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Home My WebLink About839 Walnut Ave - Staff Report- - ; -.-'. . -, , CITY OF B URLINGAME SPECIAL PERMIT �"�� -a � - Item #6 Special Permits for Accessory Structure Address: 839 Walnut Avenue Meeting Date: 7uly 22, 1996 Request: Six special permits (C.S. 25.60.010, a, c, i, j, 1, and m) to replace an existing, single story accessory structure in the rear 30% of the lot at 839 Walnut Avenue, zoned R-1. Applicant: Deborah Hall Property Owner: Same Lot Area: 5,803 SF General Plan: Low density - Single family residential Adjacent Development: Single family residential CEQA Status: Article 19. Categorically Exempt per Section: I �� QI�►�:� f G�G�1�:�1; Zoning: R-1 15303 - New Construction or Conversion of Small Structures Class 3(e), Accessory (appurtenant) structures including garages, carports, patios, swimming pools and fences. Previous Use: Accessory uses such as storage and family recreation Proposed Use: Recreational uses: hobbies, crafts Allowable Use: Storage or other accessory uses incidental to the primary dwelling with a special permit. Summary: The applicant is requesting six special permits to replace a detached single story building in the rear 30% of the lot at 839 Walnut Avenue, zoned R-l. The applicant is requesting the special permits in order to use the 480 SF accessory structure as a hobby room for recreational purposes. The assessor's records demonstrate that this accessory building was on this lot prior to 1947. The structure was originally a garage and store room until 1947 when a new 18' X 22' (396 SF) garage was built further forward on the left side of the lot. The 396 SF detached garage is still in use. The accessory structure has been used for various purposes through the years and is now in disrepair. The applicant is requesting to rebuild the structure in the exact same location at the same size, with the same window and door placement and with the same uses. One window on the left side will be converted in to french doors and a window on the right side, 16" from property line, will be removed per the Building and Fire Department requirements. A skylight is being removed from the roof. The applicant is proposing to restore the building to useable condition, however the demolition and reconstruction of this structure under current code requires six use permits. The special permit requests are as follows: 1. two or more accessory structures each over 100 SF will exist on the lot (the garage is 396 SF and the existing accessory structure is 480 SF), 2. the two accessory structures will have a total area of 876 SF where 600 SF is the ma�cimum allowable, 1 � SPSCIAL PSRXITS 839 WALNDT AVS 3. two windows are within 4'-0" of a property line, one is perpendiculaz to the side property line and the other perpendiculaz to the rear property line, where 10'-0' is the required minimum distance between a window and a property line, 4. a toilet and sink are proposed in the accessory structure, where water connections and sewer connections exceed building code minimums (a toilet already exists inside this building, but a sink will be added), 5. the storage area is 196 and exceeds 10% (118 SF) of the existing floor area of the primary dwelling unit; and 6. a special permit is needed to use an accessory structure for recreational purposes. Most existing conditions are being reconstructed with the exception of the addition of the sink in the toilet room. A double door is being added where a window is now located and a window and skylight are being removed. All other zoning code requirements have been met. The applicant has included two letters signed by her closest adjacent neighbors on Walnut in support of her project, as well as, pictures representing the current state of disrepair of the building. The cost of the reconstruction proposed exceeds the minimum amount of normal maintenance and repairs allowed by the zoning code for non-conforming structures. PRIMARY DWELLING PROPOSED EXISTING ALLOWED/REO'D No change to primary dwelling or front setback. ACCESSORY STRUCTURE Front Stbk: Not applicable Side Stbk (L): 15'-0" Side Stbk (R): Rear Stbk: Lot Coverage: FAR: Height: 16" None 35 % Not applicable 10'-0" to plate 12'-0" to roof DHE: Parking: EXISTING ALLOWED/REO'D same None if fire rated/ 10'-0" to windows same None if fire rated/ 10'-0" to windows same None if fire rated/ 10'-0" to windows same 40 % same 10'-0" to plate same 14'-0" to roof w/4'-0" separation from peak side PL Not applicable No change to existing; no new required Meets all other zoning code requirements. Staff Comments: The Chief Building Official stated in