HomeMy WebLinkAbout3088 Alcazar Drive - Staff ReportCity�of Burlingame
Variance, Hillside Area Construction Permit and Conditional Use Permits
Address: 3088 Alcazar Drive
Item No. 8
Action Item
Meeting Date: May 13, 2013
Request: Application for Lot Coverage Variance, Hillside Area Construction Permit and Conditional Use
Permits 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
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (e), which states that construction and location of limited
numbers of new, small facilities or structures including accessory (appurtenant) structures including garages,
carports, patios, swimming pools and fences is exempt from environmental review.
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));
Variance, Hillside Area Construction Permit and Conditional Use Permit 3088 Alcazar Drive
■ Conditional Use Permit for an accessory structure that will contain a shower, toilet and sink (CS
25.60.010 (j));
■ Conditional Use Permit for finro (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));
■ Conditional Use Permit for accessory 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
Lot Area: 11,527 SF Plans date stam ed: A ril 1, 2013
EXISTING PROPOSED � ALLOWED/REQUIRED
Lot Coverage: 4448 SF � 4983 SF ` 4611 SF
38.5% 42.3% � 40%
,
FloorArea Ratio: 3777 SF C 4312 SF 4789 SF
0.33 FAR I 0.37 FAR 0.42 FAR
..---- ..___. —____._..�._.�......_...._.__.�_._._.—_.
.._�_..._._.�.. —..__�__ _:._..�__..____.__�__�_�___.. _._.___.
f
Use in Accessory storage shed : cabana and accessory ; requires a conditional
Structure: (286 SF) : living quarters ' use permit
? (535 SF) �
Number of Accessory 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�
....�.�. �._._....__-___�...._ _......_..._......__...�..._.��_...�.....�......._�.. .._____._......._......�_..._�._.�_�. _.�._---�-- �......�.___.....�. ___.� _.._____.__. ..----.._..--�--. ......____�....___-_____._.�__..._.......�.__........._�......
Total Area in Accessory 286 SF ? 821 SF � conditional use permit
Structures: ; required if structures
; exceed 800 SF
............_ ...............�......_ _._........_........._........._._._�..._..__.�.�.�........._............. ..........__��...�.�.._...._.�..�...__.................�.....�.�..............-----........_I._._......_........__.._...�..�.�...��_...._.__...._.............................._..................................._.................,.....�.��..._._._.��..�..�_���_..................._._....._......._.....
Glazing in Accessory n/a � three windows within 10' ! windows/skylights
Structure: of side and rear j located within 10' of
property lines � property line or more
; 10 skylights more than � tan 10' above grade
10' above grade � requires a conditional
; � use permit
—_ .._._....._..�_.._....___._..��._.� _.��.�_._. ___.�.....___..__�. ..—..---.-.----_.__...^._�..�:._�_.....__—__ �.___...
Bathroom in Accessory n/a ; bathroom with shower, � shower and toilet
Strucfure: : toilet and sink ; requires a conditional
' 4 use permit
2
Variance, Hillside Area Construction Permit and Conditional Use Permit
3088 Alcazar Drive
3088 A/cazar Drive
Lot Area: 11,527 SF Plans date stam ed: A ril 1, 2013
EXISTING � PROPOSED ALLOWED/REQUIRED
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
-.--. ____.�.._�..._.._.......—_�...._ __.._�___..._.,_._._
Plate Height: n/a
11'-10"
.;
11'-10" (flat roofl
9'-0"
(from adjacent grade)
Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer, Parks
Supervisor and NPDES Coordinator.
Study Meeting: At the Planning Commission study meeting on April 8, 2013, the Commission had several
comments and questions regarding the proposed application (see attached April 8, 2013 Planning Commission
Minutes). In response to the Commission's questions, the applicant provided letters of support from the
neighbors at 1710 Hunt Drive and 3081 Atwater Drive (properties with rear yards adjacent to the proposed
accessory structure) and photographs of the existing rear yard (see attached). The applicant also verified the
widths of the eaves on the existing house (see attached 11" x 17", date stamped May 2, 2013). With regards to
heating, the accessory structure will need to comply with the minimum heating standards as required by the
Califomia Building Code.
Required Findings for Variance: In order to grant a variance the Planning Commission must find that the
following conditions exist on the property (Code Section 25.54.020 a-d):
(a)
(b)
(c)
(d)
there are exceptional or extraordinary circumstances or conditions applicable to the property involved
that do not apply generally to property in the same district;
the granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
the granting of the application will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and
that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing
an potential uses of properties in the general vicinity.
Required Findings for Hillside Area Construction Permit: Review of a Hillside Area Construction Permit by
the Planning Commission shall be based upon obstruction by construction of the existing distant views of nearby
properties. Emphasis shall be given to the obstruction of distant views from habitable areas within a dwelling
unit (Code Sec. 25.61.060).
Required Findings fora Conditional Use Permit: In orderto grant a Conditional Use Permitfor an accessory
structure, the Planning Commission must find that the following conditions exist on the property (Code Section
25.52.020, a-c):
(a) The proposed use, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or
convenience;
3
Variance, Hillside Area Construction Permif and Conditional Use Permit 3088 Alcazar Drive
(b) The proposed use will be located and conducted in a manner in accord with the Burlingame general plan
and the purposes of this title;
(c) The planning commission may impose such reasonable conditions or restrictions as it deems necessary
to secure the purposes of this title and to assure operation of the use in a manner compatible with the
aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general
vicinity.
