HomeMy WebLinkAbout2614 Summit - Staff Reportiy��,.
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MEMO TO: PLANNING COMMISSION
FROM:
SUBJECT:
CITY PLANNER
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P.C. 9 9/91
Item #
AMENDMENT TO SPECIAL PERMIT FOR AN ACCESSORY STRUCTURE TO BE
USED AS A BATH HOUSE AT 2614 SUMMIT DRIVE, ZONED R-1
Charles Mahnken, applicant and property owner, is requesting to amend
the special permit granted in December, 1982 to build a bath house in
the rear third of the lot at 2614 Summit Drive, zoned R-1. He is
requesting a 96 SF addition to the structure, merging the structure
�.enclosing the pool equipment with the originally approved bath house,
�}� enclosing the previously approved food preparation area with walls,
;:c`' window, skylight and door. This improvement also included adding a
f� window facing the side property line in the pool equipment room. The
n��� breezeway between the two small rooms (66 SF and 49 SF) has also been
�"�' enclosed with walls, window and a door. The 45 SF deck at the front of
the bath house has been extended 91 SF at the side and front of the
bath house and the entire deck (previously approved and new), a total
of 136 SF, has been covered by a wooden lattice structure. The total
lot coverage of all structures on this 14,000 SF site (house, cabana,
bath house, covered deck area) is 18.6%.
The additional use permits required for the changes in the as built
bath house are for four windows and three skylights 3.5' from side
property line (10' required) (Code Sec. 25.60.010-i) and for an
accessory structure which will enclose mechanical equipment (Code Sec.
25.60.010-k). All of the development on this site meets the other
zoning code requirements.
Staff Review
City staff have reviewed this request. The Fire Marshal (July 29, 1991
memo) and City Engineer (August 5, 1991 memo) had no comments. The
Chief Building Inspector notes that the applicant must apply for a
retroactive building permit to join the originally approved bath house
to the pool equipment enclosure. A retroactive building permit must
also be obtained for the decking and shade cover built on the north and
east sides of the bath house. The pool equipment must be enclosed in
a sound attenuating enclosure built to the standards set out in the
pool ordinance and uniform building code.
Planning staff would note that this particular structure has some
history. The city granted a use permit for a 139 SF bath house on this
site in December, 1982. Subsequent to its construction it was
discovered to be located on the neighbor's property. Rather than
demolish the bath house and relocate the pool equipment placed in 1966
when the pool was built, the property owner arranged to purchase 3.5'
of the adjacent lot and merge it to his lot. This gave the bath house
the 3' minimum setback it required in order to retain the openings
(breezeways) placed in the wall facing the side property line.
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The land negotiations took several years to complete. In 1986 an
adjacent property owner complained that the bath house had been
extended to include the pool equipment structure and several other
modifications to the 1982 plans appeared to have been made. In 1986
the Planning staff did a site inspection and identified several items
which would need to be removed or approved by amendment to the existing
use permit. Subsequently the City Attorney and the applicant, his
attorney, civil engineer and contractor have been in discussion. The
applicant finally agreed to apply for an amendment to his 1982 use
permit for the items existent in the present structure which are not
shown on the 1982 approved plans and are believed to have been added
after the last city inspection for the 1982 building permit.
One aspect of the 1982 plans which has been much discussed by the
applicant and the city is whether the plans showed one or two
breezeways. Clearly there is decking shown on the plans (date stamped
October 13, 1991) between the three structures. Indications of roofing
are less clearcut. Staff's position is that no roofing was proposed
between the pool equipment house and the bath house because, if it had
been, then the applicant would have needed a variance for less than 4'
separation between structures (new bath house and existing pool
equipment house) and he would have been required to get a use permit
� for the house enclosing the pool equipment (accessory structure
enclosing mechanical equipment) and a building permit to bring the
structure built in 1966 up to current code requirements for
soundproofing. By keeping these two structures at least 4' apart
(plans show 5') the applicant avoided having to make an application for
these permits and being required to spend the money to bring the pool
house up to current soundproofing codes. These amendments for the
structure enclosing the pool equipment and structural corrections not
included in the 1982 building permit are important among the things
that this use permit will require the applicant to complete.
Applicant's Letter
In his letter of July 25, 1991 Mr. Mahnken, property owner and
applicant, reviews the history of the development of the bath/pool
house and the property line problem and its resolution. He goes on to
address the modifications made to the structure including addition of
three skylights, elimination of an outside shower, addition of five
windows (facing the side property line), expanding the wet bar area and
enclosing it with a wall and sliding glass door. (Note: this wet bar
area was the area located between the bath house and the original pool
equipment house.) He notes these changes were made during the 1983
construction. He feels the building inspector was aware of the changes
and made no comment and finaled the construction. He goes on to note
that a year after the pool house was completed, the deck was extended
in front and to the side of the bath house and the shade cover built.
He comments he was unaware a permit was required for this additional
construction.
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Finally he notes that there is no bathtub (making a full bath) , no
kitchen with cooking element and no heat in the bath house. There is
a toilet, hand sink and shower in the changing room and a sink in the
wet bar area. He feels the original plans approved in 1982 show all
three structures connected by a single roof.
The applicant included with his letter two letters in support of the
fact that the roofs between the three structures were a part of the
original application.
In his request for a use permit the applicant notes that the
improvements are in place. They are located at the rear of their house
and at the bottom of a steep slope. The bath house is needed for
convenience of using the pool built in 1966. The modifications were
made during construction and have a beneficial effect on the appearance
of the pool house.
Findings for a Use Permit Amendment
In order to grant an amendment to a use permit the Planning Commission
must find the following conditions exist on the property (Code Sec.
25.52.020 a-c):
(a) the proposed use, at the proposed location, 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;
(b) the proposed use will be located and conducted in a manner in
accord with the Burlingame general plan and the purposes of this
title;
(c) the planning commission may impose such reasonable conditions or
restrictions as it deems necessary to secure the purposes of this
title and to assure operation of the use in a manner compatible
with the aesthetics, mass, bulk and character of existing and
potential uses on adjoining properties in the general vicinity.
Study Questions
The Planning Commission reviewed this request at study on August 26,
1991 and asked several questions (Planning Commission Minutes, August
26, 1991). The applicant provided a copy of the settlement agreement
between himself and the neighbor regarding the purchase of a 3' strip
along the adjoining property lines to place the pool/bath house fully
on the property at 2614 Summit Drive.
Several drawings were included in the original packet for the 1982
application. The first of these were 8-1/2" x il" prepared by Mr.
Mahnken. The site plan shows the shade cover (gazebo), pool house (for
equipment) and new bath house as three separate structures. The
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detailed structural drawing (not to scale) shows an open area between
the new pool house which consisted of two rooms connected and the
existing pool house. No deckinq is shown on either of these first
drawings, although decking was added on later drawings for this 1982
application.
Planning Commission Action
The Planning Commission should hold a public hearing. Affirmative
action should be taken by resolution and should include findings. The
reason for any action should be clearly stated for the record. The
following conditions should be considered at the public hearing:
1. that the bath house/pool structure shall be built as shown on the
plans submitted to the Planning Department and date stamped July
30, 1991;
2. that retroactive building permits shall be secured for all work
completed but not included in the October 13, 1982 plans and
corrections to current Uniform Building Code requirements and
standards shall be completed, inspected and granted an occupancy
permit within 90 days of granting the use permit amendment;
3. that the portion of the structure enclosing the pool equipment
shall be fully soundproofed as required by the Uniform Building
Code and city pool ordinance; and
4. that this bath house shall never be used as a living quarters or
for sleeping purposes.
Should the Planning Commission determine not to grant this use permit
amendment, the following conditions should be considered:
1. that amenities present in the structure but not shown on the
October 13, 1982 bath house plans shall be removed and the
structure made to conform to the plans approved in October, 1982,
the 135 SF deck covering removed and the decking reduced to 45 SF
at the front of the structure and removed from the side of the
structure, and the window removed from the pool equipment house;
all corrections to be made within 90 days and to receive final
inspection and certificate of occupancy from the Building
Department within that 90 days.
���- � �
M r ret Monroe
City Planner
MM/s
cc: Charles Mahnken
Charles J. Kavanagh
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SUBJECT: 2614 SUMi1IT DRIVE
Dear Commissioners:
P.C. 8/26/91
Item #2 (STUDY)
AUGUST 21, 1991
CITY FiALL
3 oppose the ammendment to approve the unauthoried bath
house additions and modifications. It woi.tld be easy to
convert the current structure into auxiliary living
quarters by changing a few inside walls. Sufficisnt windows
are in place and heat is readily available.
The applicant's July 25th l.etter as well as the staff report
mention the sideyard seiback problsm which is not at issue.
If there is any in�erest, I can show how the 5' setback
requirement was avoided.
An inspection of the bath house would reveal that the area
behind the west wall can be reachecl via the steps at the
north end of the build.ing.
The 1983 sanitary sewer system was built underground in
accordance with the permit, but in 1986 it taas modified and
approximately 15 ft. are now above ground.
Heat is available at the bath house and you may wish to
inspec� the large auxiliary hot water tank with residence-
to-bath house piping in place. At one time a gas connectiozz
was available in the pool area.
It might be useful ta identify the contractors who did the
unauthorized work.
