HomeMy WebLinkAbout1452 Benito Avenue - Staff ReportPlanninq Commission Minutes - June 13, 1983
12. VARIANCE TO ALLOW A GARAGE ADDITION TO THE SINGLE FAMILY STRUCTURE AT -
' f 1452 BENITO AVENUE, BY RICHARD AND JEANINE TRUDELL
1
CP Monroe reviewed this request to add an attached garage within 3' of the side property
line. Reference staff report dated 6/6/83; Project Application & CEQA Assessment
received 5/17/83; "no objections/no comments" memos from the Fire Marshal (5/24/83)
and City Engineer (5/23/83); May 25, 1983 memo from the Chief Building Inspector;
May 16, 1983 letter from the applicant; aerial photograph; and plans date stamped
May 20, 1983. CP discussed details of the application and code requirements, staff
review, applicant's justification for variance, Planning staff comments. Ms. Monroe
amended her staff report, noting the house is now a three bedroom home and two covered
parking spaces would be required. Therefore, the appTication requires two variances.
One condition was suggested for consideration should the variance be granted.
Discussion: CBI's requirements; possibility of extending the garage to create tandem
parking; possibility of moving the garage farther from the side yard and forward,
using the same dimensions but maintaining the 5' side yard.
The applicant, Richard Trudell, was present. Chm. Graham opened the public hearing.
There were no audience comments and the hearing was closed. Further discussion:
ap�licant advised he was aware of and accepted the conditions in the CBI's 5/25/83
memo; he further advised that creating a tandem garage or moving the garage forward
to create a 5' side yard would result in loss of at least one of the two living room
windows.
C. Schwalm found there were exceptional circumstances in that all lots in this
neighborhood are small with 3' side yards; that the variance was necessary for the
enjoyment of the property rights of the owner; that it would not be detrimental
to other property owners; and would not adversely affect the comprehensive zoning
plan of the city. C. Schwalm then moved for approval of the two variances with the
following condition: (1) that the conditions in the Chief Building Inspector's memo
of May 25, 1983 be met. Second C. Giomi; motion approved unanimously on roll call
vote. Appeal procedures were advised.
P.C. 6/13/83
Item #2
MEMO T0: PLANNING COMMISSION
FROM: CITY PLANNER
SUBJECT: VARIANCE FOR A GARAGE ADDITION TO A SINGLE FAMILY STRUCTURE
WITHIN 3' OF THE PROPERTY LINE AT 1452 BENITO AVENUE
Rick and Jeanine Trudell, the applicants, are requesting a variance to add an
attached garage within 3' of the side property line at 1452 Benito Avenue. Code
Sec. 25.66.050 requires a 5'-0" side yard. The proposed attached garage (12' x 22')
will replace an existing (10' x 16') garage, also attached, toward the rear of
the sloping lot. All other zoning requirements for lot coverage, height and amount
of required parking have been met by the proposal.
City staff have reviewed the request. The Fire Marshal (May 24, 1983 memo) and City
Engineer (May 23, 1983 memo) had no comments. The Chief Building Inspector (May 25,
1983 memo) points out the need for a survey to establish the location of the side
lot line, the need for a one hour wall if the garage cannot be located 3' from the
property line and the need for electrical receptacles in the garage to be G.F.I.
In their letter of May 16, 1983 the applicants point out their reasons for moving
and rebuilding the garage. The current structure is dilapidated and unusable by
a standard automobile. The lot slopes toward the rear and the driveway acts as
a channel causing water to drain through the garage. Bringing the garage to the
front of the lot will improve the appearance of the house and the side yard setback
of the new garage is the same as that of the existing garage. Finally, the new
garage will not affect the zoning plan since it will replace the existing garage.
In order to grant a variance the Commission must make the following findings of fact
(Co:de Sec. 25.54.020):
(a) that there are exceptional or extraordinary circumstances applicable
to the property or class of uses in the district, so that a denial of
the application would result in undue property loss;
(b) that such variance would be necessary for the preservation and
enjoyment of a property right of the owner of the property involved;
(c) that the granting of such variance would not be materially detrimental
to the public health, safety or welfare, or injurious to the property
or improvements of other property owners, or the quiet enjoyment of
such property or improvements; and
(d) that the granting of such variance will not adversely affect the
comprehensive zoning plan of the city.
