HomeMy WebLinkAbout810 Edgehill Drive - Staff ReportITEM # ��
City of Burlingame
Lot Coverage, Parking Variances and Conditional Use Permits
Address: 810 Edgehill Drive
Meeting Date: 5/8/00
Request: Lot coverage variance, parking variances for vehicular access from California Drive,
parking in the front setback and uncovered parking space length, and conditional use permits for
plate height and overall building height to replace an existing single-car detached garage for a
single-family residential use at 810 Edgehill Drive, zoned C-R. This project also includes the
construction of a new single-story commercial building on California Drive. The garage
replacement is a part of this structure.
Architect/Designer: Richard Pennington APN: 029-022-160
Applicant: John A.L. Jones
Property Owner: John A.L. and Patricia M. Jones
Lot Area: 3, 600 SF (40' x 90' )
General Plan: Commercial Residential Zoning: C-R
Adjacent Development: Single and Multifamily Residential, Commercial
CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing Facilities, Class
1(a), Interior or exterior alterations involving such things as interior partitions, plumbing, and
electrical conveyances.
Previous Use: Single-family residential
Proposed Use: Mixed residential/commercial use (detached commercial building)
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 compatible
with residential uses. 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." Therefore, because there is an existing single
Lot Coverage and Parking Variances and Conditional Use Permits 810 Edgehill Drive
family house and a detached garage on this lot, the R-1 district (Chapter 25.28), parking (Chapter
25.70), and accessory structure (Chapter 25.60) regulations apply to the single family structure
and use on the lot. 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.
History: In October 1991, the Planning Commission approved a lot coverage variance for 48%
for a first floor addition to the existing single-family house at this site (October 28, 1991 Planning
Commission Minutes). The lot coverage variance was required for the addition of a bedroom and
two bathrooms (224 SF�, which increased the lot coverage to 1,727 SF (48 %). At that time, the
existing nonconforming 388 SF (19'-1" x 20'-4") detached single car garage was accessible only
from California Drive and was kept.
Summary: The applicant, John A.L. Jones, is requesting lot coverage and parking variances and
conditional use permits to replace the existing nonconforming detached garage at 810 Edgehill
Drive, zoned C-R. The applicant is proposing to demolish and replace the existing 388 SF garage
with a smaller 289 SF (12' -6" x 21' parking area and 2' -6" x 10' -6" laundry area) detached
garage. Because the applicant is proposing to demolish the existing nonconforming detached
garage, the new garage and all on-site parking would have to comply with current code
regulations. The demolition and replacement of the existing garage eliminates the nonconforming
status of the lot coverage and parking on the site, and therefore a new lot coverage variance for
45. 6% is required for the new detached garage, even though the lot coverage is being reduced
from 48 % to 45 . 6%(40 % maximum lot coverage allowed) . The elimination of the
nonconforming parking status requires three parking variances: 1) for vehicular access to the
residential parking from California Drive, 2) for a required uncovered parking space located in
the front setback on Edgehill Drive, and 3) for the uncovered parking space length (19' proposed
where 20' is required). The following applications are required:
1. Variance for lot coverage required for replacement of an existing garage for the residential use
(45.6 %, 1643 SF proposed where 40 %, 1440 SF is the maximum allowed for the residential
use) (CS 25.28.065);
2. Variance required for vehicle access to the residential parking from California Drive (vehicle
access is required to be from Edgehill Drive for the residential use) (C.S. 25.42.050, 1, b);
3. Variance for an uncovered parking space located in the front setback on Edgehill Drive (C.S.
25.70.030, 3, a);
4. Variance for uncovered parking space length (19' -0" proposed where 20' -0" is required as
measured to the edge of sidewalk) (C.S. 25.70.030 3, d, 1);
5. Conditional use permit for plate height exceeding 9'-0" above grade for the detached garage
(18'-0" proposed on California Drive sloping down to 9'-6" towards the back of the garage
facing Edgehill Drive) (C.S. 25.60.010, g); and
2
Lot Coverage and Parking Variances and Conditional Use Permits 8I0 Edgehill Drive
6. Conditional use pertnit for roof height exceeding 10'-0" above grade for the detached garage
(18'-0" proposed) (C.S. 25.60.010, h).
Project Summary: Currently on the site there is an existing 1,354 SF single-family home with
a nonconforming 388 SF detached garage located at the east end of the lot facing California Drive.
The existing three bedroom house requires one covered and one uncovered on-site parking spaces.
The existing garage (14'-6"W x 20'-4"D) provides one covered parking space and is accessible
only from California Drive. There is also an existing nonconforming uncovered parking space
(9' x 19' ) in the front setback on Edgehill. The applicant is proposing to demolish the existing
detached garage, and replace it with a new 830 SF structure, 289 SF of which will be used as a
detached garage to provide one covered parking space (11'-6" x 20' clear interior dimensions) and
a laundry area for the three-bedroom residential unit on Edgehill Drive. The remaining 402 SF
of the building will be used for commercial use. The commercial building also contains a 139 SF
overhang at the front entrance on California Drive, bringing the total gross floor area of the
building to 830 SF. The applicant notes that the existing single car garage is damaged, poorly
constructed, and its slab situated below the flood zone elevation.
The proposed detached garage must follow the regulations for accessory structures (C.S.
