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Home My WebLink About1417 Bernal Avenue - Staff Report (2)City of Burlingame Conditional Use Permits and Special Permit Address: 1417 Bernal Avenue Item No. _ Study Item Meeting Date: 02/25/08 Request: Conditional Use Permits and Special Permit to use a portion of an existing detached garage for recreation purposes. Applicant and Property Owners: Trent and Anne Wright Architect: Winges Architects, Inc. General Plan: Low Density Residential APN: 026-054-050 Lot Area: 6000 SF Zoning: R-1 Project Description: The existing two story house with a detached two-car garage contains 3,636 SF (0.60 FAR) of floor area and has four bedrooms. The existing floor area is nonconforming (3636 SF, 0.60 FAR existing where 3420 SF, 0.57 FAR is the maximum allowed). However, because there is no increase in floor area proposed, a Floor Area Ratio Variance is not required. The applicant is proposing to remodel the existing detached garage in order to use a portion of it for recreational purposes (rumpus room with a half-bathroom). A Conditional Use Permit is required to use a portion of the detached garage for recreational purposes. A Conditional Use Permit is also required to have a toilet in an accessory structure. The applicant is also proposing to remodel a portion of the first floor of the house. There is no increase in footprint or floor area with the proposed remodeling to the accessory structure and main dwelling. The existing detached two-car garage measures 567 SF (21' deep x 27' wide). W ith this project, the applicant is proposing to maintain one covered parking space (10' x 20' clear interior dimensions) and convert the remaining portion to a rumpus room (recreational purpose). A new one-hour rated fire wall would separate the parking area from the rumpus room. A Special Permit is required to reduce the number of covered on-site parking spaces from two to one. The proposed rumpus room would contain a bar area, including a refrigerator, counter and sink, and a small bathroom with a sink and toilet. The proposed remodel to the accessory structure will include electrical outlets, lighting, plumbing and wastewater/sewerconnections. Exteriorchanges include newdoorand windows, siding, and wood brackets. A Conditional Use Permit is required forwindows within 10'-0" of property line and for windows located more than 10'-0" above grade. The following applications are required for the proposed addition to the existing detached garage: ■ Conditional Use Permit to use a portion of an existing detached garage for recreation purposes (rumpus room) (CS 25.60.010, m); ■ Conditional Use Permit for windows within 10'-0" of property line and more than 10'-0" above grade (CS 25.60.010, i); ■ Conditional Use Permit for a toilet in an accessory structure (CS 25.60.010, j); and ■ Special Permit for a reduction in the number of covered parking spaces (two covered to one covered) (CS 25.28.035, b). The existing house has four bedrooms. Two on-site parking spaces, one of which must be covered, are required for a four-bedroom house. The proposed covered parking space contains 10' x 20' clear interior dimensions and complies with the minimum covered parking space dimensions (10' x 20' clear interior dimensions required). One 9' x 20' uncovered parking space is provided in the driveway. Conditional Use Permits and Special Permit 1417 Bernal Avenue 1417 Bernal Avenue Lot Area: 6000 SF Plans date stam ed: Februa 4, 2008 EXISTING PROPOSED ALLOWED/REQ'D Lot Coverage: 2394 SF no change 2400 SF 39.9% 40% _.. ... _...... __... __...... , ........ _..... _;. _....... __ __ _ ._ FAR: 3636 SF ' no change 3420 SF 2 0.60 FAR 0.57 FAR _... __.. _ _....... ;__._ _.;. __...... __.... _ Use in Accessory two-car garage one-car garage and recreation room requires a Structure: recreation room Conditional Use Permit (rumpus room) 3 _ _ _....... _. . _..... Windows in no windows located two windows located windows within 10' of Accessory Structure: within 10' of property ; within 10' of rear ; property line and/or more line property line and one than 10' above grade window located more requires a Conditional Use than 10' above grade 4' Permit Bathroom in none bathroom with toilet toilet requires a Accessory Structure: and sink 5 Conditional Use Permit _ .. _ _...._.. _. _.. Parking: 2 covered 1 covered 6 1 covered �2o�-o°w X 20�-o��D) ; (10� x 20�� (� o� X 20�� 1 uncovered 1 uncovered 1 uncovered (9' x 20') (9' x 20') (9' x 20') # of bedrooms: 4 no change --- __.._._.. __._ ......... :. _._.. Height ofAccessory 11'-6" to plate no change 9'-0" to plate Strucfure: 17'-7" to roof ridge 15'-0" to ridge _... .. __ .... .. _ _...... _ ....... . .. _;. ... . _.. _ _. Sfructure Size: 567 SF no change Conditional Use Permit required if size exceeds 600 SF ' Existing nonconforming floor area ratio (3636 SF, 0.60 FAR existing where 3420 SF, 0.57 FAR is the maximum allowed). 2 (0.32 x 6000 SF) + 1100 SF + 400 SF = 3420 SF (0.57 FAR) ' Conditional Use Permit to use a portion of an existing detached garage for recreation purposes (rumpus room) (CS 25.60.010, m). 4 Conditional Use Permit for windows within 10'-0" of property line and more than 10'-0" above grade (CS 25.60.010, i). 5 Conditional Use Permit for a toilet in an accessory structure (CS 25.60.010, j). 6 Special Permit for a reduction in the number of covered parking spaces (two covered to one covered) (CS 25.28.035, b). 6�� Conditional Use Permits and Special Permit 1417 Bernal Avenue Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer and NPDES Coordinator. Ruben Hurin Planner c. Winges Architects, Inc., architect Attachments: Application to the Planning Commission Conditional Use Permit Applications Special Permit Application Staff Comments Aerial Photo Qc� City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Job Address: 14� � aG�'^a( �v�- . �� ,, �.� � . i� -� l �� v � v C� �' �` �-C , v - . , . _ � ,. w, -- , � � � �'� ^ F -- ---..__.._.. (- _ � � 7 �' �' �1 � � � _, ^ ' , ' �'1 . , r'. . , r .. �,� `-,, � ��,� ,� �� , - - --- ^ � � ,. , �r ,�} �, . � �� . � -,,_ �,��, -- C�'- �" �- E;:� - _ , ,, , � ! � ',c � � � � , (�'. � . — — `- - - . _ � , � ". , ,�,�, , . � , , �=x �",r , -- , y ...� �c� , _ _ __ _- . -� _ . _� S L �l � � � �� ,� ,• - , `, , ' �; i F-,, (�C, —�-� , . .J 1 � � ! .. ._. i � �Cf U-,� � �, �, Page: .. ,�-�. ,� . .