HomeMy WebLinkAbout1470 Vancouver Avenue - Staff ReportItem �7
CITY OF B URLINGAME
Design Review
Address: 1470 Vancouver Avenue
Meeting Date: 9/ 14/98
Requests: Design Review for a first floor revision to an approved project which was subject to
design review at 1470 Vancouver Avenue, zoned R-1.
Applicant: Charles Schembri APN: 026-044-200
Property Owner: same as applicant
Lot Area: 5,272 SF
General Plan: Low Density Residential Zoning: R-1
Adjacent Development: Single Family Residential
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 asking to revise an approved project (second story addition)
which was subject to design review at 1470 Vancouver Avenue. The applicant is proposing to
enlarge an existing kitchen and entry on the iirst floor (66 SF) by extending the wa11 to iniill an
area under the proposed second story cantilever of a project which was approved in June, 1998.
For the enlarged iirst floor addition the applicant is requesting:
1) Design Review for a revision to an approved project which was subject to design review. The
applicant is proposing to enlarge the kitchen and entry on the first floor with the present
request. There is no increase in the number of bedrooms with the revision. The project was
previously approved with iive potential bedrooms.
The previous application granted front setback, side setback and parking variances for existing
substandard conditions for a second floor addition which was subject to design review (P.C.
Minutes June 22 and June 8, 1998). Planning staff would note that a building permit for the
approved second story addition was issued on July 23, 1998 and is currently under construction.
History:
In June, 1998 Planning Commission approved a second story addition for a iive bedroom single
family house which was subject to design review at 1470 Vancouver Avenue. The project
approved in June required front setback (17'-6" proposed where 19'-6" is the average required),
side setback (3'-0" existing where 4'-0" is required) and parking variances (substandard width for
one covered space and substandard length for one uncovered space where two covered and one
uncovered parking spaces are required) for existing substandard conditions. The Commission
approved the project with several conditions (P.C. Minutes June 22, 1998). Condition #1
Design Review 1470 Vmicouver Avenue
required that the project be built as shown on the plans submitted to the Planning Department date
stamped April 30, 1998.
In August, 1998 the applicant submitted plans to the building department which included a
revision to the approved project. The revision was to enlarge the existing kitchen and entry on
the first floor (66 SF) by iilling in under the cantilever on the north side of the structure. The
applicant was informed that because there was a revision to the approved plans, the project did
not comply with condition #1 and would require additional design review and Planning
Commission approval of the entire project with the change.
In the June application, the applicant proposed to remodel the first floor which included replacing
two existing bedroorns with a family room and stairway. The applicant also proposed to add a
second story which included three bedrooms and two bathrooms (1,249 SF), bringing the total
floor area of the house to 2,994 SF (.57 FAR) (including the attached garage and exempting 85
SF of covered porches) where 3,187 SF (.60 FAR) is the maximum allowed. There was no
increase in lot coverage (1,982 SF existing, where 2,109 SF is the maximum allowed). The
number of potential bedrooms increased from three to iive.
Summary of the Pi•oposed Pi•oject:
The applicant is asking to revise an approved project which was subject to design review at 1470
Vancouver Avenue, zoned R-1. The applicant is proposing to enlarge an existing kitchen and entry
on the first floor (66 SF) which would replace an existing covered porch. The kitchen and entry
area would be extended 4'-0" towards the interior front yard and measures 15'-8" in length. The
front entry door would be built at a slight a��gle and would bring the total enlarged space to 66 SF.
The kitchen and entry wall would be extended to meet the cantilevered bathroom wall on the
second floor. The first floor addition is located bel�ind an existing two car garage and would not
be visible from the street.
In addition to enlarging the kitchen and entry areas, the applicant is also proposing to remove a
bathroom which was located in the family room, and install larger windows in the family room
and kitchen (north side). The proposed revision to tlle first floor complies with setbacks and does
not require additional off-street parking since no additional bedrooms are being added. Because
the iirst floor addition is replacing an existing covered porch, there is no increase in lot coverage
(1,982 SF existing where 2,109 SF is the maximum allowed). Reduced copies (11" x 17") of the
previously approved first floor plan and left side elevation have been included in the staff report.
A comparison of the previous and current applications can be found in the table on page 3.
