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Home My WebLink About1612 Howard Avenue - Staff Reportr • � ' i,o Ci a�'_--�— P.C. 3/14/88 I t em # :�u. MEMO T0: PLANNING COMMISSION FROM: CITY PLANNER SUBJECT: VARIANCE FOR SIDE YARD SETBACK FOR A GARAGE AT 1612 HOWARD AVENUE, ZONED R-1 Paula Poor is effectively requesting an extension to the side setback variance granted on January 4, 1984 to allow a new 360 SF garage to be built in the side setback (0' requested, 5' required) (Code Sec. 25.66.050). In fact, because of the time limitations in the zoning ordinance, she needs to have a new variance (Code Sec. 25.16.130). After receiving the side setback variance in 1984, the applicant's contractor applied for a demolition permit (February 3, 1984) for the existing garage and a building permit (No. 7121, March 23, 1984 ) to build a family room/den addition to the house and a new garage. The garage was demolished. Then construction on the addition to the house commenced along with regular inspections, until the point of final inspection. Final inspection was never done because the applicant had not built the garage. Just prior to the expiration of the building permit in March, 1985 the city building department called and left a message for the applicant reminding her that the building permit was going to expire. No action to renew the building permit was taken and the permit expired on March 23, 1985. Since issuance of a building permit automatically continues the planning approval, the expiration of the building permit also marked the expiration of the planning approval of the variance. Thus the need for reapplication for the variance at this time. The applicant has expressed concern since she was unaware of the link between the Planning approval of the variance and the building permit. Financial circumstances on the construction of the addition to the house conspired against her and she could not afford to build the garage in 1985. The problem with both building and planning permits came to light when she came to the city recently to make application for a building permit to build the garage. She feels she was never informed that the planning approval could expire. Since the existing garage was removed and the family room/den addition have been completed without the garage being replaced, the property is presently out of compliance with the zoning code. Clearly a garage needs to be built and the applicant is now willing to build the previously approved garage. Only reissuance of the variance and paying the fees to extend the original building permit retroactively remain to be accomplished before reconstruction can begin. 2 The Proiect The project submitted in 1983 for Commission review was the reconstruction of the existing 12' x 20' freestanding garage with a new 18' x 20' freestanding garage 20' behind the front of the original garage. The new garage would be accessed by a 94� driveway, about 79' of which were behind the 15' front setback. The driveway is 9' wide. A two car garage was not required for the three bedroom/one den house because the project provided one covered off-street parking space and at least one uncover�d space in the driveway behind the front setback (Code Sec. 25.70.030 a-1). The placement of the house and physical constraints created by the creek on this site preclude placing the garage back far enough to allow access to a two car garage. Planninct Commission Action Staff would recommend that the Planning Commission grant the variance for the side setback on the same grounds they did in January, 1984 (Planning Commission Minutes, December 12, 1983). Moreover, it would be helpful to staff if at a future meeting we could discuss a better procedure for handling such a situation. The Planning Commission should hold a public hearing. The reasons for any Planning Commission decision should be clearly stated. At the public hearing the following conditions should be considered: 1. that the conditions of the Fire Marshal�s March 1, 1988 memo, City Engineer�s memos of November 29, 1983 and February 29, 1988, Chief Building Inspector�s memo of December 1, 1983, and the DES letter of November 4, 1983 shall be met; 2, that the project as built shall be consistent with the plans submitted to the Planning Department and date stamped November 15, 1983 except that the standards of the 1985 Uniform Building Code as they apply shall be met; and Y�n��.,,.� ('� 3. that the applicant shall pay� the required fees as set by city ordinance for Cextending, her building permit from March, 1985 until the present time. y Y I �� r�'�, Margaret Monroe City Planner NiM/ s cc: Paula Poor r � ' � PROJECT APPUCATION ��d"�" �� 1612 '�4041ARD AVENUE £t CEQA ASSESSMENT �RUNGAME project address -_ �+��t�� project name - if any Application received ( 2/24/88 ) Staff review/acceptance ( ) i. APPLICANT Paul a Poor 579-2893 name telephone no. 1612 Howard Avenue, Burlingame, CA 94010 applicant s address: street, city, zip code Robert Onorato, 600 E1 Camino Real, 583-5944 contact person, if different San Bruno, CA 94066 telephone no. 2. TYPE OF APPLICATION Specia.l Perr�ii; O Variance* ( X) Ccnc+ominium Permit ( ) Other *Attach letter which addresses each of the 4 findings required by Code Chapter 25.54. 