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Home My WebLink About2320 Valdivia Way - Staff Reportt. . MEMO T0: FROM: SUBJECT: P.C. 8/28/89 Item # t'. PLANNING COMMISSION CITY PLANNER VARIANCE FOR REAR SETBACK FOR AN ADDITION TO A SINGLE FAMILY RESIDENCE AT 2320 VALDIVIA WAY, ZONED R-1 Edward A�i'akoff, property owner, is requesting a rear setback variance in order to convert the existing garage to a family room and add a new two-car garage at 2320 Valdivia Way, Zoned R-1. The new, attached garage (25'6" wide by 22' deep) would extend 8' into the required 15' rear yard. (CS 25.66.050). The lot is on the corner of Davis Drive and Valdivia Way. The front of the lot, as defined by the zoning code, is the Davis Drive frontage (CS 25.62.050). The rear of the lot is opposite the front, so on this almost triangular lot, the rear lot line would be the line perpendicular to Valdivia Way. This house does have a 15' setback on both the Davis Drive and Valdivia Way street frontages. The existing would add 586 2,936. Staff Review house is 2,350 square feet. The new construction square feet, or 20�, for a total square footage of City staff reviewed this request. They had no comment. Planning staff would note that there is a creek which is adjacent to this property. However, a 10' setback from the 100' flood line does not touch the construction area proposed for this project. Findincts for a Variance In order to grant a variance, the Planning Commission must find that the following conditions exist on the site (CS 25.54.020 a-d): a. There are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; b. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship; c. The granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; 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. Planninq Commission Action The Planning Commission should hold a public hearing. Affirmative action should be by resolution. The reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: 1. that the addition as built shall be consistent with the plans submitted to the planning department and date stamped July 12, 1989; and 2. that the final plans shall meet all the requirements of the Uniform Building and Uniform Fire Codes. M�r are Mbnr�e City Planner �� 0 STAFF REVIEW OF APPLICATION TO THE PLANNING COMMISSION I. Proiect Address: 2320 Valdivia Way II. Proiect Description and Permits Requested: Variance for rear setback (7' proposed, 15' required) in order to convert an attached two car garage into a family room and work room and add a new two car garage (20' x 24') adjacent also attached to the house (C.S. 25.66.050). The front of this lot (the narrow street frontage) is on Davis Drive, although the property also has a 15' setback from Valdivia Way. The property is zoned R-1. III. Property Identification: Assessor's Parcel Number(s): 025-182-310 Lot No: 27 Block No: 19 Subdivision: Ray Park Lot Size: 12,140 SF Zoning: R-1 General Plan Designation: Low density residential use/ S dwellings per acre. This project meets the zoning and general plan requirements. IV. Existinq Site Conditions and Adiacent Land Uses: R-1 single family residence existing. Single family uses around. V. CEQA STATUS: Categorically exempt; Code Sec. 15301 Class 1 (e) Existing Structures VI. Proiect Data: Proposed New Construction: 586 SF Existing Area: 2,350 SF existing residence Proposed Percent Increase in Area: 20$ Proposed Front Setback: Side Setback (corner lots) Side Yard Setback: Rear Yard Setback: Declining Height: Lot Coverage: Building Height: On-Site Parking Spaces: 32� 15' n/a * �� 28.2$ 14' 2 Reguired 15' 7�-6�� 7'-p�� 15' 40� 30' 2 d CITY �� O� euHUNc,wM� . �� - C I TY C�F BURL I NC�AM� APPLICATIrirl TO THE PLANNING COMMISSION Type of Application; _Special Permit �Variance Project Address Assessor's Parcel Number(s) APPLICANT Name : �� /v, � `�'�( Address: City/State/Zip Telephone:(Work) (Home) Architect/DesiQner: Name: Albert R. Seyranian'� Address: 1820 Gateway Drive Ste. 109 (xome) �%/�6�r%—,�� Telephone (daytime);�415) 570-7814 Please indicate with an asterisk (*) who contact person is for project. PROJECT DESCRIPTION Asking for a variance for existing home at 2320 Valdivia ay an avis ree a corner o proper y consi eration to have Valdivia Way and Davis Street as Front Property ine. AFFIDAVIT/SIGNATURE(S): I hereby certify under penalty of perjury that the information given herein is tr�ie �nd cerrect to the best of my knowledge an� bsli�f, :��p ? -�-i��.