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Home My WebLink About1541 Carol Avenue - Staff ReportP.C. 4/12/82 I tem # 1 MEh10 T0: PLANNING COMMISSION FROM: CITY PLANNER SUBJECT: SPECIAL PERMIT FOR A GARAGE AT 15�1 CAROL AVENUE The app�icant, Dennis Barnard, is requesting a special permit for an accessory structure (garage) at the rear of his single family home which exceeds five of the review lines for accessory structures established in Code�-Sec. 25.60.010: (1)�total floor of 800 SF (500 SF inaximum permitted); (2)-400 SF of storage=area (total storage not exceed 10% or 240 SF of the floor area of�'the maan strueture as remodeled); (3) overall height of 17'-11" (14'-0" is permitt�d); (4) plate line of 13'-5" (10'=0" is permitted); and (5) a window 14'-10" above grade (maximum 10'-0" is permitted). Staff have revi ewed� tfifie P1 ans .� The Fi re Marsh�l _; (memo. dated M The Chief Building Ir�spector (�emo of March"9) points out the walls will be required to be fi"re resistiv�•construction. The concern about roof °dra�inage (r�erno �March 3) . arch 3) had no comments. rear and side garage C.ity Engineer expresses The applicant submitted'two`letters. The first dated March 3 was�submitted with his project plans. The seeond dated March��0 was submitted in response to Planning Commission's study session review of the project (Planning Commission minutes of March 22). Together these letters point out the reasons for the applicant's request: he and his family wish to continue'�.tQ`1iv'e'in_B.urlingame and need_more storage space to meet the family's needs, absence of such space has resulted in having to park both cars out of doors, a�r��`reeor�s�truct'ion of the garage was the cheaper way of providing storage and providing��°it"�'wiitFiin'`'t#�e`main structure. The applicant�explains the reason for the extra heig�it be��ng,`tF�at he himself is 6'-2"'t�ll and moving items around in a 1 ow cei 1 i nged storage �;ar��ea�--i s c�u�bersome - a�d � eoul d cause him to get hurt. He poi nts out 240 SF of the 400�'�SF i� `Yn� po�tY�ons of� the' lo#'t where the roof is less than 6' high. He also poi�n�s o�at t�a� �th,is'2�40 �F 'is ihe'amount of_storage allowed under the code for hi s remod'e7 edf` h'om��. ,, Fi nal l�y� Me s�ates� hi s wi°l l i ngne�s �o have the ci ty pl ace a deed restri cti on' o��' �ii s`=' pi^oper'�y wk�i cM `wo�l d' prevent Mi s garage � from ever bei ng converted to a l i viEi��g'� u�nh�t. ' The appl i eant submi'tted a° number � of pi ctures showi ng the rel ati onshi p of hi s proposed�' ga�rage� �o ` hi s� ne�i ghbo�'r' s' house and; 'to< the addi ti on to hi s own home. The applicant,suggests that the two windows above 10' could be changed to vents . �;i.� � _, . _ , , .. .' . ; At the study sessian 'Pl�ahn5ng staff�4va��-a�ske�`�=to`cl�:ri#'y�s�v�ra��. po�ints. The dimensions of the building are�'��.�" x'21''-ex�e`r�ia'r-, 2'0`' �'��0=' 'i�-t�ri'o�. ��Th�cre]ationship of the garage to the remodel�d� hnu�e i�s demon��{r^a�ed-�i� drawings pro�vid�d��by the applicant. The proposed garage F�eigMt'wi�ll-``N�e�' 17''-=�1�1" a�r��i� �h�f+peak of ��t��` �oo�: of the new addition wi11 be 25' (7'-1" higher than the garage). The existing rAo�`�ie�.g`�t without the second story addition is about ±16'. The existing house contains about 1,280 SF; the remodeled house wi`1=1 contain abo-i:rt 2,400 SF.-`� The 404�SF of storage above the parking spaces is 31% of the existing struc-tur� and`17��of the remodeled structure. Staff would point out that three of the five exc�ption�-requested result from the desire to have a substantia�l portion of the��i�'t�r'ior storage area over 6' in height. Lowering the height would probably result i'n� lowering t�e window, although it may not be within the code re,quirement. • =- If following a public hearing the for this accessory structure, the conditions of the Chief Building memo of March 3, 1982 be met. MM/s/4/1/82 cc: Dennis Barnard Planning Commission wishes to grant a special permit following condition should be included: (1) that the Inspector's m�mo of March 9, 1982 and the City Engineer's �lC4f � CU�� l� N�Q. Marga�et Monroe City Planner N C �o • r �� fl-. 3 O a� c � �3 � L o� a� � a� +� > O 4- � O � n_ o � � � �-�-+ � �_ -N o � L � � d- �� -� 3 O N t •r N i� � C i 4J "0 •� a �a� �� N N d--� S- O .� •r O � Q � ��x >o a+� m o s.. tncF.. . . V Q 00�� n-r � � a� +� a� 0 3+.� � o� �a� s ro�+� i]-�•r N r6 c� a1 � L � �� d-� U L O� L O v� c� O� � +� r 3 +-� N N a1 N'o a--� E �a�x�cc 'r'..0 •r f� N N �+�� N E i � a� a� � N O rt3 r� � S.. +� s�•��n � C rC � � Y r N � �� U � �n t O� N rt �s � +� -v � � U U i. N t� G� N C � rt5 � O U � �/1 � � t [1 •r •r +-� � +� O N � '� N � O t� S- � O C N � � � Q O N t0 "a a--� 0 � r o � � N � QJ O S- U � U o\° � rt3 O S.. M � i Rs�o �� N N -C +� i C •r (�$ E a �� a� +� -� Q •r C N � •r � o-�� . a� -F-� �� tD � o cn • U +-> 4J �n o � N r a--� •r r r c�s�� a� � � +� cn +� i- U N QJ 41 � � Q -v � o o+�os U tn d--� f1 � PROJECT APPLICATION �r CEQA ASSESSMENT Application received ( 3�2�82 Staff review/acceptance ( .�� °� 1541 CAROL AVENUE BURLINGAME project address � �; GARAGE b.�pw��•-•� Project name - if any APPLICANT Dennis & Justine Barnard 343-9720 name telephone no. 1541 Carol Avenue, Burlingame, CA. 94010 applicant s address: street, city, zip code Dennis Barnard 428=6861 (Bus.) contact person, if different telephone no. 2. TYPE OF APPLICATION Specia.l Permit (X ) Variance* () Conc�ominium Pernit () Other *Attach letter which addresses each of the 4 findings required by Code Chapter 25�5n� s. PROJECT DESCRIPTION SPECIAL PERMIT to construct a garage that exceeds five of the requirements for accessory structures in Code Sec. 25. 60 010. (1) Total floor area proposed is 800 SF (500 SF inaxim�m is permittedl� ��1 400 SF of storage or 17% of the floor area of the main dwelling, is proposed (total storage cannot exceed 10%, or 240 SF, of the floor area of the main structure �(3) Overall heiqht ;� i�'-��" (14'-0" max. is permitted); (4) th�late line is 13'-5" (10'-0" max. is permittea�; and (5) a (attach letter of explanation if additional space is needed) Ref. code section(s): (25.60.010 � � � 4. PROPERTY IDENTIFICATION ( 028-303-110 ) ( 4 ) ( 2 APN lot no. block no. ( R-1 ) ( . 5,000 zoning district land area, square feet Dennis & Justine Barna rd land owner's name Reauired Date received �) (no) ( - ) �indow in the structure ( Glenwood Park subdivision name 1541 Carol Avenue address Burlinqame, CA. 94010 city zip code Proof of ownership Owner's consent to application 5. EXISTING SITE CONDITIONS Existing single family home with detached garage. Required Date received (yes) �� ( 3/2/82 ) (Yes) f�� ( " ) II I� (yes) (iw� (other)�� ( 3/3/82 ) Site plan shoa�ing: property lines; public sidewalks and curbs; all structures and improvements; paved on-site parking; landscaping. Floor plans of all buildings showing: gross floor area by type of us� on each floor plan. Building elevations, cross sections (if relevant). Site cross section(s) (if relevant). Letter of explanation *Land use classifications are: residential (show # dwelling units); office use; retail sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described). 