HomeMy WebLinkAbout808 Edgehill Drive - Staff ReportRECEIVED
NOU � 0 2002
CITY OF BURLINGAME
PLANNING DEPT.
Margaret Monroe, City Planner
City of Burlingame
Planning Department
501 Primrose Road
Burlingame, California
94010
R�: 808 Edgehill Drive parking variance
Dear Madam ,
November 16, 2002
Robert H. Frudenberg
1109 Palm Drive
Burlingame, California
94010-3712
��::i'�:';i{�JhlC:^:ii��3� i"�;:C; +�a'�=�
i ER � t��'r,�,4 t I����
: -�
I do not believe a parking variance should be granted in this area as there
is a parking problem here already. The city allowed 810 Edgehill to
eliminate their driveway and garage with just 1 off street parking spot.
There are 4 vehicles at that residence.
On either side of 808 and 810 Edgehill are fourplexes neither of which
have viable off street parking. This means that we have roughly 20 cars
parked on the street over night; not to mention the vans that block the view
to a safe entrance to California Drive every morning.
The kind gentleman and lady who live on the corner of Edgehill & Palm,
across the street, have no place to park anytime. I do not want the
employees of this new business parking in front af my h�us�. I rnme and
go quite frequently and use my on street parking. I would hate to loose it.
Currently the building is a residence with a small garage that is used for
business and has minimal traffic and parking impact on the area.
Then there is the Firehouse and all the firemen and guest's
over the neighborhood. � /�
Respectfull�
Robert H. Fruden
o park al
�
.•
City of Burlingame
Parking Variances
Address: 808 Edgehill Drive
Item #'.�,
Action Item
Meeting Date: 11/25/02
Request: Parking variances for construction of a new three-story mixed use structure with a duplex on
Edgehill Drive and an attached single-story commercial space on California Drive (a portion of the duplex
will be located above the commercial space).
Architect: CJW Architecture
Applicant and Property Owner: Mike Jalilie
General Plan: Commercial Residential
APN: 029-022-170
Lot Area: 3,600 SF (40' x 90')
Zoning: C-R
Adjacent Development: Single and Multifamily Residential, Commercial
Section: 15303 - New Construction or conversion of small structures, Class 3(b and c), construction and
location of limited numbers of new, small facilities or structures including (b) a duplex or similar multi-family
residential structure totaling no more than four dwelling units. In urbanized areas, this exemption applies to
apartment, duplexes and similar structures designed for not more than six dwelling units; and including (c) a
store, motel, office, restaurant or similar structure not involving the use of significant amounts of hazardous
substances...and not exceeding 10,000 SF combined in floor area on sites zoned for such use.
Previous Use: Single-family dwelling w/ detached garage
Proposed Use: Mixed residential/commercial use
Allowable Use: Mixed residential/commercial use
Summary: The applicant, Mike Jalilie, is requesting parking variances to construct a new three-story mixed
use building which includes a duplex on Edgehill Drive and an attached single-story commercial space on
California Drive (a portion of the duplex will be located above the commercial space) at 810 Edgehill Drive,
zoned C-R. The lot is 40' wide and 90' deep and has frontages on Edgehill and California Drive. The
applicant is proposing to demolish the existing two-story single family dwelling facing Edgehill Drive and a
detached garage accessed off of California Drive. The proposed duplex will front on Edgehill Drive and
contains two, two-bedroom units above at-grade parking. A new 648 SF single-story commercial space is
proposed facing California Drive, which also contains a 517 SF covered parking garage. A one-hour
occupancy separation wall will separate the residential portion of the building from the commercial space.
The existing 18' wide curb cut on California Drive at the east end of the lot will be replaced by a new 10' wide
curb cut on the west end. The proposed residential and commercial portions of the project comply with all
commercial use development standards in the C-R zone in regards to location, lot coverage, building depth
and height (C.S. 25.42.050, 1 and 2). The following applications are required:
• Parking variance for four required covered parking spaces provided in tandem configuration, where
the zoning code requires that required covered parking shall not be provided in tandem configuration
(C.S. 25.70.025 l,c); and
• Parking variance for backing into a public right-of-way (California Drive) from a commercial space,
where the zoning code requires that egress into a public right-of-way shall be in the forward direction
(C.S. 25.70.025 2,c).
Entrances to the living areas for each unit are located at the sides of the building. Each unit contains
approximately 1,334 SF of living space and 497 SF for an attached two-car tandem garage and utility room.
The proposed exterior siding is a combination of stucco on the walls and decorative wood shingle on the
,
��
Parking Variances 808 Edgehill Drive
gable ends. Composition shingle is proposed for the roof. Gas and electric meters will not be visible from the
street as they are located behind the utility rooms.
The first floor side setback required for this lot width is 3'-0" and must be increased one additional foot to
4'-0" for the second floor. The proposed project complies with the first and second floor front and side
setback requirements. The residential portion built over the commercial space may extend to the side and rear
property lines as long as the residential use does not cover more than 70% of the lot (64.4% proposed).
Based on the number of bedrooms per unit, a total of four on-site parking spaces must be provided (two space
for each two-bedroom unit). Of the required parking spaces, 80% or three spaces must be covered. With this
project, a total of four parking spaces will be provided in the at-grade garage. Each unit will have access to
two covered parking spaces provided in two separate, enclosed garages. A parking variance is required for
parking provided in tandem configuration, where the zoning code states that covered parking shall be
provided side by side. The driveway is proposed to be colored and textured concrete.
On-site parking is not required for single-story commercial development fronting on California Drive in the
C-R zone because of access problems on California Drive. With this project, one covered parking space in an
enclosed garage is proposed for the commercial space off California Drive. As designed, a vehicle would
have to back into California Drive in order to exit this garage. Code Section 25.70.025 , 2c (Off-Street
Parking), states that egress into a public right-of-way shall be in the forward direction, except that backing
into a public right-of-way shall be allowed for single family homes or duplexes. Therefore, a parking
variance is required for backing into a public right-of-way from a commercial parking space. Planning staff
inadvertently omitted this requirement in the staff report for the study hearing, but is now including this
additional parking variance for the action hearing. The City Engineer, in his memo dated August 21, 2002,
notes that backing a vehicle onto California Drive will subject the exiting vehicles and the traffic on
California Drive to potentially hazardous conditions. In the C-R zone, on-site parking is not required for
single story commercial development fronting on California Drive, so removal of the space should be
considered. The applicant notes that use in the commercial space will be a fine design lighting fixture and
lighting hardware store. The applicant expects traffic to be very light or by appointment.
The applicant is proposing to install a new 14' wide curb cut along Edgehill Drive to provide access to the
new attached garages for the duplex. An existing 14-inch diameter Liquid Amber street tree (not protected-
sized) will be removed to accommodate a new curb cut and driveway. An additional four trees on-site,
ranging in size from 6 to 10 inches in diameter (not protected-sized), will be removed for the new building.
Staff would note that the applicant considered the option of providing two single-wide driveways around the
existing healthy street tree, but noted that the entire front setback area would have to be paved in order to
provide adequate area for vehicles to enter and exit the site. In addition, the City Engineer noted that two
driveway curb cuts would not be allowed (two curb cuts are generally not allowed for any residential lot).
Furthermore, he noted that a tree located between two driveways would create a hazardous situation for
vehicles entering and exiting the site. In regards to removing the existing street tree, the City Arborist notes
in his memo dated November 4, 2002, that a permit to remove and replace the existing Liquid Amber street
tree will be granted. The applicant must apply and obtain a permit to remove the street tree prior to issuance
of a building permit. The City Arborist notes that the street tree to be removed shall be replaced with two, 24-
inch box size trees chosen from the official street tree list. The City Arborist also notes that transplanting of
�
Parking Variances 808 Edgehill Drive
the Liquid Amber street tree is not a feasible alternative. For a description of the proposed on-site
landscaping, please refer to the "Study Meeting" section in this staff report and Landscape Plan, sheet L-1,
date stamped November 15, 2002.
Table 1— 808 Ed ehill Drive
Pro osed Allowed/Re uired
Setbacks (Residential):
Front (IS` fl): 17'-0" to porch 16'-2" average
(2"a ): 17'-0" to orch 16'-2" avera e
Side (IS` fl — right): 4'-0" 3'-0"
(2nd fl _ right): 4'-0" 4'-0"
(IS` fl — left): 4'-0" 3'-0"
(2nd — Z8 t�: 4'-��� 4'-�ii
Side and Rear Above 0'-0" 0'-0"
Commercial: CS 25.42.050, 1, d
Lot Coverage (Residential): 38% (1,371 SF) 50% (1,800 SF)
(Commercial): 32.3% 1,165 SF 33% 1,188 SF
Height (Edgehill Dr.): 29'-8" 30'-0"
(California Dn): 30'-0" 30'-0"
(Mid oint o lot): 29'-11" 30'-0"
Parking: 4 spaces 4 spaces
- -'�` (10' x 20' each space) (10' x 20' each space)
tandem con c uration' tandem not allowed
Parkin Access (Residential): off Ed ehill Drive off Ed ehill Drive
Commercial De th: 29'-10" 30'-0"
1 Parking variance for four required covered parking spaces provided m tanciem contiguration.
This project meets all other zoning code requirements.
Staff Comments: See attached. Planning staff would note that the property owner notified the neighborhood
of proposed project and held a neighborhood meeting to discuss the impact of the proposal. The applicant
notes that those who attended the meeting did not voice a concern with the tandem parking arrangement and
expressed support for the proj ect. The applicant provided several photographs of adj acent development along
Edgehill, California and Palm Drive. Staff would also note that the City's Engineering Division
recommended against the commercial parking space and driveway curb cut along California Drive because of
the safety problem of cars entering California Drive.
Parking Variances
808 Edgehi[I Drive
Study Meeting: At the November 12, 2002, Planning Commission study meeting the Commission asked
several questions regarding this project (November 12, 2002 P.C. Minutes). The applicant submitted a
written response and revised plans, dated November 15, 2002. The following are questions asked by the
Commission and a response to each question provided by the applicant:
Look at eliminating side setback variance, very close to meeting requirement, this is new construction
project on lot with out hardship.
• Applicant eliminated the side setback variance by adjusting the entry porches (see revised plans, date
stamped November 15, 2002).
2. Provide landscape plan, shrubs could be added between garage door and at corner of entry, vines can
also be added at the entries to the dwellings and the three pillars along California Drive.
The applicant followed the Commission's suggestions and submitted a Landscape Plan (sheet L-1 ,
date stamped November 15, 2002) showing proposed trees, shrubs, groundcover and vines to be
planted. The applicant is proposing to plant two new Chinese Pistache street trees (on the official
street tree list) along Edgehill Drive and four new Crab Apple trees in the front setback (two along
each side property line). One Columnar Fern Pine is proposed between the two single-wide garage
doors for the duplex. Low shrubs and groundcover are also proposed within the front and side
setbacks. Japanese Boxwood shrubs and Camellia Espallier vines are proposed along each side
property line. Boston ivy is proposed at each pillar on the commercial building fronting California
Drive.
3. Concerned with parking variance, what are unusual circumstances on the property.
• For a description of unusual circumstances relating to the parking variance, please refer to the
applicant's written response, dated November 15, 2002, comment #3, and responses to the variance
application, date stamped October 8, 2002.
4. Can one unit be made affordable?
In his written response, the applicant notes that it is not feasible to dedicate one of the two units as
affordable housing. He points out that currently there are no incentives in the code to provide
affordable units. The proposed units are very modest and will make a small contribution to satisfy the
need for moderately priced housing.
S. PYovide explanation on why parking is needed on California, who will use it, will it be used for regular
deliveries.
The applicant notes that the covered parking space would be used by the owner on occasion for
unloading products and taking in deliveries, and would probably occur less than once a week. It is not
intended to be used for parking a vehicle on a daily basis and would not be convenient for that
purpose as it is currently designed.
C!
Parking Variances
7. Suggest covering entries to units, add overhang for benefit of residents.
808 Edgehill Drive
• Shallow roofs have been added over the each apartment entry and stairway. The applicant felt that
this was an improvement to the design.
8. Where would people park to go to commercial space, will striping for parking be added along California
Drive?
• Customer parking for commercial uses along California Drive is available on both sides of California
Drive (parallel parking). Currently, there is no striping for parking spaces along California Drive.
The City's traffic engineer noted that there are no plans in the near future to stripe or mark parking
spaces along California Drive.
C-R Zone Description: This site is located in the C-R zoning district and has frontages on Edgehill and
California Drive. The C-R zone is bounded by Edgehill Drive, Palm Drive, California Drive and extends
from Palm Drive north to 856 Edgehill Drive. The intent of C-R zone is to encourage a mixed
residential/commercial land use with pedestrian oriented retail uses fronting California Drive and compatible
with residential uses on Edgehill Drive. In 1990, this lot was rezoned to commerciaUresidential (C-R) which
allows commercial land uses fronting California Drive (first floor exempt from parking) and residential uses
on Edgehill Drive. This same zone requires all residential parking to be accessed from Edgehill Drive (C.S.
