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Home My WebLink About1432 Alvarado Avenue - Staff Report'6�.�'�"I ITEM # 4 CITY OF BURLINGAME VARIANCE Variance for Substandard Garage Depth Address: 1432 Alvarado Avenue Meeting Date: 9-11-95 Request: Variance for substandard depth in existing attached covered parking area where 17'-6" is existing and 20'-0" is required at 1432 Alvarado Avenue, zoned R-1. Applicant: Michael Haigler, AIA APN: 027-182-320 Property Owner: Mark and Maureen Grandcolas Lot Dimensions and Area: 47' X 122' = 5734 SF General Plan: Low Density, Single Family Residential Zoning: 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 is requesting a parking variance for substandard depth in an existing garage at 1432 Alvarado Avenue. The property owners are proposing to remodel the existing attic in their house to create a master bedroom suite. The increase in number of bedrooms from two to three, requires one covered parking stall at cunent code dimensions of 10'-0" wide by 20'-0" deep. The existing covered parking space has an interior width of 10'-6" and an interior depth of 17'-6". A minor modification is not applicable because code section 25.55.010 requires that the interior depth of the garage must be a minimum of 18'-0" which is equivalent to a 10% reduction in the normal 20'-0" depth required. This submittal is 6" too short to classify as a minor modification. Front Stbk (lst): (2nd): Side Stbk (L): Side Stbk (R): Rear Stbk (lst): (2nd) : Lot Coverage: FAR: Height: New Dormer Ht: Decl. Ht.: Parking: * PROPOSED EXISTING ............. No change .. � ALLOWED/REQ'D .40 .32 No change in existing ridge. 21'-0" none : complies 17'-6" 17'-6" 20'-0" Meets all other zoning code requirements. * Variance for substandard depth in existing covered garage. Staff comments: The Senior Building Inspector comments in his August 7,1995 memo that he has no comments on the garage, however the manufacturer's data sheet on the spiral stair case and the Engineering calculations for the loads and adequacy of beam changes will both be � VARIANCE 1432 ALVARADO AVE. required at the Building permit stage. The Fire Marshal and the City Engineer had no comments. Findings 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 preservation 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. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should include findings made for the variance requested. Reasons for any action should be clearly stated for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Department and date stamped August 3, 1995, Sheets A.1, A.2, A.3 and A.4; 2. that there shall never be a reduction in the existing interior dimensions of the garage (10'-6" X 17'-6"); 3. that the conditions of the Senior Building Inspector's memo dated August 7, 1995 shall be met prior to the issuance of a building permit; and 4. that the project shall meet all Uniform Building and Uniform Fire Code requirements as amended by the City. Leah Dreger Planner c: Michael Haigler, architect 'r; ` GIT �4� � CITY OF BURLINGAME BURLJNQAMi , � APPLICATION TO THE PLA►NNING COMNIISSION ��......�..•� Type of Application: Special Permit Variance ✓Other ``inor Modification Project Address: 1432 Alvarado Assessor's Parcel Number(s) : �� -13 2- 3 2 0 APPLICANT � Name: ��ichael Haigler, AIA Address: 3 ::� eymour City/State/Zip: =� `�' , cA 9411 _� Phone (w) : 3 4 6- B 912 �h�; 346-£3912 fax: 346-01 � ; ARCHITECT/DESIGNER Name: '-`�i��'r.iac�l ::�.�ic�lc�r, :'�I.'� Address: 3 `� �'Ymour City/State/Zip: `� an F ra nc i s c o, CA 94115 Phone (w): (h): 346-8912 346-£3912. PROPERTY OWNER Nanie: iiark & �Iaureen Grandcolas Address: � •�3? Alvarado City/State/Zip: �urlingame, C�, 94010 Phone (w): 2 54 -4 3 3 0 �h�: 3�4-923� � ,,. r�39-013R Please indicate with an asterisk * the contact person for this application. fax: 3��6-�1 07 PROJECT DESCRIPTION• a.�plication for NSinor Modification Approval to allow & accept e;�isting _qarage dimensions of 11'-0�� wide by 17•-6" deep. AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and conect to t b t o owledge and belief. � �• �-95 Applicant's Signat e Date I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. �_��i (�" ' � u�.: �:" ' � �' �-? 9 S Property wner' Signature Dat� ' � EC C�\/E� ----------------------------------------------FOR OFFICE USE ONLY ----------------------------------V---- Date Filed: ?,>" R 5 Fee: .dL I D�— Planning Commission: Study Date: Action Date: A U G 0 3 1995 ��n' �F BURLINGAME PLANNING DEPT. (� CITY .�� °� BURLINGAME � o �.a ';E�f: 1�32 t'�lvarado Dr. �o� �� a�r��o��a�u� Q��G�DG�DV�C� G�f�f��(��f�� The Planning Commission is required by law to make findings as defined by 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 extraordinary circumstances o� conditions app/icab/e to your property which do not app/y to other properties in this area. The only part of our proposed attic conversion project that is an extraordinary circumstance requiring Planning Commission review & approval is the request that the existing garage depth of 17'-6" be allowed. (A depth of 18'-0" is allowed as a Minor Modification.) The house was built according to the standards & requirements of the time, but the requirements have changed and by present standards, our garage is defined as "too short". Increasing the garage depth would require the unneccessary additional expense of grading and foundation changes due to the existing steep grade of the present driveway. b. Exp/ain why the variance request is necessary foi the preservation and enjoyment of a substantia/ property right and what unreasonab/e property /oss or unnecessary hardship might resu/t from the denia/ of the app/ication. The variance request to allow the existing garage to remain as it is, is necessary for the enjoyment and improvement of our property to allow conversion of the attic into another bedroom for our expanding family. Denial of the variance request would prevent full enjoyment of our property rights. Any requirements to change the garage would be unrelated to the desired project and create an unexpected financial hardship. The existing house has only 2 bedrooms and 1 bath and our family needs 3 bedrooms and 2 baths. 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 health, safety, genera/ we/fare, or convenience. Allowing the garage to remain as is, thereby atlowing us to convert our attic into another bedroom would have no impact on public health, safety, general welfare, or convenience; and would not be detrimental or injurious to property or improvements in the vicinity. � 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 The proposed attic conversion would be done within the confines of our present roof shape and height with the addition of 3 dormers on the south side roof of the house. We would also add a new window on the west eave side facing the street, and new french doors opening onto a new balcony on the east side. We would take the opportunity to replace the existing shingles with new shingles that we believe would add to the cottage character of the house and be an improvement to the neighborhood. i zisz ��.fm, 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 varian�e impracticable or impossible and are also not common to other properties in the area7 For example, is there a creek cuttinfl throuph the property, an exceptional tree specimen, steep terrain, odd lot shape or unusual placement of existin� structures7 How is this property different from others in the neighborhood7 b. Exp/ain why the variance iequest is necessary for the preservation and enjoyment of a substantia/ property 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 neighborhood without the exception7 (i.e., havin� as much on-site parkinp or bedroomsl) Would you be unable to develop the site for the uses allowed without the exception7 Do the requirements of the law place an unreasonable limitation or hardship on the development of the propertyt c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or Injurious to property or improvements in the vicinity o� to pub/ic hea/th, safety, genera/ we/fare, or co�; reni�ncc. How will the proposed structure or use within the structure affect neighboring properties or st�uctures on those properties7 If nei�hboring properties will not be affected, state why. Think about traffic, noise, liphtinq, pavinp, landscaping sunlight/shade, views from neighboring properties, ease of maintenance. Why will the st�ucture o� use within the structure not affect the public's health, safety or peneral welfare7 Public health includes such things as sanitation (garbage►, air quality, discharpes into sewer and stormwater systems, water supply safety, and things which have the potential to affect public health (i.e., underpround storage tanks, storape 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 gatherings, loitering, traffic) or fire services (i.e., storage or use flammable or hazardous materials, or potentially dan�erous activities like welding, woodwork, engine removal). �eneral welfare is a catch-all phrase meaninp community �ood. Is the proposal consistent with the city's policy and goals for conservation and development? Is there a social benefit7 Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent sites)1 Is the proposal accessible to particular segments of the public such as the elderly or handicapped7 d. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character o�' 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 chanfles to the structure are proposed, was the addition desi�ned to match existinp architecture or pattern of development on adjacent properties in the neighborhoodT 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 proposed structure compare to neighborinp structures in terms of mass or bulk7 If there is no chanpe to structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other structures in the neighborhood or area. How will the structure o� use within the structure change the character of the neighborhood7 Think of character as the image or tone established by size, density of development and general pattern of land use. Will there be more traffic or less parking available resulting from this use? If you don't feel the character of the nei�hborhood will change, state why. How will the proposed project be compatible with existing and potential uses in the �eneral vicinity7 Compare your project with existinfl 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. 1�pZv�,frm Mark & Maureen Grandcolas 1432 Alvarado Burtingame, CA 94010 August 3, 1995 Dear Neighbors, Maureen & I are excited about our plans to convert our present attic into a new bedroom with bath and study. We have filed for our building permits and are writing to tell you about the project and ask for your help with something that is unrelated to the project we want to do, but has turned into a planning department requirement. Our existing garage is probably very similar to yours, but because planning department requirements have changed since our houses were built, by present standards, our garage is too short. It is 18 feet long and the present rules require one covered garage that is at least 10 feet wide by 20 feet long. So we have to apply for a Minor Modification variance approval that would allow us to keep our garage as it is. This request for approval as a Minor Modification must be approved before the City can issue a building permit for our attic conversion. Since it is a Minor Modification it can be approved administratively IF there are no objections from our neighbors within 100 feet of the house. So you really don't have to do anything. If the City does not hear from anyone within 7 days of mailing this notice, our request for Minor Modification to keep our garage as is will be approved administratively, and the review of our permit application for the attic conversion will start. The review of our plans for the attic will be subject to all the present zoning, planning, and building department requirements. Let me tell you a little more about the project that we do want to do. Our present attic would be converted into a Master Bedroom suite. The work would be done within the confines of our present roof shape and height with the addition of 3 dormers on the south side roof of the house. We would also add a new window on the west eave side facing the street, and new french doors opening onto a new balcony on the east side. We would take the opportunity to replace the existing shingles with new shingles that we believe would add to the cottage character of the house. If you are interested, please give us a cail and plan to come by to look at the plans. Thanks in advance for your assistance and cooperation in allowing the request for Minor Modification to be approved. If you have any questions, please feel free to give me a call in the evenings at 344-9232. Sincerely, �� *l� ✓��C'a �% Mark, Ma reen, & Em li y �ELEM�f E� A U G 0 3 1995 CITY OF BUi�LINGAME PLANf�IING �EPT. ROUTING FORM DATE: � /�G� TO: ITY ENGINEER CHIEF BIIILDING INSPECTOR FIRE MARSHAL PARRS DIRECTOR � CZTY ATTORNEY FROM: CITY PLANNER/ZONING TECHNICIAN ,., � , ,. SCHEDULED PLANNING COMMISSION ACTION MEETING: REVIEWED BY STAFF IN MEETING ON MONDAY: �� THANKS, / Jane/Sheri/Leah � Date of Comments _ �/'� ��,�/%d� �� , o�/ ��/�� ._ , �,�� r��/i�� fr� �� y � �� /�� ' � �� 2�� /°�� ' - �� o� G� �,�� %� ��;��- ��i� . �� SUBJECT: REQIIEST FOR � � (tiVL(y'1 /VLU� • �6� ��.� /w"�"" i� .. �� _ � ; . . ` ,�` � c L � . p� G 1. a�J � � �� q P . �� - � ' �. ' `�b - � � ._ . - y - y �`�� ' � � � �` � '� � .m cov�,ry ,�+z5 ��+as , ��+� � s �� AL�/AR.Aop BuRL/AIC�I9M� q��l� e. � - :� � ►'�► g t�z 8 � � i �F3b i �Fto ' •' I �j' � ��t32 �� . . . . �. y� _ , _ ,....,. .. � I � � _ 1 � _ � ��^ � w �� ' � � Af �-• �� " � 3 ` ' , '..'� � _ .�' y � . � .a .' �� E3Bw� tT0 � ___ _ �_�..� 1 �-- I ` ' . -, J t i ��{} �t ' f �J�� ' �3 ,� 1 � �, �' : 2'(�. Mo�1T�Ro .. :� .o. ,. � _ �. .� � �.� � : PlJlaw�t� � � , r�p � CITY OF BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 (415) 696-7250 NOTICE OF HEARING The CITY OF BURLINGAME PLANNING COMMISSION announces the following public hearing on MONDAY, SEPTEMBER 11, 1995 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. 1432 ALVARADO AVENUE APN: 027-182-320 APPLICATION FOR A PARRING VARIANCE FOR SUBSTANDARD DEPTH OF GARAGE AT 1432 ALVARADO AVENUE, ZONED R-l. 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. The property owner who receives this notice is responsible for informing their tenants about this notice. Please post this notice in a public place on your property. Thank you MARGARET MONROE CITY PLANNER SEPTEMBER 1, 1995 �� , 9 �.� �_ G .� -o � �., -.�*,y y, 1, y -� .� �,�,� , �7�'�� cP ;ii;---s �� / �� d��T s � ��