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Home My WebLink About3088 Alcazar Drive - Staff Report (2)� � City of Burlingame . Variance, Hillside Area Construction Permit and Conditional Use Permits —Q Item No. � Study Item Address: 3088 Alcazar Drive Meeting Date: April 8, 2013 Request: Application for Lot Coverage Variance, Conditional Use Permits and Hillside Area Construction Permit for a new accessory structure to be used as a cabana and for accessory living quarters. Applicant and Designer: Tom McCarville Property Owner: Harold Romanowitz General Plan: Low Density Residential APN: 025-333-110 LotArea: 11,527 SF Zoning: R-1 Project Description: The site currently contains a one-story, five-bedroom single family dwelling with an attached garage, a storage shed and pool. The applicant is proposing to construct a new 535 SF accessory structure in northwest corner of the property (rear corner of site) to be primarily used as a cabana. In addition, the property owner notes that on occasion, he would like to have guests stay overnight in the cabana. The cabana would contain a wet bar and small bathroom with a sink, toilet and shower. The cabana would also contain several skylights, patio doors and windows along the front, side and rear of the structure. The applicant is requesting approval of a Lot Coverage Variance, Hillside Area Construction Permit and several Conditional Use Permits which are listed below. The existing house contains a covered atrium at the center of the house and large eave overhangs, typical features found in an Eichler house. The footprints of the existing house, garage and storage shed total 2,793 SF. However, because the atrium is covered, its area also counts towards lot coverage. Furthermore, because the roof eave overhangs are greater than 24 inches, the entire area of the overhangs is also counted towards lot coverage. Therefore the area of the atrium (418 SF) and eave overhangs (960 SF) adds a total of 1,378 SF to the lot coverage on the site for a total existing lot coverage of 4,448 SF (38.5%). With the proposed cabana, the lot coverage will increase to 4,983 SF (43.2%) where 4,611 SF (40%) is the maximum allowed and therefore the applicant is requesting a Lot Coverage Variance (exceeds maximum allowed lot coverage by 372 SF). Planning staff would note that the proposed cabana would be in compliance with lot coverage if the house contained standard eave overhangs (lot coverage would be 34.9% or 4,032 SF). The floor area will increase to 4,312 SF (0.37 FAR) where 4,789 SF (0.42 FAR) is the maximum allowed. The proposed project is 477 SF below the maximum allowed FAR. There are total of three parking spaces provided for the existing five-bedroom house (two covered and one uncovered spaces), and is therefore in compliance with off-street parking requirements. Planning staff would note that the new cabana will not be considered a potential bedroom because a condition of approval for the project will specify that the room shall not be used a second unit. All other zoning code requirements have been met. The applicant is requesting the following applications: ■ Lot Coverage Variance for construction of a new accessory structure (43.2% proposed where 40% is the maximum allowed) (C.S. 25.26.065); ■ Hillside Area Construction Permit for construction of a new accessory structure (cabana) (C.S. 25.61.020); ■ Conditional Use Permit for a new accessory structure to be used as a cabana and for accessory living quarters exceeding one hundred twenty (120) square feet of gross floor area (535 SF cabana proposed) (C.S. 25.60.010 (m) and (n)); ■ Conditional Use Permit for an accessory structure that will contain a shower, toilet and sink (CS 25.60.010 (j)); ■ Conditional Use Permit for two (2) or more accessory structures, each having over one hundred (100) square feet gross floor area on a single lot (286 SF existing detached storage shed and new 535 SF cabana) (C.S. 25.60.010 (a)); Variance, Hillside Area Construction Permit and Conditional Use Permit 3088 Alcazar Drive � ■ Conditional Use Permit for ac�essory structures on a single lot exceeding a total of eight hundred (800) square feet gross floor area (821 SF proposed) (C.S. 25.60.010 (c)); ■ Conditional Use Permit for plate line of the accessory structure exceeding nine (9) feet above grade at the closest point between the plate line and adjacent grade (9'-8" proposed from adjacent grade) (C.S. 25.60.010 (g)); and ■ Conditional Use Permit for glazed openings in the accessory structure within ten (10) feet of the property line and higher than ten (10) feet above grade (windows and skylights proposed within 10'-0" of property line and more than 10'-0" above grade (CS 25.60.010 (i)). 