HomeMy WebLinkAbout712 Vernon Way - Staff ReportCity of Burlingame
Design Review and Lot Coverage Variance
Address: 712 Vernon Way
Item No. 8b
Regular Action Item
Meeting Date: May 9, 2016
Request: Application for Design Review and lot coverage variance for a first and second story addition to an
existing single-family dwelling.
Applicant and Architect: Brian Milford, Martinkovic Milford Architects APN: 029-171-480
Property Owner: Jason and Susan Cooper. Lot Area: 5,000 SF
General Plan: Low Density Residential Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (e)(2), which states that additions to existing structures
are exempt from environmental review, provided the addition will not result in an increase of more than 10,000
SF in areas where all public services and facilities are available and the area in which the project is located is not
environmentally sensitive.
Project Description: The subject property contains an existing single story house with four-bedrooms and a one
car attached garage. The existing house has an interior courtyard that will remain. The applicant is proposing a
116 SF single story addition within the courtyard and a 602 SF second story addition. The proposed project will
increase the FAR to 2,677 SF (0.53 FAR) where 2,700 SF (0.54 FAR) is the maximum allowed.
The applicant is requesting a lot coverage variance to increase the lot coverage from 39.7% (1,990 SF) to 41.6%
(2,081 SF) where 40% (2,000 SF) is the maximum coverage allowed on a 5,000 SF lot. The proposed addition
will be 81 SF over the maximum allowable coverage.
The house will remain four bedrooms, but they will be reconfigured with the addition. The zoning code requires
one covered and one uncovered parking space. The existing attached garage provides one covered space (10'
wide by 20' deep) and there is one uncovered space provided in the driveway. The parking requirement remains
unchanged and is currently met on-site.
The applicant is requesting the following applications:
• Design Review for a second story addition (C.S. 25.57.010(a)(2); and
■ Lot Coverage Variance for 41.6% lot coverage proposed where 40% is the maximum allowed on a 5,000 SF
lot (C.S. 25.26.065).
This space left blank intentionally.
' Design Review and Lot Coverage Variance
712 Vemon Way
Lot Are�: 5,000 SF
EXISTING
ORIGINAL
PROPOSAL
4/6/16
Plans date stam
REVISED
SETBACKS ' '
_ __ . .... __
Front (1st flr): ; 16'-4" (to house) No change
25'-6" (to garage) : No change
(2"d flr):
N/A 56'-9"
_ _ _ _
Side (left): ; 3'-2" No change
(right): ' 4'-11 ° No change
_ _
Rear (1st flr): ' 16'-3° No change
(2"d flr): i N/A ! 20'-0"
_. _ .
Lot Coverage: ', 1,990 SF 2,140 SF
', 39.7% 42.8%'
FAR: ' 1,9831 SF ' 2,677 SF
0.39 FAR ' 0.53 FAR
# Qf bedrooms:
�
0
Parking:
Height:
DH Envelope:
1 covered,
attached
(10' x 20')
1 uncovered
_�9' X_20�.� _
23'-9,;
No change
27'-1„
712 Vernon Way
ril 27. 2016
PROPOSAL ALLOWED/REQ'D
4/27/16
No change
No change
56'-9"
No change
No change
No change
20'-0"
2,081 SF
41.6%'
_ _
2,677 SF
0.53 FAR
__ 4 _
No change
27 1 ' -
15'-0" (or block average)
20'-0"
_
4 0"
4'-0"
15'-0��
_ . ...
20'-0"
_ 2,000 SF _ __
40%
2,700 SF
0.54FAR
__ --- . .
1 covered
(10' x 20')
1 uncovered
(9' x 20')
30'-0��
C.S. 25.26.075
N/A Complies Complies
"E�cisting non-conforming
' Lot Coverage Variance requested (C.S. 25.26.065)
Z (0.32 x 5,000 SF) + 1,100 SF = 2,700 SF (0.54 FAR)
S1;aff Comments: See attached memos from the Chief Building Official, Fire Division, Engineering Division,
Parks Division, and Stormwater Division.
Design Review Study Meeting: At the Planning Commission design review study meeting on April 25, 2016, the
C�mmi�sion had a few suggestions and clarifications regarding this project and voted to place this item on the
regular action calendar when all information has been submitted and reviewed by the Planning Division (see
attached April 25, 2016 Planning Commission Minutes).
