HomeMy WebLinkAbout1432 Vancouver Avenue - Staff Report (2)� -_ ..
Item No. 9a
Design Review Study
PROJECT LOCATION
1432 VancouverAvenue
City of Burlingame
Design Review and Special Permit
Address: 1432 Vancouver
Item No. 9a
Design Review Study
Meeting Date: March 26, 2018
Request: Application for Design Review and Special Permit for Declining Height Envelope on the left side for a
second story addition to an existing single-family dwelling.
Applicant and Designer: Geurse Conceptual Design, Jesse Geurse
Property Owner: Kareem Fahmy
General Plan: Low Density Residential
APN: 026-054-1820
Lot Area: 5,400 SF
Zoning: R-1
Project Description: The subject property contains a split level house with a one car attached garage. The
property lot is substandard at 45' wide and abuts a 10-foot City right-of-way along the left side that contains a
sewer line. The existing house is non-conforming with only a 10-inch left side setback (adjacent to the 10-foot
City right-of-way). The house is also non-conforming in floor area ratio (FAR) exceeding the maximum allowed
by 61 SF, at 2,889 SF (0.53 FAR) where 2,828 SF (0.52 FAR) is the maximum allowed.
The applicant is proposing to remove approximately 142 SF of the first floor family room located at the rear, left
side and to add 81 SF on the second floor. The proposed project would result in a reduction to both the lot
coverage and the floor area, with the new FAR proposed at 2,828 SF (0.52 FAR) where 2,828 SF (0.52 FAR) is
the maximum allowed. The project also includes an interior remodel of the area behind the attached garage
which would add an office or fourth bedroom.
The existing house currently encroaches into the Declining Height Envelope along the left side and the proposed
addition would continue this encroachment into the Declining Height Envelope for a length of 5'-3", a total
encroachment of 37.18 SF (7'-1" x 5'-3") which requires a Special Permit.
The existing attached garage provides one covered space (14' x 18') and one uncovered space (9' x 20') is
provided in the driveway. C.S. 25.70.030(a)(4) allows an existing garage with an eighteen (18) foot depth interior
dimension to be considered to meet the dimensional requirements for a parking space for projects that are for
additions to existing single-family dwellings. While the project involves modifications to the interior of the first
floor, the rear wall of the garage would remain intact. The number of bedrooms is increasing from three to four
bedrooms which does not change the parking requirement of one covered (10' x 20') and one uncovered space
(9' x 20'); therefore the parking requirements is currently met.
The applicant is requesting the following applications:
■ Design Review for a second story addition to an existing single family (C.S. 25.57.010(a)(2))); and
■ Special Permit for Declining Height Envelope- 37.18 SF (5'-3" x 7'-1 ") along the left side encroaches into the
declining height envelope (C.S. 25.26.075)).
LEFT BLANK /NTENTIONALLY
� Design Review and Special Permit
1432 VancouverAvenue
1432 Vancouver Avenue
Lot Area: 5,400 SF Plans date stam ed: March 8, 2018
EXISTING PROPOSED ALLOWED/REQ'D
SETBACKS ;
_ ........................... . ............ .. . :.. .....
Front (1st flr): ; 18'-8" No change 15'-0" or block average
(2nd flr): 26'-0" No change 20'-0" or block average
Side (left): ;
10"* 10" 4'-0"
(right): 6'-11" No change 4'-0"
. ........... . ..................................................................
Rear (1st f/r): ' 35'-8" 44'-7" 15 -0
(2nd flr): ; 44'-7" 44'-7" 20'-0"
Lof Coverage: 2,041 SF 1,954 SF 2,160 SF
37.7 % 36.2 % 40%
: .................................................................................................................................:........................................................................................................................................... .................................... . .....
.
FAR: 2,889 SF* 2,828 SF 2,828 SF
0.53 FAR 0.52 FAR 0.52 FAR
, ; ,..... .............................................................................................................................................................
# of bedrooms: ; 3 4 ---
Parking: 1 covered No change 1 covered
(14' x 18') (10' x 20')
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
Height: ' 25'-7" No change 30'-0"
DH Envelope: ; 305.76 SF encroaches 37.18 SF of addition will CS 25.26.075
along the left side* encroach into the DHE
along the left side Z
** Existing non-conforming
' (0.32 x 5,400 SF) + 1,100 SF = 2,828 SF (0.52 FAR)
Z Special Permit for Declining Height Envelope (37.18 SF (5'-3" x 7'-1 ") encroaches into the declining height
envelope along the left side)(C.S. 25.26.075))
Staff Comments: See attached memos from the Chief Building Official, Fire Division, Engineering Division,
Parks Division, and Stormwater Division.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
1. 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.
