HomeMy WebLinkAboutStaff Report_001 - Not in the spreadsheetCity of Burlingame
Conditional Use Permits for an Accessory Structure
Address: 1430 Drake Avenue
Item No. 4
Regular Action Item
Meeting Date: June 10, 2013
Request: Application for Conditional Use Permits to convert an existing storage room in an accessory structure to
a recreation room and home office.
Applicants and Property Owners: Rich and Jenny Sargent
Designer: same as applicant
General Plan: Low Density Residential
APN: 026-052-140
Lot Area: 6,000 SF
Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (a) which states that interior or exterior alterations involving
such things as interior partitions, plumbing, and electrical conveniences are exempt from environmental review.
Project Description: The existing property consists of a single family dwelling and an accessory structure which
contains an oversized one-car garage (374 SF), storage room (136 SF) and workshop (153 SF). The existing
accessory structure measures 663 SF in area.
The applicant is proposing to convert the use of the existing workshop (153 SF) in the accessory structure to a
recreation room and home office (see existing and proposed floor plans on sheets 3 and 4, date stamped May 28,
2013). The proposed room would contain a couch, desk, shelves and a small sink. A conditional use permit is
required for the recreation room and home office use within an accessory structure.
To comply with building code regulations, the existing opening between the garage and proposed recreation room
will need to be eliminated and closed off. A new self-closing, self-latching solid wood door is proposed between the
garage and existing storage room; the door swing is allowed to encraach into the existing parking area. Otherthan
these changes, there is no work proposed to the existing garage and storage room.
The applicant is also proposing to enlarge an existing window in the proposed recreation room located along the
interior side of the accessory structure (facing the rear yard). The existing and proposed window is located within
10'-0" of the rear property line and therefore requires a conditional use permit for a window located within 10'-0" of
property line. A new skylight, to be installed in the recreation room, is located more than 10'-0" away from property
and is less than 10'-0" above grade and therefore is in compliance. The applicant is requesting the following
applications:
■ Conditional Use Permit to convert an existing storage room in an accessory structure to a recreation room
and home office (Code Section 25.60.010 (m)); and
■ Conditional Use Permit for a window located within 10'-0" of the rear property line (Code Section 25.60.010
(�))�
Staff Comments: See attached memos from the Chief Building Official, City Engineer, Fire Marshal and
Stormwater Coordinator. Planning staff would note that because of the nature of the request, it was determined that
this request could be brought forward directly as a RegularAction Item. If the Commission feels there is a need for
more study, this item may be placed on a subsequent action calendar for a second review with direction to the
applicant.
Findings for a Conditional Use Permit: In order to grant a Conditional Use 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 detrimental to the public health, safety, general welfare or convenience;
Conditional Use Permits for Accessory Structure 1430 Drake Avenue
(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.
Planning Commission Action:
The Planning Commission should conduct a public hearing on the application, and consider public testimony and
the analysis contained within the staff report. Action should include specific findings supporting the Planning
Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any
action should be stated clearly for the record. At the public hearing the following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Division and date stamped
May 28, 2013, sheets 1 through 8;
2. that the accessory structure shall only include a garage, storage room and recreation room/home office, as
shown on the plan date stamped May 28, 2013, and shall not be used for accessory living or sleeping
purposes;
3. that if the accessory structure is demolished or the envelope changed at a later date the Conditional Use
Permit as well as any other exceptions to the code granted here will become void;
4. that the conditions of the Chief Building Official's May 29 and May 13, 2013 memos, the City Engineer's
May 23, 2013 memo, the Fire Marshal's May 13, 2013 memo and the Stormwater Coordinator's May 14,
2013 memo shall be met;
5. that demolition or removal of the existing structures and any grading or earth moving on the site shall not
occur until a building permit has been issued and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District;
6. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit; and
7. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010
Edition, as amended by the City of Burlingame.
