HomeMy WebLinkAbout824 Edgehill Drive - Staff Reportr°, t: r
P.C. 6/25/84
Items #4 & #, 5
MEMO T0: PLANNING COMMISSION
FROM: CITY PL�NNER
SUBJECT: SPECIAL PERMIT FOR CLASSES AIJD PARKING VARIANCE FOR
NEW COMMERCIAL STRUCTURE AT 824 EDGEHILL DRIVE
The applicant, Sharon Cheek, is requesting a special use permit for
classes in the C-2 zone and a four space narking variance to build a
new commercial building to house her niano studio at 824 Edgehill
Drive (Code Sec. 25.38.030 and 25.70.030). She is proposing to build
a 945 SF building in which she and one other music teacher would teach
sma11 groups in individual music classes. The largest groun is eight
students. There would be no more than 40 students on site in a single
day, except for recitals. Classes are taught between the hours of
3:00 P.M. and 8:30 P.M., Monday through Friday. Maximum enrollment in
the school would be 70 students. Currently there is a single family
home on the site. This house fronts on Edgehill and will remain. The
commercial structure will be built at the rear of the site and front
on California Drive.
City staff have reviewed this application. The Chief Building
Inspector (May 11 and 29, 1984 memos) comments that all windows on the
existing residence facing the carport will have to be fixed glazing.
The City Engineer (May 18, 1984 memo) comments that the applicant will
have to provide acceptable drainage and a property line survey. The
Fire Marshal (May 9, 1984 memo) comments that exterior walls on
property line must be two hour construction and windows facing the
resi3ence must be wire glass with fire rated frames.
In her letter (April 23, 1984) the applicant states that she and her
husband purchased the two bedroom, one bath house with a detached onz
car garage. She is a piano teacher and leases 900 SF of space at
859 California Drive, about 1,000 feet north of the house. She is
proposing to build her own studio, rather than continue to rent
space. She has been teaching piano in Burlingame for 10 years and
expects to continue for another 15 to 20 years. She would like to
work as close as possible to home.
She also submitted a description of her business based on her current
student population and method of operation (May 9, 19�4 letter).
Among the points made in the discussion of traffic were that only �
few of the students are old enough to drive; a large proportion of the
students arrive by bicycle or bus (bus stop is nearby). Some carpool;
these are dropped off and picked up. She figures that only 10�
actually park and wait. This 10� figure is affected slightly year to
year by the number of students over the legal driving age who have
cars. The peak hour for dropoff-pickup transportation is 3:00-5:00 PM.
There are about nine dropoffs and 20 pickups per day.
The applicant also submitted justification for granting the parking
variance. She states that she purchased the property with the
F
-2-
assumption she could build a commercial structure, there is no space
on site for cars to turn around thus on-site parking would be illegal
(have to back onto California Drive). The proposed development is
ideal to preserve the residential character of Edgehill, while taking
advantage of the commercial character of California Drive. The public
safety would not be affected in that the great majority of students
ride bicycles or are dropped off/picked up within a few minutes of
class time thus having little parking impact. The property is zoned
C-2 and the use proposed is consistent with the zoning.
At study the Commission requested several items of information. In
her letter of April 23, 1984 the applicant provided her justification
for requesting the parking variance. The applicant has been asked to
confirm the distance between the rear of the house (exterior stairway)
and the rear property line. This she will do at the nublic hearing.
Staff would comment that the zoning on the property is C-2 and the
general plan land use designation is consistent, service and special
sales commercial. This site is one of many fronting on California
Drive being considered in a current general plan review. A change in
the general plan and/or zoning for this area would not be effective
until 30 days after the Council's action. Therefore this project
should be decided on its merits on the basis of the current
zoning/land use designation.
To grant a variance the Commission must make the following findings of
fact relating to the property (Code Sec. 25.54.020):
a. that there are exceptional or extraordinary circumstances
applicable to the property or class of uses in the district,
so that a denial of the application would result in undue
property loss;
b. that such variance would be necessary for the preservation
and enjoyment of a property right of the owner of the
property involved;
c. that the granting of such variance would not be materially
detrimental to the public health, safety or welfare, or
injurious to the property or improvements of other property
owners, or the quiet enjoyment of such property or
improvements; and
d. that the granting of such variance will not adversely
affect the comprehensive zoning plan of the city.
