HomeMy WebLinkAbout125 Costa Rica Avenue - Staff Report� ��
CITY OF B URLINGAME
SPECIAL PERMITS
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Special Permits for Gross Square Footage, Height, and Half Bath
Item ��7
Address: 125 Costa Rica Avenue
Meeting Date: 5/10/93
Request: Three Special Permits for the construction of a detached
garage at 125 Costa Rica Avenue. The special permits are as
follows:
A) Special permit for 792 SF garage, 562 SF on the first floor
and 230 SF in the attic area, where the maximum allowable
square footage is 500 SF (C.S. 25.60.010, b).
B) Special Permit for a 16'-6" height where 14'-0" is the
maximum allowable (C.S. 25.60.010, h).
C) Special Permit for proposed half bath in accessory
structure (C.S. 25.60.010, j).
Applicant: Michael and Andrea Spiilane APN: 028-316-070
Property Owner: Michael and Andrea Spillane
Lot Dimensions and Area: 7,756 SF
General P1an:Low Density, Single Family Residential Zoninq: R-1
Adjacent Development: Single Family Residential
CEQA Status: Article 19. Categorically Exempt per Section:
15303 - New Construction or Conversion of Small Structures Class 3
(e), Accessory (appurtenant) structures including garages,
carports, patios, swimming pools and fences.
Summary: The applicants are proposing to construct a 792 SF
detached garage (560 SF on the first floor and 230 SF in the attic
area) since there is presently no garage on site. Because of their
intention to expand the first floor of the main dwelling, add a
second floor and install a swimming pool, the applicants would like
to construct a garage which will be able to accommodate two cars,
the mechanical swimming pool equipment and a half bath for changing
purposes. The proposal for the new garage includes 230 SF of
storage in an attic area which has made the overall height of the
garage 16'-6" where 14'-0" is the maximum allowable by code.
Presently 230 SF is 15% of the total existing first floor area
(1,525 SF) of the existing house. Once the addition is completed
(199.5 SF on the first floor and 1,355.24 SF on the second floor)
the 230 SF of second floor storage/attic space in the garage will
be 7� of the floor area (3,080 SF) of the entire house.
(House)
Front Setback:
Side Setback:
Rear Setback:
Lot Coverage:
Height:
Decl. Height:
PROPOSED
not effected
not effected
32'-6"
32%
26'-7" +/-
complies
EXISTING
28'-0"
3'-0'�, 9'-0"
39'-5"
19%
16'-10" +/-
N/A
Parking,5 beds: 2 covered none
1 uncovered none
ALLOWED/REO'D
15'-0"
4'-0"
15'-0"
40�
30' or 2 i flrs.
2 covered
1 uncovered
1
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SPECIAL PERXITS
(Garaqe) PROPOSED EXISTING
Front Setback: N/A none
Side/Rear Stbk: to prop.line none
125 COSTA RICA AVS.
ALLOWED/REQ'D
N/A
side/rear prop.line
Gross SF: * 792 SF none 500 SF
Heiqht: * 16'-6" N/A 14'-0"
Plumbinq: * half bath none plumbing w/Spec.Permit
Storaqe: 230.5 SF (7�) none 307.9 SF (10$)
* Special permits required for gross square footage, height and
half bath.
Meets all other zoninq code requirements.
3taff Comments: City Engineer made the following comments in his
memo dated April 12, 1993, that the garage is never to be used as
a second living unit and that the linen closet in the garage shall
never be allowed to become a shower. The Fire Marshal commented in
his memo dated April 12, 1993, that all walls within 3'-0" of
property line shall be of one hour construction with no openings.
The Building Official had no comments.
Study Meetinq:
At their April 26, 1993 Planning Commission Meeting the
Commissioners had several questions in regards to this application
(see Planning Commission minutes April 26, 1993). The backup space
from both stalls is 24'-0" which meets code requirements for 90
degree parking.
The 230 SF of attic storage was calculated by taking only those
portions of the attic space that had a head height of 5'-0" or
greater. Sheet 2 of the plans delineates this area on the attic
floor plan. The highest head height in the attic is 6'-5" and does
not constitute habitable area.
NOTE: The architect was unable to get his responses in on time for
this packet. The answers, if received, will be included after
packet preparation.
The existing non-conforming structure on the rear property line at
124 Occidental is mentioned in the staff report for two reasons.
First, the photographs included in the packet exhibit this
structure spanning the length of the adjacent rear property line.
Second, at staff level there was a question as to how such a large
structure came to exist. The information in the study packet noted
that in the past the strucutre was built without permits. Issues
have been resolved and there have been no complaints since 1973.
The existing single story dwelling has an FAR of .19. The new FAR,
based on this proposal, is .50 which is a 31� increase. The gross
floor area of the primary structure will be increased by 101�.
Required Findinqs 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 PERMITS
125 COSTA RICA AVE.
(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
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.
Planninq Commission Action:
The Planning Commission should hold a public hearing. Affirmative
action should be taken by resolution. The reasons for any action
should be clearly stated. At the public hearing the following
condition should be considered:
Conditions:
1. that the project shall be built as shown on the pl'ans
submitted to the Planning Department and date stamped, April
16, 1992, Sheet 1, 2, Building Elevations, Demolition Plan,
New First Floor Plan and New Second Floor Plan;
2. that the conditions of the Fire Marshal set forth in his memo
dated April 12, 1993 shall be met;
3. that the attic storage area shall never be used for living
purposes or converted into a living area at any later date;
4. that the height of the garage roof ridge shall not be greater
than 16'-6" from grade;
5. that there shall be no encroachment of any structures,
equipment or appliances into the 20' X 20' required vehicle
parking area; and
6. that the project shall meet all the requirements of the
Uniform Building and Uniform Fire Codes as amended by the City
of Burlingame.
Leah Dreger
Zoning Technician
cc: Michael and Andrea Spillane, property owners
Michael Gaul, architect
3
CITY OO F BURLINGAME
AFPLICATIOO N TOO THE PLANNING COMMISSIOO N
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Type of Aoolication: �Special Permit _Variance _Other
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Project Address � �� � � � � � � - � - � � ° �" n�,^� ; ��=..
%� Assessor's Parcel Number(s
APPL/CANT
Name: (''i i���+y-r � -" -- �
Address: �% :� �
City/State2ip:
Telephone:(work)
(home)
ARCH/TECT/DES/GNER
Name: � AU �- �
Address:
(homel
R'ease indicate with an asterisk !"I who the contact verson
� fo� this vroiect.
City/State/Zip: !
Telephone (daytime):
PROJECT DESCR/PT/ON: �
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. � �_.
�� L, , � ^! - _7 �
i
pplicant' Sig ature Date
I know about the proposed a lication, and reby authorize the above applicant to submit this
application. j� '� �_ -,
� _ �,, �
r perty Owne 's S nature Date
---------------------------OFFICE USE ONLY
Date Filed:
Fee
�
Receipt #
Letterls) to applicant advising application incomplete:
Date application accepted as complete:
P.C. study meeting (date► f�-- v'c` - ��' _� P.C. public hearing (date) � - ,� ' - `I �'
P.C. Action qPPi�D i1��(' ��' '"r�,�� /.1i ; l%�,�f-.S
,z�ss Appeal to Council? Yes No
projapp.frm Council meeting date Council Action
PROPERTY OWNER
Name:
Address: �
City/State2ip: `
Telephone:(work) _
r�, C I.T Y Of
BURLINGAME `_'��� O� �vuu��u�V� "O`"���
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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 following questions will 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.
1. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or. injurious
to property oi imp�ovemenis in the vicinity or to public hea/th, safety, genera/ we/fare, or
convenience.
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2. How wi// the p�oposed use be /ocated and conducted in accordance witf� the Bur/ingame
Genera/ P/an and Zoning OrdinanceT
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Co r�i,J u ti G"T f o r.t tN �T�I p�p�aSE.,�: j�po� .
3. How wi// the proposed project be compatib/e with the aesthetics, mass, bulk and character
of the existing and potentia/ uses on adjoining properties in the genera/ vicinityT
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1. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious fo
property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ welfare, or
convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those
propertiesl tf neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving,
landscaping sunlight/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 general welfarel
Public health includes such things as sanitation (parbagel, air quality, discharges into sewer and stormwater systems,
water supply safety, and things which have the potential to affect public health (i.e., underground storage tanks,
storafle of chemicals, situations which encourape the spread of rodents, insects or communicable diseasesl.
Pub/ic safetv. How will the structure or use within the structure affect police or fire protectionl 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 gatherings, loitering, trafficl or fire services (i.e., storage or use 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 developmentl Is there a social benefitl
Convenience. How would the proposed structure or use affect public convenience (such as access to or parking tor
this site or adjacent sites)7 Is the proposal accessible to particular segments of the public such as the elderly or
handicappedl
2. How wi// the proposed use be /ocated and conducted in accordance with the Bur/ingame General
Plan and Zoning OrdinanceT
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 tF►is proposal would 'fit" accordingly.
3. Ho w wi!/ the proposed project be compatib/e with the aesthetics, mass, bu/k and character of the
existing neighboihood and potentia/ uses on adjoining properties in the genera/ vicinityl
How does the proposed structure or use compare aesthetically with existing neighborhoodl If it does not affect
aesthetics, state why. If changes to the structure are proposed, was the addition designed to match existinp
architecture, pattern of development on adjacent properties in the neighborhoodl 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 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 neighborhood7 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 usel If you don't feel the character of the neighborhood will change,
state why.
How will the proposed projeci be compatible with existing and potential uses in the general vicinityl 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.
12/92
�p.trm
MICHAEL & ANDREA SPILLANE
125 COSTA RICA AVENUE
BURLINGAME, CA 94010
(415) 343-5062
April 6, 1993
City of Burlingame
Planning Commission
Dear Planning Commission:
REc�r�ED
�PR g -1993
�� NNfNg���ME
We are submitting plans for a two car garage with attic and
half-bath today. There currently is no Qarage on this property.
We recently purchased 125 Costa Rica with the intention of adding
three our four additional bedrooms to the existing house, a garage
and a pool.
We feel that we need a two car Qarage to park our cars and to
house the pool equipment. The attic space will be used for storage
of pool furniture, etc. The half-bath we felt would be very
convenient for use with the pool. We have young children and
thought access to a garage with a half-bath made much more sense
then the children coming through a newly remodeled house.
Thank you for taking our plans into consideration.
Very truly yours,
i
��uiL�Lv�t,� �� .''}'��Lil`
Mi��I �,� �
a� l���i�ll �i>e��'
Andrea Spillane
Pierre F. Bouquet
124 Occidental Avenue, Burlingame, Califarnia 94010, Telephone: (415) 343-1440
P
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April 5, 1993 ����� �=�'{����`�`r;��
Planning Commission
City of Burlingame
�'�i`r C:^ _:�'.� "',�i:-"=
Re : 125 Costa Rica Avenue �"�`-1`�:;='i;�.�,-. �_,__, ��
Burlingame
Appicants:
Andrea & Michael Spillane
Dear Planning Commission;
As the homeowner and occupant of the residence
directly behind the above propert�l, I am writing
this letter to record that I approve of the plans
that Michael and Andrea Spillane are su�nitting for
the construction of a two car garage on their
property at 12� Costa Rica Avenue.
The planned garage will not obstruct or
effect any view that I have since I have an existing
structure that backs up to their property.