6. PROJECT PR�POSAL Proposed construction, Below grade ( � SF) Loft ( 4 �� SF) gross floor area First floor ( 4 �� SF) Third floor ( SF) Project Code Project Code Pr000sal Requirement Proposal Requirement Front setback 11.d. - Lot coverage 35% I 40% mat. Side setback 11.d. - Buildinq height l]_�-1]." I 14� _ Side yard 1'-2�� I ��* Landscaped area Il.d. I - Rear yard 1- �* On-site pkg.spaces 2 1 Storage area 400 SF 240 SF Plate line 3'-5" 10'-0" � � f ; L PROJECT PROPOSAL (continued) Full time emqloyees on site Part time employees on site Visitors/customers (weekday) Visitors/customers (Sat.Sun.) Residents on property Tri� ends to/from site* Peak hour trip ends* Trucks/service vehicles EXISTING after 8-5 5 PM 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/LAND USES Single family residential structures on all adjacent sites; _ this use con orms to t e enera an. Required (�) (no) �) (no) Date received ( — ) Location plan of adjacent properties. ( n.d. ) Other tenants/firms on property: no. firms ( ) no. employees ( ) floor area occupied ( SF office space) ( Sf otfier) no. employee vehicles regularly on site ( ) no. comoany vehicles at this location ( ) 8. FEES Special Permit, all districts $100 ( X) Other application type, fee $ () Variance/R-1,R-2 districts $ 40 () Project Assessment $ 25 (X ) Variance/other districts $ 75 () Negative Declaration $ 25 (X ) Condominium Permit $ 50 () EIR/City & consultant fees $ ( TOTAL FEES $ 15�.�Q RECEIPT N0. 3�� Received by H.Towber I hereby certify under penalty of perjury that the information given herein is true and corr�,ct to the best of my lurqwledge and belief. STAFF USE ONLY NEGATIVE � CLARATION F 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 , Cate oricall exempt: Reference Natural Resources Sec. 15101 C�'f1��J�SZ �Z�l— Si nature of Processing Official Title Date Sig ed Unless appealed within 10 days hereof the d�te posted, the deternination shall be final. DECLARATION OF POSTI"!G Dai;e Posted: I declare under penalty of perjury that I ar� City Clerk of the City of Burlingame and that I posted a true copy of the above Neoative Declaration at the City Hall of said City near the doors to th� Council Chambers. Executed at Burlingame, California on Appealed: ( )Yes ( )PJo 19 EVELYP! H. HILL, CITY CLERK, CITY OF BURLINGAME STAFF REVIEW 1. CIRCULATION OF APPLICATION Project proposal/plans have been circulated ror review by: date circulated reply received City Engineer ( 3/3/82 ) (yes) (no) Building Inspector ( 3� 3�g2 ) (yes) (no) Fire Inspector ( 3�3�82 ) (yes) (no) Park Department ( _ �) (yes) (no) City Attorney ( _ ) (yes) (no) memo attached (yes) (no) (yes) (no) (yes) (no) (yes) (no} (yes) (no) 2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATION MEASURES , Concerns Mitigation Measures IF AN EIR IS REQUIRED: Initial Study completed Decision to prepare EIR Notices of preparation mailed RFP to consultants Contract awarded Admin. draft EIR received Draft EIR accepted by staff Circulation to other agencies � c i � � � � � ) � � ) ) ) ) ) Study by P.C. Review period ends Public hearing by P.C. Final EIR received by P.0 Certificatiori by Council Decision on project Notic� of Determination � i � � � � � ) � ) ) ) ) ) 4. APPLICATION STATUS Date first received ( 3/2/8 2 ) Accepted as complete: no( ) letter to applicant advising info. required ( ) Yes( X) date 3/15/82 P.C. study ( 3/22/82 ) Is application ready for a public hearing? (yes) ��e) Recommended date ( 4/ 12/8 2 ) . Date staff report mailed to applicant ( 4/7/82 ) Date Corrmission hearing (4/12/82 ) Application approved ( ) Denied ( ) Appeal to Council (yes) (no) Date Council hearing ( ) Application approved ( ) Denied ( ) �./��l�lii%I�,�'�%�In(�Q_ 3/31/82 iT signed date Do the plans meet Fire and Building Request comKnents from the Chief Fire code requirements? and Chief Building Inspectors. Would the proposed garage create Revieav application. Request any adverse effects on adjacent comments at the public hearing. properties? 3. CEQA REQUIREMEPlTS ' , If a Negative Declaration has not been posted for this project: Is the project subject to CEQA review? CITY OF BURLINGAME PLANNING COMMISSIQN APRIL 12, 1982 CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Vice Chairman Mink on Monday, April 12, 1982 at 7:34 P.M. ROLL CALL Present: Commissioners Cistulli, Garcia, Giomi, Graham, Harvey, Leahy, Mink Absent: None Staff Present: City Planner Margaret P�onroe; City Attorney Jerome F. Coleman; City Engineer Frank C. Erbacher Chm. Mink welcomed new Planni.ng Commissioner Nanette Giomi. K ELECTION OF OFFICERS The Chair asked for nominations for 1982-83 officers. C. Cistulli nominated C. Mink as Chairman, second C. Harvey; C. Mink elected unanimously. C. Cistulli nominated C. Harvey as Vice Chairman, second C. Graham; C. Harvey elected unanimously. C. Cistulli nominated C. Graham as Secretary, second C. Harvey; C. Graham elected unanimousl,y. MINUTES - The minutes of the March 229 1982 mee�kng were unan�Emously appr�ved and adopted. AGENDA - The Chair announced Iiem #�0 would be moved to �oilow I�em #5 under Items for Action, with the possibi7ity �f moving Item #6 to the end of the action items should one of the prin�ipals be late in arriving. ITEMS FOR ACTION �1. SPECIAL PERMIT TO ALLOW CONSTRUCTION OF A TWO STORY GARAGE AT 1541 CAROL AVENUE CP Monroe reviewed this application to allow a garage which exceeds five of the code requirements for accessory structures. Reference staff report dated 4/1/82; Projec�t Application & CEQA Assessment accepted as complete 3/15/82; 3/3/82 memo from the Fire Marshal; 3/9/82 memo from the Chief Building Inspector; 3/3/82 memo from the City Engine�r; March 3 and 30, I982 letters from Dennis Barnard, the applicant; photographs indicating the relationship of the proposed garage to the neighbor's house and to the addition to his own home; March 22, 1982 Planning Commission minutes; aerial photograph of the site and plans date stamoed March 15, �982. CP discussed applicant's request and code requirements, staff review, applicant's justification, responses to Commission's requests at the study meeting. If approved, one condition was suggested as listed in the staff report. Dennis Barnard, the applicant, was present and stressed P�is need for more storage space. Chm. Mink opened the public hearing. Barton Elliott, 1536 Carol Avenue (diagonally across the street) spoke in favor: noted the limited lot size on the applicant's side ofi the street because of Barroilhet and Carol Avenues. He would favor this enlargement of the storage area and pointed out that any oversized rumpus room approved by the city in this area in the past would seem to have more potential for a mother-in-law Page 2 Burlingame Planning Commission Minutes April 12, 1982 apartment than this proposal. There were no further comments and the public hearing was closed. Discussion: status of the building permit for the addition proposed to the applicant's house and the contractor's desire to do all the work at one time; a desire to be sure the second story addition to the house would also go forward if this special permit were approved; CP clarified dimensions, square footage and lot coverage of the proposal. The condition of the CBI regarding a fire wall was noted. C. Harvey found no problem with the size of the garage but expressed some concern about doubling floor space of a garage and having it classified as total area; he also noted difficulty in establishing height of the storage area based on the height of an applicant. On this basis and inasmuch as the applicant had suggested there is an area he could use which restricts itself to 240 SF, he suggested some limitations for approval. C. Harvey then moved to approve this special permit with the following conditions: (1) that the total area of the garage be limited to 640 SF of which 240 SF shall be storage; (2) that the total height of the building be limited to 17'; (3) that the maximum height of the plate line be 10'; (4) that no windows be allowed, ventilation to be restricted to louvered vents; and (5) that the conditions of the Chief Building Inspector's memo of March 9, 1982 and the City Engineer's memo of March 3, 1982 be � met. Second C. Graham; motion approved unanimously on roll call vote. Appeal procedures were advised. 2. VARIANCE TO CONSTRUCT A DUPLEX AT 958 LAGUNA AVENUE CP Monroe reviewed this request for a variance to the required side yard setback; project includes raising the existing structure, building a new unit under it and an attached new laundry room and covered carport. Reference staff report dated 4/1/82; Project Application & CEQA Assessment; aerial photograph; February 17, 1982 memo from the Fire Marshal; February 18 and March 18, 1982 memos from the Chief Building Inspector; March 18, 1982 memo from the City Engineer; January 6, 1982 letter from Kosta M. Bulatovich, the applicant; plans date stamped February 8, 1982 and side elevation date stamped March 15, 1982. CP discussed details of the proposal, code requirements, staff review and applicant's justification for his request. If approved, two conditions were suggested as listed in the staff report. Kosta Bulatovich, the applicant, was present. Chm. Mink opened the public hearing. There were no comments in favor. Mrs. Martha B. Schneider, 1221 Sanchez Avenue (adjacent neighbor on the north side) noted these are small lots and expressed concern about privacy because of the proposed stairway extending to the second floor, 3'-4" from her property line. She also expressed concern about safety because of the prolonged construction process on this site. There were no further comments and the public hearing was closed. Discussion: the location of the stairway is dependent upon the character of the remodeling, raising the existing structure and following the configuration of this second floor; it was noted the side stairway would indeed overlook Mrs. Schneider's backyard; height of the structure; fire access; turning radius problems and parking space requirements; aesthetics of the proposal; concern about privacy of the neighbors; possibility of moving the structure to the rear of the lot. There was a consensus that the project could be redesigned to meet the needs of the applicant and the neighbors. Applicant noted that moving the carport structure to the rear would necessitate cutting the existing trees. C. Giomi moved that this variance be denied without prej��dice. Second C. Cistulli; motion approved unanimously on roll call vote. Appeal procedures were advised. Burlingame Planning Commission Minutes Page 2 March 22, I982 reviews of these permits unless (1) the applicant wishes to amend his permit or (2) the city receives complaints about the operation of the business. � C. Graham moved that there be no further review required on these permits unless the appiicant wishes to amend his special permit or the city receives a complaint about the business. Second C. Cistulli; all aye voice vote. 6. REVIEW OF 4/7/81 SPECIAL PERP�IT - MICHAEL'S IMPORT SERVICE, 60 STAR WAY Staff reported (Zoning Aide memo 3/15/82) that Michael's Import Service is no longer at this address. CP advised the current use on this.site does not require a special permit. 6a. At this point in the meeting Chm. Jacobs turned the gavel over to Vice Chairman ' Mink who added Ttem 6a to the agenda, honoring Ruth Jacobs who was retiring from the Planning Commission this evening after over eight years of service. He recognized in the audience: Mrs. Jacobs' husband and daughter, Bob and Laurie; Mayor and Mrs. Mangini; Councilman and Mrs. Amstrup; Councilwoman Barton; Councilman Dave Martin; ex-Council member Qorothy Cusick; former Planning Commissioners Tom Sine, Tom Taylor and Mrs. Taylor, Everett Kindig and Mrs. Kindig; Paul and Ruth Steiner. Secy. Harvey then read Commission resolution of commendation to Ruth E. Jacobs which was approved by acclamation. Mayor Mangini read Council Resolution 17-82 commending Ruth Jacobs for her service to the cor�nunity and to the city; he then presented her with the framed resolutions. Tom Sine expressed former and present Commissioners' pleasure in working with Mrs. Jacobs