Planning Commission Action: The Planning Commission should conduct a public hearing on the application,
and consider public testimony and the analysis contained within the staff report. Action should include specific
findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. At the public hearing the
following conditions should be considered:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
April 1, 2013, sheets A-1, A-2 and A-9, and that any changes to footprint or floor area of the accessory
structures shall require an amendment to this permit;
2. that if the accessory structure is demolished or the envelope changed at a later date the Variance,
Hillside Area Construction Permit and Conditional Use Permits, as well as any other exceptions to the
code granted here, will become void;
3. that the accessory structure shall only be used as a cabana and accessory living quarters, with a wet bar
and small bathroom containing a sink, toilet and shower; any changes to the use of the accessory
structure shall require an amendment to the conditional use permit;
4. that the conditions of the Chief Building Official's March 27, 2013 and April 12, 2012 memos, the City
Engineer's April 16, 2012 memo, the Fire Marshal's April 16, 2012 memo, the Parks Supervisor's March
27, 2013 and April 16, 2012 memos and the Stormwater Coordinator's April 12, 2012 memo shall be
met;
5. that any grading or earth moving on the site shall not occur until a building permit has been issued and
such site work shall be required to comply with all the regulations of the Bay Area Air Quality
Management District;
6. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit; and
7. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010
Edition, as amended by the City of Burlingame.
Ruben Hurin
Senior Planner
c. Tom McCarville, applicant and designer
Dick Hansen, representing property owner
4
Variance, Hillside Area Construction Permit and Conditional Use Permit 3088 Alcazar Drive
Attachments:
Letters of support submitted by neighbors at 1710 Hunt Drive and 3081 Afinrater Drive
April 8, 2013 Planning Commission Minutes
Application to the Planning Commission
Variance Application
Conditional Use Permit Application
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed May 3, 2013
Aerial Photo
5
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To: City of Burlingame
Planning Commission
�����fVE[�
APR 2 6 2013
CITY OF BURLINGAME
CDD-PLANNING DIV,
I have met with the property owner of 3088 Alcazar Drive, Mr. Dick Hansen. Mr. Hansen
explained that his family is planning to build a cabana structure on the rear of their property,
which is adjacent to mine. He showed me a set of preliminary drawings for the project, dated 3-
19-13, which included the plans and elevations for the structure. The drawings clearly illustrated
the layout of the cabana, the general appearance, including the Eichler-ish style and overall mass,
and the location and size of all the doors, windows and skylights of the structure. Mr. Hansen also
shared with me the location of where the cabana will be built on the property and discussed
issues of views, the existing tree-line and privacy.
Based on the drawings that Mr. Hansen has shown me, I have no objections to his proposal and
support his project.
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To: City of Burlingame APR 2 6 2013
Planning Commission
CITY OF BURLINGAME
CDD-PLANNING DIV.
I have met with the property owner of 3088 Alcazar Drive, Mr. Dick Hansen. Mr. Hansen
explained that his family is planning to build a cabana structure on the rear of their property,
which is adjacent to mine. He showed me a set of preliminary drawings for the project, dated 3-
19-13, which included the plans and elevations for the structure. The drawings clearly illustrated
the layout of the cabana, the general appearance, including the Eichler-ish style and overall mass,
and the location and size of all the doors, windows and skylights of the structure. Mr. Hansen also
shared with me the location of where the cabana will be built on the property and discussed
issues of views, the existing tree-line and privacy.
Based on the drawings that Mr. Hansen has shown me, I have no objections to his proposal and
support his project.
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APPROVED M/NUTES
Monday, April 8, 2013 - 7:00 p.m.
City Council Chambers - 501 Primrose Road
Burlingame, California
VI. STUDY ITEMS
1. 3088 ALCAZAR DRIVE, ZONED R-1 - APPLICATION FOR LOT COVERAGE VARIANCE, HILLSIDE
AREA CONSTRUCTION PERMIT AND CONDITIONAL USE PERMITS FOR A NEW ACCESSORY
STRUCTURE TO BE USED AS A CABANA AND FOR ACCESSORY LIVING QUARTERS (TOM
MCCARVILLE, APPLICANT AND DESIGNER; HAROLD ROMANOWITZ, PROPERTY OWNER) STAFF
CONTACT: RUBEN HURIN
Associate Planner Strohmeier, presented a summary of the staff report, dated April 8, 2013.
Questions of staff:
■ What would prohibit using the structure as secondary dwelling unit? They have the parking, and
they have the lot size. (Strohmeier: Would need to compare with the secondary dwelling unit
regulations require. The applicant is specific in not wanting it to be a secondary dwelling unit. There
would need to have a kitchen.)
■ What defines a kitchen? (Strohmeier: Stove and oven. Can have an under counter fridge and sink
without it being considered a kitchen.)
■ We changed our ordinance to allow for secondary dwelling units. Given certain criteria, wondering if
the applicant would want to take advantage of that instead of restricting it unnecessarily.
■ 1720 Hunt Drive, it seems like the cabana would be really close to them.. I would want to make sure
that they been notified to see if there were any issues about the windows, height. Anything related
to the cabana.
■ Are no setbacks required? It looks like it is only 1'-10" to one corner. (Strohmeier: If an accessory
structure is built in the rear 30 percent of the lot it is not subject to the setback regulations.
However if it is within one foot of any property line there need to have a survey conducted of the
property. If it is at least one foot from the property line there does not need to be a survey.) It looks
like they will need a survey since there is a portion that is only a couple of inches away.
(Strohmeier: They might have had one conducted.)
■ Can they clarify if there be heat, and how will that be provided?
■ If there were standard overhangs, would it comply? Is that including the atrium or not including the
atrium? (Strohmeier: The way the report was written it sounds like it is just the eaves. If they just
didn't have those eaves that wide, they would comply.)
■ The entire eave is counted, not just the portion beyond two feet? (Strohmeier: Once the eave
extends 24 inches past the building, the entire eave area counts towards the lot coverage.)
■ What are the lengths of the eaves? (Strohmeier: It is indicated on the plans. Even if the eave was
25 inches would count the entire area.)
■ Would like to verify that the eave length is shown on the plan.
Commission comments:
Support letters would be helpful. Want to make sure neighbors are aware of the project and OK
with it - specifically the adjacent neighbors. The one downhill from it that is going to have that large
window on the property line, seems like that could potentially have a lot of impact on a neighbor.
