HomeMy WebLinkAbout1417 Vancouver Avenue - Staff Report (2)Item No.
Design Review Study
PROJECT LOCATION
1417 Vancouver Avenue
City of Burlingame
Design Review and Special Permit
Address: 1417 Vancouver Avenue
Item No.
Design Review Study
Meeting Date: October 22, 2012
Request: Design Review and Special Permit for an attached garage and a new second story deck above the
garage.
Applicant and Designer: Michael Gaul
Property Owner: Martina Sersch
General Plan: Low Density Residential
APN: 027-164-030
Lot Area: 6,000 SF
Zoning: R-1
Project Description: The existing split-level house with an attached garage contains 2,459 SF (0.41 FAR) of
floor area and has four potential bedrooms. The applicant is proposing to build a new 277 SF attached garage,
with a 152 SF, second story deck above it. With the proposed addition, the floor area will increase to 2,736 SF
(0.46 FAR) where the zoning code allows a maximum of 3,020 SF (0.52 FAR). The proposed project is 284 SF
below the maximum allowed FAR and is within 9% of the maximum allowed FAR.
With the addition, the number of potential bedrooms will not be increasing (4 existing). Two parking spaces, one
of which must be covered, are required on site. The project includes an attached one -car garage which provides
one covered parking space (10' x 20' clear interior dimensions) and therefore complies with off-street parking
requirements. There is one uncovered parking space (9' x 20') provided in the driveway. All other Zoning Code
requirements have been met. The applicant is requesting the following applications:
■ Design Review for a second story deck addition (CS 25.57.010).; and
■ Special Permit for an attached garage (CS 25.28.035 (a)).
1417 Vancouver Avenue
Lot Area: 6-000 SF
Plans date stamped: September 25, 2012
EXISTING
j PROPOSED
ALLOWED/REQUIRED
SETBACKS
Front (1st fir):
22'-8" (to porch)
i 28'-10" (to garage)
15'-0"
(2nd fir):
54'-4"
37'-10" (to deck)
20'-0"
attached garage :
54'-4"
_ ! 28'-10" _
25'-0" (single-car_garage)_'
Side (left):
3'-4" (to bay)
no change
i 4'-0"
--_(n� ht)'
----- 5 -9
4'-0" (to garage)
--,.—.. ----0-
4'-0"
----.—....----...._...._.._
----
Rear (1st fir):
45-0"
( no change
15'-0"
2nd flr :
41'-3"
no change
20'-0"
Lot Coverage:
1,746.6 SF
2,023.3 SF
2,400 SF
29%
i 34%
i 40%
FAR:
2,459.3 SF
2,736 SF
3,020 SF
0.41 FAR
0.46 FAR
0.50 FAR z
# of bedrooms:
4
no change
......—..__.._.._.........__..---.._...__....__..._._._...—...------..._._.._.
---
---- -----
Parking:
—.__.— _..--------.—.__..—.—....-
1 covered
( 1 covered
1 covered
(10' x 20')
i (10' x 20')
(10' x 20')
1 uncovered
! 1 uncovered
1 uncovered
9' x 20'
9' x 20'
! 9' x 20'
Height:
22'-0"
13'-9" (to railing top)
30'-0"
DH Envelope:
n/a
I complies
CS 25.28.075
Special Permit for an attached garage (CS 25.28.035 (a)).
Design Review and Special Permit
1417 Vancouver Avenue
2 (0.32 x 6,000 SF) + 1,100 SF = 3,020 SF (0.50 FAR)
Staff Comments: See attached memos from the Chief Building Official, City Engineer, Fire Marshal, Stormwater
Coordinator and Parks Supervisor.
Erica Strohmeier
Associate Planner
c. Michael Gaul, PO Box 1617, Burlingame, CA, 94010, applicant and designer.