The 66 SF kitchen and entry area expansion would increase the floor area of the house from 2,994
SF (.57 FAR) (with covered porch exemption) to 3,061 SF (.58 FAR) where 3,187 SF (.60 FAR)
is the maximum allowed). Even though the expa��sion is replacing an existing covered porch, the
floor area on the site will increase because there is no longer an exemption for the removed
covered porch (there was an 85 SF floor area exemption for covered porches in the previous
application). All other zoning code requirements have been met.
2
Design Review
*Front. Setback (lst):
(2nd):
(Garage):
*Side 5etback (L):
(R) :
Rear Setback (lst):
(2nd):
Lot Coverage:
New Construction:
Floor Area Ratio:
Building Height:
# of bed►•ooms:
*Parking:
Declining Height:
Accessory Structures:
*Front setback, side setback and parking variances approved in June, 1998.
Meets all other zoning code requirements.
1470 Va�icouver Avenue
. � � 1 : � 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' )
1 uncovered
(9' x 20' )
see code
see code
see code
Staff Comments:
The City Engineer in l�is August 24, 1998 memo notes that roof drainage shall be directed to the
fronting street. The Building Ofticial and Fire Marshal had no comments. Planning staff would
note that any amendment to an approved project reopens all the exceptions previously approved,
i.e. this project should be reviewed as if this were its iirst submittal. Findings for any action
should be made on that basis.
Design Review Comments:
The revision to the first floor was reviewed by a designer reviewer. The reviewer notes that the
proposed addition to the kitchen has little effect on the second floor addition. It allows for a more
useable kitchen, presents a more balanced left elevation to the house and has no impact on the
strect elevation of the house. The design review analysis for the previous application has been
included in the staff report for review (design review memo dated May 11, 1998).
^
�
� . � � � 1
no change
no change
no change
no change
no change
no change
no change
no change
yes
.57
(3,061 SF)
no change
no change
no change
no change
none
PREVIOUS
no change
41 ' -0"
no change
no change
no change
no change
31'-0"
no change
yes
.57
(2,994 SF)
27' -6"
5
2 covered
(16' x 21')
1 uncovered
(9' x 17'-6")
complies
none
none
EXISTING
17' -6"
none
17'-6"
3'-0"
4'-0"
25' -6"
none
37.5 %
(1,981 SF)
no
.35
(1,830 SF)
15'-8"
3
2 covered
(16' x 21')
1 uncovered
(9' x 17' -6")
complies
none
none
Design Review 1470 Va�acouver Avenue
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 ►nass 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.
Findings:
Based on the comments of the design reviewer's analysis of the project as summarized in the staff
report and in the memo dated August 26, 1998, the project has been found to be compatible with
the requirements of the City's design review guidelines.
Planning Commission Action:
The Planning Commission should hold a public hearing. Afiirmative action should be taken by
resolution and should include findings for each of the exceptions requested. The reasons for any
action should be clearly stated. At the public hearing the following condition should be
considered:
1. that the project shall be built as shown on the plans submitted to the Planning Department and
date stamped August 21, 1998, Sheets A1, A3, A4, AS and A6;
2. that any changes to the size or envelope of the first or second floors, which would include
expanding the footprint or floor area of the structure, replacing or relocating a window (s),
adding a dormer (s) or changing the roof height or pitch, shall be subject to design review; and
3. that this project slzall meet all the requirements of the California Building and Fire Codes,
1995 Edition, as a�l�ended by the City of Burlingame.
Ruben Hurin
Zoning Technician
c. Stewart Associates, architect
4
Cin• of B�rrlingmne Plm�ning Cou�nrission A1im�tns June 22, 1995
APPLICATION FOR FRONT SETBACK, SIDE SETBACK AND PARKING VARIANCES
FOR A SECOND STORY ADDITION SUBJECT TO DESIGN REVIEW AT 1470
VANCOUVER AVENUE, ZONED R-1. (CHARLES J. SCHEMBRI, APPLICANT AND
PROPERTY OWNER) (61 NOTICED) — -
Reference staff report, 06.22.98, with attachments. CP and Commission discussed the request,
reviewed criteria, Planning Department comments, and study meeting questions. Three
conditions were recommended for consideration. C. Luzuriaga noted that he would abstain from
this item since he lives within the noticing area. There were no questions of staff.
Chair Deal opened the public hearing. Charles Schembri, property owner, spoke, noting that
he had nothing to add to the staff report. There were no comments from the floor and the public
hearing was closed.