25.60.010) because it is providing parking for a single family residence. Two conditional use
pernuts are required for the new garage. The first is for the plate height exceeding 9'-0" above
grade. The proposed garage would have a plate height of 18'-0" on California Drive and would
slope down to 9' -6" above grade towards the back of the garage facing Edgehill Drive. A
conditional use permit is also required for the overall height of the garage (18' -0" proposed where
10'-0" is the maximum allowed). Since the garage and commercial space would be in one
building, the roof slope and height of the garage and commercial building would be the same.
The applicant is also proposing to construct a new single story 402 SF commercial/retail space
facing California Drive. The retail space would be adjacent to the new single car garage in the
same building. 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.
K�
Lot Coverage and Parking Variances and Conditional Use Perntits 810 Edgehill Drive
TABLE 1
810 EDGEHILL DRIVE
Proposed E�usting Allowed/Req' d.
Use: mixed single family residential mixed
residential/commercial residential/commercial
(1,354 SF house (1,354 SF house)
(289 SF detached garage) (388 SF detached garage)
(402 SF commercial)
Lot Coverage: *45.6 % 48 % 40 %
(Residential)* 1,643 SF 1,742 SF 1,440 SF
Lot Coverage: 15 % none 33 %
(Commercial) 541 SF 1,188 SF
Commercial Depth: 20'-6" none 30'
(from California)
Vehicular Access: *from California Dr. from California Dr. from Edgehill Dr.
(Residential) *
Parking: * 1 covered on Calif. 1 covered on Calif. 1 covered
* 1 uncovered in front 1 uncovered in front 1 uncovered
setback on Edgehill setback on Edgehill
Parking 1 covered 1 covered 1 covered
Dimensions: * (10' W x 20' D) (10' W x 20' D) (10' W x 20' D)
1 uncovered 1 uncovered 1 uncovered
*(9' W x 19' D) (9' W x 19' D) (9' W x 20' D)
Plate Height: *9'-6" to 18'-0" n/a 9'-0"
(Detached Garage)*
Building Height: * * 18' -0" n/a 10' -0"
(Detached Garage)
Building Height: 18'-0" none 30'-0"
(Commercial)
* Variances for lot coverage and parking and conditional use permits.
This project meets all other zoning code requirements.
4
Lot Coverage and Parking Variances and Conditional Use Permits 810 Edgehill Drive
Staff Comments: The City Engineer, in his memos dated March 22 and April 4, 2000, noted
that backing a vehicle onto California Drive is unsafe and does not recommend it because
California Drive is a busy street with a high traffic volume. His memo also includes flood zone
requirements. The Chief Building Official and Fire Marshal had no comments on the project.
Study Meeting: At the April 24, 2000, Planning Commission study meeting the Commission
asked several questions regarding this project (Apri124, 2000 P.C. Minutes). The Commission
asked if the applicant considered other options for covered parking besides access off California
Drive. In a written response, dated April 26, 2000, the applicant notes that there are
approximately 16 garages in this area along California Drive which require vehicles to back onto
California Drive. The applicant is currently using the garage in this manner and feels there is no
other option available. A large portion of the existing house would have to be demolished in order
to install a driveway off Edgehill Drive to the garage. The uncovered parking space off Edgehill
Drive is 9'-0"W x 19'D. Staff would note that this area is now used to provide one uncovered
off-street parking space.
The Commission expressed a concern about the new building having a galvanized metal roof,
metal doors, and a metal facade. The Commission noted that no other building on California
Drive is finished with a metal facade and that there is no neighborhood pattern to support the
proposed design. The Commission suggested that the facade be softened. The applicant submitted
several photographs which show the buildings on California Drive between Palm Drive and
Carmelita Avenue (date stamped April 28, 2000). The applicant notes that he found no
consistency in building design along California Drive.
In response to the Commissions' concern about building materials, the applicant submitted revised
plans, date stamped May 1, 2000. The exterior of the building was changed from galvanized steel
cladding to siucco, and the roofing material was changed from galvanized metal to asphalt shingle.
The entrance door to the retail space and garage door will be painted metal. There were no other
changes to the plans.
Findings for a Variance: In order to grant a variance the Planning Commission must find that
the following conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property
involved that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicant, and to prevent unreasonable property loss or unnecessary
hardship;
(c) the granting of the application will not be detrimental or injurious to property or improvements
in the vicinity and will not be detrimental to the public health, safety, general welfare or
convenience;
5
Lot Coverage and Parkirzg Variances and Conditional Use Pernzits 810 Edgehill Drive
(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. �
Findings for a Conditional Use Pernut: In order to grant a Conditional Use Permit the Planning
Commission must find that the following conditions exist on the properiy (Code Section 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 unpose 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.
Planning Commission Action: The Planning Commission should hold a public hearing.
Affirmative action should be taken by resolution and should include findings. The reasons for any
action should be clearly stated. At the public hearing the following conditions should be
considered:
Conditions:
that the project shall be built as shown on the plans submitted to the Planning Department and
date stamped May 1, 2000, Sheet 1, which includes a 289 SF garage to provide one covered
parking space and a laundry area for the single-family residential unit on Edgehill Drive, and
a 402 SF ground floor retail space on California Drive;
2. that the garage/commercial building on California Drive shall have a stucco exterior with an
asphalt shingle roof; the metal entrance door to the commercial space and garage door shall
be painted with nonreflective paint; the applicant shall maintain this painted surface so that it
never becomes reflective;
3. that the City Engineer's March 22, 2000 memo shall be met; and
4. that the project shall meet a11 the requirements of the California Building Code and California Fire
Code, 1998 edition, as amended by the City of Burlingame.
