HomeMy WebLinkAbout852 Edgehill Drive - Staff Report� Y �
MEMO T0: PLANNING COMMISSION
FROM: CITY PLANNER
SUBJECT: VARIAP�CE TO ENLARGE THE EXISTING DINING AREA AND
ADD 0�lE BATHROOM AND DECK TO A NON-CONFORMI�JG HOUSE
BUILT TO THE SIDE PROPERTY LINE AT 852 EDGEHILL DRIVE
P.C. 11/26/79
Item No. 1
The three bedroom, one bath house at 852 Edgehill Drive was constructed in 1911 on a
50' x 140' lot. During construction it was inadvertently placed directly against
its southeasterly side pro�erty line*. In the 1920's the lot was reduced to only
50' x 90' when United Railroads (the old Market Street trolley line) acquired a
50' x 50' portion of the property. California Drive was eventually widened and a
retaining wall constructed along this frontage. These two steps cut off the original
garage (under the back of the house) from the adjacent public streets.
Mr. Sterling Mills ourchased 852 Edgehill Drive three years ago. Repairs have been
made to correct years of neglect. The property is zoned C-2, and all the adjacent lots
have been rebuilt or converted to multifamily structures. The continued use of this
property as a single family home is, however, consistent with other properties on the
western side of Edgehill Drive, the majority of which are older homes (although zoned
R-2).
Mr. P4ills would now like to remodel this house by enlarging the small breakfast nook
(6' x 11') adjacent to the kitchen into a dining area (11' x 12') with adjacent
bathroom. Because of the steep slope to his lot, a 400 SF deck is also proposed across
the back of the house. These improvements are substantially more than the "normal
maintenance and repairs" authorized by Code Sec. 25.50.070 for non-conforming properties.
A variance is requested because Code Sec. 25.50.080 states that a"non-conforming
building may be enlarged or extended only if ...(it) is made to conform to all the
regulations of the district in which it is located". In this instance, a 3' wide
section of the house would need to be removed along the entire southeasterly side,
and a new garage constructed to provide off-street parking to code standards. The cost
of either of these two items would be substantially more than the proposed dining
room/bathroom/deck; Mr. Mills advises that the additional expense would be prohibitive,
and would require that the proposed improvements be cancelled.
The plans filed with this ap�lication show that the apartment house constructed to
the southeast is approximately 9' away from Mr. Mills' home, although a portion of
the building is within 5'. Reasonable access around both structures is available
to the Fire Department. The proposed addition to 852 Edgehill Drive will be at the
opposite side of the house, and will not further complicate the 1911 mistake on the
southeasterly property line. The plans note that the three existing windows on the
property line will be closed for additional protection to both buildings.
Sheet 3 of the plans illustrates the problem of providing on-site parking. Access to
the original garage is impractical because of the 24° slope up from the new California
Drive property line. A garage could be excavated into the hillside, adjacent to the
street, but a 20' x 20' two car size would require the removal of 600 cubic yards
of earth and a 14' high concrete retaining wall across approximately 40% of the width
of the lot. If additional bedrooms were proposed, staff would recommend that this
The single family house since converted to a duplex) just to the north at
856 Edgehill Drive was alsq mistake�ly placed adjacent to its southeasterly
side property line.
-2-
parking should be provided. In this instance, the requested addition is only for a
larger dining area and second bathroom; the use of this property will be substantially
the same as it has been since the use of the original garage was lost in the 1920's.
The proposed addition will not interfere with the aossible future construction of a
detached garage.
After reviewing Mr. Clills' variance affidavit and letter to the Commission, together
with the plans filed with this application, staff believes that the proposed remodeling
is both modest in scale and consistent with the General Plan's policies which encourage
the improvement of Burlingame's older neighborhoods. It is therefore recommended
that this application be anproved if the Commission first determines that the four
legal requirements specified by Code Chapter 25.54 are met.
JRY/s
11/19/79
�� � . �-
JOHN R.
CITY PLANNER
CC: Mr. Sterling Mills
,
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APPLICANT'S AFFIDAVIT FOR VARIANCE
LEGAL �EQUIREMEIVTS FOR VARIANCE
��. Has applicant read Chapter 25.54 of the City Ordinance Code?
Yes „/� No
�
C. Describe why the variance is necessary now to preserve the
continued use and enjoyment of the property.
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D. What hardships would result if your request were denied?
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IS APPLICANT THE LEGAL OWNER OF THE PROPERTY? Yes �/ No
IF N0, INCLUDE THE FOLLOWING:
A. Owner's name
B. Owner's address
C. Attach signed statement from property owner declaring knowledge of
and agreement to this variance application.
Describe the exceptional circumstances or conditions appli�able
to your property which do not generally apply to other properties
in your area, ar.d the extent to which you may deserve special
consideration to which your neighbors are not entitled.
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MPmbera �f thP Rurlin�ame Plannin� Comm3ssion;
We areasking for t_hi_s variance on our propert,y
for the followi.ng reasons.
1. To make our home more livable,
2. To utili.ze some back ,yard area, and
3. To attempt to bring the propertv closer to
code.
Our home, which we have owned ior almost three
,years, was built in 1911. At that time the lot measured
50 ft. b,y 140 ft. Since then a 50 ft. strip has been
removed from the eastern boundr,y leaving a 50 ft. b.y
90 ft. lot. This transaction took place in the 1920�s,
assigning said property to iJnited Rai.lroads ( the old
Market St. Line ) rendering the existing gara,�e useless
b.y removing the original drivewaY and changing the
�rade of the rear vard from approximatelv 12� to 24�.
Further building has left our home i.n a"not to
code" condi.tion. For example, the propertv at 848 Edge-
hill Dr., a four unit apartment buildi.ng built approx-
imatel,y seventeen to twent.y ,years ago, was built with
a roof to roof clearance of 3 ft. 4 in, and wall to
wall clearance of 5 ft. The garage�patio was built to
the propert,y line.
We are willing to bring our propertv up to code
b,y blocking off the windows on the so�tlh side to elim-
inate the unprotected horizontal openings between the
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two building4 pvPn th�u�^h thP vinla.ti�nG wPrP �up tn
thP 7 a.tPr ��nctru�fi i �n f� thp a.pa.rtmnnt l�i�i 1�i n�r in
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nuPcti r�n c
Of Edgehill tlr. property having frontage on Cal.-
ifornia Dr., 856, the last house before Ed�ehill Dr.
turns West, is a rental property with an apartment below
(�?55 Cali_f. Dr. ), 848 is a four unit apt. bui.ldin�
and 844 is an eight unit apt. building.
Although off street parking is a requirement, we
find ourselves in a position dissimilar to that of our
neighbors d.ue to the fact that access is not available
from ��$gehill Dr. and garage space would have to be built
on Californi.a Dr., presenting the additional problems
of access from the house and security for the building.
While realizing that cost i.s not a factor in grant-
ing a variance, we submit that the eost of such a project
is prohibitive, and the money available to us would
be better spent upgrading and repai.ring the building
and correcting other code vi_olations.
The house when purch.ased was in a state of di_s--
repair and we have been workin� to make it safe and
comfortable. Just this past summer we have a new roof
installed and repaired rain damage su.ffered last winter.
. . . �
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( 3 )
Issuance of this variance will allow for tY�e replacement
of a floor beam under the kitchen, replacement of the
rear stairs, as well as providin� us with a much needed
second bathroom, added dining space and a usable back
yard.
We sincerel,y hope that vou will f ind that our
proposal is in the best interests of all concerned;
ourselves, our neighbors, and the Citv of Burlingame.
Sincerely,
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St irl ing C. and
Karen M. Mills
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� AAT[DJVIIEtr/
Application to the Planning Commission and
City Council of the City of Burlingame
1. APPLICANT
I Date f 'iled (� 13 ��
Study meeting --
Public hearing II Z,(� 7
Action
A . Name �7� �� %`�.� �- �- �� ��S
B. Address �S � C: j�� ���,�,/� ,�/� �
City
2. PROPERTY
�-I..IF /�"t L �
Z ip j y�%/ � Telephone :� `J-� ^ � j �' :
A. Address S�'S� �� L-'"��c���=�. �� ���� �
B. Legal Lot �'2. Block /
Description: Subdivision j� s:� /„�.t.�-.-, �---- / _-���c�,
C. Assessor's parcel number (APN) ����"" �. '-° �''' �'"`p Zone C-Z
D. Existing land use and improvements_ �-/ _
3. VARIANCE REQUESTED
�tt�i�� �✓ c G X / Z ji� r� i� �- /��?r= �� ,lG x/� i.� i% T� �,�= /"� � �. %_
4. SITE PLAN
Attach site plan, drawn to scale, showing all existing and proposed major
improvements, located by dimension from property lines and adjacent
structures. Sidewalks and curbs (if any) on public right-of -way should
also be �hown. Include building elevations, if relevant.
5. ITEMS SUBMITTED WITH APPLICATION:
Authorization by property owner.
Title report showing proof of ownership (except for R-1 & R-2 property).
Affidavit for Variance.
Site plans, elevations and exhibits.
Fee: �0 for application on R-1 or R-2 property)
($75 for other zoning dist icts)
� Receipt No. ��Z Received by a�
I hereby certify under penalty of perjury that the
information given herein is true and correct to the
best of my knowl d�e d k�elie -
i��� , _ _ �:
Signature ..�'C�- ��� Date i/ /� �/ _
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