CITY OF BC1RLlNGAME PLANN/NG COMMISSION — Approved Minutes April 8, 2093
Pictures of the existing rear yard would be helpful — from the street can only just see the front
elevation. There's no way to get an understanding of what it looks like back there. Get a sense of
how steep it is and get a sense of what the landscape is like.
I'm pretty sure the applicant would be open to site visits. (Strohmeier: The phone numbers is listed
on the application.)
This item was set for the Regular Action Calendar when all the information has been submitted and
reviewed by the Planning Department. The Planning Commission's action is advisory and not appealable.
This item concluded at 7:15 p.m.
2
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMtzosE RoAD • BURLINGAME, CA 9401 O
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING -�OMMISSION
Type of application:
❑ Design Review Cd Variance ❑ Parcel #: �Z'� �3`� ll['�
�1 Conditional Use �ermif ❑ Special Permit � Other: N��A�•�• Q•
PROJECT ADDRESS: ?j08�L�L CA �►e D �� ✓�
PROPERTY OWNER ' project contact person �
OK to send electronic copies of documents �
0 Please indicate the contact person for this project
APPLICANT project contact personj�
OK to send electronic copies of documerts ❑
Name: `"�o1K I`'t '�t.��l� U �- -
Address: 32.�U t�'��r7'�l�
City/State/Zip: S � �' Cf� 9�d 23
Phone: ^ � S �,5� 3�`�
Fax: �i l,S' - 5� 3� ���'d
E-rrrail: � �: �� i�i�-f�C�.�....C1�
ARCHITEC DESIGN project contact person ❑
OK fo send electronic copies of documents ❑
Name: ,� ►ccc�,��It�l�. ��5��
Address: 3/�fi �� �4✓L 17���E
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City/State/Zip: ��< <��'�r(F', ��� � 4� t �
Phone: ����� ���
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Fax:
E-mail: ���ir-�- '�LC� S G�.� ��, f�1�'l.
Name: Gc. �
Address
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Fax:
E-mail:
Cili' 0�= BU�iL?3dGAME
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PROJECT DESCRIPTION: �1"o SllZu�" ��� /��5Sv�2V Sc c{c�c.�2� k�4l�dr�i� 4�1
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AFFADAVITISIGNATURE: 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�/ 2�
I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning
Commission. f� 1��� C31� `1 ���'i�'��'� ��N� t
Property owner's signature: Date: � i 2
� [� }-�-A�. � Date submitted: �' � ` ��"
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� Verification that the project architectfdesigner has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
❑ Please mark one box above wiih an X to indicate the contact person fior this project. s:�HalloourS�PCAPp�icat;on 2oos.handoutdoc
This Space for CDD
Staff Use Only
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Project Description:
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Conditional�.Use Permit
Declining Height Envelc
Design Review
Existing
New
Single Family Dwelling
Special Permit
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 9401 O
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
CITY OF BURLINGAME
VARIANCE APPLICATIOfV
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 foliowing questions can assist the Planning
Commission in making 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 circumstances or conditions applicable to
your property which do not apply to other properties in this area.
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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.
c. Ex,�Iain why the proposed use at the proposed location will not be detrimental or
injurious fo property or improvements in the vicinity or to pubfic hea►th, safety,
general welfare or convenience.
�
How will the proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and poiential uses on adjoining properties in the general
vicinity? �
Handouts\Variance Applica6on2008
a. Describe the exceptional or extraordinary circumstances or conditions applicable %
your property whicf� do not apply to oiher properties in this area.
Do any conditions exist on the site which make othe!- alternatives to the variance impracticable or impossible and are
also not common to o#her properties in the area? For example, is there a creek cutting through the property, an
exceptional tree specimen, steep terrain, odd lot shape or unusual placement of exisfing structures? How is this
properiy different from others in the neighborhood?
b. Explain why the variance request is necessary for fhe preservaiion and enjoyment of a
subsfantial property right a�d what unreasonable property /oss or unnecessary
hardship might result form the denial of the applicati�n.
W ould you be unable to build a project similar to others in the area or neighborhood without the exception? (i.e., having
as much on-site parking or bedrooms?) Would you be unable to develop the sife for the uses allowed without the
exception? Do the requirements of the law place an unreasonable limitation or hardship on the development of the
property?
c, Explai� why the proposed use at tf�e proposed location
. injurious to property or improvements in tFie vicinity o
genera! welfare or_ convenience.
will not be detrimental or
r to public health, safety,
How will the proposed structure or use within the structure affect neighboring properties or structures on those
properties? If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving,
landscaping sunligk�t/shade, views from neighboring properties, ease of maintenance.
Why will the structure or use within the structure not affect the pubfic's health, safety or general welfare?
Public health includes such things as sanitation (garbage), air quality, �ischarges into sewer and stormwater systems,
water supply safety, and things which have the potential to affect public health (i.e., underground storage tanks, storage
of chemicals, situations which encourage the spread of rodents, insects or communicable diseases).
Public safetv. How will the structure or use within the structure affect police or fire protection? Will alarm systems or
sprinklers be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e.,
noise, unruly gatherings, loitering, traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or
potentially dangerous activities like welding, woodwork, engine removal). �
General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and
goals for.conservation and development? Is there a social benefit?
Convenience. How would the proposed structure or use affect public convenience (such as access fo or parking for this
site or adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or
handicapped?
d, How will the proposed project be campatible wifh the aesthetics, mass, bulk and
character of the existing and potential uses on adjoining properties in the general
vicinity. �
How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect
aesthetics, state why. If changes to the structure are proposed, was the addition designed to match existing
architecture, pattern of development on adjacent properties in the neighborhood? If a use will affect the way a
neighborhood or area looks, such as a long term airport parking lot, compare your proposal to other uses in the area and
explain why it fits.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to
the structure, say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures
in the neighborhood or area.