25.42.050, l, b).
This project must comply with the mixed use (residential and commercial development) standards of the C-R
district regulations (C.S. 25.42.050). The residential standards regulate the number of residential units,
parking location, vehicular access, building height, and extension of residential uses over commercial uses.
The commercial standards regulate the location of the commercial use, vehicular access, building depth,
height, lot coverage, and parking.
In addition to the C-R development standards, the project must also comply with building regulations as
found in C.S. 25.36.060. In regards to the residential use on the lot, this section requires that all building
regulations, restrictions and limitations relating to dwelling units in R districts shall apply to dwelling units in
C districts. C.S. 25.36.060, 4, notes that if the residential unit is located on another story than the commercial
use, the residential portion shall be subject to the setback and lot coverage requirements as provided in
Chapter 25.32 (R-3 district). Parking regulations for a duplex will apply to the residential portion (Chapter
25.70.032). Because of the C-R zone the proposed commercial building is not included in the residential lot
coverage calculation. The C-1 district regulations (C.S. 25.36.060) apply to the proposed commercial
building.
Findings for a Variance: In order to grant parking variances for tandem parking and for backing into the
public right-of-way, 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;
5
Parking Variances 808 Edgehill Drive
(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;
(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.
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action
should be taken by resolution and should include findings for the parking variances. The reasons for any
action should be clearly stated. At the public hearing the following conditions should be considered:
Conditions:
l. that the project shall be built as shown on the plans submitted to the Planning Department and date
stamped November 15, 2002, sheets A 1 through A5, and L-1, and that all landscaping on this site shall be
installed and automatically irrigated as shown on sheet L-1, date stamped November 15, 2002;
2. that the four parking spaces provided in the tandem garages front on Edgehill Drive shall only be used by
the residential tenants for parking of their vehicles and shall not be used as storage for the residential or
commercial tenants;
3. that the applicant shall receive a Tree Removal Permit from the City before removing the existing 14-inch
diameter liquid amber street tree on Edgehill Drive, and that a building permit shall not be issued before
such a permit is issued;
4. that the City Engineer's August 21, 2002 memo, the Recycling Specialist's October 15, 2002 memo, and
the City Arborist's November 4, 2002 memo shall be met;
5. 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;
6. that all runoff created during construction and future discharge from the site shall be required to meet
National Pollution Discharge Elimination System (NPDES) standards; and
7. that the project shall meet all the requirements of the California Building Code and California Fire Code,
1998 edition, as amended by the City of Burlingame.
Ruben Hurin
Planner
c. Mike Jalilie, applicant and property owner
CJW Architecture, architect
�
' City of Burlingame Planning Commission Unapproved Minutes November 12, 2002
VI. STUDY ITEMS
1. 808 EDGEHILL DRIVE — ZONED C-R — APPLICATION FOR SIDE SETBACK AND PARKING
VARIANCES FOR A NEW, THREE-STORY, DUPLEX ON EDGEHILL DRIVE AND AN ATTACHED
SINGLE-STORY COMMERCIAL BUILDING ON CALIFORNIA DRIVE (MIKE JALILIE, APPLICANT
AND PROPERTY OWNER; CJW ARCHITECTURE, ARCHITECT) PROJECT PLANNER: RUBEN
CP Monroe presented a summary of the staff report.
Commissioners requested that the following issues be addressed:
• Look at eliminating side setback variance, very close to meeting requirement, this is new
construction project on lot with out hardship;
• Provide landscape plan, shrubs could be added between garage door and at corner of entry, vines can
also be added at the entries to the dwellings and the three pillars along California Drive;
• Concerned with parking variance, what are unusual circumstances on the property;
• Can one unit be made affordable;
• Provide explanation on why parking is needed on California, who will use it, will it be used for
regular deliveries;
• No reason for side setback variance;
• Suggest covering entries to units, add overhang for benefit of residents; and
• Where would people park to go to commercial space, will striping for parking be added along
California Drive.
Chair Keighran set this item for the regular action calendar when all the information has been submitted,
reviewed by the Planning Department, and there is space on the action calendar. This item concluded at
7:19 p.m.
�.,�___ �: ,_ - ;,
2. 405 PRIMROSE ROAD, #310 — NED C-1, SUBA PPLICATION FOR A CO AL
USE PERMIT FOR A HE TH SERVICE (MARRIAGE MILY THERAPIST (ROBE A
ANDERSON, APPLICANT; ENRY HORN & SONS, Y HORN, PROPE p Y OWNER )
CP Monroe present_e�ummary of the staff report.
There were no comments from the Planning Commission and this item was placed n the consent calendar
for the next Planning Commission meeting. This item concluded at 7:22 p.m.
3. 1755 BAYSHORE HIGHWAY — ZONED O��'�'LI�N FOR A SIGN V ANCE FOR
HEIGHT OF THREE NEW WALL..�I��TS (ALAN FORD/MARCO ACOSTA, SI RESOURCE,
APPLICANTS/DESIGNER; S�TURN INVESTMENT GROUP, PROPERTY ER) PROJECT
Planner Barber presente,� a summary of the staff report.
Commissioners
2
�' 1 �
CTW Architecture
130 Portola Road, Suite A• Portola Valley • California • 94028 • Phone No.: (650) 851-9335 • Fax No.: (650) 851-9337
DATE: 11 / 15 / 2002
TO: RUBEN Hurin, Planner
AT: City of Burlingame
501 Primrose Road
Burlingame, CA 94010-3997
Phone No.: 650-558-7256
SUBJECT: Jalilie Mixed Use
808 Edgehill Road, Burlingame, CA 94010
Dear: Ruben,
�EC�IVED
Nov i 5 2002
CITY OF BURLINGAME
PLANNING DEPT.
This is in response to the Planning Commission comments that you forwarded to me on Wednesday
morning via fax. This letter is accompanied by 10 sets of revised drawings which include a Landscape
Plan (new sheet from the previious submittal). The responses to the issues raised by the Commissioners
is as follows:
1.) Side setback variance request has been eliminated by adjusting the entry porches accordingly. Please
refer to the revised drawings.
2.) The landscaping suggestions have been incorporated into the new Landscape Plan.
3.) Regarding the unusual circumstances that bring us to the Planning Commission requesting this
variance: This lot is a special case within the CR district because of it's size; it is one of two lots in the
district with a 40' width. The remaining lots are at least 45' wide. The lots in the R-2 zone on the other
side of Edgehill are typically 45' wide.
Zoning allows for a one story, 30' deep commercial space on California and two 2-bedroom residential
units accessed from Edgehill. Per section 25.70.032 of the Zoning Code, the on-site parking requirement
for this arrangement is 3 covered spaces and one uncovered space. We did an exhaustive study of
possible solutions to this condition and it ultunately became apparent that accommodating four "direct
access" parking spaces within the 40' width is not possible; the lot width, setbacks, required clearances
and wall thicknesses would not allow parking of four cars with direct egress at any angle, perpendicular
or parallel.
A feasibility study considering property values, cost of construction, cost of ownership and projected
rental income indicates the proposed use would produce adequate income to make the project feasible
while a proposal of lesser use would not. The Owner requests this VARIANCE ALLOWING
CONSTRUCTION OF THE REQUIRED PARKING SPACES IN A TANDEM ARRANGEMENT to make
use of his property in a manner that is beneficial to the community and fiscally responsible.
4.) Similarly, it is not economically feasible to dedicate one of the two units as affordable housing.
Currently there is no incentive within the City of Burlingame to do so. Neither is there a specific
requirement to provide any such units but if there were, small projects like this would probably be
exempt. It is unportant to note, however, that these units are not luxury apartments but rather, very
modest and will make a small contribution to satisfy the need for moderately priced housing.
2001.029-3.1 Page 1
5.) The proposed parking space on California would be used by the owner as occasional parking for the
purpose of unloading the transfer of product. This would probably occur less than once per week. It
would certainly not be used as a daily in & out parking space and would not be convenient for that as
currrently designed.
6.) Shallow roofs have been added over the two apartment entries and we feel this is an improvement to
the design.
I hope this letter of explaination and the new & revised drawings adequately answer and satisfy the
Commissioners' concerns. Plese contact me directly if there is anything else you may need. We look
forward to seeing you at the next P1aruling Commission meeting on November 26th.
Sincerel ,
��
Bob Pleau, Project Architect
c.c CJW files; Owner
2001.029-3.1
MEMORANDUM
PUBLIC WORKS DEPARTMENT
August 21, 2002
To: Planning Department
From: Victor Voong, Enginee ' ' is�
Subject: Planning Review for 8 8 E 'll Drive
Staff has completed the preliminary review for the project and comments are as follows;
1. A property boundary survey shall be performed by a licensed land surveyor. The survey shall
show all property lines, property corners, easement,,, *opographical features and utilities.
(Required prior to building permit issuance.)
2. The site and roof drainage shall be shown on plans and should be designed to drain towards
the frontage street. (Required prior to building permit issuance.)
3. Existing sanitary sewer lateral shall be replaeed with a new sanitary sewer lateral for the
project in accordance with the City's standards.
4. The project shall comply with the City's NPDES permit requirement to prevent storm water
pollution.
5. The project plans do not show the dimensions of the existing driveways, re-submit plans with
driveway dimensions. Also clarify if the project is proposing to widen the driveway. Any
widening of the driveway is subject to the City's Engineer's approval.
6. The project proposes driveway ingress/egress on California Drive, requiring the vehicles
exiting the site to back out onto Califorrua Drive w;�i�n is a high speed and high volume
arterial street. This will subject the exiting vehicles and the traffic on California Drive to
potentially hazardous conditions.
7. The plans do not indicate the slope of the driveway, re-submit plans showing the driveway
profile with elevations.
8. The back of the driveway/sidewalk approach shall be at least 12" above the flow line of the
frontage curb in the street to prevent overflow of storm water from the street into private
property,
9. For commercial projects a designated garbage bin space and cleaning area shall be located
inside the building. A drain connecting the garbage area to the sanitary sewer system is
required.
U:IVICTOR�Projects�P�ivate\808Edgehill.wpd
Y ` L
808 Edgehill Drive
Page 2
August 21, 2002
10. Debris/garbage box storage location must be on site. No wet garbage fluid sha11 enter the
public right-of-way or the ste storm drainage system.
11. The project shall, at its own cost, design and construct frontage public improvements,
including curb, gutter, sidewalk and other necessary appurtenant work.
�
Cc: Syed Murtuza, City Engineer
Philip Monaghan, Senior Civil Engineer
U:NICTOR�Projects\Private\808Edgehill.wpd
ROUTING FORM
�f7:�
October 9, 2002
TO: _City Engineer
_Chief Building Official
�ire Marshal
ecycling Specialist
_City Arborist
_City Attorney
FROM: Planning Staff
SUBJECT: Request for parking and side setback variances for a new three-story, mixed-use building
at 808 Edgehill Drive, zoned C-R, APN: 029-022-170.
STAFF REVIEW: Monday, October 15, 2002
�. G.� �_ � ' � C cd.v�. s a�� �'��(,�.�.t�
��� S ,,��-�-�--�.�..� .
� f^ �w,,., � � � �J Z J-� �-'�%c d�-vu. c�—
�`
� � � ' � /�,� � ��.-�-����.u.�-�_
�r\- ^ C�--��� W v` � C��-- �� - d�-�/�►�L`'" `-'�' ""„ cS (� f/l O L�
yV � �
�cc � � � .
Reviewed By: Date of Comments: ���/ ��� Z--
ROUTING FORM
DATE:
October 28, 2002
TO: _City Engineer
_Chief Building Official
Fire Marshal
Recycling Specialist
�City Arborist
_City Attorney
FROM:
SUBJECT:
Planning Staff
Request for parking and side setback variances for a new three-story, mixed use building at
808 Edgehill Drive, zoned C-R, APN: 029-022-170.
STAFF REVIEW: Monday, October 28, 2002
� �s�TL� i '� �r� iZ.� �c o u.�,. ,� �7 2 E r>L✓d �- � �[� G � �' T�1.�3�'
�/L.� eE �'o dC. �l/� �S �ldcs i � Lc-- �,.� i l ( r� E. 6 (�L � k v`�E D . �y ✓c �fL,u.�
�`'Gv FR' �� S'r �!. �/,E � �Q' 2 �J M'� O l3TB t N, �� i3 % �ypPGi cid'/N�--
��-z �/C �'D /�S S � E. m F i� U t` l tJ r�.c-G �/ �l Y1 �� ��,g OZ Iz S��/�'�'
C. ���-�33a�
�
i2� �� �/ �� �p�,���� w�-f`� �-w� a.� `���,� s� z�
TR.-�.� s /1 s ��kc.<.�r -a7-t P� �.�cs . S 1`'-�� �� s /'z � Sv- �� �
C�/-G,9Ss'�it,� ��a�'yt �F�'cr/l� C<°D�Z� �z.�r��` ii-pl.�� G.tS�d-"F
/
�/7i/i��(E SPLlA�Gt/'C /�4-C-� � � f�/ � ,�%lr1.� 4�i� �L��G 1 S %�l.� � rV-
�G�'S/,�C..� �'C-'�7`�/LdLFf%Cf/l/�
Reviewed By: �<��---. Date of Comments: `/ 0
. CIT
�RLINGAME
;;� �nin ,.