Ruben G. Hurin
Planner
c. John A.L. Jones, applicant
Richard Pennington, architect
�
A �
ROUTING FORM
DATE: March 20, 2000
TO: �CITY �NGINEER
�CHIEF BUII,DING OFFICIAL
�FIRE MARSHAL
_SR. LANDSCAPE INSPECTOR
CITY ATTORNEY
FROM: CITY PLANNER/PLANNER
SUBJECT: Request for variance and conditional use permit to construct new
detached accessory building with frontage on California Drive.
Building would include commercial space and one-car garage, at 810
Edgehill Drive, zoned C-R, APN: 029-022-160.
SCHEDULED PLANNING COMMISSION ACTION MEETING: Apri124, 2000.
STAFF REVIEW BY MEETING ON: Monday, March 20, 2000
THANKS,
Maureen/Janice/Ruben
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G
UNAPPROVED NIINUTES
CITY OF BURLINGAME PLANNING COMIVIISSION
-501 Primrose Raad, Burlingame, CA
'� April 24, 2000 �
/ /'
j 7:04 P.M.
Counc:Pl Chambers �
/
CALL TO RDER �
,
i
Chai an Luzuriaga called �the April 24, 2000, regular meeting of the�lanning Commission to order�t 7:04 p.m.
l �
LL CALL � �
�'
Present: �' Commissioners Bojues, Keighran, Osterling, Vistica and L�uzuriaga
Ahsent:
Staff Present:
MIN�dTES
i
i
�
%�PROVAL OF
Commissioners Deal and Dreiling
City Planner, P
Anderson; City
The Minutes of
of the Plannin�
;
t Monroe; Planner, Mai
er, Frank Erbacher; Fire
Apri1.10, 2000 regular me�
mmission were approved
AGENDA The order fof the agenda was a�
representa� es of Item 8, 1200 Cortez
their ite�i be placed at the end of tl�
time th� rtem came up on the caler�l�
FROM THE FLOOR
STTdDY ITEMS
were no public
ireer�Brooks; City Attorney, Larry
M�rshai, Keith Marshall i
/ ,/
g and Apri118, 2000 spec,�al meeting
mailed. �
/
�r�'�'ed although CP
aid Item 10, 1705 Mu�
action agenda if they
; both were traveling
� �oe nated that
ln Drive asked t at
� not present the
the area via O.
810 EDGEHILL DRIVE, ZONED C-R , APPLICATION FOR LOT COVERAGE VARIANCE, PARKING
VARIANCES AND CONDITIO ONTING ON CALTIFO �, D�� �DE�TA�CHED�NG ON, DES GNER
COMIVIERCIAL BUILDING FR
AND JOHN A L JONES PROPERTY OWNER AND APPLICANTI _
CP Monroe presented the staff report. Commissioners asked: have they considered other options for the covered
parking besides access off California; concerned the new building has a galvanized metal roof, metal doors, can it be .
softened; what is the width ofthe driveway offEdgehill. Concerned about safety using the garage; too much galvanized
metal on the front of the structure, no other building on California is finished like this, it is not a good solution; is the
garage now being used for parking on a regular basis; there is no neighborhood pattern to support the proposed design
of the commerciaUgarage structure, the applicant should address the consistency with the neighborhood issue. There
were no further questions and the item was set for public hearing on May 8, 2000, providing a11 the infornia.tion required
is submitted to the Planning Department in time for the notice and packet.
UnapprovedMinutes �age -1-
RECEIVED
John A. L. Jones
810 Edgehill Drive,
Burlingame, Ca. 94010
APR 2 7 2000
CITY OF BURLINGAME
PLANNING DEPT.
April 26th 2000
Dear Sirs,
Thank you for considering the project at 810 Edgehill Drive. It was my understanding
that the planning commission were going to be looking at the variances and conditional
uses, ratherthan focusing on the design. I would liketo assure the planning commisssion
that the design can be very easily changed to reflect different materials that you consider
more in keeping with California Drive. I took a photographic survey of California Drive,
between Palm and Broadway and found no consistency with any of the buildings.
Frankly, I am sure you will agree that this section of California Drive is sadly lacking in
beauty.
There are about si�een garages in this section that have identical situations with the
backing out onto California Drive. We have absolutely no other option at this point and
we are currently using the garage in this manner.
I would like to emphasize that the lot is very small and we have exhausted all the
possibilities for size of project and configuration of garage. I will be more than happy to
work with the Planning Commission to change the proposed materials and textures on the
building.
Thank you,
Sincerely,
J;�-� o;�
John A. L. Jones
c.c. Richard Pennington, Architect.
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APR 2 8 2000
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�R�N�,ME CITY OF BURLINGAME
�� �'� -.l� APPLICATION TO THE PLA1vNING CONIlVIISSION
\b! •e�J
Type of Application: Special Permit Variance ��� Other
. Proj ect Address: �s' `.` �`'��''''��c. ��, ��C , ,� � � �.^- �.,�''� �.