The Spillane's have given me the opportunity
to review and discuss the plans they are submitting
and I am in favor to their request to obtain a
special permit for the construction of their
planned garage.
�' Very ru�y uour ,
, L�/lii � �'LGf • .r ,_�_,_
ierre F, quet�`
�� �"�IVED
March 31, 1993 `� `- � 5` 1993
t„ n, � i
Ni r;�.:��.;'URi,� u.4?.q,�
City of Burlingame
Planning Commission
Re: 125 Costa Rica Avenue
Applicants: Andrea & Michael Spillane
Dear Planning Commission:
As the adjacent neighbor and homeowner to the above property,
I am aware of the plans that Michael and Andrea Spillane have
submitted for a two car garage on their property. They have given
me the opportunity to review the plans they are submitting. I am
in favor of their request to obtain a special permit for the
garage.
As you can see from the pictures they have submitted with
their plans, I also have a large garage structure directly adjacent
to their proposed structure. I feel that their proposed garage is
in keeping with the architecture of the main house and in good
taste.
/�i�
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9�0 �o
_ Sincerely,
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ROUTING FORM
DATE: � � � � ���
TO: CITY ENGINEER
� CHIEF BIIILDING OFFICIAL
FIRE MARSHAL
PARRS DIRECTOR
CITY ATTORNEY
SCHEDULED PLANNING COMMISSION _"__^'�-^'••: -:`_EETING• y� � { ��,^
REVIEWED BY STAFF IN MEETING ON MONDAY: � %' ` � "', ,�� � � "?
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THANRS�
Jane/Sheri/Leah Date of Comments
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FROM: CITY PLANNER/ZONING TECHNICIAN
SUBJECT: REQUEST FOR _�� $ � r, , ��� j �r%�'( %j� � ; -��Y
ROUTING FORM
DATE:
T0:
FROM:
SUBJECT:
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CITY ENGINEER
CHIEF BUILDING OFFICIAL
FIRE MARSHAL
PARRS DIRECTOR
CZTY ATTORNEY
CITY PLANNER/ZONING TECHNICIAN
REQUEST FOR �� �''�=�i`
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SCHEDULED PLANNING COMMISSION ACTION MEETING: �, �
REVIEWED BY STAFF IN MEETING ON MONDAY: �
THANKS,
Jane/Sheri/Leah � ( Date of Comments
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ROUTING FORM
DATE : � � ` � - r �
TO: CITY ENGINEER
• CHIEF BUILDING OFFICIAL
FIRE MARSHAL
PARRB DIRECTOR
CITY ATTORNEY
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CITY OF BIIRLINGAME
501 PRIMROSE ROAD
BIIRLINGAME, CA 94010
(415) 696-7250
NOTICE OF HEARING
The CITY OF BURLINGAME PLANNING COI�iI88ION announces the
following public hearing on Monday, the lOth day of Mav, 1993, 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.
125 COSTA RICA AVENIIE
APNS 028-316-070
APPLICATION FOR THREE SPECIAL PERMITS FOR A DETACHED
GARAGE AT 125 COSTA RICA 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 development is
involved, this notice shall be posted in a public place on the
project site and on neighborinq buildinqs with tenants.
MARGARET MONROE
CITY PLANNER
Anril 30, 1993
RESOLUTION NO.
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND SPECIAL 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 three special permits for construction of a detached
garage at 125 Costa Rica Avenue (APN 028-316-070); �property owner:
Michael & Andrea Spillane, 125 Costa Rica Avenue Burlingame CA 94010 );
and
WHEREAS, said matters were heard by the Planning Commission of the
City of Burlingame on Mav 10, 1993 , 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 a
categorical exemption, Section 15303 - New construction or conversion of
small structures, Class 3(e), is hereby approved.
2. Said special permits are approved, subject to the conditions
set forth in E�ibit "A" attached hereto. Findings for such special
permits are as set forth in the 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 lOth day of May ,
1993 , by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY