HomeMy WebLinkAbout1445 Alvarado Avenue - Staff Report( /, 7 ����,��� -
P.C. 7-27-�92 - -
CITY OF BURLINGAME Item #9
HILLSIDE AREA CONSTR UCTION PERMIT and
VARIANCES TO HEIGHT, STORIES, AND DECLINING
HEIGHT ENVELOPE
Additions or Modifzcations to Structures in the Hillside Area and Variances
to Height, Stories and Declining Height Envelope
Address: 1445 Alvarado Avenue Meetinq Date: 7/27/92
Request: Hillside Area Construction Permit (C.S. 25.61.020),
Variance to Height, Stories and Declining Height Envelope to extend
a third floor bedroom of an existing two to three story, single
family residence.
Applicant: Karen Burks, applicant and Fred and Christian Bauer,
property owners
Assessor's Parcel: 027-103-060
Lot Dimensions and Area: .273 Acres MOL
General Plan: Low Density Residential Zoninq: R-1
Adjacent Development: Single Family Residential
CEQA Status: Exempt; Sec. 15301 Class 1(e)
Summary: The existing house has six bedrooms (including family
room), and three baths (4,458 SF). The project is to extend the
third floor master bedroom by 5'-4" in depth and 14'-0" in width
(75 SF) to create a total 4,533 SF house with attached first floor
garage. The proposed addition will have a 36'-6" height to match
the existing roof line. A variance to height will be required for
36'-6" where the code allows a maximum of 30'-0" (C.S. 25.28.070).
The new addition will extend the existing third floor where the
code requires a 22 story maximum (C.S. 25.28.070). Also the new
addition will intrude into the declining height envelope 10.67 SF
requiring a variance to the declining height envelope
(C.S.25.28.075). All other zoning code requirements have been met.
Front Setback:
Side Setback:
(north side)
Rear Setback:
Lot Coveraqe:
Buildinq Heiqht:
Chanqe in Footprint:
Parkinq:
PROPOSED
39'
7'—On
no change
25.8%
* 36'-6"
3,064 SF
2 covered
2 uncovered
ERISTING
35'
4'-6"
11'
25.8%
36'-6"
3,064 SF
2 covered
2 uncovered
REOIIIRED
15' or Avg.
7'-0"
15'-0"
40� max.
0
0 SF
2 covered
1 uncovered
CITY OF B URLINGAME
HILLSIDE AREA CONSTR UCTION PERMIT and VARIANCES TO HEIGHT,
STORIES, and DECLIIVING HEIGHT ENVELOPE
Paqe Two
(continued) PROPOSED
Number of Stories: * 3
Declininq 8eiqht Envelope: * 10.67 SF
ESISTING
3
122 SF
RE4UIRED
2'�
0 SF
* Variances to height, stories and declining height envelope
required for the master bedroom addition.
Study Meetinq Questions: At the July 13, 1992 Planning Commission
study meeting the commission asked about the need for a declining
height envelope. The applicant has provided sketches, SK1 and SK2,
of the declining height envelope in their July 17, 1992 letter.
The declining height envelope ordinance applies to any new
construction since 1988 when the ordinance was passed. The
proposed addition encroaches 2'-0" in width into the envelope for
a length of 5'-4" for a total of 10.67 SF (2 X 5.33 = 10.67 SF) .
The existing nonconforming second floor encroaches into the
envelope by 122 SF.
The applicant indicates the new addition will enclose a deck with
leaks that has damaged the house and garage below. To avoid
further complications of an exterior deck, the property owners are
proposing to enclose the 75 SF space. The new addition is the same
height as the existing house which was built prior to the current
30' maximum height requirements.
The second floor has 2,596 SF as indicated in the architects July
17, 1992 letter. This area will not change as a result of this
addition. The existing third floor has 1,117 SF, 75 SF will be
added with the new addition for a total of 1,192 SF. Planning
staff used freehand sketches from Sheet A1, to calculate the square
foot totals for the building. The above figures provided by the
architect reflect a more accurate representation of the interior of
the building.
A neighbor at 1447 Alvarado Avenue has submitted a letter of July
17, 1992 in favor of the application.
Required Findinqs for Hillside Area Construction Permit: Review of
a hillside area construction permit by the Planning Commission
shall be based upon obstruction by construction of the existing
distant views of nearby properties. Emphasis shall be given to the
obstruction of distant views from habitable areas within a dwelling
unit (Code Sec. 25.61.060).
Requirea Findinqs for 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;
CITY OF B URLINGAME
HILLSIDE AREA CONSTR UCT70N PERMIT and VARIANCES TO HEIGHT,
STORIES, and DECLINING HEIGHT ENVELOPE
Paqe ThrQa
Required Findinqs for Variance: (continued)
(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.
