HomeMy WebLinkAbout1372 Vancouver Ave - Staff Report� �
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ITEM�
MEMO T0: PLANNING COMMISSION
FROM: PLANNER
SUBJECT: PARKING VARIANCE FOR A BEDROOM ADDITION TO THE
SINGLE FAMILY HOUSE AT 1372 VANCOUVER AVENUE, ZONED
R-1
Michael and Kathleen Serratto are requesting a parking variance
for the addition of a third bedroom to the existing house at 1372
Vancouver Avenue, zoned R-1. Applicants propose to maintain the
existing substandard one car garage, 8'x20' ( 10' x 20' are the
minimum dimensions for a one car garage) where the code requires
two covered parking spaces (20' x 20') for the addition of a
third bedroom (Code Section 25.70.030-a). The existing garage is
located 35' behind the front setback line, so there is room to
park an additional vehicle in the driveway.
The existing one-story house is 1,795 SF with a 746 SF existing
garage and basement laundry and shop area, for a total area of
2,541 SF. A 569 SF second story master bedroom/bath addition is
proposed for a total area of 3,110 SF, or a 22g increase in total
floor area.
Staff Review
City Staff have reviewed this request. The Fire Marshal (June
24, 1988 memo) and the Chief Building Inspector (June 22, 1988
memo) had no comments. The City Engineer (June 20, 1988 memo)
notes that he does not have any objections regarding this
proposal due to the physical constraints involved in providing a
two car garage on this property and since there is room in the
driveway to park an additional vehicle behind the front setback.
Planning Staff would note that the existing garage is part of a
basement laundry area. Although the actual usable parking area
measures 8' x 20', the area of the combined garage/laundry area
is 20' x 22' and is obstructed by a support post in the middle
of the room. Due to the small garage opening, it does not appear
that a vehicle could maneuver to park sideways inside the
garage/laundry area.
Applicant's Letter
In his letter of June 15, 1988, the applicant notes that the
family has outgrown the existing two bedroom home, and their two
year old daughter is currently sleeping in the family room. As
part of the proposed work to the house they plan to remodel the
� a
kitchen to provide for an internal stairway to the second floor,
as well as bring the existing family room up to current Building
Code standards for ventilation and Fire Code exiting
requirements.
The applicant notes that there is no way to enlarge the existing
garage or create a new garage without demolishing a substantial
portion of the house or encroaching into the setbacks. He also
notes that to add a garage extension in front of the existing
structure would look architecturally like an afterthought. To
add to the back of the existing garage could cause a lot coverage
problem. Also, due to the slope of the lot, the load of a
concrete foundation and a parked car might cause erosion or
lateral movements of the retaining wall which separates this lot
from the neighboring property. In light of the difficulties of
providing a second covered parking space on this lot and the fact
that the long driveway can accomodate a second vehicle, the
applicaint feels that a parking variance is justified. He
concludes by noting that the denial of the parking variance would
mean they could not add the needed living area to their home and
would have to move to a larger home elsewhere.
Findinqs For A Variance
To grant a variance the Planning Commission must find that the
following conditions exist on the property (Code Section
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 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.
Planninq Commission Action
The Planning Commission should hold a public hearing. Findings
should be made for affirmative action. The reasons for any
' !
action should be clearly stated. At the public hearing the
following condition should be considered:
1. that the project as built shall be consistent with the plans
submitted to the Planning Department and date stamped June
15, 1988 and July 1, 1988.
������ .e���-��_
Adriana Garefalos
Planner
AG/ag
cc: Michael and Kathleen Serratto
,
, PROJECT APPLICATION �,jS'CITY o4 1372 VANCOUVER AVENUE
fr CEQA ASSESSMENT BURLJNGAME project ad�re5s
�*�,�ow—,'� project name - if any
Application received ( 6/15/88 )
Staff review/acceptance ( ) H- 344-8210
1. APPLICANT Mi chael and Kathl een Serratto W- 340-0421
name teiephone no.
1372 Vancouver Avenue, Burlingame, CA 94010
applicant s address: street, city, zip code
contact person, if different telephone no.
Existing house = 1,795 SF
plus 746 SF
garage with shop
and laundry area
Total = 2,541 SF
2. TYPE OF APPLICATION
Special Pe�r^it O Variance* (X ) Ccndominium Pernit O Other
'`Attach letter which addresses each of the 4 findings required by Code Chapter 25.54.
