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Home My WebLink About833 Alpine Avenue - Staff ReportD�' � ,,,�-��„- I�M # 7 CITY OF BURLINGAME SPECIAL PERMIT AND VA�RIANCE Special Permit for Size and Rear Setback Variance Address: 833 Alpine Avenue Meetinq Date: 8/8/94 Request: Special Permit for size and rear setback variance for a new garage at 833 Alpine Avenue, zoned R-1 (C.S. 25.28.073 2d, and 25.60.010 b) . Applicant: Dave Howell, Peninsula Drafting APN: 029-025-030 Property Owner: Donald Cory Lot Dimensions and Area: recently combined lots 7& 8= 6,641 SF General Plan: Low Density, Single Family Residential Zoninq: R-1 Adjacent Development: City playground and single family residences CEQA Status: Article 19. Categorically Exempt per Section: 15303 - New Construction or Conversion of Small Structures Class 3(e), Accessory (appurtenant) structures including garages. Summary: The applicant and property owner are applying for a rear setback variance and special permit for a new 661 SF garage. The proposed three car garage will replace an existing one car garage (216 SF). The lot has two street frontages, on Carolan and Alpine Avenues. The front of the lot is on Alpine Avenue and the rear of the lot is along Carolan Avenue. Access to the garage will be from Alpine Avenue. The existing and proposed garage are located outside the rear 30� of the length of the lot line therefore this garage must then meet rear and side setback requirements. The proposed rear setback is 5'-0" where the code requires 15'-0", so a rear setback variance is required. The existing house has one bedroom and a den and requires one covered and one uncovered parking space. The proposed garage is 661 SF and provides parking for three covered parking spaces. The driveway from Alpine Avenue, in front of the garage, provides parking for one uncovered parking space. At 661 SF the new garage is 161 SF more than the 500 SF allowed for an accessory structure. The new construction requires a special permit for size. History: Recently the Planning Commission reviewed a Tentative and Final parcel map to combine two lots at 833 Alpine Avenue. The Planning Commission and City Council approved the parcel map to combine Lots 7 and 8. This lot combination allows the property owner to build his garage without having to cross a property line. PROPOSED Front Stbk: Location: 33'-0" outside rear 30� of lot length Side Stbk (L): 13'-0" ERISTING 41'-0" outside rear 30� of lot 39'-0" ALLOWE,REO' D 15'-0" meet side & rear setback req. 7'-0" 0 SPECIAL PSRXIT � (continued) PROPOSED Side Stbk (R): 11'-6" (between qaraqe and house) Rear Stbk: * 5'-0" ERISTING . � 3'-6" 833 AZpine Avenue ALLOWED/REO'D 4'-0" 15'-0" Lot Coveraqe: 33� 26.5� 40� Size: * 661 SF 216 SF 500 SF FAR: Not applicable, since not considered new construction DHE: Not applicable, since not two story construction Parkinq: 3 covered 1 covered 1 covered 1 uncovered 1 uncovered 1 uncovered Height: 14'-0" ±12'-0" 14'-0" Meets all other zoninq code requirements. * Special permit for size and variance to rear setback for size for an accessory structure. Staff Comments: City staff reviewed the application. The Chief Building Inspector, Fire Marshal, and City Engineer had no comments (July 18, 1994 memos) . Findinqs for a 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) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; (b) 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; (c) 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; (d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing and potential uses of properties in the general vicinity. Required Findings for a Special Permit: In order to grant a Special Permit the Planning Commission must find that the following conditions exist on the property (Code Section 25.52.020 a- c) . � SPECIAL PERXIT 833 AZpine Avenue (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; (b) the proposed use will be located and conducted in a manner in accor.d 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. � Planninq Commission Action: The Planning Commission should hearing. Affirmative action should be taken by resolution. for any action should be clearly stated. At the public following conditions should be considered: Conditions: 1. 