The original paol equipment structure (cira 1966) was
completely razed and rebuilt without permits.
The applicants shouid be allowed to retain 119 SF as two
free standing buildings, plus a small equipment structure to
be located away from the property line. The covered sha.de
areas should be limited to the approved square footage.
Please visit us at any time. 1Vo need to call in advance.
We also have a good view of the Ling property.
Respectfully,
►
�CEIVEL+
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JOHN P. MORAN 2616 SUMMIT DRIVE
BURLINGPME PLANNING COMMISSION
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3ohn P. Moran
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P.C. 8-26-91
Item #,2
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�uta.je� t: �+.�.-Ff reF., i e�,� r•c�,ur• t fc�r �r��nr•�.+ i c�n of p 1:�.r,r� i r�g m�e t i n�� ot
t���qust 12, 1u91
C�aar• M�mbary c�f tF�E F1 �.r�r� i r�g Gammi s��i or� q
I vaish ta a�,ologize tor perh�3.p_• n�+ #�;nc�a��ing or under=_.tandinc� a.11 tF�E
dEtai t�• i r� re�����t i r�c� s��ct� an �cm�r�dm�r�t, but i n r•e�:� i eUJf C�C� }h� pacH::Ft
there are ��rne ar•eas I�,,�ish to cc,mrr��r�t an.
1. Poal EquiF�m�r�t: ThF r•ep��r•t ref�r=• tc� Gl�.�ir�u por�i eaui�,m�r�t �.� tt�
�rar� pr��,er• ty I i ne . ThE Ftoo1 �+�u i F�mer� t t.��._• s� � i n p i a.ce i n 1 ari�,
�rr i �r ta +t�E t�i�.hnken' _• ��4�,r� i n� the r•e�•i �Fr�e e, �.nd Ft�.s n��t beer� rna�ael
-�ra�r� this ]c�catian.
f. Pc�c�t Huus� Squ�r•� Fc��tage: !,Jt-�er, cit:r� F��r_•c�n�l r.�.icula.tEd th� =_•q
f� and pvt thi=_• intcrma+ion in the pr•�ject a��,l ic�+ion they �id r��t
t�i!e i n+4 c��n=_.� der.yt i ctn ii-�� t�r•����t�,�.�'•r' a.r•e�.�_ . Gr�Fat i�..�e C:�=_.tl ��1 .xn
��ct i vn C�, P��i � i�e Et e��at i an .=_.hov.�=_. thd.t th� r•o�at i s cc�n t i r�uaus
�Cf•48�. 'fI'�� E�Iltif't =.?'{'t�rtiJl"'E�. Zt th� =_.�ua.r•� t�utaget ot tf�� �
F�reeze45�a�� {�?� =.q ft) ia a.dded +r� ti-�� 129 sq ft c�.�• Of•1�1(i����y
cai ct� 1 a+.ed ;�ou t� a.�.,e 1,�? sq t t, TI-�e �qu i pm�r� t r•c�r�m i=. nr�,.l GE i ng
cc�nsider•e� a� oa.rt a+ the structure a.r�o� the r�pc�rt =.t�te� th�t the
ta+al sq«are fo�iT �ge of tF�e str•utture� i=_. �:35 sq t t, Tt� i•_� �A�t��� i d t�� ..r�
i r�crE�=_-e r�f �C+.?'�; i�•�h i cl-� i=_. 1 esv th�.n the �Ui max imum.
�?. Breezewa��s: TF�e ����EZe4�,��y �;b�t�leen toi l�t �r�d =.F��v,��ri r�a=_• 1
st i di ng ���i r�da�.0 a.t on� end a.nd r�o �oar at tt�e oth�,�r• ar�d. TF,E ofiher•
bre�e�pv.aay f:L�+4sle�n =_.h��,.�ur• arEd equiprner�t ra��m;� ha.=_. i sl idir�� ��.�ind+�4�a, a
non 1 ock i ng �ac�r , dred .�n c,�e�n .�re � a.bot�e th� caun te�r• . Th i s sec t i c�n i•:
r�oted ot.�er a=_• Per• •�P�,rGt,�.d F� ] an .
Thanl�: �r�u fc�r rev i E4�i r��j these corr�ments.
'Your= tr.u] y.
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P.C; 8-26-91
Item #2
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L i �:� i r�g �!u.y.r•ter•s: I f I CI'i?�'iqe��3 tl-�e i r� t�r• i rr• v.��i 1=_. tn rr�a.i;e i t 1 i v i nu
q�� a. r• t e r s, I ua �, u 1 d r� c� 1 c� n g� r• h a�� e� p c, 01 h o �� s e a r v.� e t t� a. r. t°I r• . h�t o r�. r�
t�rr�mer,ted t�� m� 1•x=_•t rrn�+nth th�t i f I r�m�,4ted the F��al Nqu i prn�r�c i t
��.�c�ut d rtl so rr,�k� a c�rea.t l i w i ng ,�r•Na. Bu t hou.� v.�oul �� I f i 1 t�r R1,y �,oal'`'
���.�� � r L i r� e: h�1;f s e+�a E r• 1 i n e ti�.� a. s u n,J � r• g r• n u r� d �.W h e n + h� p a a i t-o c� u s e va a �
t�u i 1 t. Nou.���.�er ,�..ahen a r•e �:a i n i r�� 4uai 1 r•E i ntar��rnen t�,ro.J ect requ i re�
p 1�.c i r�g a r,umt�er at cemer� i c�l umn= un���r• Uraund, F�.�r• t ot tt�� sev�er
1 i n? h�.d t� �e p 1�ce� a.bn,.�e �jr•ade . Th� r� i nT��rcemen+ pr�o.i ec t�.�a.•a
d�__. i g n� d b'r' I� a�,� a n.� g f� F n g i n�� r• i r� ��.� i t ts I� u i 1�� i r� g p e r• m i t s, T 1-� e�� i u rr� t� i r� c�
u,i�r�: i� a.l 1 unci�r• tl-,e p��l hou�e, c�u� of si ght uni p=_.s yc��.� +�a ur�d�r• tt-�e
nou=_•e . Tfie ent i r•� �ra_iec t�laa.s ewal u�.ta�� and h•x�J a t i n�t i r�=_.��r t i c�n .
He.�t : f�1r . t�lora.n's st�t�men t"ha�.t i=. �k,.= i 1 rit�i � a.t tha b.��h F���use" i=
r��+t �arr•e�t, Tt�e ta�+ i� th�r�e i=_. a Ftc�+ �,.s�ter tir�� cc��r,inr� tr�rr� c+ur
r•�=_.idence to vu�,piY hct �.,�a+�r �a }h� sht��.�aer a.r�d sinks. �t sniar _.f=.tem
rtr�d :t he�3t G):C�1: r��rr• i�_. 1�c.�.tpd �t thE r•uai denc� . F'r_rr � �,a�.ter i s
�u�rrpe� u�� t�� th� F�e�at e::chan�er• and ret�urned tc� ti-�� ��o��i . Th� +�a.s
Fs�ater .�r�d c�as s���,ply v,��a rern���:��J. ryl l t�a�rK �t�=. per•fc�rmz� �,.ai #h Ger•mi+
anJ sian�d a-f+.
Equ i pmen t Raarr�: The _•tr•uc ture and equ i pmer�+ v.iFr-E r���t d i•�pc�s�d r�t o
The soi �r cont,^ol s�r�d p i F� i r�c�p .�r�d p�r,l cc�n�r•ol � 4�.��r� .�.i t�ctta.Ched tr
tl-�� c+r• i�i r�al u�al i v. I+ thE en t i re =.truc tur•e v.�a•a r•em�v�d at 1�.t n���
time ther� �.��out� ha��e baen r�+� _•upFor•t f+�r tt-�� sc�l�er• a.nd pa��l cc�ritr•�1=.
4�.�t-� i ctw c�F�er•.�.tE t►�E F�ac�l equ i F�mertt � Gur• i ng the po�,l h��u�e car�=.tr•u�, t i nn
the sau i pment r•���rn sfiruc+ure wi th i t=. +..t�e.�tt�er•ed ��c�ud �.�.�.�__. uF�d3.teu i n
�.t�q�:� i n or��r +hat i t vaoul d be cc�rr�F�a.t i bl e��,�i th tFEe Ilp4V �canl h�u=_.e.
Tr�u r•c�af ��ua.� i r� need of repa i r• �n� �l:�a=_- r•ep 1 aced. TF� i� equ i pm�n t r��orn
�.vas at =_.c� i ns�,Gc ted +o rr�ake sure al 1 CCdti=_. tA�ere fc�l 1��tAied.
L��cat i c�n � In c�r•dEr }�� r�spor�d tu h1r• . P•�tc+r•an`s ctncer•ns ar�d me�t ttte
r_ i t>' r• e�,� i r e m e n i=_. ,�' f t,,� a v F� u r• c i-� �___ � d f r• orn h•1 r. .4: t�1 r�, h�i o r• � r� . T t-� p r• e
���rE na r�tt�er r•equ��t=_. matie ,�t me r�g�r•d i r�g i c��:xt i�an �. i te ,
'�F,•�de� De�k:: F:egardi r�g +he =_.hade� dEcN; ar•e:� i n mi 'rarr� tha.t h�1r•. h9c�r•an
i=_. �or�cer•ned 3.6�u�k. f=, reque=_.t �a a.rr�end tF�e permi t Lar the p�r•{ ,�� tF�G
=.ha.ded d?c4� a.r•ea i�dl"i I CI"� ��,�a� �xt�r,dEd i�_. na�.�� und�r >�our� tc�n�.i d�r•at i an.