his June 3, 1996 memo that an accurate floor plan and plans showing construction details, toilet, and other fixtures must be submitted. Also, Title 24 information and energy conservation information will be required for the building permit. Since this structure is treated as "new", a vapor barrier will be required under the slab. 2 SPSCIAL PER!lITS 839 WALNUT AVS The Associate Engineer stated in his June 3, 1996 memo that a site plan indicating the location of this accessory building is required showing the distances from the building to the property lines. The Senior Building Ofiicial and the Fire Marshal noted in their June 17, 1996 memos that there shall be no openings in any walls within 3'-0" of a property line. Planning staff would note that a dimensioned site plan has been submitted subsequent to these comments and is included in this staff report. The scale is so small that the placement of the structure relative to property line should be confirmed by a survey. Study Meeting: At the 7une 24, 1996 Planning Commission meeting the Commissioners had several questions (P.C. Minutes June 24, 1996). This item was continued from the July 8, 1996 Planning Commission Meeting. The applicant has provided new plans to scale. These plans aze not intended as construction documents, but they do indicate the size of the structures on the property and the actual size and location of the accessory structure with width of walls shown. The applicant has addressed each of the special permit requests in her letter dated July 9, 1996. Question #3 addresses the special permit for windows within 10'-0" of a property line. This special permit is still required because there is a double door and a window remaining in this structure as part of the replacement. Both are still within 10'-0" of a property line. The applicant was unaware that the requirement for the 10'-0" separation was for openings that are perpendicular to property lines, as well as, facing (parallel) a property line. The applicant states in her response letter that she intends to rebuild the structure in its exact same location at the same size and with the same uses inside. Because the structure has been in its present location since the 1940's the applicant doesn't believe that improving the safety and sanitation of the structure would be detrimental to her neighbors or the neighborhood. She intends to use the accessory structure for storage of household goods and for projects such as the crea.tion of family photo albums. She states that her house cannot accommodate any "spreading out" room and the accessory structure would be a place she would not have to tidy up each day. The Planning staff would like to note a few inconsistencies on the plans that should be remedied on the constructions drawings: 1) On the site plan the sidewalk should not be located within the property boundaries. 2) The front elevation indicates that the door is on top of the foundation requiring one to step up to get inside the building. The door will not be elevated in this manner, but will be above the ground by the width of a threshold only. 3) The new double door shown on the east side of the structure will not be placed above the ground by 1.5', but will be above the ground by the width of a threshold only. 4) The east and west side elevations indicate that there is no eave along the rear and west side of the structure. The floor plan indicates a 1.3' eave running around the whole perimeter of the structure. The applicant said that there is an eave all the way around and it doesn't cross over the property line. Any eave cannot 3 SPSCIAL PSRXIT3 839 WALNaT AVS extend over property line and there is no accurate documentation of the location of the property lines Previously it was the Planning DepartmenYs understanding that the back wall of this structure was on the property line. After further investigation by the applicant, she feels certain that the back wall is a minimum of 1'-6" off of the rear property line. Therefore the neighbor behind her property has use of 1'-6" of the applicant's property. A survey will be required as part of the conditions of approval for this project in order to clear up any uncertainty and insure that any new structure including its eaves is built wholly on her property. Required Findings for a Special Permit: In order to grant a Special Permit the Planning Commission must find that the following conditions exist on the property (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 impose 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. The reasons for any action should be clearly stated. At the public hearing the following condition should be considered: Conditions: 1. that the project shall be built as shown on the plans submitted to the Planning Department and date stamped July 11, 1996 Sheet 1, Site Plan, General Floor Plan and Building Elevations; 2. that the conditions of the City Engineers' and Senior Building Official's June 3, 1996 memos shall be met; 3. that the rear and right side property lines adjacent to the proposed structure shall be surveyed prior to the issuance of a Building permit and that survey shall be accepted by the City Engineer, 4, that the accessory structure shall never be used for accessory living or sleeping purposes, shall never include a kitchen and shall not be used for any home office uses without an amendment to this special permit; and 4 SPBCIAL PBRXITS 839 WALNUT AVS 5. that the project shall meet all the requirements of the California Building and Fire Code, 1995 Edition as amended by the City of Burlingame. Leah Dreger Planner c: Deborah Hall, property owner 5 Burlingame Planning Commission Minutes July 8, 1996 2. APPLICATION FOR A SPECIAL PERMIT FOR AUTO STORAGE AT RAILROAD RIGHT- OF-WAY WEST SIDE NORTH OF BROADWAY, SUBJECT PROPERTY ZONED UNCLASSIFIED, (JOINT POWERS BOARD, PROPERTY OWNERS AND RECTOR MOTOR CAR COMPANY APPLICANT ) CONTINUED TO TL� Y 22 1996 3. APPLICATION FOR A SPECIAL PERMIT FOR HEALTH SERVICES A'F 340 LORTON AVENUE WAY, ZONED, C-2, (DON SABATIIVI, PROPERTY OWNER AND GINA LAROCCA. APPLICANTI Requests: provide the ma�cimum number of employees for cunent business and in five years; what equipment will be used in physical therapy, how large is it, how much does it weigh and would it require any additional structural support in the building; Item set for public hearing July 22, 1996. ITEMS FOR ACTION �. 4. APPLICATION FOR 6 SPECIAL PERMITS FOR THE RECONSTRUCTION OF AN EXISTING ACCESSORY BUILDING AT 839 WALNUT AVENUE, ZONED R-1, (DEBORAH HALL, PROPERTY OWNER AND APPLICANT). CONTINUED TO TLTTJY 22 1996 APPLICATION FOR A TAKE-OUT PERMIT FOR PREPARED DRINKS AT 274 LORTON AVENUE,_ZONED, G1 SUBAREA A(SANDRA YORK, PROPERTY OWNERS AND Reference staff ��eport, 7.8.96 with attachments. CP Monroe discussed the request, reviewed criteria, Planning 13epartment and staff comments, and study meeting questions. An additional condition was suggested regarding requiring trash pick up by BFI on Sundays. A total of 9 conditions were suggeste(i� for consideration. Commission asked about co�ition #4 and the limits suggested for the take-out�rtems to be sold at the store, and what constitutes��,s a take-out item. Also a question was raised a�Qu�t whether the public notice was sufficient for take-out items noteri if it only listed beverages. Th� ity Planner noted that the public notice would cover.other take-out items. The City Attorney suggest revising condition #4 to broaden the concept of caiidy items. Thus, by omission, not extendmg the permit broadly to all food items. �, Acting Chair Key opened the public hearing. Cher�l Enright, the applicant, 274 Lorton Avenue, was present. The applicant was confused by the wordi�g on condition #4 and did not want limits on the type of items she sells. She requested that con�ion #3 reflect her year round/seasonal business hours of 10:00 a.m.`� 10:00 p.m. and Sunday 1�':�0 a.m. to 10:00 p.m. The applicant has reviewed other take-out permi'ts,�for Burlingame Avenue d noted that her business provides one employee parl�ng stall on site, m't� ver she has a limited f, fewer customers and much smaller gross sales compared to the chai� food businesses in Su ea A. The slushie machine was added to boost slow sales during the summe� onths. Applicant has ten year lease which will not allow her to sell ice cream or frozen yogurt.�ther nearby ice crea store on Burlingame -2- CITY OF BURLINGAME PLANNING COMMISSION I►� li►1i7111 �.`7 Monday, 7une 24, 1996 CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman Ellis on Monday, June 24, 1996 at 7:30 p. m. � ROLL CALL Present: Absent: Staff Present: MINUTES - AGENDA - There Commissioners Coffey, Deal, Key, Mink, Wellf,;efd and Ellis None City Planner, garet Monroe; City Engineer, Don d Chang; Fire Marshal, The min es of the June 10, 1996 eetin; ytCorney, 7erry Coleman; Senior th Marshall were approved as mailed. order of the agenda w�approved. no public comments. � 1. APPLICATION FOR 6 SPECIAL PERMITS FOR THE RECONSTRUCTION OF AN EXISTING ACCESSORY BUILDING AT 839 WALNUT AVENUE, ZONED R-1, (DEBORAH HALL, PROPERTY OWr1ER AND APPLICANT) Requests: before public hearing applicant should submit plans to scale with all structures located properly on the site with proper setbacks, etc.; floorplans of accessory structure should be accurate showing all walls at exterior and interior at existing depth; applicant neetls to submit reasons having to do with the property for each of the exceptions requested since it may be physically easier to build anew structure placed properly on the site than to retain the present one; what hobbies are designated for recreation room; If all information is available for the next public hearing the item will be set for hearing July 8, 1996, otherwise it will be carried over until the information is complete. 