Listed below is a summary of the Commissioners' comments from the April 25, 2016 Design Review Study meeting:
• Consider reducing trellis size to 24-inches;
• Clarify roofing material; and
• Consider adding windows on side elevations to break up blank walls.
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Design Review and Lot Coverage Variance
712 Vernon Way
The applicant submitted a response letter and revised plans dated April 27, 2016. The plans have been revised as
follows in response to the Planning Commission's comments:
• Trellis depth reduced to 24-inches (results in 59 SF reduction to lot coverage);
• Two windows added to second floor on north and south elevations (to match existing windows); and
• New roofing material called out on plans to match existing wood shake shingles.
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:
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.
Required Findings for Variance: In order to grant a Variance the Planning Commission must find that the
following conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved
that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
(c) the granting of the application will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing
and potential uses of properties in the general vicinity.
Suggested Findings for Lot Coverage Variance: Because the existing house has a unique layout with an
interior courtyard, adding on to the first floor with this floor plan is unusual and not typical of most single family
homes in the R-1 zone. The existing rear setback is 16-3" where 15' is the minimum required, therefore a first
floor addition would not be possible without also requesting a setback variance. The proposed addition would not
be detrimental to the public health, safety, general welfare or convenience because it will be located within the
courtyard and will not be visible. The proposed addition will be compatible with the aesthetics, mass, bulk and
character of existing and potential uses of properties in the general vicinity, and since the use on the site is a
single family dwelling and its design has been reviewed through the design review process, the project may
found to be compatible with the Variance criteria listed above.
Planning Commission Action: The Planning Commission should conduct a public hearing on the application,
and consider public testimony and the analysis contained within the staff report. Action should include specific
findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. At the public hearing the
follouving conditions should be considered:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
April 27, 2015, sheets A001 through A306;
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D�sign Review and Lot Coverage Variance 712 Vernon Way
2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staffl;
3. that any changes to the size or envelope of the first or second floors, or garage, which would include
adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the Building Division's February 24, 2016 memo, the Parks Division's February 29,
2016 memo (updated April 11, 2016), the Engineering Division's March 11, 2016 and September 14,
2015 memos, the Fire Division's March 8, 2016 memo and the Stormwater Division's March 1, 2016
memo shall be met;
5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private property, if feasible, as determined by the Community Development Director;
6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not
occur until a building permit has been issued and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District;
7. that prior to issuance of a building permit for construction of the project, the project construction plans
shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning
Commission, or City Council on appeal; which shall remain a part of all sets of approved plans
throughout the construction process. Compliance with all conditions of approval is required; the
conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
and installed on the portions of the roof not visible from the street; and that these venting details shall be
included and approved in the construction plans before a Building permit is issued;
9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit;
10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013
Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR
TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. tlhat prior to scheduling the framing inspection the applicant shall provide a certification by the project
architect or residential designer, or another architect or residential design professional, that
c�emonstrates that the project falls at or below the maximum approved floor area ratio for the property;
12. prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architecturai certification that the
architectural details shown in the approved design which should be evident at framing, such as window
locations and bays, are built as shown on the approved plans; architectural certification documenting
framing compliance with approved design shall be submitted to the Building Division before the final
framing inspection shall be scheduled;
�
Design Review and Lot Coverage Variance
712 Vernon Way
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the project has been built according to the
approved Planning and Building plans.
Catherine Keylon
Senior Planner
c. Brian Milford, Martinkovic Milford Architects applicant and architect
Attachments:
Design Review Study Minutes — April 25, 2016 Planning Commission Meeting
ApplicanYs Response Letter, dated April 27, 2016
Application to the Planning Commission
Variance Application
Planning Commission Resolution (Proposed)
Staff Comments
Notice of Public Hearing — Mailed April 29, 2016
Aerial Photo
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City of Burlingame
Design Review and Lot Coverage Variance
Address: 712 Vernon Way
Item No. 9d
Design Review Study
Meeting Date: April 25, 2016
Request: Application for Design Review and lot coverage variance for a first and second story addition to an
existing single-family dwelling.
Applicant and Architect: Brian Milford, Martinkovic Milford Architects
Property Owner: Jason and Susan Cooper.