Ruben Hurin, Senior Planner
c. Rich and Jenny Sargent, applicants and property owners
Attachments:
Application to the Planning Commission
Letter of explanation from the applicant, dated May 9, 2013
Conditional Use Permit Forms
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed May 31, 2013
Aerial Photo
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
❑ Design Review ❑ Variance
� Conditional Use Permit ❑ Special Permit
PROJECT ADDRESS:
{�7 Please indicate the contact person for this project
APPLICANT project contact person�t
OK to send e�ectronic copies of documents �
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Fax: ��%� — � -5� 3 2
❑ Parcel #: �� � " D52 - l `� �
❑ Other:
PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents ❑
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Address:
City/State/Zip:
Phone:
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ARCHITECT/DESIGNER Pro�ect contact person ❑
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Name: � �
Address:
City/State/Zip:
Phone:
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MAY 1 0 ��:`�3
Fax:
CiTY OF BURLWGAME
E-mail: CUC�-P�aNNiNG �fv.
* Burlingame Business License #:
PROJECT DESCRIPTION: � � ���
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AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge an�
Applicant's signature: Date: s/9�� .3
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I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning
Commission.
Property owner's signature. Date: s�/�3
Date submitted: � ' (0• �3
� Verification that the project architect/designer has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
❑ Please mark one box above with an X to indicate the contact person for this project. 5:1HANoours�PcaPpticotion zoos.ha�dout.doc
This Space for CDD
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Project Description:
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May 9, 2013
Community Development Department
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
RE: 1430 Drake Avenue
To Whom it May Concern:
Attached please find my application and plans for a conditional use permit for an existing structure of
my property to be used as a recreational space and home office and to have a window within 10 feet of
a property line.
This structure has been on the property for at least 40 years and long before we owned it. IYs been used
in a similar manner for many years and our intent is only to update it by bringing in more light and
bringing the electrical system up to current codes for the safety of our young children.
We are expecting a second son later this year, and we anticipate that the space will be used by our two
children and as a home office space. This will allow us to free up one of the bedrooms in our 3-bedroom
house for use by visiting grandparents and family members.
Due to our home's placement on a hill, the orientation of adjacent houses and excellent natural
screening, we expect that the larger window will have little if any impact on our neighbors and will add
immeasurably to the comfort of our rec room. As you can see from the attached photo, our back yard is
very secluded and the affected window looks out onto this area.
Please don't hesitate to contact us with any questions. We can be reached at (650) 344-9100.
Sincerely,
<��
Rich & Jenny Sargent
Enclosures
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Conditional Use Permit Application
1430 Drake Avenue
1. Explain why the proposed use at the proposed location will not be detrimenta/ or injurious to
property or improvements in the vicinity or to public hea/th, safety, general welfare or
convenience.
This garage/accessory structure has been in existence on the property for 40+ years and there will be no
change in the structure of the garage or main house. Also, lot coverage and the floor area on the
property will remain the same. Since the window in the room faces into the back yard of the property
and because the back yard is well shielded by trees there should be minimal — if any — impact on
neighboring houses in terms of privacy and potential glare from the window. In addition, neighboring
houses are situated in such a way that they have almost no view of the area affected by this permit.
2. How will the proposed use be located and conducted in accordance with the Burlingame
General P/an and Zoning Ordinance?
This is an existing structure in an R1 zone for recreational use. This space is not intended to be used for
auxiliary sleeping quarters and will not be rented out as a second unit. There will not be cooking facilities
in the structure. It will be used primarily during the daytime and by granting this permit, the planning
commission will be allowing us to free up one of bedrooms in our three bedroom house currently being
used as a rec room/home office and give us more sleeping space for our growing famity in the existing
house footprint.
3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of
the existing and potentia! uses on adjoining properties in the genera/ vicinity?
There will be no change in the compatibility with adjoining properties since the use will be contained
within the existing structure and there be no change in the building footprint, mass, bulk or character of
the building. The new window will improve the structure since it will replace a window that is no longer
operable and past its useful life. The new window will match the adjoining window on the garage as well
as those on the back of the house.
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Project Comments
Date:
To:
From:
May 28, 2013
� Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
� Parks Division
(650) 558- 7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Conditional Use Permit for accessory structure with a
recreation room and home office and glazed opening within ten (10)
feet of property line at 1430 Drake Avenue, zoned R-1, APN: 026-
052-140
Staff Review:
No further comments.