Assessor's Parcel Number(s): ��y '- a 2L —�� U
APPLICANT PROPERTY OWNER
Name: Tolt,�r �4 ��. � f�,.,C s� Name: S��
Address: �`" 'ED�'��iti- D�� ✓C
City/State/Zip: ����;N'U�, � � `�� a� �
Phone (w): � s � ) �9�1- 9q-u �
�h�. �6 s�) .3�-3 ; 9 sE3
fax:
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Slo- 232- 4331 �C. Z56 �vo�ct••,ai/
ARCHITECT/DESIGNER
Address: "
City/State/Zip: ��
Phone (w): ''
�h) � ��
f1x: �r
Name: �� c.if�� t��,.�,�..�,.�C�r�..f
Please indicate with an asterisk * the
Address:_22" �`'^''��`�' ��z� contact person for this application.
City/State/Zip: ��N F�Gscc,, c,f� 94-�� �
Phone (w): I�f��� 9�� b��'iF" (4�S)431-7�io
�h�: .� �� ��
fax: ���5� h�3i '7f�vt�
PROJECT DESCRIPTION: s�••���= s%�=,`�y �C r.� �� � v�� ,��,.1 .�..��� ,v,E v.�
.S',..�ca� c=.r,� �i�-��r-r�E
AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given
herein is true and correct to the best of my lrnowledge and belief.
J3i;����
Applicant's Signature Date
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Planning Commission.
\ 3I�S eC�
�
Property Owner's Signature Date
----------------------------------------------FOR OFFICE USE ONLY -----------------------------------------•
Date Filed: 3- l CD - o v Fee: ��-8S, 00
Planning Commission: Study Date: 4•24 -oo Action Date: 5-8-�0
C�O� �� C�M�i��f�C�� IMIv C�
' �qG�O��C�[� �l�p��C�����f��
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 will 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 exceptiona/ oi extraordinary circumstances or conditions app/icab/e to your
property which do not app/y to other propetrties in this area.
��f%E L-CiT �5�: ZF %S Sit4f}K.. /'%�U X�fU � I YV� /iRE V�E%L y j�i.-li T.cl� /..J
iSUiLvi�G GCuNFi�✓i�/Cr�/S. �T/i�' f%i--��EI�T�/ /S G�2 �ONa,� .�C�%�
L�/E f�A�✓E SEE�/ vN�'� 'TO Z�E ✓E'�-G� .q--�/ S%✓U/O U/L /�n?�-TMFiJT
`�yj�E �',e.ckJEcr t�- �-✓s� oF !�'� S'.� A�iv r�,�,•LX,,..G RE srR-. �rio,�s' .
11JE /fi)t/E 1-iM�TEO ?7�E /fEiG/fT `TO fr Mi••�iM�'rvl �NA L�/Mi'TEO 7N'E
/�Fr•¢�� SPirc� ?o %�i�cS�i�✓E f�Es�DF..�C�AL ,q..�n G=oMM£/LC�/rt. ✓s��u�s ,
ltF�� Twc r'Rso� ��oPvS'.riS� !�✓� FEEL '�� PP-o.IEc_T iS '�E
��y �� SS.�3�c ,/�EVgLt�%'ME� Tlf-AT WE c=Uv�.O vciJLD,
b. Exp/ain why the variance request is necessary for the preservation and enjoyment of a
substantia/ property right and what unreasonab/e property /oss o� unnecessary hardship
might resu/t from the denia/ of the app/ication.
J L'f= ��C/ ST/.�C� �a�1'�-�}6E � C��� CA��> i S ��'�>VIriGED� �v oRLr C-v�S'TR-+.'"�E(7 `
�l�t1ATFD vZ '� %'✓ELc�c-.J l�E 5iP-.tL3� �/'-h-[.7�
Fo�' /CLG oD �../Er %�/ oM STRt= ET,
W� �ift✓F CK€ir?�D s4 %���..�C, S�"�rCF En.i ,F.(�GEffic.i., t'��t-/✓E�I�nJGcw•cl�Ev�
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�/}-�T ►.J�' U SE '%O �fi�.�K CU �.�rL G�2 . WE i.�10 tI [-C7 L-i KF "?'o /3� A-L; t..E
%v ,y�fr/�f�- ��'P- C�2 /iv G�hF� �Ffi�Si) �!-n/t9 O�F E1.�GE/��/.L �K- .
� vic�,✓%y wc ff�v� f��3 c�r-.c �� p-n� �,� C ir�iF , o�L, ��� �ro � vG6�, `c.. �� :
�I%� /�%-K% G� IS �JVJA"Ltc/� %�f�17� �)C/SirA-/�!(� I/udLL i3c i%.SGO EX/FC%TL7/
7�i�E :�mC wky �,�r� C-�lri iF: Dr�rvc /fcct��s'S . .
c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious
to property or impro vements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or
con venience.