General Plan: Low Density Residential
APN: 029-171-480
Lot Area: 5,000 SF
Zoning: R-1
Project Description: The subject property contains an existing single story house with four-bedrooms and a one
car attached garage. The existing house has an interior courtyard that will remain. The applicant is proposing a
116 SF single story addition within the courtyard and a 602 SF second story addition. The proposed project will
increase the FAR to 2,677 SF (0.53 FAR) where 2,700 SF (0.54 FAR) is the maximum allowed.
The applicant is requesting a lot coverage variance to increase the lot coverage from 39.7% (1,990 SF) to 42.8%
(2,140 SF) where 40% (2,000 SF) is the maximum coverage allowed on a 5,000 SF lot. The proposed addition
will be 140 SF over the maximum allowable coverage. Staff notes that 59 SF of that total is a wooden trellis that
extends more than 2 feet beyond the building wall and therefore counts toward the total lot coverage calculation.
The house wiEl remain four bedrooms, but they will be reconfigured with the addition. The zoning code required
one covered and one uncovered parking space. The existing attached garage provides one covered space (10'
wide by 20' deep) and there is one uncovered space provided in the driveway. The parking requirement remains
unchanged and is currently met on-site.
The applicant is requesting the following applications:
■ Design Review for a second story addition (C.S. 25.57.010(a)(2); and
■ Lot Coverage Variance for 42.8% lot coverage proposed where 40% is the maximum allowed on a 5,000 SF
lot (C.S. 25.26.065).
This space left blank intentionally.
Design Review and Lot Coverage Variance
712 Vernon Way
Lot Area: 5,000 SF
EXISTING
SETBACKS ';
__.. _:
Front (1st flr): !
(2"d flr): '
_ ;
Side (left): '
(right): '',
__ __:
Rear (1st flr):
(2"d flr): ;
16'-4" (to house)
25'-6" (to garage)
N/A
__ __.
3'-2°
4'-11"
16'-3"
N/A
Lot Coverage:
FAR:
# of bedrooms:
Parking:
Height:
_
DH Envelope:
1,990 SF
39.7%
1,9831 SF
0.39 FAR
_ _ _._
4
1 covered, attached
(10' x 20')
1 uncovered
(9' x 20')
__
23'-9„
N/A
712 Vernon Way
Plans date stamped: April 6, 2016
PROPOSED , ALLOWED/REQ'D
No change
No change
56'-9"
No change
No change
No change
20'-0"
_.
2,140 SF
42.8%'
_
2,677 SF
0.53 FAR !
4 _
_.
No change
27�_�„
_
__ _
Complies
15'-0" (or block average)
20'-0"
4'-0"
4'-0"
_ __.
15'-0"
20'-0"
_
2,000 SF
40%
2,700 SF
0.54FAR
_
1 covered
(10' x 20')
1 uncovered
(9' x 20')
30'-0"
C.S. 25.26.075
�Existing non-conforming
' Lot Coverage Variance requested (C.S. 25.26.065)
z (0.32 x 5,000 SF) + 1,100 SF = 2,700 SF (0.54 FAR)
Staff Comments: See attached memos from the Chief Building Official, Fire Division, Engineering Division,
P�rks Division, and Stormwater Division.
D�sign Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
C�uncil 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 Lot Coverage Variance
712 Vernon Way
Required Findings for Variance: In order to grant a Variance the Planning Commission must find that the
following conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved
that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
(c) the granting of the application will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing
and potential uses of properties in the general vicinity.
Cathersne Keylon
Senior Planner
c. Brian Milford, Martinkovic Milford Architects applicant and architect
Attaehments:
Appiication to the Planning Commissio�n
Variance Application
Staf� Comments
Notice of Public Hearing — Mailed April 15, 2016
Aerial IPhoto
-3-
�
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Project Address: 712 Vernon Way
ppplication: Design Review and Lot Coverage Variance for a first and second story addition
Date of Review: 4.6.16
Lot Area: 5,000 SF zoning: R-1
1. Design Review (Code Section 25.57.010)
• Proposed addition is subject to design review because it includes the construction of a second story-
application submitted.