3088 Alcazar Drive LotArea: 11,527 SF Plans date stam ed: A ril 1, 2013 EXISTING � PROPOSED I ALLOWED/REQUIRED Lot Coverage: 4448 SF � 4983 SF 4611 SF 38.5% 42.3% 40% FloorArea Ratio: 3777 SF i 4312 SF 4789 SF 0.33 FAR � 0.37 FAR 0.42 FAR Use in Accessory storage shed ; cabana and accessory requires a conditional Structure: (286 SF) E living quarters use permit � (535 S F) Number ofAccessory 1 accessory structure 2 accessory structures two or more accessory Sfructures: storage shed storage shed structures each over (286 SF) � (286 SF) 100 SF requires a � cabana conditional use permit � 535 SF � TofalArea in Accessory 286 SF � 821 SF conditional use permit Structures: � required if structures ' exceed 800 SF : f Glazing in Accessory n/a i three windows within 10' windows/skylights Sfructure: ; of side and rear located within 10' of � property lines property line or more � 10 skylights more than tan 10' above grade E 10' above grade requires a conditional � use permit Bafhroom in Accessory n/a � bathresom with shower, � shower and toilet Structure: ( toilet and sink requires a conditional ! use permit � Locafion on Lot: storage shed located � cabana located within cabana exempt from within front 25% of lot ' rear 19% of lot setback requirements if located within rear 30% of lot ; Building Heighf: n/a � 11'-10" 11'-10" (flat roofl Plafe Height: n/a -� 9'-8" 9'-0" ; (from adjacent grade) � � Variance, Hillside Area Construction Permit and Conditional Use Permii 3088 Alcazar Drive ■ Conditional Use Permit for accessory structures on a single lot exceeding a totai of eight hundred (800) square feet gross floor area (821 SF proposed) (C.S. 25.60.010 (c)); ■ Conditional Use Permit for plate line of the accessory structure exceeding nine (9) feet above grade at the closest point between the plate line and adjacent grade (9'-8" proposed from adjacent grade) (C.S. 25.60.010 (g)); and ■ Conditional Use Permitfor glazed openings in the accessory structure within ten (10) feet of the property line and higher than ten (10) feet above grade (windows and skylights proposed within 10'-0" of property line and more than 10'-0" above grade (CS 25.60.010 (i)). � 3088 Alcazar Drive Lot Area: 11,527 SF Plans date stam ed: A ril, 2013 EXISTING � PROPOSED � ALLOWED/REQUIRED Lof Coverage: 4448 SF � 4983 SF � 4611 SF 38.5% � 42.3% � 40% FloorArea Rafio: 3777 SF � 4312 SF � 4789 SF 0.33 FAR j 0.37 FAR 0.42 FAR Use in Accessory storage shed � cabana and accessory � requires a conditional Strucfure: (286 SF) � living quarters , use permit j (535 SF) � Number ofAccessory 1 accessory structure � 2 accessory structures two or more accessory Structures: storage shed , storage shed structures each over (286 SF) (286 SF) 100 SF requires a cabana conditional use permit 535 SF Tofa/ Area in Accessory 286 SF 821 SF conditional use permit Structures: � required if structures i exceed 800 SF Glazing in Accessory n/a � three windows within 10' windows/skylights Structure: j of side and rear located within 10' of �` property lines property line or more C10 skylights more than tan 10' above grade , 10' above grade requires a conditional ; use permit t— Bathroom in Accessory n/a � bathroom with shower, shower and toilet Structure: � toilet and sink requires a conditional use permit Location on Lot: storage shed located cabana located within cabana exempt from within front 25% of lot rear 19% of lot setback requirements if located within rear 30% of lot Building Height: n/a � 11'-10" � 11'-10" (flat roofl , Plate Heighf: n/a 9'-8" 9'-0" (from adjacent grade) 2 COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 B'•'R�� p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org '��' APPLICATION TO THE PLANNING �OMMISSION Type of application: ❑ Design Review C� Variance ❑ Parcel #: D2� �a3'?, l! C� j$I Conditional Use Permit ❑ Special Permit � Other: F� � A�• �• �• PROJECT ADDRESS: 30�3 fiL. �l �� D�� C � Please indicate the contact person for this project APPLICANT project contact person� OK to send electronic copies of documerts ❑ Name: �or�t 1`'t�'�2�� 1 l �- _ Address: � 2�4.0 :�c�'r'i'�1; City/State/Zip: S � r C l 3 Phone: � S • S� 3'-(��`,�� PROPERTY OWNER project contact person � OK fo send electronic copies of documents � Name: ��ccciA�It��C-. �,�SC� Address: 3�i'R �� 4►'L 1�2�✓E City/State/Zip: �i��-ACtF,��'A `�i 4-010 Phone: ��' 2�� Fax: �( �� 3' �'¢�� Fax: E-maiL• �t"75t`�Q"i�rf� t�i��C� Cf�.( E-mail: ��--- �l�C.. S G'`i �1-�x�. CAM- ARCHITEC DESIGN project contact person � OK to send electronic copies of documenis ❑ Name: �� Address: City/State/Zip: Phone: Fax: E-mail: _ �t , F ^Y '..F.. . ., r, ai x.< �. �, _ - - - - ,�.,,. ,, . - �k Burlingame Business License #: 2-� �3 � PROJECTDESCRIPTION: rT'o C�ST(Zu�7' /� N�� /��SS�Qv 5��`-��C '�` C�A'�3 �. � �'F4E liv��(�►�� C.ar Tt� ��t< <��zc W� �� r3 ��. �-c 2�,2 �'� o� Td-�- L.o^r_ ,_?��fE K F"� �r TF�C �xr s� rr�c,- H� ��• AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and b'ef. Applicant's signature: � Date: �� 9%I L I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. f=jG�NC—{� � `` ��' �'�'��`� �''1�� f�t � �2 Property owner's signature: ":� � ti' '`—' Date: � [(�j�i �Q�� Date submitted: �' �' « �rl • 1 N • �--'�kT . ,k Verification that the project architectldesigner has a valid Burlingame business license wifl be required by the Finance Department at the time application fees are paid. ❑ Please mark one box above with an X to indicate the contact person for this project. s:�Hanr�ours�PcaPp�rcotion zoos.ho�doutdoc � c�rr O ��:�� :�� ,.,�.,,.�. ,.