The Planning Commission should hold a public hearing. One hearing may
be held for both the special use permit for classes and for the
parking variance. However, the Commission should act on the use
permit first. The following condi�tions should be considered for the
use permit:
1. that the conditions of the Chief Building Inspector's
memo of May 11, 1984, the City Engineer's memo of May 18,
1984 and the Fire Marshal's memo of May 9, 1984 be met;
1 �
-3-
2. that the piano studio be operate� as described in Sharon
Cheek's letters of April 23, 1984 and May 9, 1984; and
3. that the new construction be separated from the existing
residential structure and new carport on the lot by at
least four feet.
� ��
Ma aret Monroe
City Planner
MM/s
cc: Sharon Cheek
Page 5
Burlingame Planning Commission Minutes June 11, 1934
Further Commission discussion: possibility of this change endangering
dealings with Caltrans and the Anza Boulevard/101 connection; concern
about changes in the P.M. peak hour figures; perhaps there is a need
for an update3 market analysis to determine whether there is too much
land designated for hotels in that area. Staff comment: the SAP,
which is based on traffic carrying capacity, is a 20 year plan; in
three y�ars since its adoption there is only one hotel-designated site
left for which a plan has not been approved; have no concern about the
amount of land designated for hotel in the long term, one or two sites
may be vacant until the second 10 years; it seems we should give the
plan a chance.
Further Commission discussion: the.re is no way Commission could adopt
a condition to change the land use designation and anply an FAR of .23
to this one site; is there another piece of property that could be
incorporated into a new designation; Anza Airport Parking is
designated restaurant at present, could be changed to office; staff
advised there is an ABAG study indicating the Bay Area is overbuilding
in offices. Commission comment: don't feel we can change other use
designations in the area just to accommodate this one site.
C. Jacobs moved that Commission direct staff to place in the
resolution covering the May, 1984 general plan amendments a
recommendation to the City Council that this change of land use in the
Anza Ar�a be denied. Second C. Leahy; motion approved on a 7-0 roll
call vote.
Recess 9:17 P.M.; reconvene 9:30 P.M.
ITEMS FOR STUDY
5. SPECIAL PERMIT TO CONSTRUCT A 572 SF GARAGE - 2209 HALE DRIVE
Requests: dimensions of the driveway; what is the vent for; what
utilities will be installed; clarify drainage. Item set for hearing
June 25, 1984.
6. SPECIAL PERMIT TO ALLOW CLASSES - 824 EDGEHILL DRIVE
7. PARKING VARIANCE TO ALLOW CONSTRUCTION OF A 945 SF PIANO
--- CLASSROOM/STUDIO - 824 EDGEHILL DRIVE
Requests: apolicant's justification for v�riance; confirm dimensions
between the house and property line on California Drive. Items set
for hearing June 25, 1984.
8. SPECIAL PERMIT TO ALLOW A CREDIT UNION BRANCH OFFICE IN AN
EXISTING OFFICE BUILDING - 840 HINCKLEY ROAD
Requests: clarify number of employees; clarification of proposed
improvements at this location; how long has the credit union been in
business on this sit�; how many local account holders do they have.
Item set for hearing June 25, 1984.
1 t
Page 6
Burlingame Planning Commission Minutes June 11, 1984
9. USE DETERMINATION FOR THE PROPOSED USE OF SECOND FLOOR WHICH HAS
BEEN VACANT FOR MORE THAN SIX MONTHS - 205 PARK ROAD
Requests: detailed plan of existing parking including the driveway;
proof from th� applicant that he has attempted to rent this property
for the time it has been vacant; research Bay View Federal apnlication
for required parking; are the existing 4 parking spaces sufficient
from Engineering's point of view; memo from the City Attorney
regarding legal issues; square footage of the occupied portion of the
building and of that portion which has been vacant. Item set for
hearing June 25, 1984.
PLANNER REPORTS
CP Monroe r�viewed Council actions at its June 4, 1984 regular meeting
and June 6, 1984 study meeting.
OTHER - Staff's proposed amendments to improve consistency between the
general plan land use designation and the zoning designation
as well as review of land use designation and zoning for
the California Drive frontage from Broadway to Oak Grove were
s2t for additional study June 25, 1984 and public hearing July
9, 1984.
ADJOURNMENT
The meeting adjourned at 10:15 P.M.
Respectfully submitted,
Nannette M. Giomi.
Secretary
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PROJECT APPLICATION
� CEQA ASSESSMENT
Application received ( 4/23/34 �
Staff review/acceptance ( )
i. APPLICANT Sharon Cheek
name
343-7362
telephone no.
824 Edgehill Drive, Burlingame, CA 94010
applicant's address: street, city, zip code
Same 343-7362
contact person, if different telephone no.
2
3.
