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Home My WebLink About1412 Alvarado Avenue - Staff Reportr , � i �. �:�...�� CITY OF BURLINGAME VARIANCE Variance for Three Stories Item ��3 Address: 1412 Alvarado Ave. Meetinq Date: 6/28/93 Request: Variance to the number of stories at the rear of the structure (C.S. 25.28.070). Applicant: Lance Johnson, architect APN: 027-182-280 Property Owner: Mr. and Mrs. Randy Vanden Brink Lot Dimensions and Area: 47.5' X 122' = 5,795 SF General Plan: Low Density, Single Family Residential Zoninq: R-1 Adjacent Development: Single family residential CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing Facilities, Class 1(a), Interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. Summary: The applicant and property owner are requesting a variance to the number of stories because the addition they are proposing creat�;a three story situation at the rear of the structure. The applicant/architect summarizes in his letter of explanation that because of the slope on the lot, the existing layout of the house, the addition of a family room on the existing first floor and master bedroom on the existing second floor, an unavoidable basement area is created with a habitable head height of 7'-6". This height automatically makes this basement area a story and subsequently a three story structure emerges. Front Setback: Side (L)• Side (R): Rear Setback: Lot Coveraqe: Heiqht: Dec. Ht. Env.: Parkinq: PROPOSED 19'-0"± 4'-0" 7'-10�" 45'-0"± 35$ � stories complies 1 covered 1 uncovered EBISTING Same Same 4'-0" Same 27$ 2� stories 1 covered 1 uncovered ALLOWED/REO'D 15'-0" or Avg. 4'-0" 4'-0" 15'-0" 40$ 2� Flrs or 30' whichever is less Meets all other $oninq code requirements. 1 covered 1 uncovered Staff comments: The Fire Marshal commented in his memo dated June 14, 1993 that there needs to be a second exit from the third floor. The Chief Building Official commented in his memo dated June 21, 1993 that a second exit is required from the third floor master bedroom area and must be at a distance of half the diagonal of the area served from the existing stair. The City Engineer had no comments. Planning staff notes in response to concerns expressed by the property owner's architect that the zoning code description on the measurement of height in the R-1 district has changed between 1990 and 1992. The difference in wording is as follows: 1 VARIANCB 1412 Alvarado Ave. 1989: 25.28.070 Height Limitations. No building shall be constructed, altered or maintained in an R-1 district which exceeds two and one half stories or thirty feet in height, whichever is greater, with the following exceptions: ........ 1992: 25.28.070 Height Limitations. No building in an R-1 district shall be constructed or altered which exceeds two and one- half stories or thirty feet in height, whichever is lesser, with the following exceptions: ...... The wording changes have become a topic of discussion in regards to this project along with the fact that the Planning Department hands out a summary sheet at the counter which does not include every word from the zoning code text. The point of the R-1 summary handout is to give quick reference to the major points in the R-1 district regulations which are the most used and most asked about topics. Currently the wording in the summary handout reads as follows: 30'-0" or 2� stories from average top of curb elevation to top of ridge. The point of contention for the applicant is that the summary sheet does not say " whichever is lesser", therefore, he believed he had met the code when he kept the overall height of the structure under 30'-0" even though there were 3 stories involved at the rear of the building. Findinqs for a variance: In order to grant a variance the Planning Commission must find that the following conditions exist on the property (Code Section 25.54.020 a-d): (a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; (b) the granting of the application is necessary for the preserva- tion and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship; (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; (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. Planninq commission Action: The Planning Commission should hold a public hearing. Affirmative action should be taken by resolution. 