HomeMy WebLinkAbout1417 Bernal Avenue - Staff Report�
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P.C. 5/23/88
Item # 6
MEMO T0: PLANNING COMMISSION
FROM: CITY PLANNER
SUBJECT: TWO SPECIAL PERMITS FOR A DETACHED GARAGE AT
1417 BERNAL AVENUE, ZONED R-1
Janet and Paul Costa are requesting two special permits in order to
build a 567 SF detached garage in the rear 30$ of their residential
lot at 1417 Bernal Avenue, zoned R-l. One special permit is
required for size, 567 SF proposed, 500 SF allowed (Code Sec.
25.60.010-b). The second special permit is for height, 12'-10"
proposed, 10�-8" allowed (Code 5ec. 25.60.010-h). On a flat lot
the maximum allowed height of a garage is 14�; however, when the
structure is on a sloping lot the rule is different, 4� above plate
line at the portion of the structure closest to grade. Thus the
proposed garage, on a sloping lot, is allowed a height of 10'-8"
where the applicant has proposed 12�-10".
This project is a revision of a previous application for six use
permits which was denied without prejudice by the Planning
Commission effective May 3, 1988. Originally the applicant
requested permits for (1) two structures over 100 SF on the lot;
( 2) total f loor area of both structures exceeding 800 SF; ( 3) two
structures each exceeding 500 SF; (4) roof height 5� above plate
line; ( 5) portion of a window 10' above grade; and ( 6) portion of
the structure to be used for a home occupation. The revised plans
eliminate the office area, eliminate the two structures, eliminate
the window over 10' above grade and eliminate the use of the
structure for a home occupation. The new plans reduce the usable
area in the structures from 1,134 SF to 567 SF (the size of the
original garage/workshop area) in one building. The second floor
or attic area is eliminated altogether. The request for a permit
for additional height is increased from 1� to 2�-2" as a result of
lowering the plate line from 8�-8" to 6'-6". Since height is
measured as 4' above plate line on a sloping lot, the greater
height permit is required in order to maintain a roof pitch like
that of the house.
Staff Review
City staff have reviewed the revised request. The Chief Building
Inspector and Fire Marshal had no comments. The City Engineer (May
17, 1988 memo) notes a site survey will be required as a part of
the building permit to ensure proper siting of the garage.
Planning staff has prepared a memo (May 13, 1988) addressing the
changes between the two proposals. The analysis is required
because of the slope on this lot. In order to reduce the bulk of
the structure the applicant lowered the plate line which reduced
the size of the building at the rear from which the height is
a
measured in this case. However, the pitch of the roof is
maintained thus creating an exception for the height of the
structure in order to maintain the pitch of the roof.
Applicant's Letter
In his letter of May 12, 1988 Paul Costa discusses the changes to
the plans. First, the floor of the garage was lowered 2� to match
the existing grade of the rear yard. The lowered plate line of the
garage at the rear conserves a 6'-8" separation from the alley but
is high enough to keep children from climbing onto the structure
from the alley. They comment garages are usually allowed a 14�
height, this one is 12�-10". (Note: The height of this garage from
grade is 17' -6" at the front and 12 �-10" at the rear. ) They note
that the slope of the roof is 5:12 like the house. This was done
for design purposes. They conclude by noting a two car 500 SF
garage is required by the addition they propose to make to the
house. (Note: The addition to the house does not require any
Planning approvals.) There would be no sewer connections to the
garage. The extra space would be used for workshop and woodworking
hobbies.
Staff received five letters after the previous action commenting on
the fact that this was a residential zone and in opposition to any
commercial uses being allowed. Parking was also noted as a problem
on that street.
Plannina Commission Review
In their review of the former proposed garage the Planning
Commission commented that the garage was too large relative to the
house and site and that there was storage in the attic area of the
house (Planning Commission Minutes, April 25, 1988). The proposed
plans reduce the floor area of the garage by eliminating the second
story and all storage area, removing the floor and leaving the
beams exposed, the height was reduced by 1' at the front although
the height exception at the rear was increased by about 2� in order
to match the roof line of the existing house.
Plannina Commission Action
The Planning Commission should hold a public hearing. Affirmative
action should be taken by resolution. The reason for any action
should be clearly stated. At the public hearing the following
conditions should be considered:
��
2.
that the conditions of the City Engineer's May 17, 1988 memo
shall be met;
that the garage as built shall be consistent with the plans
submitted to the Planning Department and date stamped May
13, 1988; and
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3. that the applicant
permits for both
simultaneously.
