HomeMy WebLinkAbout1529 Albemarle Way - Staff Report (2)� :y
Item # �
Study Calendar
City of Burlingame
Conditional Use Permits for Accessory Structure
Address: 1529 Albemarle Way
Request: Conditional use permits for an accessory structure
purposes/sleeping quarters with a full bathroom at 1529 Albemarle
(G)(m))�
Property Owner and Applicant: Allen Menicucci
General Plan: Low Density Residential Use
Meeting Date: 4/24/06
to be used for recreation
Way, zoned R-1 (C.S. 25.60
Zoning: R-1
APN: 025-228-350
Lot Area: 5,175 SF
History: In 1989, the current property owner, Mr. Menicucci, applied for a permit to add a bathroom
to an existing accessory structure at 1529 Albemarle Way. There was no record of planning or building
permits for the original 110 SF accessory structure. Aerial photos showed the structure existed in
1979. At the time of this first application Mr. Menicucci's wife was ill and the accessory structure was
to be used as an exercise room and sauna.
In 1989 the Planning Commission approved a lot coverage variance and two special permits to add an
80 SF bathroom to the existing 110 SF structure. The bathroom contained a toilet, shower and sink.
The lot coverage variance granted was for 41% where 40% is the maximum allowed. Two special
permits (now conditional use permits) were also granted, one for the bathroom and one for the use of
the structure for recreation purposes. The approval included conditions that required retroactive
building permits be obtained for all of the work that was completed, and that the bathroom be removed
in five year (May 1994) or a new application should be made to allow the structure to remain.
In April 1994 Mr. Menicucci went back to the Planning Commission to renew the lot coverage
variance and special permits to retain the accessory structure and bathroom. The Planning Commission
approved the renewal of the lot coverage variance and special permits with conditions that the use of
the structure and the bathroom portion shall be removed in five years (April 1999) or a new application
shall be made before the permit expires in order to retain the use.
Then in December 2000 Mr. Menicucci went back again to the Planning Commission to renew the lot
coverage variance and special permits (now conditional use permits) for the accessory structure. With
this request Mr. Menicucci noted that his wife was disabled and that he would like to convert the use of
the accessory structure from an exercise room to living quarters for a live-in nurse. But there would be
no change in the square footage and no alterations to the structure. The Planning Commission
approved the application once again with the condition that the use of the structure as living quarters
shall cease and the bathroom portion shall be completely removed in five years (December 2005) or a
new application shall be made before the permit expires to retain this use. The conditions also stated
that the lot coverage variance was being granted only for the existing accessory structure and can not be
transferred to any other portion of the property and will cease when any portion of the existing
accessory structure is removed.
Project Summary: As of December 2005 Mr. Menicucci's previous conditional use permits to use the
accessory structure as living quarters with a bathroom expired. He is now requesting conditional use
permits to retain the existing accessory structure for use as a therapy room/sleeping quarters with a full
bathroom. The accessory structure would be used by family guests and care takers to stay as needed,
which requires a conditional use permit. He also is requesting to retain the existing full bathroom,
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Conditional Use Permits 1529 Albemarle Way
which also requires a conditional use permit. Mr. Menicucci explains in this application material that
his wife has passed away. However, he wishes to keep the existing accessory structure to use it for
himself as a therapy room and as sleeping quarters for his family or a caretaker, should one be needed
in the future for himself. There are no interior or exterior changes proposed to the structure. There
will be no additional square footage added to the structure. The building will remain as is. No kitchen
or cooking facilities are proposed. Mr. Menicucci has asked that this be a permanent approval with no
sunset clause, since this condition has now existed on the property for approximately 17 years.
The existing single-story house has two bedrooms and an attached single car garage. The house and
accessory structure have a total of three bedrooms, which requires one covered (10' x 20') parking
space and one uncovered (9' x 20') parking space. The parking requirement is met with the existing
parking on-site, one covered space in the attached garage (12' x 22') and one uncovered space (9' x
20') in the driveway.
Lot Area: 5,175 SF
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EXISTING � PROPOSED ALLOWED/REQ'D
Lot Coverage: 41 % No change 40%
2,151 SF* � 2,098 SF
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Structure Use: Living quarters � Therapy room/Living CUP required
( Quartersl
Bathroom Facility: shower, sink and toilet � shower, sink and toilet2 CUP required
Variance granted for lot coverage in 2000
Conditional use permit for an accessory structure to be used for accessory living quarters (therapy
room and sleeping quarters (C.S. 25.60.010 (m));
Conditional use permit for a bathroom (shower, sink and toilet) in an accessory structure (C.S.
25.60.010(j)).
Staff Comments: See attached.
Catherine Barber
Planner
c. Allen Menicucci, property owner
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