How will the structure or use within the structure change the character of the neighborhood? Think of character as the
image or tone established by size, density of development and general pattern of land use. W ill there be more traffic or
less parking available resulting from this use? If you don't feel the character of the neighborhood will change, state why.
How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your
project with existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or stafe why
your project would be consistent with potential uses in the vicinity.
Handouts\Variance Appfication.2008
VARIANCE APPLICATION
PROJECT:
3088 Alcazar Drive
Burlingame, CA 94010
Apn 025 333 110
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APR -2 2012
CITY OF BURLWGAME
CDD-Pf�,NNING 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 twelve 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 the 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.
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APR - 2 2C;?
�,'I-!-`( OF BURL4f�1GAME
;'D�-�-�LANNING DI�I.
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. . �_2-i-I ft 3p88 ALG,hZA�R DRIVE
� � BURLINGA�ME, G,� 94010
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A�PN 025 333 110
GENERI�L 51TE PL,4N LOT �RE� c� 11,52�1 SQFT
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McCARVILLE DESIGN PROJECT: DATE: 4/b/12
3240 SCO�STREET -n�EwFioM�s CABANA PROPOSAL
- ADDITIOf�S
SAN FRANUSCO, CA 94123 -�Eh1ODE15 3088 ALCAZAR DRIVE
PHONE: 415. 563-0608 BVRLINGAME, CA
FAX: 415. 563-0450 APN 025 333110
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LOT COVERAGE
LOT SIZE @ 11,527 SQFT
C� 40� = 4611 SQFT
(E) HOVSE ROOF 4130 SQFT
(E) STORAGE 285 SQFT
(N) CABANA 5345QFT
TOTAL 4949 SQFT
4949 > 4611 SQFTALLOWED
C43 o COVERAGE)
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,APR - 2 20 �2
CI?Y �1F BUR�{�1GA�E
CDD-PLANNI��G DIV.
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LOT GOVER,�GE PLAN
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3088 �LG,�Z,hR DRIVE
BURLINGA�ME, GA� 94010
APN 025 333 110
LOT P�REA C 11,52� SQFT
McCARVILLE DESIGN PROJECT: DATE: 4/b/12
3240SCOTTSTREET -"E'""o""S CAgANAPROPOSAL
-n�omon;
SAN FRANCISCO, CA 94123 -�E"'onE� 3088 ALCAZAR DRIVE
PHONE: 415. 563-0608 BVRLINGAME, CA
FAX: 415. 563-0450 APN 025 333110
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APR - 2 2012
CITY OF BURLIi�JGAME
CDD-PIANiJING DIV.
FLOORAREA RATIO
LOTSIZE @ 11,527 SQFT
C� 40� = 4611 SQFT
(E) HOUSE 2222 SQFT
(E) GARAGE 288 SQFT
(E)ATRIVM 745 SQFT
& PORCH
CE) STORAGE 285 SQFT
(N) CABANA 534 SQ�f
TOTAL 4074 SQFT
4074 < 4611 + 1100 SQFT
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FLOOR A�R� RA�TIO PLA�N
r� = so�
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�R DRIVE
LVI�LII�V/�1�(E, G�4 94010
APN 025 333 110
LOT AR� c� 11,527 SQFT
McCARVILLE DESIGN PROJECT: DATE: 4/b/12
32405COlTSTREET -"E`VHO"'� CABANAPROPOSAL
n�omons
SAN FRANCISCO, CA 94123 -�E",o°E�s 3088 ALCAZAR DRIVE
PHONE: 415. 563-0608 BVRLINGAME, CA
FAX: 415. 563-0450 APN 025 333110
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APR -� �01�
CITY OF BURLlaVGAM�:
CCSD-PLANNING DIV.
�5 ft_` . . — . . �
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BURLINGI�ME, G,� q4010
,hPN 025 333 110
REf�R LOT GOYERP�GE PL.�4N LOT A�REA� c� 11,52� SQFT
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McCARViLLE DESIGN PROJECT: DATE: 4/b/12
3240 SCOTT STREET -ncoinoN's� CABANA PROPOSAL
SAN FRANCISCO, CA 94123 -RE"'°°E� 3088 ALCAZAR DRIVE
PHONE: 415. 563-0608 BVRLINGAME, CA
FAX: 415. 563-0450 APN 025 333110
REAR LOTCOVERAGE
LOT SIZE + 11,527 SQFT
REAR 1/3 = 3842 SQFT
BVILDABLE AREA C�
50% x 3842=1921 SQFT
CN) CABANA = 534 SQFT
1921 ALLOWED > 534
PROPOSED
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LIVIh1G SPAGE � 16�0 SQFT
LOT GOVER,4GE SASED Ohl
BUILDING GOVERAGE ONLY
HOUSE e 2222 SQFT
GARAGE @ 288 SQFT
STORAGE � 285 SQFT
GABANA � 534 SQFT
TOTAL @ 3329 SQFT
LOT 51ZE � 11,52'1 SQFT
CAVERAGE � 29%
5 Y���� N ��
APR - 2 2012
' CI�Y OF BURLWGAME
-�rj ft�� . • — � � � CD�-P�NNING DIV.
. . � r_2-�-t ft 3088 ,+�LG�ZAR DRIYE
� � BURLING,�ME, G� 94010
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RPN O�5 333 110
REAR LOT GOVER�4GE PL.,4N LOT AREP� @ 11,52� SQFT
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McCARViLLE DESIGN PROJECT: DATE: 4/b/12
3240SCOTT�STREET -"E"'"o"'� CAgqNAPROPOSAL
-�onmon�s
SAN FRANCISCO, CA 94123 -�h1ODE15 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.burlinpame.orq
CITY
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CITY OF BURLINGAME
CONDITIONAL USE PERMlT APPLICATION
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���Lki�1GAME
<til!�r DiV.
The Planning Commission is required by law to make findings as defined by the City's
Ordinance (Code Section 25.52.020). Your answers to the foilowing questions can assist the
Planning Commissicn in making 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 far assistance with
these questions.