3. PROJECT DESCRIPTION
PARKING VARIANCE for the addition of a 569 SF inaster bedroom/bath
which will increase number of bedrooms on the propert to three
without providing two covered parking spaces. The existing garage
measures 8' x 20' where the minimum dimensions for a one car garage
are 10' x 20' and the minimum dimensions for a two car garage are
20' x 20'. The existing garage is located 35' behind the front
setback line, so there is room to park an additional vehicle in the
(attach letter of explanation if additional space is needed) r�ve w ay.
Ref, code section(s): ( 25.70.030 � �
n. PROPERTY IDEIITIFICATIOPJ
( 026-058-110 ) ( 4 ) ( 44 )
APN lot no. block no.
( R-1 ) ( 6,000 ;
zoning district land area, square feet
Michael & Kathleen Serratto
land owner's name
Renuire� Oate received
�Yt�) ino) i - i
(3�s) (nol ( - )
�
( Easton Addition No. 3 )
subdivision name
1372 Vancouver Avenue
address
Burlinqame, CA 94010
city zip code
Proof of ownershio
Owner's consent to application
5. EXISTIPJG SITE CONDITIONS
Existing two bedroom home with attached 8' x 20' qaraqe.
Required Date received
(ves) (rur� ( 6/15/88 )
�Yes) �� i " )
n
�Y` 5 � ��� � �
(other) ( 6/15/88 )
Site plan sho�vino: property lines; public sidewall:s and
curbs; all str�ctur�s and improvements;
paved on-site parkino; landscaping.
Floor plans of all buildings showina: gross floor area
by tyoe of us�`on each floor plan.
Building elevations, cross sections (if relevant).
Site cross section(s) if rel�vant).
letter of exp�anation
`Land use classifications are: residential (sho�.v - d�,velling units); office use; retail
sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described).
6. PROJECT P!?�F�cAL NEI�' COPJSTRUCTION
?roposed c^nsLruction, "eloa� orade ( - ��) Second floor• ( 5 69 SF)
aross floor area First floor ( _ SF) Third floor ( - ��_)
Project Cnr�� �i�^ject Code
Pr,00sal P,equirri»,mt Prroposal !?equirement
r`rnnt setback a`7� 8'� '� 15' min.l Lct cover��.e 35°� i 4�°o Illd�}.
-r--
Side setbacl: - I - ^uil ;�r:r, ;�einht ,�'� 3p� �n�, �
�i�t� vard i u �'u+ 5 i � L�rdsc; oed area I _ I -
1 -6 /17-- , .
�,,�- v�r��, � 50 � �� 15 � �� „�. �� ��:��.��, ���.� i 1 sub- � 2
— stan ar
�y..
6. PROJECT PROPOSAL (continued)
Full tine employees on site
Part time em�loyees on site
Visitors/customers (weekday)
Visitors/customers (Sat.Sun.)
Residents on property
Trip ends to/from site"
Peak hour trip ends*
Trucks/service vehicles
EXISTING IM 2 Y=FRS
after after
8-5 5 PM 8-5 5 P^?
ID! 5 YEARS
after
8-5 5 PM
*Show calculations on reverse side or attach senarate sheet.
7. ADJACENT BUSINESSES/LAND USES
RasidPnti�l uses on all adiacent lots; this use conforms
tp--_tfle �Pnar�l P1 an
Required Date received
(3Fe�) (no) ( - ) Location plan of adjacent properties.
�es) (no) ( - ) Other tenants/firms on property:
no. firris ( ) 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 5100 () Other application type, fee 5 ()
Variance/R-1,R-2 districts $ 40 ( X) Project Assessment 5 25 (X )
Variance/other districts $ 75 () Neoative Declaration $ 25 ()
Condominium Permit S 50 O EIR/City & consultant fees 5 O
TOTAL FEES S 65.00 RECEIPT N0. 15�H5 Received by [. �.
I hereby certify under penalty of perjury that the information given herein is
true and correct to the best of my knowledge and belief.
Signature V"�Clv�-�--<��=t�-� ,1Ltti'L� Date �l� / S � ��
Applicant
STAFf USE OMLY
NEGATIVE DECLARATION F"e "°.
The City of Burlingame by on , 19
completed a revie�� 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 Conclusion:
_ Cateqorically exempt, reference CEQA
_ Code Section 15301(e)(2)
a %� � ����-
Signature of Processing Official
�/✓/ah.,�- � %��a �_ ,
Title Daie Signed
Unless eonealed within 10 days hereof the �ate oosted, the deterciination shall be final.
DECL,"-2ATI0^1 OF POSTI"IG Dat:e Posted:
I declare under penalty of perj�iry inat I ai� City Cler� oF the City of 6urlingame and that
I posted a true copy of the abov� �'le�ati�e �eclar�tion a� the Cit�� Hall of said City near
the doors to ih� Council Charabers. �
=xecut.ed at 'urlingame, California on
Apoeal�d: ( )Yes ( )?!o
1�
-UDITI' �--„�L��,T'I, �,�ITY CLERK. CIT�. �URLI.`!G!=,!'��
STAFF REVI EW
1. CIRCULATION OF APPLICATIOtJ
Project proposal/plans have been circulated for review by:
date circulated reply received
City Engineer ( 6/16/88 ) (yes) (no)
Building Inspector ( " ) (yes) (no)
Fire Marshal ( " ) (yes) (no)
Park Department ( - ) (yes) (no)
City Atto m ey ( _ ) (yes) (no)
memo attached
(yes) (no)
(yes) (no)
(yes) (no)
(yes) (no)
(yes) (no)
2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATIOP! MEASURES
Concerns Mitigation Measures
- - . _ 3
IF APd EIR IS REQUIRED:
Initial Study comoleted
Decision to prepare EIR
Notices of preparation mailed
2FP to consultants
Contract awarded
Admin. draft EIR received
Draft EIR acce�ted by staff
Circulation to other agencies
ategorically exempt
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. APPLICATIOP! STATUS Date first received (6/15/88 )
Accepted as comolete: no( ) letter to aoplicant advising info. required ( )
Yes( ) date P.C. study ( )
Is application ready for a�u lic hearing? (yes) (no) Recorttnended date ( 7/ 11/ 8 8)
Date staff reoort mailed aoplicant (`; �;,: �`�Y) Date Commission hearing (7� i� �-�y-)
Application approved ( ) Denied ( ) Appeal to Council (yes) (n
Date Council hearing ( ) Aoolication aporoved ( ) Denied ( )
� GG>�'a� %i���� � � z 76�
signe date
CEQA REQUIRE�IENTS
If a Negative Declaration has not been posted for this oroject:
Is the project subject to CEQA review?
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1372 Vancouver Avenue
Burlingame, California
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Michael and Kathleen Serratto
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1372 Vancouver Avenue
� Burlingame, California
(Application for Variance)
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Michael and Kathleen Serratto
1372 Vancouver Avenue
� Burlingame, California �_ � � � r +� � �
(Application for Variance) ;��� � J 19�8
CITY OF BURLINGliN{E
PLAPJNING DEPT.
Photograph from Southeast
(Photograph No. 3)
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Larry Lautenschlager,
Zoning Technician
Planning Department
City of Burlingame
Burlingame, CA 94010
MICHAEL 5ERRATTO
Attorney at Law
1220 Howard Avenue, Suite 250
Burlingame, California 94010
(415) 340-0421
June 15, 1988
Re: Application for Variance
f r om
Burlingame Parking Standards
Dear Mr. Lautenschlager:
���'. •, ,� -,
JUN 1:� 1988
cirr u� �
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This letter is written in support of the attached
application for a variance from the Burlingame Parking Standards
submitted by my wife, Kathleen, and I. This application concerns
our family home which is located at 1372 Vancouver Avenue,
Burlingame. As you have learned from previous discussions with
Jonathan Rouverol, our designer, my wife, and I, it is our
intention to enlarge our two-bedroom home by adding a third
bedroom, a bathroom, and a walk-in closet. In order to do this,
our current architectual plans call for the construction of a
second story to our home which will add approximately 600 square
feet of living space. Furthermore, we intend to remodel the
kitchen. This kitchen remodeling is architecturally necessary
because of the need to create an internal stairway to the second
story. The construction of this internal stairway will cause the
partial demolition of the kitchen. We intend to remodel the
kitchen as part of the reconstruction process. I have attached
several photographs of our honme as it currently exists. Also, I
have attached Mr. Rouverol's site plan, floor plans and building
elevations.
Our home currently consists of a living room, dining
room, kitchen with breakfast area, a family room, and two
bedrooms. Our sons Matthew, age 7, and Nicholas, age 6, occupy
one bedroom. My wife and I occupy the other bedroom, which is
similar in size to our sons' bedroom except that there is a small
sitting room attached to it. Our daughter, Kristina, who is 2
years old, slept in this sitting room until approximately 6
months ago when she outgrew her crib. She now sleeps in the
family room. This family room, I am advised, does note meet code
requirements because it does not have windows capable of being
opened for light and ventilation and for use as an emergency exit
in case of a fire. It is our intention to solve this problem by
eliminating a shower and closet and by replacing them with an
exterior window. The current architectural style of our home can
. i
be loosely referred to as the "California Mission" style. The
style is not a true "Spanish" style, although it does have some
Moorish influences in that the central architectural feature is a
tower which is quite similar to the tower at the train station at
Burlingame Avenue. Our remodeling plans call for the
continuation of this style.
In order to complete the remodeling of our home, it is
my understanding of the Burlingame Municipal Code that we must
provide garage or carport space for at least two vehicles
(Burlingame Municipal Code, section 25.70.030). This requirement
of additional garage or carport space may be waived for
enlargement of existing dwellings, such as ours, where a driveway
of sufficient dimensions, measured from the legally established
front setback line to an existing garage, can accomodate the
prescribed number of vehicles. In such a case, tandem parking is
permitted (see Burlingame Municipal Code, section 25.70.030 (1)).
With all of the above in mind, it is our request that
the Burlingame Planning Department grant a variance from the
Burlingame Parking Standards so that we can enlarge our home
without adding a carport or a garage to cover a second vehicle.
Our reasons for this are as follows:
(a)
There Are Exceptional or Extraordinary
Circumstances Applicable to the Property,
or Classes of Uses in the District,
so that Denial of the Application Would
Result in Undue Propert_y Loss.
Given the current configuration of our home, any means
by which we could comply with the Burlingame Municipal Code would
be substantially more obtrusive upon our neighbors than allowing
the use of our driveway as a place to store a second vehicle.
First of all, our house spans the entire width of the lot upon
which it rests except for the set-back requirements on both
sides. There is no driveway that goes past the house to the rear
of the lot and a detached garage. Thus, it is impossible to
enlarge an existing detached garage or create a new one without
demolishing a substantial portion of our home. Also, the cost of
enlarging the garage in the front of our home would be
prohibitive in that a great deal of excavation work would be
necessary, a large portion of which would be below the existing
foundation. Finally, in this respect, an extension of the garage
in the front of our home would look, from an architectural
standpoint, like an afterthought.
A second alternative might be to cut out the rear wall
of our basement and extend the basement out into our backyard.
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' This alternative would likely interfere with coverage
requirements of our house in comparison with the lot size. In
addition, the grade of our lot is higher than the grade of our
neighbor's lot on the south side, which contains a swimming pool.
A retaining wall separates the two lots. In my mind, the added
load of a concrete foundation and a parked car might cause
erosion or lateral movement of this retaining wall. A
substantial hardship would result in the form of liability for
any damage caused by this lateral movement to our neighbor's lot
and swimming pool.
Another extraordinary circumstance in this case is the
unprecedented growth in the cost of housing in Burlingame. Not
only does cur family live in Burlingame, but I have worked in
Burlingame since January l, 1982. If we cannot enlarge our home
and satisfy the requirements of the Burlingame Municipal Code at
the same time, it will be necessary for our family to consider
moving to a larger home. A home simi lar to our current home with
an additional bedroom and bathroom in Burlingame would probably
cost $500,000.00 or more. In our particular circumstances, the
purchase or a larger home would likely add at least $200,000.00
in debt to our family. My wife and I do not have two incomes.
She gave up a career as a research microbiologist to raise our
children. Thus, it is not possible for us to afford such a home.
In light of all of the above, it seems that the most
reasonable solution is simply to allow the current situation to
continue. Under Section 25.70.030 (1) of the Burlingame
Municipal Code, the requirement of additional carport or garage
space m� be waived where a driveway will accomodate the
prescribed number of automobiles. The driveway at our house,
measured from the inside of the sidewalk to the garage door, is
approximately 60 feet in length. This driveway is of sufficient
dimension to accomodate a second vehicle. Thus, it is submitted
that the Burlingame Planning Department can issue a variance from
the Burlingame Municipal Code so that our home can be enlarged
without adding a carport or a garage to cover a second vehicle.
(b)
The Variance is Necessary for
the Preservation and Enjoyment
of a Property Right of the Owner.
The variance is necessary for the preservation and
enjoyment of our property rights. As set forth in subparagraph
(a) above, if we cannot enlarge our home, it is likely that we
will have to consider moving to a larger home in someplace other
than Burlingame. Since we moved to Burlingame, we have always
parked a second car in the driveway of our home. It doesn't make
sense to require us to construct a garage simply because we wish
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to add a bedroom, a walk-in closet and a bathroom to our home.
(c)
Granting the Variance Is Not
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.
If the requested variance is granted, it will be
possible for us to park a second vehicle in our driveway. This
driveway is approximately 60 feet in length from the inside
portion of the sidewalk to the garage door. This second vehicle
will be off the street and will not present a problem with access
by police, fire, or emergency vehicles. As an example of this, a
board-and-care home is located just two doors away from our home.
On several occasions in the past, an ambulance and a fire
department rescue vehicle have made emergency visits to this
board-and-care home without incident. Also, taxis routinely
pickup the residents of this board-and-care home. On several
occasions, a large van from the Poplar Center has picked up a
resident of this board-and-care home without incident. Thus, the
public health, safety, and welfare will not be injured.
(d)
Granting the Variance Will Not
Adversely Affect the Comprehensive
Zoning Plan of Burlingame
The variance that we have requested, a variance that
would enable us to enlarge our home without adding a garage or
carport to cover a second vehicle, seems to be consistent with
Burlingame's comprehensive zoning plans in that an exception is
expressly contained in Burlingame's Municipal Code. As set forth
above, the requirement of adding a garage or carport to cover a
second vehicle may be waived when a driveway of sufficient
dimensions can accomodate a second vehicle. In our
circumstances, this is the case. A driveway approximately 60
feet in length can accomodate a second vehicle. In fact, this
driveway currently accomodates a second vehicle. Thus, the
Planning Departmentt should utilize the exception described
above.
Conclusion
In light of all of the factors set forth above, we
respectfully request that the Planning Department issue a
variance to my wife and I so that we can enlarge our home as
'. .
,� described herein without adding a garage or carport to cover a
second vehicle.
Thank you for your attention to all of this.
Very truly yours,
� t � C��� _
MICHAEL SERRATTO
MS/kak
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DATE: i� / `�2.� /� , / ��c1%
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MEMO T0: CITY ENGINEER �
CHIEF BUILDING I ECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM:
SUBJECT:
PLANNING DEPARTMENT
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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 �f1 Dz-�
at their v // / yX �' meeting. We would appreciate having
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your corrments by ����p � 7 � ���
Thank you.
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MI'MO iAt f;17Y rNR1NFrn
FROM:
SUBJECT:
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CH1EF BUILDING INSPECTOR 1
FIRE MARSHAL
DIRECTOR OF PARKS
PLANNING DEPARTMENT
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An application has been received for the above project for review by the
Planning Comrni::ton. Th� �I��licntton wlll br� �.rl�r�rl��l��rl rnr .'�_�f�,�r )
dt their -.� r r � /� �
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Thank you. �`-0 , ,�/ n •�-, ,� ,�� �
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DATE: � � � � �' !
MEMO T0: CITY ENGINEER
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM:
SUBJECT:
PLANNING DEPARTMENT
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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 ��i?
at their v // I/�� meeting. We would appreciate having
your corrments by ��;h� 2 7 � r���
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Thank you.
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SAN MATEO COUNTY
CITY HALL- 501 PRIMROSE ROAD
BURLING�+ME, CALIFORNIA 94010 TEL:!415) 342-8931
NOTICE OF HEARING
. .
NOTICE IS HEREBY GIVEN that Monday, the 11tt, aa� of .T„�� tq�s , at
the hour of 7:30 P.M., in the City Hall o,,,�,;i hamh s , 501 Primrose Road,
Burlingame, California the Planning Commission of the City of Burlingame will conduct
d pub17C hedl^ing On the dppliCdtiO►1 for the addition of a master bedroom without
providing two code standard covered parking spaces at 1372 Vancouver Ave. 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
July 1, 1988