HomeMy WebLinkAbout2935 Trousdale Drive - Approval LetterC�.�.e C�z.�� a.� �a�x�Zzx�.��a�.e
CITY HALL-501 PRIMROSE ROAD PLANNING DEPARTMENT
plugucut 2� 1990 BURLINGAME� CALIFORNIA 94010 (415) 342-8625
Dear Property Owner:
The Burlingame Planning Department has received an application for a
first and second story addition to the existing two story residence at
2935 Trousdale Drive. The proposed addition would be located at the
rear and east side of the house, with a portion over the garage. The
proposed addition would increase living area by approximately 705
square feet (SF). On the first floor level, the extension would
increase the area of the dining room, foyer and kitchen (324 square
feet total). A 97.5 SF feet roofed porch area is also proposed at the
first floor level on the west (uphill) side of the house. At the
second floor level, a bathroom addition and a bedroom extension are
proposed (381 SF total). In addition, two decks are proposed at the
second floor level (183.75 SF total).
On March 6, 1989, the City Council passed Ordinance 1388, which
established a public review procedure for second floor additions in
designated hillside areas. The intent of this ordinance is to protect
the distant views which exist from neighboring properties. Any
property owner who has been noticed may request review of the
application by making a written request to the city planner within
seven days after the mailing of this notice.
This letter also serves as public notice of approval of a minor
modification. The minor modification request is for a 7'-0" extension
of the existing 27�-0" east (downhill) wall of the house. The wall
would be extended (at the first floor level only) 7'-0" toward the rear
property line along the existing 5'-0" side setback of the structure.
The proposed side setback would be 5'-0" where 7'-0" is now required.
By the Burlingame Municipal Code definition, this extension of the
existing structure side wall qualifies as a minor modification (CS
25.55.010 (j)). The City Planner has made findings required by Code
Section 25.54.020 and has approved this minor modification. You have
the right to appeal this decision, although you must do so within seven
days of the date on this letter. A copy of the site plan, site
sections, floor plans, and exterior elevations are provided for your
review. If you have any questions regarding the hillside area
construction permit or the minor modification, please call me at 342-
8625.
Sincerely,
� , >.=i � , � � �, /,!% -� ;
�Sheri Saisi
Zoning Technician
2935 TROUSDALE DRIVE
FINDINGS IN ORDER TO GRANT MINOR MODIFICATION
Jose F. Campos, applicant, is requesting approval of a minor
modification to allow a seven foot long extension to a first
floor wall 2'-0" into the required 7�-0" side yard setback (in
other words, to allow a 5�-0" side yard setback where 7�-0" is
required). This minor modification affects a small portion of a
proposed first story addition to an existing two story house.
The City Planner has granted a minor modification based on the
following findings:
CS 25.54.020 - Findings:
(a) There are exceptional or extraordinary circumstances or
or conditions applicable to the property involved that do
not apply generally to property in the same district;
(*) The original two story house was built with a 5'-0" side
yard setback on the east side. The existing wall is 27'-0"
long; the 7�-0" addition would increase the first wall
length by 26� to 34'-0". This increase is insignificant
given the existing 5'-0" setback and the change in grade
between the subject property and the adjacent lot to the
east (site line of adjacent house would not be affected).
(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;
(*) The required 7�-0" side yard setback would create an unusual
offset in the middle of the dining room wall and would
affect the long term maintenance to adjacent landscaping and
possibly the structure.
(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;
(*) This area of the minor modification would not diminish any
distant views. The 2�-0" encroachment will extend for only
7�-0" towards the rear property line, and the total area
allowed through approval of the minor modification would be
14 square feet. The proposed addition will be b�iilt to all
current building and fire code requirements. There is a
significant change in grade between the subject property and
the adjacent property to the east (downhill side). In
addition, the total distance between the structures on the
two properties is approaimately 25 feet. The change in
grade and the distance between structures on the two
properties allow sufficient light, air and clearance in
order to maintain public health, safety, general welfare and
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.
(*) A special effort was made to tie in the addition
architecturally and aesthetically with the existing house.
The area of the minor modification would not be visible from
the public right of way. A portion of the second floor
addition on the west side would be visible from the public
right of way. However, the neither the second floor
addition or the area of the minor modification would affect
the general character of the neighborhood (one and two story
single family residences) for the following reasons: 1)
This residence was originally built as a two story house; 2)
the addition would increase the variety and symmetry of the
existing structure; and 3) the second floor addition visible
from the public right of way would be set back approximately
21�-0" from the face of the garage.