�.. e COM�v1UNITY DEVELOPMENT DEPARTMENT • 5O'I PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org CITY OF BURLINGAME VARIANCE APPLICATION The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning Commission in mak�ng 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.. a. Describe the exceptional or extraordinary circumsfances or condifions applicable fo your property which do not apply �o ofher properties in this area. S � �-rT�c� L� b. Explain why the variance request is necessary for fhe preservation and enjoymenf of a substantial property right and whaf unreasonable property loss or unnecessary hardship might result from the denia! of the application. c. Explain why the proposed use at ff�e proposed location wil! not be detrimental or injurious to property or improvemenfs in fhe vicinify or io public healfh, safety, general welfare or convenience. .� How will fhe proposed project be compatible wifh fhe aesthetics, mass, hulk and character of the existing and pofential uses on adjoining properfies in the genera/ vicinify? Handouts\Variance Application.2008 VARIANCE APPLICATION PROJECT: 3088 Alcazar Drive Burlingame, CA 94010 Apn 025 333 110 ��V�� V �EJ APR - 2 2012 CITY OF BURLWGANIE CDD-Pl.ANNING DIV. Proposal to construct a new Cabana/ pool house on the Owners lot, referred to as 3088 Alcazar Drive. There_is an existing single family home and a storage building on the site. There is also an in-ground swimming pool. The proposed Cabana would be built within the rear third of the lot, adjacent to the existing swimming pool. The new structure will consist of an open Recreation Room with a wet bar, and a Bathroom/ changing room. The Recreation Room will open directly to the patio surrounding the pool through a finrelve foot wide patio door that will open for its entire width. The existing house on the lot is an Eichler home with large expanses of glass, stucco walls, and large roof overhangs projecting from low-slope roof sections. The new structure is intended to reflect this building style with a stained concrete slab-on-grade floor, a similar stucco exterior, large patio doors opening to the pool area, and a low-sloped roof with broad overhangs. The roof of the structure is planned to be a"living roof with sod planted over the waterproof membrane. A variance is required for the project because the addition of the new structure will exceed the allowed 40% lot coverage (to 43%). The calculation of Lot Coverage requires that we calculate the area of the lot covered by Building, but also the area covered by any roof overhang that projects past 2-0 from the face of the building. The Eichler style was typically to have large roof overhangs, and on this property, the area of the roof overhang that does not cover living space in the House is 1670 sqft. If we do not count the area of the roof overhangs into the lot coverage calculation, the addition of the Cabana would still only cover 29.% of the lot- well below the 40% maximum allowed. a. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. The extraordinary circumstance that our affecting this project are the very large- in some places 8'-0 to 10'-0- roof overhangs that are required to be included into the lot coverage calculations. The Eichler style was also to include large covered entryways and atriums. The total area of roof overhang that does not cover living space is 1670 sqft. b. Explain why the variance 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. The existing home is based on a concept of allowing the outside to flow to the inside by including large glass areas to allow the outside to be viewed from the inside, and large roof overhangs to embrace the outside and shelter while you are out. This means that the house PROJECT: 3088 Alcazar Drive Burlingame, CA 94010 Apn 025 333 110 may have a large footprint, but it was built at a time when casual Family Rooms were not included into the plan. The result is that there is a nice home, but there is not a casual space that really allows for casual gatherings while preserving the concept of allowing the outside to plow in and the inside to flow out. The Cabana is intended to serve as a casual gathering spot for both the children and the adults without adding to the very stylized house. c. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in #he vicinity or to public health, safety, general welfare, or convenience. The addition of a Cabana will not be detrimental or injurious to any of the neighbors. The new building will be a convenience for outdoor entertainment, but the actual square footage of building added to the lot will still fall far below the maximum allowed for the neighborhood. The use will not impact parking by bring additional people to the area, because it is intended to serve the needs of the single family utilizing the site. d. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? The project will reflect the style of the house by incorporating a low profile with slab-on-grade floor and a low slope roof. The exterior materials will also match the materials used on the house. The use of the structure is intended to be auxiliary to the house, serving as a recreation room in response to outdoor activities surrounding the large rear yard and the existing swimming pool. � � � �V' � � ( � 57OPAGE V` � �. �9? ft . ` � � ecvrt�oM uwNc DINING � "`. r- I �� TM � 8¢wAOM A7WVM WPAGE COVERED EN1AY KRCHEN Qosi ^� e.eni BQ�RDOM -i FIALL CLOSET � 6EDROOM � 6EPRDOM � � �M \11 � ��E6�/�� APR - 2 2C �? CITY OF BURL'�i�1GAME _ CDD-FLANNING DIV. "fr� ft� • • ---- ' . � . �_2-j-1 ft 3p88 �LG�R DRIVE '� , . � BURLINGA�ME, GA� 94010 �PN 025 333 110 GENERAL 51TE PLA�N LOT ARE� @ 11,52� SQFT ,•-�� McCARVILLE DESIGN PRO)ECT: DATE: 4/6/12 3240 SCOTT STREET :,"4 m"o° s� CABANA PROPOSAL SAN FRANCISCO, CA 94123 ""A1OD� 3088 ALCAZAR DRlVE PHONE: 415. 