HomeMy WebLinkAbout725 Crossway Road - Staff Report� �� ) �
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P.C. 12/9/91
Item #3
MEMO TO: PLANNING COMMISSION
FROM: PLANNER
SUBJECT: PARKING VARIANCE FOR A SUBSTANDARD GARAGE FOR A
SECOND FLOOR ADDITION AT 725 CROSSWAY ROAD. ZONED
R-1
Yuzo and Naoko Ishizaki, applicant and property owner and Robert
Colyer, architect are requesting a parking variance for a substan-
dard garage for a second floor addition at 725 Crossway Road, zoned
R-1. The existing garage is 4' short in length at 12' X 16'(192
SF) where the code requires 10' X 20'. The applicant is propbsing
to expand the existing single story house (one bedroom, study, and
family room, 1443 SF) by adding a trellis over the deck at the rear
(178 SF) and a second floor (649 SF) creating a three bedroom, two
bath house (34� increase, 2462 SF total including garage). The new
house requires one covered and one uncovered parking spaces for
four bedrooms (the family room counts as a bedroom for parking
calculations). All other zoning codes have been met.
Staff Review
City staff have reviewed this application and the Fire Marshal
notes (11/12/91 memo) that all walls within three feet of the
property line shall be of one hour construction with no openings.
The City Engineer notes (11/12/91 memo) that the garage could be
expanded by being built closer to the property line retaining the
clearance to the deck, or the deck could be cut back to provide the
required clearance. Therefore a garage solution is possible.
Applicant's Letter
The applicant notes in his variance application that there are at
least three existing tandem uncovered parking spaces, hidden by a
gate, located behind the front setback line. The existing garage
is large enough to accommodate either of the automobiles that the
owners use (a Honda Accord or a Mazda RX-7). The existing garage
cannot be enlarged because the structure contains termite damage
and would need complete removal and replacement. To replace the
garage would cost $25, 000 and would provide an extreme hardship for
the growing family. The existing uncovered parking will provide
enough parking for the new addition and exceeds the minimum
requirements of the code by providing screening and more spaces
than required by the code.
Findinqs for a Variance
�a
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 circumstanaes 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 �
the applicant, and to prevent unreasonable property loss or
unnecessary hardship;
(c) the granting of the application will not be detrimental or
injurious to property or improvements in the vicinity and
will not be detrimental to the public health, safety,
general welfare or convenience;
(d) that the use of the property will be compatible with the
aesthetics, mass, bulk and character of existing and
potential uses of properties in the general vicinity.
Planning Commission Action
The Planning Commission should hold a public hearing. Affirmative
action should include findings made for the variance requested.
Reasons for any action should be clearly stated. At the public
hearing the following conditions should be considered:
1. that the project shall be built as shown on the plans submit-
ted to the Planning Department and date stamped December 2,
1991 Sheets T-1; A-3; A-5; and A-6;
2. that the conditions of the Fire Marshal's November 12, 1991
memo shall be met; and �
3. that the project shall meet all Uniform Building and Uniform
Fire Code requirements as amended by the City of Burlingame.
Jane Gomery
Planner
cc: Robert Colyer
Yuzo and Naoko Ishizaki
STAFF REVIEW OF APPLICATION TO THE PLANNING COMMISSION
I. Project Address: 725 Crossway Road
II. Project Description and Permits Requested:
Parking Variance for a substandard garage for a second floor
addition at 725 Crossway, zoned R-1. The existing garage is
4' short in length at 12' X 16'(192 SF) where the code
requires 10' X 20'. The existing single story house with one
bedroom, study, and family room (1443 SF) is adding a trellis
over the deck at the rear (178 SF) and a second floor (649 SF)
creating a three bedroom, two bath house (34� increase, 2462
SF Total with garage). The new house requires one covered and
one uncovered parking spaces for four bedrooms (the family
room counts as a bedroom for parking calculations). All
other zoning codes have been met.