2. 3. 4. hold a public The reasons hearing the that the project shall be built as shown on the plans submitted to the Planning Department and date stamped July 14, 1994 Sheet 1, Existing Floor Plan and Site Plan, and Sheet 2, Garage Elevations and Plans; that no portion of the garage shall be used as a living area or converted into a living area at any later date; that there shall be no encroachment of any structures, equipment, or appliances into the l0' X 20' required vehicle parking area; and that the project shall meet all the requirements of the Uniform Building and Uniform Fire Codes as amended by the City of Burlingame. Jane Gomery Planner c: Donald Cory, property owner Dave Howell, applicant 3 CITY OF �U�LINGAME APPLICATION TO THE PLANNING COMMISSION TY,�e of Anelication: �Special Permit �Variance Other Project Address�� ,liC/� �G�'�� .s Assessor's Parcei Number(s) APPL/CANT PROPERTY OWNER Name: � � � � � Name: d��- C' Address: �3-3 -�-tG.�i�� Address: City/StateRip: ��1��r�� '�? City/State2ip: �� Telephone:(work) ��''-�%�3� �i��=��elephone:(work) (home) -��%-�l�/� ARCH/TECT/DES/GNER Name: �p��t��CIL�L�i. ��Ll�� iUL�4 Address: -��c/ �/,/, -��-A � �1�� City/State2ip: U = ��;��'��0 Telephone (daytimei: '� `�7 , (o _5 (Q % (home) �kA�l71U� Please indicate with an asterisk l•1 who the contact nerson is for th/s n�o/ect. PROJECT DESCR/PT/ON: �'ii1'ii�`i,F�,��G�'/G� �.� %i�i �=-� �� %�'�'6�' ��,��'��?T / � �?�i� �""/� �r,r-E� .�'�=%:��Gifl"� �'��.5 ��i��.. �iY� C� �i�'.�'fr'�' �-P/G T �.c`��.�-i=,� (i ��r�i.�� /..��'_�L- AFF/DA V/T/S/GNA TURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. � �/...� Applicant's Signature Date I know about the proposed application, and hereby authorize the above applicant to submit this application. � ,� �-_ �� l � Property Owner's Sign re Date --------------------------------------------------0 F FI C E U S E O N LY --•-------------------------------------------------- Date Filed: Fee Receipt # Letter(s) to applicant advising application incomplete: Date application accepted as complete: ' P.C. study meeting (date) P.C. public hearing (date) P.C. Action ,sias Appeal to Council? Yes No � r��.fn„ Council meeting date Council Action �r� ciTr a� , B4JRLINCrAME'. �10� U 11 �U ��U UL��UlJ�1�l�IICYU LS I._; � i _'' . �_ - ��o��c�� u��o�� ... .�9. � . i:;'{ The Planning Commission is requlred by law to make findings as defined by the City's ordinance (Code Section 25.54.020 a-d). Your answers to the followin � � � � ' '''r � " �`' g questions will assist�_the _Planning-= Commission in making the decision as to whether the findings can be made for your r'equest: ` Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. a. Describe the exceptiona/ or extraordinary circumstances or conditions app/icab/e to your property which do not app/y to other properties in this area. r�i`s �`s ��in�czpi�r/ �D� c��Z7� .r�� fi�G� �j4`r�/Js.�r! �sUio��rli'� �f�.-�o/ i! �1v�-i�✓ �r� ��r/ 6' � ' , � G /54�7 ��i-�'J �� a7��/��S �//.%� � • . h��f�s" %il' l � � l� /�. ��1' e �Sis�'J %`t� �so�/y f�v f'��`�'iv� ��rp�, /i�a�. i�i� u�i��.ai�. �,�l��-v�� 'v� � �'�'j��rt�� is�,v��O�i� i��l�s 6-r��7�his sr�l.��.. 1 ��Y� ,fJ�zi�o� � �c�e'ry-� _i'��.r.�� 7��i//��i.� �'�.r`s%��a.�� S�i/%� �r��,�/�� .�v� s�� ,dvr-.��. b. Exp/ain why the variance request is necessary for the preservation and enjoyment of a substantia/ property right �nd what unreasonab/e property /oss or unnecessary hardship might resu/t from the denia/ of the app/ication. �3.� /�/�ai�c <�s �/�.�e �� 3.f�--r� �� i�� ,�i%i%r �o��i,��.--Qj�' ��i�� . ��i,,� �� ' .C�ei/�/%x�--s- `��- �i� 1r� .��•�c�w��i ��'e/ $� � / ` � r�«G�Gl4��i��'.