�_' �� iJ=-Z�� / Applicant's Signature I know about the proposed application, and above applicant to submit this application. �,� � �n �i�t .� „ x �G � �c.�%� � Property Owner�s Sign�re i �.� , -7 -r � Dat ' hereby authorize the � 7 7 Date xxxxxxxxxxxxxxxxxxxxxxxxxxxOFFICE USE ONLYxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx �� _ Date Filed: Fee /� � Receipt # '��"�� "� Letter(s) to applicant advising application incomplete: Date application accepted as complete: P.C. study meeting �date) P.C. public hearing P.C. Action / °n v = � !a• �°'O ' �e S Appeal to Council? Yes No, Council meeting date Council Action Plannin� Department 501 Primrose Road Burlingame, CA 94010 Other � � � rn �� « PROPERTY OWNER `"�r 9 Name : � '��r,c-Z-u�� (,� lS��-�l�� n � j}' ;� Address: �.� .��' �,1LGC� 1/��-t � ��r `--cC City/State/Zip `��. � , -� Telephone (Work) ( date ) ?i � J � v ci7v . �� 4 euRu:��nt�e �b� - CITY OF BURLINGAME SUPPLEMENTAL TO APPLICATION TO THE PLANNING COMMISSION FOR VARIANCE APPLICATIONS In order to approve an application for a variance, the Planning Commission is required to make findings (Code Section 25.54.020 a-d). Please answer the following questions as they apply to your property and application request to show how the findings can be made. A letter may also be submitted if you need additional space or if you wish to provide additional information for the Planning Commission to consider in their review of your application. Please write neatly in ink or type. a. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in the area. See attached letter - Item a. 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. See attached letter - Item b. 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. See attached letter - Item c. 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. See attached letter - Item d. ALBERT R. SEYRANIAN AND ASSOCIATES, INC. ALBERT R. SEYRANIAN, ARCHITECT, AIA ALFREDO �. REYES a. The subject property has an unusual corner configuration unlike any other properties in the area , with an existing home built some 17 to 18 years ago, and prior to many of the now existing ordinances, planning, and building regulations of Burlingame. ( See diagram attached.) As visible by enclosed photographs, it is shown that the front of the home is wholly directed and oriented to Valdivia way, with the setbacks and the garage and front door and entry facing Valdivia Way. The bedrooms face the short part of the frontage of the property, on Davis Street. DiscussioTs were had with the staff prior to the submittal of complete working documents to add an addition, in order to expand the existing family room (which is extremely small) anc add a work room, all by moving the 2-car garage into the proposed new addition to be next to the now existing garage area (see diagram attached). The staff offered comments that when we submit the prepared plans, that they would consider the whole frontage of both streets as one frontage, and as per ordinance, consider the rear yard to be at the apex of both side lines, and for a distance o= a 15 foot setback on each leg of the apex. (See diagram attached ) b. The property owner, because of the high costs to go into a larger home, must add to his existing home by means of the manner shown on the site plan, and still make the garage work in arrangement with enlarging the family room, which is too small, and adding a very necessary work room.The only way to do this is to extend along Valdivia to within a 7 foot setback of the side property line, upon which his neighbor has only a garage wall, within a 5 foot setback facing the property. There are no windows or doors in the neighbor's garage wall. (See photographs) c. As explair.ed in "B" (above) there would be no detrimental or injurious impact on the neighbor's property, nor the public health, safety, or general welfare or convienience. d. The addition as applied for and shown would be in full keeping with the existing house, both in materials, design, style, color and etc..