HomeMy WebLinkAboutOrd 14821
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JEROME F. COLEMAN
CRY AT ORNEY
CITU OF BURLINGAME
SOI PRIMROSE ROAD
BURLINGAME, CALIF. 94010
ORDINANCE NO. 1482
ORDINANCE ESTABLISHING FLOOR AREA RATIO
AND MODIFYING SETBACKS FOR R-1 DISTRICT
The CITY COUNCIL of the CITY OF BURLINGAME does hereby ordain as follows:
Section 1. Section 25.08.264a is hereby added to the Burlingame Municipal Code to read
as follows:
"25.08.264a Floor area—Gross.
Floor Area, Gross means the total area of all floors of a building or buildings as
measured to the outside surfaces of the exterior walls of the structure or structures and including
such areas as halls, stairways, covered porches and balconies, covered walkways and arcades,
elevator shafts, service and mechanical equipment rooms and basements, cellars, and attic areas
deemed habitable."
Section 2. Section 25.08.265 of said code is hereby amended to read as follows:
"25.08.265 Floor Area Ratio (FAR).
Floor Area Ratio (FAR) means the gross floor area of a building or buildings as a ratio
of the gross area of the lot on which the building or buildings are located. FAR for any lot
includes new structures to be built and those remaining.
In calculating FAR on single family residential dwellings or lots the measurement shall
include the gross floor areas of the primary dwelling, attached garages, and all accessory
structures on foundations. Open spaces within the structure which are higher than twelve (12)
feet shall be counted as two floors.
Exempted from floor area computation for single family residences are:
1. basements, whose walls are less than fifty percent above grade and have a habitable
ceiling height as defined by the Uniform Building Code, and chimneys;
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IEROME F. COLEMAN
CITYCOF BURLINGAME
901 PRIMROSE ROAO
- BURLINGAME, GLIF 94010
2. covered porches or decks on the first floor of 100 square feet or less;
3. uncovered balconies and decks on the second floor; and
4. attic areas not to exceed 500 square feet.
In calculating FAR for commercial development the measurement shall apply to the gross
floor area of the building above the average elevation of the curb opposite the front wall and
does not include basements or cellars. For parking structures and buildings having enclosed
space without floors, each twelve feet in height shall be considered as a story. In addition, each
fraction of twelve feet in height shall be calculated as a fraction of a story. The calculated gross
floor area of parking structures, auditoriums and other buildings with large enclosed spaces shall
be determined by multiplying the covered lot area by the equivalent number of stories plus any
fraction thereof. The floor area ratio for both types of structures shall be determined by adding
the floor area of the building to the calculated gross floor area of the building or structure with
large enclosed space without floors, and dividing by the total lot area of the project.
Exempted from floor area ratio computation for commercial development are:
1. chimneys, cupolas, flag poles;
2. water tanks, elevator penthouses or other mechanical appurtenances; and
3. fire or hose towers.
Section 3. Section 25.08.477 is hereby added to said code to read as follows:
"25.08.477 New Construction, for determining floor area ratio.
1. Construction of a wholly new primary dwelli
ng, or
2. Construction which enlarges. the floor area of an existing primary single family
structure, including attached garage, an
d which exceeds fifty (50) percent of the existing gross
floor area, or
3. Removal of .more than fifty (50) percent of the linear length of the bearing and
interior partition walls of the primary dwelling structure."
Section 4. Subsection 2 of Section 25.28.0
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70 is hereby amended to read as follows:
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JEROME F. COLEMAN
ATro RNEv
CITY OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CALIF. 94010
25.28.070 Height limitations.
2. On lots that slope upward more than twenty-five percent toward Lite rear from the
front property line, the maximum height of the building shall be two and one-half stories or
thirty feet above mean grade as measured from the front fifteen foot setback line."
Section 5. Section 25.28.071a is hereby added to said code to read as follows:
"25.28.071a Floor Area Ratio.
The maximum allowable floor area ratio based on gross floor area of structures for new
construction on lots zoned R-1 shall be:
(a) Thirty-two (32) percent plus one thousand five hundred (1,500) square feet for
interior lots;
lots;
(b) Thirty-two (32) percent plus one thousand two hundred (1,200) square feet for corner
(c) Notwithstanding subsections (a) and (b) the maximum allowable house size shall be
eight thousand (8,000) gross square feet..
Such floor area ratio shall become effective upon the issuance of a building permit for
new construction as defined by Section 25.08.477 of this chapter and shall remain permanently
new constr
uction."