3. PROJECT DESCRIPTION VARIANCE to d� � OL�1 a 360 SF garage to be bui 1 t within the required 5'-0" side yard area. The present garage will be removed and the new garage site is located 20' farther back toward the rear of the lot whi.ch steep�y slopes back to a creek; however, the proposed site is not within the rear 30% of the lot and therefore is subject to all setback requirements. The relocation of the garaoe is necessary as a result of a family room/den addition to the rear of the house. Apt�roval was Qranted bv the Plannina Commission on December 12, 19�3 for the proposed variance. Ho�•�ever, construction did not proceed in a timely fashion and on March 23, 1985 the buildinq permit and variance for the project expired. The family (attach letter of explanation if additional space is needed) room and den have been constructed, al l that Ref. code section(s): ( 25.66.050 )( ) remai ns i s the garage a. PROPERTV IDE�ITIFICATION addition. ( 028-315-010 � � 7 > � � � � Burl.inaame Park �lo. 2 � APN lot no. bloc no. subdivisitln name ( R-1 ) ( 8,158 ) zoning district land area, square feet Paula Poor 1612 Howard Avenue land owner's name address Bur1 i n�ame �CA 94010 Reauire� Date received city zip code (3��) (no) ( — ) Proof of ownershi� (��) (nol ( - ) Owner's consent to a�plication 5. EXISTIMG SITE CONDITIONS Three bedroom single family residence. Existinq one car qaraqe has been demolished for familv room/den addition. Re�uired Date received (yes) (wa) (2/24/88 ) (.veS) (�+g) ( 2/24/8s�) (yes) (�s� ( 2/24/88) (yes) (no) ( ) (other) (11/28/83 ) (garage) 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 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. PRo�ECT P�nF�sa�(NEW CONSTRUCTION ONLY) GARAGE + FAMILY ROOM Proposed cens-cruction, �elov� arade ( - SF) Second floor ( - SF) �ross floor area First floor ( ] 5 Q SF) Thi_rd floor ( - S`) Pro,ject Cod� Pr000sal Requirem<�nt Front setback 15'+ 15' Side setback n.d. Il.d. Side yard Q' 5' P,ear yarci 41' 15' i Project Code Proposal Requirement Lot cover�.:�e 30.6% 40% max. F.uil-� ��i� height 11' -5" 14' I11dX • Plate line 8'-1" 1 ' �n �ite nko.sn�ces 2 1 + 6. PROJECT PR�POSAL (continued) 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 IN 5 YEARS after 8-5 5 PM EXISTING IM 2 YEARS after � after 8-5 5 PM 8-5 5 PM _� -� � � � ,_ __ �_ *Show calculations on reverse side or attach seoarate sheet. 7. ADJACENT BUSINESSES/LAND USES Single family residences on all adiacent sites; this use conforms to the General Plan. Required (3�s) (no) (3�2s) (no) Date received ( - ) Location plan of adjacent properties. ( - ) Other tenants/firms on property: no. firms ( ) no. employees ( ) floor area occupied ( SF office space) ( SF other) no. employee vehicles regularly on site ( ) no. comnany vehicles at this location ( ) 8. FEES Special Permit, all districts $100 () Other application type, fee $ () Variance/R-1>R-2 districts $ 40 ()� Project Assessment $ 25 () Variance/other districts $ 75 () Neoative Declaration $ 25 () Condominium Permit $ 50 () EIR/City & consultant fees $ () TOTAL FEES S WATVED RECEIPT N0. --- Received by --- I hereby certif under penalty of perjury that the information given herein is true and c ec to the best of nowledge and belief. Signature Date �,' e2+oL'gg Applicant STAFF USE ONLY N EGATIVE DECLARATI ON Fi le No. The City of Burlingame by on , 19_, 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: Categorically exempt; Reference CEQA Code Section 15301(e) � �� t ►W V� Si ature of Processing Official G��I,��-��L ��-�' �, �� i'tle Dai:e Signed Unless �ppealed within 10 days hereof the d�te oosted, the deternination shall be final. DECLARATION OF POSTIPIG Dai;e Posted: I declare under penalty of per.jiary that I ar� City Clerk of the City of Burlingame and that I nosted a true copy of the above Neoati��e Declaration at the City Hall of said Cit,y near the doors to iha Council Chambers. �� xecuted at 6urlingame, California on Apoealed: ( )Yes ( )P!o , 19 JUDITH A. MALFATTI, CITY CLERK, CIT`�' (', oURLINGAhiE � STAFF REVI EW 1. CIRCULATION OF APPLICATION Project proposal/plans have been circulated for review by: Ci ty Engi neer Building Inspector Fire Marshal Park Department City Attorney date circulated ( 2/26/88 ) � �� ) i " ) � — ) � — ) reply received (yes) (no) (yes) (no) (yes) (no) (yes) (no) (yes) (no) 2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATION MEASURES 3. CEQA REQUIREP4EPlTS memo attached (yes) (no) (yes) (no) (yes) (no) (yes) (no) (yes) (no) If a Negative Declaration has not been posted for this project: Is the project subject to CEQA review? Categori cal l y exem�t IF AN EIR IS REQUIRED: Initial Study completed Decision to prepare EIR Notices of preparation mailed !tFP to consultants Contract awarded Admin. draft EIR received Draft EIR accepted by staff Circulation to other agencies � � � � � i � � ) ) ) ) ) ) ) ) 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 � � � � � � � 4. APPLICATION STATUS Date first received (2/24/88 ) Accepted as complete: no( ) letter to applicant advising info. required ( ) Yes( ) date P.C. study ( ) Is application ready for a public hearing? yes� (no) Recommended date (3 / 1 4/ 88 ) Date staff report mailed to anplicant ( S f�1 �� ) Date Commission hearing (3`/<F-/$� ) Application approved (� Denied ( ) Appeal to Council (yes) jno Date Council hearing ( ) Application aporoved ( ) Denied ( ) I�- 3.3. signed date Concerns Mitigation Measures ;y", �� IV; k'S J A Nj ES f�a� �? I%�2 i-Io�UA2p b,`/EIJUc �'� 21, I�16 rNl �, Ca � 4010 !,OT . � �! � 5 U �v �Y �,oT �,� � oc i� � M,Qp �0.2 / � � ��i ►��a�� na�k . � ,o` a o�` � � �� -" , s Er � 20 �; �i P E �� ;��,�� ,,-- �/� 3a►e � _ -5ET Ih T� 391 S ��c ou S i �t.