563-0608 BVRLINGAME, CA FAX: 415. 563-0450 APN 025 333110 �` � N)CABANA �� f� 534 SQFT ` ` . �.a � 4. ry. . .-. . � � LOT COVERAGE LOTSIZE @ 11,527 SQFT @ 40� = 46115QFf � � � CE) HOVSE ROOF 4130 SQFT � � CE) STORAGE 285 SQFT CN) CABANA 534 SQFT � � T�TAL 49495QFT � • 4949 > 4611 SQFf ALLOWED • (43%�OVERAGE) � � • (E) ROOF COVERAGE � • 4130 5C2FT • � �m � �- , , CE) STORAG . 5 SC1FT . , Y � ' a z � o � e ��E V �� APR - 2 2012 CITY OF BURLt�1GAh�E CDD-PLANNING DIV. 't5ft��•. —•-� . . �_2'i"t ft 3088 ?�LG,4ZA�R DRIVE � � BURLING,a.ME, GA� 94010 �.. ,hPN 025 333 110 LOT GOYER,�GE PLAN LOT �RE�4 @ 11,52�1 SQFT ,•_�� McCARVILLE DESIGN PROJECT: DATE: 4/b/12 3240 SCOTTSTREET -"E'""°"'� CAgANA PROPOSAL -ADDITIONS SAN FRANCISCO, CA 94123 "'�'NOD� 3088 ALCAZAR DRIVE PHONE: 415. 563-0608 BURLINGAME, CA FAX: 415. 563-0450 APN 025 333110 � � � nl' ,-. � � � � � ' �� V �� APR -2 2012 � ' `r CITY OF BURLINGAME � m CDD-PLANNING D(V. � � FLOOR AREA RATIO LOT SIZE @ 11,527 SQFT • @ 40� = 4b11 SQFf • CE) HOVSE 2222 SQFT CE) GARAGE 288 SQFT (E)ATRIUM 745 SQFf & PORCH (E)STORAGE 285SQFT (N) CABANA 5345QFf � TOTAL 40745QFT I4074 < 4611 + 1100 SQFT . J �iZ DRIVE ` - . .r,,, _", ..r, .,�(E, G,�e 94010 APN 025 333 110 FLOOR ,4RE� R�TIO PL.�N LOT AR� C� 11,52� SQFT ,•_� McCARVILLE DESIGN PROJECT: DATE: 4/6/12 3240S�OTiSTREET =A �",o s6 CABANA PROPOSAL SAN FRANCISCO, CA 94123 -"�"'°°E`� 3088 ALCAZAR DRIVE PHONE: 415. 563-0608 BVRLINGAME, CA FAX: 415. 563-0450 APN 025 333110 � � N) CABANA 9� ft ' S34 SQFT � � h � � ; �i � �' REAR 1/3 OF LOT C� 3842 SQFf I � � ` � ` • �� • �� • SfORACE � � � �` � ` eEru�o�n unn,c `�!IA ` :�� ,N�� J � , n�.ni ' � � BFDPDOM �'...�'n� RFJ�R LOT COVERAGE LOT SIZE + 11,527 SQFT REAR 1/3 = 3842 SQFT BVILDABLE AREA @ 50% x 3842=1921 SQFT CN) CABANA = 534 SQFT 1921 ALLOWED > 534 PROPOSED I� KrrcH� � . 'Ct • (n noser � ATWVM a— � �TM B¢YtOOM `�' ffALL CIDSET CLOSET `a QDSET • ��R� BEDItOOM � BEI�IOOM I FNiAY � � � � � � � � . � �.. '15 ft�— �_2-�-1 ft RE,�R LOT G01/ER,4GE PL4N ,• =,a� . . � APR - 2 2012 CITY OF BURLWGAME CC�D-PLANNiNG DIV. 3088 ALG�R DRIYE BURLINGAME, GR 94010 ,4PN 025 333 110 LOT ARE,4 @ 11,52� SQFT McCARVILLE DESIGN PROJECT: DATE: 4/6/12 32405COTTSTREET :"nooinoNs�` CABANAPROPOSAL SAN FRANCISCO, CA 94123 -'�A1OD� 3088 ALCAZAR DRIVE PHONE: 415. 563-0608 BVRLINGAME, CA FAX: 415. 563-0450 APN 025 333110 � � N: � � � . srow�ce � �n � �`(2 ft . \ � � � � � V' m � ARFA OF ROOF O�/ER NON- LIVING 5PAGE � 1610 SQFT lAT C.OVERAGE 8l5ID Ohl BUILDING GOVERAGE ONLY HOUSE t 2222 SQFT GARAGE � 288 SQFT STORhGE � 285 SQP'f GABANA� � 534 SQFT TOTAL c� 3329 SQFT LUT 517P � 11,52"f SQ�T' GOVERAG� � 29% �� N �� APR - 2 2012 ' CITY OF BURLIdVGAP.�E -�r., ft� . • • ' � CGD-PLANNING DIV. . . �_2-j-i ft 3p88 �LG�R DRIVE � � BURLING�ME, GA� 94010 �.- �PN 025 333 110 R�R LOT GOVERA�GE PLA�N LOT ,�R�4 @ 11,52� SQFT ,•_� McCARVILLE DESIGN PROJECT: DATE: 4/b/12 3240SCOTTSTREET -n"ooinons� CABANA PROPOSAL SAN FRANCISCO, CA 94123 -�"1OD°� 3088 ALCAZAR DRIVE PHONE: 415. 563-0608 BVRLINGAME, CA FAX: 415. 563-0450 APN 025 333110 City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orct � ��T. o '�e' ' d l � �`�''� c"�.o... CITY OF BURLINGAME ` CONDITIONAL USE PERMlT APPLICATION �'e' h °. � �' � �ri��t � €..,a i � � — J ZU,.� c�-�r o� e��wG�.r,^E c� �-��,r�a��r�� oiv. The Pianning -Commission is required by law to make fndings as defined by the City's Ordinance (Code Section 25.52.020). Your answers to the following questions can assist the Planning Commissicn in making the decision as to whether thA 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. 9. Explain why the proposed use at fhe propos�d location will not be defrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. � Je�, rj�"a�'�I� �' c� 2. How will the proposed use be located and conducted in accordance with ihe Burlingame Genera! Plan and Zoning Ordinance? 3. How will the proposed project be compatib/e with fhe aesthetics, mass, bu/k and character of the exisfing and potential uses on adjoining properties in ihe general vicinity? Rev 06.2007 HandoutslConditional Use Permit App.2007.FORM Dick & Annie Hansen / 3088 Alcazar Drive / Burlingame, CA 94010 #1. The proposed accessory structure is for the addition of a cabana associated with the existing swimming pool at our singIe family private residence. It will have no effect on parking, traffic, noise, Iighting, landscape, sunlight or shade, nor hindei• views from neighboring properties: It is fully consistent and compliant with R-1 District Regulations, Section 25.28. The only effect towards public health wilI be that it has a bathroom that will tie into the existing city sewer and water supply systems on the �rfl�e�.ty. The �rapos�d struct�� s�s no affect on publi� safe�y and vvill be armed with smoke detectors as safety measures. Many "green building" featui�es have been_incorporated in the design such as a Living Roof, Recycled Building Products, and High Insuiation t�aiue windovvs, doors, and tyonstruction de�aits t�at will ensure performance exceeding Title 24 requirements. #2. The propased use will be consistent �vith and compliant to BurIingame R-1 District Regulations, the most pertinent Seetions applicak��e noted �e�-e; Sectio� 25.Z8.020 permitted uses (#3) accessory buiidings to serve swimming pools; Section 25.28.065 