Explain why the proposed use at the propos�d location will not be detrimental or
injurious to property or improvemenfs in the vicinity or to public health, safety,
general welfare or convenience.
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2. How will the proposed use be located and conducfed in accordance with the
Burlingame General Plan and Zoning Ordinance?
3. How will the proposed project be compatible wifh the aesthetics, mass, bulk and
character of the existing and potential uses on adjoining properties in the general
vicinity?
Rev 06.2007 Handouts\Conditional Use Permit App.2007.FORM
City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 + www.burlinQame.orq
1. Exp/ain why the proposed use at the proposed location will notbe detrimental
or injurious to property or improvemenfs in the vicinity or to public health,
safety, general welfare or convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If
neighboring properties will not be affected, state why. Think about trafFic, noise, lighting, paving, landscaping sunlight/shade,
��iews from neighboring properties, eas� of maintenance.
Why will the structure or use within the structure not affect the public's hzalth, safety or general welfare?
Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water
supply safety, and thing which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals,
situations which encourage the spread of rodents, insects or communicable diseases).
Public safety. Howwill the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers
be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly
gatherings, loitering, traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous
activities like welding, woodwork, engine removal).
Genera! welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for
conservation and development? Is there a social benefit?
Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or
adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped?
2. How will the proposed use be located and conducted in accordance wifh the
Burlingame Genera/ Plan and Zoning Ordinance?
Ask the Planning Department for the general plan designation and zoning district for the proposed project site. Also, ask for an
explanation of each. Once you have this information, you can compare your proposal with the stated designated use and
zoning, then explain why this proposal would fit accordingly.
3. How will fhe proposed project be compatible with the aesthetics, mass, bulk
and character of the existing and potential uses on adjoining properties in the
general vicinity?
How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics,
state why. If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of
development on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a
long term airport parking lot, compare your proposal to other uses in the area and explain why it fits.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the
structure, say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the
neighborhood or area.
How will the structure or use within the structure change the character of the neighborhood? Think of character as the image
or tone established by size, density of development and general pattern of land use. Will there be more traffic or less parking
available resulting from this use? If you don't feel the character of the neighborhood will change, state why.
How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with
existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would
be consistent with potential uses in the vicinity.
Rev 06.2007 Handouts\Conditional Use Permit App.2007.FORM
Dick & Annie Hansen / 3088 Alcazar Drive / Burlingame, CA 94010
#1. The proposed accessory structure is �or the addition of a c�bana associated
with the existing swimming pooi at our single family private residence. [t wiIl have
no effect on parlcing, traffic, noise, Iighting, landscape, sunlight or shade, nor hindei-
views f��om neighboring properties: It is fully consistent and compliant with R-1
District Regulations, Sectiou Z5.28. The only effect towards public health will be that
it has a bathroom that will tie into the existing city sewer and water supply systems
on the pra�err�, Th� propasec� structure p�ses no affect an public safe�y �nd wil� be
armed with smoke detectors as safety measures. Many "green building" features
have been incorporaCed in the design such as a Living Roof, Recycled Building
Pl�odue�s, aiid f�igl� Insulation Vaiue windows, doors, and coi��tz-uCtin� a�rd�zs �nat
will ensure performance exceeding Title 24 requirements.
#2. The praposed use will be consistent with and compliant to Burlingame R-1
District Regulations, the tnosi pertinent Sections appiicable notecl here; Secticn
25.28.020 permitted uses (#3) accessory buildings to serve swimming pools;
Section 25.28.065 Lot Coverage not more than 40%; Section 25.28.070(a) Flooi-
Area Ratio not exceeding 32% lat area + 1,100 SF. The proposed use also does not
exceed the limitation of Section 25.28.035(e); nor Section Z5.28.060 Height
Limitations. The proposed accessary structure directly faces the swimming pnc��
and compliments its functionality for our family and friends. A bathroom in the
immediate vicinity within the swimming pool area facilitates use, and the cabana
itself p��ovides protection from prevailing vvinds. A multifunction "greatraom" is
protected from direct sunlight while maintaining optimal visibility for the safety of
young swimmers, and allows for family entertainment with protection from
inclement weather. The height of the propvsed structure is only 11 feet and is set 5
feet beiaw the rear wall Ievel 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 carner properry iines of an `
existing mid-century modern Eichler home developrnent on a large lot and has been
designed io match that architecture. Homes on three sides of the proposed structure
are also of Eichler devQlopment, so the aesthetic is maintained. The fourth side
development is far below downhiil an the rear and althaugh is of t►•aditional
architecture, the proposed structure remains compatible in the originai context af
the n?ighborhood. ThP lots of th� simila� nPighbor�r�g proper�ies are nat as large as
the lot of the proposed accessory structure and have neither swimming pools, noi-
cabana type structures to offer for usage comparison due to their smaller lot size. It
is notewarth� that the closest r�eighbor to ttie prv�osed accessory st�-ucture 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 praperty lines
behind the subject proposed accessory structure and behind the neighbor has a
tree-line that is far more dominant than the proposed accessory structure: The side '�
�FR - '� �u'�Z
CITY OF BURL{�VGAME
CDD-PLANNING DIV.
Dick & Annie Hansen / 3088 Alcazar Drive / Burlingame, CA 94010
wall of the proposed accessory structure is of an aesthetic design to present a
pleasing view to the extent it is exposed to view. The other adjacent neighbor
elevation and rear fence line sits well above the roof line of the proposed accessory
structure, totally out of viewshed. Use 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
proposed structure area is curr�ntly being utilized as a seasonal nutdo�rs childrQn'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 table or setting up a model railroad train & track iayout, 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.
4
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
0 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:
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
❑ Fire Division
(650) 558-7600
X Building Division
(650) 558-7260
❑ Parks Division
(650) 558-7334
From:
❑ 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
1) On the plans specify that this project will comply with the 2010 California Building Code, 2010
California 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 prior to 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", LEED�, 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°/a (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 Alternative Calculation Method
(ACM) approved by the California Energy Commission to show 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:/Iwww.burlingame.org/lndex.asqx?paqe=1203
QOn 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.aov/title24/2008standards/ for publications and details.
