The URL can be used to link to this page

Home My WebLink About1128 Bernal Avenue - ApplicationCiry of Burtingame � Corrrmunity pevelopment t]eparlment • 5�t Primzose Road • p�85Qj 558-725D • F(£50} 696-3794 � www.buritngame.org �, �.„�;� �`, s �n �r""?, � .0 't� 1`� � Si�,:,' RLtNi3AM6 ACCESSQRY QWELLING UNlT APPL#CATi�h��'��' "�� ,;-�;_�� . � 2G'i9 ,; i �;" � :�i= �+.,�i_l��;t;ME : ,r,';., ,��r � - .,•a�.�. _. Project Address: 1128 BERNAL AVENUE Assessor's Parcei Number: 0z6-182-�80 Size of Property �50'x120'� 6,OOQ SF Zoning: R"� Present Use of Property: SINGLE FAMILY QWELLING i81 Piease indicate the �antact pe�son f�r this project APPtICANT (Ar�hitectlflasigner if appticabiej pro)ect corrtacl person 81 O!c to send olecLtmk copies of documents � Name: � ��- ASSOCiATES Address: 337 BEACH ROAD, SU1TE A GifylStafe/Zip; �URLiNGAME, CA 94Q1Q Phone (650) 697-1370 Fax: PRaP�R7Y aWNER pra}ect cantact Person C3 Ok io ser+d etacironic eopies of documarrts 1� Name: S�Ai KRISHNAN 8� ASHA RAO Address: "� 128 BERNAL AVENUE City/State/Zip: BURt�fNGAME, GA 94fl1t} Phone: Fax: (415) 531-485$/{415) 531-4399 of�ice dealassociates.com �_��i�, sajai�grflupe-rk,com i asha.rao@ymail.r:c�m E-ma��: C�i * Burling�me Business License #: 05i55 PROJECT DESCRIPTIQN: LEGA�IZE EXISTING ACCESSORY �IVING OVEt2 GARAGE INTO A�U AFFADAVITfSiGNATURE: i hereby certify under penalty of �erjury that the infarmatian given hereir� is true arrd correct tQ thH krest of my knawlGdge and he(isf. A , o �$ • � Applicant's signature: ,�,� "' °. :.,�, d :� Qate: � , l know about the proposed appiication and hereby authorize the above appiicant to submit this application to the Communiry Dev pment Department. � -' �� , Property owner's signature: �°'�y Date: 2'` Date submitted: �� C Ve�ficatioR that #he project atchttect/designer has a vatid Burtingame business license wii! be requiced by the Finance Department at the time application fees are paid. PFease mark ona box above with an X#o indicate ihe cantact person for this prvject. S:IHANOOUiSISecond Unfts - fi+ew Cirdinsncei5econd UnrT Applicalion,doo , ., City of Burlingame Planning Division (650) 678-7250 • (650) 696-3790 (fax) Plan Review Comments Project Address: 1128 Bernal Avenue Application: New Accessory Dwelling Unit (ADU) application in an existing, attached structure above garage Date of Review: �� 12.14.21 Lot Area: 6,000 SF (lot measures 50' x 120') APN: 026-182-180 Please address all highlighted items Zoning: R-1, Interior Lot Project History: This project originally submitted for first floor bay window additions B18-0453. The Building permit was denied because of the existing, non-permitted ADU over the garage and because the property was existing, nonconforming for lot coverage and any added lot coverage required a Minor Modification. Next the owner applied for an ADU permit in 2019. Responses to comments were slow and over the next three years the ADU regulations got progressively more flexible. The current response to comments gets the plans to a conditions where they can be approved with one condition of approval to require a full cooking unit on the Building plans (where currently a portable cooktop is proposed). Site description: There is an existing attached structure at the rear, right side of the lot is documented with approximately the same footprint and number of stories in a 1953 Appraisal Report. This structure includes a first floor with a garage at the front and a bonus room (labeled `storage' but has ceiling height, windows, and a wall heater) at the rear. There is a second story that has a 316 SF living unit. The second story is accessible from a set of exterior stairs and landing at the second level. Evidence shows that although there are no records of permits for the accessory dwelling, it appears to have been in place since 1953 and is therefore considered existing, nonconforming. The structure footprint is 601 SF (12'-6" x 43'-8" + 67 SF second story exterior stairs