"% HC ��E'TM[r �S%'RcF �-i.,�Fc/�/�'1 S c�,' %�1 cS; �v� ic.�rrr- f f' c,/r CTS u..�
C.!-LIF, .D2�✓r �� i.S "�ow }�i'-oHc.� `' i.✓ .D�si�../,
/��.-�ti c� SP.rc.E .L�,�s ,�c,•�- .De�n., ,..rn4-E ,Lc� : �n :� o v Ss :
%/f E� C c ESS i�; niF,,� ��C,E /S ' i I� cs�rrv,� ig-.t' ,E x ��'•ri..r[9 , oN �L/F ��u ✓c �
'Tit�-ae �� R n/✓Mi�'.� vF P-,�r.ryc� �S`��.�-�-s � 5�,�►.,� or- cS�iM/LA-/� �•.�
%)�MFivS>c,�..4i� — Gu!' /�P-o�l�c=T !S" S;n�r/';,,,E� EH=iUcn/'' A��� i,•rrr�
nrc•i- �MPfi�=T •T%r�ft=rc. �P Pit�/4..rG ���� c�r� v/G✓� :�3cc:.stv.s� EF S i zE'
d. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character
of the existing and potentia/ uses on adjoining properties in the genera/ vicinityT
'T/t� fl�J�c-i� wo.-�i7 /:F�c�� �✓ v..,i,�TTf-�-[,Ti��E� /�'v.-v ���.:nl
��-fif�' 9�"n ,�4 �u v�y � v; c.T G�i�', F-�y� CF A�.rD �i}Ti o, v.r E/�E-aZ v�.S'rc^�
fl- S�eT '7'�F o•-% c�c. �� � r�.L, ✓E `TH-it�r w� /fir ✓E n� �,..�rr��..i,�v .rr%v Fs0 ,
% l�E J V�/t-/�'L L !t�'P��� �F 77�c-' Pi�c.l � cr' �S Il��� y M vUf j� kEFf;,.��,
wiTlf "T1/� Sc-R�E c�F /4-.i�J��.✓r.✓G f�i�o�'E,�-TreS . ,
%7}E �S'iUE ,E'dE✓it-77o�S A��E �Lf7PE-� /q��.rD SC.'�L�a '?o h�A✓'E
/-/TTLE OilEP-PU�Nc/'-1iJC, E��'EC;T d�n,1 NE/6/l�U�'S,
12/92vx.frm / �ETTFfL.� �DJC �iJf / O/� W/LL �E S�l13N'1 i'TT�L7
t
�i�eM � �.,:�F�I �, f $o'i � � /�- ,�v G6y-�u_1
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a. Describe the exceptiona/ or extraos�inary circumstances or conditions app/icab/e to your
property which do not ap�n/y to other properties in this area. �
Do any conditions exist on the site which make other the alternatives to the va�iance impracticable o�
impossibie and are also not common to other properties in the areal For example, is there a creek cutting
through the property, an exceptional tree specimen, steep terrain, odd lot shape or unusual placement of
existing structures? How is this property different from others in the neighborhoodl
b. Exp/ain why the variance request is necessary fo� the preservation and enjoyment of a
substantia/ property right and what unreasonab/e property /oss or unnecessary hardship
inight resu/t from the denia/ of the app/ication.
Would you be unable to build a project similar to others in the a�ea or neighborhood without the exception7
(i.e., havinfl as much on-site parkin� or bedrooms7) Would you be unable to develop the site for the uses
allowed without the exception7 Do the requirements of the law place an unreasonable limitation or hardship
on the development of the propertyl
c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious
to property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or
convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those
properties7 If neighboring properties will not be affected, state why. Think about traffic, noise, lighting,
paving, landscaping sunlight/shade, views from neighboring properties, ease of maintenance. Why will the
structure or use within the structure not affect the public's health, safety or general welfare7
Public health includes such things as sanitation (garbage), 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 safetv. How will the structure or use within the structure affect police o� fire protection? �II alarm
systems or sprinklers be installed? Could the structure or use within the structure create a nuisance or need
for police services (i.e., noise, unruly gatherings, loitering, traffic) or fire services (i.e., storage or use
flammable or hazardous materials, or potentially dangerous activities like welding, woodwork, engine removaq.
General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's
policy and goals for conservation and development? Is there a social benefit7
Convenience. How would the proposed structure or use affect public convenience (such as access to or
parking for this site or adjacent sitesl7 Is the proposal accessible to particular segments of the public such as
the elderly or handicapped7
d. Ho w wi// the proposed project be compatib/e with the aesthetics, mass, � bu/k and character
of the existing and potentia/ uses on adjoining properties in the genera/ vicinityT
How does the proposed structure or use compare aesthetically with existing neighborhoodl If it does not
affect aesthetics, state why. If changes to the structure are proposed, was the addition designed to match
existing architecture or pattern of development on adjacent properties in the neighborhood7 If use will affect
the way a neighborhood/area looks, compare your proposal to other uses in the area and explain why it "fits".
How does the proposed structure compare to neighboring structures in terms of mass or bulk7 If there is no
change to structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with
other structures in the neighborhood or area.
How will the structure or use within the st�ucture change the character of the neighborhood7 Think of
character as the image or tone established by size, density of development and general pattern of land use.
Will there be more t�affic or less parking available resulting from this use? If you don't feel the cfiaracter of
the neighborhood will change, state why.
How will the proposed project be compatible with existing and potential uses in the general vicinity7 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. ,srez,,,..�,
0
���, G IT Y O�
BURUNGAME
• ��
The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.52.020). 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.
1. Explain ivhy the proposed use at the proposed location will rtot be detrimental or injurious to
pmperty or improvements in the vicinity or to public health, safety, general ivelfare, or convenience.