TYPE OF APPLICATION
Special Perr^it ( X) Variance* ( X) Ccnc�or;iniue! Permit ( ) O�her
*Attach letter which addresses each of the 4 findings required by Code Chapter 25.54.
PROJECT DESCRIPTION SPECIAL PERMIT to d� � OW C� dSS2S 111 th2 �-2
District and Parking Uariance for construction of a 945 SF piano
classroom/studio which does not provide any of the required on-site
parkinq for the new commercial structure. The single story
structure is built to the front (California Drive) and side property
lines as permitted for a commercial structure and it maintains the
re uired 4'-0" distance from the existing residence on this site.
The property owners intend to live on site and work in the new *
(attach letter of explanation if additional space is needed)
Ref. code section(s): ( 25.38.030 )( 25.70.030 )
a
� Burlingame Terrace �
subdivision name
PROPERTY IDEPITIFICATION
( 029-022-130 ) ( F & G ) ( 1 �
APN lot no. block no.
( C-2 ) ( 4,050 )
zoning district land area, square feet
Sharon & David Cheek 824 Edgehill
land owner's name address
Burlinqame,
Drive
CA 94010
Re�uire� Date received city zip code
(,�sa) (no) ( - ) Proof of ownership
(,g�) (no) ( - ) Owner's consent to application
5. EXISTING SITE CONDITIONS
Existing two bedroom, one bath, 1070 SF residence with a single
car detached qaraqe on a C-2 lot.
Required Date received
(yes) (�s� ( 4/23/84 )
�YeS) %� � ��
(YeS ) (�� ( ��
(other) (n�) ( 5/2/84
Site plan shovaing: property lines; public sidewall;s and
curbs; ali struc`ures and improvernents;
paved on-site parkino; landscaping.
Floor plans of all buildings showing: gross floor area
by tyqe of us�`on each floor plan.
Building elevations, cross sections (if relevant).
Site cross section s) (if relevant).
letter of exp anation
�
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*Land use classifications are: residential (show # dwelling units); office use; retail
sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described).
6. PROJECT PR�IPOSAL
Proposed censi:ruction, Below orade ( - SF) Second floor ( - SF)
gross floor area First floor ( 9 4 5 SF) Third floor ( - S`)
Pro.ject Code Project Code
Pr000sal RPquiremen� Proposal Requirement
Front setback 0 0 Lot coverage 55% total
Side setback � 0 Ruildin� height 13 � SP over 35 �
Side yard Q � Landscaoed area n/ a -
Rear yard 4' 4� On-site okg.spaces O *3-4 Spd 2S
��� � rry o�.
824 EDGEHILL DRIVE
BURLINGAME project address
�, ;� PIANO STUDIO
�.�p����,'°� Project name - if any
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6. PROJECT PROPOSAL (continued)
Full tir�e employees on site
Part tir�e emoloyees on site
Visitors/customers (�veekday)
Visitors/customers (Sat.Sun.)
Residents on property
Trip ends to/from site*
Peak hour trip ends*
Trucks/service vehicles
EXISTING
3-8PM after
X$F� 5 PM
1
�
10-40
�
1 2
IM 2 YEARS
3-8PM after
X�C� 5 PM
2
�
20-50
�
1 2
I�l 5 YEARS
3-8PM after
$ca5X 5 PM
*Show calculations on reverse side or attach seoarate sheet.
7. ADJACENT BUSINESSES/LAfdD USES
Four unit apartment house to the north, single family residences _
to the south and west; this use conforms to the General Plan;
however, the adjacent sites are predominant1y residential in use.(*)
Required Date received
(yes) (no) ( — ) Location plan of adjacent properties.
(yes) (no) ( — ) Other tenants/firms on property:
no. firrns ( ) no. employees ( )
floor area occupied ( SF office space)
( SF other)
no. employee vehicles regularly on site ( )
no. comoany vehicles at this location ( )
8. FEES Special Permit, all districts $100 (X ) Other application type, fee $ ()
Variance/R-1,R-2 districts $ 40 () Project Assessment $ 25 � X)
Variance/other districts $ 75 (X ) Neoative Declaration $ 25 � X)
Condominium Permit $ 50 O EIR/City & consultant fees $ O
TOTAL FEES $ ].25.�� RECEIPT N0. 5Q26 Received by H TnwhPr
I hereby certify under penalty of perjury that the information given herein is
true and correct the best of my nowledge and belief.
Signature `t�7v Date April 23, 1984
Anplicant
STAFF USE OPlLY
NEGATIVE DECLARATION Fi�e No. ND 361-P
The City of Burlingame by Marqaret Monroe on June 4 � 19��
completed a review of the proposed oroject and determined that:
( ) It will not have a significant effect on the environment.
( ) No Environmental Impact Report is required.
Reasons for a con�ius;on: The proposed 945 SF piano studio will not
create any adverse environmental impacts on this or surroundinq
sites The area is already totally built with commercial and
residential uses The new structure wi11 not adversely imaact
air,_water, noise or any other environmental concern
�p"� j,�f'��(�Q, CITY PLANNER � ' �" g
�`s,� gTure of Processing Official Title Dai:e Signed
Unless appealed within 10 days hereof the d�te poste the deternination shall be final.
DECLARATION OF POSTI�IG Dai;e Posted: �
I declare under penalty of per.jury that I ar� City Cler of the City o Burlingame and that
I oosted a true copy of the above Ne�a.ti��e Declaration at the City Hall of said City near
the doors to th� Council Chambers.
=xecuted at 3urlin�ame, California o�� �� � 19 ���
Ap�ealed: ( )Yes ( )P!o �
JUD . A FATTI, CITY CLERK, CITY SURLINGAP-iE
f f
STAFF REVI EW
1. CIRCULATION OF APPLICATION
Project proposal/plans have been circulated for review by:
date circulated reoly received
City Engineer ( 5/7/84 ) (yes) (no)
Building Inspector ( " ) (yes) (no)
Fire Marshal ( �� ) (yes) (no)
Park Department ( — ) (yes) (no)
City Attorney ( — ) (yes) (no)
memo attached
(yes) (no)
(yes) (no)
(yes) (no)
(yes) (no)
(yes) (no)
2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATION MEASURES
Concerns Mitioation Measures
Do the plans comply with all Request comments from the Fire
Fire and Building Code require- Marshal and Chief Building
ments? Inspector.
Does the applicant satisfy the Review applicant's 5/2/84
four legal requirements for the letter; make findings.
granting of a Variance?
Are classes compatible with Review site; make determination.
surrounding land uses?
3. CEQA REQUIREP�E�ITS
If a Negative Declaration has not been posted for this oroject:
Is the project subject to CEQA revie�v? YeS . See Negati ve Decl arati on ND-
IF AP� EIR IS REQUIRED:
Initial Study comnleted
Decision to prepare EIR
Notices of preparation mailed
RFP to consultants
Contract awarded
Admin. draft EIR received
Draft EIR acce�ted by staff
Circulation to other agencies
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)
)
)
)
)
)
)
Study by P.C.
Review oeriod ends
Public hearing by P.C.
Final EIR received by P.C.
Certification by Council
Decision on project
Notice of Determination
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4. APPLICATIOM STATUS Date first received ( 4/23/84)
Accepted as complete: no( ) letter to aoplicant advising info. required ( )
Yes( _ } date P.C. study (��i�/�'� )
Is application ready for a�ublic hearing? (yes) (no) Recommended date (f� � 2 i I}3y�-)
Date staff reoort mailed to aoplicant ( b�'x5r"j�..�-) Date Commission hearing (�-/�S"JS,';,j-)
! /
Application approved ( ) Denied ( ) Appeal to Council (yes) (no)
Date Council hearing ( ) Anolication aporoved ( ) Denied ( )
�l�i� c�, �•�•�
T—signed date
<
�.
23 April 1984
Burlingame Planning Commission
501 Primrose Road
Burlingame, CA 94010
Sharon Cheek
824 Edgehill Drive
Burlingame, CA 94010
(415) 343-73h2
RECf�IVI�d
NlAY - 2 1984
Cm�eu�t� E
RE ; APPI, ICAT ION FOR VAR IANCE, ZOTS F& G, BI,OCK 1, BURLINGAME
TERRACE, 824 EDGEHILL DRIVE
Dear P�anning Commission Members:
The following supercedes a 13 March 1984 letter regarding an
application for a parking variance, attached. The property is
currently owned bv my husband and I and consists of a two bedroom,
one bath, 1070 square foot residence with a single car dPtached
�arage on a 4050 square foot lot frontin� both Edgehill and
California Drives.
A piano teacher by profession, I currently lease 900 square feet
of commercial off ice space for my business at �59 Galifornia
Drive, approximately 1000 feet north of our propert,y.
The proposed structure for my business would contain a one story
900 gross square foot buildin� housin� 4 88 square feet of classroom
space, 152 square feet of classroom spacP, an entry/waiting
area, 9ne handicapped toilet , and storage areas.
In accordance witY� Chapter 25.54, Variances, Title 25 Zoning,
the following reasons are stated for seeking this variance.