and noted she was the first woman appointed to the Commission and the first to serve as Chairman. The meeting recessed at 8:00 P.M. for coffee and cake, reconvening at 8:30 P.M. STUDY ITEMS The following applications �ere set for public hearing April 12, 1982. � 7. SPECIAL PERMIT TO ALLOW CONSTRUCTTON OF A TWO STORY GARAGE AT 1541 CAROL AVENUE Dennis Barnard, applicant and property owner, discussed his project and the reasons for his request. Commission requests: clarification of the interior and exterior •• dimensions of the garage; a clearer statement from the applicant in justification of exceeding four of the requirements for accessory structures; cross section/elevation showing comparison of the roof lines of garage and second story addi�ion; square footage of garage to existing a�d to remodeled main structure. 8. SPECIAL PERMIT TO ALLOW AUTO TOWING AND AUTO REPAIRS IN AN EXISTING BUILDING AT 1250 ROLLINS ROAD 9. FENCE EXCEPTION TO ALLOW A 10 FOOT FENCE ALONG A PORTION OF THE PROPERTY LINE AT 1260 ROLLINS ROAD Marc Rochette, applicant, discussed his proposed move from 1213 Rollins Road across the street to I250 Rollins Road. Staff pointed out that the existing structure was able to be used for the proposed business and detailed remodeling plans would be required prior to issuing a building permit. Commission requests: information on access through the gate of the storage area into the parking lot next door; is there a need for grease and oil trap on this property? , � . . . . .. . - . . . 'i. .r .� �. . t .�,rq 0 CITY OF BURLINGAME PLANNING COMMISSION MARCH 22, 1982 CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman Jacobs on Monday, March 22, 1982 at 7:35 P.M. ROLL CALL Present: Commissioners Cistulli, Garcia, Graham, Harvey, Jacobs, Leahy, Mink , Learning Member Giomi Absent: None Staff Present: City Planner Margaret Monroe; City Attorney Jerome F. Coleman; City Engineer Frank C. Erbacher MINUTES - The minutes of the March 8, 1982 meeting were approved and adopted with the addition that Learning Member Giomi was present. AGENDA - Order of the agenda unanimously approved. ITEMS FOR ACTION 1. RESOLUTION N0. 3--82 FOR GENERAL PLAN AMENDMENT - LAND USE ELEMENT Reference staff report dated 3/16/82 with attachment: Resolution No. 3-82, Exhibit A outlining the proposed amendments to the Land Use Element and Plan Diagram indicating the areas of proposed land use reclassificatiori. CP Monroe noted Exhibit A contains the proposed mixed residential/commercial land use desfgnation as recommended by staff and reviewed by Commission. Following Commissior�'s action on the resolution it will be forwarded to Council for study, public hearing and action. During Commission discussion there was a consensus that all the area between Anita Road and the Southern Pacific tracks should be included in this proposed general plan amendment. C. Mink moved for adoption of Resolution No. 3-82 Recommending Amendment to the Land Use Element of the General Plan with the following changes: Exhibit A, Area 2, to read "bounded by the Southern Pacific tracks-Burlingame Avenue-Anita- Peninsula" and that the area map be shaded to include all of Blocks 20 and 21. Second C. Cistulli; motion approved 6-1 on roll call vote, Chm. Jacobs dissenting. Staff will transmit to Council. 2. REVIEW OF 4/7/81 SPECIAL PERMIT - TRAVL-CAR RENT-A-CAR, 1299 BAYSHORE HIGHWAY 3. REVIEW OF 3/18/80 SPECIAL PFRMIT - DHL CORPORATION, 865 HINCKLEY ROAD 4. REVIEW OF 4/7/81 SPECIAL PERMIT - HARRY RO�E pF LA PETITE CAFE, 851 BURLWAY ROAD 5. REVIEW OF 4/7/81 SPECIAL PERMIT - GOLDEN WE'ST RENT-A-CAR, 1640 BAYSHORE HIGHWAY CP Monroe briefly discussed staff review oT special permits granted Items 2-5. Memos from He'en Towber, Zening Aide reported site inspections had indicated compliance with all conditions of ihese Rermits. 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