C. Key noted that the front setback is existing, the addition would not change it, the same for
the side setback, the structure is already at this location, existing parking dimension is very close
to what is required for two cars, observation on site is that the swing of the door does not affect
cars parked in the garage, parking fits at the front of the area and the dimension is existing and
has been used for a long time; for these reasons move approvai of the application by resolution
with conditions in the staff report as follows: 1) that the project shall be built as shown on the
plans submitted to the Planning Department date stamped April 30, 1998 Sheets Al, A2, A3,
A4, AS and A6; 2) that any changes to the size or envelope of the second floor, which would
include adding a dormer (s) or changing the roof height or pitch, shall be subject further to
design review and commission action; and 3) that the project shall meet all the requirements of
the California Building and Fire Codes, 1995 edition, as amended by the City of Burlingame.
The motion was seconded by C. Coffey.
Comment on the motion: would like to add condition requiring that the swing of the door be
reversed so that it swings out; been in garage it is beautiful and wonderfully maintained; not see
existing door to side yard as a detriment, with car in garage can still get door open, most cars
in the garage will not extend as far into the garage as the door.
Chair Deal called for a voice.vote on the motion to approve which passed 6-0-1 (C. Luzuriaga
abstaining). Appeal procedures were advised.
A PLICATION FOR LO COVERAGE AND PA�
E STING REAR STAIRS ND REPLACE THEM V�
CA CHINO, ZONED R-2. (BENNY & PROCSY
PRO RTY OWNERS) (64 N ICED) CONTINUED
rrn r nvr TF. T(� .TT TLY 13. 98
922 CapucA�no continued to meeting
July 13, 1998.
G VARIANCES T REMOVE
{ A NEW REAR DE AT 922
YADAO, APPLICA S AND
OM MAY 11, 1998; RE LTEST
�
Ciry of Burlingnme Plnnning Commission Minutes lune 8, 1998
APPLICATION FOR FRONT SETBACK, SIDE SETBACK AND PARKING VARIANCES
FOR A SECOND STORY ADDITION SUBJECT TO DESIGN REVIEW AT 1470
VANCOUVER AVENUE, ZONED R-1. (CHARLES J. SCHEMBRI, APPLICANT AND
PROPERTY OWNER)
CP Monroe presented the staff report and the commissioners asked: it appears that the man door
to the outside is 12 feet or more from the entrance to the garage, how would it affect the use
of the garage for parking; could the applicant provide a drawing to scale showing two cars
parked in this garage; C. Luzuriaga noted that he lived on the edge of the noticing area for this
project so would abstain from any action on the item. There were no further comments or
questions and the item was set for public hearing on June 22, 1998.
CP Monr presented the s ff report and c mmissioners asked: a e there 9 existing park' g
spaces the property, o ly six are mar ed; what will the re aining unused space i the
wareh se area be used r; will the app 'ances in the demonstr ion area be hooked up; is is
a 15 00 SF building, ' all warehouse t would require 15 pa ing spaces, there appe s to be
19 SF of office ' each tenant s ace or 3800 SF of fice on the site now, rovide a
c culation for the arking require ent under current co for this site with and ithout the
equested use; o of the parking paces shown on the pl s is in front of the driv in door, will
this door be ne ed for deliveri s; could three parking aces be put along the estern property
line instead o two; what are e duties of the one e loyee who will be on s' e regularly; need
to look at e ire proposed u including use of rem 'ning empty warehouse ea; parking in this
area on-st et is a proble , close to Marriott so u d by their employees o early morning shifts
and lots f red zones o street so trucks can neuver, look at parkin availability compare
to othe streets in imm diate area; will produc be sold from this site, here will products s d
be pi ed up. There ere no further questi s and the item was set or public hearing on une
22, 998, providin the information for th responses could be co pleted in time.
APPLICATION
APPLIANCE S
ZONED O-M.
PROPERTY �
;P� A SPECIAL PE IT AND PA NG VARIANCE F R A KITCHEN
WROOM AND RAINING F ILITY AT 877 M COLM ROAD,
RRY LAMPK S, DACOR I ., APPLICANT AN GUNNAR HAWK,
AR
APPLIC ION FOR DESIGN EVIEW FOR A;
BERNA AVENUE, ZONED 1. (JOHN MATTH
JAME J. AND F. CANNIZ RO PROPERTY O
Pla ing staff report of Jun 8, 1998, summarized t�
re ommendation that the rm and details of the �d
?C D STORY ADD ION AT 1241
W ARCHITECTS, PLICANT A D
� ERS 59 NOTIC D
project request a the design r iewers
ition are in complete harmony with the
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' BURIJNQAMi CITY OF BURLINGAME
��� APPLICATION TO THE PLA►NNING CONIlVIISSION
Type of Application: Special Permit Variance Other ��`�� � �$� ��vV
Project Address: 1 � � D " ���'� �J � �� �U�
Assessor's Parcel Number(s): � 2� ��� Z'�n
APPLICANT PROPERTY OWNER
Name: � �.1�� �% � �'� 1�� Name: �J *� � � �' P LI Gh'1�
Address: ��'1� 1� �kl �' o(� v�� Address:
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fax:
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contact person for this application.