A surrmary of the facts regarding this application is: the current garage is unusable,
a usable garage is the standard for a single family home in the city; adequate and
usable off-street parking, free of flooding, is necessary for the enjoyment of the
property; continuation of the existing flooding and dilapidated condition of the
garage could result in property loss and detriment to the public health and safety,
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and could possibly be injurious to other improvements on the property. Adequate
off-street parking is a requirement of the zoning code and, therefore, provision
of such is not injurious to the zoning of the city.
The Planning Commission should hold a public hearing on the project before
considering the findings. The following condition should be considered at the
public hearing:
1. that the conditions in the Chief Building Inspector's memo of
May 25, 1983 be met.
�������
Margaret Monroe
City Planner
MM/ s
6/6/83
cc: Richard & Jeanine Trudell
�
PROJECT APPLICATION
�r CEQA ASSESSMENT
Application received ( 5/17/83
Staff review/acceptance (
� CITY �
.�� � � 1452 BENITO AVENUE
BURLINGAME project address
�,�w�p'�� project name - if any
)
)
APPLICANT Rick & Jeanine Trudell 579-1270
name telephone no.
1452 Benito Avenue, Burlingame, CA. 94010 �
applicant s address: street, city, zip code
Rick Trudell (office) 962-8946
contact person, if different telephone no.
2. TYPE OF APPLICATION
Special Perr^ii: ( ) Variance* ( X) Ccn�or�inium Perr:..i �( ) Other
*Attach letter which addresses each of the 4 findings required by Code Chapter 25.54.
3. PROJECT DESCRIPTION VARIANCE to d� � OW constructi on of an attached
one car garage which will maintain a 3'-0" sideyard rather than
5'-0" as required by Code Sec 25 66 050 The proposed qaraae
will replace the existinq one car garage which is attached to
the house toward the rear; the existing garaqe maintains a 3'-0" _
sideya�rd. The new garage will maintain the existing 15'-9" front
setback on this lot. All other zoning requirements for lot
coverage, height and amount of required parkinq have been met bv
(attach letter of explanation if additional space is needed) the proposal .
Ref. code section(s) : ( 25.66.050 ) (
4. PROPERTY IDENTIFICATION Ptn.�OtS
( 027-181-270 ) ( 1 & 2) ( 12 ) ( Burlinghome Subdivision )
APN lot no. block no. subdivision name
( R-1 � � 4,950 �
zoning district land area, square feet
Richard & Jeanine Trudell 1452 Benito Avenue
land owner's name ad es
ur�lingame, CA. 94010
Renuired Date received city zip code
Proof of ownership
(�� (no) ( _ ) Owner's consent to a�olication
5. EXISTING SITE CONDITIONS
Existinq sinqle family dwellinq with attached one car Qaraae .
Required Date received
(yes) �av� ( 5/17/83 ) Site plan showing: property lines; public sidewall;s and
c�rbs; all strt;ctures and improvements;
paved on-site parkino; landscaping.
(yes) �r� ( " ) Floor plans of all buildings showing: gross floor area
by type of us�`on each floor plan.
Building elevations, cross sections (if relevant).
(Y�) ��i � 5/17/83 ) Site cross section(s) (if relevant).
(other) ( " ) _]Attar nf avnl.�anatlgn
*Land use classifications are: residential (show # dwelling units); office use; retail
sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described).
6. PROJECT PP.�POSAL (NEW CONSTRUCTION ONLY)
Proposed construction, Below orade ( — SF) Second floor ( _ SF)
qross floor area First floor ( Z 6 2 SF) Third floor ( — SF)
Pro,ject Cnde
Pronosal RPquirement
Front setback 15 � —9�� 15 �
Side setback — —
Si de yard 3� 5�
Rear yard n. d. 15'
Project Code
Proposal Requirement
Lot coverage 36% 40% max.
Ruildin� height 19'-6" 30' mdX.
Landscaoed area
On-site pkg.spaces j 1
�.��..
•� • _ _
6. PROJECT PROPOSAL (continued)
Full tir�e employees on site
Part tir�e emnloyees on site
Visitors/customers (weekday)
Visitors/customers (Sat.Sun.)