Section 6. Section 25.28.072 of said code is hereby amended to read as follows:
1125.28.072 Setback lines.
1. Measurement of all setback lines shall be from the lot line to the closest wall or an
y
covered projection of the existing or proposed structure.
2. Front.
(a) The minimum front setback line to the first floor shall be fifteen (15) feet as
measured from the lot front or the average on the side of the street as measured from the lot
front, whichever is greater, provided that the setback line delineated on any approved subdivision
map shall supersede any provision of this chapter, except for attached garages where the front
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JEROME F. COLEMAN
ClT OF BURLINGAME
301 PRIMROSE ROAD
BURL JNGAME. CALIF.94O10
setback shall be twenty (20) feet for a single car garage and twenty-three (23) feet for a double
car garage; if a double door is provided as two side by side single garage doors, setbacks shall
be staggered at twenty (20) feet and twenty-three (23) feet.
(b) The minimum front setback line to a second floor shall be twenty (20) feet provided
that where the required first floor setback exceeds twenty (20) feet, then the second floor front
setback shall match the portion of the required first floor setback exceeding twenty (20) feet.
3. Side.
(a) If front and reaz lot lines are equal, the minimum side setback shall be based on the
front property line dimension; if front and rear lot lines are unequal, the setback shall be based
on the width of the lot as measured between the midpoints of the two side lot lines. In either
case the setbacks based on lot width shall be as follows:
Side Setback Lines (in feet)
Lots 42' wide or under ............. 3
Lots over 42' and less than 51'......... 4
Lots over 51' and less than 54'......... 5
Lots over 54' and less than 61'......... 6
Lots over 61' wide and over........... 7
(b) The minimum side setback to second stories shall be based on the declining height
envelopeI
4. Rear setback.
(a) The minimum rear setback to the first floor shall be fifteen (15) feet;
(b) The minimum rear setback to the second floor shall be an average of twenty (20) feet
from the
rear
property line, except that no more than twenty-five (25) percent of the length of
the rear wall of the second story shall extend to the minimum first floor rear setback of fifteen
(15) feet.
5. Corner lots.
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2 lots.
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(a) Front and rear setbacks to first and second floors shall be the same as for interior
(b) Side setback. The minimum side setback to the first floor of any structure or
accessory structure shall conform to the district minimum for the interior side lot line and shall
be seven and one-half (7.5) feet on the exterior side lot line;
(c) The minimum side setback to the second floor shall be an average of twelve (12) feet
from the exterior side property line, except that a maximum of twenty-five (25) percent of the
length of the second floor wall may extend beyond the twelve (12) feet up to the minimum first
floor exterior side setback of seven and one-half (7.5) feet; the second floor side setback on the
interior side lot line shall comply with the declining height envelope requirements."
Section 7. The first paragraph of Section 25.28.075 of said code is hereby amended to
read as follows:
"25.28.075 Declining height.
There shall be a declining height envelope in this district departing from a height of
twelve feet above original existing grade at each side property line set at an angle of forty-five
degrees until it intersects with a point seven and one-half feet above the second story finished
floor, then it shall extend vertically to a maximum of thirty feet or two and one-half stories."
Section 8. Section 25.61.040 of said code is hereby amended to read as foll
ows:
"25.61.040 Procedure when variance or special permit not required.
If such construction does not require a varian
ce or special permit the following
procedures shall apply. Upon receipt of a completed application for a hil
lside area construction
permit, the city planner shall give mailed notice of the application to all owners of property
within one hundred feet of the exterior boundaries of the subject property. They shall be
informed of their right to request review under Section 25.61.050. Notice of the application
shall also be mailed to the planning commission and city council."
JEROME F. COLEMAN 5
CITY OF BURLIN GAME
WI PRIMROSE ROAD
BURLING4ME. LAL1F. 94010
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IEROME F. COLEMAN
OITY Arro RNEr
CITY OF BU RIINGAME
.SOI PRIMROSE ROAD
BURLINGAME, CAL1F.94010
Section 9. This ordinance shall be published as required by law.
Mayor
I, JUDITH A. MALFATTI, City Clerk of the City of Burlingame, do hereby certify that
the foregoing ordinance was introduced at a regular meeting of the City Council held on the 19'
day of April, 1993, and adopted thereafter at a regular meeting of the City Council held on the
3' day of May, 1993, by the following vote:
AYES: COUNCILMEMEERS: HARRISON, LEMBI, O'MAHONY, PAGLIARO
NOES: COUNCILMEMEERS: KNIGHT
ABSENT: COUNCILMEMBERS: NONE
City Clerk
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