I dc�n' t�fee i#ha.t trf i•�, �s �.v� } 1 �.s m;• �e�J.�er p i F�� ,�+r� h�t �laater 4�,� i 1 1
r. #� e c t t�1 r• , P�•1 c� r�. n.
Thar�k y�au -�or• ;.�uur• + irr�e i n ��,��i uat i nq ai 1 ti-� i=. i r�tar•ma.t i an . 2�.�a� t com�
each af ;�ou tr� t� i si t my �,ao1 vi te, =r that ::rc�u r_�.n mal�e ;.�c���r• c�v.�r�
de ter•m i r�a+ i��n . i`�1#` 4�� i te and I car� be r•��c��e� a.z �3�}4—� �'�4, so ��e r�.r�
vhoav y,�u th� pr�ject.
'•rour=_• tr+. i:;�,
�
c
,3i�CE111Ei�
A�� � 8 i��1
"Y OF BURLINGAR'
; ;NNI�t��P'.
JOHN P. MORAN 2616 SUP'IP�IT DRIVE AUGUST 28, 1991
BURLINGAME PLANNING DEPARTMEI�T
CITY HALL
BURLINGAME, CA. 94010
ATTEIVTION: MARGARET MONROE
REFER: 2614 SUMMIT DRIVE
Dear Meg:
This will confirm our August 21st conversation as weil as
support the position that the Creative Castle ba�.h house
design is drawn to architectural standar3s which are not
always the same as engineering standards.
Tne curved roof extension in front of the storage area is
indicated W1LY1 broken lines since it is above the hor?zontai
plane of the plan view. This is in accordance with the
highlighted in.formation in exhibit 6.2.
The area next to the existing pool house is designated by
solid lines which indicate an on-the-ground structure with
no roof. Exhibit 6.1 confirms this with the notation, "2x6
REDWOOD DECK".
The breezeway next ta the shower is similar except for the
raof which is slotted but nat solid.
Further examples of this principle are shown in exhibits 6.3
and 6.4 where the plan view indicates an overhead trellzs
and a deck.
I conclude that the special permit approval described the
area next ta the existing pool house as open with a fence at
the west end, and I intend to purstte this at the September
9th meeting.
Sincerely,
�? ��o-,�„�._.
John P. Moran
343 223b
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CHAPTER FIVE
PAGE 36
Let's advance a bit to the wonderful realm of architectural dra4�ing
and lo�;c at !'plans". A floor pian is a view looking straight down
after a horizontal section has been taken and the top half cf tlie
building has been removed, The height of the cut is usually just
zbove the najor ��indow sill height so that the positions of the
openings can be shown, This is usually about 4' high but varies
siightly. If a height varying greatly from this height is used, a
note to that effect should be included - otherwise you will be en-
gaging in deceipt.
In Figure 120 we see the all American house. According to defi-
nition it is cut at about 4' and the top half is removed. After this
instant tornado we look straight down at it and what do we see?
We see a lot of convsntions. Note that both the windows in the rear,
which are floor to ceiling, and the regular windows are shown in the
sar..e rr.anner. A look at a section or elevation will clarify this.
The door is shown as an opening with its full arc (I prefer to sho�•,
the door at full open position as diagonals become too strong
visually in a rectilinear scheme - but this is personal). The roof
overhead above (a balcony of skylight is showing this way also) is
indicated by a broken (hidden) line. These are some of the basic
conventions for making a plan.
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A roof plan or site plan would be shown in the same manner (Figs. 121
and 12'). Site plans are usually drawn to engineering scales (1/10",
1/20", 1/50", 1/100" etc.) as the surveyor's maps from which infor-
nation is gained are usually to these scales. Comparing the two
drawings we can see some differences. Figure 121 is a presenta-
tion drawing - its purpose is to convey a sense of the realized
building on the site. It thus trys to portray the house, its
scale, the environment in which it sits, as o-aell as some basic in-
formation like the slope of the land (using contour lines) and
property lines. The building is shown as if in an aerial photo-
graph - looking straight down, Naturally a north arroo-f, scale and
other critical text are also required, Note that the building has
been shadoo-led to give a nore realistic impression and provide a
sense of the volume of the structure. In a landscape site plan,
th� builJ�ny Is �fleii lrc�lt�d �bstractly (as uxlstfng buildings
oflen are in architectural drawings) and full attention given to
�c.� �� �Y�-�e�v� ��s� ���v►r�� �.e�.�� �r uc ��e�-�c�y�
���.�_��a� r?� �n.l�f• �'���r�►�,s ��1���"�►': �°f l�a�� ,�. �?t���K�
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FIGURE 120
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FIGURE 120a
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White Rock. NM
Ken Brooks, Arch. Res. Cons./Rocky Mountain Sun Power
Santa Fe, NM
HEATED AREA: 1,063 FTZ
NUMBER OF DEGREE DAYS: 5,853
fVET THERiViAL LOAD: 44.9 106BTU/YR
AUXILIAAY ENERGY: 5:71 BTU/DD/FTZ
YEARLY SOLAR FRACTION: 54%
Private ciient.
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CONTEXT
This one-bedroom residence is designed for a site in northern New
Mexico which has a compelling view to the northeast of the
Sangre de Christo Mountains and the Rio Grande River Gorge.
Near Los Alamos, at an altitude of 6,300 feet, this site has a 6,000
degree day climate, which requires a considerable amount of
heating. However, the building rests on a southern slope of the
Jemez Mountains which further enhances the solar benefits of this
clear, sunny region. Summers here are hot and dry with a large
daily temperature swing. Natural cooling has traditionally been
achieved in this region by building with massive walls which ab-
sorb heat during the day and release it to the outside at night. In
this home design, a rnassive southern adobe wall and a concrete
floor provide both natural solar heating in the winter and cooling
in the summer.
���,� : �'"'� � �.� �r �i���,�� �� ��+� A�e��.v �
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S�CT1G�.l �, T�E8.1.dS �� ��� �
ENERGY CONSERVATION
�,�� This home balances the need to minimize heat losses through the
building's exterior with the desire to capture a breathtaking view
to the north. Windows are used liberally on the northeast side of
this dwelling to respond to the dynamic visual features of this site.
Thermal losses here are controlled with 2" thick urethane, night
insulation panels which adhere by magnetic clips to double-pane
window glass.
' The northern walls, framed with 2 x 8 studs at 2' on center have
fiberglass insulation batts which yield an R-factor of 27. The east,
west and south walls have 2 x 6 studs with a total R of 22. The flat
roof has an R-27 from 4" of urethane over 1" pine deck. Two inches
of polystyrene for perimeter slab insulation completes the thermal
enclosure. Full weatherstripping and an air lock entry keep winter
_ _ intiltration through Yhe door at a minimum.
s�
STAFF REVIEW OF APPLICATION TO THE PLANNING COMMISSION
I. Project Address: 2614 SiTN�iIT DRIVE
II. Project Description and Permits Requested:
Amendment to December, 1982 special permit for a bath house
and cabana behind an existing house to add a 91 SF extension
to the 45 SF approved deck, place a cover over the entire deck
(136 SF), place pool equipment 3-.5' from property line where
code requires 10' and place four windows and three skylights
in an accessory structure within 10' of property line where
code requires lo' separation. The additional special permits
required for this application are windows within 10' of
property line (Code Sec. 25.60.010-i) and accessory structure
which encloses mechanical equipment (Code Sec. 25.60.010-k).
In 1982 the request was for two accessory structures each
exceeding 50 SF. The 119 SF bath house was to be built; the
71 SF lattice work cabana was already in place. The 8-1/2" x
11" plans submitted and approved with the November 22, 1982
packet showed the cabana as "covered shade" , an existing "pool
house" which housed the pool pump and other mechanical
equipment, and a separate new bath house with toilet, shower,
food serving area and storeroom. Both the existing pool
equipment house and the new bath house were shown 5' from side
property line.
Subsequent to city approval in 1982 it was discovered that the
pool house (enclosing pool equipment) and bath house were
located in part on the neighbor's property and also that
completed construction did not conform to the plans approved
by the city in December, 1982. Since that time the applicant
has had a survey of the side property line; and purchased from
his neighbor and merged into his lot sufficient property to
have the entire bath house on his property including a 3.5'
side setback from property line.
The applicant is now requesting amendments to his special
permit for the bath house so he can retain the improvements
made, but not shown, in the 1982 plans. As built the bath
house structure is 235 SF and ineludes the pool equipment
enclosure. There are four windows and three skylights within
10' of side property line. The proposed deck has been
extended by 91 SF and 136 SF of covering has been placed over
the deck in a structure which is open on the sides. One
breezeway proposed in 1982 has been enclosed with walls,
windows and doors. A second area decked between the proposed
bath house and pool equipment house in 1982 has also been
covered and enclosed with walls, door and windows. This added
breezeway area is now used as a food serving area.