�, •
���itD �uq� ��
C'17'1' l)F I�UIl1.INGAAIC
PARK,S' /)/!'/.4!(lN
,558-7330
OFFICIAL STREET TREE LIST
�'RI:ES TO 13(: IJSCD IN PI.ANTINC S7'RIPS nV�R 3' AND UNDCR G' WID�
0
'17ZCC Cl'i'Y USA
B01'ANICAL NAML Silc Ilciglit al Minimwn
(Common N�me) Localions M�turity Sp�cing Uescription
******************************************************************************��****************************************�**
Af:SCUI.US CARNI:A (I d21 /'nln� Dr.iSicle eree 40' 30' DI:C1D(lOUS: F�st curly� grotvth; round hcadeJ; dark green lea��es;
Red flo�sechesln+�� #2 cP� f� 4) �lumes of erimson Ilo�vers in Spring.
Cl:l:l'IS AUS'fRAL1S
(survpean llackhe���y
CI�LTIS SINENSIS
Cl+r�rese llnckher�J�
CIZA"fAEGUS I'I IAI;NC)l'YIZIJM
If "aslring�on 7�ho�•�r
fiUC/11.YP'I'US fICIPOI,I/1
Red Flotirering Gu�n
I:UCALYP"fUS MICRn"ll (I?CA
,l licru�hecn
I:UCAI.YP"fUS NICULII
It'i!/n►►�-1,eafed Pepperr►rin!
(/slcrnd u�es� of I t ushington Pai•k
7'enni,s Co�r►•�,c--ea. end of islm�d)
(S0l Pri�nrose Rd.--lf', enu•nnce
/n City Hn// pnrking lo! en. sideJ
(l?7_S C'nlifc���nin D�•.)
(/ !SO <).Lforrl R�L un 1/iglnrny
Xd. side.)
�
)
(!8 Rlno�n�elcl RJ.)
I:UCAI.YPTUS I'OI,YAN"t�( II:MOS
Silver polln�• �trn� (I /3l Capnchrno Avc,)
I�RnXINl1S OXYC'/11Z1'n
Ru��iruucl: I sh
(IS3.S ('�ili/.' U�•.--I'illrrge I'rrrk
hy /�lrr}� ���•ea c.li ti.53 /'alvula ;'1►�c.J
�INC�Kc� I3II.c�I3n
1 /nrrl���ilu�i�• li•c�c�
(700 �l• Jil10 hlk. liril'.sirrilei'; I��c.)
4U-50'
30-50'
20-25'
2O-40'
3�-40'
30-4O'
30-ii0'
2�-35'
30-�O'
40'
40'
25'
30'
3 �'
25'
30'
25'
�I (1'
DI:CII�UOUS: Fnst �rc���th; grn}'-�reen, elm-like lea�•es; upnght,
round heoded fi�rni.
DI:CIDUOUS: Pnst gro���th; glossy, dark green, elm-like lea��es;
broad, upri�hl ti�rni.
I)l:C1UU0US: Moderutc gre���•tl�; rcd be�ries in Winter, goocl Pall
color, thorns.
I:VI:R(iR1'sf;N: Modcratc to fnst �ro���th; s��ectaailnr ��ink tc► red
flowers in Sw�uner; rouncl heAded form.
LVI:RGRI;f:N: Modcrutc to ft�st grotvth; bluc grecn, ribbonlikc
Ieaves; smouth hnrk; hushy, rouncl heacicd U�ee.
f:V}�RGRI:f:N: I�nst gro�t�th; grAceful, ���eeping form; fine textured,
light grecn Iea��es; sli�ht c�dor of �ep�ei�nint.
I:VI:RGRf:I;N: Moder�de lo fast gro��lh; slenJer fonn; gre�'-green,
ovnl to round lea��es; mottle� bark.
I)IiC;ll)llO115: I�fist gro��lli; cu►n��act, ruuncl heael�d; clark grcen
Icn��cs turn clarcl rc�l in I��ill.
I)I;C'li)llO115: Slu��• �rc����lh; f:in sha��ccl Ica���s turn ��cllo��� in
Psill; s��rcFuling, alin�nl �uulircllii li�rn►.
. I30"1'ANICAL NA�II: Silc Ilcight ;�l 11�lii�ii»um
,(Commo» N�me) Loc.ilions n��c������y Spacing Ucscri�iliuu
*************�*********************************************�**************************************************************
MELALI:UCA (2UIN(2UIiNI:RVlA (111I %'�•o►rsdnle--nroi���d 20-4U' 25' IsVL'IZGItI�IsN: M��Jeratc growtli; ycllowi�h-tvhilc Ilowcrs; s��ungy
Cajeptr� 7'ree /'nlice Uep�. on C�,lij. 1)r. white h�rk.
�S� "l'roi�sclnlc sides) .
I'Iti'I'�c'I� �I IINI:Ntiiti
Chi�iesc� I'islnclre
P17�"I'OSPORUM UNDUI,n'I'UM
f iclo►•iun l3ox
PYRUS CAl.LCRYANA
/�Iutivering Pen�•
SAPIUM S(.i(31fLRlJM
Chinese Tallo�r 7'rce
(.39 /jn»crojr Rd.)
(l 201 c4 / 230 B�n'lrngante .1 ve.)
(920 Linden Ave. c�
1 d 29 Rui•lingcnne /1 ve.)
3U-�IO'
3Q-40'
25-35'
•10' I)IsCll)UOUS: Mucicralc gii►���Ih; lutgc, �lark grcai Icu��cs Iwn
brilliant rcd .incl c�range in I�all.
q0' 1;VGRGItf:[:N: Modcratc growth; li���grant whitc (lowers; dnrk,
glossy les�vcs; round hcadcd.
25' Dk:CIDUOUS: F�st gro�vth; uprighl fonn; masses ���hite [lowers
in S��ring; re� leaves in Psill.
40' UL'CIDUUUS: Modcrate to fast grow�l►; dense, round cro«•n;
outst�i�ding Pall color.
(l2-JS l'ulun�nJ
35'
I /')')
13U'1'r1NICAL NA�I� Site Ilcighl ;�l ll�linimum -
.(Common Name) Luc.�tious M�turity Sp.�ciug . Ucscri�iliou '
********�*******�******************************************�********************************************************'******
ML'LAI.f:UCA (�U1N(2UIiNI:RVIA (/I /! %'►•vrrsclale--rn•vund . 2U-4U' 25' , IsVL'tiG(Zl�ls'N: Mucic;rutc gro�vtli; ycllc�wisl►-�vhilc Ilutvcrs; s�wng��
Cnj�p►rt 1'ree 1'nlice Ue���. a� ('ulif. Lh•. ` tvhile burk.
ci'r 7'ro��sdnle sicles)
Plti'f�1t'll� �.'I IINIiN�Iti 3O-�{O' �IO' !)I:C11)(.IUUS; Mucicralc grtnvlh; Itugc, tl;uk grccn Icu�'cs lutn
� Chi��esc� !'isrnclre (.?9 l��rrlcrofr Rd.) brillinnt red �ncl ur�nge in Fall.
PI'I"fOSI'ORUM UNDUI,A'I'UM .3O-4O' 4Q' I;VfRGRrf:N: Mc�dcr�tc gro�vth; li�a�grant whitc (lo�vers; dnrk, ,
I ictoriun l3vx (1201 c� 12301jurlrngnnte.1 ve.) glossy letrves; round hended.
PYRUS CALLCRYAN/1 (920 Lindei� �ve. cPc 25-35' 25' Df:CIDUOUS: Fsist growtl�; uprigl�t fo�1n; masses ���hite (lo�vers
Flutiveri�ig l'enr I�129 l��n•li►�game �l ve.) in Spring; reJ leavcs in I�aIL
SAl'IUM SI�131PLRUM � 35' 40' I�LCII�UUUS: Modcr„�e t� fust gro�vtli; dense, i�uunJ crut��n;
� Chhtese 7alloiv 7�ree (/1-J5 Nu/viun) outslattdiii� l�all col<ir.
. .. �
I /')')
2001.029
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin ag me.org
`, CITY p
�.j� A
B6IRIJNGAME APPLICATION TO THE PLANNING COMMISSION
�,.o � o
Type of application: Design Review Conditional Use Permit Variance �
Special Permit Other Parcel Number:
Project address: � o s Ec�gPr, ;� � n,-; �P
APPLICANT
Mike Jalilie
Name: eJ� CJW Architecture
Address:130 Portola Road, Suite A
City/State/Zip: Portola Valley, CA94028
Phone (w): 650-851 -9335
�i1�: N / A
(�: 650-851 -9337
PROPERTY OWNER
Name: Mike Jalilie
Address: 1117 Paloma Avenue #3
City/State/Zip: Burl inaame , CA 9 4 01 0
Phone (w): 650-344-871 6 _ __
(h): 650-344-8716
. 1 � � : 1 •
*ARCHITECT/DESIGNER*
Name: CJW Architecture
Address: 1 30 Portola Road� SLi te A
Clty/StBte/Zlp: Pc�r t n 1 a va i i P�., c�A 9 4 0 2 sPlease indieate with an asterisk *
Phone (w): 6 5 0- 8 51 - 9 3 3 5 the contact person for this ro' ect.
(h): N / A
R�C'EIVED
(fl: 650-851 -9337
OCT - 8 2002
CITY OF BURLINGAME
PLANNING DEPT.
PROJECTDESCRIPTION: New Mixed use buildinq.
AFFADAVIT/5IGNATURE: I hereby certify under penalty of perjury that the information
given herein is true and correct to the best of my knowledge and belief.
Applicant's signature: Date: �� ' g� o Z
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Planning Commission.
Property owner's signature: Date: �� � 8-� Z
Date submitted: I o- f3- v Z
PCAPP.FRM
City of Burlingame Planning Depariment 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
�� c�TY o
� �
BURIJNCiAME
�nm ,os
sw� �.
The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these
questions.
a. Describe the exceptional or extraordinary circumstances or conditions applicable to your
property which do not apply to other properties in this area.
�e �-�I--���,.ed ; ,
b. Explain why the variance request is necessary for the preservation and enjoyment of a
substantial property right and what unreasonable properly loss or unnecessary hardship
might resutt form the denial of the application.
c. Explain why the proposed use at the proposed location will not be detrimental or
injurious to property or improvements in the vicinity or to public health, safery, general
welfare or convenience.
� How will the proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and potential uses on adjoining properties in the general
vicinity?
vr�n:�u�
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin�ame.or� '
a. Describe the exceptional or extraordinary circumstances or conditions applicable to your properry
which do not apply to other properties in this area.
Do any condirions exist on the site which make other altematives to the variance impracricable or impossible and are also not
common to other properties in the azea? For example, is there a creek cutting through the property, an exceprional tree
specimen, steep terrain, odd lot shape or unusual placement of existing structures? How is this property different from others
inthe neighborhood?
b. Explain why the variaHce request is necessary for the preservation and enjoyment of a
substantial property right and what u�reasonable property loss or unnecessary hardship might
result form the denial of the application.
Would you be unable to build a project similaz to others in the area or neighborhood without the exception? (i.e., having as much
on-site parking or bedrooms?) Would you be unable to develop the site for the uses allowed without the exception? Do the
requirements of the law place an unreasonable limitation or hardship on the development of the property?
c. Explain why the proposed use at the proposed location will not be detrimental or injurious to
property or improvements in the vicinity or to public heaZth, safery, general welfare or convenienc�
How will the proposed structure or use within the structure affect neighboring properties or stcuctures on those properties? If
neighboring properties will not be affected, state why. Think about traffic, noise, lightinb, paving, landscaping sunlighdshade,
views from neighboring properties, ease of maintenance.
Why will the structure or use within the shucture not affect the public's health, safety or general welfare?
Public health includes such things as sanitation (gazbage), air quality, discharges into sewer and stormwater systems, water supply
safety, and things which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations
which encourage the spread of rodents, insects or communicable diseases).
Public safeiv. How will the structure or use withiu the structure affect police or fire protection? Will alartn systems or sprinklers
be installed? Could the structure or use within the struchue create a nuisance or need for police services (i.e., noise, unruly
gatherings, loitering, traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous
activities like welding, woodwork, engine removal).
General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for
conservarion and development? Is there a social benefit?
Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or
adjacent sites)? Is the proposal accessible to particular segments of the public such as th.e elderly or handicapped?
c� How will the proposed project be compatible with the aesthetics, mass, bulk and character of the
existing a�d potential uses on adjoining properties in the general vicinity.