.�ij Indicate on the plans that the roof will comply with Cool Roof requirements of the 2008 California
Energy Code. 2008 CEC §151 (f) 12. The 2008 Residential and Non-Residential Compliance
Manuals are available on line at _http://www.enerqv.ca.qov/title24/2008standardsl
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 by�� Date: 4-12-2012
Project Comments
Date:
To:
From:
April 10, 2012
[�( Engineering Division
(650) 558-7230
❑ Fire Division
(650) 558-7600
❑ Building Division
(650) 558-7260
❑ Parks Division
(650) 558-7334
Planning Staff
❑ 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. 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
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
❑X Fire Division
(650) 558-7600
� 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
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 be installed and shop drawings
shall be approved by the Fire Department prior to installation.
Reviewed by: �� `%� Date: � 6Q�� l Z
Project Comments
Date:
To:
From:
April 10, 2012
� Engineering Division
�
(650) 558-7230
Building Division
(650) 558-7260
X Parks Division
(650) 558-7334
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
1O. Site plan needs to show and identify any trees or shrubs that will be removed
for project.
2O. Any tree over 48" in circumference measured at 54n from ground, will need a
permit from Park Division (558-7334) before removal.
• ��ove GOw►wiCr��S
— f�o —t�rtc S o r
-���
Reviewed by: B Disco
3�2���3
Date: 4/16/12
we,�e ade ���Y a�l �✓{SS.�� _
�
s{, r�b s-iti �.c. �e-w� w� c� •
Project Comments
Date:
To:
From:
April 10, 2012
0 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�building
permit application.
For assistance please contact Stephen D. at 650-342-3727
Reviewed bv: SJD � Date: 04-12-2012
��
sau knTeo couur�wieE
Water Pollution
Prevention Program
Clean Watec Hcal�hy Community.
Construction Best Management Practices (BMPs)
DOWNLOAD e file at http://www.flowstobay.org/bs_construction.php
Construction projects are required to implement the stormwater best management practices (BMP) on this page,
as they apply to your project. Please note: the wet season begins on October 1 and continues through Apri13U.
Mat�iials & Waste Managemcnt
!�;
' , ��� r y �,
�:; ;�.� ,, �:
�1s� �''�'. � „?�:�- �
�� 1 • P
NomHazardom Mal<riaU
O Bnm and eover noekpiks of sond, dirt or olAer eonstruclion malerial
wiih Wp: w�6en min is tortcul or if no� .cti.eN bcine u�ed .ri1Lm
14 daya.
❑ Um (but don'1 ovensse) rcel.imed rva¢r fw dnst wntrol.
flaardou� hLtcrialy
❑ Labcl �11 Aaz rdous matcrials ond haurtloas msles (mch u
peslieides, peW�, thinMn, aol�cots, f I, ail, mid anlifieea) in
�eeo�d�nee witl� eily. eounly. stnR and &deral rcgulntions.
O Sw�e hn�dous maferids md Fastes in evaler Gyhl cowioers, smrc
in �ppmpriete aaondsry eontainmenl �nd mver �Lem u tlrc ad of
every wolk day or duri�` �vct �veat6er or �vhen nin u faxcazl
❑ Folba mmufaclwcr'� applicolion instruclion� for haaudoua
mnteri�ls and ba �vefid ml to nse morc Wan necusnry. Do ool
�PP�Y ��ia6 wldaors when nin u[ortcmt wil6in 24 Lours.
❑ Amn6e for opproprin4 disposal of all Mmrdow w-�, stcx
Wafh Managemrnt
0 Co�sr �v�m airyoW containen ucwey w�iN �vp� � tAe end or
ewy md-day ud durin6 �va[ wuthee
O C6eck wuste dispoml wniuinen Gequedlr for kaks md �o mnlx
�wo tAry ue rol ocerfilled. Never Aore down � dumpcier on ihe
eonetr�ction rile. -
O Cken w�cplocc ponnblc �oilcts, a�d inrycct thcm fiequcntly Cor
kal �nd api14.
O Dispott oC �11 wu�u and dchria properly. Rccrck msicrials �nd
westes �hel wn be �ecyekd (auch u�spluh eourtle, �gk,regnle base
mNeriols, wood, fi p bonrd Pipe, elc.I
O Dispme of IiQuid rcsidue� f om peinh. Ninnen, ml enu. 61ucs. �nd
ck�u�ing Iluids u hwtdoua rast<.
ComWerion Entranca and Perimemr
O Eitahlish ud miinmin eB ti�ro perimcmr mntrola md smbilim all
camtraction ratrence� �nd evn to ml6ciently conorol uoiion end
�edimant diaehu;n fmm site �nd tr�ckin6 oCna.
O S�eep orvsu�un ony �t�xel trxting immediotch• ud aecure
�edimen� mmee lo p�e�cnl (urther Irxkin6. Ne��tt Aott down si+eUs
W cican ap Irscl-ing. '
Equipment Management &
Spill Control
, �
Malntmance and Pvkin�
❑ Dcrig�uic an vu, fitted witl� appropriate BMP�, for
�TJiick and equipment pad-ing ad �oo+age.
❑ PeRorm mnjor mniv¢�w�ce. ¢P+'v job�. ud reAicle
aod eqoipmenl mel�� off tite.
O It �e(ueling w ve6ick meintenance must be done
onsitc. woh in a bccmd o`ca mar from trom draim
aed over a drip pan Ai' enoogh b wllcct flaids.
Rerye� or diryoss of Cuids u hamldom �vnsrc.
❑ It.r.Licle or equipmcnt cleaning must be dam onsite.
elrm� wilL wnlet only m a bumed uca Ihat wil) not
�Ilow rmte �valer W mn into �uUers, �tr<etr. slam
�aim, or smface n�aien.