�. tx. �% �3 /r r �T 1 1 .� �� i � � , RECEIVED FEB 2 41988 CITY OF BURLINGAME P1.A�IVING DEPT. vL � C� '�� I.ot S �,� �� a�a ,�o ° � �G�o �7 �c �� r�" � � �-/�'�. � � °�� \ � ,•��T � 2ou �i P� u../ �o,�J :,, �• - �3918 C i..�3' S) . � \ \� , � e9� �� \�. / . ,' Q _' � i ,. 5E1 W P OIJ 'vl U E�J Ea2 �'��Xi5TI1JG 6A�aGE {�lo DiST). � �. � \'-- �X15T1IJG GA�aG� Ot�l (,p�( 5, �VE �UC RDaGNs I fJ r0 I.O'f 1 Ht �.K CO�i'N �i2. .� :. ,-srT �,u.v. o� �ot uUE �or � r'�l c� �-I ��l i� f�l i i-1 C �D3� EdwQ��S �oa� Bu2�i��wlE, Ca 94oio �I UG U R(/,�Cl;?:��J6�: h�•1�3�'�9+8��`;,. �. .; �� ; � `�,�, ,,, ; , � � `;� v ` <� i �,� 'Y�,� � ;� � ��' �b�. � : � ..��do 3�� o �-, eP �: > �� a� w@J� J^� •'Basa"oa � ` :� `-- r:tr t 4��r. �; `,`` C�� ` �, � 7 , 7 k.� y .. ,. � . � y+� . �. . .� . � . N 1y . � � t ' ' . � � � , �' . `. . . , .... . � . S t> '.♦ - �oaT� :�.-�e � �(, fq . .. . , ;.;::: . . <''MEMO T0:"� CITY ENGINEER .. CHIEF BUILDLNG I SPECTOR FIRE MARSHAL r DIRECTOR OF PARKS � "'Y FROM PLANNIING DEPARTMENT � , . ,: '�`,� SUBJ ECT:'' . I6 %� ��p✓!G� �G�/'Llir� � � �� F. �.��,�:..-. �.. � . ��. ,�i'/! !� �i�sy� —� review by the �,�_ An application has been received for the above project for �� Planning Commission. The application wi11 be scheduled for ' at their` � %� meeting. We .' your comments by j//llilG� -� �'� � Thank you. T • /� ��(��v N, NL � r, : F� -�,_ L✓A� c v,?�h � 3' oF �i�Pf✓��i _.: -� l �N� ��/ f'j"�' `'� C�� rJ i'TRA� t� onI Pc�s (��, #a ,, . � �. x � �� ... . . -� � k� 4 . would appreciate having .�-�-�g L„�E MN � � ,(� �i S /n� D/ ri47�P'j e N � r��« y � �� . . ��, / � f � 1" '�� i., ,� E'� MEMO �. , ;', a� �. / T0: V�i / �' FROM: Planning Department t Yi �. �� ii � Y r�Ov :: � 1983 CITY OF BURLINGAME PLANNI('� DEPT. Public Works - Engineering Division Re: Variance for a garage to he built within the required side yard area at 1612 Howard Avenue .�-- Because the construction of the garage is close to the side property line and within the creek slope, the following will be required at the Building Permit stage: a. The lot be surveyed at the boundary next to garage. b. That a Civil Engineer confirm cree�,capacity through the property, especially at the new garage if required by the City Engineer. As conditions of this variance, the following should be attached: 1. That the driveway to the new garage be paved. 2. That the creek area be cleared and debris cleaned if required by the City Engineer and that slope protection be installed to protect the garage foundation. / %' / � .� � � /'�,' ��'��L�'/��j ��!/ ,; ��G� (/ - Frank C. Erbacher City Engineer FCE:mg d�� ry �� f,�-// ��-� �'� November 29, 1983 /2�� — ___--- ,�o� . ��,�'�r� "� � � -� u"�•�"f �� > Co�-�/.l T.• n��.,.�„r.y - . � , �, f ��y' �. -r��"� �� ' �r.�,�� i��` �ir�� , �, / � .. . -.�-:...R.7...-;t.:�:_ . . . !' rr :�� DATE : % �Z/��3 MEMO T0: CITY EN6INEER � ✓�'F�IEF BUILDING INSPECTOR C/� �-�-.� f�� - GL��--/�s �� ) FIRE MARSHAL � FROM: PLANNING DEPARTMENT ,, SUBJECT: ��szc� � � R 'rc� o ��-c � To G� a l�-*�.c � /lo L� �--��-- �� ,%`� �� ,i'S?�iril�e An application has been received for the above project for review by the Planning Commission. The application will be scheduled for ��o� at their lZ�jz��3 meeting. We would appreciate having your comments by ft�3o ��3 Thank you. Helen Towber4 . Planner 5/ att. /�- i- �.3 --• i �t � O • � o) s-r �- / � y ,0� y� c> � �ii-r .C' -� / �/ ,v ��G1�7 ,� /,> >4 i /c%J /,,. q ,�i ✓ � S /a rr � . ,/ j % /r � • �� +.�� + E�� ', , j� +f �// C- � i !! �el �%G. � � J � ��° �Dv ! r LS 2� t� / ��% r, ,/,,-� 1 � / � � 9u�'S �� ,��/� � ✓�� ,�/ S l p '7 �C/G c -. �;�( /� � , oL � /f r � // ' /� f �� y� �/� G� �� u � L'� '� c� � t�'�'�x S fr1" �// l � � � . % � , DFPT. �/ 0`,2 /G �`�C' %/9/ /' ` � - " i� " � /L) Ll/ !G� � `� �� s4 � � 4 � . � - - � ,�,�� -��,�,�: /� � ,� %�.S• Cc �d ��1' d /� �� c� � �-..e/l _ ^ u �c�c� f T � "��""'�'�""�..�.»...wew.fron�r�.,m.vm,�,.a+nsimaa^s*:•�-arm.nr.'r-�aat-- � � . ,.,...., kC' . , ,•. , r .i�. .. ., `W'..:�: � �_.t;r.ee->,,..a . �....,..,.......,.... ._ T0: FROM: SUBJECT: File Planner 1612 Howard Avenue - History of Proposed Addition DATE: Plarch 2, 1988 December 12, 1983 Planning Commission approved variance to side setback for new garage. February 3, 1984 hlarch 23, 1984 March 13, 1985 P�arch 23, 1985 Garage on property demolished. Building Permit issued for one story addition to rear of house and new garage. Building permit was never finaled because required garage had not yet been built. Building Department called applicant and left messaae regarding status of buildinq permit. Building permit expired since applicants did not proceed with aaproved work. ,a '. BUILDING CIT`Ln�-B.URLINGAWIE -- ' -� 501 �RIMROSEROAD • � • BURLINGAME„CA,94010 - --- ___.. PHONE (415) 342-8931 ' ,-. : ; .:,.i.C"':`:��•-,. . _ . .,.. . ,,,., .,--- '.,� ".--- _ _ --._._. __. . .._ . _ . - , .j',y!_� _�; Office of the Chief � , .. : ,: � -.!-�"�'-i.�!.BuildingOfficial ._.-�.-__[__ __. _---.. __..._.._.. _ , , ., � . , „ TMLTY/J.�....:._...... ..._.--� .:.. BLOCNPA(iE� . . IOTPMCFI .. , , , . , , :r a, ;. APPLICATION,_ ° .��/ �,,{ •-, aY : . . . . . PERMIT onre "/�7 . .. . 'RECEIVED ` �� ISSUED ��'p�/�p � i '-� , , .. ER - ��.A`� f.C'Oi'� _!1 • M AVJ � I OW`�1�� . C _.; . � �'_�. _ . .. � ..... .. .. . . . STAIE . ".'�_._�._: _..... j . LiC1'� c;� a rre. _,. ; � QENE � C OR �� . � 9 V_/�- /� � M,�� ,�,e �� a �,�w�, ..�STATEl1C.N0.�-.•....-. •._�•.......-'.CITYBU9T�Vt1q�•..-.-.. . .WpiNERSCOM/P"'�y ."'�" M�lNf�00(1E `��'��7 +�� Jr��3 �s�/ i/� •nCHiEGTOnENGR. . .... -. vHONE ��, ST�TEl1C.N0. . _.....___.,..:..._. S. ._..,.. now�sv . ` � . cm �/.� sEnnvicc -._�'.1jJ:: ..�� 1? S cirveus.rnzwo. . _._ _-. ._ . ..�_,.._..--.. FI%TIIRES SW�TC11E5 STOVE MN(iE DT"FA � - -- � �r-CONSTRUC110NLFNDERNAME^ . ' . ' PMONE � q�W�MEH F�NS M01 . . __ _ ... s ._ _ '_ --wonEss ._,._,-_..__ -.�� .-._ ._...._. __ _Firy . . . . . P�UMBINGCONIiUCTOF % - . .. . . . ( / �y -. ` . DESCRIPTIOH OF WORK AND BLDG. USE "'^'�"D°"E� , . - .'. ' . ._,_.. . ....�__ srn�uc.Ho. cineus.rnzwo. ' . . . ' � ...._..�.._........_.._. .. .,._ . _ _ _. � � �-- -- - �i- b'' �'�o �o''�.�t'r c' H d� - . ' ' ., � . . . . , . � •. . : � �. w.c.. uv. ee.H 1. sr+avrr sHK - wsx ' _ _ � .� �� . _. . . . .....- . � . . ,._...., ..+.. ._ C�. �.. . �:. . � -� u �. . � . . . .. ' . . anTMes F�oonswK uwH�i couni� . . - __. . . , ' . � wws�n - -_-. "..'TYVEOFCONST:" ' OCC.GHWP USEZONE ZONE WISTE W�TEARRNG F.EWFA GESS y�TQ10EPTER TREPTNO >� " ' � ' EOUIP. .., � -. NEw MO _�LTER _ . REVA10.5 _ OEMIXI3N SO.Ff.92E ' NO.OFBEDROOM9 NO.OFSTORIES NO.OFFM1MIUE6 MECIUNC�LCOMMCTIXi . ,. �� ..-�.�......_.. �. . . . ... ..... r:.�.. ........_... ..�_.. _._._ . . .�... _ .... _ VAWATON J I/� YLCK.NO. MMl1N0A00HESS ' $ _ .._ _ _ '_'__-_. " _'" . . .�__ . . .- .........�..�.,.y...,�.�...........��......_. ... __... ....... ..� . ... ... Si�iElC.NO. ' CrtV8U9.TAtNO. � .. . - � FURN. HTR. BpIER CW.�P. �650P6Td � . _ -_ . � .. _ . - � _ ��-yy �Q � I certitythet I em e licensed contractoranE thet my license is in �ull force antl eHect. - -' " " � - � . . BUILDINCa PERMIT �� I certity that I am exempt from the provisions of Chapter 9. Div. 3, B and P Cotle (Con- ._ _ ITEM CODE AMOUNT � - trector's License Law) 6ecause: (CheCk applicable statement.) � . , , BUILOING 85 �- � . � W❑ A. I arn the owner of the a6ove property and I will contract ro have all ol the _ � ahove work DeAortned by licensed contractors. ELECTRICAL 86 W❑ B. I am the owner of [he property and �he work will be partially accomplished in ' accortlance with Statement (A) entl t�e other work will be accomplisheG in pLUMBING 87 -' '� accordancewithStatement�C�. . � W❑ C. I am the ovmer of the ebove proDerty entl I wiil perto(m the above work per- �� sonally or through my empbyees whoae sole compensation is wages, and MECHANICAI B8 � the above-describetl structure is for my sole occupancy and will not be of- , fered 1or sale, rental or lease within one year aRer completion. PLAN CHECK - 9 ❑ D. I am the owner of the above prop�rty. I will Dersonalh/ DeAorm the work and I will nol empby any 0�� in any manner so as to become subjec[ to the ZONING%SIGN 90 ' WorkaPs Compensatbn Insurence laws oi Calilomiy and the above- Cescribetl structure is br my sole occu0�cy antl will not be offered for pUBLJC WORKS 9'I ' sale, rental or lease within one year afler comp�etion. � , � • . MICROfILM 92 ,� ��D .. . . ._ .__ . _ _ . ... . . .... . . .. . � . �� I certity tha[ in �he perfortnance ol the work for which this permit is issue4 I shall nol BAY FRONT . - emDloyanyperson in any menner so as to become subject to Ihe Worker's Com- pERMITS 93 � pensatan laws ol CaYfomia. However, if I am subject to Worker's Compensation laws, I� have filed, or have caused to be tile4 with t�e Chiel Builtling Olticial of the Ciry of pqRKING ys .. . Burlingame, within the year last past, one of [he tollowing (Check applicable pERM1T � � � . statement.\ -� � ' � . � . - TOTAL SG•/ � A Cerrficate of Consent to self-Insurence by the Director ol Indusirial fieletions; � or '. ❑�A Certificate of Worker's Compensation Insuwnce issued by an atlmiqetl In- .. . - ��surer, or - � � , ` . . +❑ An-exact copy or duplicate theraol certitied by the Director or Insurer. -- ,� � I certity that I have read this application entl state that the in ation given is true and ,.' �� f� — �� . J O '- correct. I a ree to compry to II City ordinanc at 1 s lating to bwltling con� ' ' siructi0 I �qake ihis t� nt pen Iry o la ��..L. ��.,w. � ��= � ,,,- 3 , ApDlicant's SigneNre, or Authorized Agent Date NOTICE! .� The job copy o� Ihis pertnit shall be posted consDicuously on the lo� lo make the _ - ' requiratl entries Ihereon. This permit will expire il work is not startetl in 120 days, or il work :s abandoned for ___-- - � �� -� --� more ihan 120 days. This is a Builtling Pertnit when properly filleA o�it, signetl antl validatetl. antl is not translera0le. - Do not conceal or co�er any construction untll the work Is inspected and �he mspection 'is reCArtled on Ihe back o� the lob copy antl oflice co�Y ol Ihis permil All inspection ,_ requests are required 24 hours in ativance ol Ne inspnci�<�n. . FINAL INSPECTION: FAILURE TO CAL� FOR FINAL INSPGCTION ':CULD RESULT -- IIN ADDI7IONAL FEES TO BE IMPOSED. R1pE .__._... GTM_�, Bnµp NNAE IMiQa,LL .R. LEIIWGR ROORR. SPECIAL CONDITIONS Q - ,CI f //'E 7_ n �� /�%///� W .. U Q :. ._ . a N ; tn.__- -- ---- ....�_.. _ r z_ -- —_ - -- _-- ____ w - � ¢_ _ i. . . .�. ��.-.. _' _ " _�.. _ .. _...'v.. . 3 •� r O�... ........ __ ..�i�_"_------.___.,_ Z O 0 _..__.. _._.._.... .�.._.._. - PFNYIT ._.'_�Ij�'.A�..�.. V...-�-� : ;,:,— FoaMwiose. ' OFFICECOPY �.�$ U-x.�� .U�.0 ��i�'�ixC.t��CYYC.E SAN MATEO COUNTY CITY HALL-501 PRIMROSE ROAD BURLINGAME� CALIFORNIA 94010 TEL:(415) 342-8931 January 4, 1984 Mrs. Paula Poor 1612 Howard Avenue Burlingame, CA 94010 Dear Mrs. Poor: m Since there was no appeal to or suspension by the City Council, we wish to advise the December 12, 1983 Planning Commission approval of your Variance application became effective January 4, 1984. This application was to allow a 360 SF garage to be constructed within the required side yard area. The December 12, 1983 minutes of the Planning Commission state your Variance was approved unanimously. All site improvements and construction work will require separate application to the Building Department. Sincerely, �1�qr��h�n� Margaret Monroe City Planner MM/ s cc: Robert E. Onorato Chief Building Inspector Assessor's Office, Redwood City (Lot 7, Block 6, Burlingame Park No. 2; APN 028-315-010) CITY OF BURLINGAME PLANNING COMMISSION DECEMBER 12, 1983 CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman Graham on Monday, December 12, 1983 at 7:30 P.M. ROLL CALL Present: Commississioners Cistulli, Garcia, Giomi, Graham, Leahy, Schwalm, Taylor Absent: None Staff Present: City Planner Margaret Monroe; City Attorney Jerome F. Coleman; City Engineer Frank C. Erbacher MINUTES - The minutes of the November 28, 1983 meeting were unanimously approved and adopted. _ AGENDA - Agenda unanimousTy approved with the addition of Planning Commission Resolutions #3-83 and #4-83 under actions following Item #11. . ITEMS FOR ACTION �1. VARIANCE TO ALLOW A 360 SF GARAGE TO BE CONSTRUCTED WITHIN THE REQUIRED SIDE YARD ` AT 1612 HOWARD AVENUE, BY PAULA POOR CP Monroe reviewed this request for a variance to the required 5' side yard in order to relocate the detached garage. Ref. staff report dated 12/5/83; Project Application & CEQA Assessment received 11/16/83; staff review: Fire Marshal (11/21/83), City Engineer (11/29/83) and Chief Building Inspector (12/1/83); Design & Engineering Systems, Inc. 11/4/83 letter to Pete Kriner, Building Department; applicant's letter dated November 14, 1983; aerial photograph; and plans date stamped November 15, 1983. CP discussed details of the request, location of the lot on Easton Creek, staff review, letter from the structural engineering company, applicant's justification for the variance. Two conditions were suggested for consideration at the public hearing. Chm. Graham opened the public hearing. The applicants were present and stated their desire not to interrupt the flow of the creek or to create an eyesore for their neighbors. There were no audience comments and the public hearing was closed. Discussion: CE's requirement that the driveway to the new garage be paved. C. Schwalm found there were exceptional circumstances in the location of this lot on Easton Creek, that the new garage was necessary for the preservation and enjoyment of the property rights of the owners, that granting of the variance would not be detrimental to the public health, safety or welfare or injurious to other property owners, and that it would not adversely affect the comprehensive zoning plan of the city. C. Schwalm then moved to grant this variance. Second C. Taylor; motion approved unanimously on roll call vote. Appeal procedures were advised. 2. SPECIAL PERMIT TO ALLOW A PSYCHOLOGICAL COUNSELING OFFICE IN AN EXISTING OFFICE BUILDING AT 1214 DONNEtLY AVENUE IN SUB-AREA B(CONTINUED FROM 11/28/83} P.C. 12/12/83 Item #1 MEMO T0: PLANNING COMMISSION FROM: CITY PLANNER SUBJECT: VARIANCE FOR A GARAGE AT A SINGLE FAMILY HOME AT 1612 HOWARD AVENUE Paula Poor is requesting a variance to the required 5' side yard setback in order to relocate the detached garage at her residence at 1612 Howard Avenue. The new 360 SF garage is proposed to be located 20' further back on the lot, but not within the rear third of the lot. This lot backs onto Easton Creek and drops off sharply into the creek. Staff have reviewed the proposed project. The Fire Marshal (November 21, 1983 memo) notes that the property line wall must be one hour construction. The City Engineer (November 29, 1983 memo) notes that because of the location of the garage relative to the creek the applicant needs a survey. The City Engineer needs to confirm the creek's capacity through the property and the driveway to the garage needs to be paved. The creek needs to be cleared of debris (cleaned if required by the City Engineer) and slope protection installed to protect the garage foundation. The Chief Building Inspector (December 1, 1983 memo) asks for a site survey. Since this project was first submitted to the city for a building permit the Chief Building Inspector had already sent the plans out for structural check when the Planning staff identified the need for a variance. The letter from the structural engineer (DES, November 4, 1983) shows that as designed the structure at this location on the lot will be adequate so long as the changes itemized in the letter are made. In her letter (November 14, 1983) the applicant identifies her reasons for requesting the side yard setback variance: they need to enlarge the house to provide more living space; the garage must be on this side of the lot because it is the only side with a driveway; the rear 42' to 62' of the lot is unusable because it slopes into Easton Creek; if the garage is placed back an additional 10' to come under the requirements of the accessory structure code no portion of the structure will be on the flat (bank top) part of the lot; placing the qarage further back would also interrupt the flow of the creek and be highly visible to neighbors; and the proposal will not affect the zoning of the site. A site visit shows that this lot is affected significantly by the presence of Easton Creek. As the site plan shows, at least the rear third of the lot is in the creek or creek bank. Easton Creek drains to the bay about a third or a quarter of the hill area of the city. City staff is satisfied that as proposed the new construction will not affect the capacity of the creek. However, the applicant would not be allowed to build any structure which could affect the capacity of the creek. Therefore there are limits on the use of the rear portion of this lot which are clearly peculiar to this property. To grant a variance the Commission must make findings regarding the following (Code Sec. 25.54.020): a. that there are exceptional or extraordinary circumstances applicable to the property or class of uses in the district, so that a denial of the application would result in undue property loss; b. that such variance would be necessary for the preservation and enjoyment of a property right of the owner of the property involved; c. that the granting of such variance would not be materially detrimental to the public health, safety or welfare, or injurious to the prooerty or improvements of other property owners, or the quiet enjoyment of such property or improvements; and . -2- d. that the granting of such variance will not adversely affect the comprehensive zoning plan of the city. The Planning Commission should hold a public hearing. At the hearing they should consider the following conditions: 1. that the conditions of the Fire Marshal's memo of November 21, 1983, the City Engineer's memo of November 29, 1983, the Chief Building Inspector's memo of December 1, 1983 and the DES letter of November 4, 1983 be met; and 2. that the project be built consistent with the plans submitted to the Planning Department and date stamped November 15, 1983. �V6�� '' l� I � Margaret Monroe City Planner MM/ s 12/5/83 cc: Paula Poor Robert Onorato �� / PROJECT APPLICATION ,��"T" �� 1612 HOWARD AVENUE �r CEQA ASSESSMENT BURLJNGAME project address �d.�� -�,�° pro,7ect name - if any Application received ( 11/16/83 J Staff review/acceptance ( ) 1. APPLICANT Paula Poor 343-9305 name telephone no. 1612 Howard Avenue, Burlin ame, CA 94010 app icant's address: street, city, zip code Robert E. Onorato, 600 E1 Camino Real, 583-5944 contact person, if different Shcl BY'UnO, CA94066 telephone no. 2. TYPE OF APPLICATION Special Perr.:it O Variance" ( X) Condomioium Permit O Other "Attach letter which addresses each of the 4 findings required by Co e C apter 25.54. 3. PROJECT DESCRIPTION VARIANCE to allow a 360 SF garage to be built within the required 5'-0" side yard area The present qaraqe will be removed and the new qaraqe site is located 20' farther back toward the rear of the lot which steeply slopes back to a creek; however, the proposed site is not within the rear 30% of the lot and therefore is subiect to all setback reauirements The relocation of tha garagP it nacaacary ac a raciilt of a p.�Qpocar� family room/den addition to the rear of the house The proposal meets other zoninq (attach letter of explanation if additional space is needed) reQU1T'eR1211t5 f0Y' �Ot coverage, height,plate- Ref. code sect;on(s): ( 25.66.050 )( � line and parking. 4. PROPERTY IDEPITIFICATION ( 028-315-010 )( 7 )( 6 )( Burl i ngame Park No. 2 ) APN lot no. block no. subdivision name ( R-1 � ( 8,158 � zoning district land area, square feet Paula Poor 1612 Howard Avenue land own?r's name dr �ur�ingame, CA 94010 Renuired Date received city zip code �q'e�s� (no) ( - ) Praof of ownershi� . �s� (no) ( n.a ) Owner's consent to application 5. EXISTING SITE CONDITIONS Single family residence with detached garage. Rear of lot slopes down to creek at rear of the lot. Required Date received (yes) �iro) ( 11/15/8� iYes) i�) i �� (yes) (s�a) ( " (yes) (sa) ( (other) ( �- " Site plan showing: property lines; public sidewall:s and curbs; all structures and improvements; paved on-site parking; landscaping. Floor plans of atl buildings showing: 9ross floor area by type of us�'on each floor plan. Building elevations, cross sections (if relevant). Site cross section s) (if relevant). letter of exq anation �Land use classifications are: residential (show p dwelling units); office use; retail sales; restaurant/cafe; mznufacturing/repair shop; warehousing; other (to be described). 6. PROJECT PP,�P�SAL (NEW CONSTRUCTION ONLY) (GARAGE & FAMILY ROOM/DEN) Proposed censii^uction, 3elow orade ( SF) Second floor ( SF) grocs floor area First floor ( ]5Q SF) Third floor ( S`) . Project Code Project Code Pronosal Rrquirement Proposal Requirement Front setback 15'+ 15' Lot coverac�e 30.6% 40% mdX. Side setback Il.d. Il.d. Fuildinn hei9ht 11'-5" 1Q' mdX. (garage) s;deyard p� 5� plate line 8'-1" 10' max. �� Rear yard Q1' j5' On-site pkg.spaces 2 1+ t �------- -,= 6. PRO�ECT PROPOSAL (continued) i EXISTING IPI 2 YEARS IN 5 YEARS after - � after after 8-5 5 PM 8-5 5 PM 8-5 5 PM Full tine emoloyees on site Part time employees on site Visitors/customers (weekday) Visitors/customers (Sat.Sun.) Residents on property OIl dRll � Trin ends to/from site� Peak hour trip ends' Trucks/service vehicles - "Show calculations on reverse side or attach senarate sheet. 7. ADJACENT BUSINESSES/LAND USES Sinqle family residences on all adjacent sites; this use conforms to the General Plan. Required Date received (3�) (no) ( - ) Location plan of adjacent properties. �s) (no) ( _ ) Other tenants/firris on property: no. firris ( ) no. employees ( ) floor area occupied ( SF office space) ( SF other) no. employee vehicles re9ularly on site ( ) no. comoany vehicles at this location ( ) 8. FEES Special Permit, all districts $100 () Other application type, fee 3_( ) Variance/R-1,R-2 districts $ 40 ( X) Project Assessment $ 25 () Variance/other districts $ 75 () Yeoative Declaration $ 25 () Condominium Permit $ 50 () EIR/City & consultant fees $ () TOTAL FEES $ 4� . 00 RECEI PT N0. 0245 Recei ved by H. Towber I hereby certify under penalty of perjury that the information given herein is true and corr c to the best� my�lc�owledge and belief. Signature �� - 4 /CJi� oate ��— �'Z "J3 PPlican�) �— STAFF USE ONLY NEGATIVE DECLARATION File No. The City of Burlingame by on , 19_ 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: Catec�orically exempt: Reference Code Sec. 15101(e) -- Existinq Facilities. � i II,U?i�1G✓'�Q�' y V�U1n��Q G,� lZ - Z. -�3 Signa ure o Processine Of icial Title Daie Signed Unless appealed within 10 days hereof the Aate posted, the deternination shall be final. DECLARATION OF POSTING Date 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 Nenative Declaration at the City Hall of said City near the doors to th� Council Cham6ers. Executed at 3urlingame, California on , 19 Apoealed: ( )Yes ( )Plo EV[LYN H. N1LL, LITY CLERK, CiTY OF 6URL[NGAIdE 1 STAFF REVIEW 1. CIRCULATION OF APPLICATION Project proposal/plans have been circulated for review by: date circulated reply received memo attached city Engineer ( 11/21/83 ) (yes) (no) (yes) (no) Building Inspector ( " ) (yes) (no) (yes) (no) Fire Marshal ( " ) (yes) (no) (yes) (no) Park Department ( — ) (yes) (no) (yes) (no) City Atto mey ( — ) (yes) (no) (yes) (no) 2. SUMMARY OF STAFF CONCERNSP�OSSIBLE MITIGATION MEASURES Concerns - Mitigation Measures Do the plans meet all Fire and Request comments from the Fire Building Code requirements? Marshal and Chief Building Inspector. Do the plans comply with all Request comments from the City Engineering Deot. require- Engineer. ments? Will the proposed garage Review this site and adjacent location have an adverse impact sites; request comments at the on adjacent sites? public hearing; make determina- tion. Are there any other feasible Review site; discuss with the alternatives to the proposed designer; make determinations. garage location? 3. CEQA REQUIREMEPlTS If a Negative Declaration has not been posted for this project: Is the project subject to CEQA review? No. Categorically exempt. IF AN EIR IS REQUIRED: Initial Study completed ( ) Study by P.C. ( ) Decision to prepare EIR ( ) Review period ends ( ) Notices of preparation mailed ( ) Public hearing by P.C. ( ) RFP to consultants ( ) Final EIR received by P.C. ( ) Contract awarded ( ) Certification by Council (� ) Admin. draft EIR received ( ) Decision on project ( ) Draft EIR accepted by staff ( ) Notice of Determination ( ) Circulation to other agencies ( ) 4. APPLICATIOPI STATUS Dat= first receivea ( 11/16/83) Accepted as complete: no( ) letter to aoplicant advising info. required ( ) Yes( ) date�` P.C. study ( ) Is application ready for a public hearing? /t,,(�yesv (no) Recommended date ( 12� 12�8 3) Date staff report mailed tp aoplicant (l��I �I Y� ) Date Comnission hearing k,2/� 2 ) Application approved ( ✓) Denied ( ) Appeal to Council (yes) (no / ' Date Council hearing ( ) A�olication ap,rove ( ) Denied ( ) � �' � IZ-Z-��3 signed date 0 DATE : �� 21��3 MEMO T0: CITY ENGINEER CHIEF BUILDING INSPECTOR ;�F-IRE MARSHAL FROM: PLANNING DEPARTMENT SUBJECT: ��/yr�tc� fdY R � iY�n�c, � �i�C 0 n 7� �G � r.� � /� 6?_ �-rs, ri�,� i'�%i�i� An application has been received for the above project for review by the Planning Commission. The application will be scheduled for OZt�1o.� at their l2�/Z��3 meeting. We would appreciate having your comments by ��%3v ��3 —T � Thank you. Helen Towber . Planner � s/ att. l I I'�� I�3 -- �c.�..,� ��H- �,J 3' �-� N e m v S r l�e. �� r�.�� ,-�l cc� C� ��,� � (,s� �- �`Z� o� P�PorT.� ort.� C� -) � �a v�' � Y�� C.►� ��0 �o� c�n .�w�s �.�.o. ,,.m,�, +� „�-�� 6 � �..,. �:.J � il rl i:� MEMO T0: Planning Department �v a v :' 1983. CITY CF QURUNGAME PLANNii '1 DEiYI', FROM: Public Works - Engineering Division , November 29, 1983 Re: Uariance for a garage to be built within the required side yard area at 1612 Howard Avenue Because the construction of the garage is close to the side property line and within the creek slope, the following will be required at the Building Permit stage: a. The lot be surveyed at the boundary next to garage. b. That a Civil Engineer confirm cree�,capacity through the property, especially at the new garage if required by the City Engineer. As conditions of this variance, the following should be attached: 1. That the driveway to the new garage be paved. 2. That the creek area be cleared and debris cleaned if required by the City Engineer and that slope protection be installed to protect the garage foundation. � `�, � Z:: ;��/ �, /.� � ,, / �' /r �`� G�- � ` ✓� ��:�: %C�.,,�_.�_ Frank C. Erbacher City Engineer FCE:mg , � ` 4 DATE : /� �Z1��3 MEMO T0: CITY ENGINEER �,�,�?, � �t��s I�,�� ✓e'}�IEF BUILDING INSPECTOR (�°�M �-i-. f FIRE MARSHAL � FROM: SUBJECT: �� 7� � � cu_ a� /� 67_ �-r�, i�� ,��2%rP�.r.G•� � An application has been received for the above project for review by the Planning Commission. The application will be scheduled for ��—Tj�� at their lZ�/z��3 meeting. We would appreciate having r your comments by !�%30 ��3 �- Thank you. Helen Towber . Planner s/ att. •�. 1 / � i �,� i 0�✓%l� � /�. i- �� f'/'� i7l� %n �f ,�L�C�/c� / lH.C"� / / ,�SErr// �.�.� ,F�a.i�:5 �o�1R /t � -� /� �..2 �o ��a.�.� �� r f: �'. . , . � :.-f � %' C �� , � .� ,/� c d �� ; : , �`"� E /� �� 'o � � .-. : - � �S t� « � �: . � �-� �� s � � ,'� _ li.�� s -G �� 14��t--� ,/� � �� %`�</�, � � � . � . ,� , 1 �,�'� G' � }� �.� ��j- ` � ��_ � C�� S t C �.S+:u'' � ��r � �'.`,: , � �� DFPT' ... � � ,%� �C,� f %�: � , � , � �� F i'^ �� /fi L• /�l Ll ! l G � ' ` `� ;' ,{�/L � c i ` � C /l //?/ /�! ! !� �`� ._� �t � _ l / ,� ` ��/ %'�:'sF,,�� ,� i i- l � �,� /� fi;;' �. � ) is' / ! C l <-c� / %,5' � � / `' � ' � ,�� ,. 1 ' . ' . �,G �-" �' ��..�.� l " :, � . % !� `« L �, � �. ; . G �� ''<<=-� �. - �..0 PLANNING DEPARTMENT ��c� � R hovember 4, 1983 Building Department City of Burlingame 501 Primrose Road Burlingame, CA 54010 Attention: Pete Kriner RE: Plan Check Review - Residence Addition Address: 1612 Howard Street Dear Mr, Kriner: 272-0918.33 e We have reviewed the plans and calculations for the above . referenced project only for their structural conformance to the 1979 � edition of the Uniform Building Cod�. Qur comments are as follows. 1. Structural drawings and calculations shall bear the signature and professional registration number of the responsible engineer. 2. General notes shall be provided on drawings addressing material grades and strengths, nailing requirements, etc. 3. Drawings shall be revised to show the following: A. Nailing of vertical and horizontal plywood diaphragms. B. Minimum header sizes. C. Roof rafters framing in from opposite sides of a . partition lapped at least four inches per Section ' 2518(d)3. . � .`- D. -4 x 10 beam at family room per calculations. Plans and sections show 4 x 8 beam. Beam shall extend to inside . corner of closet wall for support unZess adequate foundation support is provided for bearing wall. E. Adequate slope for drainage of flat roof, or ponding loads shall be included in design of inembers supporting roof per Section 2305(f). DESIGN b ENGINEERING SYSTEMS, INC. ARCHITECTS • PLANNERS • ENGINEERS 303 BRADFORD ST. REDWOOD CRY, CA 94063 (415) 364•6453 , ' . , Pete Kriner 1612 Howard Street -2 - 272-0918.33 November 4, 1983 F. Concrete cover for rebar per Section 2607(0). G. Maximum height of concrete block ioall at garage foundation. Indicate scale of detail 3/3. 4. Rear wall at garage foundation shall be designed as a retaining wall unless lateral support is provided during construction after backfill and prior to pouring of slab. 5. Lateral calculations and detail shall be provided for parapet connection at garage roof. Please submit an itemized response and revised plans and calculations with all revisions indic.ated as such. Sincerely, � DESIGN & ENGINEERING SYSTEMS, IP;C. �O✓,,�iw � %� ��.: n� - Karen S. Robinson Civil Engineer KSF,/dv . . - � � . , . P1 anning Commission City of I3urlingame 501 Primrose Road • � Burlingame, Ca. 94010 �: u November 14, 1983 ts��,��r��1 �o� %� .: �� CITY OF B�RUNGA9dE Pl.ANN!` " �JE?T Members oF the Commission: � I respectfully request your consideration in�regarcls to the proposed construction of a ne�v detached garage situated on the side p'roperty line located forward�of the rear one third of the property as required. My husband and I are in need of expanding the living area of our home which necessitates relocating the . existing garage 20� back form its present location. Th'e garage has to be located in thi's area as tive have access onlv from this side of our property. � Our problem is further componded by the fact that the rear 42� to 62� of our property slopes into the creek situated behind our house. ' If we move the garage back the 10� the cod� requires� w.e will be completely off the level area and �vill be involved in additional retaining walls for the drive- way as well as the retaining walls already neccessary for the garage itself. In addition if we situat.e the garage further back, we could be obstructing the flow in the creek as well as creating a disturbing appearance from the neighbors view point. I do not believe that r�y request vrill have any adverse effect on the present zoning plan of the City of I3urlingame. Respectfully yours� Paula Poor � m x� ;�l:ro. � a -" '��. 4. .,� �� _ . � �t"�� • i � '�fY � �F l�'t' ,' T .d . ^� � 5 2 �L � � �� '. �; ., t � � ��'"",�,�, ��' ,,,,� • ��',� `"�. 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R ,+ �� '.`5 ' �`� 1 ...' ♦ 4 �V �F :4 q� -�{ . t fl . � 3,'. i�;, . � • r s ,y" s' ,� J`� ." A ...�J'r :" �;t"i�>aW� � � � � �, . '' . +, s" � ' � .�� - . -d �` � ig �,. . •, - ,. . ' , � 1�13'� �"k' 4� "� . f� . �. ,. � _ 4' ' , ,' . `.�' `' j . � . w�� a` ,I,� I � .. .� ;i ' � . �� ..�, . , , .. �..� M ✓yI. � � . . � -. YY �.. . 4 . �� .. �, .. 4 S� � ,S f . �;. . � �" . v',r�a ; �' ; �,r, �.s, _ �� ,,. � �,. +�- • '� h3' �a.� �, �_• r, , �3'" �;xd i �, .,S - �j'., �'' . .� _ , �.. _ . .�.. d.. �r�� 4 ��: , ��"� ��tP �t�� D� ��1tYii��t12tP SAN MATEO COUNTY CITY HALL- 501 PRIMROSE ROAD BURLINGAME, CALIFORNIA 94010 TEL: (415) 342-8931 NOTICE OF HEARING Variance NOTICE IS HEREBY GIVEN that Monday, the 14th day of March, 1988 , 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 On the application for a variance to allow a 360 SF garage to be built within the required 5' side yard area at 1612 Howard Avenue, zoned R-l. � 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 PLANNER March 4, 1988