How does the proposed structure or use compaze aestherically with existing neighborhood? If it does not affect aestherics, state
why. If changes to the structure aze proposed, was the addition designed to match existing architecture, pattem of development
on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport
parking lot, compare your proposal to other uses in the area and explain why it fits.
How does the proposed structure compare to neighboring structures in tern�s of mass or bulk? If there is no change to the shucture,
say so. If a new siructure is proposed, compare its size, appearance, orientation, etc. with other siructures in the neighborhood or
area.
How will the structure or use within the structure change the chazacter of the neighborhood? Think of character as the image or
tone established by size, density of development and general pattern of land use. Will there be more traffic or less parking available
resulting from this use? If you don't feel the character of the neighborhood will change, state why.
How will the proposed project be comparible with existing and potential uses in the general vicinity? Compare your project with
existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be
consistent with potential uses in the vicinity.
VAR.FRM
City of Burlingame Variance Application
RECEIVED
OCT - 8 2002
Re:
Jalilie Mixed Use Building
808 Edgehill Drive
Burlingame, CA 94010
CITY OF BURLINGAME
PLANNING DEPT.
II
I:
APPLICATION FOR VARIANCE:
1.) TO ALLOW REQUIRED COVERED PARKING OF RESIDENTIAL USE TO BE
CONSTRUCTED AS TANDEM PARKING AND
2.) TO ALLOW A 9" ENCROACHMENT ON EACH SECOND STORY SIDE SETBACK TO
CONSTRUCT A SMALL PORCH FOR EACH RESIDENTIAL UNIT
Describe the exceptional or extraordinar� circumstances or conditions applicable to your property zvhich do
not appl� to other properties in this area.
The CR District was devised "... to encourage a mixed residential-commercial land use..."
This lot is a special case within that district because of it's size; it is one of two lots in the
district with a 40' width. The remaining lots are at least 45' wide. The lots in the R-2 zone on
the other side of Edgehill are typically 45' wide.
Zoning allows for a one story, 30' deep commercial space on California and two 2-bedroom
residential units accessed from Edgehill. Per section 25.70.032 of the Zoning Code, the on-site
parking requirement for this arrangement is 3 covered spaces and one uncovered space. It is
readily apparent that accommodating four "direct access" parking spaces within the 40'
width is not possible; the lot width, setbacks, required clearances and wall thicknesses would
not allow parking of four cars with direct egress at any angle, perpendicular or parallel.
A feasibility study considering property values, cost of construction, cost of ownership and
projected rental income indicates the proposed use would produce adequate income to make
the project feasible while a proposal of lesser use would not. The Owner therefore requests
this VARIANCE ALLOWING CONSTRUCTION OF THE REQUIRED PARKING SPACES
IN A TANDEM ARRANGEMENT to make use of his property in a manner that is beneficial
to the community and fiscally responsible.
The VARIANCE TO ALLOW A 9" ENCROACHMENT ON EACH SECOND STORY SIDE
SETBACK TO CONSTRUCT A SMALL PORCH FOR EACH RESIDENTIAL UNIT is
requested, similarly, because the width of the lot creates a difficulty at the Edgehill Drive side
of the property in providing residential parking access, entryways into the units and the
additional one foot setback (for second story) as prescribed.
Explain zvh� the variance request is necessar-y for the preservation and enjo�ment of substantial propert�
right and zvhat unreasonable propert� loss or unnecessary hardship might result from the denial of the
application.
The request for tandem parking is necessary for the proposed project due to the size and
configuration of the lot. Due to the cost of construction, the project is not economically viable
unless there are two 'two bedroom' apartments. This will provide the owner with adequate
income to make the project feasible. Due to the zoning requirements for parking, the
property is not suitable for a marketable single family residence because the parking would
preclude any yard. The only viable alternative for use on the Edgehill side is a duplex of
'two bedroom' units. Multi-family properties with equal or higher densities are prevalent in
the neighborhood. Other properties appear to use the tandem arrangement for parking and
the owner would provide more than the required NUMBER of parking spaces. For the
Owner to be required to comply with the specific requirements of the zoning code for
parking would therefore place a severe limitation on the use of this property.
C. Explain zvh� the proposed use at the proposed location zvill not be detrimental or injicrious to propert� or
improvements in the vicinit� or to public health, safet�, general zvelfare or convenience.
The proposed use of the property is fully in compliance with the CR District requirements.
The structure is not harmful to surrounding neighbors' views or other neighborhood issues.
Pi�blic Health: No issues of public health are anticipated. The mixed use proposed is what is
encouraged by the code. The design carefully and thoughtfully provides for separate covered
and appropriately paved areas dedicated to recycling, garbage, storage, laundry and parking.
Public Safet�: The proposed commercial use is a fine design lighting fixture and lighting
hardware store. Traffic is expected to be very light or by appointment. This use will not
create any loitering or assemblies nor will it house any hazardous materials. The commercial
use will add a moderate element of lighting to the California Drive streetscape, bringing
better visibility and a higher degree of security. The residential spaces proposed are
respectful of the neighborhood and will not create any nuisance. The structure is proposed to
be fire sprinklered.
General Welfare: Sensitive to local issues, the owner notified the neighborhood of his
intentions (via mailings to homeowners) and then held a meeting on 9/10/02 with those who
could attend to discuss the impact of the proposal. Representatives from six neighboring
households attended the meeting. Some attendees had helped organize the community to
oppose the recently proposed liquor store! The Architect presented the proposal. The
ensuing comments focused on Edgehill parking issues. The attendees did not voice concerns
with the tandem parking arrangement and expressed enthusiastic support for the project.
It is important to mention that the proposed project will add necessary housing for the
community and this is in conformance with the general plan. It's location will provide
residents the opportunity to walk to work or to take the train. It will also add a small
business which will work in conjunction with the business next door. The design is very
respectful of the neighborhood. The California Drive facade draws inspiration from the older
building traditions of downtown Burlingame. The Edgehill elevation is conceived to
articulate each unit and the entry sequence in a very attractive and intimate residential scale
that's in harmony with the diverse styles found in the neighborhood. Additional trees and
landscaping will contribute to the further beautification of the neighborhood.
The issue of shading by the proposed structure has been raised by the neighbor to the west
(John Jones) and the introduction of a trellis for vines on that side of the commercial building
has been mutually accepted as mitigation for the otherwise blank wall.
Conz�enience: There is presently one on-site parking space; the proposal would provide seven
on-site parking spaces. The residential units are not required to be and would not be
constructed as handicap accessible. The commercial space proposed would be accessible.
RECEIVED
OCT - 8 2002
CITY OF BURLINGAME
PLANNING DEPT.
D. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing
and potential uses on adjoining properties in the general vicinity?
As stated above, the project was designed with a great deal of sensitivity to the
neighborhood. The scale is very intimate and reflects the best of the different design styles
found on the block. These include 1940's Mission Contemporary, Arts & Crafts Bungalow
Style and some Spanish Revival.
The massing of the Edgehill portion of the building is generally the same as the present
structure but smaller than some of the neighboring structures. The California Drive portion
of the project is slightly under the maximum height at the ridge. The gable roof and dormers
help to minimize the bulk of the building and lend a more residential scale. Many existing
buildings on California present a greater bulk.
The proposed structure will reinforce the existing character of the neighborhood with it's
similar image, use and density. The potential for a slight corresponding increase in traffic is
offset by the potential for pedestrian commuting. There will be substantially more on site
parking. The character of the neighborhood will not change because this proposal personifies
the neighborhood. It draws inspiration from within the neighborhood. It conforms with the
generalplan.
The residential use is clearly compatible by virtue of it's similar size and scale. The
commercial portion is similarly compatible and is intended to compliment the adjacent
business on California.
In closing, we would like to say we believe the project would be a very good addition to the
neighborhood and we would like to restate our hope that the Planning Commission will grant the
requested variances for tandem parking and the 9" encroachment into the side yard setbacks.
CjW Architecture, for Mr. Mike Jalilie, has completed Cit� of Burlingame Variance Application responses.
RECEIVED
OCT - 8 2002
CITY OF BURLINGAME
PLANNING DEPT.
11/20/2002 10:05 6508519337 CJW ARCHITECTURE PAGE 02
•sasuodsa.� uox�naxlddy a�uvurn arun.8ui1.cng�o �i�t� pa�a�d�.uo� sr4 'allFiti� �ltyV ��W �o�'aatt��d�tt��,c[� ivu�
,���; ia�runs E s�� �sana ay3 0� ��adoxd;ua�e(pe au,I, 'sa?��t�t� Je�Cur�s aneu �n�n�'uoq�lg
aii� a�; pue �(�nnpeo�g uaan��q'enuo�[�� RuoT� sa�adoad �ur�s�xa Jeaanas aiE aaaq,J,
�/'N�ui�za lv�.aua8 �ya u} sat;.adv.�d Su}uiolpti uo sasn �ti;�ua�od pun
8utanxa aya ,{o .cal�r.�n�{� puti �Inq 'ssmu 's�}�a�{asan aua Ka�nt alqt;tidu�na aq a�aload pasocio.td ar{a 11inz rraoH 'Q
•pa�edc�r�ue si poouaoqt��iau aq� ulu;tn+► a�tratuanuo� o; Uot�dnastp oN :aauaivaauo�
pa�adxa asE ai�;iaM ieaaua� Qu?aaa;;� sanssi a�anpa oN :a1n�aM lv.�au��
•molj auo paa�xa �Ceuz xaon� a� �o uoc��mp
aq,I, •�aa.�s a� ur ja�os�ad puY aT�tt�an au} 8utn�q ueq� iaq�as aats-uo a.to}s a� o� paua;sue.0
gutaq s;mpold �p aa�n�pieu au; MoT[p pin�n� ���e Ru?�aed pasodard auZ :�aa�'rs �tlqnd
•pa;pdt�t�up aze �jeaq �Ytqnd;o sansst oN :ya�rraH ��Iqn�
•�aann sad a�tnn3 ao a�uo o� pa;tunt aq pjnoN► eaae �utxaed a� �o asn aqs
•aauaivaauo� .�a a.�nfjara �n�aua8'h�a�os ��a�tiaK ��tqnd oa ao ���u}�ca aua ui s>>aa�uan.�.�du�i
ao tia,eadoad o} snaianlui .eo �n�uaru�aap aq �ou. itun uoi;�a� pasodo.�d aya ;u asn pasodo.ed a��. �i��ni uio�dx3 '�
•��npoad;o ia;sueu Teuotsz��o aq� �ut.znp X1ed. o� a��ds
e ducptno�d �Cq asn Tai�Jaiuuuo� au� uodddns o� �zassa�au st a�u��i�n st� so;;sanbaz a��
•uo}ar�i�ddv
a�{� �o Imuap aya u�o.�f �lnsaa ��{8tu4 di�sp�.m{ �urssa,�auun ao sso� ha.�adoad a14vuosra�un ;nynz pur }�{R�A
��adosd. �maunasqns fo a�+aruliolua puv uor.�rrz.�asaad n�� so�f�rssaaau s� �sa��ba� aaun�l,�n. a�a ��{nz u}r�dx3 •g
•�no ��pq pue ��d v; aaun�o au;;o �(3?�?q� }uarm� a� anaasaJd
pjnonn aa�at }nq uoc�ipuo� nnau e a��as� �ou pjnon� �sanbat st� �u�n�ony �;no �urx�ec{ �(q st
ssa�3a axau.M a�eds �unjT�d pu� an� qin� e�(j�ua�n� si aiauZ •ssaa�a piena�o; e a��pounuo��e
pTtton�;�t� u$zsap �Cua sapnj�aad pue n�o.��rEu r�jiensnun st �advid slqa ao; u�prn�;oj aus
•na.�o s}�{� ux saia.�ado,cd .��{�o oa klddn;ou
op �{�}ym. liyiada.d ln.o�i oa a�qn�i�dctn suu�ai�uo� ,�n sa�un;srun�asa l'iavu�plonl1xa ,co im.�o};da�x� a�} aqu�saQ 'y
'�'IN?IOtII��17 O.LNO �JddS �H.L 30 .LIlO �I�IDTJHg �ifl Q�HSI'IdW077�1 SI SSi3?I�'�
3H.L 32I�HM �nRiQ 'd'IN2IOdI'I�+'7 .�IO H�ddS �1�II>RIdd a�3AOJ `d MO�Z6' O.L �'T
�3�NdRI�'A 2t03 I�IOI,L�'JTidcib
'1d30 �NINNdId ,a��� srt
3Wd`1N1�2if18 �0 X11� OLOi�6 'd� u?t a
��uCT iT��P� ROR
Z�OZ o�/1 �N ��pRng asfl paxrIN a�itTaj :a2I
a�/1 I����I uo����jdd� a�u�i z�n auz��utj.znS 3� �i�
� '•��� 3i ri; �;`�Sr x<.. �
� . .. �"f/ 1R
�, � 1
�
p
� 3
. � i '�s �"g��, r� �
r r��,��., "�' �i9 � . _ - t �' :.