O Do not ckan vehic4 or equipment onsik min{ roaps.
tohxnb. dc6rnaun, �or�o eleanin6 equipenent, ete.
Sp01 Ymeation and Cont�vl
❑ Keep ryll ekanup matcriala (ngf. a6smbents. elc J
miLblc at tho constructian riu at �11 fimcs.
o ��.�aw�..oe���c��oryro�ma
rcpo'v kaks pmmpth. Usc drip pms io catch knts
�mlil �epein �[e made. '
D Ckm vp ¢p0k or Iwti immcdia¢h end di:posc of
ekanup matcrinls properly.
❑ Do mt hox doevn nufacea xhem Ewdi Mve ipilled
Uw dry demup metha& (ubw16cnt ma�erints. cn�
fiuu. aodlw ngt).
❑ SnaP up spilled dry mate�als immediahly. Do rot
trr b�rasA them awey with �teS w 6u� Nem.
❑ Clean np rpilla on din veu bY �66N6 W�nd
p�operly diaposing of wntemimkd mil.
❑ Rcport sieniLcmt spll� Immcdiatch�. Yoo mc rtpoi�cd
m• �.� ro R�n �u rie��mr R� or n�ao�
materids, ineluding oil. To report � spill: 1) Din1911
or yout local eme[Qencp rtsponse number, 2) Call We
Govomor i OfSm utEmngrncy &rvices W in`
Center. (80� 8i7-7550 (24 hoarsl•
Earthwork &
Contamivated
Soils
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� ��� ;
.�*«.�.....' �' '� .
�'�"'^.,;t.: � �:-
x +�,-�
- � *� �:._
Frosbn Control
O Scheduk gadin6 �nd ezcavafioo �vork for
dry rvalLct only. �
❑ Slebilrsa dl denuded aeent. wWl �nd
mainmin lempo[ary erorion wntro6 (mth
u ao:ion aontrol ta6ric a bo�cd 56er
matrix) mtil vetettion is eshbliahcd
O Seed pr plant vegeta[ion [or emaian
eontlnl on fbper or whefe eonsvuction ii
rot'uwediately pinnned
Sedimeot Gbnt�91
o r.uteu smim eniu mkkrs. sonen. dimneti
ud dninage roma� with apptopriate �
Bb1Pf. mch u g+asel6egs, fiher mllc,
6etma, e�.
O PmveN fedimrnt 5om migntmg aHrite
6y i�Wling aod m�mhinin` �ediment
eontrok, mch n fiber �oD; tilt face�, m
adimcnt bssim.
O Keep awv�md roil m We �ite wfien it
mLL mI Collecl inb t6C sheeL
❑ 7k0ndcr excevamd mahri�lc b dump
hocln oo We tite, pot in 16e Nul.
O ConlmnimCd Soils
� i[my o[ 16e 6ollowing condition� ve
obcmcQ kri for wndminotioa ud
conlxt We Reeioail Wmer Qulity
ConwlBoud:
■ Unurual wil wndiuooe, d'ucolontion.
w odor.
■ Abmdo�d wdexyromd 0nki.
■ �n��a..�u�
■ Bmied berte4, de6rie, or trnsh,
Paving/Asphalt Work
.��' � ..,.f
O Awid p.vlu� ud wl co.tin• in wct
avl6er, or aLm nin n fa�mut beto�e
&uL pavemat will have �e Io corc.
O Cover ttom dnln inkls �nd mu�holq
wLen ePPh'W aal wel hcic conl elurty
nal. fo6 rcn� crc. � .
rcn
❑ Collect �nd ree�ck a �ppropriafcly
dispou of euea obcasive yfrel or saad
Da NO'f swcep or �vuA it inro guticre.
O Do oot we w�ter b meh dowv 6ssh
asp6alt wnc[em pevcmcnt �
ss.Nce�= & �emucoM,ne x�mo.�
� Compklcly cowc or 6vriradc nncm
� demn ioleU wLen uw cmting.. [Jm fil�a
� 66ric. uich basin in1e151�ert, w�awl
baea eo keep �hury oul o(Ihe slotm dmin
ry��
❑ Shrnxl, ebofwb, or vxoum ue•�cW
sluny eod disporo of �II nu0e a� won
�+yoo ue finiehed in one louuon w�[
�AC CQA OTCiCL 1NOfk dCJ �iCLIGIIM! I[
roone[I). , �
D Itcarvcv� tluny w�cn a catc6 bosiq ckan
i[ cp �mediateW. .
Concr.eto, Grout & Mortar
Application
a s� �k, e�,oa �.� �
cava4 on pulkh md awey Gom dnmege
�eu. haee mnferisb mual mver teach •
ttornt dcai��
O Wash oot eooueC CqnipmenVuucts
offtite m m� wnteu�ed �re� m µ-�-
is m dischuye ioro the aederlyin6 aoil
oc onlo m�romding veu. [et coovete
he�dm aod diepose of u garbagc.
� Collecl Ihe wuh wotr.r Gom mshing
expo¢d atgeegale c�cte� md mmove it
for appmpriate dispowl offsrte.
Dewatering
. j
..:..h.,' :
� M
��-
• �
o Pffccfivey memge dl �on. �II
fmoRwilhm the aiie. �nd dl'uooff �
�CS r100 IbC lliC. 1%IYCII NYdO
weror Erom offei� may Lom dI dismrbed
erca or otha`wice en�u¢ wmpliaiwe.
0 W6m deMtuiny ootify md oblain
+DP�val fiam �6e Iocel municN�4
be�ne diahmying m0er b� ttreet guteer
or �Ootm dnin. Filtratlon or diversiaa
IL'ough � ba�in. tmk, or �ediment Cty
mry be mqui'ed
O Iu uea of lmwn wMmimlioq �tm�
u �eqirimd prioi b teuse or diuhafge of
pouodwalec ConsWt with Ihe Ensieea ro
doh�mme whitlrcr Icriing ia �cqoi�cd nnd
how lo Ntup�el Icsultf. CoNamineted
pvmdwater mast 6e treakd w hankd
ofitih fw P'oD�T dsPa+�� .