Residents on property
Trin ends to/from site*
Peak hour trip ends*
Trucks/service vehicles
IPl 2 YEARS IP! 5 YEARS
� after after
8-5 5 PM 8-5 5 PM
*Show calculations on reverse side or attach separate sheet.
7. ADJACENT BUSINESSES/LAfJD USES
Racirianti�l uses on all adiacent sites. This use conforms
to the General Plan.
Required Date received
�) (no) ( - )
�.y�5) (no) ( n.a. >
Location plan of adjacent properties.
Other tenants/firms on property:
no. firms ( ) no. employees ( )
floor area occupied ( SF office space)
( SF other)
no. employee vehicles regularly on site ( )
no. comnany vehicles at this location ( )
EXISTING
after
8-5 5 PM
8. FEES Special Permit, all districts $100 () Other application type, fee $ ()
Variance/R-1,R-2 districts $ 40 (X ) Project Assessment $ 25 ()
Variance/other districts $ 75 () Negative Declaration $ 25 ()
Condominium Permit $ 50 () EIR/City & consultant fees $ (
TOTAL FEFS $ 4� . �� RECEI PT N0. 3310 Recei ved by H. Towber
I hereby certify under penalty of perjury that the information given herein is
true and correct to the best of my knowledge and belief.
Signature
can
STAFF U�� OPlLY
NEGATIVE DECLARATION F;,e "°.
The City of Burlingame by on
completed a review of the proposed project and determined that:
( ) It will not have a significant effect on the environment.
( ) No Environmental Impact Report is required.
Reasons for a Conclusion:
19 ,
Cateqorically Exempt: Reference Code
Sec. 15102: Replacement or Reconstruction.
Signa�re of Processing Official
c��, ���� � 3 � 3
-�fitle Date Signed
Unless appealed within 10 days hereof the c��te oosted, the deternination shall be final.
DECLARATION OF POSTIMG Date Posted:
I declare under penalty of perjury that I ar� City Clerk of the City of Burlingame and that
I oosted a true copy of the above Ne�ative Declaration at the City Hall of said City near
the doors to th� Council Chambers.
Executed at Qurlingame, California on
Apoealed: ( )Yes ( )Mo
Date �
, 19
EVELYP� H. HILL, CITY CLERK, CITY OF BURLINGAME
�__. _---. ..
,�..
STAFF REUI EW
1. CIRCULATION OF APPLICATION
Project proposal/plans have been circulated for review by:
date circulated reply receivec
City Engineer ( 5/23/83 ) (yes) (no)
Building Inspector ( " ) (yes) (no)
Fire Marshal ( " ) (yes) (no)
Park Department ( — ) (yes) (no)
City Attorney ( — ) (yes) (no)
2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATIOPI MEASUP,ES
memo attached
(yes) (no)
(yes) (no)
(yes) (no)
(yes) (no)
(yes) (no)
Concerns Mitio,ation Measures
Does the applicant meet the Review applicant's 5/16/83
four legal requirements of letter; make findings.
Code Chap. 25.54?
Do the plans meet all Fire and Request comments from the
Building Code requirements? Fire Marshal and Chief
Building Inspector.
3. CEQA REQUIREP4EPlTS
If a Negative Declaration has not been posted for this project:
Is the project subject to CEQA revie�v? Cateqorically exempt.
IF AN EIR IS REQUIRED:
Initial Study comoleted
Decision to prepare EIR
Notices of preparation mailed
RFP to consultants
Contract awarded
Admin. draft EIR received
Draft EIR acce�ted by staff
Circulation to other agencies
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Stuc�y by P.C.
Review period ends
Public hearing by P.C.
Final EIR received by P.C.
Certification by Council
Decision on project
Notice of Determination
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4. APPLICATIOPJ STATUS Date first received ( 5/17/83
Accepted as complete: no( ) letter to aoplicant advising info. required (
Yes( ) date P.C. study (
Is application ready for a�ublic hearing? (yes) (no) Recommended date (��/j 3/ �-3
r
Date staff reoort mailed t plicant ( GI� 3) Date Commission hearing (�/� 3 f� 3
Application approved ( ) Denied ( ) Appeal to Council (yes) (no)
Date Council hearing ( ) A�olication aporoved ( ) Denied ( )
)
)
)
)
)
)
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�rlr�/!Il (�. � �
signed date
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