�i �`ny,r ��i,�'+r�.. �,� � ' � .o .. �u �' ,9� �
.,� � Y
�,�. ':: lt �" i ,t �i '�a� A�'i�t��' , n u.. 'w. � �t . Yr� ,.
�' �;�n . , y'1�' .,� . .. . . ' � � �` . � .. �s '!. .,��
� E "�
�" :, , .. � � � � � m p{� . .�,�t
�f�7'Y�^Aaf�,'�i���,'m�qk�{�t"k��v'1 �� S_t�k 4 � �i �s- ���`'�, _� � r p 4` �� 'n��F � Y-.
w, ¢
y q �°?" �^ "i . V R�A A '� +S Y� �� # . T p . . � $ '.�' e.
f ` ,�1 � � e t�" .�.'�M ' ''"'°'t `� s;i � . _
� ` �:< ' �1 � ��w �� �"� ��� � �' $ ftt
'i�, �? ro , f � � � � " � �.�� '4� ti�.,,, . . .� �n :. ,�.�. ' � = .��C � ,��
ve��� �,, �.. _ `fk' � �, ,u _'' � �'� , .. �'1?� .. �,k � i � . . � . � - � '�:�-
�'��y�,�,� � .w
�.'. � � 4 �"C;'y'^' " ` . 4 t i�,���t�� . . . � ? � ' . .
.�_� Y .,''� �-��;��� . . . . . �. t .. �2 � Y' �,_
. . � �: �i � . � .P. � �. ,� l.y . �,�zb �wti°!�.
• �
, u.
. � � r
.� ���" w ��.
,� „�,� �.
� "� �� i �. ':�' ., ,
� , �� +, �s�� �� � � � ,
;� ' �� �ti`,' � � � gY' 1 �r,a� i ' x !' �i � ,,�1• r..."�'% ��� �,�4'��?,�� r� s-`�' � ��
� .. �.. , . 9 . i w,. . � � � � � ' � � .
.� .`t�. r v 3 ��
7.;: � � k �' y� 4 �y, �t «�
w
, � F � f � � �`� '.. ,a.M� �
r . ,'r., . . . � � �� �c�z�rk'�i�.,'�'i`,"' . �. �.," � 1 �y�� �
,�k'9 qM N- " .I N _.;YM� ���'J. .
� J� . {i��j a+l�.�fhl �'i Z�t � ''� P�i,`� ( ��x . . " . . . ���� r_.. . .
� t
- . �.-...' '.: .�rt.., . n.. - �
�JP�,p�'. � � .... .. ... . . . . . . . . . ,:. ' . . ,
j ..' 1 ":,;� g'
���a/��'. {�,illly, { .. . ,.
d.� j,N y F�� 1'.t{ � .� ..
Y'� „�➢ l yd� qe i �" +�,�, r�r ,, . .
,k � Y c �'4 ° iM , .
A �c r {t �;n �-
°a � • fu '/ tI3� . . - . . 5. �. .
� d�., 1.'�'�"`�'��}� f..,,,
r�n ��� r � � a� �n . �n. � � 3"� �g „'��.,., - �
i �.
� - �'�
.�»;a �
� �y� �"3ia� #;��, t t , . ' , .
��:" r��� F� �., y� �, ��d
, , .
. . . , a,::. ,: . �
,
';,'. ,�i* 8" �
r, ,, , . :
:. � . . . ... . .. .. � ����� . a. ., � � �:; � �.n,.� .�::. ,,. . .<. .� ..•r;� ��. �..�,,... ....�.�.,:`, a5�.�.�..��..'�,.,�. ,�.3t�A E�,.<_m.<. . . ..... .._,.,
RECEIVED
OCT - 8 2002
CITY OF BURLINGAME
PLANNING DEPT.
F':., .i4� '
1 .• ....S�h '��r � . . . �'+� a �.6v Y � - �` 9 ' �i
'� �� 8
' d �, y'?+ � ^�:� �.y L� �.�ir �f 7� .
..r} �:: � t..1..� �! x .
Fe ��'o; ` � ' ' � ' � �
S�. r. .. ' �� . ' ,.. rt1 y n . � . .
�'� � � � �i$ 9 .. � . .
, � . 11 ���.,. �? '._Y� 41�1}.ASI"'�.,i'X�l`,:,:!}w .. :€ . .:s
�.
..59).,,;�:_� ;� .n_,«.r,:.- .. . �. , . :._ _� . .
�.,-�. �. .,... , . . .. . � . i ' ...
" �..�.. � � � ._. . . . . �,.. � -.... ; . ,� .'�` ,' ....r�.�y...._.. .' -. _E_,�:.:.- �L.:..�
�:;.,
^" ��
.F " �
j ��.V
._ �. e 'iu ......, t:: Z.... w �- �-.
.. �� jr , �..�F�' . . ',,.. � _`_~
�
. : Yf .
��� ., , �.`.�, �,.��-�'r -
. � �: � �' �5..�. ti:�k -. M .
����xaN.�. � � " � „k R � S .
1, S"'i FS�K ry 4
b.n.:�L'er �.�.0 +i � I ;{ � .:F � yp . ��.
�`i `�-,s da�� � +' � r �+ , � t f �, � v� ° ':
YpM"�-Ma GJ E' - ?Ts� L`�i-'�i 1CS�.'.4t _. C h ..,� .
� P� ,}.
�) ��a J i � 4 i / 1�+.r _�' 1 f . .C1 E.'
�.�; t i� �� ti:� �� v�'�p� �� �fi i� �. t��l� ���t t+q °� ro+Cy,�� t..
r- d ,GM'' . .�"�r'�� y � "�a � y„ � rs�-v .c�.� 4 ¢ l h� ��+axx �:
>,�
r �� � �
v^ A +a` �/x " '� .' : ' Y F !' '"I'...� E F h _ a,..
yl
�::� � A _y. ,:15 A �.-
µ.(t � µ.. :" .. ,� � .�. - 7 � :
q,���ypys� r '
Y"` .5.tl'.' •ii'�2$' .r+.Are. �tl�a . 1 ., . . . . ... . �.�'
d.v.�� ., ...�_e4. ,n�.Ax��Ah'AIi4qletllpp�..:,.»� J, p^I ��b � � � rt,�i.E � �Aw y��.k� � � �a f 4 4�
�t„ `� s.y �_. � y ..'��`�'� � @ .. . . . ty�d�-.+fg��3M� ���'4 :7'` +�, � �.,- yt ..„4�.r. � p� �w+�' .
N �'� i�"' . . .�F � 3a W y�'°' f .'�" :;rF.�' �„���v � � ., ��,.i � ,.
;; s r . .. � . � X '� " �? y��i,a ,� �.��. � •_,d ,�—
� <' � ' � �q a +y"9`, � 1 + , ,��y`° � ' ,� � � � "5.+; ,�
� `�. d � � �* J d� � ��a . . . . +�� � i3 ' �+ �; � L��,t � �
� ��u'�� i"1G a p M � , .�'� . . . � �'"4 R 2 '�t � ty. � ..�.�y. � A/ �3Q N' ��`�( �,�;.
r � Y t I ! c 5, " � ! � `�,.� w� �j x" �E : �� ��
� � A� � * °` „ �� h �� ��' i�o� � � �r � as �°�, � d X �� ✓ -a fr m �, �� �� �� � �� � ��
c 4�`. � �n`+�, . "1' � ��' � `i .'q�� �_ � R t'�v� "��� �� �. + ..� s ^�� "'�' � : -
.nr tr t' s S ' x •, ��y� �
� � �. . . . � � � a :. '�j s: '� .s,.
� � e
� � ' �,� �,+ wi.� y,� .� , , � +'i� . , , . � � � �, � � �k4 i�,: �k a�4yy� A �'�Ct° a � ��= �, x ' x � '� i .'� �. �
. Y. �" .� "g • �+ �f `w �. �� ;;, � �� h`�r. , �., '�s �� ' �
F , �R tr.^F 4 , '� ;M .4 ,� p 9'N1, � .f! � �7 � �� � l • 1 �' 4� . . � ..� R � .. ��'� *,_
i
�ffi��;p �... 1 .��. r u. i �.an% .w;: +y4,:,ro S; rt�... y ,, sa � u��} �� vy : �„rF � � � � , ...r H��. � k�,�' 4 h,,. n� ;,�:` � �
!�} � ."� y��_ t .; 3i � 3' ��.��. $�'Ei �, ��:� �% �� � y��, t '. � �'°� ��]��,� ,� F �� p�i ; f � .r�, ! �' ,�� �.i ��#� t � � � �� ���
Y a� ,� � ° i� kr tayy < ti � ri;,�6`�i � �"���1� .� `�35 !a'f;r � 1�' a �fv T�� � � .�, Y 7! .t �'` � �z`�� � z�n . x � � �."� � �
'� y a '� ; m ,� �,,, '� . ,a � r - K� � f � �
� � ' ;� F�a m�t� a a . � s ;. a : '� , � ar :. r a, � -. 6 .' `�G. �.
� u' �t x .' *.�a '�"i k:" �''� �x . , .. �y.,�,} � ",�w� � � � '�i��k�J� +' d �`r� �
e* �t 5' " 'i" �: #a° ' � '-ab �i ` a r • ,��" �z
�k � a� ,� M `�d, � � � � � " � , fr *� c � �--
� 4 t� d Y � ' �; . � . �� 'L 4� 4, ..
� �_ � �, , t�*Y' p � p x� ... .. . p i�� � ,�,� ! ���,�-
b
J i, M 1 �j � y _
,�� � } �' "�i '�.� � : f ��- . � . �9 . .. � �y� �'�y r. � � ♦
rA' 1^ a:t� F� � ~Y �J � � . . . _ • : � . , , �,y. f �^'. 1 A` N
� ` t �Y,�- � '•. � . � �. '��R, . .+
`�, i � ��t 9' ,� ��'�.��a
� �1,`� �. � � a � ti 'a� � i�' � i "` � � _.����
�� �� �t r�,�;. 2�;�'� � �` i :�" � �� ,� 4'.
y �" , ,i �' � �h � f S�'. . v 4
_ 1
�� �� . a�, ax� a+�3'�`, . . �,i � 9� � � � .,.
�' i k. � � � ' 3��' d ���.'� �1 ' '"�s�' � ,�' ;�' �� k�
,, t. �; a , , �.
.3� ��r �, .�aww.
�3 .• 5"ts'V��.. �i'� .�1'`'j `ri s('!:� .. , yk, '�� � � . ���� �F� �..
, i x�i ���7� �. i
� � � ,. t �� t 1 �` +:' .: ;r aR� . � 0 � �.r�„ •"��.
.. .�� ��� � �� �#�� ,i .d : .� F f.� ' �.i� � � ' '..,y�, . ;�4��x . ;� �' t�
� i A;
ir
' .£ .a. �. � .
r
.. . .. . �� - �. � . .F.� y ,J �� i�,' ;"�,
. �' s •'M� IIR ., � J �� . 7' � �.,.;�
� . . ��Y£; *`#'� " .7� � "`;�`.� � � . . , -� y .�C;� . . .
�. ..,F, :� :. �. ,� , .• ..
_ -. ; ,.,-. . . - '� �� �
., w
. . . . . . .: . � . . � .. .�' - .. ...., -i .
� . . ..Rt ��fs��lV �h�N
_ '. . � �, �� � 4.
` . ._ , ' .. �0��1���� n
I� . 2.M0. YtW�1�9H�•A .�A?�a�vi'�a'L�""13 ��'h� AY.Jt.?�{t'}��� . . .
�µ 41l
�
. , y� . . . . . ..
,., Ya
�r � `�'" . . �
„
„- '., � � , ,�i� • � . ' s�: �,x. a � � ' � ,
�,, �Ki ���i4i�� � .
... ..:-;*^ . , `C4 k. ., �.... ,.,... . _ ,,.,.. . .. . . , , . . . . .. . . , ,. . . . .. . .. ,.. . . .. . . . . . . . . .
RECEIVED
OCT - 8 2002 �
CITY OF BURLINGAME
PLANNING DEPT.
0
� l� i`'
I 4�� � '�M,aFi ,� sr�•vy�T''k� i • �. �'..
5 ",a.t�'' +' ,'� � '° t-�" � �� � W��r�#
�� � '�`!�,� p � �.':. *
�.��d ��+t + �;��'xka�f a �;�.''k.�'.
r�";� �� r �; �, `��u���k
��"� '�"� ��° ���` ,
� � M �� � ^ ��}�� ��' : ..