No response required
2. Setbacks (Code Section 25.26.072)
Front (1S� flr):
�2nd flr):
Side (left):
(right):
Rear (1s1 flr):
• Complies
Existing Proposed Allowed/Required
_ _ _ __ , _ .
T�; : -�
Lot Coverage: 1,990 SF 2,931 SF ` 2,000 SF
39.7 /0 58.6 /o ` ` "' 40%
0 0
.
_ , . _ : �
_,.�_ _;
. , (1•
• Lot coverage proposed exceeds maximum allowable by 140 SF, lot coverage variance required; variance
application for lot coverage on file.
• ApplicanYs plans show 98 SF over allowable; proposed trellis in interior courtyard counts toward lot
coverage but not FAR because it does not have posts to the ground (this may be discrepancies in
numbers; however please note the staff report will reflect staff calculations).
Existing
_ _
15'-11" to house
25'-6" to garage
_ . __ ..
3'-2"
4'-11 "
16'-3"
N/A
_ _
Proposed
20'-0"
56'-9'/z "
4'-0"
4'-0"
No change
20'-0"
AI lowed/Req u i red
_ __
15'-0"
20'-0"
4'-0"
4'-0"
15'-0"
� 20'-0"
3. Lot Coverage (Code Section 25.26.065)
40°/a x 5,000 SF = 2,000 SF inaximum allowed
. _ _ _
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)
(m.32 x 5,000 SF) + 1,100 = 2,700 SF inaximum allowed
_ _ __
Existing
. _ __. _ _ _
Floor Area Ratio: ! 1,983 SF
0.39 FAR
__ _ ;
54 F
Allowed/Required
2,07 SF
3 FAR
• The proposed FAR complies with the allowed FAR.
�!o response required
5. �uilding Height (Code Section 25.26.060)
Average top of curb: (21.33' + 20.84')/2 = 21.085'
�,!� �s�
�� �
Existing: 21.08' + 23.75' = 42.42' (23'-9" above average top of curb)
Proposed: 21.08'+ 27 08' = 48.16' (27'1" above average top of curb)
Allowed: 21.08' + 30' = 51.08' (30'-0" above average top of curb)
• Complies.
No response required
6. Qeclining Height Envelope (DHE) (Code Section 25.26.075)
Points of Departure - Left Side: (21.41' + 22.60')/2 = 22.01'
- Right Side: (21.32' + 22.62')/2 = 21.97'
2,700 SF
0.54 FAR
> The proposed addition complies with declining height envelope however the measurement should be taken at
the side property line and the measurement is not correctly shown on plan. However, we can take the project
forward to Design Review Study and this minor item can be corrected at a later date as it is likely that there
will be changes to the plans between the Study and Action meetings at the Planning Commission.
7. Parking (Code Section 25.70.030)
4 bedrooms existing, 4 bedrooms proposed
Existing: 1 covered (10'-0'/2 " x 20') attached + 1 uncovered (9' x 20')
Proposed: No change
Required: 1 covered (10' x 20') + 1 uncovered (9' x 20')
• Project complies with on-site parking requirements (no change proposed to covered or uncovered parking
space)
No response required.
Please contact Catherine Keylon if you have questions regarding these plan check comments:
ckeylon(a�burlinqame.orq or (650) 558-7252
E
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Proj�ctAddress: 712 Vernon Waye
Date of Plans: April 6, 2016
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City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
ProDect Address: 712 Vernon Way
Application: Design Review and Lot Coverage Variance for a first and second story addition
Date of Review: 3.18.16
Lot Area: 5,000 SF zoning: R-1
1. Design Review (Code Section 25.57.010)
• Proposed addition is subject to design review because it includes the construction of a second story-
application submitted.
� Please provide both the existing and proposed elevations on the same sheet for easy reference for our
Planning Commission, i.e., both existing and proposed front elevations should be on the same sheet.
2. Setbacks (Code Section 25.26.072)
:. _.....
Front (1S` flr)
�2nd fl�)
,.
Side (left)
(right)
:__ _. _ _
Rear (15' flr)
_ _
(2nd fl�)
• Complies
_...
Existing
15'-11" to house
25'-6" to garage
3'-2"
4'-11 "
16' *4"
N/A
3. Lot Coverage (Code Section 25.26.065)
40% x 5,000 SF = 2,000 SF inaximum allowed
_ __
; Existing
_. _. __.
