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Home My WebLink About1562 Cypress Avenue - Staff Report (2)City of Burlingame Conditional Use Permits for Accessory Structure Address: 1562 Cypress Avenue Request: Conditional use permits for replacement of an existing 225 detached patio shelter/lanai. Applicant and Property Owner: Lillian Vasey Designer: Sergio Galdamez General Plan: Low density residential Adjacent Development: Single family residential APN: 028-295-100 Lot Area: 10,200 SF Zoning: R-1 November 13, 2001 Action Meeting: On November 13, 2001, the Planning Commission denied a request for a special permit and four conditional use permits for replacement of an existing wood storage shed with a new concrete block storage shed (November 13, 2001 P.C. Minutes). In their denial, the Commission suggested that the proposed accessory structure should be smaller and shorter so it is closer to complying with code requirements; and that it should be consistent with the neighborhood. At the time the Commission reviewed this request, the concrete block storage shed was partially built. The partially built structure was kept while the applicant worked on revising the plans. The applicant submitted revised plans, date stamped September 5, 2002, to address the Planning Commission's concerns. In the previous proposal, a special permit for length and four conditional use permits were required. With the revised project, the applicant eliminated the special permit for length (30' previously proposed, 24' length currently proposed), conditional use permit for roof height (11'-6" previously proposed, 10'-0" currently proposed), and a conditional use permit for storage exceeding 1 U% of the gross floor area of the house (the proposed use has changed from storage to a patio shelter, which also requires a conditional use permit) (see Table 1). The applicant is now proposing the following changes to the project: • reduce the overall size of the structure by 45 SF (from 225 SF to 180 SF); • reduce the length by 6'-0" (from 30'-0" to 24'-0"); • reduce the height by 1'-6" (from 11'-6" to 10'-0"); and • change the proposed use from storage to a patio shelter. Summary: The applicant, Lillian Vasey, is requesting three conditional use permits to replace an existing wood storage shed (7'-6" x 30', 225 SF) with a new patio shelter/lania (7'-6" x 24', 180 SF) at the rear of the lot. This structure will be open in design (has three walls with an opening facing the rear yard). The applicant intends to use the accessory structure as a patio shelter. The structure will have a stucco finish (painted gray) and will contain blue ceramic tile for roofing. The exterior finish, paint color and roofing material will match the materials on the existing detached cottage adjacent to the proposed patio shelter. Originally, the building department received a complaint from a neighbor regarding the construction of the new storage shed. The existing wood storage shed has been demolished and the new accessory structure is 50% complete (walls have been built). The patio shelter will have three walls, with the long side open to the yard. The location of the proposed patio shelter is in the same location as the existing wood storage shed, but is smaller in size. No changes are proposed to the existing single family dwelling or the nonconforming cottage. The following code exceptions are required: Item # � Study Item Meeting Date: 10/15/02 SF storage shed with a new 180 SF Conditional Use Permits for Accessory Structure 1562 Cypress Avenue Conditional use permit for two or more accessory structures on one lot, each having over 100 SF of gross floor area (existing 1,130 SF nonconforming accessory living unit and proposed 180 SF detached patio shelter/lanai) (CS 25.60.010, a); 2. Conditional use permit if all accessory structures on one lot exceed 800 SF. Existing (1,130 SF) and proposed (180 SF) accessory structures total 1,310 SF (C.S. 25.60.010, c); and 3. Conditional use permit for an accessory structure to be used as a patio shelter/lanai (C.S. 25.60.010, n). Table 1-1562 C ress Avenue CURRENT PREVIOUS EXISTING ALLOWED/REQ'D (10/15/02) (11/13/O1) Location on Lot: within rear 30% within rear 30% within rear 30% accessory structure within rear 30% of lot Lot Coverage: 31.5% 31.9% 31.9% 40% 3214 SF 3259 SF 3259 SF 4080 SF Floor Area Ratio: 0.32 FAR 0.32 FAR 0.32 FAR 0.43 FAR 3214 SF 3259 SF 3259 SF 4364 SF Lengtll: 24'-0" 30'-0"* 30'-0" 28'-0" Heigl:t: 8'-0" to plate 8'-0" to plate not available 9-0" to plate 10'-0" to ridge 11'-6" to ridge* 10-0' to ridge # of Accessory 180 SF ' 225 SF 225 SF 2 or more exceeding Structures and Size: patio shelter storage shed* wood shcd 100 SF requires 1130 SF cottage 1130 SF cottage 1130 SF cottage conditional use permit Total Accessory 1310 SF' 1355 SF* 1355 SF 800 SF Structures Area: Rear Lot Coverage: covers 47% of covers 47% of covers 47% of may cover 50% of rear 30% of lot rear 30% of lot rear 30% of lot rear 30% of lot Use: 180 SF 225 SF 225 SF see CS 25.60.010, n patio shelter' storage shed storage shed * Previous project required conditional use permits to replace an existing wood storage shed with a new concrete block open storage shed. ' Conditional use permits required for construction of a new patio shelter/lanai (refer to pages 1 and 2 for descriptions of conditional use permits required). 2 Conditional Use Permits for Accessory Structure 1562 Cypress Avenue Property History: Currently, the use on this R-1 zoned site is nonconforming because there are a total of three dwelling units in two separate structures. There is a 1,904 SF single-story single family dwelling at the front of the lot, an 1,130 SF single-story two-unit cottage at the rear right corner of the lot, and a 225 SF detached wooden storage shed at the rear left corner of the lot. The old San Mateo County Assessor's appraisal report for the property indicates that the cottage and storage shed existed on the site in 1932. The Sanborn Map also shows that these three structures existed on this lot in 1945 (maps updated most recently in 1945). A copy of the appraisal report and Sanborn Map have been included in the staff report for your review. There is one covered parking space under an existing porte cochere at the front of the lot and several uncovered parking spaces in the driveway. Because a third unit was added to the cottage at the rear, code enforcement on the cottage began in 1974. In 1975, a court stipulation was filed with the Superior Court allowing the two units to remain in the cottage at the rear as long as the kitchen facilities were removed from the third unit and that the area in the third unit would not be used for living quarters or dwelling purposes of any kind. This unit was later made to comply with the stipulation. Staff Comments: See attached. Ruben G. Hurin Planner c: Lillian Vasey, applicant and property owner NOTE TO FILE: 1562 CYPRESS AVENUE FROM: ZONING AIDE SUBJECT: SITE INSPECTION AT 1562 CYPRESS AVENUE During the first week in June a former resident of the above address called the Planning Department to see if we could check the site for possible illegal living units. He said that he rented a room (unit) at the rear of the main house; another lady rented a room (unit) also in the main house. There are as well, he stated, three units rented out in the structure(s) in the rear of the lot. I inquired whether or not he had cooking facilities in his unit and he said he did. During the week of June 15 (on or about June 18, 1981) a site inspection was made by Pete Kriner, Chief Building Inspector and me. We did not enter the units in the main house but confirmed that the structure(s) in the rear of the lot contained two living units (existing nonconforming) and another "unit" or area being used for storage of a bed, furniture, clothing, etc. There were no cooking facilities evi den �. Since confirmation that illegal units did not exist in the main dwelling was not confirmed at that time, a follow-up site check was made on July 14, 1981 by Bob Hill, Building Inspector and me. Mrs. Vasey permitted us to see the two "rooms" noted by the complainant to be illegal units. Again, cooking facilities were not present in either location. ,ff� C'� ,� _!,t Z z-2'�-C HELEN TOWBER ZONING AIDE 7/20/81 cc: P�rs. Lillian Vasey 1562 Cypress Avenue Burlingame Chief Building Inspector City Attorney