��5�1� � . �R�F�
k'.. � � ��j i`�
9: Ri �
=�. � 9 � � , �"} ,�.�' � �,
Y
� g Y
� � A �F � �+ �j �; �+�, ��. ..4 b
�, '. +��7� � ,�S � :t ✓Y � � / �y, . B � �
h� .� 8, 4�''u� 5 `.'�� .. 1�4�i+,S4•�.���;
S ° �i � .�� 'Fu d �r � � i 5 x � f - '�tr �� "��`' k� -
� i a- ti ' � �� � k,: �
} Cr.�.. ,,�,J '� �x � n�" �.. -�+.
Hf
; r ,�j" � '�g' �� l�,2 ^� � � `r
� � � � � �� �kK , ��. } n
��,��.���� � �; :�-�°:, �
,��� � � �
��� ���
�y Fi-. �� � ��� � • � ��
,ww� f$ � �d f ""• k i'�°�',��gi w..
.. . i �" ' s�
�
.�.�'y,� a- i �: � t � � '.�� t 4 � . ��' � �P�y . M''h`F@' �r'�` � R ,_�� � � � � -��
�F *
� � ; � r �
'� `4 �rF"�r � . ., .j t '�s �,k r���'.
�`i,� ix{"`� -� . �e �,4'�,r �� � � �_ s r,}„ �9 !�'.�;" ';�x' �-b� '�},,.,.
�'�,�. F q
} a �r�. a.� �''y; 1� . �� �r ,�F� 4, � �+ pp,,':t"� r� C ' .
k���1 �i�4, � �AT � bk� �u'�f � �d��:a'� � i �� ��� t!' L°�� �'��� Y . .
ht + �
� �, � � � , �, ��� �
+iC e � �,�� � � ': � „ r*' ° ,�,r ` � t 1 � s �'
�, .}.y.*1 a�R' � � ' � n
Rb� �`,�4 �"t�lf Yr�� � T �¢'�xPM" t �' � a �yk � �kfd ''��` �� '+ f" y4 , i
� �Sl
� � $,� �` �; „ �:: � � �x' � o � ,�F, ,uY.y ,, rr �+.�. � .,.
`!�¢ g� y' � u yy�r r
� �'f�i'Wy � �` �X'�fY'k C t� l��.h�Rd�I��" �' � .� i ��� y�il.
� � €d � f'',�� d4ag�j � � 6��� � � Ff: �{ s� 4�y � � .�'�{���'� i-�°�
,+ y�"' � 5 � i�_' Pp�. �:l+" kr � J
,, �
k i� 'Jv{���'�R'•. '�y h'�1 1 � S} ' k�`'.� ]S . � . yT'p ���� �`..
�� ��. N..�l._. , . �.'.Y. D7'A�. � I 1 � � tl T.j4r F'4 � . �'. p � �t � �.JliaLfY.� i ��
�i`�" �' . . :��' �` a��s � :y a � ,` �� �
.,� y � ,� � ��
� �►� � �; �
�<,
� ��
�r� `
�
� �; ��;�
��� � ���
1�-r� � �� ,
� '� " �.� S' �l ':
.j'�:� � �S��i��;:
e�
i.:
'f ,,� � 3�
" * � `E t�
�f r 9,
�z � x ,�,
� � � ���� �
� �{"`.'k i``�' ��'!�e
�i k � ��.r .� � ��
�..4�%4. . . .
'Mi � `� ' ^i ��, g �
� z ,�,
'��z. �� �,.� �4 ; -��,'��
Rt '= v ��r f� : �' � -
� �I�! ` tlF�p,��11Q� . �� '
�� F , ,, �
� �� } �' � {
� _ �.
.k , . 4 �6qF�
7 , , ',�.:
�
-�� �
,
, Y�r��
o . '� �
�
�� � ��� � ���� �' `���` �
'�C�' m � ir- . � i�i � '�, t � t v.: fP :, '!'hnl
�? t J� ai,;�. � � ��p.y?�;- �"�
! � � �� d' e � �.. .. . -. .
� ` d �i
�l�y'F�li�'jf:a . ..��_�
;" �„ . •j,', , � . _...,
�n.! 3
#
� � ���sl�2v,.:L +neRe�+Fi�
.��.;��(.,: . . . . . �,.�
RECEIVED
OCT - 8 2002
CITY OF BURLINGAME
PLANNING DEPT.
♦ .. j T . . _ r �i , ry y� .. � . ` a . i a "Ti
.. R.� e r .. ( e � e 4 .�r
�-
i i "G. . yy . �. a 4 �4 rV itYt t�: T �', a 'S � , y��
1'�' e�z+, 4 � 1�..' ti 1�Y%�` i��"�i 5� 1.L � �Y }+✓ r y � )L n �
�.� ,"+" �.� 3 x � 1 � '�M1.y,�. � � � w$ k7.�1 r �,� d� � '�i +''V'h �r���� ',r ' � �:6�'�`�
f� , : s r� � 3
'� � s� ����J q 'y4 � �. . �r }d � �a � a iti� s 3 � � ! , ;'�, � t r � �.. �' � �s �
j� �'�(, � "�%���.y �y S '� t��k✓ �'r��„E ,�4 fij) ��� � � x,Z' iuC`�� ` � �1a
j ,�4�` ��a t 5 � a��y I e �3 iS�_ � "+, ::�' �B �^' A 1�
.�/ �P' � r '7r �`L�,,'��+�(. � 'Y � �1 5 , +fe t e :'{ � �y .*.N' �t ) C7 � M f �: L " L �
��,�"" " W z a �5...�.:.M � � ?'.,1'P `p 4 �:.h �' � t� '- '4 '� "� k 'S j�( �.d ���'���1 x : �` } � ,v� ! i �� q�,� �; f �{, 1 ya���� - � � � � � �
$; 3'hr �. ��" ��. ! i � ?`- tl�.p��'.�(� d ��"ZQ`''.�,9'e��-"y� � -'..Y i� w� � � .,,+,• �� � :
t, � q, a , + .a , ' r � ., �; �e' �i' tl� . �� � '+�,v � �� '., .� ,: t�i
`"'�� n1' i��� �•'' � �� . s { �'� ��' �a' ^ �"�F, t�fy',�. ��'�� �,, c � ' �� , y � ♦� r�,� �
t a w�`.7�t., x t, r r 1� ,„�.' �.�.� r 4. �� 1 �..r a. .. r�; i , 'u� �t "r.s; '.�" �,r ,� � ��j1�
y� ,
� �� � r ` �: > (at� 5 x � � � � 7.�?"` , t 9 t� � 'Yy r`f �'tf�� "� r�+ ` �,� � .�' '��.� s�'� : �r�'fi�F�� � �Y ��r� , #t � Ae °� �� ' � y�t� ���� �i
Qy
�:4 �i.'•'h� y )'Xi� .. �•,b��'S''R 4' . ����r �k �'2 4i'� �' ...� j� 7'� �'� � ��r���r. Y +� �;� �. . � }` ;�� . �';fiY�+ {.:4,�' �'� : t� g a,.y�"�iY 4�s'�MY�� *.,P�y',����".�-•,(9
'�.y � w:� � . }- S.1` r�.� � l; y,.: ti E .9 ,, i r;¢ ., 4-�' i$��' 4�0� , ,� } ��� .._• ��" t-�� ,r;:� J .,.� �,* , a� �. � f�`' � 4�
t'. � t'� �� s� � � � :r., � � gi �,.. _ ,� �.n /� .y, "i" f,'+ y+ ,� s� e � .�, �. t�� �:�� ��. �p�.p 1 (S � . �,.,
r� '� ..: ,.4. �..;5 '1Ss � t+ c i 3 Fr Mk 'i a , � iti �t3 � " �I
•�� k °; ?� ��" "+t .j �a�a� r `� .. �} 5�' � } �`� @ x�Y � � p;' �.�}i ��'� �.,< A �r.��# 6�it a `�'Yi-� .,. �'r�',1.� w��
r � �.-,+a�, v�,� �. f��r 1''4 � �a � �: � r r i �� ,. r +� �, ¢., + x+ �.
�' ..rt d �4. � � d � � ,���# �y � "� �,r'' n,°, �y h. � � . .� �# c : � a t i� 9 � � ' � + �
i„q-,,.� �A _i � .�� 5°�b� fi'"+r� �, r �'el�"aty�* s'�,di i� � i`�� �f� k, F's r�:' p �� "'� �r r � �;u '•±r,?�t �.�� �• �.
' l'B 4 M1 � �R6w
- t r#�, � �� �� �.� �•^ � }�,�q�-�SuI g� "'� ��';�:F i " �� `', •„ p , a ,. � � C�t ^` �' x�� , i '3 �, �
�r. �; ��•+��+ r'�h'Y�•.1:(�' xj3� " t, ai ♦ �,ti�r ..F , ��'''.'., � } i.� � , . ` � '� �� a,y �"�'� i„y' j�,1,'+�y` �
t . ` , � ( . � ( i�ay
�''r s 1 �+v�t i� Y'`s"r���`� . ` �� �. � � �� �` i �y � ' �, - k � � qo���. �l"'/ � ,:+i �
R� � �.N� dr �`'4; ,, �"� F � �,.r* $t �r . e�1 �i , �, t� . �.;.
n .� � 7 a Ky '�� �y 1 � � � 'i�Zr�r � a 't. ,. ; e:... , . r ,� . � r - 1� 5,� l:,A 3- * .. � � �
�# T�t�� �' �ez � t�,v �,y�, es i ;.� � f�1,* ��. � �T `4 ..��
j � a , a xW � F � �}r < ��„+,�� �, r^ 3 F .�,�"� � i�i , � � � � a �''{ ,�
� 7`' J`� , r� "'34.�y'z'��r. .rti��t�� �� �`�.d't a. � �� , � � � ,.
,(�,,, � � � 1F �'rH �r � �*� �+ - e . � !`r . . � �'ttr;.�,k a t i.y � �:. : � ,� t t .� i
y� ' Y ry��'"� � 1 ����, , � �f e� t . i .�� � i'� 'J ."�' . � � � i�' T . '�eA1 � �;��q 1 � �� ^�Y �" r.. .�',).
y� d t {
� • 7 �1 � � ,t�°� q , ,� .. � � � • t �'� �!: :7r ` X � � �,�tr �y,� k.a;i s r�y, � f �'k � � � � ��' � �`� � � � .
� `�tJg( }� �i
� ,� �„ � t � � 3 � -'t �t 1 $ fH�n+ � � � "` F 'T.�yFw ` +�Y�� -.�i:� E .� . '. � � . � ��" � �' `' + � _ � �y , r �
w . �. R�v . . � v ,
�' ��•� a < � .�s 7c � SaF A" �,A � �' 1��1 ��� a. �� �
{ !'�S;>�. � �`+ ' �v 3 � v� d�1 i � � "� ?�r � ", � �'u w #'�'�'� � ` a �� .: ��F � ° �M��y� ,�y � ��'� ���,', ���,�; ��:
�i �t `,. a �t�.� 4 _n:�` .��1 �' � - , d F
R�'y�,wr�, � ��,��� �r�t�R' i e � '�'�C" � �k�, �, ;.r,,„r �� � �. a yr*� , ` + ` � �� 2� �Y �* �� �i 6� ,�* ' °` � r�° ��.,
Rn �z"M�'-� � r � � i� , i
a v* �.,
*��'�`f�� ,� ��,� y�.. � t «„h � X+*r:�. r +�� � a^• .. A 7 fFM1x ���� � �ft � `,Y+��,�..6 ��, £y,� E�j�,4. �, p 1 y � rg.p,•. t .
..:� ��.3, ���� � , � �f .. c �j����1��1 y)�,j p _'� r �f 1j+
�:; * tlllr k . + "' ,
U;;,� .��„± X,e .�,�. . � .� ,�� igF�� ��� �'�k. �..� s'RF� � t ` . k'!f',�� T
� � i I
t .
y: �' � � " p � �'f`�""`"•""-""""--.�'""""'' ���",��+�':
i k � ,� � � = � ��;�
� � .
,
, . r �
' a � Y' � ,br ��,: .� ����� �..��,� r
� * , A51 ' ' �'a"".Y,� r � � :7n � ry � 'k�. � . t '�.��ry� :
fi �V. 3t . . ' . :�3�� 9�-���kx�� �,� .�S �t'`.C`.
� �- r, . a,:� r aa � w �+ � � � ,s,.?
��� � f ; i ► ,� � �'�. , �"
�� .