III. Property Identification:
Assessor's Parcel Number(s): 029-045-080
County: San Mateo Lot No: 20 Block No: il
Subdivision: Burlingame Terrace No. 2
Lot Size: .134 Acres
Zoning: R-1
General Plan Designation: Low Density Residential
IV. Existinq Site Conditions and Adjacent Land.Uses:
Existing single story house located midblock in a residential
district zoned R-1. The proposed use is in conformance with
the General Plan Designation of Low Density Residential.
V. CEQA Status:
Categorically exempt p;er CEQA Code Sec. 15301 Existing
Facilities Class 1(e)' Additions to existing structures
provided that the addition will not result in an increase of
more than: 50� of the floor area of the structures before the
addition, or 2,500 SF, whichever is less.
VI. Project Data:
Proposed New Construction:
including a bedroom and�bath;
floor deck: 827 SF Total
649 SF second floor addition
178 SF trellis over the first
Existing Area: 1443 SE single family residence with one
bedroom, study, and family room (counts as a bedroom for
parking calculations); 192 SF garage: 1635 SF Total
Proposed Percent Increase in Area:
34� :2462 SF
� Required Proposed
Front Setback:
Side Setback:
(north side)
Side Setback:
(south side)
Rear Setback:
Lot Coverage:
Building Height:.
On-Site Parking Spaces:
15' or AVG.
4'-0"
4'-0"
20'-0"(ex. & prop.)
4'-6" (ex. & prop.)
16'-0"(ex. & prop.)
15'-0" 31'-0"(ex. & prop.)
40$ max. 31�
30' or 2� stories 24'-0"
one covered one covered
(10' X 20') * (12' X 16')
one uncovered one uncovered
* Parking variance required for substandard length of stall
(16' existing and 20' required).
� PLANNING DEPARTMENT
CITY OF BURLINGAME CITY HALL - 501 PRIMROSE ROAC
APPLICATION TO THE PLANNING COMMISSION BURUNGAnnE, CALIFORNIA 9401C
.
Type of Application:
Special Permit X Variance Other
Project Address 725 Crossway Road, Burlingame, CA
Assessor�s Parcel Number(s) 029-045-080
APPL I CAN'r
Name: Yuzo and Naoko Ishizaki
PROPERTY OWNER
Name : ( S ame )
Address: 725 Crossway Road Addresss
City/State/Zip Burlingame,CA 94010 City/State/Zip
Telephone:(Work)981-3120
Telephone (Work)
(Home)344-7920 (Home)
ARCHITECT/DESIGNER ���� �� �r "
Name: The Colyer/Freeman Group:� Pearl Freeman Please indicate with an
AIA asterisk (*� who is the
Address:261 Pope St. contact per.son for this
proiect.
San Francisco, CA 94112
Telephone (daytime): 469-0939
PROJECT DESCRIPTION Second story addition to existinq one story residence
(building permit applied for separately). Variance request pertains only to
the garage size requirements of Zoning Code Section 25.70.020 (a) (2).
AFFIDAVIT/SIGNATURE:
I hereby certify under penalty of perjury that the information given
herein is true and correct to the best of my knowledge and belief.
�� -- �_ . � � / /l � ��j .
App i� t�s Si ture Date
I know about the proposed application, and hereby authorize the
above applicant to submit this application.
�: _ � , , �� �
i �i �� �,1�/:���../� �, � 9/
Pr e y Owner s Signature Date
-------------------------- OFFICE USE ONLY -----------------------------
/�"��-i � Fee � /
Date Fileds � ��dxx R+eceipt #
Letter(s) to applicant advising application incomplete: '
Date application accepted as complete:
P.C. study meetir�g�(date P.C. public hearing (date) �- -
P . C . Action i,��
Appeal to Council? Yes No
Council meeting date Council Action
VARIANCE APPLICATION
725 CROSSWAY ROAD BURLINGAME, CA
SUBJECT: Request for variance from Burlingame Zoning Code (Title 25 Section 25.70.020 (a) (2)
Interior dimension , clear within garage.
a. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to
other properties in the area.
l. The zoning code requires that if an existing residence is being remodeled and will have four bedrooms or less
(as does our proposal) then one covered and one uncovered parking space must be provided. The existing
conditions of 725 Crossway pro�ide one covered and at least three uncovered parking spaces, not only behind the
property line but behind the setback line, concealed by a gate. The zoning code additionally requires that the
minimum dimensions of the covered space be 10'-0" x 20'-0". It is from tlus requirement that we respectfully
request a variance. The variance is requested for the following reasons:
- The existing garage measures 11'6" x 15'-6" clear interior dimension; this is only 22 square feet less
than the code requirement and is sufficiently large to accomodate either of the automobiles we own (a Honda
Accord and a Mazda RX-7). Therefore we believe that the current configuration of off-street parking meets the
intent of the wning code.