'7ifC �S; z E .�.�o . iG.9-�� ts��' `'/u:Po.S �: tv /�i�c �le �T � s �%6� y rw� 4 c-Fi ;.�
%<F�P�..rG ,,.f� �r1t C� �-; F. [�a-�v� Ex i�T, f3 v s:...��-.r.r�.S' . i/�c. ��rA-i c. J��c�
%<S :SM/�LL- ENO f/Cr/7f �'� � � �] � ) /'v'OT %f� /`�E �lS �/11� /� L!3-/�E �}li7G �.Is�/r
o F ��,�v.�F �,.�� S�r�-� �} �cE sS •To NG �..r G.t-n�c E.�s' � n R�� L y
'T i�E � /ts» E R-� �' X I �T�..rG, � j� NEiGif�uRS' %�4✓�, �c--E.✓ "i7f��
Ii/��r.��J` S�F `TJiE �i�O �oJ €!� /�J� c �I�CT I�r�/D fi Lf.� /3- %��i�Vo .
i/�-��S ��Fc,1Ec:� �,✓ru. �MPFo�� A ilFP-y /��r� D���..� SEcrio,�
u F c�-��F. ,D;�� ✓� ,
2. Hoiv ►vill the proposed use be located and conducted in accordance with the Burliiagame General
Plaa and Zorting Ordinance?
'%/fE ,�rE v.J C�A-� �� /�'E���r c.ES R N � X/ s. �,�� �sr-2�tGF '"77�-
f�S �.oN C�o��..�� w; r� Zon�...�G st�v J�� �� v� N n-,cvc�S .
fnJ E S� .✓.� y L.J �i.PT � j o j�� Pc,1-LE f 7 L✓ r' �
,�f"/�yt-1- �S � v � �-T ` i o � xi 5�,.�G c�,� o�,..�c-�S
VA-n�lE Lo�rf7' fG�;=-�f'lio..J
/¢ •�'i /�u c-TU�tC
%� �Ti,�c
3. 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?
/ LrA-s�_ �'Ef-Ef- i,E`, i.�iNti.r..rc;.g f��Pf Li �/�-�-io.J %�i�R . 1� .
cup.frm/11 /98
1. Explain w)ay tlze proposed use at the proposed locatio�i will not be detrinaetital or ,
injurious to properly or improvements in the viciniiy or to public health, safety,,
general welfare, or convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those
propertiesl If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving,
landscaping sunlight/shade, views from neighboring properties, ease of maintenance.
Why will the structure or use within the structure not affect the publics's health, safety or general welfare?
Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems,
water supply safety, and thing 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 safetv. How will the structure or use within the structure affect police or fire protection7 Will alarm systems
or sprinklers be installed7 Could the structure or use within the structure 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).
�'ieneral welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and
goals for conservation and development? Is there a social benefitl
Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for
this site or adjacent sites)1 Is the proposal accessible to particular segments of the public such as the elderly or
handicapped7
2. How will the proposed use be located and conducted in accordance with tlze
Burlingame General Plan and Zoning Ordina�ace?
Ask the Planning Department for the general plan designation and zoning district for the proposed project site. Also ask
for an explanation of each. Once you have this information, you can compare your proposal with the stated designated
use and zoning, then explain why this proposal would "fit" accordingly.
3. How will tlze proposed project be compatible with tlze aesthetics, mass, bulk and
character of the existing and potential uses o�a adjoining properties in the general
vicinity ?
How does the proposed structure or use compare aesthetically with existing neighborhoodl If it does not affect
aesthetics, state why. If changes to the structure are proposed, was the addition designed to match existing
architecture, pattern of development on adjacent properties in the neighborhood7 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 terms of mass or bulkl If there is no change
to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other
structures in the neighborhood or area.
How will the structure or use within the structure change the character of the neighborhood7 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 usel If you don't feel the character of the neighborhood will change, state
why.
How will _the proposed project be compatible with existing and potential uses in the general vicinity7 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.
cup. frm/11%98
RECEIV�I�
MAR 2 4 2000 808 Edgehili Drive,
Burlingame Calif., 94010.
CITY OF BURLI�t�,��1�
PLA�ii�A�1� ����P�r. March 17th 2000.
Dear Sirs,
I have seen the proposed plans to build a new garage and retail space at 810 Edgehill
Drive. The project is very wel{ thought out and will be an asset to our street and community.
The height and size would have no impact on my property in any way. l encourage the
planning commision to grant any variances or special permitsto allow the construction of this
project. I am the property owner next door at 808 Edgehill Drive and look forward to seeing
thefinished product.
Sincerely,
1G - --- -
. � - �,
�
Mik� Jalilie
CITY OF B URLINGAME
A copy of the application and��pl�ns'for�ihis project may be reviewed prior
to the meeling at�� the Plailning Department aC 501 Primrose Road,
Burlingame, California.
If you challenge the���subject�application(s) in coui�t, you
raising only those issues you or someone else raised at �
described in the notice or in written coi7espondence de
at or prior to the pulilic��heari�ng.
Property owhers v,�ho receive this notice �u-e resporisibla$
tenants about this riofice.�� For �additional� informatiorie;
ro=
558-7250. Thank �ou. � a
, ��M� .. ��
Margaret Monro�� �
City Planner ��� ��
}� �
PU
(Please refer to other side)
�r�, ciTr o� CITY OF BURLINGAME
BURLJN4'sAME PLANNING DEPARTMENT
501 PRIMROSE ROAD
.,� - ' BURLINGAME, CA 94010
b,,,,,�,,,,•''�� TEL: (650) 558-7250
�si�� EDGEHILL URIVE
maybe limited to
�e public hearing,
iver�d to the city
ming their
call (650)
� �� � �/
� � '="
d��,
� ��
�����t. � TICE
AF'N : ►c��9—�`�-16�
, Gpplicatior� for� lot coverage varianee, pUBLIC HEARING
parking vari�nces and conditional �_ssE permits NOTICE
to h�_ti ld a new detached gar�age and a new
� cammer,cial building fronting on Califorrria
Dr�ive at 61�t'� Edgehill Drive, zaned C-R,
I' ihe City of Pur�lingame Rl�nning Commission ����,�,�1�
an�o�mces the following p��blic hearing on �Z�j�_(��:
� Monday, May 8, C000 at 7: 0�� P. M. i n t h e C i t y '
�.��,�.t 3I.'
otmei am�er-�s located at 5�1 F�rimrase ���•• �
........... .
i Road, Bur�lingame, California.
