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Home My WebLink About1470 Vancouver Avenue - Staff Report (2)m Item #2 CITY OF BURLINGAME FRONT SETBACK, SIDE SETBACK AND PARKING VARIANCES Address: 1470 Vancouver Avenue Meeting Date: 6/8/98 Request: Front setback, side setback and parking variances for existing substandazd conditions [C.S. 25.28.072, (2a), C.S. 25.28.073 (3b) and 25.70.020 (2)] caused by a second floor addition triggering new construction requirements (C.S. 25.28.065) at 1470 Vancouver Avenue, zoned R-1. Applicant: Charles Schembri Property Owner: same as applicant Lot Area: 5,272 SF General Plan: Low density residential Adjacent Development: Single family residential APN: 026-044-200 Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15303 - New Construction or Conversion of Small Structures Class 3(a+e), Single-family residences not in conjunction with the building of two or more such units. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. Requests for this project: The applicant, Charles Schembri, is requesting front setback, side setback and parking variances for existing substandard conditions caused by a second floor addition which triggers new construction requirements (68% increase in area). The applicant is requesting the following: 1) Front setback variance to an existing attached double car garage (17'-6" existing where 23'-0" is required to the face of the two car garage). Staff would note that 19'-6" is the average front setback on this block. 2) Side setback variance to an existing chimney (3'-0" existing where 4'-0" is required). 3) Parking variance for an existing substandard two car parking space width (16'-0" clear interior dimensions existing where 20'-0" is required). Door swing on side of garage encroaches into the required 20' x 20' clear area. Summary: The applicant, Charles Schembri, is requesting front setback, side setback and parking variances for existing substandard conditions caused by a second floor addition which will increase the house by 1,249 SF, 68%) at 1470 Vancouver Avenue, zoned R-1. The applicant is proposing to remodel the interior rear of the house which would include replacing two existing bedrooms with a family room and stairway. The applicant is also proposing to add three bedrooms and two bathrooms on the second floor (1,249 SF), bringing the total floor area of the house to 2,994 SF (.57 FAR) (including the attached garage and exempting the covered porch, CS 25.08.265), where the ma�cimum allowed is 3,187 SF (.60 FAR). Lot coverage would not be increased and would Front, side setback and parking variances 1470 [�ancouverAvenue remain at 1,981 SF (37.5%), which includes uncovered decks which exceed 30" in height above adjacent grade. The main floor will have a kitchen, dining room, living room, family room, two bathrooms and an attached double car garage. The new height to ridge would be 27'-6" as measured from average top of curb. The present structure is single story and 15'-8" tall, measured from average top of curb. This lot is 36' wide at the front and 50' wide at the rear and has a 13'-6" jog at the right side property line. The existing three bedroom, two bathroom house is 1,830 SF (including the covered porch). The second floor addition would increase the floor area of the dwelling by 1,249 SF (68%), from 1,830 SF (.35 FAR) to 2,994 SF (with 85 SF of covered porches exempted) (.57 FAR, .60 FAR allowed). Because the floor area of the main structure would increase by more than 50%, the project is considered new construction and is required to meet cunent code requirements for setbacks, height, lot coverage, floor area ratio and parking (provide two covered spaces). 'C� i� 91 Front Setback (lst): (2nd) : * (Garage) : *Side Setback (L): (R): Rear Setback (lst): (2nd) : Lot Coverage: no change 41'-0" no change no change no change no change no change 31'-0" no change New Construction: Floor Area Ratio: Building Height: *Parking: Declining Height: Accessory Structures: yes .57 (2,994 SF) 27' -6" 2 covered (16' x 21' clear) 1 uncovered complies none . I► 17' -6" none 17' -6" 3'-0" to chimney 4' -0" 25' -6" to deck 31'-0" to building none 37.5 % (1,981 SF) no .35 (1,830 SF) 15' -8" 2 covered (16' x 21' clear) 1 uncovered complies none : .� � 1 C � 1 19'-6" (average) 20' -0" 23'-0" 4' -0" 4'-0" 15' -0" 20' -0" 40 % (2,109 SF) see code .60 (3,187 SF) 30' -0" 2 covered (20' x 20' clear) 1 uncovered see code see code * Front setback, side setback and parking variances required for existing conditions triggered by new construction requirements. Meets all other zoning code requirements. Staff Comments: The Chief Building Inspector indicated in his April 13 and June 2, 1998 memos that the chimney offset for the existing fireplace exceeds code requirements. The Fire Marshal requested in his May 4, 1998 memo that the applicant provide a detail showing chimney documentation that manufacturer allows angle and to what extent. The applicant was notiiied of these requests and is currently worldng on them. This information will be submitted before the next action meeting. The City Engineer had no comments. 2 Front, side setback and parking var•iances 1470 Vancouver•Avenue Design Review Comments: In her comments the design reviewer notes that the house adds to the variety of styles in the neighborhood. The style and massing of the proposed addition seems to be in keeping with the neighborhood. The lot is unusual; it is a flag lot. The reviewer notes that the proposed second story addition is set back from the front of the house, therefore reducing its impact from the street. The existing property is well landscaped. Although the existing landscaping will not screen the proposed addition, there is a lot of tall growth on the north side of the property, approximately 10-12 feet in height. Ruben G. Hurin Zoning Technician c. Stewart Associates, architect 3 ""y""' I'lan �eview Process Buildin De 8-'?v�h".V'i-2 PM 9 partment PLANNING DEPARTMENT 69s-,soo PAGE: I � LA� �l S D<kTE STf� M P E� f� PK. � � ao � q q 8': < Blu > Job Address: ��10 V0.-h�ovv�r �Je. 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