�av-f��,'��o�t� ��a�� .� r'7� , /�/%�ir.�s orr �f�s- .bl�' �� f��c� .b/c� h2�� y�i ip /� y 2 �',�'��s�y��-�o�%�/ ��S��G��.�i��i��:-►.��1� ��r� �� ys! '� �c�,6�2c,E-'� ,�l1y ,�C��l'�-�i�%�.�,��r-� c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or Injurious to property or improvements in the vicinity or to pub/ic health, safety, genera/ we/fare, or convenience. ,�� ' y�� ; c�i��i�s�/� `` ��o`r �f ��r /o� ,6��i�o.�/ .� ��.�s� �s�-� ��, �f �� ,-i'�'� afj'G�ir'' ��'i4`v� ��''� �`✓�� s 5� /'�"�'-�Js�S cP� ��eA� �,��<-�'� f j�%s �'s a�rr �sc�'�Jro �io�,�/Go�i�"�a, oi,�el.�.��c�._r �x.3� �sy/i;�, y �� Y� ,�'�s��! /�i�'s�i//�i�� ir,�-, �i� �Q��^.s ��i �Z�.�v�G 4�«t��5« s��rf -��-I�xc�% sr�o��,L.�e s��1 � d. How wi// the proposed project be compatib/e with the aesthetics, mass, bulk and character of the exfsting and potentia/ uses on adjoining properties in the genera/ vicfnityT %��,o�-o�o�---c� o%-�H ,d/��s �� /�, s�� .�%� ��c,��c��i��. 1��.��s�s�.��c�'.�s�e s�r,-� �zs y�� f �� e��lG� d�� ,L%c�. ��s�� f Q. 9�r� � !�(i//��///!1//�-� �� s��- `��m� � �.=2i�s�i� SG��,��2� �i��/`c ��-rv�i.� �i� osa ��y�r` ��l.s �w � ��r ,6v�1��'a � ,a.�ss ��.t►n, a. Describe the exceptiona/ or extraordinary circumstances or conditions app/icab/e to your property whlch do not app/y to other properties In this area. Do any conditions exist bn the site which make other the alternatives to the variance impracticable or impossible and are also not common to other properties in the area7 For example, is the�e a c�eek cuttinp throuph the p�operty, an exceptional tree specimen, steep terrain, odd lot shape or unusual placement of existin� structures7 How is this property different from others in the neighborhood7 b. Exp/ain why the variance request is necessary for the preservation and enfoyment of a substantia/ property right and what unreasonab/e property /oss or unnecessary hardship might resu/t from the denia/ of the application. Would you be unable to build a project similar to others in the area or neighborhood without the exception7 (i.e., havinp as much on-site parkinp or bed�oomsl) Would you be unable to develop the site for the uses allowed without the exception7 Do the �equirements of the law place an unreasonable limitation or hardship on the development of the property? c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or fnjurious to property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ welfare, or convenlence. How will the proposed structure or use within the structu�e affect neighboring properties or structures on those propertiesl If neiphboring properties will not be affected, state why. Think about Vaffic, noise, liphting, pavinq, IandscapinD sunlipht/shade, views from neighboring properties, ease of maintenance. Why will the structure or use within the structure not affect the public's health, safety or peneral welfare? Public health includes such thinps as sanitation (garbage), ai� quality, discharpes into sewer and stormwater systems, water supply safety, and things which have the potential to affect public health (i.e., underpround storage tanks, stora�e of chemicals, situations which encourage the spread of rodents, insects or communicable tliseases). Public safetv. How will the structure or use within the structure affect police or fi�e protection7 Will alarm systems or sprinklers be installed7 Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly patherings, loitering, traffic) or fire services (i.e., storage or use flammable or haza�dous materials, o� potentially danperous activities like welding, woodwork, enpine removal). reneral welfare is a catch-all ph�ase meaninp community flood. Is the proposal consistent with tfie city's policy and goals fo� conservatio� and developmentT Is there a social benefit7 �onvenience. How would the proposed st�ucture or use affect public convenience (such as access to or parkin� for this site or adjacent sites)1 Is the proposal accessible to particular sepments of the public such as the elderly or handicapped? d. How wi// the proposed project be compatib/e with the aesthetics, mass,�bu/k and character of the existing and potentia/ uses on adjoining properties in the genera/ vicinityT How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state why. If chan�es to the structure are proposed, was the addition desipned to match existinp architecture o� pattern of development on adjacent properties in the neighbofiood7 If use will affect the way a neighborhood/area looks, compare your proposal to other uses in the area and explain why it "fits". How does the proposed structure compare to neighborinp structures in terms of mass or bulkT If there is no chanDe to 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 structu�e or use within the structure chanfle the character of the neighbo�hoodl Think of character as the image or tone established by size, density of development and qeneral pattern of land use. Will there be more traffic or less parking available resulting from this usel If you don't feel the character of the neiflhborhood will chanpe, state why. How will the proposed project be compatible with existing and potential uses in the peneral vicinity7 Compare your project with existinp uses. State why you ieel 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. �zas,,..,f,,,, � �� ^ �-� ��--� ��, cnr o+ , �. �c �:'. ' ___., .; ,, . , �,�4�� i ' �U1�1( �� 0(I��U�[� �� _�; - S��U�9. �(�Q�OiIUD�' /�9�.8�A�'B�WS� . � ,#�.;�. 1 :� ie:�P ,.__ �' kt•"F�±�,��;�:( rry�*...; . The Plannlnp.Commiss(on is required by law to make findfngs as deffned by the Ci�'s.�ordina�c�"` (Code Section 25.52.020). Your answers to the foliowing questions will assi�t the Planning Commission (n` makina the decisior� es to whether the findings can be made for your request. Please type� or write .neatiy ,in ,lnk. Refer to the back of this form for assistance with these question�. 1. Exp/a!n why the proposed use at the proposed /ocation wi// not be detrimenta/ or. InJurfous- �:to property or Improvements !n the vlclnity or to pub/ic health, safety, genera/ we/fare, or �� convenlence. ,��r�5� �-t�� p��-�f'o�t.� t-��nl` �,v,�1'cT;�a�1'�'-,�- . �'� %1��' ��l�� '�i,LI,J��.`-,� � G��.-,�T"�5 !�lo ,� 1�� .�/h'Bl! l7'� . � , 7"l��nl � :�4 �� s��t�'�� G�oU�� A-pP�`7-�0��-�- � ��1��N�U,�/�y�-�t�.f' ��/,�+.l� �n��.,p -�`-z- ]'/! 'L ,��— ��,y�'r 1�� /�1 �'�� v�l�� y��.��r/��' � .�� : �.��- . . � � _ � z. 3• 0 � How wl// the proposed use be /ocated and conducted fn accordance witfi the Bur/ingame G�nera/ P/an and Zoning OrdinanceT � %r�' �a�s i�� T' �f�!��fT ��.�% ��-,�� J'�.�s � , �j- , �%�.--�'��.� f4� 7-� � �-�r� �-�� GJ/L � �-L,�/N'�� xc�s�V� ��V/S/f3L� `� �',�f � � Ql.. St�; f � ' ''`�1 � 7%i�/�?.�G� �"�� r�?.�itl �v 1��/i�l '� � /o� c3 �� '� ��,'�.,� To .,� _ �i � ��7 ��s � %n1��,�s�' �, ��% P�-� -�'-� �1.��cN ,��?' . � r � =� f � �1 � � , �=. T T�-.: �7." � �.�: ,� �e �� ,�1v�-y 7-�,�. . : G{�1L1� �"�' �`� ��rTt� ' 7'�� L.��,�o � v�.��v�� T� 7'�f l5 �17� How w!// e proposed proJect e compatib/e with the aesthetfcs, mass, bu�and character of the exlstlns and potentla/ uses on adjolning propertfes in tha genera/ vlclnity? ��r�y ��, /�/ T'��= ��}- ;-� � 9.�.�� L7- 7-z� 7"1�� '-�'�Fx�Mv� �--,�'�f�«l�7- �/.�/,%� �"f% .�f��=T�ati� �, f- �� `�.�T� ;7-� ��r� ��T�s �-'�� .��,�,4.� �� T �'�!�� n1 .��. �r�,, �v rr�.�t T�� N�r �� i/ ,e �� /-��rT}"-�'u� � C'��PGy�nI� �/�;�f �{� ,��x��v� ��z� ,4L.lc�l�1� !3y' cdf�� - �. _5 ` � %� �-10�� } �r/.�>cy s�,qf�f'r.�'�tilc� � , /�r-� �l��S �'%Sr��= lJ�! L � r= ' ��- ,�ti1;.� . r �r�� .-��s� �� , T�s ,��,�� , DATE: • TO: . FROM : SUBJECT: � ROUTIlVG FORM CITY ENGINEER ? CHIEF BIIILDING INSPECTOR FIRE MARSHAL PARRS DIRECTOR • CITY ATTORNEY CITY PLAIdNER/ZONING TECHNICIAN . REQIIEBT FOR _ � ��L( � � � � AT __ C) �3 t"( 1 Arl l�� SCHEDULED PLANNING COMMISSION P�DIaMEETING: C7 � REVIEWED BY STAFF IN MEETING ON MONDAY: THANKS, . Jane/Sheri/Leah N � N� S A` Date of Comments C�-� rzG•-c.TS •-' � �..,,.,,,,,z,� ��I ��5� -�. �� Co►�c� F,.� ---'_ -,, ,� � �� .�; Q � � . � ` ✓� .i � 0 � ______._ _ __ _._ _ -= - � � C ROUTING FORM DATE: TO: CITY ENGINEER - CHIEF BIIILDING INSPECTOR ✓ FIRE MAItSHAL PARRS DIRECTOR • CITY ATTORNEY FROM: SUBJECT: AT � ' — Date of Comments SCHEDULED PLANNING COMMISSION 1��8DInMEETING: C� REVIEWED BY STAFF IN MEETING ON MONDAY: � THANKS, . Jane/Sheri/Leah ` � - �vN�N G �� -- ��s� CITY PLANNER/ZONING TECHNICIAN . / REQIIEBT FOR _ � �� (,( /1 � d��c�l�,�T ; ��' G� m � ROUTING FORM DATE: TO: �� CITY ENGINEER � CHIEF BIIII,DING INSPECTOR FIRE MARSHAL . PARRS DIRECTOR • CITY ATTORNEY FROM: CITY PLANNER/ZONING TECHNICIAN . SUBJECT: REQIIEBT FOR � ` .Q�i%� (— _\ . � / � / A A _. AT � . I .I� �� 1 SCHEDULED PLANNING COMMISSION nMEETING: �.( r%'� REVIEWED BY STAFF IN MEETING ON MONDAY: THANKS, • Jane/Sheri/Leah � � � � Date of Comments � � ,U _ � �� l . / h, � � � �i�1 � . . � � � . , /� j - C� 0 0 CITY OF BIIRLINGAME 501 PRIMROSE ROAD BIIRLINGAME, CA 94010 (415) 696-7250 NOTICE OF HEARING The CITY OF BIIRLINGAME PLANNING COMMISSION announces the following public hearing on MONDAY, THE 8TH DAY OF AUGUST, 1994, at 7:30 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. A copy of the application and plans may be reviewed prior to the meeting at the Planning Division at 501 Primrose Road, Burlingame, California. 833 ALPINE AVENOE APN: 029-025-030 APPLICATION FOR A SPECIAL PERMIT FOR ACCESSORY STRIICTIIRE SIZE AND REAR SETBACR VARIANCE TO BIIILD A NEW DETACHED GARAGE AT 833 ALPINE AVENUE, ZONED R-1. 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. Please note, when possible, and when multiple family or commercial development is involved, this notice shall be posted in a public place on the project site and on neiqhborinq buildinqs with tenants. MARGARET MONROE CITY PLANNER JULY 29, 1994 �� {�µ i��..�' �.. u � 'p;4 M � ��. . _, . �� I� h '^ ., J 1 �' � � u '�J . * r � rivi �'� ^ � a ' �t P� . , i. � 8 - . ' . 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RESOLUTION APPROVING CATEGORICAL EXEMPTION SPECIAL PERMIT AND VARIANCE RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for a special permit and variance for size and rear setback variance at 833 Alpine Avenue; APN: 029-025-030; property owner: Donald Cory, 833 Alpine Avenue; and WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on August 8. 1994 , 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: 1. 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 Section: 15303 - New Construction or Conversion of Small Structures Class 3(e), Accessory (appurtenant) structures including garages is hereby approved. 2. Said special permit and variance are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such variance and special permit are as set forth in the minutes and recording of said meeting. 3. It is further directed that a certif ied copy of this resolution be recorded in the official records of the County of San Mateo. CHAIRMAN I, Mike Ellis , 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 8th day of August , 1994 , by the following vote: AYES: NOES: COMMISSIONERS: COMMISSIONERS: ABSENT: COMMISSIONERS: SECRETARY EXHIBIT "A" Conditions of approval categorical exemption, special permit and variance 833 ALPINE AVENIIE effective AIIGIIST 15, 1994 , 1. that the project shall be built as shown on the plans submitted to the Planning Department and date stamped July 14, 1994 Sheet 1, Existing Floor Plan and Site Plan, and Sheet 2, Garage Elevations and Plans; 2. that no portion of the garage shall be used as a living area or converted into a living area at any later date; 3. that there shall be no encroachment of any structures, equipment, or appliances into the l0� X 20' required vehicle parking area; and 4. that the project shall meet all the requirements of the Uniform Building and Uniform Fire Codes as amended by the City of Burlingame. �