Lot Coverage not more than 40%; Section 25.28.070(a) Floor Area Ratio not exceeding 32% lot area + 2,100 SF. The proposed use also does not exceed the limitation of Section 25.28.035(e}; nor Section 25.28.060 Height Limitations. The proposed accessory structure direcdy faces the swimming pool and compliments its functionality for our family and friends. A bathroom in the immediate vicinity within the swimming pooI area facilitates use, and the cabana its�lf �rvvir�es �rot�ctian fmm pr�vailing winds. A rriultifunctifln "greatroo�" is protected from direct sunlight while maintaining optimal visibility for the safety of young swimmers, and allows for family entertainment with protection from inciement weather. The height of the proposed struct��e is or�� 31 �eet a�d is sez � feet belaw the rear wall level of the adjacent property, affording a very low profile silhouette, well below the immediate tree line in the area. #3. The proposed accessory structure sits off the far rear eorner property iines of an �' existing mid-century modern Eichler home development on a large lot and has been designed to match that architecture. Homes on three sides of the proposed structure are alsfl of Eichler develo�ment, so the aesthetic is maintained. The fourth side development is far below downhill on the rear and although is of traditionai architecture, the proposed structure remains compatible in the original context of t�� neigh�or�t�od. TIa� lots flf �h� similar �eigh��rir�g �ra�er�ies �re not as l�rge as the lot of the proposed accessory structure and have neither swimming poa}s, nor cabana type structures to offer for usage comparison due to their smaller lot size. It is noteworthy that the closesi neigh�or to ��e �roposed accessory struc�re has an elevated property level as well as a brick architectural wall at the rear of that property such that nearly half of the vertical height of the proposed accessory structure is not visible below that rear wall. The rear neighboring property lines behind the subject proposed accessory structure and behind the neighbor has a tree-line that is far more dominant than the proposed accessory stra�ture: Th_ e,side .��n �` � �:.� .r . ,. � _ ,. � '�.� �.-� _ « ^�,�; I�F� . r_�;. CI?l' C:= t� t,^`t\I(��r,?c C�.. -�'_ .';.'•:!' �� DiV. Dick & Annie Hansen / 3088 Alcazar Drive / Burlingame, CA 94010 wall of the proposed accessory structure is of an aesthetic design to present a pteasing view to the extent it is exposed to view. The other adjacent neighbor elevation and rear fence line sits weIl above the roof line of the proposed accessory structure, totally out of viewshed.�Llse of the proposed structure will not change the character of the neighborhood because it is for private use by the homeowner's family with no effect on traffic or parking as previously stated. Existing use of the �ra�c�sed si�-uriur� area is turre�tiy being utilized as a s.easonal auzdoors children's play area and for garden implement storage. The proposed accessory structure improves use of the same area for year round sheltered family activities such as a ping=pong ta�ie or setting up a modEi rai3road train & track layout, and eliminates the implement storage. The use of a living roof and flowering vines on the neighboring side of the structure will present a very pleasing and more compatible viewshed than currently exists. � � �� Project Comments Date: To: From: March 27, 2013 � Engineering Division (650) 558-7230 X Building Division (650) 558-7260 � Parks Division (650) 558-7334 � Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 0 City Attorney (650) 558-7204 Planning Staff Subject: Request for Conditional Use Permits, Lot Coverage Variance and Hillside Area Construction Permit for a new accessory structure (cabana) at 3088 Alcazar Drive, zoned R-1, APN: 025-333-110 Staff Review: No further comments. All conditions of approval as stated in the review dated 4-12-2012 will apply to this project. �-�. Reviewed by: - Date: 3-27-2013 Date: To: April 10, 2012 ❑ Engineering Division (650) 558-7230 X Building Division (650) 558-7260 ❑ Parks Division (650) 558-7334 From: Planning Staff ❑ Fire Division (650) 558-7600 ❑ Stormwater Division (650) 342-3727 ❑ City Attorney (650) 558-7204 Subject: Request for Conditional Use Permits, Lot Coverage Variance and Hillside Area Construction Permit for a new accessory structure (cabana) at 3088 Alcazar Drive, zoned R-1, APN: 025-333-110 Staff Review: April 16, 2012 1) On the plans specify that this project will comply with the 2010 California Building Code, 2010 Califomia Residential Code (where applicable), 2010 California Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the Planning Commission has approved the project prior to 5:00 p.m. on December 31, 2010 then the building permit application for that project may use the provisions found in the 2007 California Building Codes including all amendments as adopted in Ordinance 1813. �2) With your re-submittal provide documentation (GreenPoints checklist, LEED checklist, or other , as described below, which shows that this project will comply with the City of Burlingame Green Building Ordinance. Note: Compliance with the City of Burlingame Green Building Ordinance is required unless specific land use provisions for the project are approved by the Planning Commission prior to 5:00 p.m. on December 31, 2010. "A permit applicant is required to submit a completed checklist of the proposed compliance measures for the project at the initial submittal to the Planning Division for projects requiring Planning Commission approval. If Planning Commission approval is not required priorto Building Code plan check, then an applicant must submit a completed checklist of the proposed compliance measures directly to the Building Division at the time of the initial Building Code plan check submittal. A GreenPoint Rated checklist, or equivalent, with a minimum of fifty (50) points shall be accepted as one method of ineeting compliance with this ordinance. Applicants are encouraged, but not required, to meet with City staff prior to any application submittal to review the green building program and details to achieve compliance with this ordinance. The means by which compliance measures are achieved shall be by Build It Green "GreenPoints", LEEDO, Energy Efficiency Standards, other recognized point systems, or equivalent approved methods. LEEDO projects must verify that they exceed the 2008 Energy Efficiency Standards by 15% (Title 24, Part 6.) Compliance measures shall be approved by the Chief Building Official prior to issuance of a building permit. Projects must show verification of energy savings which exceed the 2008 Building Energy Efficiency Standards (Title 24, Part 6) of the California Building Code by 15%. Projects using the performance approach may use an Altemative Calculation Method (ACM) approved by the California Energy Commission to sho�v verification of the required energy savings of 15% by comparison of the proposed building to the Title 24 standard or "budget" building." Green Building information can be found on the City of Burlingame website in the Green Building tab of the Building Division page at: http://www.burlinqame.orq/lndex.aspx?paQe=1203 � On the plans provide a copy of the GreenPoints checklist for this project at full scale. 4) Specify on the plans that this project will comply with the 2008 California Energy Efficiency Standards. Go to http://www.enerqv.ca.qov/title24/2008standards/ for publications and details. �Indicate on the plans that the roof will comply with Cool Roof requirements of the 2008 California Energy Code. 2008 CEC §151 (fl 12. The 2008 Residential and Non-Residential Compliance Manuals are available on line at http://www.enerqv.ca.qov/title24/2008standards/ 6) Place the following information on the first page of the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p.m. Saturdays: 9:00 a:m. — 6:00 p.m. Sundays and Holidays: 10:00 a.m. — 6:00 p.m. (See City of Burlingame Municipal Code, Section 13.04.100 for details.) 7) On the first page of the plans specify the following: "Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphically illustrated on the Job Copy of the plans prior to performing the work. 8) Anyone who is doing business in the City must have a current City of Burlingame business license. 9) Provide fully dimensioned plans. 10) Provide a fully dimensioned site plan which shows the true property boundaries, the location of all structures on the property, existing driveways, and on-site parking. 11) Show the distances from all exterior walls to property lines or to assumed property lines 12) Show the dimensions to adjacent structures. 13) Obtain a survey of the property lines. 14) Indicate on the plans that exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. (2010 CBC, Table 602) 15) Rooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Specify the size and location of all required egress windows on the elevation drawings. �rovide the following statement on every page of the plans: "This building will not be used for as a secondary dwelling unit." 17) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 18) Provide handrails at all stairs where there are four or more risers. 19) Provide lighting at all exterior landings. NOTE: A written response to the items noted here and plans that specifically address items 2, 3, 5, and 16must be re-submitted before this project can move forward for Planning Commission action. _.__�_,_,_ — Reviewed b �''�� Date: 4-12-2012 � Date.: Project Comments April 10, 2012 � To: Engineering Division � (650} 558-7230 Building Division (650) 558-7260 X Parks Division (650) 558-7334 From: Planning Staff � Fire Division � (650) 558-760D Stormwater Division (�50) 342-3727 M City Attorney (650) 558-7204 S-ubject: Request for Conditional Use Permits, Lot Coverage Variance and Hillside Area Construction Permit for a new accessory structure (cabana) at 3088 Alcazar Drive, zoned R-1, APN: 025-333-110 Staff Review: April 16, 2012 1O. Site plan needs to show and identify any trees or shrubs that will be removed for project. A 2O. Any tree over 48° in circumference measured at 54� from ground, will need a permit from Park Division (558-7334) before removal. •��b o v e Go w► w► en-�S w exe. a c� e �-� � A. a� �{ S S�� ' Y — �0 �CGS c�Y S�rL�js '�D � t��'�►D✓�� • � �', . Reviewed by: B Disco 3�2�/i3 Date: 4/16/12 Project Comments Date: To: From: April 10, 2012 [� Engineering Division (650) 558-7230 ❑ Fire Division (650) �58-7600 ❑ Building Division (650) 558-7260 ❑ Parks Division (650) 558-7334 Planning Staff ❑ Stormwater Division (65G) 342-3727 ❑ City-Attorney (650) 558-7204 Subject: Request for Conditional Use Permits, Lot Coverage Variance and Hillside Area Construction Permit for a new accessory structure (cabana) at 3088 Alcazar Drive, zoned R-1, APN: 025-333-110 Staff Review: April 16, 2012 1. Storm drainage shall be designed to drain towards the street frontage or to the City storm drain system. 2. Replace all displaced/damaged sidewalk, driveway, curb and gutter. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 4/16/2012 Project Comments Date: To: From: April 10, 2012 � Engineering Division (650) 558-7230 0 Building Division (650) 558-7260 � Parks Division (650) 558-7334 � Fire Division (650) 558-7600 � Stormwa#er Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Conditional Use Permits, Lot Coverage Variance and Hillside Area Construction Permit for a new accessory structure (cabana) at 3088 Alcazar Drive, zoned R-1, APN: 025-333-110 Staff Review: April 16, 2012 Provide a residential fire sprinkler throughout the residence. 1. Provide a minimum 1 inch water meter. 2. Provide backflow prevention device/double check valve assembly — Schematic of water lateral line after meter shall be shown on Building Plans prior to approval indicating location of the device after the split between domestic and fire protection lines. 3. Drawings submitted to Building Department for review and approval shall clearly indicate Fire Sprinklers shall !�e installed and shop drawings shall be approved by the Fire Department prior to installation. Reviewed by: �� `%��`�/� Date: � 6�� 1 Z Project Comments Date: To: From: April 10, 2012 � Engineering Division (650) 558-7230 � Building Division (650) 558-7260 0 Parks Division (650) 558-7334 0 Fire Division (650) 558-7600 X Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: � Request for Conditional Use Permits, Lot Coverage Variance and Hillside Area Construction Permit for a new accessory structure (cabana) at 3088 Alcazar Drive, zoned R-1, APN: 025-333-110 Staff Review: April 16, 2012 Any construction project in the City, regardless of size, shall comply with the City NPDES permit to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during all phases of construction (including demolition). When submitting plans for a building permit include a list of construction stormwater pollution prevention BMPs as project notes and include them as a separate full size plan sheet, preferably 2' x 3' or larger. Project proponent may use the attached Construction Best Management Practices (BMPs) plan sheet to comply with this requirement. Electronic file is available for download at http://www.flowstobay.org/bs_construction. php (Scroll about half-way down the page and click on Construction BMP Plan Sheet). Project proponent must complete and submit attached form, NPDES Permit Impervious Surface Data Collection Worksheet, along with plans during�6uilding permit application. For assistance p{ease contact Stephen D. at 650-342-3727 Reviewed bv: SJD � Date: 04-12-2012 �.�,� Construction Best Management Practices (BMPs) SAN NnTEO COUNTYWIDE DOWNLOAD e-file at http://www.flowstobay.org/bs_construction.php Water Pollution Construction projects are required to implement the stormwater best management practices (BMP) on this page, Prevention Program as they apply to your project. Please note: the wet season begins on October 1 and continues throughApri130. Clean Water. Ncahhy Community. ' .- Mateiials & Waste Management �-� , I: v�� y �` ,�.:7 �:�,�;. � �: ;�y?�''•'�' �,;� _ ; ,.3::;-�. y .� • � S ` •f ~ �;�!. Noo-H�xardum MalcriaU ❑ Bam md eover atxkpiles af svnd din or o16er eo�wction malerid wiih Ie.pt w�hev min is [ortu+l or if nat.eti.sty bein6 ored.riWio 14 dnys. 0 Use (but don'I OtTRSt) �ttIL1111tA 1YO�C! �Of EIISI C0111lOI. Auarduu� Miterial+ 0 I,abcl �tl lumrdous mamrW� and hewdom nmtu (s�wh a� pcstieides, pdntr, thiMen. �okronts, [ I, oil, oid m�ifrtea) in �ccordence w�itl� eily, eonNy, stete �nd [edenl rcaulntions. ❑ Sto�e hnardou� matetidi and �stu in walcr lig6t coNainers, rto�e in epp�opriote xconderr �ontninmen� md cover Nem �1 Ne e� o( � erery �vorl• dw or during wet wen�6cr or nhen min u fo'ecuL ❑ Follo� mmufaclwer': appl'wolion instructiont fnr 6azvdom mnteriali md ba earefiJ aot to me mort Ihw oaevvry. Do eo� �pply chemice� outdoo's w�hcn nin u forccrtrt wiNin 24 hours. ❑ A`mncc for approprintc dispoml oCdl hvnrdou� vn.ncx Equipment Managcmcnt & Spill Control 1� . � Miintev�nce �nd Pvkin� O Dcsignem an ueq fined �vid� apymprhte BMP; for �zhicla and equipmant pazkfn6 md sron;c. O Pe� rm jor munm�wmq rtptirjoba, ud vehiek �od eqaipmen! �ruhs� olCiite. O It �eCueling w vchick meintem�we must h done oreile. wvrk ia a be[med a�ea em+� from ftotm d�aim and over e d�ip pm bi[ enongh lo oollect ftnids. Rerycle or diryose of fluidi p h�nrdow n�astc. ❑ if rehicic or equipme>t cluning murt 6c dooe on:ile, C�eID1 nA6 ndR OCh 111 � b[1ID[d �RO IbLI N1�I 1101 dla.v rmu weler b tm inb ryl4rs. tl�eeh. Ao�m draira, or rmtnce �v:len. ❑ Da not clem vehicle oc aquipmenl on�ile ming swp:, folven�, de�wen. iwm cicanin6 equipmen4 ete. Spll Prerention and Control ❑ Keep apill ckanup mahtia4 (ngf. absmbenb. eteJ availeElc el the wnsvucUon �ito u W 8mea. ❑ Guyecl vchick� �nd equipment Gequen�}y for md �cpn'v kakJ p'omplh. Usa dtip pw [a wah koks �mtil �epein ece mude. ' O Clcan ap tpNa or Iwki Immcdiarcly u�d dispou o! eleanup mderias p'operly. ❑ Do nat hox doav nu[accf rvhcra lluida h.ve epillcd Um dry elemmy melhod� (nb:orbenl mnlerids. cnl Iilter, mNor ngs). O SnaP up ryllled M m�terial� immediamly. Do rol br m rcmA Ilwm ewey with m�ee, or 6v� them. O Ck� np ipiW on din ucw bY d66��6 �P � p�opnly di�posing of wntnmin�tcd ioil. O Acport fignificm� rylllf ImmcdL �el�'. Yoa me 2q�wed M• Inw to teport aIl �IgniUemt rclemei of hm�iloos meicrids. i�rcluding o0. Ta mpon �,pill: 1) Die1911 orYoor bwl emer`encp rtsponse numbet. � Cnll Ihe Govamor i OfSm otFme.gever Servica Wiminr ce��r, �noa� nszasso �en no��s�. ' Earthwork & Contaminated $0113 _��_ �. �--- ,�, � � ;. :�4� �� a � s � �. ' `� �. Erodon Coutrol ❑ 9c6edule padins �ed eacavedon �vork [or drr weaWer ony. O Slabil� �11 dwoded uea�. iiuWl md mainhin tempomy emrion wntro4 (mch u erotion eonlrol fa6ric or bonded L6er mehix) wtil vege�ntioe 4 eitabluhed O Sxd or plmt wEetation for em�ion eonhvl on sbpct ar w�heR wnstriwfian ii not immedia�ely plan�rA. Paving/Asphalt Work .�� i1 � o� a. r. o n.��aa.mr.oa.u��e.r ��.,�� ovest6er, o� when rdn is 6maeaR beforc [�uh�p�vemrnt wili 6sve tim< ro eme. 0 Covu �to�m dnin loktr md mu�olc� w6en epplymg,ul wal hck wLL durty twl, faa nd, ek. � . ❑ Collec[ �od mcycle w �pproprioiely d'upo�e of excert ebmrive �revel or smd Do NOT swecp or nuh k into guttus. 0 Domimaw.o-raw..hdowo6c� ssphdtwncmapewmrnt � Concrete, Grout & Mortar Application Wmle Manayement ❑ Co.ar wum dirpoW Con�.inen fttwely wilh wp� n �he end o( cray �vo�t dn u�d durin6 �vet wuthu ❑ CM1eek +ru�a dispoml eonlninen f quenll� far knFs ond lo mnke nvn thry me nol orerGlled. Ncvcr Ame dawn � dumpslcr on ihe contWctionailc. � ❑ Qmn or ¢plxe ponnble Ioileb, and impec[ Ihcm (mquently Cor k�ks �nd avills. O Diryma of �11.voter md dcbria properlp. Recrck maierials u�d wutes 1h.1 ean he mryclad (�uch u uphdl eoncrtle, �gerecale ba:e mnteriols, wood, Lvp boud p�p�. ek.) ❑ Dispo�o of liquid residuea from peinb, �hinners, solven�s, tlues, u+d elenning Iluids �s hnrardou� w��e. Cort�WcNon Entrmco and Pedmctcr O Hsmh6sh �nd meiNnin eRecd�•e perimeter eonvols end smbilia all oon.wcGun eolrsiurs .�a exfu m.ul6u��uy �o�vo� ero:inn ena �edimanl diwlwEu fmm �it< �nd uackin6 oRrim. � S�eep or vxunm eny ttieet trxling immcdinkh• ud ucure �edimen� rovrce lo prc.snl Curtlwr trxkine. Nc�xr hott do.vn sueels lo elenn ap Uscking. . Se�oent Control O Rolec� rtoem Mw toku, `uhert, ditchati and dninrge coorat wiW �pplopriak � Bh1Ps, mch a gnwt bags, fiber mll�, be�, ele. O PmventmdimentHommlgntlo�ofidte bp in�hllw6 and mainhinin` xdimrnt wnbo4, mch �s fiber ro11R ril[ feneer, or md'vnenl6asim. o Keep ezuwed mil on the .iro .v6em it mll mt wllmt inm the thae[ O Tebnder excantcd meterL li b dump 4uclu on Iha �itq pat in Ihe deeel O Contaminead Soili O Ilmp o( We [ollo.riv( eoeditione ve obsmveQ 1ea1(or wntwi�utiw ud conlnct the Reyionnl CL'aler Qunlity Cmuol Boe�d: ■ Ununal roil wndidon; discolontion, w odw. ■ Abmidoned mdeepomd Cwlu. ■ Abandoned well� ■ Hi'vied bureL, dc6rii, u hosh Saneuttfn� & A+phWVConcrete Remoril �'ComPkkly cover or 6urticada �ixm � dnin mle� wfian nw caumy.. Uie 611a � Ca6ric, eaieh 6uin idel Hltr+(. or grna� 6a�� m keep dury oW o[tha itcm� drnin �� ' ❑ 56o�ro1, �bofor6, or vecoum un�tut slwry �nd dispoae of dl nuh u won u�ou an 6niched In one beiGon or �[ dw eod o(e�ch work ds7 (whichever 6 .�Rry. , ' ❑ If saacnl ducry emm� � ceah 6asiti cicm I[ up hosedialch. , o sm� ��aw cw�.�a �� a� wver, w polietr md awiry fiom dnmese neu. Them mntviatr mwl mvet tuch � norm dmia O W�shoWconneteeqalpmrnNtrucW oR iro m m� wvtsined re�, ro Ihmo b m di�eha�ye inro 1he andeMyins mil or onto �momidins ncns. 4[ wocrc�e 6ertkn �nd dicposc of u `erbage. O Collccl IAe �vnh wetu fmm rvac6ing �zpokd �[Hn6am eoncrcte md mmova Il for appmpri�te disponl offsite. Dewatering ' ; � 0 HQecGvely memge �II mn�oM1 dl �mo¢nilL'm Ihe aim. �od all nm�t6at di�cha�a fim¢ me fia. Divcrt mn-on walar 6om�oQsioe may Gam dt diahu6ed ueev or othenvicc enswe wmpliance. O Whm demOccin6, nvtify md oblain �ppro�al6om me Ioes1 monieipdiry betb�a Nech.r`:nd w.tr m� meee �utw or ilolm dnin. Filhitian or divertian th�ough � 6uiu. tmk or �ediment aap may be m9�d O In ueu o[ laowm m�femioslion, k�ting 6 �equiied vrioi w rcusc or discLarge of pouedwo�ee Comdt wiN 16e Eu�ieev o0 detrnnina whetFu lesring it �equired md how ro Intuprct rcsuln. Contemtnead pomdw�tcr most be veated or heulcd otf-sito Cor pmper di�pwal. � Storm drain polluters may be liable for fines of up to $10,000 per day! Painting & Paint Removal a � i . t` i ��t �i - q. � :; � � r,mmz �k.00� O Ne•er elcm 6mshee or riose petnt wnlainen Intv a �eroC �uM. ��o'm �W Mtor( n10eR. o ro. w�.k�-t.,�a �u. o�� o�e try.t�s m ILe ex�ent praihk. Rm.e b Ne imitmT rcrvcr ovz �on hare �aiocd pefmissian from Me bcol wemn�lv hwhnent authofity. Nm�er pour paine do�rn � d'eia ❑ For oil�.cd p.iw, pniot wt b.whes m tl�e exlant pma'bb �od ckao witL Ihmm� or mlvenl in � pmper wedimr. Fd�a md mue thinnen md wlvrnl�. D'upose d icaidue md unumble Wimu/wlveub u 6amnlout watk. Palnt mmrsl O Chemiul puint Nippin� �etidm �od ohip� aud dnA fivm merim pnintr or • painb conlaiaing Irad or tribuNltm mnsl ba diryorcd of u hv'a�dom wnst� . O Pdnt chlps �nd dusl fiom noa�8aradoos dq rhippine ad teod blsaCn6 mal 6e swept uP or eotlected'm plastie dmp ebtlu end disposed of u uuh. 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