III. Property Identification:
Assessor's Parcel Number(s): 027-271-350
Parcel 22-B Parcel Map Vol. 63/66
County: San Mateo
Lot Size: 14,000 SF
Zoning: R-1
General Plan Designation:
Single family residential
IV. Existinq Site Conditions and Adlacent Land Uses:
Single family residence located in an area surrounded by
single family residences also on hilly terrain with larger
than typical lots. Area is zoned R-1 and designated single
family residential in the general plan.
V. CEQA Status•
Categorically exempt: CEQA C.S. 15301 (e) proposed facilities
not result in increase of more than 50% of existing floor
area.
VI. Project Data•
Project as built: bath house as built 235 SF with 136 SF deck
and 136 SF deck covering.
Area as approved 1982: 139 SF bath house (one structure with two
rooms 66 SF and 49 SF connected by a 24
SF breezeway) and 45 SF uncovered deck.
Percent increase 69% increase in structure, 200% increase in
between approved decking, 136 SF of deck covering.
and as built:
Proposed
Front Setback:
Side Setback (corner lots)
Side Yard Setback:
Rear Yard Setback:
Declining Height:
Lot Coverage:
Building Height:
On-site Parking Spaces:
N/A
N/A
3'-6"
20'
N/A
18.6%
8.5'
N/A
Required
N/A
N/A
0'
0'
N/A
40%
14' max.
N/A
, PLANNING OEPARTMENT
CITY OF BURLINGAME I CITY HALL - 501 PRIMROSE ROAC
APPLICATION TO THE PLANNING COMMISSION'I aua�iN�AME, CALIFORNIA 9401(
Type of Application:
_Special Permit Variance Other � � (� �' � E �
Project Address �6 /�� .J L(y��r i` f�r. JU� � J ����
Assessor's Parcel Number(s) __ ��NNiNR�o ��
n
APPLICANr PROPERTY OWNER �� f�i v"�
/�
Name���GIY' I �_S' ��Gi� Vl 1 5 �Y� Name: �{'1GPr��S /1/l�a �Yl /S v7
Address : 7� / L/ ,Sc,,� yv� yvi �` f(��� Address :�6 / �� .�c�,,i,i �,vi �' 1` `]�,-
City/State/Zip�r,�r�� cz �� �'/ 9yo��City/State/Zip �jc%Q,� ,�, �',� 9</�/�
�
Telephone :( Work ) lo � 6� U �JU6 Telephone ( work )� oZ6 — C� 9p 6
(xome) ��/�/—��7�
ARCHITECT/DESIGNER
Name:
Address:
(xome).3L/�/— 8 %7`�
Please indicate with an
asterisk (*� who is the
contact per.son for this
proiect.
Telephone (daytime):
PROJECT DESCRIPTION `/��'I G O� i� r'CG' �P o°�-�'' � O �a G i %�O �.l,I' e
AFFIDAVIT/SIGNATURE:
I hereby certify under penalty of �erjury
herein is true and correct to the �est of
� �
�Z �� �'l'�z�.= '"� �+ �
Applicant�s Signature
that the information given
my knowledge and belief.
�1��� �i�
Date
I know about the proposed application, and hereby authorize the
above applicant to� sub�tit this ppl'`�ation.
�'°�,� " Y1�1��`��%� / `� '-' �. � -_'
��
Property Owner's Signature Date
-------------------------- OFFICE USE ONLY -----------------------------
Date Filed:
Fee
Letter(s) to applicant advising
Date application accepted as co
P.C. study meeting (date) � �
P.C. Action ��v � —.�
Appeal to Council? Yes No
Council meeting date
Receipt #
application incomplete: '
�lete:
�P.C. public hearing (date) ��j / /
� C� fi �L' � % /'f D /i��' t �
Council Action
��� CITY �� � i
euRUNc,nF+e
��1
CITY OF BURLINGAME
SUPPLEMENTAL TO APPLICATION TO THE PLANNING COMMISS �'�� ��
SPECIAL PERMIT ��PPLICATIONS J�f � � � ��91
-Y OF 6URLINGA�
In order to approve an application for a Special Permit, �N��i���°'
Planning Commission is required to make findings as defined by
the City's ordinance (Code Section 25.52.020). Please answer the
following questions as they apply to your property to show how
the findings can be made for your application request. A letter
may also be submitted if you need additional space or if you wish
to provide additional information for the Planning Commission to
consider in their review of your application. Please write neatly
in ink or type.
1. Explain why the proposed use at the proposed location 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.
. . _ � = �� 'J `� - - - `-' r; _ = r• n ^ ' rt _ ! f: � C� ?'� :�� ,:� N i t e -t � = =. ;"; �� tT� �_� s � T ': C .y. r . _ : � 'c i �J 1-3 ? s_ i �
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2. Discuss how the proposed use will be located and conducted
in a manner in accord with the Burlingame General Plan and
Zoning Ordinance.
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3. Discuss how the proposed project will be compatible with the
aesthetics, mass, bulk and character of the existing
neighborhood and potential uses on adjoining properties in
the general vicinity. Per Code Section 25.52.020 (3), the
Planning Commission may impose such reasonable conditions or
restrictions as it deems necessary to secure the purposes of
Title 25 (Zoning} in the operation of the use.
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Ci t;.� ot B+�r•t in�ame
50I �arN: �ic�ad
Burt inqam•_-, C:H '{�+ZIO
Gear• Pi �nn i nr C:�mmi ���i ar� h�}emb�rv,
�ut�,je� t—���uest +�� amer��� 1'�0•3 F��r•m i t tc� at 1 a�,.� ma��i + i ca.t i ons t�, �ooi
r�ou=.e .
�rie+ Foi=•tory
in 1'?22 it a3a=_. our• t�el i�+ tha.t tt-�E �,��ol �-�c�use ��ahch we �larsr��d t�
t�» i 1 d, had a s i d� 1 0� se+ back c�f at i ea.st 5 t#. i�la b�sed tt-� i � bEi i e�
upon i r�f��r•rn.�.t i or� �:ae h�y.d r•Ete i"e� trr�rr� athers. Th� n��;,� p�ol E-��u=.F �r��.=_.
�c� oe bu i 1 t a.d,i a.can t to +!-�e e:A i st i nc� par,i e�u i pmen+ �rc�u v� 4WI1 I CFt ��a�.s
t� u i 1 t i n f:�^ �,a . €=�� t+ e r t h e r� � v� p� cr 1 I-� o�� =_.e �::��. s tr �� i 1 t, � s u r�.� ��� m a� e b>� �•
n� i ghbc�r• i n i93S =_.howed th�t part ��f tF�e structure �,�aa.s act���e] 1+ .�. f�i,�
i nche�. aver � I-�e pro��r t�� 1 i r�e .
i�tter• >'ear•s a# fut i i e nec�at i�.t i��n �nd +hen �ostt >� 1 i t i�a.t i on �1,�e tva� t�
purchas� ��,prc��:imatEiY :3 i.f'L f�et c�-f �ici� yar•d area in �ard�r- tc�
prot�� i d� t i�ar• t i t} e tar t�ott-r par t i es «n�d va.t i=_�t w th� rEqu i r•�m2r� t_• c�f
c i t;�� de��.�rtmer�ts.
D��r i nq ti-�e aL�a�ae F�ra� �ed i r,�=_• i+ c�m� tc, th� c i tw•'s .�ttent i ar� tr��� th�
�io�l trouse t.tr�ur_tur•e h�d �aome modi t i ca.t i c�r�� r�a�r t�.�h i ch u.��rp n�} c�r� thE
oric�ina.l �tan. Gl� are r�o4U re=por��tir�c� t�� tt�e ��l�r�r�ina 1ep�.rtmer�T
r•equest th�xt the �r i g i r�.�.t p�rrr� i t �e arr��nd�d ta al 1 ow tF�e
modifi�atiGr��=. i�r� �>iF�ian�+ic�r� c�f ih�e rr�oditi�atiuns ar� d5. t0��44U1:
1. P1 �ced tt�r•�e �k��i i�h ts i r� tU tI-�� r•c,v-f to g i!�� cr�ore t i gh t i n t�� th�
inter•iar•a
�. C�utside •ah��v.��r t��a1 el irr�in�ted ar,d =_.�ac� wa.=. incorF�c�rat�d ir�fa tt�E
=_•tc�r�.�� ar•�� f�r 1 a�vr� cF�di r• stor•age .
�� . F i�,� � 4� i r� ��w s w E r E p 1•� c e d i r� a r• e a. ��. F� a��+r� c�n t I-� � p 1•x n t c, � i t h� r•
i r�crease i i gi-� t i n the v�:ruc tur-e �r pr•e�:t�n+ brid v,�ea.thpr• and an i mal s
fr��rr, er� i�r i r�q tt�F �•truc �»re .
�}. Cnunter i n !�.�et bar are� ��va� made i ntc� �.ro L aP-�.�pe tn i ncrea�e
��r•u i n� ar•e�c.
�. In tF�� ��a�t bar are.�., tF�e Gaest side wa�s �n�irs�� �,�i t�-� a. sl i�ir�g
w i r� d au,+ t o r # t-� e f o 1 1 c�4�� i n�j r e�. s c� r+ __. .