2. APPLICATION F A TAKE-0UT PERMIT FO PARED DRINKS AT 274 ON AVENUE, ZO D, C-1 SUBAREA A(SA YORK, PROPERTY O RS AND CHERY IGHT DBA CALIFOR1vI Y COMPANY APPLI Reques : has an encroachment permit n requested for the bench d wooden statue under that permi and could tables and chairs b added; are the windsocks o he sides of the awning a code enfo cement issue; are there any p s to sell other food items in e near future• Item set for hearin Jul 8, 1996. , g -1- � . ., : � 4r� cir � . �R��,M� CITY OF BURLINGAME ' ��a.` �_ ,• APPLICATION TO T�-IE PLANNING CONIlVIISSION Type of Application:�Special Permit_Variance_Other ProjectAddress: 839 WALNUT AVENUE BURLINGAME, CA Assessor's Pazcel Number(s): i� .� �" 1 3=� ` C� `�� -� APPLICANT Name: DEBORAH & HOWARD HALL Address: 839 WALNUT AVENUE City/State/Zip: BURLINGAME, CA 94010 Phone (w): 415-348-2067 �h�: 415-347-8333 f�: 415-348-0163 ARCHITECT/DESIGNER Name: Address: City/State/Zip: Phone (w): PROPERTY OWNER DEBORAH HALL � Name: Address: 839 WALNUT AVENUE City/State/Zip: BURLINGAME, CA 94010 Phone (w): 415-348-2067 �h�: 415-347-9416 Please indicate with an asterisk * the contact person for this application. (h)�. fa�c: PROJECT DESCRIPTION: 31 x 16 FOOT BUILDING UPGRADE OF WIRING, PLUMBING AND REBUILDING OF EXISTING WALLS. RE-ROOFING. �=� jh°�;,��rJ�' �,j�� ij; AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and conect to the best of my lrnowledge and belief. ��.,�c'1 �_� /(-1 tc� � 5�� 1/ i�- Applicant's Signature Date I lmow about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. �, - -r 1.�--�- �/°�-��t ��/��1��,�> Property Owner's Signature Date ----------------------------------------------FOR OFFICE USE ONLY ----------------------------------------- Date Filed: ��'>� '��_ Fee: �- `�` Planning Commission: Study Date: `� 6Action Date: ZL � -%• �"c.�,Pr-a 8',�� r (�i 1 � Deborah A. Hall 839 Walnut Avenue Burlingame, CA 94010 May 29, 1996 City of Burlingame Planning Commission 50t Primrose Road Burlingame, CA 94010 RE: Project at 839 Walnut Avenue - Burlingame, CA Dear Sirs/Madams: I have owned my home at 839 Walnut Avenue for 25 years. When I bought my home in 1972 there were a number of items which needed to be taken care of. So over the years I have concentrated mainly on keeping the main structure well maintained. Now years later I have paid my home off and can think about the surrounding structures on the property. When I first moved in this structure was used for storage and later for a recreation room. Over the years what with brothers and sisters moving it seems I always has someone's things temporarily stored there. A few years ago I noticed it was becoming water damaged. The electrical was inadequate and after the freeze a few years back I capped the plumbing due to freeze damage. I would like to do the necessary work to this building so I will have a safe, clean sturture that will offer me the convenience of an extra area for projects and hobbies. Thank you, �l�'z t c� ��cc�.�� Deborah Hall � � CI.TV � Ar BURLIN :AME .I.��_- :�o How wi// the proposed use be /ocated and conducted in accordance wifh the Burl�ngame Geneia/ Plan and Zoning OrdinanceT DEBORAH HALL 839 WALNUT AVENUE BURLINGAME, CA The Pianning 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 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. 1. 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, geneia/ we/fare, or convenience. THE STRUCTURE IN QUESTION HAS BEEN IN EXISTANCE FOR OVER 45 YEARS. IT IS IN THE BACK OF THE PROPERTY AND IS BORDERED BY A GARAGE ON ONE SIDE. ALSO THE BUILDING IS BLOCKED BY AN AJACENT GARAGE WHICH SHIELDS IT FROM VIEW FROM THE NEIGHBORS.. HEDGES AND TREES RUN ALONG BACK AND AN OLD OAK 1fREE UMBRELLAS IT. THE BUILDING WILL BE USED AS A CONVENIENCE AREA FOR HOBBIES. 2. K� ��IT`r� (i)F E�UFLIf�:��,�I�iIE ��F'ECI�L �'Er�l'vIIT �F'F'LI(_;HTI��)f�;,� THE BUILDING HAS EXISTED FOR OVER 40 YEARS AND THEREFORE HAS ALREADY MET COMPLIANCE. 