', Lot Coverage: 'i 2,258 SF
' 45.2%
2,931 SF `:���
58.6% -. -� `=
2,000 SF
40%
• Lot coverage proposed exceeds maximum allowable by 931 SF, lot coverage variance required; variance
application for lot coverage on file.
y The lot coverage calculated above is an estimate only (see attached calculations). The plans submitted
contain too much information for the design review process and need to be simplified before the project is
brought forward to the Planning Commission for review.
o The construction key notes provided on the floor plans should be removed and can be re-
inserted at the time of building permit application.
o The existing and proposed floor plans should not include site details or landscaping (only on
site plan).
o The construction plan legend needs to be simplified; it is not necessary for this review does not
need to include millwork, insulation or rating details on walls. For planning purposes please
clearly indicate walls to remain, walls to be removed, and new walls only.
o Please shade new construction areas so that they can easily be identified on the site plan and
floor plans.
___. ._._ ._
Proposed
20'-0"
56'-9'/2 "
__ ....
4'-0"
4'-0"
No change
20'-0"
Allowed/Required
15'-0
20'-0"
4'-0"
4'-0"
15'-0"
20'-0"
Proposed Allowed/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)
32 x 5,000 SF) + 1,100 = 2,700 SF inaximum allowed (0.54 FA
Existing
Proposed Allowed/Required
FloorArea Ratio: ', 1,981 SF 2,697 SF
, 0.39 FAR 0.53 FAR
�`
�� ��.
�F�' � �.
/ '��,
• The proposed FAR complies with the allowed FAR.
No response required
5. Building Height (Code Section 25.26.060)
Average top of curb: (21.33' + 20.84')/2 = 21.085'
Existing: 21.08' + 23.Z5'�..42.42' (23'-9° above average top of curb) .- ..
Proposed: 21.08'+ 27�Z' � 48.4' (27'�° above average top of curb) •� `.,'
Allow�d: 21.08' + 30' = 51.08' (30'-0" above average top of curb)
2,700 SF
0.54 FAR
� While the proposed project appears to comply with overall building height regulations, the plans need to be
revised to show the height measured from the average top of curb elevation (21.08'- as calculate by
averaging the top of curb elevations provided in the survey).
: Please also show the finished floor elevation number (24.40') on the elevation drawings as well as the
second floor elevation point and top of ridge elevation points; all of them should be relative to the datum
p�ovided on the survey (see numbers above). Currently the drawings show the finished floor at 1' and all of
the measurements are taken from that as the starting point. Please refer to our submittal checklist for more
information.
6. Decli!ning Height Envelope (DHE) (Code Section 25.26.075)
Points of Departure - Left Side: (21.41' + 22.60')/2 = 22.01'
- Right Side: (21.32' + 22.62')/2 = 21.97'
➢ Tihe proposed project appears to comply with declining height envelope regulations based on elevations
points taken from the land survey by Planning staff. Please note the beginning point of the declining height
er�velope measurement (called the point of departure) is determined by taking the front and rear corner
elevation points and averaging them; for the left side is 22.01' (the average of the front and rear left corner
elevations) and the point of departure for the right side is 21.97' (the average of the front and rear right
corner elevations).
➢ The ,�oint of departure is shown on the proposed rear elevation, which is correct; however the
measurement is taken directly next to the house, but should be taken from the side property line (consistent
with site plan). Please revise your plans accordingly.
2
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
7. Parking (Code Section 25.70.030)
4 bedrooms existing, 4 bedrooms proposed
Existing: 1 covered (10'-0'/z " x 20') attached + 1 uncovered (9' x 20')
Proposed: No change
Required: 1 covered (10' x 20') + 1 uncovered (9' x 20')
• Project complies with on-site parking requirements (no change proposed to covered or uncovered parking
space)
No response required.
8. Misc.
> Please see attached checklist of submittal requirements for clarification to the above comments. I have also
attached example drawings of an approved project for reference.
Please contact Catherine Keylon if you have questions regarding these plan check comments:
ckeylon(a�burlinqame.orq or (650) 558-7252
3
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Project Address: 712 Vernon Way
__ __ __
Date of Plans: February 23 , 2016
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