Attachments:
Application to the Planning Commission
Special Permit Application
Photographs of neighborhood
Staff Comments
Notice of Public Hearing — Mailed October 12, 2012
Aerial Photo
-2-
• (JUR��
COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
Name: Ma(zi! N A `_S L V_` 4-I
Address: ( i �41\ Q. c %t k U C4-
City/State/Zip: CA
Phone:�1
Fax:
E-mail: (�(�,2Tt�t`�U�LA�J( _L6..A
APPLICATION TO THE PLANNING COMMISSION
Type of application:
❑ Design Review ❑ Variance ❑ Parcel #:
❑ Conditional Use Permit �KlSpecial Permit ❑ Other:
PROJECT ADDRESS: 1 z4 t-� GU 0-4eF__�
9 Please indicate the contact person for this project
APPLICANT project contact person'3- PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents ❑ OK to send electronic copies of documents ❑
Name:
Address: �D V--c Y- I 0 -7
City/State/Zip: b lAE-Lt "%��''� �.
Phone:
Fax: b rjo
E-mail: 01 t G�U J W (KI L&� Aa A, U VA
ARCHITECT/DESIGNER project contact person ❑
OK to send electronic copies of documents ❑
Name: LlS Ad�2 t L_( G_Z11141
Address:
City/State/Zip:
Phone:
Fax:
E-mail:
* Burlingame Business License #:
PROJECT DESCRIPTION:
AFFADAVIT/SIGNATURE: I hereby certify under penalty o rjury that the information given herein is true and correct to the
best of my knowledge and eTi
Applicant's signatur Date: _7 1
I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning
Commission.
Property owner's signature: Dater(, ' l �—
Date submitted:
* Verification that the project architect/designer has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
0 Please mark one box above with an X to indicate the contact person for this project. s:�HANDOUrsIPCAppUcotion 2008.hondout.doc
City of Burlingame • Community Development Department • 501 Primrose Road • P (650) 558-7250 • F (650) 696-3790 • www.burlingame.org
CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION
The Planning Commission is required by law to make findings as defined by the Citys 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.
1. 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.
2. Explain how the variety of roof line, facade, exterior finish materials .and elevations
of the proposed new structure or addition are consistent with the existing structure,
street and neighborhood.
3. How will the proposed project be consistent with the residential design guidelines
adopted by the city (C.S. 25.57)?
4. Explain how the removal of any trees located within the footprint of any new
structure or addition is necessary and is consistent with the city's reforestation
requirements. What mitigation is proposed for the removal of any trees? Explain
why this mitigation is appropriate.
Rev. 07.2008 G See over for explanation of above questions. SPEC IAL.PERMIT.APP.FORM
City of Burlingame Special Permit Application Responses 1417 Vancouver
1. The new design imitates the Spanish/Mission style of architecture of the original house design.
The roof tiles present only at the front of the boxy house will be used on the carport as well.
The roof slope will be the same as the slope of the main house and the roof eave and vent
details will be the same as the existing house. The design of the carport as opposed to the idea
of an enclosed garage is an attempt to make the structure less bulky. Although the structure is
partially attached to the main house, it is essentially detached due to the window location of the
split level home. Most of the houses on this block have attached garages.
2. The roof slope will be the same as the sloped portion of the existing structure. All exterior
materials (stucco, roof tiles, rafter tails, terra cotta attic vents) will be the same or similar to the
existing materials. The attached garage at the front of the -structure is consistent with other
houses in the neighborhood and on this block. The elevations —though only a carport -emulate
the Spanish style of this house and others in this neighborhood.
3. The project is consistent with the residential guidelines by keeping this a one story addition,
thereby reducing the mass and bulk of the structure. The materials will by in sync with the
existing structure in an attempt to make the addition feel more like part of the original
structure. The property owner does not want a bulky structure and would likely opt to have no
covered parking if possible. The site/structure is limited in options for an add on due to the split
level design and the existing attached garage.