The reasons for any action should be clearly stated. At the public
hearing the following condition should be considered:
Conditions:
1. that the addition as built shall conform to the plans
submitted to the Planning Department and date stamped June 11,
1992 Sheets A1, A2, and A3 and July 17, 1992 Sketch 1 and
Sketch 2 for the Declining Height Envelope;
2. that the finish material used on both the flat and sloping
portions of the roof shall be nonreflective as approved by the
Chief Building Inspector and City Planner;
3. that the highest point on the new roof of the remodeled house
shall not exceed 36'-6" from the existing grade and that the
framing shall be surveyed to confirm this elevation and the
survey accepted by the City Engineer before the final framing
inspection is called for and the roofing material is attached;
and
4. that the project shall meet all the requirements of the
Uniform Building and Uniform Fire Codes as amended by the City
of Burlingame.
Jane Gomery
Planner
cc: Karen Burks, applicant
Fred and Christian Bauer, property owners
CITY OF BURLINGAME
APPLICATION TO THE PLANNING COMMISSION
R�ANNiN� �������N�
CITY HALL - 501 PRIMROSE ROAC
BURLINGAME, CALIFORNIA 94010
Type of Application• -
Special Permit �Variance Other �� f '�l'� �,,, �`-� � ;`t � Ci° j�j , �`' j'/FV" ?.
Project Address ��'�'�j �1/'G�Y�'l�ilt7 �'(IiP�• F�u%�I�ri�V1t°� , "�
Assessor's Parcel Number(s)
APPL I CAN`r
-n " Name : �'�C�%i �i1 � l � l fP(IiC{r1 J
� Z7 ! C' 30 (00
PROPERTY OWNER
Name : '�(�',� f �Vj $�01(� �L��
Address: ��' ��(Y��I�G� �". Address: 1�45 �IVa�acl,o �l�i•
City/State/Zip �YkG1�`r' v7 �47ID City/State/Zip �1.(r�l(iOY�'V1�P�, (�}}�s���p
Telephone :( Work ) 6(D Ej24-� q-Q,G'j!'j Telephone ( Work )�'�5 ��p �•!0 52•�
( xome )51h 5?.6 � D35�
ARCHITECT/DESIGNER
,
Name : �l�i�Ch ��DI�Y101 �1�C.h�l �!/�
Address : ��� �Yi��I�Qi �I �
�s� � � G4 �I 4� b
Telephone (daytime): r✓'
PROJECT DESCRIPTION
di,�rt,l,Uno�, srx��h'�Allu� :
AFFIDAVIT/SIGNATURE:
( xome ) �l�j' •��j' �
� 52� � A�265
olrl 4 1 �YG me9'd� -b
� � -%mi lv� v�vv� ►�noVG
Yv� Atck -h� c�id a,tpYb
�
. ? 5 .� -ta � �cl'ah'i10� m • l�!(2�r+�
I hereby certify under penalty of perjury that the information given
herein is tYue and correct to �r� best of my knovrledge and belief.
�'J�('�U1 '��!N'v{%� i � � °I r�--
Applicant's Signature Date
I know about the proposed application, and hereby authorize the
above applicant to submit this application.
,,
i � �r. � (. � / �r� � �
Property 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 )�- �'- y'' P. C. publ ic hearing ( date ) 7- .2 7— 9�--_
P.C. Action ��/'/� � U�� W/ ��� �r//J� T/o �r/--S'
Appeal to Council? Yes No�'^j
Council meeting date Council Action
Please indicate with an
asterisk (*) who is the
contact person for this
proiect.
� • S'�rU1 ol'1P�
CITY OF BURLINGAME
SUPPLEMENTAL TO APPLICATION TO THE PLANNING COMMISSION FOR
VARIANCE APPLIGATIONS
In order to approve an application for a variance, the Planning
Commission is required to make findings (Code Section 25.54.020
a-d). Please answer the following questions as they apply to
your property and application request to show how the findings
can be made. A letter may also be submitted if you need
additional space or if you wish to provide additional information
for the Planning Commission to consider in their review of your
application. Please write neatly in ink or type.
a. Describe the exceptional or extraordinary circumstances or .
conditions applicable to your property which do not apply to
other properties in the area.
,�� a�hc�
b. Explain why the application request is necessary for the
preservation and enjoyment of a substantial property right
and what unreasonable property loss or unnecessary hardship
might result from the denial of the application.
-. �� �ch�j
c. Explain why 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.
- �J�G�/ G��G�1'C!�
d. Discuss how the proposed 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.
� r/ / ��
VARIANCE APPLICATION - BAUER RESIDENCE
A
As built, prior to the establishment of the existing zoning code, the house at 1445 Alvarado is
non-conforming in that it extends above the 30' height limit a distance of approximately 3'-7
1/2". The house sits on an up-sloping lot in a manner that is consistent with other houses on
the street several of which do not conform to the height limit as well. We are requesting
permission to extend this non-conforming volume a horizontal distance of 5'-6" towards the
front of the lot, by enclosing an existing second storey deck. In so doing we will enlarge the
Master Bedroom by 73 square feet, solve a leakage problem, repair water damage in the
existing walls and upgrade the exterior finishes at this portion of the front elevation. The
height of the enclosure will not exceed the existing roof height.
B.
Although the zoning code has a formula that recognizes up-sloping lots the configuration of this
lot (and others on the block built at approximately the same time) is such that the grades at the
front setback is significantly lower than the location of the house. Thus the upsloping lot
formula creates an unreasonable height limit for this existing house. A minor variance of the
height limit will allow the owners to make this enclosure in a manner consistent with the
existing roof forms, matching roof slope and materials. Denial of the variance precludes
enclosing the existing deck and incorporating this area into the second floor, an modification
which in every other way conforms to the existing code and would make it substantially more
difficult to resolve the leakage problem.
C.
The granting of permission for the proposed improvements will not be detrimental or injurious
to the property, the vicinity, public health, safety, general welfare or convenience in any way.
As proposed, the improvements will provide a new Alvarado Street elevation that is much more
in keeping with the character and fabric of the neighborhood than the current facade, which was
added in 1981.
D.
The proposed use of the property will remain unchanged -- it will remain a single family
residence occupied by the current owners/residents. The aesthetics, mass, bulk and character
of the proposed improvements are entirely in keeping with the single family residential
character of the neighborhood.
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BURKS • TOMA
ARCHITECTS
814 GAMELIA STREET
BERKELEY, CA 94710
SIO. 524-4255
� ��EtV��
� �i'`� J 01992
►;::-� oF eu�i.�,vcnr,�F
..t aar,�n�c rE�r
25 June, 1992
Jane Gomery
City of Burlingame Planning Dept.
501 Primrose Road
Burlingame, CA 94010
RE: 1445 Alvarado Avenue
Dear Jane:
� In regards to our conversation this morning --
Please find enclosed a revised garage plan reflecting our intention to
move the existing garage doors a distance of 3' towards the street, under
an existing ovrhang. In so doing we increase the length of the garage from
19'-9" to 22'-9", meeting the code requirement.
Please call if you need any additional information or have any further
questions.
Thanks,
/� �
Karen Burks
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CITY OF BURLINGAME PLANNING COMMISSION
JULY 13, 1992
CALL TO ORDER
A regular meeting of the Planning Commission, City of Burlingame was
called to order by Chairnaan Mink on Monday, July 13, 1992 at 7:30 P.M.
ROLL CALL
Present:
Absent:
Commissioners Deal,
Jacobs, Kelly, Mink
None
Ellis, Galligan, Graham,
Staff Present: Margaret Monroe, City Planner; Jerry Coleman, City
Attorney; Frank Erbacher, City Engineer; Steve
Langridge, Fire Captain
MINUTES - The minutes of the June 22, 1992 meeting were
unanimously approved.
AGENDA - Order of the agenda approved.
ITEMS FOR STUDY
1. HILLSIDE AREA CONSTRUCTION PERMIT AND REAR SETBACK VARIANCE -
3096 RIVERA DRIVE, ZONED R-1
Requests: justification for the variance request; what would the impact
on the patio be of a 7' rear setback instead of 6'; what were the
conditions of the 1978 variance. Item set for public hearing July 27,
1992.
2. SPECIAL PERMIT FOR BATH IN AN ACCESSORY STRUCTURE, FRONT SETBACK
VARIANCE AND LOT COVERAGE VARIANCE - 2 BAYSWATER AVENUE ZONED R-1
Requests: why does the entry need an overhang when it is facing south;
unusual circumstances of the property to support the variance request;
what is the size of the uncovered parking available on site, is garage
used for parking. Item set for public hearing July 27, 1992.
3. HILLSIDE AREA CONSTRUCTION PERMIT, VARIANCES TO HEIGHT, STORIES
AND DECLINING HEIGHT ENVELOPE - 1445 ALVARADO AVENUE ZONED R-1
Requests: why is a variance to declining height envelope needed;
provide a graphic illustration of DHE line; square footage of second
and third floors, existing and proposed. Item set for public hearing
July 27, 1992 if all information is available.
B U R K S
T O M A
�
A R C M I T E C T 5
16 July 1992
�tECEIVED
�ane Gomery JUl 171992
City of Burlingame Planning Department
501 Primrose Road c�r�u�Ru� E
Burlingame, CA 9441 �
RE: 1445 Alvarado Avenue
Planning Com mission Study Session Question Responses
During the 5tudy session of the planning commission meeting 13 July 1992 the following
questions were raised by council members about the above named project:
1) Why is a declining height variance required for this project?
Response: The �clining height variance (as welt as the height variance and story
variance) are being requested in order to facilitate the repair and renovation of a portion of
the.existing street f�ade of 1445 Alva�ado. The deck which we are proposing to enclose
has leaked since the house was purchased by the owners. Water damage has been sustained
on all levels of the house and garage below this deck even after repeated repair efforts. In
order to ascertain the extent of the damage and to repair the leak the en front facade of this
portion of the house and both decks wiil be stripped, inspected and repaired. To avoid the
future complications of a exterior deck over living space the owners would like to enclose
the once open master bedroom deck and incorporate the 75 sq.ft, into the interior of the
room.
Themaster bedroom deck we are proposing to enclose was constructed as part of a larger
addition made by the previous owners. The roof height established for the addition at that
time is equal to the highest point of the original house roof, Because the original house and
subsequent �ditions were built prior to the establishment of existing height and declining
height regulations the house and its previous �dtions do not conform to these current
regulations. The proposed addition will also not conform as it will extend the existing roof
line. The current regulations are difficult to apply to this particular situation because of
the sloping nature of the lot and the location of the existing house on the lot. That is, the
height limit is based on the curb elevation which is the lowest point on the lot, well below
the location of the house and the cieclining height envelope is based on the average elevation
between front and back setbacks with the front being far lower than the back.
It is our understanding that the proposed addition needs a declining height variance because
it is new construction that exceeds the declining height envelope.
814 CAMELIA STREET BERKELEY, GA 94710 510.524.4255 FAX: 510.528.3009
1445 Alvarado p.2
2) Enclosed is a sketch, requested by the Planning Commission, illustrating how the
declining height encroachment was calculated. These calculations were based on discussion
with you last Wednesday and seem logical to us.
3} What are the square footages of the second and third floor ?
Response: For clarity we will list the square footage of the requested areas as First Floor
and Second Floor as the lowest level is actually a Basement. These titles correspond to the
submitted plans.
Basement
Stor�e and Garage
First floor
Second floar
Bedroom area # 1
Master Bedroom area
Proposed sddition
Total second floor
745 sq.ft.
2596 sq.ft.
562
555
1 1 17 sq.ft.
75 75 sn.ft.
1 192 sq.ft.
Please � not hesitate to call if there is any other information you feel is necessary before
the Action Meeting of 27 July 1992.
Sincerely,
I � �, i
♦
Karen Burks
Architect, applicant for Fred and Christien Bauer
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Y��IX�
17 July 1992
Burlingame Pianning Commisson
City Hail - 501 Primrose Road
Burlingame, CA 94010
Dear Members of the Planning Commission,
��������
E� �s i � 1992
CITY' Or= � UF.l.I�GAME
��Ni�i�vG ���-r.
It has come to our attention that our neighbors, Fred and Christien Bauer,
wish to enclose an existing second story deck. The planned enclosure
would have no discernible impact on views from anywhere in our house,
and we have no objections to and fulfy support the Bauer's application.
Sincerel� . I
;� �% -�
`�Ray�& t�ur��,ye �t�Ys
1447 Alvarado Avenue
Burlingame, CA 94010
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CITY OF BIIRLINGAME
501 PRIMR08E ROAD
BIIRLINGAME� CA 94010
(415) 342-8931
NOTICE OF HEARIN(3
Tho CITY OF BIIRLINGAME PLANNING COMMISSION announces the
following public hearing on Monday, the 27th day of July, 1992, 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.
1445 ALVARADO AVE.
APN: 027-103-060
APPLICATION FOR A HILLSIDE AREA CONSTRIICTION
PERMIT AND VARIANCES TO BEIGHT, NUMBER OF
STORIEB� AND DECLINING HEIGHT ENVELOPE AT 1445
ALVARADO AVENUE� 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.
MARGARET MONROE
CITY PLANNER
July 17, 1992
RESOLUTION NO.
RESOLUTION APPROVING CATEGORICAL EXEMPTION,
HILLSIDE AREA CONSTRUCTION PERMIT AND VARIANCES
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 hillside area construction permit and variances to
height, stories and declining height envelope to extend a third floor
bedroom at 1445 Alvarado Avenue (APN 027-103-0601; (t�roperty owner:
Fred A. M. & Christien Bauer, 1445 Alvarado Avenue, Burlingame
CA 94010 ); and
WHEREAS, said matters were heard by the Planning Commission of the
City of Burlingame on July 27, 1992 , 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 Class 1(e) is hereby approved.
2. Said hillside area construction permit and variances are
approved, subject to the conditions set forth in Exhibit "A" attached
hereto. Findings for such permit and variances 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,
Commission of the Cit
foregoing resolution was
the Planning Commission
1992 , by the following
AYES:
NOES:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
, Secretary of the Planning
y of Burlingame, do hereby certify that the
introduced and adopted at a regular meeting of
held on the 27th day of July ,
vote:
SECRETARY