Stonn drain polluters may be liable for fines of up to $10,000 per day!
Painting & Paint Removal
,p,� .�
i"' '�i� �
t �:
r �
z ,
?ainHncckaoap
O Ne�a eluo bmshes or emme peint
wntaioen i� a �tree� [wcQ. �omn
dn� w su.e.ae .r.m..
❑ Fm waler-0a«d p�m�s, pamt out bns6n
ro me «lene yoa3le. x;nse m me
tmitaY urver o�e yw haro pined
pumission fmm We bral wes4walrl
heihomt m�horih. Ncser poor p�w[
do�n a d'ein.
0 For aiI-bawd peinp, paioc out bro�6e� m
tlw ezteat ponibb �nd c4m w'uL Ihmmr
or mtvw m a p�oper eonmi�r. Fillec md
rtuse thioorn md rolventr. Dispose d
�cadue aod unumbk t6imedplveou u
hazvdous wesk.
Paint rcmoval �
O Chmicat v� etrippm� ruida md
eLip� �od du�l4em aarme pam� or �
qints wn�amiag kad a R�bmyl� mvst
ba dicpoaed of o h�udom aufe. .
o r�c �n�,a a� wm ���,w�
M ztripping md s+od blacGng ma� bc
�'�M oP or mtleeted iu plutie hop
ebtlu �od disposed of n trash. �
Landscape Materials
� {, �..'Y�
.r'0'�C?'�,ty\
�+if
e�
O Conlaia emckpiled la�dcepmg matrsiale
by� clam� thcm mdcr Wps rLcn 16cy ac
mt �cGvcly bemg o,cd.
0 St cic etod�ble Imdscapc marerial on
pelk�. Cover m s�me Wese .iamrids
�vhoo thcy afe ml►cd�ely bcmg used or
•PP�
O Diseoo�ue applicalwo of aw emd�bk
Imdscrye wtuiel witltio 1 dayt bdme ■
fomcost min e�m� m d�cins wcl aeeWec.
RESOLUTION APPROVING CATEGORICAL EXEMPTION, VARIANCE, HILLSIDE AREA
CONSTRUCTION PERMIT AND CONDITIONAL USE PERMITS
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for Lot
Coveraqe Variance, Hillside Area Construction Permit and Conditional Use Permits for a new
accessory structure to be used as a cabana and for accessory livinq quarters at 3088 Alcazar
Drive_, zoned R-1, Harold Romanowitz, 3088 Alcazar Drive, Burlinqame, CA, 94010, property
owner. APN: 025-333-110;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
Mav 13, 2013, at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and
comments received and addressed by this commission, it is hereby found that there is
no substantial evidence that the project set forth above will have a significant effect on
the environment, and categorical exemption, per CEQA Article 19, Section 15303 (e),
which states that construction and location of limited numbers of new, small facilities or
structures including accessory (appurtenant) structures including garages, carports,
patios, swimming pools and fences is exempt from environmental review, is hereby
approved.
2. Said Lot Coverage Variance, Hillside Area Construction Permit and Conditional Use
Permits are approved subject to the conditions set forth in Exhibit "A" attached hereto.
Findings for such Lot Coverage Variance, Hillside Area Construction Permit and
Conditional Use Permits are set forth in the staff report, minutes, and recording of said
meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of
Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a
regular meeting of the Planning Commission held on the 13th dav of Mav, 2013 by the following
vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Lot Coverage Variance, Hillside Area
Construction Permit and Conditional Use Permits.
3088 Alcazar Drive
Effective May 23, 2013
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped April 1, 2013, sheets A-1, A-2 and A-9, and that any changes to footprint
or floor area of the accessory structures shall require an amendment to this permit;
2. that if the accessory structure is demolished or the envelope changed at a later date the
Variance, Hillside Area Construction Permit and Conditional Use Permits, as well as any
other exceptions to the code granted here, will become void;
3. that the accessory structure shall only be used as a cabana and accessory living
quarters, with a wet bar and small bathroom containing a sink, toilet and shower; any
changes to the use of the accessory structure shall require an amendment to the
conditional use permit;
4. that the conditions of the Chief Building Official's March 27, 2013 and April 12, 2012
memos, the City Engineer's April 16, 2012 memo, the Fire Marshal's April 16, 2012
memo, the Parks Supervisor's March 27, 2013 and April 16, 2012 memos and the
Stormwater Coordinator's April 12, 2012 memo shall be met;
5. that any grading or earth moving on the site shall not occur until a building permit has
been issued and such site work shall be required to comply with all the regulations of the
Bay Area Air Quality Management District;
6. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects
to submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit; and
7. that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, 2010 Edition, as amended by the City of Burlingame.
''%= � CITY OF BURLINGAME
'���"i.� � COMMUNITY DEVELOPMENT DEPARTMENT
��,
aU��es��ANtE 501 PRIMROSE ROAD
'� � BURLINGAME, CA 94010
1{' "'' '`' PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 3088 ALCAZAR DRIVE
The City of Burlingame Planning Commission announces the pUBLIC HEARING
following public hearing on MONDAY, MAY 13, 2013 NOTICE
at 7:00 P.M. in the City Hall (ouncil Chambers, 501
Primrose Road, Burlingame, CA:
Application far Lot Coverage Variance, Hillside Area
Construction Permit and Conditional Use Permits for a
new accessory structure to be usetl as a cabana and for
accessory living quarters at 3088 ALCAZAR DRIVE
zoned R-1. APN 025-091-110
Mailed: May 3, 2013
(Please refer to other side)
Citv of Burlinpame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who rece:ve this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
Williarn Meeker
Community Development Director
PU�LIC HEARING NOTICE
(Please refer to other side)