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Home My WebLink About712 Vernon Way - Application�eunuHa�ME � � � COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: ❑ Design Review � Variance ❑ Parcel #:_ APN: 029171480; Lot 20; Block 10 ❑ Conditional Use Permit ❑ Special Permit ❑ Zoning / Other: R-1•SFR PROJECT ADDRESS: 72 Vernon Way; Burlingame, CA 94010 APPLICANT Name: Brian Milford Address: 101 Montgomery St, Suite 650 City/State/Zip: San Francisco CA, 94104 Phone: (415) 346-9990 E-mail: brianC�3martinkovicmilford.com ARCHITECT/DESIGNER Name: Brian Milford Address: �01 Montgomery St, Suite 650 City/State/Zip: San Francisco CA, 94104 Phone: 415-346-9990 E-mail: brian�martinkovicmilford.com Burlingame Business License #: 2�454 PROPERTY OWNER Name: Jason and Susan C000er Address: »Z Vernon Way City/State/Zip: Burlingame, CA 94010 Phone: (415) 297-2978 E-mail: susan_coop�yahoo.com; jasoncooper188�gmail.com _-0�� :� �� 2 � ��.)R!_fN��;nnF Authorization to Reoroduce Proiect Plans: I hereby grant the City of Burlingame the authority to reproduce upon request andlor post plans submitted with this ac��lication 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 ArchitecUDesigner) PROJECT DESCRIPTION: Proposed second story addition onto an existing single family home, with an interior renovation af the affected areas on the ground floor. AFFIDAVIT/SIGNATURE: I hereby ce � nder penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: `—�.� pa�e: February 23, 2016 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: 4-- Date: February 23, 2016 Date submitted: February 23, 2016 5: �HANDDUTS� PC Appl�cotion. doc �S } � �� d�-e�V � erz�� a� a4 �. c��3 �.c�-�- �� 5��, � SuS��.C�� -�q,l�l �8� � ��--e�1��'� � v C�,� �1 �. � �.�� C�c�� I �� . NARTINKOYIC MILFORU �I��HITECTS; February 23, 2016 Brian Milford, AIA Martinkovic Milford Architects San Francisco, CA 94104 City of Burlingame Department of Cammunity Planning Flanr�ing Division 5fl1 Primrose Road Burlingame, CA 94010 Re: 712 Vernon Way Members of the Planning Commission and Planning Staff: On behalf of homeowners Jason Cooper and Susan Cooper we are providing design drawings for a proposed atldition to their single family residence at 712 Vernon Way. The project design that is proposed is meant to fulfill the meeds of the owners, while making the best effortto minimize neighborhood impact, antl keep within the requirements of the planning code. The result of the proposed is an adtlition that adheres to setback, floor area ratio, and declining slope requirements. The exception is a request for consideration of a modest 98 sf lot cov�rage variance contained entirely within the existing central courryard. The overall design is meant to develop the addition, by creating a second story that is in keeping with the neigtl��orhood context, in keeping with the style of the house, and in keeping with the intent & spirit of the residential design guidelines. Pleas� see the attached design drawings and variance application describing the project challenges leatling to the request, and the methods used to ensure the variance is de minimis in nature. Regards, Brian Milford 415 346 9990 Date Z Z3 b �� FEB 2 3 ClTy OF 3URLINGP.nr� CDD-P�1^.,p.Jn;;��;c �... � 6URLINGAME CITY OF BURLINGAME VARIANCE APPLICATION The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.54.020 a-d). 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. a. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. The current lat is the minimum standard resideniial lot size found in Burlingame at 5000 sf. The current home at, 1992 sf, contains a unique and challenging site configuration, the resultan: of a previous approved addition yields an inefficient use of the allowable lot coverage, which leaves only 8 sf available. The configuration for the house, a single floor wrapping a courtyard, also creates a challenging interior layout with hallways and rooms ringing the central courtyard. The current outside walls of the house align to the sethack rpquirements at each property line. To respect the property set6acks antl limit lot coverage encroachments, while obtaining the allowa6le floor area for this zoning requires a vertical addition. To create a workable second story that respects these set6ack limits and minimizes impact to the neighbors we request a variance for a de minimis encroaehment to the inner courtyard of 98 sf, as illustrated in the attached drawings. The proposed project pays special attention to adhere to all setbacks, to the declining slope, to'loor area limits , ard to height requirements. The intent is to minimize impact to neigh6ors hy sacrificing interior courtyard space. b. Explain why the variance request is necessary for the preservation and enjoyment of a subsfantial property right and what unreasonable property /oss or unnecessary hardship might result from the denia/ of the application. The existing single story house eanfiguration creates limitations in the adaptability of the property for future use. Specifically, the existing layout of the house under-utilizes the allowahie floor area ratio, while at the same time almost maximizes the allowable lot coverage. During the process of evaluating the house for an addition, different locations and configurations for the addition were considered, both single story infill and vertical addition. �ue to the restrictions of the site layout, a vertical addition was identified as the best option. The layout of this adtlition is, however, restricted 6y the eourtyard layout. Several forms were considered for the addition, all using modestly sized roons and efficient circulation. To create a second story floor plan a de miminis lot couerage variance is requested. Without this, the additian to the property would not allow the owners to fully take advantage of the allowable fAR, restricting their ability to adapt the home. Other homes in the area have similar overall square footages as we haue proRDsed. With more central and compact configuration the house would have been able to achieue the total square footage goal without having to exceetl lot coverage. The existing courtyard design creates the conflict. c. Explain why the proposed use at fhe proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. The prapussd project will have no negative impact to the vicinity, nor create an impact on puhlic health. The proposed project will maintain the current single family use as ezists today. The proposed addition does not expand beyond the existing footprint on the home and is in compliance with all requirements of similarly zoned properties with the exceptien of a very minor increase in lot eoverage which will be fully eontained within sethack requirements, is in keeping with the declining slope, and is 6elow the height limitation. The owners propose to sacrifice their own interior courtyard space and limit. as much as possible, the impact to neighbors. d. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? The proposed vertical expansion requests a variance ta allow for a de minimis 98 sf of additional lot coverage, entirely contained within the existing interior courtyard. The proposed configuration makes special effort to respect planning code height limits (section 25.26.060�, floor area ratio �section 25.27.0701, and sethack requirements (section 25.27.0721. The proposed design also was developed to pay special attention to the residential design guidelines such that the result respects the adjacent neighbor's access to light, views, and privacy. It was also important that we ensure the new atlditional is in keeping with the overall feellscalelcompasition of the neigh6orhood as well as be in keeping with the current arehitectural style of the house. The frontlstreet side of the house will remain unchanged. All new proposed building is concentrated toward the 6ack of the property. Special attention to the existing architectu�ral character of the house, including roof lines are used as a guide to developing and detailing the additian. Proportions of the facade Iwindows, trimsl, adaptation of the existing roof eaves, and the designlscale of the new roof are all created to form a cohesive design in keeping with existing aesthetics. Relocation of solar panels on the existing roof will be performed to further reduce their appearance, and there fore impact on the neigh6ors and neigh6orhood. COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org Handouts\Variance Appiication.2008