HomeMy WebLinkAbout2339 Adeline Drive - Staff ReportP.C. 8/13/84
Item # 2
MEMO TO: PLANNING COMMISSION
FROM: CITY PLANNER
SUBJECT: VARIANCE FOR AN ADDITION
WHICH DOES NOT CONFORM TO
AT 2339 ADELINE DRIVE
TO A SINGLE FAMILY RESIDENCE
REQUIRED SIDE YARD SETBACKS
The applicants, Terrance and Linda Fibich, are requesting a variance
so that they can add to the footprint of their home at 2339 Adeline
Drive. This variance is requested because the remodeling will re-
sult in one extension of the structure extending to within 4' of
the south property line (5' required) and another extension on the
north side extending within 3' 9" of the north property line (5'
required) Code Sec. 25.66.050. •Side setbacks of the existing struc-
ture now range from 1' 6" to 3'. The proposed additions conform to
all other code requirements.
The proposed project has been reviewed by the City 9taff. The Chief
Building Inspector (July 31, 1984 memo) comments that no openings
would be allo��ed within 3' of property line and that the existing
porches all concrete. The Public Works Director (July 25, 1984 memo)
and Fire T�arshall (July 23, 1984 memo) had no comments.
The applicants submitted a letter (July 11, 1984) reviewing their
project, the reasons for their request and what they considered to
be the exceptional circumstances as they relate to their property.
They indicate that when they bought the property they discussed the
proposed additions with an architect. Based on unclear descriptions
of the property they were assured that these additions could be made.
However, when actual information on the property was available it
turned out that the original structure encroached on to the side yard
setbacks. As a result they are requesting the encroachments into
the side yards on both sides of the house. The exceptional circum-
stances are the placement of the house on the property at the time
of construction, allowing them adequate living room and area to pur-
sue their hobbies, the additions would not affect the public health,
safety or welfare, and will not affect the zoning of the City.
Staff would note for clarity that the workshop addition is off the
rear of the garage and extends into the backyard. This application
also shows the legal conversion of the attic area to sleeping area.
This attic a.onversion is not a part of this application because off-
street parking is met on this site, the attic conversion does not
change the footprint of the structure and the attic conversion meets
all other City codes. However, the side yard encroachments of 1' on
the south side and 1' 3" on the north side are issues which require
a variance inspite of the fact that the building was not built to cur-
rent side yard requirements, because the new areas added to the foot-
print (except the small area by the kitchen on the north side) do
not meet the current code setback requirements. Therefore, a new
non-conformity is being created by this remodeling. The critical
issue is the affect of the additional encroachment.
To grant a variance the Commission must make findings of fact that
relate to the property (Code Sec. 25.54.020):
-2-
a. that there are exceptional or extraordinary circum-
stances 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 preser-
vation and enjoyment of a property right of the pro-
perty involved;
c. that the granting of such.variance would not be
materially detrimental to the public health, safety
or welfare, or injurious to the property or improve-
ments of other property owners, or the quiet enjoy-
ment of such property or improvements;
d. that the granting of such variance will not adversely
affect the comprehensive zoning plan of the city (1941
Code §'.1944, added by Ord. 539; January 4, 1954, and
amended by Ord. 1037 § 4(part); April 21, 1975: Ord.
1078 § l�; July 6, 1976).
The Planning Commission should hold a public hearing. At the hear-
ing the following conditions should be considered:
l. that the conditions of the Chief Building Inspectors
memo of July 31, 1984 be met; and
2. that the project as built conform to the plan submitted
and date stamped July 11, 1984.
l�����c.�l�iu�.
Margaret Monroe
City Planner
,•
25.5.4.020 ZONING
�
in which it is locatcd. (1941 Cocic � 1942, acicicd by Ord. 539; January 4,
1954, and amctidcd by Ord. 7<2; 5cptcmbcr 17, I�62).
.