(See photographs and drawings). The addition would come within 7 feet of the property line, with an additional 5 foot setback from the property line to the neighbor's blank garage wall. ARCHITECTURE • PLANNING • ENGINEERING SAN MATEO CENTRE 1820 GATEWAY DRIVE SUITE 109 SAN MATEO, CALIFORNIA 94405 415-570-7814 „„ FND cur + o�.q-� VALDIVIA WAY -�-� f=�. `_�-''i” Er� �-17 -- - — ___... —, \ .- . . _- So' R C,,f = _ ; � �. � o ----- - - —� — C-= � r ' " / _ - ---�--- + . . �' _ ,!; �' � = - __. -� - . `,: ro _' ., --- a �_ -- --- --+— -- n -- N �.s"' 4-3� �� 1.4�0. — �.r5� 14 � z31�n �i2a � � ^('�Co•SZ �- 7" FF,of', �lE�N 6RF�F?�E � SEE R�<;�, P�kr.l�j R��IIi�D ° � QU� �. � '� - -----r--7 ��L � 9 1989 �E� 6ARA�� L - — � � _, ° - %,, � � ' � I ��Ei HOV �� a CITY OF BURLINGAME � TOs ' ' 9 PIANNINGOEPT. � x, �oz.o7 � o i �----- � � ,�-,;F � �� -----� '— ^__'� _ '._'.,J'� �d �,� o —.. . �. ._ . _ . . r, a. �_ �_�._l. s' H. RET. �.JHLL "' i k o '� � � � 47 3. NorES � 3 W a ---- —, � g F 5 1. REfLNENCE ELEVFfION: City BMtl 2ll at Ue N. carner af � � M' �I � L� � � Q,�O Davis Dr. and Valdivia 4iay� EL. IOD.SO. � APPRoX. Poo� ' D, z8¢ �� 1 Z. FIELD SUR6E�'. Performetl 8-10-H9. � � �, _ — —_ — — o �%g � Q ' —_ 3. 100-YEAR fL DOD LINE. ihe rity "Drainage Map" rev. ]an 1977 \�z ��\ ^�_ ^ show:: a fla.v of 1�E3 CFS for this por[ion of the crr.ek. ihe S J % � c eek i,. well de(ined with a bottom width af about 6' and � � � � �-- banks nbou[ B' high. lhe creek gnes under Devis Dr. in a 4B" \ �� - Q p �/ CMP pipe. ihe 10�-year Flow is expec[ed to be about 3' deep. \ ' �� RRY P!( !` 1� ti � �a 0o e•`'� �--1�-41 z-3 M 45-�8 s r__r _ r.f R i L s�o._'+= _'. � �°o� �Q Q0.0FESSIO,!�ql { f� � y�4 �ES � �`9y �yc _ ` �3 � ��' y�y m �� I� E. � �: r �_ 96. 99 _ PIRES 9 0-89 . � � c -�y-- — � - iZ � `�, crvi� � I -' � '�` �(� o Y R � OF CAL1F�� _ . I' ��_ `�'`�W � � j FLooD LINF_ � � T TvPaF �N� O � �ry � �. .�� PLAN �"=Zo� 6 'rJ �o � � f�r��K W�E57- B,f9N� �� T�` � PROPOSED GARAGE o ,o zo so 40 � \��, �-�5- 8 9 ��'� i Nv ao.o± _� ^� �� \ RELOCATION FEET \ ,•''�� KAVANAGH ENGINEERINO /<CS / � ,.�nn��e�c m� �is.srs.wu ry`3s �- (�iK HVA KoFF �' SK-I t�unun.;nMe.r.� wa�as�n �'� \\ qVAKOFF RES 2320 VALDIVIA WAY BURlIN6AME �L�iP �t��? II� �1��tTt��TItP SAN MATEO COUNTY CITY HALL- SOI PRIMROSE ROAD BURLINGAME, CALIFORNIA 9401p TE��. r415) 342-8931 NOTICE OF HEARING REAR SETBAGK VARIANCE NOTICE IS HEREBY GIVEN that Monday, th2 �Rrh �a� �f a„gt�� ,]989 , at the hour of 7:30 P.M. , i n the Ci ty Hal l r�,,,n�; 1 f'}hamharc , 501 Primrose Road, Burlingame, California the Planning Commission of the City of Burlingame will conduct a public hearing on the application r� rnncYrnrt a nPt r�� a,- g�ragP arra�hed to _th� Px;�t;n4 hr,,,�A..which will not meet the rear setbacla requirement(15'-0 required, - —=-3 7'--0" proposed) at 2320 Valdivia Way, Zoned R-1. At the time of the hearing all persons interested will be heard. For further particulars reference is made to the Planning Department. MARGARET MONROE CITY PLAN�lER � AuQust 18, 1989 � �� r D �= � , . � � i� .r ' � � L �o � �y 1� �:� _ _ D'� � � ,�- � - ; : _`; . a�, � � N Q � � aa3z a��8 . � L a3pO a,�2 . g � � � 1? - y a3o� D P� l s �' / 1/ �0 ' ��5 �� 6 � � o Z323 23�� s� �� i � � ,' � �, 1 �'.� Fj � N � �� W v � ." �a W w �9 N . _ N W � �! u.1 . .�. — � � -� ..x :�3 �i�ir`r: � � - _ -� ;�;�� L �'' � � �. � � '9 � ��% � �a� �� R �O S � w a �� o 4/ � 1�► � � . _ :il�,.. w "j ] w �" � W � 9.� � f � --\ N � 9�-� w � �' G� • N � ^ � r+ (' a� 1 N� � � ° ,�, �.�, c� � 9 G � �, �P N�, s � G ao- � Q,�es(?r , �'a `� S �� , a � �o � � � �� h�> Lt��J IIf �1�ItTii�c�22tP SAN MATEO COUNTY CITY HA�L- SOI PRIMROSE ROAD BUR�INGAME, CALIFORNIA 94010 TEU!4I5) 342-8931 NOTICE OF HEARING REAR SETBACK VARIANCE NOTICE IS HEREBY GIVEN that Monday, the �Rrh �a� nf a�,g„� , 1989 , at the hour of 7:30 P.M., in the City Hall r�,,,,�;t ('hamhPr� , 501 Primrose Road, Burlingame, California the Planning Commission of the City of Burlingame will conduct a public hearing on the application _r„ rnnctrnrt a.,P., r�,n �a,- g�gP ��a to _thP Pxicting h�„ Which will not meet the rear setback requirement(15'-0 required, 7=-0" proposed) at 2320 Valdivia Way, Zoned R-1. At the time of the hearing all persons interested will be heard. For further particulars reference is made to the Planning Department. MARGARET MONROE CITY PLANPlER August 18, 1989