;
Mailed April 28, 2000
I
I(Please refer to other side) :
,
RESOLUTION APPROVING CATEGORICAL EXEMPTION, PARKING VARIANCES AND
CONDITIONAL USE PERMITS
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for lot
coverage variance. narkin� variances for vehicular access from California Drive �arking in the front
setback and uncovered narkin� s�ace length and conditional use permits for �late hei�ht and overall
buildin� hei�ht to re�lace an existing sin�le-car detached ara�e for a single familv residential use at 810
Ed�ehill Drive. zoned C-R_ APN: 029-022-160• John A L and Patricia M Jones, propertv owners;
VVHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
� May 8. 2000, 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 RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the Initial Study and the documents 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
Article 19. Section: 15301 - Existing Facilities, Class 1(a), Interior or exterior alterations involving such
things as.interior partitions, plumbing, and electrical conveyances is hereby approved.
2. Said variances and conditional use permits are approved, subject to the conditions set forth in
Exhibit "A" attached hereto. Findings for such variances and conditional use permits 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, Ann Kei�hran , 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 8th day of Mav, 2000 , by the following vote:
AYES: CONIlVBSSIONERS:
NOES: COMIVIISSIONERS:
ABSENT: COMIVIISSIONERS:
SECRETARY
EXHIBIT "A"
Conditions of approval for categorical exemption, lot coverage and parking variances, and conditional
use permits
810 EDGEHILL DRIVE
effective May 15, 2000
that the project shall be built as shown on the plans submitted to the Planning Department
and date stamped May l, 2000, Sheet 1, which includes a 289 SF garage to provide one
covered parking space and a laundry area for the single-family residential unit on Edgehill
Drive, and a 402 SF ground floor retail space on California Drive;
2. that the garage/commercial building on California Drive shall have a stucco exterior with
an asphalt shingle roof; the metal entrance door to the commercial space and garage door
shall be painted with nonreflective paint; the applicant shall maintain this painted surface
so that it never becomes reflective;
3. that the City Engineer's March 22, 2000 memo shall be met; and
4. 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.
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ITEM
City of Burlingame
Lot Coverage, Parking Variances and Conditional Use Permits
Address: 810 Edgehill Drive
Meeting Date: 4/24/00
Request: Lot coverage variance, parking variances for vehicular access from California Drive,
parking in the front setback and uncovered parking space length, and conditional use permits for
plate height and overall building height to replace an existing single-car detached garage for a
single-family residential use at 810 Edgehill Drive, zoned C-R. This project also includes the
construction of a new single-story commercial building on California Drive. The garage
replacement is a part of this structure.
Architect/Designer: Richard Pennington APN: 029-022-160
Applicant: John A.L. Jones
Property Owner: John A.L. and Patricia M. Jones
Lot Area: 3,600 SF (40' x 90')
General Plan: Commercial Residential Zoning: C-R
Adjacent Development: Single and Multifamily Residential, Commercial
CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing Facilities, Class
1(a), Interior or exterior alterations involving such things as interior partitions, plumbing, and
electrical conveyances.
Previous Use: Single-family residential
Proposed Use: Mixed residential/commercial use (detached commercial building)
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 compatible
with residential uses. 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." Therefore, because there is an existing single
Lot Coverage and Parking Variances and Conditional Use Permits 810 Edgehill Drive
family house and a detached garage on this lot, the R-1 district (Chapter 25.28), parking (Chapter
25.70), and accessory structure (Chapter 25.60) regulations apply to the single family structure
and use on the lot. 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.
History: In October 1991, the Planning Commission approved a lot coverage variance for 48%
for a first floor addition to the existing single-family house at this site (October 28, 1991 Planning
Commission Minutes). T'he lot coverage variance was required for the addition of a bedroom and
two bathrooms (224 S�, which increased the lot coverage to 1,727 SF (48 %). At that time, the
existing nonconfonning 388 SF (19'-1" x 20'-4") detached single car garage was accessible only
from California Drive and was kept.