Chai�tcr 25.54
VAI:IANCES
S�ctions:
25.54A20 Po���er to Rrant ��ariai�ccs—Scopc of vlrianccs—Conditio�is
for grantinr. � , �
25.5�.0?0 Power to rtra»t variances — Sco{�e of ���ria►�c� — Coizd:tio�is
f��r ��r� i�tin�,. SuUjcct to thc provisions of this cliaptcr, tLe ��'.al�ni����
coil�misSIUI1 ]ll�}� ��ary t)lc .�[)(�I1C1I1011 Of iI1C Z011ltl, renulati�ns l:crctof�orc c�r
}icrc:►ftcr establishcd anil itiay im,:ose reasonab(c rc���:'.�tioi�s as co�ditions to
�*i111t111� variances :�nd exccpt�ons, and such rec���irements shall be ;n
hannos�y witli thc ���leral pttrpose and intent of this title.
VIirIS11Ci:S SI111I Rlil \V1tI1 lI1C I311CI a11C� rnay Ue t'or a specific time.
`��li'I�11CCS ]Il1)� �)C �'ai�ted� :1S IICI'CIIl pl'OVI(1CC�, �Vltll rCf�fLi]Ce tU, L�Lit
not limitrd to, the follo�vi�i�: restrictio�is as to time for ilie use of tlic
pro�crty; the type or nature of the buildin}s; pians thcrcfc�r; materials for
tlie use tl�crcof; size thereof, iilcluding limitatioiis as to lici�lit and area; .
build'u�� linc restrictions; front, side, and rear yard requirements; lot
covcrase; I�arkinb and motor veliicle storage req21irements; persons �vtio may�
t�se hlll�iiltl�S or prez��ises in accorciance �vith any variance or exception
�vhich m� y be gra�it� ci; and provisions for tlie time and maniler of tlie return
of such btlilcliii�, or otlier usc or condition, to tlle former condition of sucli
property. "'
Tlie variance inay be crantccl provided that'the commission finds, after �
a ftill in��cstigatio�i .I11CI illlUllC I1C1CIIlg, illat 1II tlle fOI�O�Vill� IS ifliC:
(a) "I7iat therc arc e�ccptional or extr�iordinary circumstanccs
a��plicaUlc to thc property or class of usc;s in thc district, so that a denial of
tlic aj�plication �voul�l result in un�iue property loss;
(b) "l�liat sucl� vari�nce would be necessary for the preservation and
enjoyii�rnt of a pra�?crty ri�,ht of tlic o�viicr of tlic pro��crty iilvolvcd;
(c) T'hat the �C:lIllltl� of such varianee �voulcf not be materially
drtrimcntal to thc ��ublic hcaltli, safcty or �vclf:�rc, or li1JUf1Ut1S to tl�e
pro��crty or im��ro�•rmcnts of otlicr property owncrs, or thc quict enjoymcnt
of surh }�rol�erly ��r i.n��ro��cmcnts; , '
(d) ����l;lt tl�r ��r:lllllilc oC such variancc will not a�ivcrscly affcct thc
comE�rrlicnsi��c zoi�ing ��I:►n of tlic ciCy. (1�)41 Cocfe � 1944, aciciccl by Or�l.
539: Jai�u:u-y �}, (954. ;�nd aiiic�idc�i by Ord. ]037 � 4(��art); April 21, .
1975: Ord. 1075 � 1 S: July G, 197G). •
(Ilurling:�mc 10-IS.7f) 298
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PROJECT APPLICATION �c�'dc�TM °� � 2339 ADELINE DRIVE
�r CEQA ASSESSMENT BURLINGI4ME project address
� � � Fibich Residence
�►�,�'��r'� pro�ect name - �f any
Application received (7/11/84 )
Staff review/acceptance ( ) " 340-9256/
i. APPLICANT Terence J.& Li nda G. Fi bi ch 282-9256
name telephone no.
2339 Adeline Drive. BurlinQame, CA 94010
applicant s address: street, city, zip code
Same Same
contact person, if different - telephone no.