��'lc ���,�
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Margaret Monroe
City Planner
MM/s
shall apply for and receive the building
the garage and remodeling of the house
cc: Janet and Paul Costa (applicants)
Arline Castleberry, Architect
PROJECT APPLICATION ��r" "TY °- 1417 BERNAL AVENUE
�t CEQA ASSESSMENT �RUNc�E project address___
�
� ` � •'� project name - if any
:
Application received ( 5/9/�$ )
Staff review/acceptance ( ) '
i. APPLICANT Janet and Paul Costa 347-8801
name telephone no.
1417 Bernal Avenue, Burlingame, CA 94010
applicant s address: street, city, zip code
(work phone) 972-3481
contact person, if different telephone no.
*Garage will be set 4"
to the rear property line
and 1' to the side property
line. Per Code Sec. 25.
66.060(d), zero setbacks
required.
Existing house
1,618 SF
Existing Garage
273 SF
2. TYPE OF APPLICATION
Specia.l Perr.�it (X � Variance* () Condominium Permit () Other
*Attach letter which addresses each of the 4 findings required by Code Chapter 25.54.
3. PROJECT DESCRIPTION
Two SPECIAL PERMITS for construction of a detached garage with
workshop area in the rear 30% of the lot. Special Permits
are required for size, 567 SF �posed (500 SF allowed) and
height, 12'-10" proposed (10'-8" allowed).
(attach letter of explanation if additional space is needed)
Ret'. code section(s): (25.60.010-b) (25.60.010-h)
0
Janet & Paul Costa 1417 Bernal Avenue
land owner's name address
Burlinqame, CA 94010
Renuired Date received city zip code
�yes) (no) ( — ) Proof of ownershi�
(�s�) (nol ( _ ,) Owner's consent to application
4. PROPERTY IDENTIFICATION
( 026-054-050 )( 16 )( 45 )( Easton Addition No. 4
APN lot no. block no. subdivision name
( R-1 ) ( 6,000 )
zoning district land area, square feet
5. EXISTIPJG SITE CONDITIONS
Two bedroom single family dwellinq wit
aaraqe.
6
(house)
(house)
Reo,uired Date received
(yes) �r.� ( 5/13/88 )
�Yes) � ( �� )
��
�YeS) � � �� �
(other)
ached one car
Site plan showing: property lines; public sidewall:s and
curbs; all structures and improvements;
paved on-site parking; landscaping.
Floor plans of all buildings showing: gross floor area
by tyqe of us� on each floor plan.
Building elevations, cross sections (if relevant).
Site cross section(s) (if relevant).
*Land use classifications are: residential (sho��+ # dwelling units); office use; retail
sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described).
PROJECT PR�P�SAL (PJEW CONSTRUCTION ONLY) House
Proposed c^nsi;ruction, 3elo�a orade ( — S�) Second floor ( 1 3 3 7 SF)
qross floor area � First floor ( H 0 U S e SF) Third floor ( — ��)
Pro,ject Co�� 2 ll S F Project Code
Pr000sal Requir�mrm� G ragSF Proposal Requirement
Front setback 2$' 15' min. Lot covera:�e a�% o m X.
Side setback _ GdY'c1c12 heiaht 12'-1 " 0'-8" ma� .
s;de y�r� * 6' /11' -6' 5' Garage pl ate hgt. 6' -8" 10' max.
��ar yarc� * 3L�.' � 15' min. n" �ite nkc�.sn,�ce� I 2 � 2
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6. PROJECT PROPOSAL (cantinued)
Full time employees on site
Part time emoloyees on site
Visitors/customers (weekday)
Visitors/customers (Sat.Sun.)
Residents on property
Trip ends to/from site*
Peak hour trip ends*
Trucks/service vehicles
EXISTING IP! 2 YEARS IN 5 YEARS
after � after after
8-5 5 PM 8-5 5 PM 8-5 5 PM
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*Show calculations on reverse side or attach seoarate sheet.
7. ADJACENT BUSINESSES/LAND USES
Residential uses on all adjacent lots�; this use conforms
to the General Plan.
*project was denied
without prejudice.at
the April 25, 1988
Planning Commission
meeting - no additional
required.
Required Date received
(y�s) (no) ( - ) Location plan of adjacent properties.
(,ges� (no) ( - ) Other tenants/firms on property:
no. firms ( ) - no. employees ( )
floor area occupied ( SF office space)
( SF other)
no. employee vehicles regularly on site ( )
no. company 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 $ � RECEIPT N0. Received by
fees
.I herehy certify under penalty of perjury that the information given herein is
true and correct to the best of my knowledge and belief.