All conditions of approval as stated in the review dated 5-13-2013wi11 apply to this
project.
._.._._... .._ _.... ,
Reviewed by: I `��" 7'� � ;'� , Date: 5-29-2013
Project Comments
Date:
To:
From:
May 13, 2013
0 Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Conditional Use permit for accessory structure with a
recreation use and a glazed opening within ten (10) feet on property
line at 1430 Drake Avenue, zoned R-1, APN: 026-052-140
Staff Review: May 13, 2013
�On the plans specify that this project will comply with the 2010 California Building
Code, 2010 California Residential Code (where applicable), 2010 California
Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing
Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the
Planning Commission has not approved the project prior to 5:00 p.m. on
December 31, 2013 then this project must comply with the 2013 California
Building Codes.
� Specify on the plans that this project will comply with the 2008 California Energy
Efficiency Standards.
Go to http:!/www.enerqy.ca.qov/title24/2008standards! for publications and
details.
� Place the following information on the first page of the plans:
"Construction Hours"
Weekdays: 7:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: 10:00 a.m. — 6:00 p.m.
_(See City of Burlingame Municipal Code, Section 13.04.100 for details.)
4) n the first page of the plans specify the following: "Any hidden conditions that
require work to be performed beyond the scope of the building permit issued for
these plans may require further City approvals including review by the Planning
Commission." The building owner, project designer, and/or contractor must
submit a Revision to the City for any work not graphically illustrated on the Job
Copy of the plans prior to performing the work.
5) Anyone who is doing business in the City must have a current City of Burlingame
business license.
r
6) Provide fully dimensioned plans.
7) Provide a fully dimensioned site plan which shows the true property boundaries,
the location of all structures on the property, existing driveways, and on-site
parking.
8) Provide existing and proposed elevations.
9) Provide a complete demolition plan that indicates the existing walls, walls to be
demolished, new walls, and a legend. NOTE: A condition of this project
approval is that the Demolition Permit will not be issued and, and no work
can begin (including the removal of any building components), until a
Building Permit has been issued for the project. The property owner is
responsible for assuring that no work is authorized or performed.
10)Show the distances from all exterior walls to property lines or to assumed
property lines
11)Show the dimensions to adjacent structures.
�Rooms that can be used for sleeping purposes must have at least one window or
door that complies with the egress requirements. Specify the location and the
net c/ear opening height and width of all required egress windows on the
elevation drawin_qs. Note: The area labeled "Rec Room / Home Office" is a
room that can be used for sleeping purposes and, as such, must comply with this
requirement.
�)The garage cannot have any direct openings into a room used for sleeping
purposes. Please amend the drawings to show code compliance. 2010 CBC
§406.1.4
�On the plans indicate that the wall(s) that separate the garage and the Rec Room
/ Home Office will be constructed per 2010 CBC § 406.1.4 #1 and will include a
self-closing, self-latching 1-3/8" solid wood door.
15)Provide guardrails at all landings. NOTE: All landings more than 30" in height at
any point are considered in calculating the allowable lot coverage. Consult the
Planning Department for details if your project entails landings more than 30" in
height.
16)Provide handrails at all stairs where there are four or more risers.
17)Provide lighting at all exterior landings.
NOTE: A written response to the items noted here and plans that specifically
address items 1, 2, 3, 4, 12, 13, an��4 must be re-submitted before this project
can move forward for Planning C f mission action.
Reviewed by:`��~� `"� �` � Date:5-13-2013
J�e Cyr, C
Project Comments
Date:
To:
From:
May 13, 2013
X Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Conditional Use permit for accessory structure with a
recreation use and a glazed opening within ten (10) feet on property
line at 1430 Drake Avenue, zoned R-1, APN: 026-052-140
Staff Review: May 13, 2013
1. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 5/23/2013
Project Comments
Date
To:
From
May 13, 2013
� Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
Planning Staff
8 Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Subject: Request for Conditional Use permit for accessory structure with a
recreation use and a glazed opening within ten (10) feet on property
line at 1430 Drake Avenue, zoned R-1, APN: 026-052-140
Staff Review: May 13, 2013
Demolition of wall sheet rock shall be limited to 50% of any single wall unless
applicant intends on installing residential fire sprinklers throughout the home.
Reviewed by: � --
�F
� �
Date: ,� ,� ��
Project Comments
Date:
To:
From:
May 13, 2013
� Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
0 Fire Division
(650) 558-7600
X Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Conditional Use permit for accessory structure with a
recreation use and a glazed opening within ten (10) feet on property
line at 1430 Drake Avenue, zoned R-1, APN: 026-052-140
Staff Review: May 13, 2013
1) Any construction project in the City, regardless of size, shall comply with the City's
NPDES (stormwater) permit to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement appropriate and
effective BMPs during all phases of construction, including demolition. When
submitting plans for a building permit include a list of construction BMPs as project
notes on a separate full size plan sheet, preferably 2' x 3' or larger. Project
proponent may use the attached Construction BMPs plan sheet to comply with this
requirement. Electronic file is available for download at:
http://www.flowstobay.org/documents/business/construction/Countywide_Program_B
MP_Plan_Sheet Jun2012.pdf
2) Best Management Practices (BMPs) requirements apply on any projects using
architectural copper. To learn what these requirements are, see attached flyer
"Requirements for Architectural Copper." Electronic file is available for download at:
http://www.flowstobay.org/documents/municipalities/nd/Materials/2012%20Materials/
Architectural_copper_BMPs_FI NAL.pdf
For assistance please contact Stephen D. at 650-342-3727
Reviewed by: SD �,�j Date: 5/14/2013
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL USE PERMITS
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Conditional Use Permits to convert an existinq storaqe room in an accessory structure to a
recreation room and home office at 1430 Drake Avenue, zoned R-1. Rich and Jennv Sarqent,
1430 Drake Avenue, Burlinqame, CA, 94010, propertv owners. APN: 026-052-140;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
June 10, 2013, at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and
comments received and addressed by this commission, it is hereby found that there is
no substantial evidence that the project set forth above will have a significant effect on
the environment, and categorical exemption, per CEQA Article 19, Section 15301 (a)
which states that interior or exterior alterations involving such things as interior partitions,
plumbing, and electrical conveniences are exempt from environmental review, is hereby
approved.
2. Said Conditional Use Permits are approved subject to the conditions set forth in Exhibit
"A" attached hereto. Findings for such Conditional Use Permits are set forth in the staff
report, minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
Chairman
I, , 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 10�h dav of June, 2013 by the following
vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption and Conditional Use Permits.
1430 Drake Avenue
Effective June 20, 2013
that the project shall be built as shown on the plans submitted to the Planning Division
and date stamped May 28, 2013, sheets 1 through 8;
2. that the accessory structure shall only include a garage, storage room and recreation
room/home office, as shown on the plan date stamped May 28, 2013, and shall not be
used for accessory living or sleeping purposes;
3. that if the accessory structure is demolished or the envelope changed at a later date
the Conditional Use Permit as well as any other exceptions to the code granted here
will become void;
4. that the conditions of the Chief Building Official's May 29 and May 13, 2013 memos,
the City Engineer's May 23, 2013 memo, the Fire Marshal's May 13, 2013 memo and
the Stormwater Coordinator's May 14, 2013 memo shall be met;
5. that demolition or removal of the existing structures and any grading or earth moving
on the site shall not occur until a building permit has been issued and such site work
shall be required to comply with all the regulations of the Bay Area Air Quality
Management District;
6. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects
to submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit; and
7. that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, 2010 Edition, as amended by the City of Burlingame.
. CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE FZOAD
�e•� BURUNGAME, CA 94010
"�' ' �- , PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 1430 DRAKE AVENUE
The City of Burlingame Planning Commission announces pu�LIC HEARING
the following public hearing on MONDAY, JUPIE 10, NOTICE
2013 at 7:00 P.M. in the City Hall Council Chambers,
501 Primrose Road, Burlingame, CA:
Application for Conditionol Use Permits to convert an
existing storage room in an accessory structure to a
recreational room and home office at 1430 DRAKE
AVENUE zoned R-1. APN 026-052-140
Mailed: May 31, 2013
(Please refer to other side)
CifV of BUrlingame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other side)
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