2. TYPE OF APPLICATION
Special Perr�it () Variance* (X ) Ccndominium Permit () Oth�r
*Attach letter which addresses each of the 4 findings required by Code Chapter 25.54.
3. PROJECT DESCRIPTION VARIANCE to al l ow an addi ti on to an exi sti ng home
which has been built less than 3'-0" from the side property lines.
The r�oposed remodeling of attic space to provide"a master bedroom
and �tudy plus the workshop addition and room expansions at the
garage and first floor levels will add 1,100 SF of livinq space
to the existinq three bedroom home. The basement and first floor
e 'n the minimum re uired setback and will not -
extend the nonconforming wall lines. The plans comply with other *)
(attach letter of explanation if additional space is needed)
Ref. code section(s): ( Chap.25.50 )( Chap.25.54 )(25.66.060)
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4. PROPERTY IDENTIFICATION
( 027-161-080 ) ( 7 ) ( 4 ) ( Burlinghome Sub. )
APN lot no. block no. subdivision name
( _, R-1 ) ( 5,6$0 � ) �
zoning district land area, square feet
Terence J. & Linda G. Fibich 2339 Adeline Drive
land owner's name address
Burlingame, CA 94010
Reouired Date received city zip code
(��) (no) ( _ ) Proof of ownership (�(e►^ified by C0. Assessor)
(�r� (no) ( _ ,) Owner's consent to a�plication
5. EXISTING SITE CONDITIONS '
Existing sinqle famil.v residence
Required Date received
(yes) (� ( 7/ll/84 )
�yeS� . �� � �� �
�YeS) ��i ( '" )
(other) � !'. )
Site plan showing: property lines; public sidewall:s and
curbs; all str�ctures and improvements;
paved on-site parking; landscaping.
Floor plans of all buildings showing: gross floor area
by type of us�`on each floor lan.
Building elevations, cross sections (if relevant�.
Site cross section(s) (if releyant).
1PttPr nf Pxnjanation
*Land use classifications are: residential (show # dwelling units); office use; retail
sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described).
6. PROJECT PP,OPOSAL
Proposed construction, Below grade ( - Sf) Second floor ( 9 0 1 SF)
gross floor area First floor (197,25 SF) Third floor ( - SF)
Project Coc+e
Pr000sal RPquirement
Front setback �
Side setback - -
side yard 1-6"/2' -6" *3' mi n
Rear yard 31' -6" 15' mi n
Project Code
Proposal Requirement
Lot coverage o �
Puildina height ± 27 � 30' max
Landscaped area -
On-site pkg.spaces Z 2
6. PROJECT PROPOSAL (continued)
Full tine employees on site
Part tir�e emoloyees on site
Visitors/customers (weekday)
Visitors/customers (Sat.Sun.)
Residents on property
Trip ends to/fror� site*
Peak hour trip ends*
Trucks/service vehicles
EXISTING
after
8-5 5 PM
*Show calculations on reverse side or attach separate sheet.
7. ADJACENT BUSINESSES/LAtJD USES
ResidPntial sing�P fami�v structurPt n����j�acPnt sitPs;
this`use conforms to the �eneral'�lan,
Required Date received
(p�s) (no) ( — ) Location plan of adjacent properties.
(y�s) (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 $100 () Other application type, fee $ ()
Variance/R-1,R-2 districts $ 40 (X ) Project Assessment $ 25 ( X)
Variance/other districts $ 75 () Negative Declaration $ 25 (. )
Condominium Permit $ 50 () EIR/City & consultant fees $ ()
TOTAL FEES $ 65.00 RECEIPT N0. 55I7 Received by M,Monroe
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 �.�e..Y""' � •.1�--�"'_'� Date � ( .�.... �.`� ��
—�onX'i c�nt l—
STAFF USE ONLY
NEGATIVE DECLARATION File No.
The City of Burlingame by on , 19_,
completed a review of the proposed project and determined that:
( ) It will not have a significant effect on the environment.
( ) No Environmental Impact Report is required.
