HomeMy WebLinkAbout12 Vista Lane - Staff Reportvacair�
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PLANNING COMMISSION STAFF REPORT
ADOPTION OF A RESOLUTION MEMORIALIZING THE PLANNING Meeting Date: 10/26/2009
COMMISSION'S OCTOBER 13, 2009 ACTION RECOMMENDING TO CONSENT CALENDAR
THE CITY COUNCIL, APPROVAL OF A VARIANCE FOR LOT Item No: 1
FRONTAGE AND TENTATIVE AND FINAL PARCEL MAP
APPROVAL FOR PROPERTY LOCATED AT 12 VISTA LANE
PLANNING COMMISSION ACTION:
The Planning Commission is asked to consider adoption of the attached resolution memorializing its
October 13, 2009 actions regarding Denham LLC's requests for a Variance from lot frontage
requirements and Tentative and Final Parcel Map approval for property located at 12 Vista Lane.
Please take note that the resolution is drafted as a "recommendation" to the City Council regarding both
actions, rather than a resolution approving the Variance and recommending approval of the Parcel Map.
The applicant's request was for both "Tentative" and "Final" Parcel Map approval. Pursuant to
Burlingame Municipal Code §26.24.060, the Planning Commission's authority with respect to a Final
Parcel Map is to examine it and recommend an action to the City Council. Given that, in this instance,
the design of the Parcel Map is entirely dependent upon consideration of a Variance from minimum lot
frontage standards, it has been determined that both of the applicant's requests should be moved
forward to the City Council for final action; therefore, the Commission's action on both the Parcel Map
and the Variance should actually be in the form of a recommendation. This differs from the position
stated at the October 13t' Planning Commission meeting. The City Attorney will provide a more thorough
explanation of the rationale for this decision at the meeting on the 26tn.
Prepared by:
i
William a er
Community Development Director
Attachments:
Draft Resolution — 12 Vista Lane
October 13, 2009 Planning Commission Minutes — 12 Vista Lane
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
BURLINGAME, RECOMMENDING APPROVAL OF 1) A VARIANCE FROM
SECTION 25.28.050(A)(3) OF THE ZONING ORDINANCE REQUIRING SIXTY
FOOT LOT FRONTAGE IN THE R-1 DISTRICT, AND 2) A TENTATIVE AND
FINAL PARCEL MAP FOR SUBDIVISION OF A PARCEL INTO TWO LOTS,
ON PROPERTY SITUATED WITHIN A SINGLE-FAMILY RESIDENTIAL (R-1)
ZONE LOCATED AT 12 VISTA LANE (PARCEL A, BLOCK 4, BURLINGAME
HILLS NO. 2 SUBDIVISION — APN: 027 093 300)
WHEREAS, on August 10, 2009, Denham LLC, owner of the property located at 12 Vista Lane,
City of Burlingame, County of San Mateo, California; submitted applications for approval of a Variance
from section 25.28.050(a)(3) of the zoning ordinance, requiring a minimum lot frontage of sixty (60) feet
and a Tentative and Final Parcel Map for said property, in order to divide the property, containing a land
area of 21, 212 square feet, into two lots; one lot containing 10,537 square feet and the other lot
containing 10,675 square feet, each lot having a frontage of 55-feet on Vista Lane; and
WHEREAS, the Planning Commission of the City of Burlingame reviewed the requests as a
"study item" at its regularly scheduled meeting of September 28, 2009; and at that time requested
clarifications to the application (as outlined in the approved minutes of the September 28, 2009 Planning
Commission), prior to scheduling the matter for a public hearing and action; and
WHEREAS, on October 13, 2009, the Planning Commission conducted a duly noticed public
hearing to consider the property owner's requests for a Variance, and Tentative and Final Parcel Map
approval; and at that time considered the analysis included in the staff report prepared for the matter, all
oral and written testimony provided during the course of the public hearing and all documents and other
evidence submitted regarding the matter; and
WHEREAS, based upon the analysis included in the staff report, and all oral and written
testimony submitted during the public hearing on the matter, the Planning hereby makes the following
findings regarding the request for a Variance from minimum lot frontage requirements, and for Tentative
and Final Parcel Map approval:
California Environmental Quality Act (CEQA) Finding:
A. Pursuant to Section 15315 of the Guidelines for Implementation of the California
Environmental Quality Act (CEQA); the subdivision of the single parcel of property into two
(2) residential lots within an urbanized area of the City of Burlingame is Categorically
Exempt from further analysis pursuant to CEQA.