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PROJECT DESCRIPTION:_
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AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given
herein is true and conect to e best of my kn ledge and belief.
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Applicant'� �ignature Date
I know about the proposed a plication and hereby authorize the above applicant to submit this
application to the Planning orX►missio
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Property Owner's Signature Date
----------------------------------------------FOR OFFICE USE ONLY -----------------------------------------
Date Filed: g' 2 I•`18'
Fee: `� 3�� -I- $ 5do De�a s; -}-
Planning Commission: Study Date: Action Date: °�' �`� ���
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DATE: August 24, 1998
TO: X CITY ENGINEER
CHIEF BUILDING OFFICIAL
FIRE MARSHAL
SR. LANDSCAPE INSPECTOR
CITY ATTORNEY
FROM: CITY PLANNER/PLANNER
SUBJECT: Request for design review for a first and second floor addition
(revisions to approved plans) at 1470 Vancouver Avenue, zoned R-1,
APN: 026-044-200.
SCHEDULED PLANNING COMMISSION ACTION MEETING: September 14, 1998
STAFF REVIEW BY MEETING ON: Monday, August 24, 1998
THANKS,
Maureen/Ruben
f26 0 � �a ; � � �-�-� � � J�-
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Date of Comments
,y-.o-s., J�-,� s ��21� �
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ROUTING FORM
DATE: August 24, 1998
TO: CITY ENGINEER
CHIEF BUILDING OFFICIAL
�FIRE MARSHAL
_SR. LANDSCAPE INSPECTOR
_CITY ATTORNEY
FROM: CITY PLANNER/PLANNER
SUBJECT: Request for design review for a first and second floor addition
(revisions to approved plans) at 1470 Vancouver Avenue, zoned R-1,
APN: 026-044-200.
SCHEDULED PLANNING COMMISSION ACTION MEETING: September 14, 1998
STAFF REVIEW BY MEETING ON: Monday, August 24, 1998
THANKS,
Maureen/Ruben Z Date of Comments
� �/�
ROUTING FORM
DATE: August 24, 1998
TO: CITY ENGINEER
C�CHIEF BUILDING OFFICIAL
_FIRE MARSHAL
_SR. LANDSCAPE INSPECTOR
CITY ATTORNEY
FROM: CITY PLANNER/PLANNER
SUBJECT: Request for design review for a first and second floor addition
(revisions to approved plans) at 1470 Vancouver Avenue, zoned R-1,
APN: 026-044-200.
SCHEDULED PLANNING COMMISSION ACTION MEETING: Septeinber 14, 1998
STAFF REVIEW BY MEETING ON: Monday, August 24, 1998
THANKS,
Maureen/Ruben �� G�Date of Comments
�a
�� 1
Design Review Comments
City of Burlingame
Applicant Name: Charles Schembri
Applicant Address: 1470 Vancouver Avenue
Date of Comments: 26 August 1998
��������
AUG 2 6 1993
crrY t�i- Qu�� �����ann�
PLANi�If'vG DtPT,
Revision to Original Design — 8/21/98
The proposed addition to the kitchen has little effect on the second floor addition. It
actually will allow a more useable kitchen, and present a more balanced Left Elevation to
the house, while having no impact on the street elevation of the residence.
�� `
Catherine . . Nil eyer, AIA
Design Review Comments
City of Burlingame
Applicant Name: Charles Schembri
Applicant Address: 1470 Vancouver Avenue
�ECEIVE�
MAY 1 1 1998
Date of Comments: 11 May 1998 CITY OF BURLINGAME
PLAN�JING DEPT.
Design Guidelines
1. COMPATIBILITY OF THE ARCHITECTURAL STYLE WITH THAT
OF THE EXISTING CHARACTER OF THE NEIGHBORHOOD.
The house adds to the variety of styles in the neighborhood.
2. RESPECT THE PARKING AND GARAGE PATTERNS IN TIIE
NEIGHBORHOOD.
