HomeMy WebLinkAbout1520 Ralston Avenue - Staff Report (2)i _ . `� � �_�f ,;rd i
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ITEM # 1
City of Burlingame
Four Specia/ Pe�mits
to Bui/d a One Story Detached Gaiage with Recieation Room
Address: 1520 Ralston Avenue
Meeting Date: 12/11/9S
Request: A 791 SF detached accessory structure (one story garage with a recreation room and
bathroom) is proposed to be built between the main dwelling structure and the rear property line.
This is a new project in response to the Planning Commissions' denial without prejudice
(October 10, 1995 P.C. Minutes) of a two story garage at this same location. Four special
permits are required for this new project:
1) 791 SF proposed where the code allows a maximum of 600 SF;
2) a window within 5'-3" to 8'-3" of the property line where 10' is required;
3) a bath and toilet where the code allows water and sewer connections only with a
special permit; and
4) a recreation room in the accessory structure which requires a special permit for the
use (CS 25.60.010 b,i,j,m).
Applicant: Helmig Construction and James D. Valenti, designer APN: 028-285-050
Property Owner: Kevin and Jennifer Helmig
Lot Dimensions and Area: ± 50' x± 169' _± 8,028 SF
General Plan: Low density residential Zoning: R-1
Adjacent Development: adjacent properties are single family residential and multiple family
at 1516 Ralston Avenue, and along El Camino Real.
CEQA Status: Article 19. Categorically Exempt per Section: 15303 - Class 3- construction
and location of limited numbers of new, small facilities or structures including (e) accessory
(appurtenant) structures such as garages.
Summary: The applicant is requesting four special permits to build a 791 SF (723 SF garage
and recreation room with 68 SF covered porch) one story, detached garage with recreation
room, at the rear of the lot at 1520 Ralston Avenue, zoned R-1. The garage portion at the front
of the accessory structure has parking for two cars. Proposed at the rear of the accessory
structure are a recreation room with full bath and covered porch facing the pool.
The main dwelling is a one story house with two bedrooms and a family room. There are no
changes proposed to the main dwelling. The 1,760 SF house requires one covered and one
uncovered parking spaces. With the proposed covered parking spaces (20' X 20' interior clear)
and the 9'-6" X± 136' long driveway, one uncovered and two covered stalls that meet code
requirements will be provided. This is one more covered stall than required by current zoning
code regulations. The existing nonconforming 18' X 18' (10' X 20' required) garage will be
removed with the new construction.
The accessory structure will be located in the rear northwest corner of the lot. This location is
adjacent to an existing two story accessory structure (22'-6" tall, 40' long) located on the
neighboring lot at 1516 Ralston Avenue. A swimming pool is located at the rear of the 1520
SPECIAL PERMITS 1520 RALSTON AVENUE
Ralston site next to the proposed accessory structure. Lot coverage will be 32% (2,560 SF) with
the new accessory structure and existing house (40% lot coverage is allowed at 3,211 SF).
The proposed structure and use requires four special permits.
A. The total area for the new structure is 791 SF including a 68 SF covered porch,
where the maximum allowed for any single accessory structure is 600 SF. A special
permit is required for 191 SF over the amount allowed for a single accessory structure.
C. Windows are proposed along the side of the structure. There is one window located
from 5'-3" to 8'-3" from the property line. This window faces into the property and
does not face the rear property line. It is located under the porch facing the pool. The
pool will be required to be enclosed by a 6'-0" fence along the rear property line. A
special permit is required for a window within 10'-0" of the property line.
D. A full bath including a tub, toilet, and sink, is proposed in the recreation room at the
rear of the structure. Any water and sewer connections to a bath and toilet in an
accessory structure requires a special permit.
E. A recreation room is proposed at the rear of the structure. When any portion of an
accessory structure will be used for recreational purposes a special permit is required.
History: On October 10, 1995 the Planning Commission denied without prejudice an application
for seven special permits for a two story accessory structure at this same location (October 17,
1995 letter to Mr. and Mrs. Helmig from M. Monroe and P.C. October 10, 1995 Minutes).
The seven special permits were for accessory structure size (960 SF); size of a11 accessory
structures on the property (969 SF); windows within 10' of property line and 10' above grade;
a toilet; plate height (14'-6"); overall height (21'-0"); and recreation room use. At that meeting
the Planning Commission asked the applicant: to consider a two car garage; to reduce the height
of the structure; and indicated that one story windows would have less impact on the privacy of
neighbors.
FOR PROPOSED ACCE550RY STRUCTURE (NO CHANGE TO RESIDENCE)
PROPOSED
Side (north):
Rear:
Lot Coverage:
0'-6" to acc. struc.
4'-0" to acc. struc
32%
(2,560 SF)
Parking:
2 covered
+ 1 uncovered
EXISTING
0'-6" to garage
4'-0" to garage
26 %
(2,093 SF)
ALLOWED/REQ.
0'-0" with survey
0'-0" with survey
40 %
(3,211 SF)
1 cov. (18'X18') 1 covered +
existing nonconforming 1 uncovered
+ 1 uncovered
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SPECIAL PERMITS
1520 RALSTON AVENUE
(Continued) FOR PROPOSED ACCESSORY STRUCTURE (NO CHANGE TO RESIDENCE)
PROPOSED
Size: *
Size oF all Acc. Structures: *
791 SF
800 SF
(including pool equipment structure)
Windows in Acc. Structures: *
Water and Sewer Connections: *
Height:
Plate Height:
Use of Acc. Structure: *
5'-3' from property line
bath & toilet
14'- 4" acc. struc
: .
parking and
recreation room
This project meets all other zoning code requirements.
EXISTING
324 SF
333 SF
none
none
ALLOWED/REQ.
600 SF
800 SF
windows within
10' of P.L.
require a
special permit
bath and toilet require
a special permit
± 10'-6" for garage
:
parking and storage
15'-0" max.
to ridge
10'
recreation room
requires a sp. permit
* Special permits for size of structure; window within 5'-3" of property line; bath and toilet with water and
sewer connections; and recreational use in an accessory structure.
Staff Camments: The City Engineer indicates (November 27, 1995 memo) that a property line survey will
be required since the proposed structure is within one foot of the property line. The Chief Building Inspector
notes (November 27, 1995 memo) that the north wall will need to be of one hour fire resistant construction with
no openings including vents. He requests that the slope of the natural grade be shown on the building plans.
The Fire Marshal had no comments. The Parks Director indicated he had been contacted by the applicant to
inspect the 45" circumference, conifer in the back yard. This tree is proposed to be removed with the new
construction. Since the tree is smaller in size than the 48" circumference required for tree protection, it may
be removed without a city permit.
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