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 plans submit- ted to the Planning Department and date stamped June 10, 1993, sheets 1 through 8 and N; 2 VARIAAICS 1412 ALVARADO JIVS. 2. that the conditions stated in the Fire Marshal's memo dated June 14, 1993 be met; and 3. that the project shall meet all Uniform Building and Uniform Fire Code requirements as amended by the City. Leah Dreger Zoning Technician cc: Mr. and Mrs. Randy Vanden Brink, property owner Lance Johnson, applicant and architect 3 CITY OO F BURLINGrTA1ME APPLICATION T00 THE PLANNING COO MMISSIOO N T � 1 Type of AQvlication: Special Permit �Variance Other F '` �RLI[�IG�1M� Project Address ��l�Z A� t/'A2q7�D ��..i�, :;,,�;;;a�p;, Assessor's Parcel Number(s) OZ� -� / B 2- ZSn _ �� ,� _l , APPL/CANT Name: ,,�9�C�' <J�'ry�[�s�� Address: S2� i�R��.c� �L-v � City/StateRip: �9N f1/1,47� �'A 9'S��2 Telephone:(workl(c� ��Y,4-� y�l6 (home) �`��5 � ,44'Z- �y�%3 ARCH/TECT/DES/GNER Name: �lc�C� /9 . ��y� S�/� PROPERTY OWNER �' � � � (%,a � A��ip�av K Name: �P s,(�J�S �,�`�DN Address: j�fl2 ��Il�4rE91�f City/State/Zip: �9rt�L/R�G�.GI � � Telephone:(work) ,�'Tl� �323� ��f/S� lhome) ��'74 --d.s'S� ��/ � ' `) ': / � �;�(i (�� e' 3 /' �i//�� ! � /L%�, ^ /ji � , i�.� P/�ase indicate with an asierisk !•1 who the contact verson Address: s2D �� 7�� V Z% - �� for thi� vroiect. City/State/Zip: �� lA-T�� - ��i�Z Telephone (daytime)��f� S �T � /S�y� « ,, PROJECT DESCR/PT/ON: U�4klA,c�C.B" �ofc� 3 5-r��Y �'7� � C�rr�� '� %�i�l'IPI�' LJ �S�t�'S �'�Lf�c�DSf; 7�a�i�'_ D 7�� UofJ�S�'� ��ifCOYI —__ , /�� ('� �'_ /'�/.) %[ S S �� dd � DY'�1 L�P � f/�1 GI Jf , ., SS f d�(/1� S�7�tJd LG' AFF/DA V/T/S/GNA TURE: /'' �`�-7�r t C 7`�� J o I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and bel' f. , `��'3 Applica Signature Date I know about the proposed application, and hereby authorize the above applicant to submit this application. ro �q93 roperty Owner's Signature Date ------------------------------------------OFFICE USE ONLY -------------------------------------• Date Filed: Fee Receipt # Letter(s) to applicant advising application incomplete: Date application accepted as complete: ' P.C. study meeting (date) P.C. public hearing (date) C� - a S�= �� P.C. Action ��/�/� � V� D iti �'��r/��i T� a�/_C ,z�az Appeal to Council? Yes � ' �►�;�.frn, Council meeting date Council Action � CITY ' �� O� 1 BURLJNGAME �.- , CIT`, (i)F EIJF�LIf:��f`.%1E �,.-�,��if�a�.�;E f��i�;�aTi�•�r_s � � . ,.�_ . . ,�� 'r� The Planning Commission is required by law to make findings as defined kly the City's ordinance (Code Section 25.54.020 a-d). Your answers to the following questions will assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. a. Describe the exceptiona/ or extraordina�y circumstances or conditions app/icab/e to your property which do not app/y to other properties in this area. S� �� l , b. Exp/ain why the variance r�quest is necessary for the preservation and enjoyi»ent of a substantia/ property right and what unreasonab/e property /oss or unnecessary hardship might resu/t from the denia/ of the application. c. � Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious to property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or convenience. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character of the existing and potentia/ uses on adjoining properties in the genera/ vicinityT '� � 2�sz ��.tR►, a. Describe the exceptiona/ or extraordinary circumstances or conditions app/icab/e to your property which do not app/y to other properties in this area. Do any conditions exist Qn the site which make other the alternatives to the variance imp�acticable or impossible and are also not common to other properties in the a�ea7 For example, is there a creek cuttinq throuph the p�operty, an exceptional tree specimen, steep terrain, odd lot shape or unusual placement of existinfl structures7 How is this property different from others in the neiphborhood? b. Exp/ain why the variance request is necessary for the preservation and enjoyment of a substantia/ propeity right and what unreasonab/e property /oss or unnecessary hardship might resu/t from the denia/ of the app/ication. - Would you be unable to build a project similar to others in the area or nei�hborhood without the exceptionl (i.e., havin� as much on-site parkin� or bedrooms7) Would you be unable to develop the site for the uses allowed without the exceptionT Do the requirements of the law place an unreasonable limitation or hardship on the development of the propertyJ c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious to property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or con venience. How will the proposed st�ucture or use within the structure affect neiphborinp properties or structures on those properties7 If nei�hboring properties will not be affected, state why. Think about traffic, noise, li�htinp, pavin�, landscapinfl sunli�ht/shade, views from neiflhborin� properties, ease of maintenance. Why will the structure or use within the structure not affect the public's health, safety or peneral welfarel Public health includes such things as sanitation (flarbape), air quality, discharfles into sewer and stormwater systems, water supply safety, and things which have the potential to affect public health (i.e., under�round storage tanks, stora�e of chemicals, situations which encourage the spread of rodents, insects or communicable diseasesl. Public safetv. How will the structure or use within the structure affect police or fire protection? wll alarm systems or sprinklers be installedl Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly �atherings, loiteri�g, traffic) or fire services (i.e., storage or use flammable or hazardous materials, or potentially danperous activities like weldin�, woodwork, en�ine removal). General we/fare is a catch-all phrase meaninp community pood. Is the proposal consistent with the city's policy and goals for conservation and developmentl Is there a social benefit7 Convenience. How would the proposed structure or use affect public convenience (such as access to or parkin� for this site or adjacent sites)l Is the proposal accessible to particular sepments of the public such as the elderly or handicappedl d. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character of the existing and potentia/ uses on adjoining properties in the genera/ vicinityT How does the proposed structure or use compare aesthetically with existin� neighborhood? If it does not affect aesthetics, state why. If chan�es to the structure are proposed, was the addition desipned to match existinp architecture or pattern of development on adjacent properties in the neighborhood7 If use will affect the way a neighborhood/area looks, compare your proposal to other uses in the area and explain why it 'fits". How does the p�oposed structure compare to neiflhborinp structures in terms of mass or bulkl If there is no chanpe to structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other structu�es in the neighborhood or area. How will the structure or use within the sVucture chanpe the character of the nei�hborhoodl Think of character as the image or tone established by size, density of development and peneral pattern of land use. Will there be more traffic or less parkin� available resulting from this usel If you don't feel the character of the nei�hborhood will chanpe, state why. How will the proposed project be compatible with existin� and potential uses in the �eneral vicinity7 Compare your project with existinp uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be consistent with potential uses in the vicinity. ,�z��.+�„ ��'�-�t� ��./�� " - 1 �,� 1993 ., ,,: AD�CRIBE TNE_EXC�PT_IONAI.�R EXTRAORDINARY C1RC�lMSTANCES OR''` �� -�i_rn��,�� CQNQITIQNS APPLI.CA@LE.1Q.Y_OUR PRQP�BIY lAfHlCl�i QQ_1�LQT APPLY TQ QTHE�� _ �- P�QP�BIIE��N THlS AREA. The orientation of fhe exisFing shuch�re to downfrending natural grade creal�es a rear wall plane which is, by necessih�, higher than the 2 I/2 sfory �ode allowan�e. As a result, any convenfional addifion to fhe exisfing 2 floors of living space and which �omplies with all ofher code provisions-de�lining envelope, height, bedroom/parking, and serbacks-results in a�ode una�cephable 3 sfory elevafion. �EXelAla �AIHY IHE._YARIAN_C�REQU�T�51�I��S�ARY_.FQR THE P[ZESERVATIQN AND EN!_QYM�NT OF A��fl�TANTJA�PR�PEQTY RI�HTAN� 1AfNAT �lNREA�Q111AB��PBOPERTY LOSS OR UNNECESSARY HARQSHIP MI�HT RE��lLI FRQM rHE Q�1111A�OF_TH�APPLICATLQIV: Resfructuring the proposed addifion fo accommodafe a 2 I/2 sfory restricrion would resulF in a nonPuncfional Floor plan;(ie: a masFer bedroom adjoining Fhe dining room and kitchen), or in an archiFecfurally inappropriafe shucture(ie: Fhe firsf floor elevafed on posts or pilings). Adjacenf properfies, including fheir addifions, show rear wall planes which, ac�ording fo city definifions, are also 3 stories. L.�XP_lA(1V_ WNY THE PRQP�SED USE AT TH�PR�PQSED_L�CATIQN�ALILL _NQr B� �E?RIMENTA� Q.B1N��lB14�1� IQ�RQP�RrY 4k IMPRQVEI�lEHT51N THE VICINITY OR TO..PUBLIC HEA�TH,SAF�TY_._�tEIUERA� IAI�LFAR�. QR CONVFNIFNfF_ The proposed structure will be built to all extant code requirements and will �omply with all requiremenfs for light, air, and venfilafion. Sfru�Furally enclosing Fhe base of Fhe proposed structure will have no effecf on public healfh, public safel�y, Fhe general welfare, or public convenien�e. D.HQ11V WIL� TH�.PRQPQSEQ PRQIECT_ BE CQMPATIB�E YIl1TH THE AE�T�LEII�, MASS. ��lLICA�IQ�IABACT_EIZQF rH� EXISTING AIVD POTENTIAI U�ES ON ADJQINING PROPERTI��_1N_TH� GEN.ERA��[I�INITY? The proposed structure is consistenF in heighf and mass wirh adjoining properfies. The proposed stru�Fure fully �omplies wiFh exisfing �ode restri�tions for overall heighf, de�lining heighf envelope, setba�ks, and parking. Enclosing Fhe base oF the rear addiFion has no visual or functional impact on adjoining properties or the surrounding neighborhood. The proposed projecf base is sfrucFurally and aesfhetically appropriate both to the subje�t properfy and to surrounding properFies. PLANNING COMMISSION CITY OF BURLINGAME Thursday, June 10, 1993 o�- � ' _ ! ,�� '��ll '�.l De.ri�ner.r f7 Re-Builder.r Re: Application for 3-story variance-1412 Alvarado Ave. ---,,-- ,--,; --�- Z, _�'��Lo� ' , :� ��; ., , ; _ ,;�_ Dear Commissioners; In an effort to create an addition to existing living spaces which comply with limitations for building mass, overall height, setbacks, and parking, and which is consistent with the home's existing architecture, a rear wall plane is produced above the downtrending natural grade which is defined as "3 stories". The owner requests this variance to enable the enclosure of the base of the proposed structure in a manner which is consistent with the existing Tudor structure and compatible with adjoining residences' 3 story rear walls. The base enclosure will have no deleterious impact on surrounding residents or upon the neighborhood. The owners, Mr. and Mrs. Randy Vanden Brink, have presented the proposed design to their neighbors for their consideration and have encountered no objections to the plan or its resulting "3 story" rear wall plane. Tha You for Your Consideration � - , , � �' ,;�i��C .-- / ��, , � �1 Lance A. Jdhnson Applicanfi S20 Aragon Boulevard • San Mateo, California 94402 • (415 j 343-6446 �.: _,�, i:, �,�� : .:.:. � < �. �� .' "!'�f'�?� _ :;� �i1�+ �' �ly�r �'�,� • �v r•t :.' . i�� . �f�yy ._ � },, ;� .�: .�•T � �t. , : , � .. 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'xi. .� ; t �.� 1 ,� ; .�- j � l» ..•i` ...YV.�`.�5.-�. � . , . � ROUTING FORM DATE: - � TO: ,�� CITY ENGINEER CHIEF BIIILDING OFFICIAL FIRE MARSHAL PARRS DIRECTOR CITY ATTORNEY FROM: SUBJECT: AT f �� SCHEDULED PLANNING COMMISSION ACTION MEETING: � REVIEWED BY STAFF IN MEETING ON MONDAY: Ca VL�J I� THANKS, Jane/Sheri/Leah � � � Date of Comments /�fi.' %`.-1,Gs-yss�/�� r v !�'� ij��'� . � / > �Z_� �� , _ �� Li G �%7z"-ys�tLl,/�-,J L/�' � ��-C-��`�� R'�V/�-� �( i � �� %�� C`�� / e� � � �� i , N�- � i -/� ��- f � 3 ,��`-� 9 � �n-'�" d` i%�!�G� � -r��//��i" 0 CITY PLANNER/ZONING TECHNICIAN r. � .- . � \ % REQIIEST FOR 2 0 ROUTING FORM DATE: TO: FROM: SUBJECT: . � CITY ENGINEER CHIEF BIIILDING OFFICIAL �_ FIRE MARSHAL PARRS DIRECTOR CITY ATTORNEY CITY PLANNER/ZONING TECHNICIAN REQIIEST FOR � P/I liI 1�I ,� V Q � � G�/I�[ iJ�. AT 7 SCHEDULED PLANNING COMMISSION ACTION MEETING: � REVIEWED BY STAFF IN MEETING ON MONDAY: C 1�'�J�� I� THANKS, Jane/Sheri/Leah _��`�f �'�' 3 Date of Comments o : �%�vN�N6 � f� '. �� /��-S �- � ��, � n� � F �'''�-s� ��r�� e,� 3 '"� � o� �o w � �� qL, �/� /-1 � •�`� �x. r i , C 1�� Z T� �� s F,�"f' Lf'�.. v�� / � 9 � ��I s5 �,/�, S ��- S � ��,�p� (�� n , ,--�� .� �-.�, « '� � � �[�o�, 1 �.��/ ��-c S�� E Z� �5� S►t�.` Tl�.-�-- T� ,�� D J. (k v�� ,,�, ;1 0�,/ �,�. � , � '�1 rLs , �[�02 C�t (3c, 2� r�..�T � S %�� "°'— 1 "': c j' b , rY�J � /L 1 �f� � c� �c..00 .2 _ � f � �� ROUTING FORM DATE: TO: CITY ENGINEER _�,� CHIEF BIIILDING OFFICIAL FIRE MARSHAL PARRS DIRECTOR CITY ATTORNEY FROM: SUBJECT: CITY PLANNER/ZONING TECHNICIAN REQIIEST FOR AT �L� 2 ��l/' �!/' �—G�a 1�/�-f� SCHEDULED PLANNING COMMISSION ACTION MEETING: REVIEWED BY STAFF IN MEETING ON MONDAY: THANKS, Jane/Sheri/Leah S�GD -► t!' G k( Y— �^ E� v/ ✓� �O �/' D o K- v�"e 3, � S��i �Y'�� n e �i aq��ra� cJ� �S� area ./- / Si�i� � Date of Comments �1^O-h. �l�"CJ' �l00/' �Nqzs�� ,�, � l�sf C�,-��- �� o0'L .S E �✓�c%�✓�+^-� T'� � C�i a'�S �"�� ,7 � �• i ��►�i DATE: - � TO: �_ CITY ENGINEER JC. CHIEF BIIILDING OFFICIAL FIRE MARSHAL PARRS DIRECTOR CITY ATTORNEY FROM: CITY PLANNER/ZONING TECffiJICIAN � I � . , � /_ SUBJECT: REQIIEST FOR � �� AT 2 SCHEDULED PLANNING COMMISSION ACTION MEETING: � REVIEWED BY STAFF IN MEETING ON MONDAY :� 1 �/1/�� THANKS, Jane/Sheri/Leah � �$ Date of Comments � /�'��i �� G'�/�� ;�0 %� �� j�� f�� /�� 3 �� /��!'��' �� i � �� -� �� - � - �z��z �� CITY OF BIIRLINGAME 501 PRIMROSE ROAD BIIRLINGAME� CA 94010 (415) 696-7250 NOTICE OF HEARING The CITY OF HURLINGAME PLANNING COMMISSION announces the following public hearing on Monday, the 28th day of June, 1993, at 7:30 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. A copy of the application and plans may be reviewed prior to the meeting at the Planning Division at 501 Primrose Road, Burlingame, California. 1412 ALVARADO AVE. APN: 027-182-280 APPLICATION FOR A VARIANCE TO NIIMBER OF STORIES AT 1412 ALVARADO, ZONED R-1. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in the notice or in written correspondence delivered to the City at or prior to the public hearing. Please note, when possible, and when multiple family development is involved, this notice shall be posted in a public place on the project site and on neiqhborinq buildinqs with tenants. MARGARET MONROE CITY PLANNER June 18. 1993 RESOLUTION NO. RESOLUTION APPROVING CATEGORICAL EXEMPTION AND VARIANCE RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for a variance to number of stories at 1412 Alvarado Avenue (APN 027-182-280�; (Property owner: RANDY L. & LAURA J VANDENBRINK, 1412 Alvarado Avenue Burlingame CA 94010 ); and WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on June 28, 1993 , at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and a categorical exemption, Sec. 15301 - Existing facilities, Class 1(a), is hereby approved. 2. Said variance is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such variance are as set forth in the minutes and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. CHAIRMAN I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 28th day of June , 1993 , by the following vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: SECRETARY