-�. EliR,in-�.te 4�ir�d fram t�l�.�i•air�c� d�br•i� int�� stru�tur•e
b, k'ee�, an imat =_•, fram th� ��ny��n, frc�m �ent�r• i nq the =_.trUr_-tur•� a.r�d
th� pnc�i ar•ea.
c. a ai i d i n+� �;v i r�dar,:� 4.���,� ��=_.ed i r� tF�� �nc 1 c�4ur� i r� r,r�der +c� h�.�.�e
��ce=_.s ta =_•i �e c�f �truct��r� fc�r t�.�etd contr•c�l ��.�ua�:er i ngo tr�e
t r• i mrr� i n�� � n ci t� u i t d i r� :a m a i n t� r« n c e.
t,. On ti-�a ea�+ s i de of bar ar�� ti-��re i=_. a. rt�n—i ,�_I; i r�� dc�ar �.r��� a
SU �� i�. ``-i�ee r+F�f.'(l I C11Q ,:S��O':tE' ��'IES �=OU�� ���` �:0� . it1 StGf'iT1 UJ! tlC�G11J 1 �• S$ t I!l F� Z d�B
during �a.J �:a�.�th�r t� i�'eep dir�t, �.�eath�r, ar�d �.nimal=_. �,ut.
T�:� .�bo�..�� mad i f i c�t i t�r�s �.�er•E ma.d� �ur• i ng cc�nstr�.�c t i or� i n i'��;�. Tfi�
buiidin� ir�spect�r t.vas av,a.re r¢ t��ese m��di+icNtit�ns an�1 did not
r�equ i r� e i tr�er +he can tr��c� tar c�r• u=. �c� ge+ .xnv ���i + i�:rEal a.ppr•u�,��l =_.
pr i ar• to h i_• 7 i n.�l si gn ott nn FeE,ruary ;�6, 1'���.
Exter�si„11 ��f C�eCK
�;i�cn� f�c y��ar �.f ter tt-�e pc��i hc�us� ��.��__. cc�mfil �+ed tl-�� c>; i=_.t i ng deck nr�d
=_•un��cr�er� cot�er i ng w,�s exten�Ed abou+ � f t.. aver the l au•an ar•ea. The
d�ck' i��s .�1 =_.r F�; ter�d�d � f t. ,a i r� . ta tt�e r�nr• c�f c,ur 1�t �c� th�.t r•�ar
uf t�u i i Ji r�g cou] d t�e m�i nt�,.i neda Th� •=�unscre�r� �,�a•� t,.l �a Ext�nd-ed. I,Je
di d nt�t r•�a.l i ze tr�•�.t ��,�e r�eedaJ � F�er�r�i t tnr� �I-� i s,
�'�F�el^ �iQl(1t5 t4 i10t2.
i�, I tErr�a nc�t i r� un i t
�,arn� cc�mmer��= �,�� c�ther=• may t-�ave le�e� tr faulty irr�pr•�=.siGn1. To s�t
th� r•�rurd ��tr�i �ht ther•e i s r,o �ul 1 b� th �r tub, no k i tchzn ar
cc��k i r�G �qu i�men+� ,�r�� r�� t�ea.t . There i=_. a ta i 1 e t artd hand � i nk i r�
�ne rt�om, a=.haGuer• i n �i-�e ch.�nge r�om, �.r�� � s i n!t i n tf�e �.��et ba.r .
B. F��f Cye=_.ign f.r•efer• tc� side �1E�.��cti�r� F�}
i�r i g i nal p 1 an frc�m �:r� �fi i�r�� Ua=.t i es, r•ece i Ued t,y tF,e c i t:r Oc t�ber 1�,
19�'�: .xpF�r��.:�F� C��cemb�r i��3, =_.h�4u=_. Er� t i r•� =_.truc t��rr� ta k�e � 1�.�er�d t�:r
an� cc+ntinu���s ro�f. C:c�nfirmin� ]et+er•� tI�CIGSE�U'.
�:.ie ir��.�ite a1i rr�Err�b�r•s ot the p1��r�r�in� c�mmi=.sir�rE }c� in{•�e�t ti-,e �,n��1
h��u=_•E = i te .
'Yuur•s +rul,�,
1
Er�clvsures: T��sc� letters
F't-�c,t�rgr•.�.ph=_.
�������� �����������
700 CAROLAN AVE. - BURLINGAME - CA. 94010
(415) 579-1944
8932 ,BR MAIINKEN.3
`5-3C-91
City of F3urlingame
Planning Dept.
RE: Mahnken Pool Nouse and Cabana
2614 Summit Dr.
Dear Planners:
������G�
JUL ? � i99i
CITY OF BURLINGAME
PIsAt�}I�IN(a DFPT
We understand there is some confusion about how many roofs were
proposed and do now cover the referenced pool house.
Reference the plan labeled AD-1 "Original Plan" dated 3-19-91 as
prepared by our oftice using the original plan dated 8-24-82.
The plan shotas one roof over L-he whole pool house. The gables as
shown on the original plan were omitted on the plan and were not
constructed. The roof framing shows there is one roof and that
is the way i.t wa�s constructed. -
Very trul� yours,
KAVANAGH �NGINEERING
�J �
Charles L. Kavanagh
�r�
CIVIL DESIGN, SURVEYING, UTILITIES
�
l
FRANCIS & MOORE INCORPORATED
145 West 43rd Avenue
San Mateo, Ca. 94403
�.icerse �416022
MY. & M's.
2014 Summit
Burlingame,
Charles Mahr.ker.
Drive
Ca. 94010
�:.' ,�,
�
��t ,�t Q S���i
CiT�' OF i3URL1i�G%*C�l�
�E���i�s �, ����-
In Re:Pool House
2614 Summit Drive
Per Plar.s of 8-�24�82
Approved 5-�23Q83
Zr. review of the Origir:al Plar. dated 8-24�82, per your
request �egardir.g the roof, I fird that the City of
Burlirgame had omitted the two �oof gables ar.d dYawr. ir: red
irk that the roof line was to be cor.tinued as flat, to match
the rest of the struc�ure. See Pool Side Flevatior. D page 1
of 1
If these drawir.gs had beer given to me as the �uildir.g
contractor, my ir.terpretatior. of or.e building and or.e roof
would apply ard the stzucture would have beer built as suc.h.
All the r.otations ar.d char:ges in Red Irk as r�oted by the
Buildir.g ard/or Planr.ing Departments durirg review ar.d
approval as of 5p23,83, are ir.corporated ir. the physical
structure as I persor.ally reviewed in a walk th�ough of the
pool house.
If I car. be of ar.y further assistarce please call.
Sir.cerely
� �
? W �v"�.��/
`
� �ti
C� - � � �1 J
L�
FRANCIS & MOQRF INCORPORATrD
_ji
� V %Z�l; �_ _`` '- �"-� =----�,
Warzer. Frarcis
MEMORANDUM
DATE : �� Ck-�
TO: CITY ENGTNEER
, CHIEF BUILDING INSPECTOR
✓ FIRE MA.RSHAT•
PARKS DIRECTOR
CITY ATTORNEY
FROM: CITY PLANNER%ZONING TECHNICIAN
SUBJECT: REQUEST FOR� ��i N� 1�► 4� %�
�—��t a f�,CZ`� �`1 f� � I a r'/�fi�
I � �(�'� �'
AT �/ ,,.,/� � ,
,(O � `�,L,I 1 I t � 1 L�
SCHEDULED PLANNING COMMISSION MEETING: _��� �, ��`
REVIEW BY STAFF MEETING ON MONDAY, � Ll�(i � C� ��1�L�' �
Thanks,
Jane/Sheri
—1`�. Pc�NN�,��
��, �� �wR.s��
�� �o���
7 a Date of Comments
��
�
MEMORANDUM
DATE : �� U.�
TO: V CITY ENGINEER
CHIEF BUILDING INSPECTOR
FIRE MARSHAT,
PARKS DIRECTOR
CITY ATTORNEY
FROM:
SUBJECT:
SCHEDULED PLANNING COMMISSION MEETING: �X��LX�1 U�, `�, ��
REVIEW BY 5TAFF MEETING ON MONDAY, �.1,(i � '[-C ��i�l�' �
Thanks,
Jane/Sheri
�� �
� ��G�i �/i�
�^ � �
���3J� - f L��I�'��'/��/��
�;7� Date of Comments
/
�I,% �.��yr� i�2-� ////�vJJl7//
/v � -'ZC./ �- �� � , � �
��
CITY PLANNER/ZONING TECHNICIAN
u � • :_�_� � ��.
DATE : �u- �
TO: , CITY ENGINEER
�- CHIEF BUILDING I�ISPECTOR
FIRE MARSHAL
PARKS DIRECTOR
CITY ATTORNEY
FROM: CITY PLANNER/ZONING TECHNICIAN
SUBJECT: REQUEST FOR�• T�����(�X/U���i'��� �:Jt� �����-��
��,�i�t,�. �1�����r�"���� c��� .�`n'l�t-'
AT �(� !� ���,I 1 I� L J �
5CHEDULED PLANNING COMMISSION MEETI
REVIEW BY STAFF MEETING ON MONDAY,
Thanks,
Jane/Sheri
Date of Gomments
�-.-�G�p oi �� ,6' � � � �`�'� `��
1% ,� ���„�' ��„
°7 ��,�� ' , c
� -.:�� �- ��� �
i���' G�C���� �-
� � � � � ��_
� � �� �
� � � �
3� _ -�-N-� �-� � - ���,���� .
�� ��-
. �
C� hP C�t�� �af �ur�'t�tg�tmQ
SAN MATEO COUNTY '
CITY HALL- 501 PRIMROSE ROAD
BURLINGAME, CALIFORNIA 94010 � TEL: (415) 342-8931
December 8, 1982
Mr. Charles Mahnken
2614 Summit Drive
Burlingame, CA. 94010
Dear Mr. Mahnken:
Since there was no appeal to or suspension by the .City Council, we wish to
advise the November 22, 1982 Planning Commission approval of your special
permit application became effective December 7, 1982.
This application was to allow construction of a bath house and cabana behind the
existing home at 2614 Summit Drive. The November 22, 1982 minutes of the
Planning Commission state ihe permit was approved with the following condition:
- znati consiruc�ion shaii be as shown in-plans submitted with-------------------
this application and conform to the Uniform Building Code as
amended by the City of Burlingame.
All site improvements and construction work will require separate application
to the Building Department.
Sincerely yours,
�c�L�G������Q
Margarei Monroe
City Planner
MM/s
cc: Chief Building Inspector
Assessor's Office, Redwood City
(Lot 22, Kenmar Terrace; APN 027-271-230)
� � 4
CITY OF BURLINGAME PLANNING COMMISSION
NOVEMBER 22, 1982
CALL TO ORDER
A regular meeting of the Planning Corrmission, City of Burlingame was called to order
by Chairman Mink on Monday, November 22, 1982 at 7:37 P.M.
ROLL CALL
Present:
Absent:
Staff Present:
Commissioners Cistulli, Garcia, Giomi, Graham, Harvey, Leahy, Mink
None
City Planner.Margaret Monroe;.City Attorney Jerome F. Coleman;
City Engineer Frank C. Erbacher
MINUTES - The minutes of the November 8, 1982 meeting were unanimously approved and
adopted.
AGENDA - Order of the agenda unanimous.ly approved.
ITEMS FOR ACTION
1. RECOMMENDATION OF ENVIRONMENTAL ItdPACT REPORT EIR-57P FOR THE PROPOSED 350 ROOM
GRANADA ROYALE HOMETEL PROJECT AT 150 ANZA BOULEVARD
CP Monroe referred to the Response to Comments document for Draft EIR-57P and Planning
Commission Resolution No. 8-82 with Findings recommending the Final EIR to Council for
review and action. Reference staff report for ihis item with attached resolution and
�Xiliui� n� ,�iiyiiiFiCaii''i, ��reC�S� �1itigations and Findings.
CP Monroe and Commission discussed the effect of using underground parking to reduce the
FAR; clarified that Response to Comments to EIR-57F caTls for an improvement to the
existing sewer system by the city, not an expansion to the system; reducing the height
of the hotel by one floor and/or eliminating the parking structure would eliminate the
need for a Special Permit to exceed 1.0 FAR and would reduce view obstructions; Chm.
Mink noted that Item #9 of Exhibit A"Significant Effects" should be changed to read
"increase in jobs would result in increased need for housing in San Mateo County."
The Commission acknowledged John P.aiser who wished to speak on this i�em. He noted
that this project will reduce or eliminate views from adjacent buildings and wanted this
point more emphatically stated; SeaBreeze office building views of the bay will be
eliminated. Chm. Mink acknowledged that the Final EIR does identify and discuss the
impacts on views from adjacent structures.
C. Giomi moved to recorrnnend that Plann-ing Commission Resolution No. 8-82 be approved
and EIR-57P be forwarded to the CityrCouncil. Second by C. Harvey; motion approved
7-0 on roll call vote.
�. SPECIAL PERMIT TO CONSTRUCT A BATH HOUSE AND CABAPaA BEHIND THE EXISTING HOh1E AT
2614 SUMMIT DRIVE, 8Y CHARLES MAHNKEN
CP Monroe reviewed this application to build a 119 SF recreational structure and 71 SF
cabana at;the rear of this property adjacent to the svdimming pool. Reference staff
Page 2
Burlingame Planning Commission Minutes November 22, 1982
report for Item #2; Project Application & CEQA Assessment received IO/13/82; aerial
photograph; photos of the site; site drawing; "no comments" memos from the Chief
Building Inspector (11/3/82), Fire Marshal (10/25/82) and City Engineer (10/29/82);
letter from Charles Mahnken, the applicant, dated October 13, 1982; letter in support
from John and Jacqueline Moran; 2616 Summit Drive; November 8, 1982 study meeting
minutes; and site plan date stamped November 12, 1982. CP Monroe discussed details of
the proposal; staff review; applicant's justification for his request; answers to questions
raised at the study session. Planning staff noted conversion of the proposed structures
to living space would be extremely difficult, and recommended approval with one
condition as listed in the staff report.
Mr. and Mrs. Charles Mahnken (applicants) were present. Chm. Mink opened the public
hearing. There were no audience comments and the Chair declared the hearing closed.
Commission discussed overall lot coverage with the proposed addition; acknowledged that
the proposal preserves views and maintains the setback requirements of the code.
C. Harvey made a motion to approve the Special Permit based on the structure's compliance
with zoning requirements and minor impact on affected lots; second C. Cistulli. Chm.
Mink conditioned the motion that construction shall be as shown in plans submitted
with this application and conform to the Uniform Building Code as amended by the City
of Burlingame. Motion approved unanimously on roll call vote. Appeal procedures were
advised.
3. SPECIAL PERP4IT TO CONSTRUCT A DETACHED GARAGE AT 2160 TROUSDALE DRIVE, BY
SPAULDING CONSTRUCTION FOR MR. AND MRS. EDWARD FRANKE
CP Monroe reviewed this request for three special permits (to exceed height, plate line
and floor area) to construct a 741 SF detached garage replacing the existing garage on
this site. Reference staff report for Item #3; Project Application & CEQA Assessment
received 10/14/82; aerial photograph; November 3, 1982 memo from the Chief Building
Inspector; "no corr�nents" memos from the Fire Marshal (10/25/82) and City Engineer
(10/29/82); October l, 1982 letter from Spaulding Contruction Co., signed by Mrs. L.
Durham, 2158 Trousda7e indicating "no objections" to the proposal; October 14, 1982
letter from Spaulding Construction Co. presenting the project; November 8, 1982 study
session minutes; and plans date stamped October 7.4, 1982. CP Monroe discussed details
of the proposal; code requirements; staff review; applicant's reasons for the request;
answers to study session questions; Planning staff observations. One condition, as
listed in the staff repori, was suggested for Commission consideration.
Edward Franke (applicant) and John Spaulding (contractor) were present. Chm. Mink opened
the public hearing. There were no audience comments and the public hearing was closed.
Commission discussion included: clarification by C. Harvey that the overall height of
the proposed design could be maintained at 15'-0" (based on a 9'-6" garage door, a 14"
header and 4'-4" rise for the 4/12 roof slope); existing carport next to the present
garage should be removed if the application is approved; proposed roof line is
compatible with other nearby structures; a hip roof would reduce the visual impact
from the street. "
C. Harvey made a motion to approve the three Special Permits with the following conditions:
(1) that overall height shall not exceed 15'-0", (2) the plate line shall not exceed
10'-8", (3) the maximum area of the garage shall not exceed 741 SF, (4) that the
conditions of the Chief Building Inspector's memo of November 3, 1982 be met; and (5)
that the existing carport in the side yard be removed.. Second by C. Graham; motion
approved unanimously on roll call vote. Appeal procedures were advised.
P.C. 11/22/82
Item #2
MEMO T0: PLANNING COMMISSION
FROM: CITY PLANNER
SUBJECT: SPECIAL PERMIT FOR ACCESSORY STRUCTURE AT 2614 SUMMIT DRIVE
The applicant, Charles Mahnken, is requesting a special permit to build a 119 SF
recreational structure (maximum 50 SF) and a 71 SF cabana (all cabanas require a
special permit) at the rear of his property adjacent.to his swimming pool. The 119 SF
recreational structure will contain a bathroom, shower, wet bar and closet (5' x 2.5').
The faciliities are contained in two free-standing structures connected by a breezeway
for a total length of 24'-6". The new structures are adjacent to an ex�isting pool
equipment house (10'-6" x 5'). The open lattice cabana is 71 SF and located on the
other side of the pool. Posts to support the cabana were placed in the retaining
wall when it was poured. The request is for roofing over the area to provide shade.
The application has been reviewed by city staff. All had no comment (Chief Building
Inspector, November 3, 1982; Fire Marshal, October 25, 1982; City Engineer, October 29,
1982).
The applicant submitted a letter (October 13, 1982) in support of the project. He
points out the distance and number of stairs separating the house from the pool area,
the advantages of having a toilet and shower close to the pool, the availability of
utility service close to the proposed structure and a willingness to comply with all
codes. A letter in support was also submitted from Mr. and Mrs. John Moran (November 6,
1982).
At study the Commission raised some questions regarding the project (minutes November 8,
1982). The site plan date stamped November 12, 1982 shows roof drainage .from the new
structures to be in the direction of ihe side yard (and adjacent canyon}. The proposed
pool house is ±52' from the neighbor's house, which is the only structure on the
neighbor's property. (A graphic dated Novemb.er 12, 1982 is attached in the packet.)
In review of this project Planning staff notes that it would be extremely difficult to
convert the pool house facilities anto an additional living unit. The cabana's open
lattice roof would preclude its use for living area; and its separation from the
bathroom facilities would make it a poor candidate for conversion to living space.
Staff recommends approval of this project. Planning Commission should hold a public
hearing prior to action. The following condition should be considered:
1. that all structures conform to the UBC as amended by the City of
Burlingame.
��� �
Marga et onroe
City Planner
MM/s
cc: Charles Mahnken
���,�;�IVED
OCT 1 3 1982
CITY�O,NNING pEpTME
Charles Mahnken
2614 Summit Dr.
Burlingame, CA 940I0
October 13, 1982
Burlingame Planning Commission
501 Primrose Road
Burlingame, CA 94010
Dear Planning Commission Members,
We would like to request permission to build a bathroom facility
near our existing pool house which is located in the back yard of
our residence.
The bathroom facility would contain the following: toilet, hand
sink, change room, shower, storage for lawn furniture and picnic
counter.
Reason for request.
Family members and guests must now walk some distance and ascend
three flights of stairs to use the toilet facilities. Having the
toilet and shower nearer the pool area would be very helpful.
Water, electric, and sewer lines are all within seven feet of the
proposed structure.
A11 codes will be adhered to. We would appreciate your approval
of this request,
You�s truly, �
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PROJECT APPLICATION
�r CEQA, ASSESS�IENT
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2614 SUMMIT DRIVE
BURLINGAME !project address
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Application received ( 10/13/82 )
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Staff review/acceptance (_ ) ,
1. APPLICANT Charl es. Mahnken 344-8974
name telephone no.
2614 Summit Drive Burlinaame CA 94010
applicant s address: street, city, zip code
Same 344-8974
contact person, if different � telephone no.
TYPE OF APFLICATION
Special Perr.iit ( X) Variance� () Condominium Permi! () Other
�Attach letter which addresses each of the 4 findings required by Code Chapter 25.54.
PROJECT DESCRIFTION SPECIAL PERMIT to construct a 119 SF
recreational structure and a 71 SF cabana A special permit is
required for an.y accessor structure which will be used for
recreation punposes or if it is a lanai, patio shelter or similar
structure exceedinq 50 SF (Sec. 25.60.010)• both structures
require a special permit. The recreational structure contains a
bathroom, shower room, wet-bar and closet. The cabana will be
open on all sides. The proposal meets all other zonin (**)
(attach letter of explanation if additional space is needed)
Ref. code section(s): ( 25.60.010 ) (25.66.060-d )
PROPERTY I�ENTIFICATIAY
(AON 7-271=23Q � � 22 � � - � � Kenmar Terrace �
lot no. btock no. subdivision name
( R-1 ) ( 14,000 SF+. )
zoning district land area, square feet
Charles Mahnken 2614 Summit Drive
land owner's name . address
Burlinqame, CA. 94010
Reouired Date received city zip code
�s) (no) ( - ) Proof af ownership
�es) (no) ( _ ) owner's consent to application
EXISTING SITE CONDITIONS �
Existing single family dwelling and pool.
2
3.
4
5
Required Date received
(yes) (�8) (].��13/82) Site plan showing: property lines; public sidewalks and
� -' curbs; all structures and improvements;
- paved on-site parking; landscaping.
(yes) (xas) ( " ) Floor plans of all buildings showing: gross floor area
by type of us� on each floor plan.
(yes) (�a) ( "� ) �Building elevations, cross sections (if relevant).
(yes) �es) ( ��� ) Site cross section(s) (if relevant).
(otner) ( " ) letter of exolanation
�
'Land use classifications are: residential (show # dwelling units); office use; retail
sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described).
6. PROJECT PR�POSAL NEW CONSTRUCTION ONLY
Proposed construction, Below grade ( SF) Second floor ( _ SF)
gross floor area First floor (].19 SF) Third floor ( - SF)
Project Code Project Code �
. Pr000sal Requirement . Proposa7 Requirement
Front setback Il.d. - Lot coverage ].8.9% 40% max.
Side setback Il.d. - Buildinq height$� ("�jl'-9 14� md .
Sideyard 5'-0" 5'-0" P}ate l�ine ��'-�8 -0"/9'-3' 10` ma .
Rearyard 31 -6'� 15�-��� On-sitepkg.spaces Il.d. -
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6. PROJECT PROPOSAL (continued)
EXISTING IPI 2 YEARS IPI 5 YEARS
after � after after
8-5 5 PM 8-5 5 PM 8-5 5 PM
Full tine employees on site �
Part tine employees on site
Visitors/customers (weekday)
Visitors/customers (Sat.Sun:) �
Residents on property I10 ange
Trip ends to/from site"
Peak hour trip ends'
Trucks/service vehicles
�Show calculations on reverse side or attach separate sheet.
7. A0.JACENT BUSINESSES/LAND USES
Residential uses on all adjacent lots. This use conforms
to_the General Plan
Required �. Date received
(�ss) (no) ( - ) Location plan of adjacent properties.
(�e� (no) ( n,a, ) Other tenants/firms on property:
no. firms ( ) no. employees ( )
floor area occupied ( SF office space)
( SF other)
no. employee vehicles regularly on site ( )
� no. comoany vehicles at this location ( )
S. FEES Special Permit, all districts $100 (X ) Other application type, fee $ ()
Variance/R-1,R-2 districts $ 40 () Project Assessment $ 25 ( j
Variance/other districts $ 75 ()- Yeoative Oeclaration $ 25
Condominium Permit $ 50 () EIR/City & consultant fees 5 ()
TOTAL FEES $ 1(10.00 RECEIPT'N0. 5815 Received by H. Towber
I hereby cert'fy under penalty of perfiLry �at the information glveii herein is
true and corr�t, to th� best j�f��y knb�led and beT�ief. .�
STAFF USE ONLY � � �
NEGATIVE DECLARATION File No.
The City of Burlingame by MARGARET MONROE on 11/8/ , 1g�32 ,
completed a review of the proposed project and determined that:
( ) It wi11 not have a significant effect on the environment.
( ) No Environmental Impact Report is required.
Reasons for a Conclusion;
Cateaoricallv exemnt:
ode Sec 15103(e)
bV laJ � 1��C CITY PLANNER 11/8/82
Sig ature of Processing Official Title Date Signed
, Unless appealed within 10 days hereof the dTt= posted, the deter�ination shall be final.
�� -- �ECLARATION OF POSTIMG Date Posted:
I declare under penalty of perjury that I an City Clerk of the City of Burlingame and that
I posted a true copy of the above Neoative Declaration at the City Hall of said City near
the doors to tha Council Chambers.
�
Executed at Burlingame, California
Apoealed: ( )Yes ( )Plo
19_
� EVELYP! H. HTLL, CITY CLERK, CITY OF BURLINGAME
.. ..... . ........_......:.,..,�;::...:,.,...__ .__....._: _..,.
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STAFF REVIEW _
1. LIRCULATION OF APPLICATION
Project proposal/plans have been circulated for review by:
date circulated reply received memo attached
city Engineer ( 10/21/82 ) (ves) (no) (yes) (no)
Buitding Inspector ( " ) (yes) (no) (yes) (no)
Fire cnspector ( " ) (yes) (no) (yes) (no)
Park Department ( — ) (yes) (no) (yes) (no)
City Attomey ( _ ) (yes) (no) (yes) (no)
2. SUMMARY OF STAFF CONCERN$/POSSIBLE MITIGATION MEASURES
Loncerns Mitigation Measures
Do the plans meet Fire and Request comments from the Chief;
Building code requirements? Fire and Chief Buildin9 �
Inspectors. ;
3. CEQA REQUIREMEPITS
If a Negative Declaration has not been posted for this project:
Is the project subject to CEQA reviewZ Categorical.ly exempt.
If AN EIR IS RE4UIRED:
Initial Study completed ( ) Study by P.C. � ( - )
. Decision to prepare EIR ( .) Review period ends ( )
Notices of preparation mailed ( ) Public hearing by P.C, i )
� RFP to consultants ( ) Final EIR received by P.C. ( )
Contract awarded ( ) Certification by Council ( . )
Admin. draft EIR received ( ) Decision on project � )
Draft EIR accepted by staff ( ) Notice of Determination i )
Circulation to other agencies ( )
- 4. APPLICATION STATUS �phone Cd�� Date first received ( 10/13/82)
Accepted as complete: no(X )�N �49#lf to aoplicant advising info. required
Yes(�/J date P.C. study � /�8/82 ;
Is application ready for a public hearing? (yes) � Recort¢nended date (/i/.�z./S2�J-
Date staff report mailed to aoplicant ( l(/ 17/�y) Date Comnission hearing (ii/�z 2/S�-
Application approved ( ) Denied ( ) Appeal to Council (yes) (no)
Date Council hearing ( ) Apolication approved ( ) Denied ( )
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LAW OFFICES OF
ROSS, HACKETT, I)C)WLING, VALI�;N('IA tSL WAL'I'I
A PROFESSIONAL CORPORATION
SALJL N. RO55
GORDON W. HACKETT
DONALD J. OOWLING
MICHAEL J. VALENCIA
PAUL J. WALTI, JR.
May 17, 1989
Jerome F. Coleman
Burlingame City Attorney
501 Primrose Road
Burlingame, California 94010
Dzar �e��y:
60� EL CAMINO REAL
POST OFFICE 80X 279
SAN BRL1N0, CA 94066-0279
14151 SBB-0367�
FAX 14151 SHfi-3413
My apologies for not getting this matter wrapped up sooner,
however, I believe that you know that I am in a somewhat difficult
situation.
I have enclosed a copy of the Release which has been prepared
by Mr. Moran, and which was just this day forwarded to Mr. Mahnken
for review. As you can see, the Release provides for the transfer
of the 3' strip surrounding the pool house, via the mechanism of
a lot line adjustment. This has been done at the suggestion of
Charles Cavanaugh, who has been retained as the surveyor for the
purposes of recordation of the lot line adjustment. Charlie has
agreed to pay the sum of $5,000.00, and to pay the legal and escrow
fees incidental in the transfer, but was awaiting a redraft of the
Release so as to insure that he would not subsequently be asked to
contribute any additional moneys. I believe this agreement has now
been clarified, and I am hopeful that Mr. Cavanaugh's survey will
be completed within the next thirty (30) days. In light of this,
I would request that you postpone the enforcement action for that
period of time.
Very truly yours,
ROSS, HACKETT, DOWLIPdG, VALENCIA &
WAL'T�, A Pr�ssic�al Corporation
Encl.
DJD/fmt
��.
� . � RELEASE �
1.. Each of the undersigned parties, for valuable consideration,
the adequacy of which is hereby acknowledged, do hereby release and
forever discharge each and every and all of the parties to that
litigation entitled Mahnl<en vs. Moran, County of San Mateo, Action
No. 309541 and any and all persons acting by, through, under or in
concert with him or her, of and from any and all manner of action or
actions, known, or unknown, which the undersigned now has, or may
hereafter have against said parties, or anyone released hereby, by
reason of any matter, cause or thing whatsoever relating to the
above-referenced lawsuit, or relating to the disputes which are the
subjects of that action which was dismissed with prejudice on Sep-
tember 15, 1988. -
2. Each of the undersigned parties declares and represents that
it is understood and agreed that this Release is a compromise of
doubted and disputed claims, and that the consideration referred to
above is not to be construed as an admission bf liability on the
part of any released party, and said liability is expressly denied.
3, EACH OF THE UNDERSIGNED PARTIES HEREBY ACKNOWLEDGES THAT HE
OR SHE HAS HA� THE OPPORTUNITY TO REVIEW THIS MATTER WITH LEGAL
COUNSEL AND IS FAMILIAR 1�IITH THE PROVISIONS OF CALIFORNIA CIVIL
CODE SECTION 1542, WHICI� PROVIDES AS FOLLOWS:
A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE
CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS FAVOR AT
� THE TIME OF EXCUTING THE RELEASE, WHICH IF KNOWN BY HIM
MUST HAVE MATERIALLY AFFECTED HIS SETTLEMENT WITH THE DEBTOR.
4. EACH OF THE UNDERSIGNED PARTIES, QEIfJG AWARE OF SAID CODE
SECTION, HERE�"Y EXPRESSLY 4+IAIVES ANY RIGHTS HE OR SHE MAY HAVE
(1 )
� �
THEREUNDER, AS WELL AS UNDER ANY STATUTES OR COh1MON LAW PRINCIPLES
OF SIMILAR EFFECT.
5. Each of the undersigned parties further hereby represents and
warrants to each of the other parties hereto that he or she has not
assigned or otherwise transferred any interest in any claim which he
or she may have against any of the parties hereto, and further agrees
to indemnify and hold every other party, and each of them, harmless
from any liability, claims, demands, damages, costs, expenses, and
attorney's fees incurred by any party hereto, as a result of any
person asserting any such assignment or transfer.
o, As the first consideration for this release, Plaintiffs shall
pay the sum of $5,000.00 and the Defendants shall convey, by way of a
lot line adjustment, legal title of a strip of land as depicted by
the cross-hatched area (ABCD) in EXHIBIT "A.3" with measurements in
accordance with Note No. 2 on EXHIBIT "B". EXHIBITS "A.3" and "B"
are attached hereto.
7. The second consideration for this retease is that the Mahnkens
prepare and sign a covenant to provide that the Mahnkens or their
successors will cut the cypress tree located west of the pool house
to a height of 24 feet on an annual basis. This covenant to be
recorded on the same day that the property transfer is recorded.
8. To facilitate the above mentioned considerations, Mahnkens
and Morans shall open an escrow at Fidelity National Title Company
in San Bruno. Mahnkens agree to pay atl costs for necessary legal
documentiorr including but not limited to surveying, escrow fees,
�2)
,� covenant preparation; and recording fees. MoraTl; shall receive the
sum of $5,000.00 upon recordation of the lot line adjustment, such
sum to be distributed by Fidelity National,
9. This release contains the entire agreement between the parties
thereto. The terms of this release are contractual and not a mere
recital. The parties warrant that they will use their best efforts
to carry out the terms of this agreement.
Dated
Dated
Dated
Dated
Jacqueline Moran
John oran
Charles Mahnken
Anne Mahnken
(3)
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CITY OF BURLINGAME PLANNING COMMISSION
AUGUST 26, 1991
CALL TO ORDER
A regular
called to
7:33 P.M.
ROLL CALL
Present:
Absent:
meeting of the Planning Commission, City of Burlingame was
order by Vice Chairman Mink on Monday, August 26, 1991 at
Commissioners Deal, Ellis, Galligan, Graham, Jacobs,
Mink
Kelly
Staff Present: Sheri Saisi, Zoning Technician; Leah Dreger, Zoning
Technician; Jerry Coleman, City Attorney; Frank
Erbacher, City Engineer; Keith Marshall, Fire Marshal
MINUTES - The minutes of the August 12, 1991 meeting were
unanimously approved with the followinq addition to the
motion for denial of Item #2, page 3, Variances - 1003
Chula Vista Avenue: "Application was denied on a 2-2
roll call vote, Cers Deal and Galligan dissentina ..."
AGENDA - Order of the agenda approved.
ITEMS FOR STUDY
l. HILLSIDE AREA CONSTRUCTION PERMIT AND CREEK ENCLOSURE PERMIT FOR
CONSTRUCTION OF A FIVE BEDROOM, TWO STORY SINGLE FAMILY RESIDENCE
AT 2652 SUMMIT DRIVE, ZONED R-1
Requests: poles indicating height of proposed structure; since the
house has been moved 14' to the northeast, how will it affect those
houses affected by the previous application; drawings showing a
comparison with the previous Ling application; indication on plans
where story poles are located using a numbering system; height of
proposed chimneys, indicate on plans where chimneys are in relation to
the ridge/story line. Item set for public hearing September 9, 1991.
2.
Requests: copy of settlement agreement between the two neighbors; copy
of original drawings (8-1/2" x 11") of the permit granted in December,
1982. Item set for public hearing September 9, 1991.
SPECIAL PERMIT AMENDMENT FOR AN ACCESSORY STRUCTURE TO BE USED AS
A BATH HOUSE AT 2614 SUMMIT DRIVE, ZONED R-1
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the top deck where one now goes to use toilet f�cility
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CITY OF BURLINGAME
501 PRIMROSE ROAD
BIIRLINGAME, CA 94010
(415) 342-8931
NOTICE OF HEARING
The CITY OF BURLINGAME PLANNING COMMISSION announces the
following public hearing on Monday, the 9th dav of September,
1991, at 7:30 P.M. in the City Hall Council Chambers locatecl at 501
Primrose Road, Burlingame, California. A copy of the application
and plans may be reviewed prior to the meeting at the Planning
Division at 501 Primrose Road, Burlingame, California.
2614 SUMMIT DRIVE
APN: 027-271-350
APPLICATION FOR AN AMENDMENT TO A 1982 SPECIAL
PERMIT AND ADDITIONAL SPECIAL PERMITS FOR A
BATH HOIISE AND CABANA BEHIND THE HOUSE AT 2614
SIIMMIT DRIVE, ZONED R-l.
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
correspondence delivered to the City at or prior to the public
hearing.
MARGARET MONROE
CITY PLANNER
August 30, 1991
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RESOLUTION NO.
RESOLUTION APPROVING SPECIAL PERMIT AMENDMENT
RESOLVED by the Planning Commission of the City of Burlingame
that:
WHEREAS, application has been made for a special permit
amendment for an accessory structure to be used as a bath house
at 2614 Summit Drive; (APN 027-271-350 ); (property owner:
Charles H. & Anne C. Mahnken, 2614 Summit Drive, Burlingame, CA 94010);
and
WHEREAS, this Commission held a public hearing on said
application on September 9, 1991 , 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 hereby RESOLVED and DETERMINED by this
Planning Commission that said special permit amendment is approved,
subject to the conditions set forth in Exhibit "A" attached hereto.,
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,
, 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 9th day of September ,
1991 , by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY