HomeMy WebLinkAbout132 Costa Rica Avenue - Staff Report (3)-� -,
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CITY OF BURLINGAME
VARIANCES
Item # 1
Yariances for Three Existing Substandard Side Setbacks
Address: 132 Costa Rica Avenue
Meeting Date: July 8, 1996
Request: Three side setback variances for existing substandazd setback conditions (C.S.
25.28.072, 3a) caused by a first and second floor addition triggering new construction (C.S.
25.28.065) requirements at 132 Costa Rica Avenue, zoned R-1.
Applicant: Craig and Carol Rossi APN: 028-293-250
Property Owner: Same
Lot Area: 7,495 SF
General Plan: Low Density, Single family residential
Adjacent Development: Single family residential
CEQA Status: Article 19. Categorically Exempt per Section:
15303 - New Construction or Conversion of Small Structures Class 3(a+e), Single-family
residences not in conjunction with the building of two or more such units. In urbanized areas,
up to three single-family residences may be constructed or converted under this exemption.
Accessory (appurtenant) structures including gazages, carports, patios, swimming pools and
fences.
Summary: The property owners are requesting three side setback variances for existing
substandard setback conditions on their property at 132 Costa Rica Avenue, zoned R-1. The
property owners are proposing a 1,135 SF first and second floor addition at the rear of their
house for the expansion of a bedroom and creation of a new family room on the first floor and
a new master bedroom on the second floor. The applicants are also proposing a new 580.5 SF
two car detached garage in the rear right corner of the lot. The addition to the primary dwelling
and the new garage causes the house to be reviewed under the new construction guidelines for
setback, height, lot coverage and parking requirements.
The variance requests aze for three existing substandard side setbacks along the north side
property line. The existing living room is 4'-0" away from the side property line, where 5'-0"
is required based upon the average width of lot of 52.25'; the chimney in the living room is
2'-0" away from the side property line, where a minimum of 4'-0" is required for new
construction and an existing bedroom is 3'-6" away from this side property line, where 5'-0"
is required. The new addition meets current code side setback and declining height envelope
requirements.
Front Stbk (lst):
(2nd):
Side Stbk (L):
Side Stbk (R):
PROPOSED
24'-0"
80'-0"
5'-0" to new
13'-6"
EXISTING
same
none
* 2'-0" to chimney
* 3'-6" to bedroom
* 4'-0" to living rm
same
ALLOWED/REO'D
15'-0" min.
20'-0"
S'-0"
5'-0"
5'-0"
9'-6" min.
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Rear Stbk (lst):
(2nd):
Lot Coverage:
FAR:
Height:
Decl. Ht.:
Parking:
PROPOSED
43'-6"
43'-6"
38.1%
.46
25.41'
complies
2 covered
1 uncovered
EXISTING
49'-6"
none
23 %
.23
single story
1 covered
1 uncovered
132 COSTA RICA AVS
ALLO WED/REO'D
15'-0"
20'-0"
40 %
.52
30'-0"
2 covered
1 uncovered
Meets all other zoning code requirements.
* Three side setback variances for existing substandard setback conditions along the north side
property line. All new work complies with setback requirements.
Staff comments: The Senior Civil Engineer commented in his June 17, 1996 memo that the
second parking space does not appear to be accessible. The garage may need to be moved back.
The Fire Marshal and the Chief Building Official had no comments on this project. Planning
staff would note that the garage back-up aisle has been increased by 8'-0" providing a 21'-0"
back up aisle in front of the garage. Staff has analyzed the maneuvers in and out of the gazage
and has determined that the vehicle from the second stall can enter and exit in three maneuvers
from the garage providing the garage door is relocated 2'-0" toward the right side property line.
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