F �� � a �4 t '. .+m�* �i,� < T�£Tx,.^4 w
��� ' " �
4 tr-Y . �,�� , � y Yk'd',, J � a:.� .��9� 1..� ��� �q �+i
,� H ` � 1� rt" E� l��,` 'vF Y 4��Ni� � te i ,
� `�.. {� i � . � � �y il iYr �y� . � � �.�y.� 5i
��; .: � � �V y�,��.� 2�t+ L...��' To k ��'�.%!�+� � S +^,".. #1!�Ilti � , ,R..Yd - .,:
Pb`,� <"#�� s* aa r= �'�" ^ .� �� il �. +, rt?.. y tir
� „"r"" 6arf.v r �k�,�r1+.�14 Mr�^1Y°�,7� '... �A� :.'� . , ., �..:. �' � -
�o-.5�" y '�������'� '2,�' ".�.. ��y �%. ,p�,. �'��"
�,,',.. S „�y, t� .w � �� 4
'+ sa� � � "+�`�r� E � ` x �,,�`}��1+� ":' ' �s.--�. 3,
. �� ��r� �' ., ��.sS :r���� .���. � �f t� �� r�'�i� w' r'r�.3. ti. , '� �� � - � . . , �
�� e �} � w nF` r.p, yz �«� 4y� u,.: �...a � ;,n yJ �` ' a. � � +W .� �v� �,€�S4'+'� �,
E� _ a, . � ��. � � §� «,�°',. "x�Ya• �^` "�''�k�� vy,�;,�.'!�tt.�W�.`K..: � .. .�. � x' #! '•x'-.: —
,; �. ,,�, . . . �. � _ • . , -. - - � . .
f � � A �C.��.ri+�i"' �v:+ �'" ,
� �� ; � r ''��'n'"a�"i'..?'?�r
�+ �a S�`. �. r. �r°",.
.. . 4i... . . .
4
��,�,a �, k .�4: . .
r,l?''vA�':o..,.r . .. .ix .. �...__. . , �. . -,. ,.. .. ... . . .�.. � . � .. . .. ... ...
RECEii/E�
oCT - � ���r;�
ClTY OF BURLINUf�,�vit
PLANNING UEFT.
` �- . a , `� :.: � • .� .. r,�' i' . �„� �, ; . -. i a y�, � � - � � -, �i � , .- b�,.A� ���'�•,�, .^
��"�. ti 3� �! R �S �.�t a � �� s ' '�' 'f �'A .a�� ,.C" ,�',� �� � �»,r;, ...o ,C� �: ',� ;i��.�
�?;, H '� ,�� ^4 ` ���� �' � � "�� �'�;,,� ,��� �� � r� w. �r , �` �"�:" �,�� � "`� 'h'�"�s
�� * F� � ��` i t � i w� P.-r r . P `_, ' ,�r,�,�' _: ,� � Y.
� ; ,� �' F ; � Ty yE' �- a: x r . y � i. .
� �, ,�� _� a � � ,�� . ' rc� .c k }�,�RY �; �1"�r '�� � s�rYp�"' �a- ar'� 4�� �„ �r „` ��`JYr�, J�
y t qk, M , f�, i�' y}- �� p�'F �' 3,.• u yx, t � ,�j.-a •-. y�, ;,4 'F . '
�,,rg 1 ,d �' � �� �`; � �' '�'i' Y».' � '�,�,' �' i #R� . '. +✓� � ,� ' � Y � ��� - }� $'; # ;,�" 'F" � s . ., F
� h
�"p � ca `�1S ,� ; ar"'`� +f4"�, �' „ �w � � ., �% ,, � �, w q �y�6' -t . �� �� ��� �
7k� a� w J� 4� �'�rH r 'Y
a y �
rb'�� � i .. ,u y�:. a h ; �, f � �,.;� T +� � ;. :�'
a� ,` , � ,u �'� . e r � � F � v�^� � ���.� '4 h + � d R � t �{�3 � rf, t'`..
�,� if s �� '�d� " �,� a �, ''� �� �,� :_y � � a � � a �i � ` � , p .�a r , � a �. ; ,��_ �. �,fi
��. .��F,,.� � � i! �� s�' �'h�`�,4����pw-S.''•`'"� � ;� �A�,��' ��.��' 1.�� "'"� �`�' ,�`�'n �..���p�� .� ��-
� 4`+ u �' t' ,; .. k.
�,y�' �. � 9t 1� �. � K �'�e "� �C ,- . �' E�.
c� g � ` �,,, '' , a
' �� .�" � ��r �� , � �r;�d � A y �S �: w`'#�� � i � : � � �� �?c '` " .�3 r �: � . * u P � •
k�:r�n�� � .. . �. � +� �y�
� '�' �1�y�, � "'� ad #� � , —
A �, �� � � ��, �* � .'�y .Iki y�Y I a , ♦ ., � :, 6 F _,
�
�.� � 4'a'�. ""+,t. w�. �� ar �'�� _» '�4' P� - �
�'4�Y � :-.:N ,W�� • , � ' � �'G,.1:�; �' �� �° L r
� . .. �i` 1a1vq f� ��� �� �� ` ) '`' . � � x ��4 � i # ..
� � � ' .:sM��i�°°��� l .%'M�'kc.F..s...,,4` aa£:.�� F{ � .. '�,X —
, ' , :.
� . .� ��,., . � �I . y =
� i t �� i
� ,�i„ % � a,'•{ � iG *�� ��� 'Y= 1 �d ; '
� �.�'' �✓ ' � � . ,� �e w���ti�."� 1 � � :�� � � � ,� '� .
�..�, ' b i��. �i � '4A � ¢ j �X .� � � �� F y�° '�" ..
#�.N.�" � "'9 ,W �,�M�tg � i.Z
d ^ ;. � E E � �a
rr �. f r ! � Ayt'�,� i �J4, � .� yx p�.. ��� ` 'h'' � ,�o n .€'
�.. .. ,_ �� n.i,4 ���y�".+.� 2 � 4�fr }, } 3 z� . � � � �' Y4� � ,��'�t i
,� �'�. ', � � # � �
, , ,
.p � �ry • `,;�x� '�� �Y��l'�i # � � ,� � :
� Y
": �. c �'I :� 1�4r�fp � � � T A� �
;�3� �wnnwt` �� "u*wtc�n �� � ��� � _ . ,. +. 4,yE e ,�� d,�_ ..
mw- �' A;
... +�:�.�t+r �� �` i ,..� a,� � �� . . . 4 . . � � . .
y, � � �t:� t � . �w'EKt .
. . . . ._ _ . . . . � � . . . � r
� . .. . . - w, ; �
- � � ' '�, . ' .. 4 , .
. .... � . a� . :
.... . .. . -.�i .. . '�. .qp � r,� � 4 _ . � rc. . nr v_. hi�4�N"9�,, .��;
.�
ty !
,. .
� . .
. .: ,r .;. . :�� �
�^ i i. . � ,. . . : :.
. � � . . . .'- -. , .(
�}.
f
� .
� P �� 'mf..l
t
:ti, f'
R��EIVED
OCT - 8 2002
CITY QF BURLINGAME
PLANNING DEPT.
,�r�' ��TY at CITY OF BURLINGAME
BURLiNGAMIE PLANNING DEPARTMENT
501 PRIMROSE ROAD
�- BURLINGAME, CA 94010
�'a TEL: (650) 558-7250
808 EDGEiiILL DRIVE
4 �I �
.i
� .
�: .
,�} .
�� x.i �
��
� � . , ��
,
=e
r "
Application for a parking variance for a
new, three-story duplex on Edgehill nA ���I� �������
Drive and attached single-story i V
commercial building on California Drive I�1o'r�t+�
at 808 Edgehill Drive, zoned C-R. (APN: ��� `�
029-022-170)
i
The City of Burlingame Planning `I
Commission announces the following ,
public hearing on Monday, November 25, I
2002 at 7:00 P.M. in the City Hall
` Council Chambers located at 501 Primrose'
Road, Burlingame, California. '
Mailed November 15, 2002
J���� ��tl��# �
(Please r-efe�� to other- side) � ��'�����s��:�`
� ���4'.^� �). .,.�tr:.
;?�`_ °�5»� - %
. . . _ ... . . � . R'�r�$j� E�;
�.�� �4 s�' _'. ic t .
f�'� .Fh�. j _.
� � � t:� rB..��€,. - 1.� :
I ' �.-n���a���.:�- .•� '
.,
.., , , _ .
,, , -
CITY OF � URLINGAME
'�; :X°+b� i.,v..,, g�..�,'..
a ;'� �" �
� � ,;s r
- A copy of the application and plans for this project may be reviewed prior
_ to the meeting at the Planniiib �� Depart�lent at ��501 Primrose Road,
� � ' Burlingame, California.` 6`:'
, :,� j :. . . . . .. � . . . .. .
i.:_n ,..� . ., ... � � �:. . � ..�.� .
��r � If you challen�e the subject applicatioii{s} in court;� yo�i may��be limited to
h..
��� �`� �� � raisin� only tl�ose issues �yot2� or �sonleone else�� raised at the public hearing, ='�
`�' ' described in the notice e�r in written con-espc�ndence deli•°��-��' `� �"� ��+��
.<
' ,� <�: �� at or prior to the public hearing. � � � � � �
� :
e~� Property owners who receive this notice are re�ponsible fc
�,
,�� tenants about this ��notice. For additional infarmatiori, �
558-7250. Thank you.
i � �� & S �„ ' ��� � ��' �
�
� Margaret Monroe ''= ;= �� ' S- N � x ...,. �` �� �= 5 :
, }'' City Planner . � £
' ��-. _
,�.;
PU�LIC HEe�►RINCa tV�iIC
..�{., ;
� ��;,.
�>o;::
' ��' (Please refer to other- side)
r
RESOLUTION APPROVING CATEGORICAL EXEMPTION
AND PARKING VARIANCES
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for parking
variances for construction of a new three-story mixed use shucture with a duplex on Edgehill Drive and an
attached sin 1� e-story commercial space on California Drive at 808 Edgehill Drive, zoned C-R Michael Jalilie,
property owner, 1117 Paloma Avenue #3. Burlingame, CA 94010, APN: 029-022-170;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
November 25, 2002, at which time it reviewed and considered the staffreport and all other written materials
and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the Initial Study and the docuixr�nts submitted and reviewed, and comments --
received and addressed by this commission, it is hereby found that there is no substantial evidence that the
project set forth above will have a significant effect on the environment, and categorical exemption, per
CEQA Article 19, Section: 15303 - New Construction or conversion of small shuctures, Class 3(b and c),
construction and location of limited numbers of new, small facilities or structures including (b) a duplex or
similar multi-family residential structure totaling no more than four dwelling units. In urbanized areas, this
exemption applies to apartment, duplexes and similar structures designed for not more than six dwelling units;
and including (c) a store, motel, office, restaurant or similar structure not involving the use of significant
amounts of hazardous substa.nces...and not exceeding 10,000 SF combined in floor area on sites zoned for
such use, is hereby approved.
2. Said parking variances are approved, subject to the conditions set forth in Exhibit "A" attached
hereto. Findings for such parking variances are as set forth in the minutes and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official records of
the County of San Mateo.
I, Ralph Osterlin� , 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 25�` day of November, 2002 , by the following vote:
AYES: COMMISSIONERS:
NOE5: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY
EXHIBIT "A"
Conditions of approval for categorical exemption and parking variances.
808 Edgehill Drive
effective December 2, 2002
1. that the project shall be built as shown on the plans submitted to the Planning Departrnent and ciate
stamped November 15, 2002, sheets A 1 through A5, and L-1, and that all landscaping on this site shall be
installed and automatically irrigated as shown on sheet L-1, date stamped November 15, 2002;
2. that the four parking spaces provided in the tandem garages front on Edgehill Drive shall only be used by
the residential tenants for parking of their vehicles and shall not be used as storage for the residential or
commercial tenants;
3. that the applicant shall receive a Tree Removal Permit from the City before removing the existing 14-inch
diameter liquid amber street tree on Edgehill Drive, and that a building permit shall not be issued before
such a permit is issued;
4. that the City Engineei'S �ugust 21, 2002 memo, the Recycling Spe�aiis�'� October 15, 2002 memo, and
the City Arborist's November 4, 2002 memo shall be met;
5. 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;
6. that all runoff created during construction and future discharge from the site shall be required to meet
National Pollution Discharge Elimination System (NPDES) standards; and
7. that the project shall meet all the requirements of the California Building Code and California Fire Code,
1998 edition, as amended by the City of Burlingame.
.,
� rr� c�TY 'o�
'' �uRuraGnr�s�
� �' c j a,
CITY OF BURLINGAME
PLANNING DEPARTMENT
501 PRIMROSE ROAD
BURLINGAME, CA 94010
TEL: (650) 558-7250
9' 808 EDGEHILL DRIVE
, .,.� ':
Application for a parking variance for a
new, three-story duplex on Edgehill
Drive and attached single-story
commercial building on California Drive
at 808 Edgehill Drive, zoned C-R. (APN:
029-022-170)
The City of Burlingame Planning
Commission announces the following
public hearing on Monday, December 9,
2002 at 7:00 P.M. in the City Hall
Council Chambers located at 501 Primrose
Road, Burlingame, California.
