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HomeMy WebLinkAbout219 Bloomfield Road - Staff ReportSpecial Permits for an Accessory Structure 219 Bloomfield Road Staff Comments: The Chief Building Official reviewed this application and in his June 2, 1997 memo he addressed the following items: 1. No openings aze permitted on the north wa11; 2. The north wall must be of one-hour fire resistive construction; 3. Roof drainage must be collected and directed away from adjacent properties; 4. Skylights must be a minimum of 3'-0" from adjacent property lines; 5: Is this a heated space? (Note gas line serving unit); 6. If space is conditioned, the building must meet cunent state energy standards; and 7 Verify that moisture barrier exists under slab. The Fire Marshall reviewed the plans and indicated in his June 2, 1997 memo that openings (parallel to the property line) are not permitted within 3'-0" of the property line and that walls within the setback minimums to the property line must be a minimum of one-hour construction. The Senior Engineer indicated in his 7une 2, 1997 memo that the roof water must be drained to the street front. Planning staff would note that the applicant has indicated that the Commissioners are welcome to inspect the interior of the proposed multi-purpose room. She will leave the structure unlocked between the hours of 8:00 a.m. and 8:00 p.m. (see attached letter). Revised plans have been submitted (June 27, 1997) which show one window and one skylight eliminated from the plan which were within 10'-0" of the property lines. Also revised was the interior bathroom to show a stall shower rather than a bathtub in the bathroom. Study Questions: The Planning Commission reviewed this application on June 23, 1997 and had questions regarding the accessory structure. There are three fiberglass overhangs on the property. One portion of fiberglass extends between the accessory structure and the attached garage, another portion of fiberglass extends out from the front of the detached garage (accessory structure), and one piece of fiberglass extends out from the front of the attached garage. The applicant proposes to remove the fiberglass portions in front of the accessory structure and remove the fiberglass between the accessory structure and the attached garage (including the support structure for the fiberglass) leaving a 4'-0" clear separation between the accessory structure and the main residence. The antennas noted by the Commission on the roof of the accessory structure were used for ham radio and television reception and are no longer being used. The applicant will remove the antennas at the time the accessory structure is remodeled. The applicant also indicated that the antennas on the main residence and attached garage will also be removed at the same time. The applicant has revised her plans (date stamped 7une 27, 1997) and has removed one skylight and one window which were within 10'-0" of the property lines. There is one window remaining on the revised plans which is associated with the remodeled bathroom which will require a special permit because it is within 10'-0" of the property line. The applicant indicated that she would like to retain this window for ventilation, natural light in the bathroom, and as an emergency exit. The applicant has described in further detail her reasons for retaining this window on page three of her letter dated 7une 27, 1997. There is an existing full bath (stall shower, sink, and toilet) in the existing accessory structure. The applicant would like to retain and remodel the bathroom. The applicant indicated that the use of the structure will be as a multi-purpose room (office, hobby room, home gym, artist studio, or rec room, etc.), and it would be very convenient to have a bathroom in the structure in order to be able to work 3 Spe�ial Pernuts for an Accessory Structure 219 Bloomfield Road without interruption by having to leave the structure to use the bathroom in the main residence. It would also be very convenient to be able to use the bathroom in the accessory structure in inclement weather. The applicant pointed out in her letter dated 7une 27, 1997 that working with tools, or on small engines, or painting/refinishing furniture aze all activities which could occur in the multi-purpose room which could cause the person working in the room to become dirty and need to change clothes or shower. It would be very practical if the person could shower in the "utility type shower" without having to come into the main residence to clean up. The applicant also pointed out in her letter that the bathroom is an existing feature in the accessory structure and that she does not wish to change or enlazge what is there, but would like to be able to alter it to conform to code requirements. Staff would note a special permit for bathroom use and recreational use of this structure are required at this time because there is no record that the conversions of the structure from a garage to a workshop or the addition of the current bathroom were done with city acknowledgment, i.e. building permits, and/or planning approvals, if required at the time. Two sections of fiberglass, one attached to the detached accessory structure and one section located between the attached and detached garage will be removed. The fiberglass patio cover which is affixed to the attached garage will not be removed. 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): (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 welfaze, or convenience; 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 Commiccion Action: The Planning Commission should hold a public hearing. Affirmative action should be made by resolution and should include findings made for the requested special permit. The reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the revised plans submitted to the Planning Department date stamped June 27, 1997, sheet 1(plot and roof plan), sheet 2(floor plan), and sheet 3 (exterior elevations); 2. that the conditions of the Chief Building Official, Fire Marshal, and Senior Engineer's 7une 2, 1997 memos shall be met; and 4 Special Pernuts for an Accessory Structure 219 Bloomfield Road 3 that the 560 SF accessory structure shall be used as a multi-purpose room with a bathroom (shower, sink and toilet) and the accessory structure shall not be expanded without another special permit; any change in use or facilities other than as a multi-purpose room shall require application to the Planning Commission for a special permit; 4 that there shall never be a kitchen azea or cooking unit in the accessory structure; 5 that the accessory structure with full bath sha11 never be used, rented, or converted into a second dwelling unit; and 6. that the project shall meet all the requirements of the California Building and Fire Codes, 1995 edition, as amended by the City of Burlingame. Kristin 7ohnson Planner cc: Lenore Montgomery, applicant/owner 5