HomeMy WebLinkAbout1515 Bernal Avenue - Staff Report�-7` P.C. 4/24/89
Item # 8
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MEMO TO: PLANNING COMMISSION
FROM: PLANNER
SUBJECT: PARKING VARIANCE AND TWO SPECIAL PERMITS FOR AN
ACCESSORY STRUCTURE TO BE USED AS A RECREATION
ROOM AND WORKSHOP WITH A BATH AT 1515 BERNAL
AVENUE, ZONED R-1
Camille Baker is requesting a parking variance and two special
permits in order to reduce the size of an existing 20' x 40'
garage and create a recreation room with bath and workshop area
at 1515 Bernal Avenue, zoned R-1. A parking variance is required
because the garage area will be reduced to 11' x 17' where a 20'
x 20' garage is required for the existing four bedroom house
(Code Section 25.70.030 a). A special permit is required for
water and sewer connections for a bath and washer/dryer (Code
Section 25.60.010 j). In addition a special permit is required
in order to use the structure for recreation purposes (Code
Section 25.60.010 m). �
Staff Review
City staff have reviewed this request. The Chief Building
Inspector notes that plans must be submitted which are drawn to
scale before a building permit may be issued for this change in
occupancy. In addition, he notes that the garage/living area
must be at least 3 feet from property line or one-hour fire
resistive construction will be required. Also, the project must
be designed so that roof drainage does not cross property lines.
The living area must be heated and the garage/ workshop area must
be separated from the living area by a one-hour fire rated
occupancy wall. He also explains that the garage eaves must have
a 4' horizontal separation from the house or porch eaves. The
front garage wall must be separated from the porch by a 6 foot
clearance. If the front wall of the garage is of one-hour fire
rated construction, a 3' clearance would be required between the
porch and the garage.
The Fire Marshal (March 3, 1989 memo) notes that all walls closer
than 3' to property line must be of one-hour fire resistive
construction and a one hour fire resistive wall must separate the
garage from the recreation room. The City Engineer (April 4, 1989
memo) states that he cannot support the addition of a bathroom to
this structure. Because of the large size of the structure, it
creates the potential for use as a second dwelling unit in the
future. For this reason he recommends that all plumbing be
removed and plugged both within and at the exterior of the
structure.
Planning staff notes that work was started on this structure
without benefit of a building permit. A stop work order has been
issued until the matter is resolved. If the project is approved
the applicant will be required to obtain retroactive building
permits and pay the appropriate penalty fees for all work already
completed.
-2-
In November, 1975 there was a fire in the rear portion of the
house on this property. In March, 1976 a variance was approved
by the City for a 1� side yard setback where 3' was required in
order to rebuild the house and add a dining room and kitchen
extension on the first floor as well as add a 675 SF, 2
bedroom/bath second story. The garage at this time consisted of
an "L" shaped structure. In June, 1977 a building permit was
issued for a garage addition in order to fill in the structure
and make it into a rectangular shape.
The site plan submitted by the applicant is not drawn to scale
and does not show a clear representation of where on the lot the
house and garage are located. A copy of the approved site plan
of the property from the 1976 Variance approval is included in
the packet. This site plan has been altered to show the 1977
garage addition as well as the covered patio area at the rear of
the house. Per a site inspection by staff it appears that from
the edge of the patio area to the garage there is a 2'-2"
clearance between walls. A 16�-6" wide portion of the garage is
clear of the house; a 4' portion of the garage is behind the
house and cannot be accessed for parking purposes. Currently
there is an 8'-7" wide garage door on t�e garage which makes the
structure accessible to one vehicle or two vehicles parked in a
tandem configuration.
In order for the existing garage to be used by two vehicles
parked side by side , a 16' wide garage door would have to be
constructed all the way over on the left side of the structure.
However, since a garage door does not meet the Building
requirements of one-hour fire rated construction, the porch area
would then have to be cut back in order to provide for a 6'
clearance between the house and the garage in order to meet
Building Code requirements. If the garage door remains in its
present location and the front wall of the garage meets the
requirements for one-hour fire rating, then a 3' separation would
be required from the porch.
Applicant's Letter
In the letter date stamped March 17, 1989 the applicant explains
that she has had a tandem two car garage since 1977. Due to the
tandem configuration of the garage, she is unable to use the
parking area at the back. She notes that she parks one vehicle in
the parking area behind the garage door and parks two cars side
by side in the driveway. In addition, she notes that there is
room to park four additional vehicles in the 80' long driveway on
the property. She is planning to use the proposed recreation room
as a work-out room and play room. The smaller room will be used
to store her son�s bicycles and will also be used as a repair
and storage area. The bathroom will be used when the hot tub is
used. It is impossible to add on to the existing house due to
the location of the existing kitchen which is between the dining
area and next to a bathroom. In addition, the cost of adding on
to the house is prohibitive when compared to the cost of
remodelling the existing accessory structure. In addition, by
using the existing structure, she does not have to lose any yard
space. She has lived in the house for the past 16 years and has
no plans on moving.
-3-
Study Ouestions
At study on April 10, 1989 the Planning Commission asked several
questions regarding this project. There are a total of 4
bedrooms on this property. Based on the original approved plans
for the house and garage, lot coverage appears to be at 39-40$,
including the covered patio area at the rear. The first floor of
the house totals 1,349 SF (not including the patio area) and the
second floor totals 675 SF for a total of 2,024 SF. The detached
garage totals 840 SF. The second story on the house was added
with a building permit in 1976 when the house was restored after
the fire.
Approved plans for the construction of the garage do not show a
bath in the structure. The applicant noted in a phone
conversation (April 13, 1989) that originally there had been an
accessory structure on the property which had plumbing and
electricity. When this structure was removed and the current
garage was built in its place, the plumbing and electricity
remained. The rear of the existing garage was originally used as
a greenhouse and had electricity as well as a sink. This
existing plumbing and electricity was used for the new bath
addition in the structure. The applicant has explained that the
conversion of the garage was done by a family friend. Work on
the bathroom in the garage was started a few months ago.
Findinas for a Variance
In order to grant a variance the Planning Commission must find
that the following conditions exist on the property (Code Section
25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or
conditions applicable to the property involved that do not
apply generally to property in the same district;
(b) the granting of the application is necessary for the
preservation and enjoyment of a substantial property right
of the applicant, and to prevent unreasonable property loss
or unnecessary hardship;
(c) the granting of the application will not be detrimental or
injurious to property or improvements in the vicinity and
will not be detrimental to the public health, safety,
general welfare or convenience;
(d) that the use of the property will be compatible with the
aesthetics, mass, bulk and character of existing and
potential uses of properties in the general vicinity.
Findinas for a Special Permit
In order to grant a Special Permit the Planning Commission must
find that the following conditions exist on the property (Code
Section 25.52.020 a-c):
(a) the proposed use, at the proposed location, will not be
detrimental or injurious to property or improvements in the
vicinity, and will not be detriment�l to the public health,
safety, general welfare, or convenience;
, -4-
(b) the proposed use will be located and conducted in a manner
in accord with the Burlingame general plan and the purposes
of this title;
(c) the Planning Commission may impose such reasonable
conditions or restrictions as it deems necessary to secure
the purposes of this title and to assure operation of the
use in a manner compatible with the aesthetics, mass, bulk
and character of existing and potential uses on adjoining
properties in the general vicinity.
PlanninQ Commission Action
The Planning Commission should hold a public hearing.
Affirmative action should be taken by resolution and findings
should be made for each of the variance and special permit
requests. The reasons for any action should be clearly stated.
At the public hearing the following conditions should be
considered:
1. that the project as built shall be consistent with t,he plans
submitted to the Planning Department and date stamped March
17, 1989, except that a 10'x 40' area inside the garage
shall remain for parking purposes and shall not be used for
any other purpose;
2. that the conditions of the Chief Building Inspector's March
31, 1989 memo and the Fire Marshal's April 3, 1989 memo
shall be met;
3. that a retroactive building permit shall be obtained for
work already completed and all penalty fees paid and final
inspection shall be called for and all work completed within
9 months (January, 1990); and
4. that the structure shall never be used for living purposes
and shall never have a kitchen added to it.
�y����c��a (-,`
��
Adriana Garefalos
Planner
cc: Camille Baker
PROJECT APPLICATION ��� c�T� °� 1515 BERNAL AVENUE
�r CEQA ASSESSMENT �RLINGAME project address
�+y�������•°� project name - if any
Application received ( 3/17/89 )
Staff review/acceptance ( )
i. APPLICANT Cami 11 e Baker 344-0347
name telephone no.
1515 Bernal Avenue, Burlinqame, CA 94010
applicant s address: street, city, zip code
contact person, if different telephone no.
2. TYPE OF APPLICATION
Specia.l Perr�it ( X) Variance* (X ) Condominium Permit () Other
*Attach letter which addresses each of the 4 findings required by Code Chapter 25.54.
3. PROJECT DESCRIPTION PARKING VARIANCE and two SPECIAL PERMITS for
conversion of an accessory structure into a recreation room/bath and workshop. This structure
(20' x 40') was originally constructed as a garage The garaye portion of the structure has
been reduced to 11' x 17' where 20' x 20' is required for the existing four bedroom house.
A Special Permit is required for water and sewer connections for a bath and washer/dr er.
A Special Permit is also required for the proposed use of a portion of the structure as a
recreation room. This work has been completed without benefit of a building permit and
is a code enforcement matter.
(attach letter of explanation if additional space is needed)
Ref. code section(s): (25.70.030-a ) (25.60.010-J ) (25.60.010-M)
4. PROPERTY IDE�ITIFICATION
( 026-034-090 ) ( 4 ) ( 56 ) (Easton Addition No. 5 �
APN lot no. block no. subdivision name
( R-1 ) ( 6,000 �
zoning district land area, square feet
Camille Baker 1515 Bernal Avenue
land owner's name ��d i 11 e M r e address
�oogasi�anj Burlinqame, CA 94010
Renuire� Date received city zip code
(g�) (no) ( - ) Proof of ownershio
(,g�s) (nol ( - ,) Owner's consent to a�plication
5. EXISTIPJG SITE CONDITIONS
Four bedroom house with a detached accessory structure which
consists of a 17' x 11' y a�^age area, workshop area and a recreation
room with bath.
Re�uired Date received
(yes) (xpA� ( 3�17�gg � Site plan showino: property lines; public sidewall;s and
curbs; all strGctures and improvements;
paved on-site parkino; landscaping.
(yes) (�� ( " ) Floor plans of all buildings showing: gross floor area
by type of usc�`on each floor plan.
(yes) �� ( " ) Building elevations, cross sections (if relevant).
(�+a� (no) ( ) Site cross section(s) (if relevant).
(otner) ( 3/17/89 ) 1 etter
*Land use classifications are: residential (sho�v # dwelling units); office use; retail
sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described).
6. PROJECT PRnFnSAL INTERIOR ALTERATIONS ONLY
Proposed cons�Lructi�n, 3elow arade ( - SF) Second floor ( - SF)
gro�s floor area First floor ( - SF) Third floor ( - �F)
Pro.lect Co��
Prrop;al Requi remc-�nt
Front setback
Side setback
Side yard
°�ar yard (
?r•oject Code
Proposal Requirement
Lct cover�;�e
�ui Idln� heic�ht
La^dsca�.�ed area
nn �i ta nkc�.sn.�ce� � , �
�
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6
PROJECT PROPOSAL (continued)
EXISTING
after
8-5 5 PM
Full tir�e employees on site
Part time emoloyees on site
Visitors/customers (weekday)
Visitors/customers (Sat.Sun.)
Residents on property
Trin ends to/from site*
Peak hour trip ends*
Trucks/service vehicles
IPl 2 YEARS IP! 5 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
Residential uses on all adjacent lots� this use conforms
to the General Plan.
Required Date received
(y�) (no) ( - ) Location plan of adjacent properties.
�J�"s) �no) ( - ) Other tenants/firms on property:
no. firris ( ) no. employees ( )
floor area occupied ( SF office space)
( SF other)
no. employee vehicles regularly on site ( )
no. comoany vehicles at this location ( )
8. FEES Special Permit, all districts $100 ( X) Other application type, fee � ()
Variance/R-1,R-2 districts $ 40 () Project Assessment $ 25 (X )
Variance/other districts $ 75 () veoative Declaration $ 25 X)
Condominium Permit $ 50 () EIR/City & consultant fees $ ()
TOTAL FEES $ 150.0� RECEIPT N0. 4�33 Received by �.Kranitsky
I hereby certi under penalty of perjury that the information given herein is
true and cor ct to the best of my knowledge and belief.
Signature � ` Date ,� "� � ��
App l i can t �--�—�--
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:
_ Cate orically exempt per CE Co e
Section 15303, conversion of existing
small structures from one use to another
S na re of Pr e s n� Official
�� ��
itle Daie Si ned
Unless �p�ealed within 10 days hereof the �ate oosted, the deterr.iination shall be final.
DECLARATIO^l OF POSTIMG Dai;e Posted:
I declare under penalty of perjury i:hat T ar� City Clerk of the City of Burlingame and that
I�osted a true copy of the above Neqati��e Declar�tion ac the City Hall of said City near
the doors to i:li� Council Char�ibers.
�xecuted at 3urlingame, California on
Apoealed: ( )Yes ( )f!o
19
,;UDITHl1. '1�1_FATTI, CITY CLERK, CIT`, �� pURLIP�GAhiE
STAFF REVIEW
1. CIRCULATION OF APPLICATION
Project proposal/plans have been circulated for review by:
City Engineer
Building Inspector
Fire Marshal
Park Department
City Attorney
date circulated
( 3-24-89 )
� " )
i " )
� — )
� — )
reply received
(yes) (no)
(yes) (no)
(yes) (no)
(yes) (no)
(yes) (no)
2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATION MEASUP,ES
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 revie�v? Categorically exempt
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 accepted 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. APPLICATION STATUS Date first received ( 3-17-89 )
Accepted as complete: no( ) letter to aoplicant advising info. required ( )
Yes( ) date P.C. study ( 4-10-89 �
Is application ready for a�ublic hearing? (ye (no) Recommended date ( 2'{ �Pj')
Date staff re ort mailed to ao licant '
p p (�IQ ��9) Date Commission hearing (' ,��L,�� )
Application approved ( ) Denied ( ) Appeal to Council (yes) (no)
Date Council hearing ( ) Aoolication apgroved ( ) Denied ( )
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MEMO T0: CITY ENGINEER
CHIEF BUILDING INSPECTOR �
FIRE MARSHAL
DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
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at their ��r� ��� /�� meeting. We would appreciate having
your comments by a//C � Q
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MEMO T0: CITY ENGINEER
CHIEF BUILDING SPECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
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An application has been received for the above proj ct for review by the
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MEMO T0: CITY ENGINEER
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM:
SUBJECT:
PLANNING DEPARTMENT
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Burlingame Planning Commission Minutes
ITEMS FOR STUDY
Page 15
April 10, 1989
1. PARKING VARIANCE AND TWO SPECIAL PERMITS - 1515 BERNAL
AVENUE, ZONED R-1
Requests: identify which rooms are bedrooms; was the bath in the
garage always there; square footage and lot coverage of the house;
was conversion of the garage done by a contractor; were the two
bedrooms and bath upstairs originally there or added with or
without a permit. Item set for public hearing April 24, 1989.
2. SIGN EXCEPTION - 1100 BROADWAY, ZONED C-1
Request: how will the sign look with reorientation of the Broadway
Burlingame sign. Item set for public hearing April 24, 1989.
3. SPECIAL PERMIT AMENDMENT - 1101 BROADWAY. ZONED C-2
Requests: where will people park;
original permit; include minutes of
the original permit; are there any
Item set for public hearing April 24,
number of employees in the
the City Council�s decision on
legal mini markets in town.
1989.
FROM THE FLOOR
There were no comments from the floor.
PLANNER REPORTS
Commission acknowledged special permit review of 707 E1
Camino Real (infant/toddler day care center) and 1550
Rollins Road, Suite G(ceramics classes).
CP Monroe reviewed City Council actions at its April 3, 1989
regular meeting.
ADJOURNMENT
The meeting was adjourned at 11:45 P.M.
Respectfully submitted,
Harry S. Graham
Vice Chairman
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d�� I A� C E �RLIIVGAME
: �., ��•
:-
...e.,-,,� �-
pplication to the Planning Commission and
ity Council of the City of Burlingame
_ P • '� _
Date filed 3 •� •��'h —
Study meeting
Public hearing 3"Z2'�G
Action /�,pp�, G-o .
APPLICANT `�` ' �� ` - / . �
. .- ---
A. Name �� ��D r'm� • ROBERT DAVENPOP.T
Fs. Add'ress C/o Cvrus J. McNi�llan, 1450 Chapin Avenue
City B� lingame Zip�.�10 _Telephone 348-25Rf�
. PROF ��RTY
A. Address 1515 Be-_•nal Avenue
B. Legal Lot 4 Block 56
Description: Su:�division
0
C. Assessor's parcel number (APN) ��h���4_nqp Zone ,�_Z
D. Existi�•� land use and improvements
VARIANCP REQUESTED
Encroachment into side setback.
.`���S-I-TE PLAN
Attach site plan, drawn to scale, showing all existing and proposed major
improvements, located by dimension from property lines and adjacent
structures. Sidewalks and curbs (if any) on public right-of-way should
also be shown. Include building elevations, if relevant.
. ITEMS SUBMITTED WITH APPLICATION:
Authorization by property owner.
Title report showing proof of ownership (eYcept for R-1 & R-2 property).
x Affidavif: for Variance.
_ x Site plans, elevations and exhibits. '
. X Fee: ($40 for application on R-1 or R-2 property)
,. ($75 for other zoning districts)
Receipt No. � Iteceived by ;�^,
. '�i / _
2 r-�reby certify under penalty of perjury that the �
information given herein is true and correct to the
best of my knowledge and belief.
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�h� C�i�� �f �urltrt��zrnP
SAN MATEO COUNTY
CITY HALL- 501 PRIMROSE ROAD
BURLINGAME, CALIFORNIA g4010 TE�:(415) 342-8931
NOTICE OF HEARING
Two Special Permits and a Parking Variance
NOTICE IS HEREBY GIVEN that Monday, the 24th day of April 1989 , at
the hour of 7:30 P.M., in the City Hall coLnc�l Chambers , 501 Primrose Road,
Burlingame, California the Planning Commission of the City of Burlingame will conduct
d pUb11C hearing 011 the application to convert an Accessory Structure into a recreation room
with bath and workshop which will require: 1) a parking variance for reducing the interior
dimensios of the garage (11'x17" proposed, 20'x20' required); 2) a special permit for sewer
and water connections; and 3) a special permit to use the structure f r recreation purposes
At the time of the hearin all at 1515 Bernal Ave.,
g persons interested will be heard.
Zoned R-l.
For further particulars reference is made to the Planning Department.
MARGARET MONROE
CITY PLAN�IER
April 14, 1989
RESOLUTION NO.
RESOLVED
Burlingame that:
R_ESOLUTION APPROVING VARIANCE AND SPECIAL PERMITS
by the Planning Commissivn of the City of
and Special Permits
WHEREAS, application has been made for a variance/�for
parking and conversion of an existing garage to a recreation room with bath
at 1515 Bernal Avenue ��ApN 026-034-090
�.
and
WHEREAS, this Commission held a public hearing on said
application on Anril 24, , 198 9, at wh�ch time it reviewed
and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW, THEREFORE, it is hereby RESOLVED and DETERMINED by this
Planning Commission that said variance�� a er�ove ermit� are
�p �i, su �ect 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_ 24th day of April
19�9, by the following vote: �
AYES:
NOES:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
��IIKE ELLIS
SECRETARY