> :7'
;,,,.{
;yr,
Mailed November 27, 2002
(Please refer to othe�- side)
�
PUBLIC HEARING
NOTICE
:�
CITY OF B URLINGAME
A copy of the application and plans for this project may be reviewed prior
����� to tl�e meeting at � the Planning Depart�nent at �5Q1 Primrose Road,
'-��_�` Burlingame, Califoi-nia. ,
If you challenbe tlie st�bject application(s) in c�t�rt, you �nay be limited to
raising only those issues you or sonieone else raised at the public hearing,
� described in tl�e notice or in written correspondence delivered to the city
at or prior to the �ublic hearing.
� Property owners who receive this notice are responsible for iiiforminb their
tenants abo�rt this'-notice.���� For �additional �informati�ri, please call (650)
558-7250. Thank you.
Y
"'� Margaret Monroe � �' �` ` " ` �.. RN a , � � � � � �� �
,� ' ��,� � ; � � �, � ,
` City Planner � �` 'r � � ���'
, , _,.� ,�. „
,
. �.
� _ ,.
�_� � .:�..� ._,,
,r � v
�. :-= , PUBLIC HEAR9I�C�'NOTICE
(Please Yefer to otlzer side)
��
'q�'• .X* .; „�' �i`
� "` # � � �� �"
- �. „?�.,�' " i�a . . � .
•� . -�.� � , - .
,. �x � ° 7�" �,y�' &' z
y`� t � ? � � � .
t
a �.$ *� ,y �,iv` a 'a m��c�;�
�
` ' a . ��"� a �s ;.
I�. � �. ., ��r . �"�
�� �� ��
.
.
�. � � _ .� ,
�. � �" �
+� . � �, .. ,o-,
� ��' s
,..�. .�.. .
Y J �� , � ? :+�.,..
i ��`.�'
���� �� �
M� a� T � ��
�, � s��h n,�.
� �
:�'r4-_
� p�° i�1, . L� d �av h1� g 3''xFA �iY �'s.� } + 4 t ? ���
� � ' {"
. . �`� 3�•��,,• Y �k' J �° "b '�++ ; !� ���
d�"'� � '� ` �
;�
�. .
� � � � �y
� � c��' � ti� �`�, �, �.:
,,, - .,�
- � � ., � .
" _ ,� :, � ��:
s�° � � �
� e. � �- - � ' ;`1'�'M 1�'��i .
" ... t a��� . a a<� � '�r
* � ��� . �" �, � .>' . i� *'� �` �^� "`
�;`�.t� �' �A � '�' . ��. ��3�y} "
'��� . ,�: �.. . . ��`y."�. � f�.f' f�
�'* � u� ., ,. � y '�, i'� � � � `�
'�- v��' , � �'� �,d � �4 ' _ 4v � J�.,��, � ° � �.
� � ,1� K^` Y.,, IF'..5i yr b '.
� � �
�� �,�,' ��.� �, � * �,„ .
'�� � � r �s,� , y �� � � � � ti 3' � �e t+
"�'" �.. �� �`� � �""� 1 �'`,,�,
'� � s "m � a �� � a � '��.�,'�. �a� �,� �+� •. `�3����
, 4� ri . wg ,+ �" .,�*,:� . , . .. ."��a���
� { � N ��" � �fi§'1*� �� . '^e .
.,,* J�s � p �' T'' � Y'�i f ��^ .. 4 R - ry yk �"� . r�
ps .�y»�"rt �'�Y. f.„ R . ivs �". n° � �, � ��,'��.„.> { .
„y,� ;� '�„iu � ^k„q� � y,r�x � �f �`� ,. � � . _"����4^.j. .
� ��� �. d � � "���"� � � � '�_
� � � a� �,�,'��,;t � r� � �'a�„ �4``""�+ '�,� ��y"' �� ' '��
�'�°" s �„��, `''^� i.�a�. ��� �+� �` �"�'��,�� ; '�' -* � ��a��� .��� '`� � �� Y .
� � d: r 's r� . �. � �� , ��+1#�.
�� � .. a �s.,. � , `°d* x `� "_ . . . . o. 9.7 �,�.. t � ��, b , �. , �.t„ .,-.. ��,�; ,,. "^�'b�
�:;�� �
°��
�..
� �,,
�
. h R�
{����
� F ��.t�
��� �
,. 4.� � ,
�` 1
l �F ;
� r,
�' �
� �
Fla�±� ry. . ... �
$
�-
City of Burlingame
Side Setback and Parking Variances
Address: 808 Edgehill Drive
Item #1
Study Item
Meeting Date: 11/12/02
Request: Side setback and parking variances for construction of a new three-story duplex on Edgehill Drive
and an attached single-story commercial building on California Drive (a portion of the duplex will be located
above the commercial space).
Architect: CJW Architecture APN: 029-022-170
Applicant and Property Owner: Mike Jalilie Lot Area: 3,600 SF (40' x 90')
General Plan: Commercial Residential Zoning: C-R
Adjacent Development: Single and Multifamily Residential, Commercial
Previous Use: Single-family dwelling w/ detached garage
Proposed Use: Mixed residential/commercial use
Allowable Use: Mixed residential/commercial use
C-R Zone Summary: This site is located in the C-R zoning district and has frontages on Edgehill and
California Drive. The C-R zone is bounded by Edgehill Drive, Palm Drive, California Drive and extends
from Palm Drive north to 856 Edgehill Drive. The intent of C-R zone is to encourage a mixed
residential/commercial land use with pedestrian oriented retail uses fronting California Drive and with
compatible with residential uses on Edgehill Drive. In 1990, this lot was rezoned to commercial/residential
(C-R) which allows commercial land uses fronting California Drive (first floor exempt from parking) and
residential uses on Edgehill Drive. This same zone requires all residential parking to be accessed off Edgehill
Drive (C.S. 25.42.050, 1, b).
This project must comply with the mixed use (residential and commercial development) standards of the C-R
district regulations (C.S. 25.42.050). The residential standards regulate the number of residential units,
parking location, vehicular access, building height, and extension of residential uses over commercial uses.
The commercial standards regulate the location of the commercial use, vehicular access, building depth,
height, lot coverage, and parking.
In addition to the C-R development standards, the project must also comply with building regulations as
found in C.S. 25.36.060. In regards to the residential use on the lot, this section requires that all building
regulations, restrictions and limitations relating to dwelling units in R districts shall apply to dwelling units in
C districts. C.S. 25.36.060, 4, notes that if the residential unit is located on another story than the commercial
use, the residential portion shall be subject to the setback and lot coverage requirements as provided in
Chapter 25.32 (R-3 district). Parking regulations for a duplex will apply to the residential portion (Chapter
25.70.032). Because of the C-R zone the proposed commercial building is not included in the residential lot
coverage calculation. The C-1 district regulations (C.S. 25.36.060) apply to the proposed commercial
building.
Summary: The applicant, Mike Jalilie, is requesting side setback and parking variances to construct a new
three-story duplex on Edgehill Drive and an attached single-story commercial building on California Drive (a
portion of the duplex will be located above the commercial space) at 810 Edgehill Drive, zoned C-R. The lot
is 40' wide and 90' deep and has frontages on Edgehill and California Drive. The applicant is proposing to
demolish the existing two-story single family dwelling facing Edgehill Drive and a detached garage accessed
l
Side Setback and Parking Variances 808 Edgehill Drive
off of California Drive. The proposed duplex will front on Edgehill Drive and contains two, two-bedroom
units above at-grade parking. Entrances to the living areas for each unit are located at the sides of the
building. Each unit contains approximately 1,334 SF of living space and 497 SF for an attached two-car
tandem garage and utility room. The proposed exterior siding is a combination of stucco on the walls and
decorative wood shingle on the gable ends. Composition shingle is proposed for the roof. Gas and electric
meters will not be visible from the street as they are located behind the utility rooms.
A new 648 SF single-story commercial space is proposed facing California Drive, which also contains a 517
SF covered parking garage. The existing 18' wide curb cut at the east end of the lot will be replaced by a new
16' wide curb cut on the west end on California Drive. A one-hour occupancy separation wall will separate
the residential portion of the building from the commercial space. The following applications are required:
• Side setback variance for the second floor covered porch along the left side (3'-3" proposed where 4'-
0" is required) and side setback variance for the second floor uncovered balcony along the right side
(3'-3" proposed where 4'-0" is required) (C.S. 25.32.075, 3 and 5); and
• Parking variance for four required covered parking spaces provided in tandem configuration (C.S.
25.70.025 l,c).
The first floor side setback required for this lot width is 3'-0" and must be increased one additional foot to 4'-
0" for the second floor. As noted above, side setback variances are required for the covered porch along the
left side of the property and for the uncovered balcony along the right side. The porch and balcony each
extend 0'-9" into the required setback for a distance of 6'-0" along each side property line (4.5 SF in area each
side). The residential portion built over the commercial space may extend to the side and rear property lines
as long as the residential use does not cover more than 70% of the lot (64.4% proposed).
Based on the number of bedrooms per unit, a total of four on-site parking spaces must be provided (two space
for each two-bedroom unit). Of the required parking spaces, 80% or three spaces must be covered. With this
project, a total of four parking spaces will be provided in the below-grade garage. Each unit will have access
to two covered parking spaces provided in two separate, enclosed garages. A parking variance is required for
parking provided in tandem configuration. The driveway is proposed to be colored and textured concrete.
The applicant is proposing to install a new 14' wide curb cut along Edgehill Drive to provide access to the
new attached garages. An existing 14-inch diameter Liquid Amber street tree (not protected-sized) will be
removed to accommodate a new curb cut and driveway. An additional four trees on-site, ranging in size from
6 to 10 inches in diameter (not protected-sized), will be removed for the new building. Staff would note that
the applicant considered the option of providing two single-wide driveways around the existing healthy street
tree, but noted that the entire front setback area would have to be paved in order to provide adequate area for
vehicles to enter and exit the site. In addition, the City Engineer noted that two driveway curb cuts would not
be allowed (two curb cuts generally not allowed for any residential lot). Furthermore, he noted that a tree
located between two driveways would create a hazardous situation for vehicles entering and exiting the site.
In regards to removing the existing street tree, the City Arborist notes in his memo dated November 4, 2002,
that a permit to remove and replace the existing Liquid Amber street tree will be granted. The applicant must
apply and obtain a permit to remove the street tree prior to issuance of a building permit. The City Arborist
2
Side Setback and Parking Variances 808 Edgehill Drive
notes that the street tree to be removed shall be replaced with two, 24-inch box size trees chosen from the
official street tree list. The City Arborist also notes that transplanting of the Liquid Amber street tree is not a
feasible alternative. The applicant is proposing to plant two new Chinese Pistache street trees (on the official
street tree list) along Edgehill Drive and two new Akebono trees in the front setback. Low shrubs and
groundcover is also proposed within the front setback.
The proposed commercial space complies with all commercial use development standards in the C-R zone in
regards to location, lot coverage, building depth, height, and parking (C.S. 25.42.050, 2 a-c). Because of
access problems on California Drive, on-site parking is not required for single story commercial development
fronting on California Drive in the C-R zone. The City Engineer, in his memo dated August 21, 2002, notes
that backing a vehicle onto California Drive will subject the exiting vehicles and the traffic on California
Drive to potentially hazardous conditions. In the C-R zone, on-site parking is not required for single story
commercial development fronting on California Drive, so removal should be considered.
Table 1— 808 Ed ehill Drive
Pro osed Allowed/Re uired
Setbacks (Residential):
Front (ls` fl): 17'-0" to porch 16'-2" average
�2nd �: 17'-0" to orch 16'-2" avera e
Side (ls` fl — right): 3'-3" 3'-0"
�2nr1� — right): 3'-3"* 4'-0��
�lsr� — left): 3'-3" 3�_0��
�2,:d — le t): 3'-3'►* 4'_0��
Side and Rear Above 0'-0" 0'-0"
Commercial: CS 25.42.050, 1, d
Lot Coverage (Residential): 38% (1,371 SF) 50% (1,800 SF)
(Commercial): 32.3% 1,165 SF 33% 1,188 SF
Height (Edgehill Dr.): 29'-8" 30'-0"
(California Dr.): 30'-0" 30'-0"
(Mid oint o lot): 29'-11" 30'-0"
Parking: 4 spaces 4 spaces
(10' x 20' each space) (10' x 20' each space)
tandem con a uration' tandem not allowed
Parkin Access (Residential): off Ed ehill Drive off Ed ehill Drive
Commercial De th: 29'-10" 30'-0"
* Side setback variance for the second tloor covered porch along the leit side (3'-3" proposed where 4'-u" is
required) and side setback variance for the second floor uncovered balcony along the right side (3'-3"
proposed where 4'-0" is required).
' Parking variance for four required covered parking spaces provided in tandem configuration.
3
Side Setback and Parking Variances
This project meets all other zoning code requirements.
808 Edgehill Drive
Staff Comments: See attached. The applicant provided several photographs of adjacent development along
Edgehill, California and Palm Drive.
Ruben Hurin
Planner
c. Mike Jalilie, applicant and property owner
CJW Architecture, architect
0