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/ vicinity7 THIS IS AN EXISTING BUILDING WHICH IS TO BE REBUILT TO THE EXACT SAME DEMENSIONS WITH THE POSSIBLE EXCEPTION OF THE ROOF SLOPE. THE OVERALL HEIGHT, WIDTH AND LENGTH IJILL REMAIN THE SAME. THE BUILDING IS NOT IN PLAIN VIEW OF ANY OF THE SURROUNDING NEIGHBORS. THE PROPOSED REPAIRS WILL IMPROVE SAFETY AND APPEARANCE. � s�ss s�.r�„ 1. Exp/ain why the proposed use at the proposed /ocation wil/ not be defrfinenta/ or /njc;{r�o�ss to propeity oi improvements in the vicinity oi to pub/ic hea/th, safety, genera/ we/fare, or convenience. How will the proposed structure or use within the structure affect neighborin� p�operties or structures on those propertiest If neighboring p�operties will not be affected, state why. Think about trafFic, noise, liphting, 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 (garba�ei, 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, storape of chemicals, situations which encourape the spread of rodents, insects or communicable diseases). Public safetv. How will the structure or use within the structure affect police or fire protection7 wll 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 flammable or hazardous materials, or potentoally dangerous activities like welding, woodwork, engine removal). General welfare is a catch-all phrase meaning community �ood. Is the proposal consi'stent with the city's policy and goals for conservation and developmentl Is there a social benefitl �onvenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent sites►7 Is the proposal accessible to particular segments of the public such as the elderly or handicapped? 2. How wi// the proposed use be /ocated and conducted in accordance with the Bur/ingame Genera/ P/an and Zoning Ordinancel Ask the Planninp Department for the peneral plan designation and zoninp 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 wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and chaiacter of the existing neighborhood and potentia/ uses on adjoining properties in the genera/ vicinity? How does the proposed structure or use compare aesthetically with existinfl neighborhood? If it dces not affect aesthetics, state why. If chanpes to the structure are proposed, was the addition designed to match existinfl 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 daes the proposed structure compare to neiphborinp structures i� terms of mass or bulk? If there is no chanfle 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 structure change the character of the neighborhoodl Think of character as the image or tone established by size, density of development and general pattern of land use. wll there be more traffic or less parking available resulting from this use7 If you don't feel the character of the neighborhood wilt cha�ge, state why. How will the proposed project be compatible with existin� and potential uses in the �eneral vicinity? Compare your project with existin� 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. izrea w.mn , . � , � DEBORAH A. HALL ' � 839 WALNUT AVENUE BURLINGAME, CA 94010 415-347-9416 July 9, 1996 City of Burlingame Planning Commission 501 Primrose Road Burlingame, CA 94010 RE: 839 Walnut Avenue - Burlingame, CA �� JUL 1 1 1996 CITP �NN NG DE AME Six special permits have been suggested for the project of restoreing a rear structure at the above address. My response to the suggestion of those permits is as follows: 1. two or more accessory structures each over 100 SF wili exist on the lot (the garage is 396SF and the existing accessory structure is 480 SF) NO SPECIAL PERMIT SHOULD BE REQUIRED FOR THIS AS THIS IS AN EXISTING STRUCTURE WHICH HAS BEEN ON THE LOT SINCE THE 1940's. 2.the two accessory structures will have a total area of 876 SF where 600SF is the maximm allowable THESE TWO STRUCTURES ARE EXISTING AND HAVE ALWAYS HAD A TOTAL OF 876 SF. NO SPECIAL PERMIT SHOULD BE NECESSARY. 3. a skylight is within 4'-0" of property lin, where 10'-0" is the required minim.m distance between a wiridow and a property line. THIS PERMIT WILL NOT BE REQUIRED AS I HAVE REMOVED THE WINDOW AND SKYLIGHT IN QUESTION FROM MY PLANS. 4.a toilet and sink are propsed in the accessory structure, where water connections and sewer conriections exceed building code minirruns (a toilet already exists inside this building, but a sink is being proposed) THE TOILET IS EXISTING. PLUMBING WILL BE BROUGHT UP TO CODE. ADDING A SINK IS NECESSARY AS A HYGIENIC CONCERN. 5. the storage area is 196 and exceeds 10% (118) SF of the existing floor area of the primary dwelling unit THE STORAGE AREA HAS ALWAYS BEEN 196SF AND WILL REMAIN THE SAME. THE ONLY STORAGE AREAS IN THE PRIMARY DWELLING ARE 3 CLOSETS THAT ARE 2' BY 6' WITH ONE CIpTHES ROD AND ONE SHELF (12") IN EACH. A SPECIAL PERMIT FOR THIS SEEMS UNNECESSARY. 6. a special permit is requested for using an accessory structure for recr�ational purposes. WHEN I MOVED INTO THE HOUSE IN 1971 THERE WAS A POOL CUE RACK ON THE WALL IN THIS STRUCTURE. IT SEEMS IT HAS ALWAYS BEEN USED AS RECREATION. 839 WALNUT AVENUE PROPOSED USE OF STRUCTURE THE STORAGE AREA OF THE STRUCTURE WILL BE USED FOR THINS SUCH AS CAMPING GEAR, LAWN FURNITURE AND GARDENING EQUIPMENT. THE OPEN AREA WILL BE USED FOR VARIOUS PROJECTS. TO GIVE AN EXAMPLE, IT WILL BECOME MY "STAGING AREA" DURING THE HOLIDAYS FOR WRAPPING AND STORING GIFTS. I ALSO HAVE A PROJECT THAT I WOULD LIKE TO START THAT INVOLVES A FAMILY PHOTO ALBUM THAT WAS RECENTLY GIVEN TO ME BY MY 85 YEAR O�D UNCLE. IT CONTAINS PICTURES OF MY GRANDPARENTS AS CHILDREN AND MY GREAT GRANDPARENTS. I INTEND TO HAVE SOME OF THESE PHOTOS PROFESSIONALLY COPIED AND ASSEMBLE ALBUMS FOR MY 11 BROTHERS AND SISTERS. THIS AREA WILL PROVIDE THE SPACE I NEED TO "SPREAD OUT" AND LEAVE THINGS OUT UNTIL I HAVE TIME TO WORK ON THE PROJECT. THE ROOM WILL BE MY CONVENIENCE ROOM. NO BUSINESS WILL BE CONDUCTED THERE EITHER PERSONAL OR PROFESSIONAL. I KEEP A DESK IN THE HOUSE AND MY PAPERWORK IS KEPT THERE. I WORK AS A LICENSED INSURANCE STAFF PERSON AND DO NOT BRING MY WORK HOME. , �..� �� G� � �l� DEBORAH A. HALL �� JUL 1 1 1996 CITY �JF BUR�I�GAIVIE PLRNNING DEPT. i :7"" ��kP-- �fl ��=.�" J U L 1 1 1996 CITY OF BilKLINUAME pLANI`:lf�G DFPi• .,[�"Z""..� �V ia Oobersh SKETGH/AREA TA6LE ADaENDUM Rle Ne. [ 0 CA Walntrt Awnue North � SO' _ __ -----:_— -1 �owalk i i � � � Plot plan � i i i i i t �� i � b' � t �• � � � � �� 5 i � i tt' � ' i � a' i 9' � 129.8' . � 126.5' � 3' 8' 1 1B 5 � � i i � i � i �. Gerape � � i i i � i i i i i Rear 5tructun � � 30, � f � i � i 6.0 � t � i ---� a�.s� sc�u.� , ir,d, - zs+.ec qREq CALC11lA71Q1V5 SUMMARY I,.MNO AREA CALCLJLATt01YS N�� Nams of Aras S�za Totats Bts�kdown &ub1eW 61A1 Rear Struciure i00.00 30.00 % 16,00 680.00 u,.�,�. 793.00 tt7l.00 31.D0 K 31.00 %f.40 �� `fl Q� a V�° w � � z❑ � , �...� � � ;�,� � m z �.,,� .J �� z � � � � �a �, J SKETCN/RREA TABLE ADDENDtJM W� .. �k� �:�.� 1996 '�i��VUf\�VIL '',', ,)FPT T00� xxxzapBlo�aYxass l �BBt8tS60i YYd 4C=0Z 96i80/GO SKETCH�AREA TABLE ADDENDUM Bwrowar Hall, �aborah SKETCH/AREA TABLE ADDENDUM Rla No. C ❑n ... '�'•9�� '..�': P.-�� 1 1996 3B.B 0 �:;ITY t�F Rt�i�Lf(VGAME �" �r�;Ni�l;� �F_PT. � � 1 Fr�1�f ViPw �?f NPw �f rt�ct�rP BP� SCAIE t inch = 6teet 400� xxtxapeTo�oY$sxa C88T8CSBOZ %V3 S£�OZ 96/80/LO �ac�rcw/a�� TAe�� AaaE�v�u� Fila No. 029-133-0 p r Adc#ress �99 Wafnut Avrnw _ — . - - 7Y Dsborsh s.s Mat�o C�de 94Q10 Easrt s.s �_, V� 1-�' �� ,� . � �- � '�,� � � :1UL 1 1 1996 CITY OF BURLifVGA!Vit P!_ANiV;[�� pT $CALE i inch = 7 fvet APPRAISAL REPORT—ASSESSOR'S OFFICE—SAN MATEORCOUNTY, CALIFORNIA �L. I�J CODE No. �/ - I APPRAISER ��< DATE APPRAISED Z- e- - 'OGCUPIED C7 c.. f/' ' � ...� . _ . . .._ _. . I . . . ' } i - , . . - . � - U � LAND VALUE s n `f �-� � r e � . . .. . .. ... . � . . o K . � ,(� ��—�—r �E' . �. . . .__ 6__ __� �_ _.__. .._.__._. IMPROVEMENTS 3 S-D f � fRACT V� 1 R I 1 NC: !\ m F �i K_ "____ -_'_ ___ '_ J . � . i�F �. ., Gnr. eN 5� <k � PERSONAL PROPERTY S LOT 7% BLOGK � �hr � Q�I � ASSESSED LAND IMPNOVEMENTS PERSONAL PROPERTY �I __ . _ .�i). __ _.__. VALUE l � BLOGK �or � ---- - n G Rece ,°, � %� s. f I 1 Z 5- s l 7 Y o f L�il-�V I � � INTERIOR : _______�- _I.__-___..__ __.._- __._ I TRIM CONDITION �� LOGATIONOFIMPROVEMENTSONPNOPERTY � P�NE � -J')^f<I IF - - 2 7 j I � I� U i� NI . �, � ,� I a P � (•�i STORIES I�CUSE. � � I ..I. .f S I V/ � i. ... I.. . FlOORS GONDITION I � / y�- -- I-- --�-- I XI HAFDWOO� e c� i<�+ 7� e NO.OF ROOMS I _ �' _____i..__ _ '. _N RP _ e.. ' i �� P� - E%T�RfOR WA i FINISM CONDITION II � % KI WALLS /_�' `�<� CONDITIO S � ° . , , 'I � � � i: I I � � �I T -� I'- - I �I CEILINGS CON�ITIO pOOF PITGM CONOITION ——�� i i I. j r �( w i� K I 7 �I j , � S � %y FOUNDATION � / � I' ' . CONCRETE y I � �� GONSTRUGTION NO. ` �j V �' BATMS—N / FLOORS L l,�ia lF UH WOOD FRAME � BASEMENT � E%CAVATED GRADE LEVEL VAWE ESTIMATE—COST APPROACH—EOUAIIZING FARORS WAINSGOTING,� � � WALLB , BUILOING Cosr %600o vw�u[ SQ �� j 7 S �`� y� �e PLUMBING FI%TURES NO. � BASEMENT SHOWERS / ARAGE / % � � DOORS / •� •• •• QV t �Z � CJ � `��T I avehh./+� .. FLOOR GARAGE 6i �3 9O � LIGHTING FI%TURES �. 2� W�p�N�' K� T ww��s(� s� woo(�'o��„i,rN �3YIo .. .. .... /��/}fit STORf M/ 2s �00 (�O 0 HEATING � S YEAR BUIIT NEW GOOD MEDIUM� PO`� O �� I ' ' � 9 O FUNCTIONAL AND ECONOMIC DEFEGTS �� .� .. WATER HEATER �_ 3� �A i .STG /1�G E FIREPLACES ./ �. �. .. / y n N E �� BULT�cN FEATURES �-�o �at,- Y tii,r - A. ��:,. OUTBUIL�INGS $T02r A^�� 'E��2 " " " I ^ I/ X"�— •�iIG�NaIl� F� �'^ t- c uET rl e �Z iJSU�7 I� �� RENTqLS A��' ��•�c�F'�cn ' I � U.�r11iS -� M�e �UGI Kee TOTAL APPRAISER'S OPINION OF MARKET PRICE �y� r-. T (' �EN— No w�l� OBTAINABLEFORPROPERTV f_ ADDITIONS B. P. No. 2�c � DATE � rC 7 RMOUNT t'�� FOR LJ�� ti/{ G L �9i'/�n� - •i �lo.ri -� 1 S IG�I/a' 3c -/ai} �Ri�6�..1� . s r�2 I«.6� " ��,� LOT SIZE ZONING APPRAISED R f 1v �� .� r � e N J i � 11 _ _- I \ ` I� J � I \ (��' . i c � CITY OF BURLINGAME PLANNING COMMISSION 501 PRIMROSE AVENUE BURLI�GAME, CA 94010 WE ARE AWARE OF OUR NEIGHBOR, DEBORAH HALL'S INTENTION TO REBUILD THE STRUCTURE AT THE REAR OF HER PROPERTY AT 839 WALNUT AVENUE AND WE HAVE NO OBJECTIONS. �l �';^ ,� _ _ ,'I � L `�--- �'C'I � \ f�\'�'� Vl,�� A D D �E�� ,�- �� c' L�-�b�v�lC� � �� _ �� L� �� 6/12/96 �� JUN 1 3 1g96 C1TY pF gURLIfVGAME P�AN��1iNG DEPT. CITY OF BURLINGAME PLANNING COMMISSION 501 PRIMROSE AVENUE BURLTNGAME, CA 94010 WE ARE AWARE OF OUR NEIGHBOR, DEBORAH HALL'S INTENTION TO REBUILD THE STRUCTURE AT THE REAR OF HER PROPERTY AT 839 WALNUT AVENUE AND WE HAVE NO OBJECTIONS. ,�35 G ��1��; � � i-h,�e�u�c ,(�ui 1��1-r� 6/12/96 ��/�D JUN 1 3 1996 CITY OF BURLINGA(VIE PLANf�iNu DEPT. ROUTING FORM _1 DATE: -° � � �., / �, TO: CITY ENGINEER CHIEF BUII..DING INSPECTOR �' FIRE MARSHAL PARKS DIRECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER ,) SUB7ECT: REQUEST FOR ` � � � ' �" ° � i/ � l�_ f ��.�_t; . �_ � -[�-�� Y �_ ;- �, � � ��,._� �;,{r_��__} �_< �,� AT � ,�,� �z ��, SCHEDULED PLANTiING COMMISSION ACTION MEETING: - �`` J �° / � _� ✓ „ REVIEWED BY STAFF MEETING ON MONDAY: i°'` �� J ��"�l� THANKS, 7ane/Sheri/Leah 'V� �1�� iU — � i Gl � �,— �� Date of Comments t. � 0 a�-►JIfS�S i� l,v �c��5 ��.55 "R11��J `� �� 1 �-1'�ti\ �i '�-� ��- 2i `F �� ts � .� � -. ��4�-- 0 ROUTING FORM � DATE: `-� �; �� lr/" j C. TO: l �` CITY ENGINEER CHIEF BUII.DING INSPECTOR FIRE MARSHAL PARKS DIRECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SUB7ECT: REQUFST FOR �� !i'! - � � < < � l / ." .�c�` : cl ,.' `��L.L-i-c. �tc l. ..._ � " f AT ,} � `�� - _ ��=�Lc<_j �"� /<' _ 1��_� � i ;�� . � L[ _-Z '�.e`.r'<��-LC--y"L.11 � c j C�' SCHEDULED PLAI�TNING COMMISSION ACTION MEETING: : ' �-�-�4 % ' � ' , � ,, : REVIEWED BY STAFF MEETING ON MONDAY: - i1-'' ' �� ' /� � `� �' THANKS, Jane/Sheri/L.eah �� - `! C� Date of Comments j. �� IG'��v G�d-� cw�'vt.� f(,.R ._k.�c.��-(; a-� �,� �'(/� 0 iri,�� u �l c �,��w� � �.S �� i � , C-6-�cvrn� u� �IS��.v�-c..e� �-�%v .�� irti,�-�� -�'� �'�'�— ��.-J�' �; �e �Lc�y�pti�`�� Vt,P/1 . I .� � � �...a��-� �,` � V L� l/�1�,-C.i � `Q `--C� I�i�t (�LI � � � -�----�.�� ...� � -; �_ �� r ;1 . c .� % iLC LJ.- ROUTING FORM ��/ G�J' � �/�� '�.�`��'L��'f�/� �l/ ��/Z�� 1��/d'�� /��1%//��. �� ry, [ �� ,�'�i��i-�% /�%%f��- `'��l1 /�'�'D`�'� ; ��,%�� ,'l-' � ' � �� ;� ��, �� - - ; j�� ` DATE: � C � i t ' -"-' TO: CITY ENGINEER '` CHIEF BUII,DING INSPECTOR FIRE MARSHAL PARKS DIRECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SUBJECT: REQUEST FOR :� ;:," � _ { � �'- - � -�_ -��r:- AT ` -��1,t.�_f�� , , - �� ct �_ �i��_ , , �c: r �? ._ C�'-t.<_� _(� � ( C c C_ � � .� � R_ -�.-�t>�<<� c� , C_ � j- S CHEDULED PLANNING COMMISSION ACTION MEETING: .�'� �- �-� i%�� f REVIEWED BY STAFF MEETING ON MONDAY: �� I �`� % �� -�� %�' THANKS, 7ane/Sheri/I,eah ��-31 1�� Date of Comments ��'p�z"S �z� s �ia�.v��S' �`l�� s�-�� p I�� z�� -loo�- � �s. ��s� GOitS�vvG�(m'7 �PT'�Ils� �I iP�T�S) c�kc9 ��tP�'✓ .1��" n�e� ��1� 2� ��-��ia� � O�t� 7 / G O.� S C-'�- d� �� -�v'Pg�eFir 2f hP�w �a v� � ch f� �/z�o � �o �v,, �� cul `� �� ►^ ��v � re� v� c�v S lz L> , _, . a CITY OF BURLINGAME SPECIAL PERMIT Special Permits for Accessory Structure Address: 839 Walnut Avenue r��; �-!�a�+c� Item #1 Meeting Date: 7une 24, 1996 Request: Six special permits to replace an existing, single story accessory structure in the rear 30% of the lot at 839 Walnut Avenue, zoned R-1. Applicant: Deborah Hall APN:028-133-080 Property Owner: Same Lot Area: 5,803 SF General Plan: Low density - Single family residential Zoning: R-1 Adjacent Development: Single family residential CEQA Status: Article 19. Categorically Exempt per Section: 15303 - New Construction or Conversion of Small Structures Class 3(e), Accessory (appurtenant) structures including garages, carports, patios, swimming pools and fences. Previous Use: Accessory uses such as storage and family recreation Pro�osed Use: Recreational uses: hobbies, crafts Allowable Use: Storage or other accessory uses incidental to the primary dwelling with a special permit. Summary: 1fie applicant is requesting six special permits to replace a detached single story building in the