1. The property was originally purchased on the assumption
that it would be used for a commercial business with the
addition of another structure. An undue propert,y loss
would occur if this parking variance is not �ranted.
Adequate space is not available for a turn-around area
on the site; therfore, on-site parking would be illegal.
2. This structure is necessary for the enjoymPnt of our
property and preserving the concept of a residence/
business establishment, ideally situated for this property
which fronts both a residential street, Edgehill Drive,
and a commercial strip, California Drive.
L+ �
Pa�e 2
3. Granting of this variance would not serve as a detriment
to public safety. Ninety percent of my students either
walk or ride bicycles to their lessons, the remainder are
dropped-off and picked-up by their parents within a few
minutes with adequate street parking currently available
on California �rive.
4. The property is currently zoned C-2, commercial service
area, and granting of this variance would not adversely
affect the comprehensive zoning plan of the city.
It should be noted that very few businesses within this area
of California Drive currently provide on-site�-�arking and
plentiful street pa.rking is generally available. Three
on-site parking spaces are required for the proposed
structure and street parking for two vehicles is available
directly in front of the site.
A Burlingame resident for over 25 years and well established in
my profession through 10 years of teaching in Burlingame, it is
unforeseeable that this structure would be used for another
business other than my piano studio in the next 15-20 years.
For the above reasons, I ask that you consider granting this
variance.
Very Truly Yours,
����
Sharon Cheek
� ��
From: Sharon Cheek
To: Planning Commission
Re: Application for a parking variance at 824 Edgehill Dr.
Additional information in regards to use and traffic:
�t��O���
��iAY - � �a8�
CITY OF BURIINGAME
PWVNING DEPT.
I am a piano teacher who teaches lessons in small groups as well
as private lessons. Beginners come two times a week for a half-
hour, generally between 3:15 and 4:45• More advanced students
attend once a week,later in the afternoon, for a 30-¢5minute
theory lesson as well as a private or semi-private lesson.
Currently I have 68 students between the lst-12th grade. They
attend between 3:OOp.ma-8:30p.m. It is un�ikely that this number
will increase signif icantly because: (1)TY�at is the maximum I
can handle, (2)The school day will be lengthened in the next three
years, and may extend further into the afternoon. This would
cause a loss in the available teaching hours. i3)I am planning
a family and may have to cut back �uring the child-raising years.
It is for that reason that there is a second studio proposed. The
teacher who will be teaching currently commutes to houses and
teaches only private and semi-private lessons. She is being
trained to take over my classes in the event of my pregnancy.
The following chart gives you the specific number of children
taught each day an�] hour of the week.
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Please note that the peak hours of attendance(3-5p.m.) are also
the hours of the most non-auto means of travel. Many children
walk directly from school or ride their bikes. The bus stop
is a mere 50 ft. away. This bus stop drops off children from
B.I.S.
The following f igures are the precise breakdown of the means
of transportation used by the 68 students. These f igures are
based on trips to and from the studio.
STUDENTS PERCENTAGE
NON AUTO 15 22/
DROP OFF & (These figures do not
PICK UP ¢6 6g� reflect carpools. The actual
traffic per week is less than
PAR� & 7 10/ this.)
WA IT --�-8 10 °o
The figures for the park and wait are higher this year because
I have four hi�h school students who drive themselves to lessons.
Three of these are graduating seniors. It is unusual to h�ve
that many students in that age group, as most do not continue
that lenghth of time.
Please also note that the maximur� number of students in my classes
is 8. A class of 8 does not necessari7�y have more traffic than
a class of 4, as carpools are generally formed in the classes.
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TRIP ENDS TO/FROM SITE
The peak hours for students being picked-up and dropped-off by
their. parents are between 3-5 PM.
On an avera e da�7t�sere are approximately nine (9) drop-offs
and twenty �20) pick-ups.
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. _ �� PIANN{NG DEPTME
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Olga Chambers
Dollar Watchers
872 San Antonio Rd.
Palo A1�to, Ca.
May 28,1984
To: The Plannin� Commission
City of Burlingame
Re: Sharon Cheek's application for a parking variance
at 82¢ Edgehill Dr.
Dear Commission Members:
For the past three ,years Sharon Cheek has leased commercial space
for her piano studio in the building which I own on California Dr.
The spacP which she leases, 859, is approximatel,y 300 ft. north
of her proposed building.
Tn all this time, I have never had anv tennant complain about
difficult,y in parking as a result of her st»�3io. This is significant
because all my tennants, including-Sharon, park ree�ularlv on the
street. Generally, there a.re 4-5 cars from my buildin� parked
on the street.
For this rea-son, I ur�e
proposed building. I am
traff ic problems.
you to grant a parking variance for her
confident that this will not cause any parking or
0
Landlor
hambers
9 California Dr.
.` ,
WRITE IT—DON'T SAY IT INTER-DEPARTMENT MEMORANDUM
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DATE : Sr 7- �7
MEMO T0: CITY ENGINEER
�,,.C�IEF BUILDING INSPECTOR
FIRE MARSHAL
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FROM
SUBJECT:
PLANNING DEPARTMENT
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An application has been received for the above project for review by the
your comments by `%2 � 30
Planning Commission. The application will be scheduled for �.D
at t�}eir �� // meeting. We would appreciate having
Thank you.
Helen Towber
Planner
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DATE : �' 7— S�
MEMO T0: vt;1TY ENGINEER
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
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FROM: PLANNING DEPARTMENT
SUBJECT: P�i� va.��
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An application has been received for the above project for review by the
Planning Commission. The application will be scheduled for �l.Dy�
at their �.e // meeting. We would appreciate having
your comments by �2 � 30
Thank you.
`
Helen Towber
Planner �, P�������� �"j�g �
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BURLINGAME FIRE DEPARTMENT
TO: Meg Monroe, City Planner
FROM: Malcolm Towns, Fire Marshal
SUBJECT: 824 Edgehill Drive
DATE: May 9, 1984
I have reviewed the plans submitted and have the following
requirements:
1. The exterior walls on the property line must be two (2)
hour construction.
2. Windows on the wall facing the residence must be wire
glass with rated frames.
�.,��- �—
Malcolm Towns
Fire Marshal
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T0: The Planning Commission
Re: Verification of the footage on the 824 f:dgehill Dr. plans
From: Sharon Cheek
If the variance is granted, a professional land survey will be
done. These f igures reflect an amateur's tape measure.
The distance from the house to the property line is 27 feet
4 inches. The current fire code requires the existing porch,
which is 46�� to be torn down and replaced with non-combustible
material. At that time, it will be the minimum width-2 ft. 6".
Therefore it will be 22 ft .( porch )-�- 4Ft .( clearance )�- 21 ft .( studio )_
272ft .
Therefore, we may be off by two inches. It may also be accurate,
since it is difficult to measure with a back fence in the way.
����`V ��
JU� 1 � �984
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'�OiMMUNiCATION RECEIV�G
''�'� ��7i0N
a�`� q�,�'T
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R���IV�D
J�y 1 � ��5�
T0: The Planning Commission
FROM: Sharon Elliott Cheek ����Ni���
R:&: Reasons for seeking the parking variance
for the purpose of buildin� a piano studio
COMMUNICATION RECEfVED
AFiER PREPARATION
a.+ OG���U��11 Dr e
The following statement is a more detailed explanation as to the
reasons for sePking this parking variance. This was requested
by the chairman at the study meetin� June llth. In accordance with
Chapter 25.54 the followin� reasons are stated for s.eeking this
variance:
1. An undue property lo�s would occur.
A history of my business will further clarify this point. I am
a lon� time resident of Burlangame, I attended Persing, McKinley,
BIS, and Burlingame High School. Upon receivir�� an MA degree in
piano performance from S.F. State University, I spent two years
in Princeton, N.J. trainin� to be an educational consultant for
piano teachers.
Tn 1976 I returned to Burlingame and began to set up my business
at 815 Acacia nr. This property was owned by my �randmother
and I rented rooms to help pay my rent. I be�an with about ten
students. mhe studio grew consistently. In the sprin�, 1978,
a nei�hbor complained about the studio and I discovered that
I was in an R-1 district and could not teach classes in that
zone. Therefore, in the fall of 1978, my parents(Bart & Evelyn
Elliott) sold the Acacia Dr. house and purchased the property
at 82¢ Edgehill Dr. This was a long, diff icult process. It was
not easy selling a house that had been in our family for 25 years,
nor was it easy to find a house that was poosible for me to conduct
classes in. At that time, the city planner, John Yost, told us
that I could only teach in an R-4, C-1, or C-2 district. Only
50 pieces of property were evpn possible. Many of these were very
large multiple structures that were f inancially unfeasible. Since
1978 many of these lots have been turned into apartments, thus
eliminating my future possiblities.
Since I have always wanted to have a familv we looked specifically
for property that we could a�3d to. Since the zone wa.� C-2, two
buildings were possible on the lot. At no time were we informed
as to the need of a parking variance for the additional structure.
We were assured that teaching classes was possible along with
building a second structure. ThPrefore, in Sept. 1978 I moved
the piano studio from Acacia Dr. to the house at 824 Edgehill Dr.
In October of 1981, the piano studio grew again..Some commercial
property became vacant down the street at 85g California �r.
So I moved the��studio again.
In Au�ust of 1982 I married David Cheek. We purchased the 824
Edgehill Dr. property from my parents at a substantially reduced
price and moved in shortly thereafter.
a �� •
I am currently paying �800 a month rent at 859 California Dr� or
�9600 a year. My profit from my business is only �3000-5000 per
year for 68 students and full time work. I cannot afford to
cont inue at this rate. We would like to stay in Burlingame an�
begin a family, but my income does not justify staying in business
in this city. My only hope is to lower my overhead by building
myself. This was why the property was purchased in 1978 and why
I am seeking this variance.
As you can see from this history, I am makin� all attempts to
comply with the zoning in Burlin�ame, and to live in Burlingame
permanently. To accomplish this, we are willing to give up
our entire back,yard and garage, and live with a carport. The
plans you see before you are the fourth set handed into the city.
If you do not grant this variance I only have a few alternatives:
(1)Continue to work for a�3000-5000 prof�� (2)Change professions
(3)Move out of the area to a city with less expensive property
or(4) �ear down the existing structure and build a commercial
structure that complies with the parking regulations. This would
create a commercial lot on the Fdgehill side of the property, in
the middle of a residential street. I do not want this. I don't
want it for myself, or my neighbors, or �urlingame.
2. This variance is necessary for the enjoyment of our property
and preserving the concept of a residence/business establishment.
I am 34 and would like to begin a family soon. Having my business
"out the back door" would be ideal for raising infant and young
children. With the high cost of living in Burlingam.e I have faced
the reality that both my husband and I will always work. ;This
was why we purchased the property.
3. Granting t�his variance would not serve as a detriment to
public safety.
My studio does not generate a lot of traff ic or parking problems.
I teach a combination of private and class piano. Classes are
taught on a school year schedule. During the summer lessons are
95/ private or semi-private lessons. During the school year
classes operate between 3:00-8:30 p.m., thus hard�y interferring
with the business hours of the other businesses on the street.
In addition to that, 22/ of the students walk, ride, or take the
bus. 68/ of the parents dropoff and pick-up their children.
Only 10/ ever park and wait. This 10/ is higher this .year since
I have 3 graduating seniors as students that drive to their lessons.
Therefore, the number of hours my students actually park is 4/
of the total hours in a week. The percentage of students taking
the bus to lessons will probably increase due to the school board�s
decision to make Intermediate a 6th,7th, and 8th grade school. The
bus from Intermediate stops 100 ft. from the proposed site.
The enclosed pet ition supports my statements.
drivers signed and stated that they had had
problems. 100/ of the surrounding businesses
100 / of the current
no parking or traffic
have had no problems.
l,
�� �s �7
100 / of the current residents in my building have signed and
stated that they have had no problems caused by my business.
If you were to grant a variance on California Drive what better
business to grant it to than one that doesn't run on weekends
and holidays, runs basically from 3-8:30 p.m.,t has less business
in the summer months, and has minimal parking needs.
4. This property is already zon.ed C-2 and would not affect the
zoning of the city.
Building on the California Drive side of this building would in
no way change the appearance of the Edgehill side of the street.
It would, however, upgrade the appearance of the California Dr.
side of the property. It would be the first building to upgrade
the California Dr. side without creating additional problems.
An underlying issue to my variance is how Burlingame can maintain
its creative arts services for its citizens. I currently support
all the drastically cut back sehool music and church music programs
in the Burlingame community by teaching children ha�a to read
music fluently. I am a very sucessful teacher. I have bought
a small house in Bur�ingame for a substantially reduced price.
Yet with all this-succ�ss and a discount house- I am bar�ly earning
a profit in this city.
Many of the people I grew up with that chose the arts as a profession
have been forced to move out of the area or the state. At least
two piano teachers in Burlingame gave up the profession because
they could not earn a living. I am not in a pr.ofession that
will allow me to afford a�120,000 office condominium.
If the planning commission votes to oppose this issue I ask you
to suggest a viable alternative and location for my piano studio.
_ t, �,
iY3MMUN1CAT10(�R r���E1VED
AFTER PREPARATION
REC�IVED
�J�l'� Y �' i�i�i�
CITY OF BURLINGAME
We, the undersigned, requ����.�.ing commis�ion to ��o�'•
a parkin� variance to Sharon Cheek for the purpose of buildin�
her piano studio on the California Drive side of her 824 Edgehill Pr.
property. Currently we have found no traffic or parking problems
at her curre t location 300 ft. north of the ropo ed ite.