4. There are no trees proposed to be removed
a PA r
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Project Comments
Date: July 30, 2012
To: d Engineering Division
(650) 558-7230
❑ Building Division
(650) 558-7260
❑ Parks Division
(650) 558-7334
From: Planning Staff
❑ Fire Division
(650) 558-7600
❑ Stormwater Division
(650) 342-3727
❑ City Attorney
(650) 558-7204
Subject: Request for Design Review and Special Permit for an attached
carport for a first and second story addition to an existing single
family dwelling at 1417 Vancouver Avenue, zoned R1,
APN: 027-164-030
Staff Review: July 30, 2012
1. Replace all displaced/damaged sidewalk, driveway, curb and gutter.
2. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 8/17/2012
Project Comments
Date: September 26, 2012
To: 0 Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
0 Parks Division
(650) 558-7334
From: Planning Staff
0 Fire Division
(650) 558-7600
0 Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Subject: Request for Design Review and Special Permit for an attached
carport for a first and second story addition to an existing single
family dwelling at 1417 Vancouver Avenue, zoned R1,
APN: 027-164-030
Staff Review:
No further comments.
All conditions of approval as stated in the review dated 7-31-2012 will apply to this
project.
-26-2012
Reviewed b \r Date: 9
V '
Project Comments
Date: July 30, 2012
To: 0 Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
0 Parks Division
(650) 558-7334
From: Planning Staff
0 Fire Division
(650) 558-7600
0 Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558- 7204
Subject: Request for Design Review and Special Permit for an attached
carport for a first and second story addition to an existing single
family dwelling at 1417 Vancouver Avenue, zoned R1,
APN: 027-164-030
Staff Review: July 30, 2012
IXI�1 On the plans specify that this project will comply with the 2010 California Building
Code, 2010 California Residential Code (where applicable), 2010 California
Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing
Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the
Planning Commission has approved the project prior to 5:00 p.m. on December
31, 2010 then the building permit application for that project may use the
provisions found in the 2007 California Building Codes including all amendments
as adopted in Ordinance 1813.
(2� Specify on the plans that this project will comply with the 2008 California Energy
Efficiency Standards.
Go to http://www.energy.ca.gov/title24/2008standards/ for publications and
details.
/n Indicate on the plans that any NEW portions of theTar & Gravel and Spanish Tile
// roofs will comply with Cool Roof requirements of the 2008 California Energy
Code. 2008 CEC §151 (f) 12. The 2008 Residential and Non -Residential
Compliance Manuals are available on line at
http://www.energy.ca.gov/title24/2008standards/
Place the following information on the first page of the plans:
"Construction Hours"
Weekdays: 7:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: 10:00 a.m. — 6:00 p.m.
(See City of Burlingame Municipal Code, Section 13.04.100 for details.)
8DOn the first page of the plans specify the following: "Any hidden conditions that
require work to be performed beyond the scope of the building permit issued for
these plans may require further City approvals including review by the Planning
Commission." The building owner, project designer, and/or contractor must
submit a Revision to the City for any work not graphically illustrated on the Job
Copy of the plans prior to performing the work.
6) Anyone who is doing business in the City must have a current City of Burlingame
business license.
7) Provide fully dimensioned plans.
8) Provide a fully dimensioned site plan which shows the true property boundaries,
the location of all structures on the property, existing driveways, and on -site
parking.
9) Provide existing and proposed elevations.
0 P ovide a complete demolition plan and legend that indicates the existing walls,
walls to be demolished, new walls, and a legend. NOTE: A condition of this
project approval is that the Demolition Permit will not be issued and, and
no work can begin (including the removal of any building components),
until a Building Permit has been issued for the project. The property owner
is responsible for assuring that no work is authorized or performed.
'Dhow the distances from all exterior walls to property lines or to assumed
property lines
Whowthe dimensions to adjacent structures.
dicate on the plans that exterior bearing walls less than five feet from the
property line will be built of one -hour fire -rated construction. (2010 CBC, Table
602)
&On the plans show that all openings in exterior walls, both protected and
unprotected, will comply with 2010 CBC, Table 705.8. Provide a table or chart
that specifies 1) the openings allowed and; 2) the size and percentage of the
openings proposed. NOTE: The exterior wall on the right side of the carport
is less than five feet from the property line. Table 705.8 allows a maximum
of 15% protected 15% protected and unprotected openings along any wall
on this side of the house that is less than five feet from the property line.
1-5 ooms that can be used for sleeping purposes must have at least one window or
door that complies with the egress requirements. Specify the location and the
net clear opening height and width of all required egress windows on the
elevation drawings. Indicate on the plans that a Grading Permit, if required, will
be obtained from the Department of Public Works.
16)Provide guardrails at all landings. NOTE: All landings more than 30" in height at
any point are considered in calculating the allowable lot coverage. Consult the
Planning Department for details if your project entails landings more than 30" in
height.
17)Provide handrails at all stairs where there are four or more risers.
18)Provide lighting at all exterior landings.
NOTE: A written response to the items noted here and plans that specifically
address items 1, 2, 3, 4, 5, 10, 11, 12, 13, 14, and 15 must be re -submitted
before this project can move forward for Planning, Commission action.
Reviewed b Date: 7-31-2012
Project Comments
Date: July 30, 2012
To: U Engineering Division
(650) 558-7230
U Building Division
(650) 558-7260
X Parks Division
(650) 558-7334
From: Planning Staff
U Fire Division
(650) 558-7600
0 Stormwater Division
(650) 342-3727
U City Attorney
(650) 558-7204
Subject: Request for Design Review and Special Permit for an attached
carport for a first and second story addition to an existing single
family dwelling at 1417 Vancouver Avenue, zoned R1,
APN: 027-164-030
Staff Review: July 30, 2012
1. No comments. Existing trees and landscape will not be affected by
construction.
Reviewed by: B Disco
Date: 8/13/12
Date:
To:
From:
Project Comments
July 30, 2012
U
Engineering Division
(650) 558-7230
U
Building Division
(650) 558-7260
U
Parks Division
(650) 558-7334
Planning Staff
❑x Fire Division
(650) 558-7600
0 Stormwater Division
(650) 342-3727
U City Attorney
(650) 558-7204
Subject: Request for Design Review and Special Permit for an attached
carport for a first and second story addition to an existing single
family dwelling at 1417 Vancouver Avenue, zoned R1,
APN: 027-164-030
Staff Review: July 30, 2012
While the project appears to not require sprinklers based upon proposed addition
and remodel, the project is close. Be advised where more than one (1) addition
and/or alteration for which building permits are required are made within a two (2)
year period and said alterations are made to the premises of the same occupant. In
such circumstances, the sum of these additions and/or alterations construction costs
during this two (2) year period shall be aggregated for the purpose of calculating the
replacement cost value formula. Final determination will be made and the plan
review phase of the project.
It is very important that you understand the threshold indicated by BMC §17.04.030.
Designer, contractor, and owner should communicate specifically the extent of
demolition and remodel. Keeping in mind any change orders and addendums
which increase the total amount of square footage added or remodeled after
plan review would be applied to the sprinkler ordinance.
Reviewed by: ; � Date:
Project Comments
Date: July 30, 2012
To: 0 Engineering Division 0 Fire Division
(650) 558-7230 (650) 558-7600
0 Building Division X Stormwater Division
(650) 558-7260 (650) 342-3727
0 Parks Division 0 City Attorney
(650) 558-7334 (650) 558-7204
From: Planning Staff
Subject: Request for Design Review and Special Permit for an attached
carport for a first and second story addition to an existing single
family dwelling at 1417 Vancouver Avenue, zoned R1,
APN: 027-164-030
Staff Review: July 30, 2012
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit to prevent stormwater pollution from construction activities. Project
proponent shall ensure all contractors implement Best Management Practices
(BMPs) during all phases of construction (including demolition).
When submitting plans for a building permit include a list of construction stormwater
pollution prevention BMPs as project notes and include them as a separate full size
plan sheet, preferably 2' x 3' or larger. Project proponent may use the attached
Construction Best Management Practices (BMPs) plan sheet to comply with this
requirement. Electronic file is available for download at
http://www.flowstobay.org/bs_construction. php
(Scroll about half -way down the page and click on Construction BMP Plan
Sheet).
For assistance please contact Stephen D. at 650-342-3727
i Li 1
CITY OF
Reviewed bv: SD j Date: 7/30/2012
CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSECROAD 10
u BURLINGAME, _
�& ( PH: (650) 558-7250 • FAX: (650) 69673190
www.burlingame.org
Site: 1417 VANCOUVER AVENUE
The City of Burlingame Planning Commission announces the
following public hearinge MHu IOCounci�(h a bergs, 501
22,
2012 at 7:00 P.M. inhCity
Primrose Road, Burlingame, CA:
Application for Design Review and a new second story (
permit for (in
attached garage and deck above the
garage at 1417 VANCOUVER AVENUE zoned R-l.
APH 027-164-030
Mailed: October 12, 2012
(Please refer to other side)
PUBLIC HEARING
NOTICE
City 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
(Please refer to other side)
PUBLIC HEARING NOTICE
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Project Address: 1417 Vancouver Avenue (revised plans submitted September 25, 2012)
Project Description: Design Review and Special Permit for a first floor addition (including a new attached
garage) and second story deck addition to an existing single family dwelling.
Lot Area: 6,000 SF
Zoning: R-1
_._.... .............. ............................... .............................................. .-
---
Existing
.......... ..................................... .... ........._............_...... _.... _..._....---._
Proposed
----- _._---------- ..............................................._._....._.__....-
Allowed/Required
....................................
Front (garage):
54'-4"
28'-10"
25'-0" (single door)
I
(1st fir):
22'-8" (to porch)
28'-10" (to garage)
15'-0"
(2nd fir):
i.............. ._............ ............... ................................................................ ................................
54'-4"
_........... .................................................................................
37'-10" (to deck)
_....................................................................................................................._._.........._..........__.._................._.._
20'-0"
_ ..__... .._........._....
Side (right):
5'-9"
4'-0" (to garage)
4'-0"
(left):
_...............................................-0
3 -4" (to bay)
no change
_................................................................................................-- —
4'-0
._........................................................................................_......._
Rear (1st flr):
45........................._.............._....__...__..
no change
15'-0"
(2nd fir):
41'-3"
I no change
20'-0"
■ Project complies with setback requirements.
2. Lot Coverage
40% x 6,000 SF = 2,400 SF maximum allowed
.................................................................................................................................................__._......................................................_..__............_............---..__._....,.............................................................................................................
Existing Proposed j Allowed/Required
Lot Coverage: ' 1,746.6 SF j 2,023.3 SF 2,400 SF
29% 34 /oo I 40%
............................................................................................................................................................................................................................................................................................................................................................................................__....1
■ Please note that because the existing front landing is greater than 30" above adjacent grade, it was
counted towards the lot coverage calculation.
■ Project complies with lot coverage calculation (see attached calculations).
4. Building Height
Average top of curb: (0.0' + 2.83')/2 = 1.42'
1
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
■ Spot elevations at the top of curb (from the designer) were submitted to the Planning Department on
September 25, 2012.
■ Project complies with overall building height regulations.
5. Declining Height Envelope (DHE)
Points of Departure - Right Side: (0.0' + 0.25')/2 = 0.13'
Finished Floor: 3.5' (indicated on building elevations)
■ Spot elevations at the right side property corners (from the designer) were submitted to the Planning
Department on September 25, 2012.
■ The existing building is non -conforming with regards to declining height envelope along the right side
property line
■ Project complies with declining height envelope regulations.
6. Parking
No increase in number of potential bedrooms proposed, 4 existing and proposed (existing family room counts
as a potential bedroom).
Existing: 1 covered (10' x 20') + 1 uncovered (9' x 20')
Proposed: 1 covered (10' x 20') + 1 uncovered (9' x 20')
Required: 1 covered (10' x 20') + 1 uncovered (9' x 20')
■ An application for a Special Permit for an attached carport was submitted to the Planning Division on July
26, 2012.
■ Project complies with parking requirements.
7. Landscaping
■ Based on Calculated FAR (2,736 SF), three landscape trees are required on the property. Please note that
fruit or nut bearing trees do not count towards the landscape requirement.
■ The Landscape Plan (on sheet one) indicates four existing landscape trees in the rear yard of the property.
Project complies with landscape requirement.
8. Landscapinq
➢ Please add the project data to the cover sheet for the project.
2
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Protect: 1417 Vancouver Ave — (REVISED 9/25/12) Lot Coverage and FAR Calculations
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