Reasons for a Conclusion:
IP! 2 YEARS IPl 5 YEARS
� after after
8-5 5 PM 8-5 5 PM
i✓ I(.ii/��UU �111`� � •� .
� Si ature of rocessino Official Title Date Signed
Unless appealed within 10 days hereof the d�te posted, the deternination shall be final.
DECLARATION OF POSTIPlG DaLe Posted:
I declare under penalty of perjury that I ar� City Clerk of the City of Burlingame and that
I posted a true copy of the above Nena.ti�re Declaration at the City Hall of said City near
the doors to th•� Council Chambers. .
Executed at Durlingame, California'on
Appealed: ( )Yes ( )P!o
19
JUDI�H�. MAL�TTI, CITY CLERK, .CITY f'� �URLINGAP-1E
STAFF REVI EW
1. CIRCULATION OF APPLICATIO�J
Project proposal/plans have been circulated for review by:
date circulated reply received
City Engineer ( 7/19/84 ) (yes) (no)
Building Inspector ( " ) (yes) (no)
Fire Marshal � ( " ) (yes) (no)
Park Department ( _ ) (yes) (no)
City Attorney ( _ ) (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
Does the applicant satisfy the Review applicant's 7/11/84
four legal requirements of letter; make findings.
Code Sec. 25.54.020 for the
granting of a Variance?
Does the proposed addition Request comments from the
comply with all Fire and Fire Marshal and Chief Building
Building Code requirements? Inspector.
3. CEQA REQUIREPIEPITS
If a Negative Declaration has not been posted for this project:
Is the project subject to CEQA revie�N? No - Categorically exemot.
IF AP� EIR IS REQUIRED:
Initial Study cor�oleted
Decision to prepare EIR
Notices of preparation mailed
RFP to consultants
Contract awarded
Admin. draft EIR received
Draft EIR acce�ted by staff
Circulation to other agencies
Study by P.C.
Review period 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. APPLICATIOPJ STATUS Date first received ( 7�11/84�
Accepted as complete: no( ) letter to applicant advising info. required ( )
Yes( ) date P.C. study ( )
Is application ready for a Qublic hearing? (yes) (no) Recommended date ( 8/ 1 3/84 )
Date staff report mailed to aoplicant ( ) Date Corrmission hearing ( )
Application approved ( ) Denied ( ) Appeal to Council (yes) (no)
Date Council hearing ( ) Apolication approved ( ) Denied ( )
��� , �3�
signed date
INTER-OFFICE MEMO
T0: PZanning Department
FROM; BulldZng DZVZSZOn
JuZ� 31, 1984
RE: 2339 Adeline Dr.
ShouZd the appZication be approved, the BuiZding Division wouZd require
no openings be permitted Zess than 3 feet to propert� Zines�
na�-l-»� i ri Fv.o%n�'a / ti' // � ,�s--« .............1.. 7 ..•._ ,. L _ ____�—. _t -- -�_ � _ .� n _ _ , n . � .
�k�S �I�i o�IG� ,Z/� (�v,sc.�
� �
Pete in
� `
C 2ef BuiZding Inspector
PK/pma
c
DATE: 7—/y -��
MEMO T0: �/C1TY ENGINEER ��ll�y� �u G., B'��1�� ��',�
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
FROM: PLANNING DEPARTMENT
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SUBJECT_::�- �/Z�r�c.�c e�- � �..,at �/00 Si �'c�t��� 7�ioi� �D �e �a�c� �
� 23= f �:�:�L���G �1-ii^e. �yl,� �,..�,L Gu� -CGN �r�.r% P �Si�e`�-s�at'_
An application has been received for the above project for review by the
�
your comments by ��/��i
Planning Commission. The application will be scheduled for �� �'/U�/
at t��eir �f ����� meeting. We would appreciate having
Thank you.
Helen Towber
Planner
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att.