rear 30% of the lot at 839 Walnut Avenue, zonerl R-1. The applicant is requesting the special permits in order to use the accessory structure as a hobby room for recreational purposes. The assessor's records demonstrate that this accessory building has been on this lot prior to 1947. The structure was originally a garage and store room until 1947 when a new 18' X 22' (396 SF) garage was built further forward on the left side of the lot. The 396 SF detached garage is still in use. The accessory structure in question has been used for various purposes through the years and is now in disrepair. The applicant is requesting to rebuild the structure in the exact same location at the same size, with the same window and door placement and with the same uses. One window on the left side will be converted in to french doors and a window on the right side, 16" from property line, will be removed per the Building and Fire Department requirements. The applicant is proposing to restore the building to useable condition, however the demolition and reconstruction of this structure under cunent code requires six use permits. The special permit requests are as follows: 1. two or more accessory structures each over 100 SF will exist on the lot (the garage is 396 SF and the existing accessory structure is 480 SF), 2. the two accessory structures will have a total area of 876 SF where 600 SF is the maximum allowable, 3. a skylight is within 4'-0" of property line, where 10'-0' is the required minimum distance between a window and a property line, 1 i SPSCIAL PSRXIT 839 WALNDT AVE 4. a toilet and sink aze proposed in the accessory structure, where water connections and sewer connections exceed building code minimums (a toilet already exists inside this building, but a sink is being proposed), 5. the storage azea is 196 and exceeds 10% (118 SF) of the existing floor area of the primary dwelling unit; and 6. a special permit is requested for using an accessory structure for recreational purposes. All of the special permits required for this reconstruction are for existing conditions. The only item being added to the structure is a sink in the toilet room and a door where a window is located on the left side of the structure. All other zoning code requirements have been met. The applicant has included two letters signed by her closest adjacent neighbors on Walnut in support of her project, as well as, pictures representing the cunent state of disrepair of the building. The cost of the reconstruction proposed exceeds the minimum amount of normal maintenance and repairs allowed by the zoning code for non-conforming structures. PRIMARY DWELLING PROPOSED EXISTING ALLOWED/REQ'D No change to primary dwelling or front setback. PROPOSED ACCESSORY STRUCTURE Front Stbk: Not applicable Side Stbk (L): 15'-0" Side Stbk (R): Rear Stbk: Lot Coverage: FAR: Height: 16" None 35 % Not applicable 10'-0" to plate 12'-0" to roof DI3E: E Parking: EXISTING ALLOWED/REQ'D same None if fire rated/ 10'-0" to windows same None if fire rated/ 10'-0" to windows same None if fire rated/ 10'-0" to windows same 40 % same 10'-0" to plate same 14'-0" to roof w/4'-0" separation from peak side PL Not applicable No change to existing; no new required Meets all other zoning code requirements. Staff Comments: The Chief Building Official stated in his June 3, 1996 memo that an accurate floor plan and plans showing construction details, toilet, and other fixtures must be submitted. Also, Tifle 24 information and energy conservation information will be required for the building permit. If this structure is treated as "new", a vapor barrier will be required under the slab. The Associate Engineer stated in his June 3, 1996 memo that a site plan indicating the location of this accessory building is required showing the distances from the building to the property lines. The Senior Building Official and the Fire Marshal noted in their June 17, 1996 memos 2 • • SPSCIAL PSRIYIT 839 WALIVUT AVE that there shall be no openings in any walls within 3'-0" of a property line. Planning staff would note that a dimensioned site plan has been submitted subsequent to these comments and is included in this staff report. The site plan indicates a 2'-0" separation between the rear property line and the accessory structure which is inconect. The accessory structure sits directly on the rear property line and the applicant wants to replace it in the same location. s, C v N1 �-1 i s S� o ��i �-.G2S ' TG2�5 �s �� -�-4�,�r�i �� E; ,�� 1 i� I e c� S-e: ��r �i �� f�u� s�-�-� r�F_ �-�� t� �� a;,ti �lE- L{��-,,� � � �� 3 ��y.. 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