- The existing garage can not simply be enlarged due to the fact that the structure contains some termite
damage and would need complete removal and replacement.
b. Explain why the application request is necessary for the preservation and enjoyment of a substantial property right and
what unreasonable property loss or unnecessary hardship might result from the denial of the application.
1. Denial of this application for variance would result in substantial economic hardship, particularly in light of
the fact that the existing garage provides a structure which accomodates the intent of the code. We have received
an estimate of $25,000 to construct a replacement structure. This cost added to the already high cost of the new
residential addition (required to accomodate our growing family) would be an extreme hardship.
c. Explain why 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.
l. It is our opinion that the intent of this clause of the zoning code is to provide adequate and aesthetically
pleasing provision of off-street parking in residential neighborhoods. We contend that the current configuration of
off-street parking, which exceeds the quantity and screening requirements of the code, provides an equivalent
condition w}uch does not result in any incovenience either physically or aesthetically to our neighbors.
d. Discuss how the proposed 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.
1. Several factors indicate that the granting of this request for variance will create a condition which will be
compatible with the existing neighborhood.
a) This request focuses only on the garage structure; the residential addition is completely in compliance
with the provisions of the code.
b) The screening of off-street parking both by the existing enclosed garage and the white painted picket
fence style gate exceeds the minimum requirements of the code. Since the code allows covered (carport style)
parking and requires no screening of the uncovered parking we feel that the existing condition creates a more
aesthetically pleasing design than the code requirements allow.
MEMORANDUM
DATE:
TO:
FROM:
SUBJECT:
'' � � � � � �
CITY ENGINEEI2
CHIEF BUILDING INSPECTOR
� FIRE MA.RSHAL
PARKS DIRECTOR
CIT� ATTORNEY
CITY PLANNER/ZONING TECHNICIAN
REQUEST FOR 7 25 �� r
SCHEDULED PLANNING COMMISSION MEETING: I� r-I��i
REVIEW �STAFF MEETING ON MONDAY � � �
Thanks, �
Jane/Sheri
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MEMORANDUM
DATE : � � �
TO: CITY ENGINEER
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
PARKS DIRECTOR
CITY ATTORNEY
FROM: CITY PLANNER/ZONING TECHNICIAN
SUBJECT: REQUEST FOR 7 25 �� r
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SCHEDULED PLANNING COMMISSION MEETING: I��-/�� I
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REVIEW STAFF MEETING ON MONDAY, Z I
Thanks, �
Jane/Sheri
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CITY OF BIIRLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010.
(415) 342-8931
NOTICE OF HEARING
The CITY OF BIIRLINGAME PLANNING COMMISSION announces the
following public hearing on Monday, the 9th day of December, 1991,
at 7:30 P.M. in the City Hall Council Chambers located at 501
Primrose Road, Burlingame, California. A copy of the application
and plans may be reviewed prior to the meeting at the Planning
Division at 501 Primrose Road, Burlingame, California.
725 CROSSWAY ROAD
APNs 029-045-080
APPLICATION FOR A PARRING VARIANCE FOR
SUBSTANDARD COVERED STALL LENGTH TO BIIILD A
SECOND STORY ADDITION AT 725 CROSSWAY ROAD,
ZONED R-1.
If you challenge the subject application(s) in court, you may be
limited to raising only those issues you or someone else raised at
the public hearing described in the notice or in written
correspondence delivered to the City at or prior to the public
hearing.
MARGARET MONROE
CITY PLANNER
November 29, 1991