Signature _ _ Date �' '�,� ,��•
�pplicant
STAfF USE ONLY
NEGATIVE DECLARATION File No. �
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 ,
SEE NEGATIVE DECLARATION ND-407P
����' �- � �-� ��
Signa re of Processing Official itle Da'� Si ned
Unless �p�ealed within 10 days hereof the c�ate oosted, the deternination shall be final.
DECLARATIQ'V OF POSTIPIG Dat:e Posted:
I declare under penalty of perjury that I ar� City Clerk oF the City of Burlingame and-that
I �osted a true copy of the above Neoati��e Declar�tion a� the City Hall of said Cit,y near
the doors to th� Council Chambers.
cxecuted at 3urlingame, California on
Ap�ealed: ( )Yes ( )P!o
, 19
JUDITH A. '4ALFATTI, CITY CLERK, CIT1 �' �URLI"JG 6iE
STAFF REVIEW
1. CIRCULATION OF APPLICATION
Project proposal/plans have been circulated for review hy:
date circulated reply received
City Engineer ( 5/11/88 ) (yes) (no)
Building Inspector ( �� ) (yes) (no)
Fire Marshal ( " ) (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 MITIGATIOP! MEASURES
Concerns Mitigation Measures
Does this project comply with Request comments from the
all Fire and Building Code Fire Marshal and Chief
requirements? Building Inspector.
3. CEQA REQUIREPIE^!TS
If a Negative Declaration has not been posted for this project:
Is the project subject to CEQA review? See Negative Declaration ND-407P
IF AN EIR IS REQUIRED:
Initial Study comoleted
Decision to prepare EIR
Notices of preparation mailed
RFP to consultants
Contract awarded
Admin. draft EIR received
Draft EIR acce�ted by staff
Circulation to other agencies
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Study by P.C.
Review period ends
Public hearing by P.C.
Final EIR received by P.C.
Certification by Council
Decision on project
Notice of Determination
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4. APPLICATIOPJ STATUS Date first received ( S�g/��' )
Accepted as comolete: no( ) letter to aoplicant advising info. required ( )
Yes( ) date P.C. study ( )
Is application ready for a public hearing? yes (no) Recommended date ( )
Date staff report mailed� aopl icant ( 5�//S� �$ ) Date Comnission hearing (�1�3 �g )
Application approved (✓ ) Denied ( ) Appeal to Council (yes) (no)
Date Council hearing ( ) A�olication aporoved ( ) Denied ( )
- 1(?%� (�.. 5• �_��
signed date
May i: , 1Y88
i=�RL I tJE A. t::F�STLEEiEF:RY
rar�ch i tec t
::.� �t�4 Canvon Fioa�
F3ur-1 ingame, GA 44��1��
�15- .;�4-���=,:
Members of the Bur�lin�ame F'Ianning r:.ommission:
�tE�EIVED
MAY 131988
Cl � Y Of F3URLING4M:
�+� i ��+�inir �F"�.
The p 1 an for the r,ep i acemen t gar-age at 141 :� T3er�na 1 ha.s been
redr�awn as a one story struct��re. The -following factors have
deter�mined the pr�esent design:
I. The fZvar is �rore than two feet low�er than the
Freserrt gar,�qe so that the pr�oposed �tructur-e 1 ines
with the e:<isting rear yard to create a continous level
ar,�ea. If the �ite was not ta be escavated a ��etaining
►va3.i in the middle of the var,d would be
re�uir~ed to elevate t��e por,tion o-f the yard leadinq to
the struct��re and the s}r,��cture would be elevated.
�. Ti�e plate line of tl�e existing gara�e is
maintained so that �he rear of the garage is t-tiiqt�►
eno�tgh ( o"B" ? to prever�t neighbar�haod childr�en in
tr�e "alley" +r,om climbi�g �n the r�aof t a 1�� plate
height plus 4' roof is allowed at the rear-� ot a sloping
Iot - a totai heigtit of 14' �. This sche�ne is 1� -1«" .
_. The r�vof slope i� 5:1� -- the same as the
existing hr�use and gar�ge. This slope is desired
beca�ase we feel that the str,uctur,e wi 11 be
ae�theticallv pieaszng if it e�hoes tt�e aame roof slope
ot the h�use. This slope a.11ows adequate wat�r� shed.
H tw� �ar g�rage i 5r1i? sq. ft. > is r�eq�4ir�ed by the
additions to the house. The e::tr�a space r�equested is for a home
wor�k_sh�p for wood wv�-•k:ing habbies. No wa.tz►� or sew�r connections
are planned.
Thank: you very much for your, considerations of thi= revised
s�f-�eme.
Sin�er~el _y,
��'Lt�vLt�.`— ��GZJ�-� c.� /1.�1t,�'lv/
Arline Castieberr�y, Ar�chitect
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F'aul Costa, homeowner
1
DATE: / l6 J �j -
MEMO T0: CITY ENGINEER `�
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
SUBJECT: '�,�;�'a-� r���?u �
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G��:�
�/?u-� O!/li'r'�Z� .
An application has been received for the above project for review by the
Planning Commission. The application will be scheduled for Q
at their Z,3 �/�� meeting. We would appreciate having
your corrxnents y
Thank you.
T.' / latininy
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T0: City Planner
FROM: Planner - A. Garefalos
SUBJECT: 1417 Bernal Avenue - Revised Plans
DATE: May 13, 1988
This project was denied without prejudice at the Planning Commission meeting
on April 25, 1988. The revised plans submitted show the following changes:
- Garage is now a one story structure. The 567 SF second floor office/storage
area has been removed.
- Sink in the workshop area of the garage has been removed. Proposal does not
involve any water or sewer connections.
- Workshop in garage to be used as a home workshop for wood working hobbies;
no longer planned for use in conducting a home occupation.
- Garage plate line height has been reduced from 8'-8" to 6'-8", a reduction
of two feet.
- Garage height to peak or roof has been reduced from 13'-8" to 12'-10", a
reduction of 10".
- Windows more than 10' above grade have been removed.
- At the front garage has been reduced from a height of 18'-5 3/4" to 17'-6",
a reduction of about 1'.
Attached are reduced copies of the plans dated April 13, 1988, which were reviewed
at the April 25, 1988 hearing, as well as the current proposal.
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Burlingame Planning Commission Minutes Page 3
April 25, 1988
2. SIX SPECIAL PERMITS FOR CONSTRUCTION OF AN OVERSIZED GARAGE
WITH WORKSHOP AND OFFICE/STORAGE AREA ABOVE AT 1417 BERNAL
AVENUE, ZONED R-1
Reference staff report, 4/25/88, with attachments. CP Monroe
reviewed details of the request, staff review, Planning staff
comment on home occupation approved for this site, applicants'
letter, study meeting questions. CP noted letter in opposition
(April 25, 1988) from Ann Marie Flores and Viktor T. Pochron, 1436
Bernal Avenue. Five conditions were suggested for consideration at
r the public hearing.
During discussion CP advised the applicants� proposed family room
addition cannot receive a building permit until the issue of the
garage is settled; condition #5 refers to the entire garage
structure; the 6'-8" interior height of a portion of the office
shown on the revised plans is allowed under the building code.
Chm. Giomi opened the public hearing. Paul Costa, applicant, was
present. His comments: all fabrication and craft work will be done
in the workshop on the first floor of the garage, no manufacturing
of goods would take place on this site; he is an inventor of items
for TV productions, these are not items which can be produced in
such a small space; it is not a heavy industry use; he will never
have employees on site fabricating products for sale; they will not
use the second story of the garage for living area, he would like a
bar sink so one could get a drink of water but does not need a
kitchen sink and does not plan on putting in a toilet.
Responding to Commission questions, applicant stated he is doing
"non-manufacturing" fabrication in the existing garage at the
present time, he hopes to establish an office in the new garage
separating his business from living area and moving his computer
out of the bedroom; the proposed office area is small, a large
section of the second story would be used for storage; he did not
think it would be offensive to the neighborhood and it would not
obstruct anyone's views; the garage will be in the same location as
the existing garage. A Commissioner commented the present garage
can be seen from the street. Painting would be done in the
workshop area; he is working on a patented light source for TV
studio generators, this involves developing the electronics (a one
pound item) which requires a work bench and some surface area, then
needs a fixture to test it in which requires light woodworking „
this is all done in the workshop and uses no greater space than
that used by someone working on a motorcycle; he would retain the
fixture. The storage space requested is for their personal use.
Further responses to Commission questions: he does not mass produce
items for,sale but rather only fabricates and tests. These are low
voltage devices, the test bed is isolated, there are th�rmal
Burlingame Planning Commission Minutes Page 4
April 25, 1988
conductors, when the items get hot they stop. His wife purchased
this property three years ago, they were married a year ago and he
has lived and worked at this location since that time. They could
use the fourth bedroom for an office but would rather not do so.
Speaking in favor of the application, Arline Castleberry, architect
for the project: she stated perhaps the storage area was misnamed,
it is merely an attic area under the eaves of the garage, it does
not need to be sheetrocked but will be protected from the office
area and will not be finished area; the garage does not exceed the
existing garage height by much, about 1.5' to 2', probably 3' at
the center but at that point it could not be seen from the street;
neighbor's privacy is not invaded at all by the windows which look
toward the house; there would be no access to storage space in the
house, just crawl space, it would take a lot of roof raising to
make usable storage space. There were no further audience comments
and the public hearing was closed.
C. S.Graham stated she was aware 40� lot coverage is allowed under
the code but she felt a two story garage was too much, with the
addition to the house and addition to the garage it would be
overpowering; it is a very nice house addition and there will be
usable attic space for storage, perhaps not easily accessed but it
could be used; she could not support a two story garage. C.
S.Graham moved to deny the six special permits without prejudice,
with the intention that a new design for the garage be one story.
Motion was seconded by C. H.Graham.
Comment on the motion: will support the motion, cannot see any
exceptional circumstances, there will be a large addition to the
house, a two car garage should be sufficient for their needs.
Staff advised that if, in fact, the applicant is doing fabricating/
craft work on the property, he will be required to amend his home
occupation permit.
Motion to deny the application without prejudice passed on a 6-0
roll call vote, C. Harrison absent. Appeal procedures were
advised.
TWO SPECIAL PERMITS AND TWO VARIANCES FOR A GROUP
�"'`-��-��E�IDENTIAL FACILITY FOR THE ELDERLY AT 1221 BAYSWATER
\�I
Reference staff
reviewed details
January, 1988,
changes to �
questions . ,-�i�ao
public-�ing.
..r--^"`
report, 4/25/8�,.,-��th•---a-t.t�„�chments . CP Monroe
of the re , previous approv°a`l�-v�hich expired in
staf�--� eview, Planning staff comment`"�on;...minor
�= design, applicant's letters, study meeting
conditions were suggested for consideration at the
P.C. 4/25/88
Item #2
MEMO TO:
FROM:
SUBJECT:
PLANNING COMMISSION
PLANNER
SIX SPECIAL PERMITS FOR CONSTRUCTION OF AN OVERSIZED
GARAGE WITH WORKSHOP AND OFFICE/STORAGE AREA ABOVE AT
1417 BERNAL AVENUE, ZONED R-1
Janet and Paul Costa are requesting six special permits in order to
remove the existing detached one car garage (13' x 20') on this
property and replace it with a new 567 SF detached two car garage
with workshop and 567 SF office with storage area above, in the
rear 30� of the lot. At the location of the proposed accessory
structure the lot slopes up toward the rear property line (11$ to
12$ slope). Applicants plan to excavate and build the proposed
structure into the hillside. At the rear the structure will extend
13'-8" above grade (approximately 5' of it will be below grade)
whereas at the front the structure will be 18'-5 3/4" above grade.
As designed the proposed garage/workshop and office storage room
exceeds six of the criteria established in the accessory structure
section of the zoning code: (1) there will be two accessory
structures on the lot each over 100 SF (garage/workshop and
office/storage room each totaling 567 SF); (2) the total floor area
in the accessory structures will exceed 800 SF (1,134 SF proposed);
(3) the garage/workshop and the office/storage room will each
exceed 500 SF floor area (567 SF proposed); (4) roof height will be
5' above plate line height where 4' is the maximum for a lot which
slopes more than 10% at the point of the accessory structure; (5) a
portion of a window will be higher than 10' above grade (13'
proposed) and (6) the office/storage room will be used for the
operation of a home occupation (Code Sec. 25.60.010 a,b,c,g,i,m).
The proposed garage/workshop and office/storage room are being
reviewed as separate accessory structures (even though contained in
one building) because they each require special permits. They will
be used independently of each other, the second floor office area
cannot be accessed through the garage and vice versa.
Applicants also propose to add a family room on the ground floor of
their house as well as a 3 bedroom/2 bath second story. The
existing two bedroom house will be enlarged to a four bedroom home
(one of the existing two bedrooms will be removed and used to
enlarge the living room). Two covered parking spaces are required
for this addition. The 20' x 20' area inside the proposed garage
will provide the required parking for the additions to the house.
i:
Staff Review
City staff have reviewed this request. The Fire Marshal (March 30,
1988 and April 18, 1988 memos) notes that the new garage must be of
one hour fire resistive construction because of its proximity to
property lines and the addition of office space above. Also, walls
within one foot of property line shall have no openings. The City
Engineer (April 4, 1988 memo) expresses his concern regarding the
potential future use of this structure as a second dwelling unit
and suggests that no sewer or water connections be allowed for this
structure. He also notes that the garage backup area must be
dimensioned and the site plan corrected to show a 10' alley at the
rear instead of the 5' easement shown. The revised plans submitted
dated April 13, 1988 have been corrected to show a 20'-10" area
between the garage and the house; the alley, which is not part of
this property, is no longer shown. In a follow-up memo dated April
19, 1988 the City Engineer states that if a wash basin exists it
must be hooked up to the sewer. A survey of property lines will be
required at the building permit stage because of the proximity of
construction to property lines. He also notes that it may be
difficult to build retaining walls so close to property lines.
The Chief Building Inspector (April 5, 1988 memo) notes that per
the Uniform Building Code a sink (other than a bar sink) defines an
area as a dwelling unit. Therefore, the proposed sink in the
office area above the garage would qualify this area as a second
unit per the Building Code. He also states that walls less than 20
feet to property line must be of one hour fire resistive material
and no openings are permitted less than five feet to property
lines. Also, one hour construction for occupancy separation is
required between the garage and office area.
Planning staff would note that a copy of the applicant's approved
home occupation permit is included in the packet. This permit was
issued for a business called Videssence. It was to be an office
use involved in television lighting consultation and equipment
sales. The permit did not note that there would be any metal or
electrical work or associated equipment involved as part of this
home occupation. The information provided on the application
indicated that there would be no employees involved in this
business and no one would come to the site. If the special permit
for use of the accessory structure as an office/workshop for
conducting a home occupation is approved by the Planning
Commission, the applicant would have to amend his Home Occupation
Permit to" include the manufacturing aspects of the business
including equipment to be used. The code does not specifically
prohibit light manufacturing uses such as carpentry and metal or
electrical work from being conducted from a residence. However,
the code does specify that a home occupation may not be conducted
from an accessory structure or a garage unless a special permit has
been obtained from the Planning Commission. Due to this limitation
and the fact that manufacturing type activities usually require the
�
availability of some sort of accessory structure in which to
conduct the business, they have not been permitted as home
occupations. If the Planning Commission approves this request for
use of the proposed office space to be added to the garage in the
conduct of the home occupation, the only limitation on this
occupation would then be that the electrical and mechanical
equipment used be incidental to the dwelling use. Therefore, in
approving the office space for use in the conduct of the home
occupation, the Planning Commission will in effect be endorsing the
use of this area for the business to include manufacturing and
assembly as described by the applicant in his explanation.
Applicants' Letter
In their letter of March 11, 1988 Paul and Janet Costa state that
the existing garage is in very poor condition. The proposed
structure will provide covered parking for two automobiles as well
as serve as an office and workshop for a licensed home occupation.
The only plumbing in the structure will be a 2" drain pipe for wash
basins. Because the structure will be built into the hillside, the
structure will not obscure any views.
Study Ouestions
At their meeting on April 11, 1988 the Planning Commission reviewed
this application and asked several questions (Planning Commission
Minutes, April 11, 1988). In their letter dated April 11, 1988 the
applicants respond to the Planning Commission questions. They note
that three people live on this property and the family own three
vehicles which they keep at this site. The proposed office space
will be used to design and test lighting instruments and no clients
or employees will come to the site. The third bedroom is intended
to be used as a guest bedroom until such time as their family
expands. They go on to explain that the proposed uses of the
office area would not be suitable to conduct from a bedroom, since
these uses will include metal work, lightweight fabrication,
electrical component construction, painting and finish work on
lighting fixtures.
The applicants further explain that since the proposed activities
will include wood work, metal work and electrical work, it is
helpful to have water available for cleaning up. Therefore, the
proposal includes a two inch drain pipe to provide for a wash basin
in the workshop and office, but no bath facilities are proposed.
Plannina 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
conditions should be considered:
4
1. that the conditions of the Chief Building Inspector�s April
5, 1988 memo and the Fire Marshal�s March 30, 1988 and April
18, 1988 memos shall be met;
2. that there be no utilities other than electricity extended
into this structure;
3. that the garage/workshop and office/storage area above shall
be constructed as shown on the plans submitted to the
Planning Department and date stamped April 13, 1988;
4. that if the proposed office is approved for use in
conducting the home occupation, the applicant shall amend
the Home Occupation Permit for the business within two weeks
to include the manufacturing/assembly aspects of the home
occupation; and
5. that the proposed structure shall never be used for
residential or sleeping purposes.
' ���;��C1
'�,yc��i��l� vzc� � . ���-� -�� � � _� '� -
Adriana Garefalos
Planner
AG/s
cc: Janet and Paul Costa
/
��
Cit,y of �urlingame
PLAiu iV ING i.0'.:"7"I:.S ION
CITY HALL
Eurlin�a�ne, CA 94010
Dear Sirs:
U a „� �.�� a: : �,.� ..y :,�
°.�I ^. •� �1 �" ;. .. :
,- . _ , ,. ,. ., - -
I refer io the Teetin� held Aoril 25, 1988, particularl,y
concernin? ACTIOiV ITE'�t t�2 wnerein Six Soecial Permits
are sou?ht bv Janet and Paul Gosta (applicants and property
Owners), such nermits for detached overhead �ara�e with
office�storaQe area�bove at 1417 Bernal Avenue (APN 02�0054-050),
zoned R-1.
Tris area is zoned R-1 for a pur�_ose; that is to �naintain an
area ti�at is strictl,y resid�ntial. Commercial propert��
,vould de?radin? and disr�i�tive and should be located in
/be
a com�ercial zone.
i stron-ly onnose �rantin� these perm�ts and �vill be most
interested in anv action taken t;v ,you.
Ver�l trulv .yours.
'__~�\J� . � � l
�v \� v�, ���\ J�,..���
�
�"ary �Ji�;ini eatts `�`�`-'�
1428 Vancouver Avenue
Burlin�ame, CA 94�10
April 30, 1988
April 27, �9$�
City of Burlin�ame � ' � ;' �- ,. � �, ,
PLAN^: ING CON'L�� I S,� ION �. +
CITY HxLL
BURLI�� G.'�iL�:�:. , C � , a4010
De=�r Sirs:
In reference to your meetin� held Anril 25, 1G$$ -�CTI';D1 rTEi #2
I definitely wish to protest any such permit for buildin� on any
detached oversized gara?e with office space and stora�e area at
1417 Bernal Ave (APN) 026-051�-050) by Janet and Paul Costa.
This North Burlin�•arr�e area is a11 zoned R-1 and should remain as
now zoned. '�'e do not want any com:nercial building or additi.on on
to any ;�resent propertv for such nurposes, and I trust you will
not see fit to �rant these ;�ix ��e�ial "'ermits as requested.
I have been a�ro�erty owner for over 50 ye�rs in Burlinaame and
we want our presant ��ron�:��ty values prF�served as they always have been.
Please be certain vae are kept advised on tris matter.
Very truly yours,
� - .� ; _.
� _�.'''rt-' � / �"✓..<.�<: J
Yv�<_i-7u-`�'✓ �.
�Irs . F.0 . ;�� ei sma.nn
1k32 Vancouver E�ve .
Burlir.game , Ca . 9�.O1C
P.C. 4/25/88
Item #2
t� �:
CQMMUN�CATiON REC�IVED R � C� � � � � �
��.��ti�'P ,
AFTER PREPARATIDN APR 2 51988
, -- r ---- ---- -- - CITY Of BURttNGAMG -- ------ - --
:1;. �.�:,._ �F S7AFF REP�RT � ���NING DEPT. /
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RECEIVED
MAY 171988
CITY OF BURLINGAME
PIAyNING DEPT.
2020 Hillside Dr.
Burlingame, CA 94010
May 16, 1q88
M�. Margaret Monroa
Plaru�ing Department
City oi i3urlingare,
Burlingame, CA 94010
Subjact: Residence of Paul & J�net Ccsta,
].L,.17 Ber� 1 Av e., Bur lin�;ame;
Special Perrai.ts fcr det��hed over-
�ized �ara�,e/offiee/stpzage area.
The undersi�ed� le�g-time nei�;hbor of the subject applicants� is
concerned whenever smmevne desires te deviate from the R-1 Zoninv
Restrictions� The concerr� is about the possibility of noise, tra"fic
con�estion and obstructi�n of our present view.
At one time residents were required to obtain perr�its frora the
Poliee Depart�ent for autes parked on the streets. This see:ls to
h�ve �one ny the board. We do not see these pernits and stickers
any raore.
We msk that in your future considers�tions of 2�Ir. Costa � s requests� you
also cansider the effect that ,your acti4n wi11 have en his nei�hbors.
Si�cerelT,
�� ����e d�
William H. Bl�ckk�urn
C___/�'r�v�«`.' •
. ��, t. �-.
��� �» ��z ��
��G � � ��'�z-u�� �-``-�-- .
IRL1N,
JUN[
C�.�.� C�x.�� .a.� �a�x�Zrn.��xrrr.e
CITY HALL-501 PRIMROSE .�-OAD PLANNING DEPARTMENT
BURLINGAMF_. C4LIFORNIA 94p1n (415) 342-8625
M�a� 9, 1988
Ms. Molly P. Coel
1433 Bernal Avenue
Burlingame, CA 94010
Dear Ms. Coel:
Regarding the Special Permit application for an oversized
garage at 1417 Bernal Avenue, this application was denied
without prejudice"�y the Planning Commission. Should a
revised proposal come before the Planning Commission in the
future you will receive a public notice of the hearing.
Sincerely yours,
�����u - f��, . .
�
Margaret Monroe
City Planner
s/
�
�,�� .•
-t�t: : {''
City of �urla n�-a�ria
F�L;�'�"I.1rG �';��' z�:T;,r.�
s � CT'�1 ?��L?.
�iI1;I<I'1G1���`�, C��. �401Q
�E: � T '�if.l"S I
Apri�l �?7, 1��:-
`
/�
Tr� r�f.�r^nc� to your �neetin� held �T�ril 25. i�>$5 - r:^`i'I =IJ TT�� �;�
i��f3nft'Iy �:ish to �ratest any'isucn �ermit ior bzi3ldin� c�n an��
de��,ched cavrr: ized p;ar=.�e with of�'3.c� anac: .�nd stora�;e arE.�: at
11�27 A�rn�z2 Ave ( At I� ) 02E-U51�-��Q } 1yy Jan�t and r'�ul. uosta.
Thiu :�:orth �?ur].in��a�:e <,raa is all zon�.:d R-1 and �houl�l re��in as
rio�� w�.r.��d. ��� �o r.�t� v�t:-nt. ��ny co���-ercial builain� or� ad�3it; on on
t�� any r:�r�.ent nrf-+?�rrtv F�r svch:��ur�?�ses� ���.d I tz•j��t yo;,� Svi1Z
not se� .1'it t� e;r�nt ti��s�� _�ix � j«��i�l '�ermits as rer.p�sted.
� � i���`E'• ��er: � pro:�erty �wner for �ver 5g ys�ra i.n ��urlin�ar.:e �nd
=� ,, . w� ::���nt our ��re�.�r�t .-���o� rty valuF�s Fr<,served as thFy �iw�v� hav� been.
Please be certain we are kent advised on this matter.
VerR,r tr�:ly yours,
:�ix�� . r. �1. �`'ei ^r±7. �nn
1�•3�' '•+:,*�c:�t�vc;r :`�7c�.
,.'�:rlir.nr �;E , i: a . �1,� �1t;
RECEIYED
MAY 6 • 1988
CITY OF BURLINCNME
Pi A��NING DERi.
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��iQ �t�� �� �Li��t2���YItP
SAN MATEO COUNTY
CITY HALL- 501 PRIMROSE ROAD
BURLINGAME, CALIFORNIA 94010 TEL:(415) 342-8931
NOTICE OF HEARING
,� � :u
NOTICE IS HEREBY GIVEN that Monday, the 23rd day of May. 198s , at
the hour of 7:30 P.M., in the City Hall Council Chambers , 501 Primrose Road,
Burlingame, California the Planning Commission of the City of Burlingame will conduct
d pUb11C hearing 011 the application for constrLction of a detached gara�e with a workshop
area in the rear �0% of the lot which will need S�e ial Perm�tG o Gi. (567 SF F�o�osed;
500 SF allowed) and hei�ht (12'-10" proposed; 10'-8" allowed) at 1417 Bernal Avenue. •
zoned R-1
At the time of the hearing all persons interested will be heard.
For further particulars reference is made to the Planning Department.
MARGARET MONROE
CITY PLAN�IER
May 13.1988
RESOLUTION N0.
RESOLUTION APPROVING SPECIAL PERMITS
RESOLVED by the Planning Commission of the City of
Burlingame that:
WHEREAS, application has been made for two special permits
to allow construction of a detached aaraQe
at 1417 Bernal Avenue ,(APN 026-054-050 �,
and
WHEREAS, this Commission held a public hearing on said
application on May 23 , 1988;
NOW, THEREFORE, it is hereby RESOLVED and DETERMINED by this
Planning Commission that said special permits are approved, subject
to the conditions set forth in Exhibit "A" attached hereto.
It is further directed that a certified copy of this
resolution be recorded in the official records of the County of San
Mateo.
RUTH E. JACOBS
CHAIRMAN
I, MIKE ELLIS, 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 23rd day of_ May
1988 by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
MIKE ELLIS
SECRETARY