/OO�a a�f�c Cccrre�►,�' ��� v�,►� ie•�.�s a�� :.
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We, the undersigned, request +he planning commission to �rant
a parking variance to Sharon Cheek for the purpose of buildin�
her piano studio on the California Drive side of her 824 Edgehill �r.
property. Currently we have found no traffic or parking problems
at her current location 300 ft. north of the proposed site.
/
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�OMMUNICAT{ON REC�t49� i�
94FTER PREPARATI�tv
�F STAPF f�POR?
120 Occidental �ve.
Burlingame, CA g/�010
June 16, 19$�.
To: Tri� B�arlingame Planning Commission
From: ����? liam R. ti^lard r � _
L����s��
Tha.s is to urge you to approve the application for a
parkir_� variance at $21� Edgehill Dx�. in connection with
Sharon Cheekts plan to establish a piano studi� there.
I also hope you will grant her a permit for cl.ass lessons.
The cultural life of a community begins VTith the children
of the communityo RTow that there is little 1.eft of the
music programs i.n the ��ublic school system� ths cultural
life of the community begins in the studios of the private
music, dance and art teachers. �
As Direetor of I-iusic at the United NIethodist Church of
Burlingam�, I can provide first-hand evidence of the
manner in which the influence of the music training which
young people receive in studa.os such as Sharan Cheekts and
otherst has spread into the life of our church. Children
who have begun their music training in �he studio of
Sharon Cheek hav� found important places in the church,
contributing to the music program of the churc�a in major
ways and finding themselves bei.ng fulfilled as persons in
the community. I can give you the names of m�n� young
people tivho have studied with Sharon Cheek and are now
contributing to the artistic life of the church, the
community and the area in general.
i��Jhen public budgets are slim, the first programs �o be
eliminated are the arts which are so important in the life
of everyone. Here is an opportunity for you to provide
support for-the cultural life of our city and to allow for
an education in the arts to take place in ona of the few
places left in our present society by szmply approving
the variance and granting the permit which Sharon Cheek
seeks. Gitile our youth the opportunity for a musical
education now virtually unavailable to �hem i� the public
schopls.
Thank you�
�
�OMMt1NiCATION RECEIVEp
�fTER PREPARATION
� Burlingame School District �������������
� � � � � � � �
MCKINLEY SCHOOL
701 PALOMA AVENUE
BURLINGAME, CA 94010
344-9313
FRED WM. HERON, Principal
,! liN 19 198�
Z t cr�+i: ; _'',
City of Burlingame
Planning Commission
501 Primrose Road
Burlingame, California 9�+010
Gentlemen:
June 18,198�+
It is my understanding that Sharon Elliot Cheek's request for
a special permit and parking variances for her property at
821+ Edgehill will come before the Commission on June 25,198�+•
Sharon's studio is a valuable asset to this community. In
addition to providing private lessons, Sharon encourages
student participation in our instrumental programs. Her students
are always well prepared for our program. They have provided
accompaniment for our holiday concerts and have performed re-
gularly in our annual talent shows.
I would encourage your approval of Sharon's request in order
to allow her continuing contributions to our community.
Ve� truly yours,
Fred Wm. Heron
Principal
FWH:lr
�C i F:� � S�N commercial interiors
June 22, 1984
Mrs. Sharon Cheek
824 Edgehill Drive
Burlingame, CA 94010
Dear Mrs. Cheek,
����iv��
JUN 2 5 1984
� PTMI.ANNING OEPT�
uJ"'�.��: y+.
«f,��
1��� � � �
31
\�'�'�..�..�.�w�'
!'�OMMUNtCATfpN R�C��V�U'
AfTER pR�pqRATfON
i�F STi4�� �Ep���:
With reference to your application to the City of Burlingame for
construction of a 945 square foot piano classroom/studio �+rhich
would be adjacent to my properCies located at 820 Edgehill Drive
and 821 California Drive, Burlingame, California, this is to
inform you that I would have no objections to this construction
project.
I am in receipt of a Notice of iiearing for this special permit
and parking variance. However, I �vill not be able to attend the
Council meeting scheduled for Monday, June 25th 1984 at 7:30 p.m.,
and would like you to feel free to give this letter to the Planning
Coumiission on my behalf if you think it will help your case.
Sin ely,
-�.'� �
PIiILIP F. ACKER
owner
PFA/ss
1530 GILBRETH ROAD • BURLINC;AME, CA 94010 •(415) 697-1453
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