N/A — The gaiage is existing.
3. ARCHITECTURAL STYLE, MASS AND BULK OF THE STRUCTURE,
AND INTERNAL CONSISTENCY OF THE STRUCTURAL DESIGN.
The style and massing of the proposed addition seems to be in keeping with the
neighborhood. However, due the unusual lot and location of the adjacent house,
the proposed addition will seem massive to the adjacent southern neighbor.
Please read #4 below.
4. INTERFACE OF TFiE PROPOSED STRUCTURE WITH THE
ADJACENT STRUCTURES TO EACH SIDE.
The lot is unusual due to the fact the house is located on a flag lot. The front
house overlaps the proposed house's front elevation from the street. The proposed
addition will block north light of the neighbors' house at its northeast corner.
This neighboring residence is additionally impacted due to the fact it is a single
story residence.
The newly proposed second story addition is set back from the front of the house,
therefore reducing its impact at the street elevation.
There is a very large colonial style house to the immediate north of the said
property, which is located approximately 50'-0" from the proposed addition. This
reduces any impact to that north neighbor.
5. LANDSCAPING AND ITS PROPORTION TO MASS AND BULK OF
STRUCTURAL COMPONENTS.
The existing residence is beautifully landscaped, illustrating respect to the
neighborhood. There is a lot of tall growth on the north side of the property to
approximately 10-12 feet high, although, this will not screen the proposed 2 story
addition. -
Catherine J.M. Nilmeyer AIA
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CITY OF BURLINGAME
BURL�E PLANNING DEPARTMENT
� 501 PRIMROSE ROAD
BURLINGAME, CA 94010
TEL: (650) 696-7250
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, �'� - .-. . . ,.,+�' . � �� .
147�D VANCOUVER AVEiVUE AF'N:Q�26-044-�Q�O
Application for design review for a first
floor revision to �n approved project which
was subject to design review �t 1470 Vancouver
Avenue, zoned R-1.
PUBLIC HEARING
NOTICE
The City of Rurlingame G'lanning Commission
anno�mces the following public hearing on
Monday, Septe�6er 14, 1998 at 7:00 P.M. in the
i y a ounci am ers located at �01
F�rimr�ose Road, Aurlinga�e, California.
Mailed Septe�ber 4, 1998
(Please refer to other side)
CITY OF B URLINGAME
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A copy of the application and plans for this project may be reviewed prior
to the meeting at, the Planning 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 corzespondence delivered to the city
at or prior to the public hearing!
Property owners wha receive this notice;are responsible for informing their
tenants about this notice. For; addifional information, please call (650)
696-7250. Thank you. `
�5:� 4 �� `j � � �j
:� � .� #� � � �: i � '€ z; �` �. Y
Margaret Monroe . � .� , : , � ; . ,� 6� , Fr
City Planner . _.
PUBL`tC HEARING NOTICE
(Please refer to other side)
!,
RESOLUTION APPROVING CATEGORICAL EXEMPTION, FRONT SETBACK, SIDE
SETBACK AND PARKING VARIANCES
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for fr n
�tback, side setback and an rkin� variances for existing substandard conditions for a fir t floor revi ion and
a second floor addition at 1470 Vancouver Avenue , zoned R-1, APN: 026-044-200; Charles Schembri�
propertv owner This resolution, which includes a revision to the fir t floor and a second story additi�n
r�places the �revious resolution for this project;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
�eptember 14, 1998, 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:
1. 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
Article 19. 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 constructecl or converted under this exemption is hereby approved.
2. Said variances are approved, subject to the conditions set forth in Exhibit "A" attached hereto.
Findings for such variances 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.
CHAIRMAN
I, Dave Luzuria�a , 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 14th day of e tember, 1998 , by the following vote:
AYES: COMMISSIONERS:
NOES: CONIMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY
EXHIBIT "A"
Conditions of approval for categorical exemption and variances.
1470 VANCOUVER AVENUE
effective SEPTEMBER 23, 1998
1. that the project shall be built as shown on the plans submitted to the Planning Department
and date stamped August 21, 1998, Sheets A1, A3, A4, AS and A6;
2. that any changes to the size or envelope of the first or second floors, which would include
expanding the footprint or floor area of the structure, replacing or relocating a window (s),
adding a dormer (s) or changing the roof height or pitch, shall be subject to design review;
and
3. that this project shall meet all the requirements of the California Building and Fire Codes,
1995 Edition, as amended by the City of Burlingame.