Variance Findings:
B. There are exceptional circumstances or extraordinary circumstances, or conditions
applicable to the property involved that do not apply generally to property in the same
district. The subject property is an isolated "finger" of property under the jurisdiction of the
Page 1 of 4
Planning Commission Resolution - Applications for a Variance for Lot Frontage, and for a
Tentative and Final Parcel Map for property located at 12 Vista Lane — October 26, 2009
City of Burlingame that projects into a neighborhood consisting of properties lying within
an unincorporated area of the County of San Mateo. The surrounding properties are
subject to development standards applicable only to properties lying within the
unincorporated County area that are not applicable to the subject property. The Parcel
Map results in lots that are similar in size, shape and orientation to other existing
developed properties lying with the surrounding County jurisdiction. The City's zoning
ordinance requires a minimum lot frontage of 60-feet for lots exceeding 10,000 square
feet; the lots created by the Parcel Map exceed this threshold, and are consistent with
existing development patterns in the vicinity. Additionally, the topography of the property,
with a down slope from Vista Lane rearward, dictates a lot orientation as shown on the
Parcel Map in order to ensure buildable home sites.
C. The granting of the variance 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 total area of the property included in the Parcel Map is 21,212
square feet, and far exceeds the 10,000 square foot minimum lot area required for the
area. The Parcel Map results in the creation of two lots of similar size, shape and
configuration to surrounding properties within an unincorporated area of the County of
San Mateo, and subject to County regulation. Approval of the Parcel Map will provide the
property owner with similar development rights and privileges enjoyed by other properties
in the vicinity.
D. 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. Approval of the Parcel Map will result in lots of similar
size, shape and configuration to other lots within the vicinity that are in the surrounding
area, most of which are under the jurisdiction of the County of San Mateo. The additional
lot will not create significant additional traffic on Vista Lane and the property owner has
indicated his intention to provide a wider paved area along the property to provide an
improved path of travel in front of his properties. Additionally, the City of Burlingame's
Design Review process will provide the opportunity to further evaluate vehicular ingress
and egress on the resultant lots to further minimize any potential impacts upon traffic
circulation in the neighborhood. Finally, the creation of two lots will result in two structures
of less mass and bulk and less impact on neighboring properties.
E. The use of the property will be compatible with the aesthetics, mass, bulk and character of
existing and potential uses of properties within the general vicinity. Approval of the Parcel
Map results in two (2) lots that are similar in size, shape and configuration to other
developed lots within the vicinity, most of which are under the jurisdiction of the County of
San Mateo and subject to less rigorous development standards. Development of the two
(2) lots will result in a lesser structural mass upon the subject property since each lot will
be developed independently with two free-standing structures subject to development
standards applicable to each of the two (2) lots. Additionally, development of the lots will
Page 2 of 4
Planning Commission Resolution - Applications for a Variance for Lot Frontage, and for a
Tentative and Final Parcel Map for property located at 12 Vista Lane — October 26, 2009
require Design Review approval by the City of Burlingame, prior to site development; this
process will ensure that any potential impacts upon adjacent development can be
minimized to the extent feasible.
Parcel Map Findings:
F. The Parcel Map was reviewed and recommended for approval by the City Engineer,
based upon a memorandum prepared by the Public Works Department, dated September
10, 2009.
G. The Parcel Map results in a lot configuration of each lot that is consistent with the existing
pattern of lots within the surrounding neighborhood in which the property is situated.
H. Approval of the Parcel Map will not create impediments to public safety access within the
neighborhood in which the property is situated; the Parcel Map will result in the creation of
one additional home site within an established residential neighborhood.
Approval of development upon the lots created through approval of the Parcel Map must
be reviewed separately through the City of Burlingame's Design Review process; an
evaluation of development impacts, including site preparation, grading, drainage, utilities,
and architectural compatibility will occur as part of that discretionary process.
J. The property is not subject to creek lot requirements set forth in Burlingame Municipal
Code Section 26.08.075.
K. The lots created by the Parcel Map are consistent with the policies of the Burlingame
General Plan and implementing zoning regulations, which set forth policies and standards
for the single-family development that will be permitted to occur upon the two lots.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Burlingame
that it recommends to the City Council, approval of: 1) a Variance from Section 25.28.050(a)(3) of the
Zoning Ordinance requiring sixty (60) foot lot frontage in the R-1 District, and 2) a Tentative and Final
Parcel Map for subdivision of a parcel into two lots, on property situated within a Single -Family
Residential (R-1) zone located at 12 Vista Lane (Parcel A, Block 4, Burlingame Hills No. 2 Subdivision —
APN: 027 093 300), subject to the following conditions:
1. that the Vesting Tentative and Final Parcel Map shall be recorded at the San Mateo
County Recorder's Office, and a copy of the recorded document shall be submitted to the
Department of Public Works; and
2. that the conditions of the city Engineer's September 10, 2009 memo and the City
Arborist's September 3, 2009 memo shall be met.
Page 3 of 4
Planning Commission Resolution - Applications for a Variance for Lot Frontage, and for a
Tentative and Final Parcel Map for property located at 12 Vista Lane — October 26, 2009
IT IS FURTHER RESOLVED that a certified copy of this resolution shall be recorded in the official
records of the County of San Mateo.
Adopted this 26`h day of October, 2009 by the following vote:
AYES. -
NOES:
ABSTENTIONS:
For the Burlingame Planning Commission:
Richard Terrones, Chair
Sandra Yie, Secretary
Page 4 of 4