-2-
Design Review and Special Permit
1432 Vancouver Avenue
Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the
following conditions exist on the property (Code Section 25.51.020 a-d):
(a) 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;
(b) 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;
(c) The proposed project is consistent with the residential design guidelines adopted by the city; and
(d) 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, and the mitigation forthe removal that is proposed is
appropriate.
Catherine Keylon
Senior Planner
c: Geurse Conceptual Design, Jesse Geurse, applicant and designer
Attachments:
Application to the Planning Commission
Special Permit Application
Neighbor letter of support (via email)
Staff Comments
Notice of Public Hearing — Mailed March 16, 2018
Aerial Photo
-3-
,�.
�
. CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
�., � '1 � � � . BURLINGAME, CA 94010
1,���.
'''�' ' PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 1432 VANCOUVER AVENUE
The City of Burlingame Planning Commission announces the
following puhlic hearing on MONDAY, MARCH 26, 2018 at
7:00 P.M. in the City Hall Council Chambers, 501 Primrose
Road, Burlingame, CA:
Application for Design Review and Special Permit for Declining
Height Envelope along the left side for a second story addition
at 1432 VANCOUVER AVENUE zoned R-l.
APN 026-054-180
Mailed: March 1 b, 2018
(Please refer to other side)
PUBLIC HEARING
NOTICE
Citv of Burlinparr�e
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 NOTIC�
CD/PLG-Catherine Keylon
From:
Sent:
To:
Subject:
Attachments:
�
CD/PLG-Catherine Keylon
Monday, February 26, 2018 1:06 PM
'Jesse Geurse'
1432 Vancouver Ave - Plan Check Comments
1432 Vancouver Ave - Dept Comments.pdf; 1432 Vancouver Ave - Planning
Comments.pdf
Attached you will find plan review comments from the various City Divisions for the application for a Design Review at
1432 Vancouver Avenue, Burlingame. Because additional information and clarification is required, this application is
incomplete at this time. Prior to proceeding with scheduling a Planning Commission hearing the following division
comments need to be addressed:
■ Planning Division comments marked with a"►" symbol onlv;
■ Building Division comments that are circled oniv;
• Fire comments that are circled onlv;
■ Parks Division comments that are circled onlv; and
• Stormwater Division comments that are circled onlv.
The remaining comments can be addressed at time of building permit submittal. If you should have any questions
regarding the plan review comments, please contact the following staff members:
Planning Division: Catherine Keylon —�650) 558-7252 or ckeylon(a�burlingame.orq
Fire: Christine Reed —(650) 558-7617 or creed(a�centralcountvfd.ora
Building Division: Rick Caro —(650) 558-7270 or rcaro(a�burlinqame.orq
Public Works: Martin Quan- (650)558-7245 or mquanCa�burlingame.orq
Parks Division: Bob Disco —(650) 558-7334 or bdisco .burlinaame.orq
Stormwater Division: Carolyn Critz — L50) 342-3727 or carlolvn.critzCc�veolia.com
Once these items have been addressed on the plans, please submit a written response forall comments, one full
size set of plans and three half size set of plans for our review. We will need to re-route your plans for review and
rechecked with all comments addressed before this project can be scheduled for a meeting (public hearing).
If you should have any questions, please feel free to contact me at ckeylonCcr�.burlingame.ora or (650) 558-7252. If you
would like to meet and go over the comments/plans please schedule an appointment with me ahead of time to ensure my
availably.
Thank you,
Catherine Keylon
Senior Planner
City of Burlingame
Community Development Department — Planning Division
Tel. 650-558-7252 I ckevlon ,burlingame. org
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Project Address: 1432 Vancouver Avenue
Description: Design Review and Special Permit for Declining Height Envelope for a Second Story Addition
Date of Plans: January 24, 2018
Lot Area: 5400 SF Zoning: R-1
Please address all items marked with a"► " symbol.
1. Design Review (Code Section 25.57.010)
• Proposed second story addition is subject to Design Review. Application has been submitted.
► Front elevation is not provided; while there is no work proposed at the front of the house, please show the
existing and proposed front elevations for reference (can provide one and note "no change").
2. Setbacks (Code Section 25.26.072)
............................................................................................................................................................................................................................................................................................................................................................. .................................................................................................................................................................
; Existing � Proposed Allowed/Required
i .............................................................................................................t......................................................................................................................................!.................................................................................................................................;
� ........................................................................................................................ . . .
� Front (1st flr): � 18'-8" � No change 15'-0" or block average
(. (2nd flr): � 26'-0" � No change � 20'-0" or block average �
:.................................................................................................................................:.............................................................................................................:.............. ,................................................................. ................ .
j Side (left): ; 10"* � 10" 4'-0"
; (right): 6'-11" � No change ' 4 -0 �
� ��
, :... ...........................................................................................................�.....................................................................................................................................;...............................................................................................................................,
........................................................................................... .... )
Rear (1st flr :; 35'-8" ` 44'-7" 15'-0"
,
(2nd flr): � 44'-7" ! 44'-7" 20'-0"
; : ; ,
,
� ...............................................................................................................a.......................................................................................................................................,.............................................................................................................................
� Existing non-conforming lett siae setbacK
➢ Special Permit for Declining Height Envelope on file for encroachment of new construction on the left side.
3. Lot Coverage (Code Section 25.26.065)
40% x 5,400 SF = 2 160 SF inaximum allowed
_� .........................................................................................................................................................................................................................................................................................i..........................................................................................................
� Existing � Proposed � Allowed/Required
............................................................................ .
: .................................................................................................................................... _ � ..................................... ............ ... .... .. ... ..... ..................................
Lot Coverage: ` 2,041 SF � 1,954 SF ' 2,160 SF
i; 37.7 % ; 36.2 % .......................................................40%.................................
..............................................................................................................:...............................................................................................................................................................................................................................
• The proposed project complies with lot coverage regulations (calculations are attached).
No response required.
1
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
4. Floor Area Ratio (Code Section 25.26.070)
0.32 x 5,400 SF) + 1,100 SF = 2,828 SF inaximum allowed (0.52 FAR)
. ..... ............ . ...
Existing ; Proposed
Floor Area Ratio: ; 2,889 SF*
0.53 FAR
'"Existing non-conforming FAR
2,828 SF
0.52 FAR
Allowed/Required
2,828 SF
0.52 FAR
• The existing house is non-conforming in FAR because it exceeds the maximum allowed by 61 SF. The
proposed project includes removing a portion of the first floor and constructing a second floor addition that
replaces part of that lower floor area, however with the proposed project the house will be brought into
compliance with the FAR maximum (calculations are attached).
5. Building Height (Code Section 25.26.060)
Average top of curb: (50.77' + 49.4')/2 = 50.05'
Existing: not available
Proposed: 50.5' + 25.58' = 76.1' (25'-7" above average top of curb) Existing?
Allowed: 50.05' + 30' = 80.05' (30'-0" above average top of curb)
• The proposed project complies with overall building height regulations- no change. However please provide
some additional information on the plans for clarification.
► Please provide a front elevations (existing and proposed) for reference.
► The overall height of a building is calculated from average top of curb level, using spot elevations in front of
the two front property corners. On the front elevation please show average top of curb elevation (50.05')
on building elevations and provide overall height dimension from average top of curb to existing and
proposed highest roof ridge.
► Provide finished floor elevation relative to top of curb elevations and also show the top of ridge elevation
(76.1').
6. Declining Height Envelope (DHE) (Code Section 25.26.075)
Points of Departure - Left Side: (49.4' + 46.4')/2 = 47.3'
- Right Side: (51.0' + 46.4')/2 = 48.9'
► A Special Permit is required for Declining Height Envelope on the left side- application is on file.
o There is an existing encroachment of the second floor along the left side of 305.76 SF
o Proposed addition at the rear of the left side encroaches into the Declining Height Envelope and
38.95 SF will encroach into the DHE for a total encroachment of 344.71 SF.
2
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
7. Off-Street Parking (Code Section 25.70.030)
3- 4 bedrooms proposed.
Existing: 1 covered (14' x 17'-6") + 1 uncovered (9' x 20')
Proposed: 1 covered (14' x 17-6") + 1 uncovered (9' x 20')
Required: 2 covered (20' x 20') + 1 uncovered (9' x 20')
► The existing garage has a non-conforming covered space because the garage is only 17'-6" where a
minimum of 18' is required for an existing garage because C.S. 25.70.030(a)(3) allows an 18' depth where
a minimum of a 20' depth is required for existing spaces in a single family dwelling. Because the project
includes the demolition and reconstruction of a new wall at the rear of the garage with the interior remodel
and construction of a laundry room (then office/guest bedroom beyond), you are required to bring the
covered space into compliance with the required parking space depth of 20' since the existing non-
conforming wall is being modified; once you modify the non-conformity you are not entitled to use the 18'
depth but must comply with the 20' requirements. Please revise your plans to meet with required 20'
covered parking space depth. Please also add the interior parking space dimensions on both the existing
and proposed floor plans.
8. Landscaping
► The trees are shown on the site plans but please identify all trees, shrubs, hedges, groundcovers, etc. on
Site/ Landscape Plan.
If you have any questions regarding the above comments please contact Catherine Keylon at
ckeylon burlinqame.orq or 650-558-7252. Thank you.
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Project Address: l !� J �
Date of P/ans:
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