and landing, including the 316 SF garage and 230 SF `storage room'). The structure floor area is 917 SF (601 first floor garage and storage room + 316 SF second story living unit). While considered attached and part of the main dwelling, the structure is built immediately abutting the rear wall of the house, but there is no interior access from the house to structure. As built the attached garage structure is one feet from the right side property line, two feet from the rear property line, and is attached to the wall of the rear right bedroom of the main house. None of these existing setbacks meet current code requirements. Project proposal: There are no changes proposed to the house or the attached garage. The applicant proposes to convert the non-permitted 230 SF living space that is labeled `storage room' at the first floor behind the garage to be part of the ADU. There will be an interior spiral staircase added in this first floor room that leads to the second floor kitchen and bathroom for the ADU. A small second story addition (36.5 SF) is proposed to enclose the staircase on the second level and this addition is permitted by C.S. 25.59.070(c)(2) : An expansion limited to one hundred fifty (150) square feet beyond the physical dimensions of the existing single family dwe/ling or accessory structure is permitted strictly to accommodate ingress and egress to the ADU; this additiona/ square footage sha/l be exempt from lot coverage and floor area ratio requirements. The side and rear setback requirements for the single family dwelling may be reduced to no less than four (4) feet to accommodate an exterior stair and landing that provide required access to the ADU if it is located on the second story; 1. New Second Unit (C.S. 25.59.060) • Proposed new accessory dwelling unit (proposed to be built after 1954) is being converted out of existing living space on the first floor and above the attached garage. No change to proposed location or envelope for the existing structure except for a 36.5 SF second story addition to enclose the staircase that will connect the first and second floors. Minimum Lot Size and Unit Size . , ' City of Burlingame Planning Division (650) 678-7250 • (650) 696-3790 (fax) Plan Review Comments � The proposed project complies with C.S. 25.59.060 — no minimum lot size for an ADU created entirely within and existing (legal) structure. Maximum Unit Size • The proposed project is a two story ADU attached to the main dwelling an converted from existing living space. The ADU consists of 230 SF on the first floor, 316 SF room on the second floor, 67 SF exterior second story stairs and landing covered by a trellis. Total floor area for the unit 649 SF where 850 SF is the maximum allowed for a 1-bedroom unit. 2. Setbacks • No change to the existing, non-conforming setbacks for the main dwelling and attached garage structure at rear setback. 3. Lot Coverage (Code Section 25.28.065) 40% x 6,000 SF = SF inaximum allowed Existing Lot Coverage: 2,467 SF' 41.1% Proposed 2,207 SF 37% Allowed/Required 2,400 SF 40% ' The existing lot coverage is non-conforming; this non-conformity is being eliminated because the ADU is exempt from lot coverage calculations. 4. Floor Area Ratio (Code Section 25.28.070) 32 x 6,000 SF) + 1,100 SF = 3,020 SF inaximum allowed Existing Floor Area Ratio: : 2,710 SF 0.45 FAR F Proposed 2,486 SF 0.41 FAR • Project complies with floor area ratio requirements (calculations attached). Allowed/Required 3,020 SF 0.50 FAR 5. Parking (Code Section 25.70.030) 3 bedrooms existing in the main house- no change, accessory dwelling unit is a one bedroom unit and conversion of existing living space to an ADU does not require any additional parking Existing: 1 covered (10' x 20'), detached + 1 uncovered (9' x 20') Proposed: no change Required: 2 spaces total, 1 of which must be covered: (1 covered space and 1 uncovered space for the main dwelling; per C.S. 25.59.060(g)(2)(4) the proposed unit does not require parking because it is being constructed within an existing living space that is part of the main dwelling — considered part of the main dwelling because garage and ADU are attached wall-to wall with the rest of the house) 6. Landscaping • No new floor area or lot coverage, so there are no landscape requirements. � , . � City of Burlingame Planning Division (650) 678-7250 • (650) 696-3790 (fax) Plan Review Comments 7. Miscellaneous • The proposed portable cooktop does not meet code requirements. In order to qualify as an ADU, the unit must have a permanent cooktop or stove. Please address this comment on the plans submitted for a Building permit. „ _ „ rr: For questions contact Erika Lewit: 408.340.8512; elewit(c�burlingame.org VOL. PFRSONAL PROPERTY s / � � �_ . _ BLOCK - -- . .. -------II ? - �- •- n �. ,. ASSESSED LAND IMPROVEMENTS PERSONAL PROPERT` - ----- _ _ - -- �I � .t- �� VALUE ,,.. � BLOCK r�rrrtr►i�r�` r�crvrc � - �+��.�.�v�� .� v. . ...� ...-... ...r.. �� _��• _ • - � -- ---- ---- --- - I`r CODE No. �--� - APPRAISER %.; � j. DATE APPRAISED �'� � �- =� `-� OCCUPIED U�' C��,Jf; --- - �-- — --= - -�- --- -- -- - _ — ---- - — � _, _. � - r � — ---- . , � . a. ' ,� ,, _ --� LAND VALUE a _ � � . `� � �."� _�.� __ i �— �- '�_ _ _ --_ .�.� � - ------ II "_' Jh=_ � IMPROVEMENTS ;`-'_`�'y! S x i S LOCATION OF IMPROVEMENTS ON PROPERTY , � , � �. , � .. . ----------�-`_-S - _ - - �- �--.. _ _�R�_ __... STORIES � USE. % < - --- -- t- -- - - -- __. . -----. -_._, NO. OF ROOMS , -' s --- EXTERIOR WALL �FINISH F � CONDITION �; � , , - i- ., - � - - - � - -- - - -- .-- - - f--�- - --- ^ --- - -- -- - ---- ROOF r ' - PITCH CONDITION `_ ,�: . . . -- . _ . �: -- � -- �---- - - -- -- - `----- - - -t �-�' --- _�-�_= - - -_ . .. . _.-.� � -- -- 1' -_ FOUNDATION GONCRETE CONSTRUCTION WOOD FRAME T� ------ _-_`-: , �__—. _� ��. .._.-._=�=- --- BASEMENT EXCAVATED �� GRADE LEVEL�- -_ - =-- � - ,-, - _= _ __- _- . _ --- , : _ GARAGE / � X ; � � DOORS __ � � __. ' �.` ��-� . _ � � _". . .�_' _ —� �' _- '.1��.`�—..n '" WALLS 'ROOF� _ FLOOR r � �` < < ,. - - , � ., _ ' - - � : -,: _ _ _ �__=:: — — ..--- - YEAR BUILT NEW GOOD ME�IUM POOR - 'T r -i .-' � f -' _ r _Q_ -. , _ . � _- --- —�_ FUNCTIONAL AND ECONOMIC DEFECTS -- --- - -- - T.. . _._ - OUTBUI�LDtNGS �' ' ' ` '" '' 1 r � �� '�� '. ` � ' - _ _ — ir{ __ •— �1' 'Y ' l �/. ii � � . . ��1 /; • _ / ._.. . .. 1 _ .. �. ,. � - : -- . - -- - '1 ��-- - ----- _.�..�.� "� --- y�-� - l i — � _` __ _ - _ - � ^ �_'�� . � m-� - --- --_'� ---= ' ' � - — LOT SIZE ZONING APPRAISED . ' i�1 s % �-� �� s �-.¢-r'-sfYi- s INTERIOR � �� _' � ; L. t '` TRIM ' CONDtT10N �� PINE I �„ I .. �•: � i FLOORS CONDITION - � � t F . i .. HARDWOOD Y' .�x a < <' .\ : �` �' �-- � a j l �r { ' WALLS CONDITION . f �` - _ t i� �� Ir�I r{ � _. 1 CEILINGS , GONDITION �`,. _ . -. - �' . � �.. ( ,. :� . 1 r� , i � ` NO. ,.- ; = -- -- ` ST BqTHS-No. ' FLOORS � VAWE ESTIMATE-COSTfAPPROACH-EQUALIZING FACTOR� Wq�NSCOTING _,_ .` WALLS /, / � � l_�; %�� i t� ri BUILDING� cosT 4oc000 VALUE � � ` i�� • Sp. FT__� S E I' r ' '� _. _ . I PLUMBING FIXTURES No. � BASEMENT � ` Y J ' � , „ „ „ , SHOWERS , R R d r � � _ ____ - . �_ — �. . GARAG E ,-: �, _ . ,� „ „ ., , ,. ., __ .--„ - - j . , LIGHTING FIXTURES � ., � _.. r. - L WIRING � . - ' . � „ „ „ , HEATING , j;;.- v ,� , � � ` � „ „ „ , WATER HEATER 4--�- -- -_-- - --�---'_~ . - 4 � ` /_� „ „ „ „ ; FIREPLACES • =� . , c i .—_ _. ,, -- - - -- -- --- „ ,,, T BUILT-IN FEATURES r-, � -, ��,,' T' i; � ", +�vTS?' 3'i 7 --- - - -- � ---- -- ._. .._�. `- �+ , �� . � Y �r_'O� r - .'�l�''�.�.. 'f%�%� 1 ��-� �_ ..'_ . _.—.—__"_'__ ' . .. ._. __ _._ y � . � RENTALS TOTAL � � I , p :� �' � _ APPRAISER'S OPINION OF MARKET PRICE � OBTAINABLE FOR PROPERTY S _ ADDITIONS - : B. P. No. ` _ � d DATE.` - __ ! AMOUNT S� �' ` FOR ' � �, ` �� • ' 4 �j 4 �--- �' -- �' - ` - = �C � . `: - — .� v.Jx " � ��F` 2 ,� .,'� � � �' :� �'� —.—�� _---- — -----. ._._..�_�._�, - __---�- REMARKS