Suxninary: The applicant, John A.L. Jones, is requesting lot coverage and parking variances and
conditional use permits to replace the existing nonconforming detached garage at 810 Edgehill
Drive, zoned C-R. The applicant is proposing to demolish and replace the existing 388 SF garage
with a smaller 289 SF (12'-6" x 21' parking area and 2'-6" x 10'-6" laundry area) detached
garage. Because the applicant is proposing to demolish the existing nonconforming detached
garage, the new garage and all on-site parking would have to comply with current code
regulations. The demolition and replacement of the existing garage eliminates the nonconforming
status of the lot coverage and parking on the site, and therefore a new lot coverage variance for
45 . 6% is required for the new detached garage, even though the lot coverage is being reduced
from 48 % to 45 . 6%(40 % maximum lot coverage allowed) . The elimination of the
nonconforming parking status requires three parking variances: 1) for vehicular access to the
residential parking from California Drive, 2) for a required uncovered parking space located in
the front setback on Edgehill Drive, and 3) for the uncovered parking space length (19' proposed
where 20' is required). The following applications are required:
1. Variance for lot coverage required for replacement of an existing garage for the residential use
(45.6%, 1643 SF proposed where 40%, 1440 SF is the maximum allowed for the residential
use) (CS 25.28.065);
2. Variance required for vehicle access to the residential parking from California Drive (vehicle
access is required to be from Edgehill Drive for the residential use) (C.S. 25.42.050, 1, b);
3. Variance for an uncovered parking space located in the front setback on Edgehill Drive (C.S.
25.70.030, 3, a);
4. Variance for uncovered parking space length (19' -0" proposed where 20' -0" is required as
measured to the edge of sidewalk) (C.S. 25.70.030 3, d, 1);
5. Conditional use permit for plate height exceeding 9'-0" above grade for the detached garage
(18'-0" proposed on California Drive sloping down to 9'-6" towards the back of the garage
facing Edgehill Drive) (C.S. 25.60.010, g); and
2
Lot Coverage and Parking Variances and Conditional Use Perntits 8I0 Edgehill Drive
6. Conditional use permit for roof height exceeding 10'-0" above grade for the detached garage
(18'-0" proposed) (C.S. 25.60.010, h).
Project Summary: Currently on the site there is an existing 1,354 SF single-family home with
a nonconforming 388 SF detached garage located at the east end of the lot facing California Drive.
The existing three bedroom house requires one covered and one uncovered on-site parking spaces.
The existing garage (14' -6"W x 20' -4"D) provides one covered parking space and is accessible
only from California Drive. There is also an existing nonconforming uncovered parking space
(9' x 19' ) in the front setback on Edgehill. The applicant is proposing to demolish the existing
detached garage, and replace it with a new 830 SF structure, 289 SF of which will be used as a
detached garage to provide one covered parking space (11'-6" x 20' clear interior dimensions) and
a laundry area for the three-bedroom residential unit on Edgehill Drive. The remaining 402 SF
of the building will be used for commercial use. The commercial building also contains a 139 SF
overhang at the front entrance on California Drive, bringing the total gross floor area of the
building to 830 SF. The applicant notes that the existing single car garage is damaged, poorly
constructed, and its slab situated below the flood zone elevation.
The proposed detached garage must follow the regulations for accessory structures (C.S.
25.60.010) because it is providing parking for a single family residence. Two conditional use
permits are required for the new garage. The first is for the plate height exceeding 9' -0" above
grade. The proposed garage would have a plate height of 18'-0" on California Drive and would
slope down to 9'-6" above grade towards the back of the garage facing Edgehill Drive. A
conditional use permit is also required for the overall height of the garage (18' -0" proposed where
10'-0" is the maximum allowed). Since the garage and commercial space would be in one
building, the roof slope and height of the garage and commercial building would be the same.
The applicant is also proposing to construct a new single story 402 SF. commercial/retail space
facing California Drive. The retail space would be adjacent to the new single car garage in the
same building. 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.
3
�'
Lot Coverage and Parking Variances and Conditional Use Perinits 810 Edgehill Drive
TABLE 1
810 EDGEHILL DRIVE
Proposed Existing Allowed/Req'd.
Use: mixed single family residential mixed
residential/commercial residential/commercial
(1,354 SF house (1,354 SF house)
(289 SF detached garage) (388 SF detached garage)
(402 SF commercial)
Lot Coverage: *45 . 6% 48 % 40 %
(Residential)* 1,643 SF 1,742 SF 1,440 SF
Lot Coverage: 15 % none 33 %
(Commercial) 541 SF 1,188 SF
Commercial Depth: 20'-6" none 30'
(from California)
Vehicular Access: *from California Dr. from California Dr. from Edgehill Dr.
(Residential) *
Parking: * 1 covered on Calif. 1 covered on Calif. 1 covered
* 1 uncovered in front 1 uncovered in front 1 uncovered
setback on Edgehill setback on Edgehill
Parking 1 covered 1 covered 1 covered
Dimensions: * (10' W x 20' D) (10' W x 20' D) (10' W x 20' D)
1 uncovered 1 uncovered 1 uncovered
*(9' W x 19' D) (9' W x 19' D) (9' W x 20' D)
Plate Height: *9'-6" to 18'-0" n/a 9'-0"
(Detached Garage)*
Building Height: * � 18' -0" n/a 10' -0"
(Detached Garage)
Building Height: 18' -0" none 30' -0"
(Commercial)
* Variances for lot coverage and parking and conditional use permits.
This project meets all other zoning code requirements.
�
Lot Coverage and Parking Variances and Conditiorzal Use Perntits 810 Edgehill Drive
Staff Comments: The City Engineer, in his memos dated March 22 and April 4, 2000, noted
that backing a vehicle onto California Drive is unsafe and does not recommend it because
California Drive is a busy street with a high traffic volume. His memo also includes flood zone
requirements. The Chief Building Official and Fire Marshal had no comments on the project.
Ruben G. Hurin
Planner
c. John A.L. Jones, applicant
Richard Pennington, architect
��