(s) based on the elevation at the top of the form boards per the approved plans; this
survey shall be accepted by the City Engineer;
12. 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 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;
13. 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 Division; and
14. 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 built
according to the approved Planning and Building plans.
. CITY OF BURLINGAME
' COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD �a����-� — =
' BURLINGAME, CA 94010 ' i i���l2'i 1� .n, �. ..;
� � PH: (650) 558-7250 • FAX: (650) 69F-r379C1.�� ��� � �,> �� 3° , ,�,, � �'
www.burlingame.org
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Site: 1341 VANCOUVER AVENUE
The City of Burlingame Planning Commission announces the
fallowing public hearing on MONDAY, NOVEMBER 13,
2017 at 7:00 P.M. in the City Hall Council (hambers, 501
Primrose Road, Burlingame, CA:
Application for Design Review and Special Permit for
building height for a new, two-story single family dwelling
and detached garage at 1341 VANCOUVER AVENUE
zoned R-l. APN 021-151-120
Mailed: November 3, 2017
(Please refer to ofher side)
PUBLIC HEARING
NOTICE
Citv of Burlingame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other side)
1341 Vancouver Avenue, R-1