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DATE: 7-/9 -rf'�
MEMO T0: CITY ENGINEER �pl�y� �u ��� ��'l�� �'�'� �
CHIEF BUILDING INSPECTOR
��F�MARSHAL -
FROM: PLANNING DEPARTMENT
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SUBJECT_:y ��-zt'ic-�c �-� � �t �/00 S� �'��i ��r� �D �e �u�z�-c.� �
> /� T
2�� % �G�-LsszG- �'/YrG`P. /y�t� ��.Q.L G�yt "C'-G1p JLY�t�� p �i�e` G,�.,�l.t'_
l
An application has been received for the above project for review by the
� Planning Commission. The application will be scheduled for /�� �'/G�ir/
at their ������� meeting. We would appreciate having
your comments by ��/���
-T
Thank you.
Helen Towber
Planner
S/ 7�2� -�t-+�s O e.�' ��� M� ��
att.
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July 11, 1984
� �J �_ �, a. I�v�
City of Burlingame CITYOfOURLINGAME
Planning Commission P�. NNir��o��.
Burlingame, CA 94010
Dear Honorable Commissioners,
In accordance with Chapter 25.5� of the Zoning Regulations,
Section 25.54.020-Power to Grant Variances, I hereby do apply
to the Planning Commission to grant such a variance for my
private, single family residence.
The residence in question is located at 2339 Adeline Drive.
which is located between the cross streets of Hoover and Poppy.
2•4y wife and I have been the owners of this property since April
of 1983 and for the last year the property has been rented to
another family while we disposed of another piece of real estate.
At the time of purchase, we met with our .licensed architect �b
investigate feasibility of various changes that would make the
property more desirable as our future home.
Due to rather unclear descriptions of the ac�ual property
line locations as given by the previous owner �ae were assured
of the necessary 4 foot setback on the North side of the struc-
ture if we followed the existing side line of the building rear-
ward. When the actual dimensions of the building were compared
to the property line dimensions it was discovered that the struc-
ture must have been non-conforming at the time of original con-
struction. We request variance to allow extension rearward 10
feet on this North side, along the present building line, plus
an additional setback of 9 inches inward, to allow for the ad-
dition of a wor}:shop area at the rear of the garage for pur-
suit of the hobby of woodworlcing for non-commercial purposes.
On the South side of the structure our property line ad-
joins a 10 foot public utility easement. The proposed change
would provide a bay extending 2feet, 9 inches outward, still
alloc�ing for a 4 foot setback. tae request variance to allow
construction of this bay extension to provide additional floor
space in the room which has been divided to develop stair�aell.
This addition will still be inside of the set back as measured
from the outermost point of the existing entry stairway.
-Page 2-
In summary,' to assist you in making your decision on these
requests; (a) Exceptional or extraordinary circumstances ap-
plicable to the property are the existing non-
conforming setbacics from time of original con-
struction. These..setbacks have not caused any
conflicts to date that we are aware of.
(b) Granting the requested variance would allow our
family to maximze the use of each of the indi-
vidual rooms and to pursue our hobbies.
(c) Granting the requested variance would not be de-
trimental to health, safety, or welf are, or in-
jurious to the property or improvements of other
property owners, or the quiet enjoyment of such
property or improvements.
(d) Granting the requested variance will not, to the
best of my knowlege, adversely affect the com-
prehensive zoning plan of the city.
Thanlc You for your consideration,
�.�.�...�----� '\
Terence Linda G. Fibich
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�����1JUNE
�h� C�i�� �f �urli�t��zmQ
SAN MATEO COUNTY
CITY HALL- 501 PRIMROSE ROAD
BURLINGAME, CALIFORNIA 94010 TEL: (415) 342-8931
NOTICE OF HEARING
VARIANCE
NOTICE IS HEREBY GIVEN that Monday, the 13th of August, 1984 , at
the hour of 7:30 P.M., in the City Hall Council Chambers , 501 Primrose Road,
Burlingame, California the Planning Commission of the City of Burlingame will conduct
a public hearing on the application to allow an addition to an existing home which
has been built less than 3' from the side property lines; property at 2339 Adeline
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�IER
Au�ust 3, 1984