HomeMy WebLinkAbout1241 Bernal Avenue - Staff ReportP.C. 9/25/78
Item No. 3
MEMO T0: PLANNING COMMISSION
FROM: ASSISTANT CITY PLANNER
SUBJECT: VARIANCE TO CONSTRUCT A DETACHED GARAGE 12' BEHIND THE FRONT PROPERTY LINE
1241 Bernal Avenue is a large house built in 1908; as constructed, it occupied two lots
with a total of 150' frontage. In 1944 the house was remodelled and a new detached
garage built on the smaller of the two lots. In 1961 this smaller lot (Lot 9, Block 36,
Easton Addition No. 3) was sold, the garage was demolished, and a single family home was
constructed. The main property> now reduced to a 100' width, contains the original house,
a number of mature trees, the substantial Easton Creek channel, but no off-street parking.
Ther.e is no garage, no carport, not even a paved parking area; Peter and Jill Gleysteen,
together with all previous owners of this property since 1961, have simply parked at the
curb.
Over the last three years the City has received a number of complaints about excessive
on-street parking in the 1200 block of Bernal; letters from homeowners at 1238 Bernal,
1239 Bernal and 1252 Bernal have made specific complaints to both the Planning Commission
and City Council about the lack of any off-street parking at 1241 Bernal. The City
Attorney has advised the Council and the neighbors that "any court would conclude that
(the Gleysteen's home) is a legal non-conforming use and that there is no possible way
that the City could force the current owner to build a garage". It's a pleasant surprise,
then, to find that Mr. and Mrs. Gleysteen have decided to build a full size, two car
garage.
The site plan filed with this application shows the proposed location of the new garage.
It would be on the northerly end of the lot, 5' off the side property line and 12' behind
the front property line. It has been precisely located to match the existing neighbor's
garage at 1249 Bernal Avenue. Sheet Two of the applicant's drawings shows the back of
the garage to be at the top of the steep slope that falls toward Easton Creek. The new
driveway has been located to avoid the two adjacent street trees; there would be approxi-
mately 17' between the back edge of sidewalk and the face of the new garage door.
There are two code variances required by this application. Code Sec. 25.62.040 states
that all buildings must be set back not less than 15' from the front property line.
Code Sec. 25.28.050(2) states that no detached accessory building shall be constructed in
front of the main building; as the house is set back 20', this specifies that the new
garage should also be set back 20'. However, the code then adds that "where conditions
of terrain make it impossible or impractical to construct a garage ... the commission
may issue a permit to build ... in front of the main building". It is conceivable
that the proposed garage could be relocated closer to the creek, but substantial retaining
walls and footings would be required, and the added expense may make the project impractical
for the Gleysteens.
Given the topography of this lot and its landscaping, the proposed location of the new
garage appears reasonable. Because of its conformity to the existing setback of the
neighbor's garage, and because of the welcome provision of off-street covered parking on
this property for the first time since 1961, staff recommends that this variance be
approved if Commission first finds that the four legal requirements specified by Code
Chapter 25.54 are met. A recommended condition of approval is that the garage be located
and built as shown on the plans and elevations filed with the City September 7, 1978.
JRY/s
J�. �
JOHN R. YOS
ASSISTANT CITY PLANNER
cc: Mr. and Mrs. Peter Gleysteen
1241 Bernal Avenue, Burlingame