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CITY OF BURLINGAME
LOT COVERAGE VARIANCE TO EXTEND DECK
Address: 1551 Bernal Avenue
Meetinq Date:
ITEM # 6
6/13/94
Request: Lot coverage variance to extend a deck at the rear of the
residence at 1551 Bernal Avenue. A portion of the deck (95 SF) is
over 30" in height and therefore is counted in lot coverage. Lot
coverage would increase from 40.6� to 41.9� (CS 25.28.071).
Applicant/Property Owners: Charles H. Jr. & Sharon Bona
Lot Dimensions and Area: +7060 SF APN: 025-211-120
General Plan: low density residential
Adjacent Development: single family residential
CEQA Status: Article 19. Categorically Exempt per Section: 15301
Class 1(a) interior or exterior alterations involving such things
as interior partitions, plumbing and electrical conveyances.
Summary:
Applicant/property owner Charles Bona is requesting a lot coverage
variance to extend a deck at the rear of the house at 1551 Bernal
Avenue, zoned R-1. The other improvements proposed (brickwork and
other landscaping at grade) do not require a building permit.
Most of the proposed deck area would be at grade. However, due to
the sloping condition at the rear of the house, a portion of the
deck (95 SF) would be more than 30" above grade. This 95 SF is
included in the lot coverage calculation and increases lot coverage
from 40.6� to 41.9% (2866 SF to 2961 SF). The extension bridges
the existing deck to the level area of the backyard and would allow
access to the backyard without having to go out the of the house
and around the side.
The existing redwood deck is 5' to 9' above grade at the rear of
the property. There are also a number of trees between the
proposed deck and the rear property line. This project meets all
other zoning code requirements.
Staff comments:
The Building official noted a building permit would be required for
the deck and that the guardrail must comply with UBC requirements
for height, spacing of intermediate rails and design loads where
the deck exceeds 30" above grade. The City Engineer and Fire
Marshal had no comments.
Findings 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):
Lot Coverage Variance to Extend Deck
1551 Bernal Avenue
(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 wel-
fare or convenience; and
(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.
Planninq Commission Action:
The Planning Commission should hold a public hearing. Affirmative
action should include findings made for the variance requested.
The reasons for any action should be clearly stated. At the public
hearing the following conditions should be considered:
1. that the proposed deck shall be built as shown on the plans
submitted to the Planning Department date stamped May 27,
1994;
2. that a building permit be issued for the deck; and
3. that the project shall meet all Uniform Building and Uniform
Fire Code requirements as amended by the City, including
design loads and the height and spacing of guardrails.
����; � � ;_''z�G�� �
Sheri Saisi
Planner
cc: Charles H. Jr. and Sharon L. Bona, property owners
Philip J. Bona, architect
2
CITY OF PU�LINGAME
APPLICATION TO THE PLANNING COMMISSION
Ty e of nlication: Special Permit
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Variance Other
Project Address /,� �`/ i_�3 r� ti,� z ,� �� � ti� �c c
Assessor's Parcel Number(s) �'� �- � �� - ����
APPL/CANT
Name: C NF� r: � � s i�o a�,�
Address: %S"5"� �.� c � ti�,� � /� ,: �_
City/State2ip: (_3 u o� c i�v c�/,�r � � i yc,o
Telephone: (work) y�� 3 y�- S�c` �� ���'
Ihomel '�,.y � � � - �? �- �. L
AR�H/TECT/DES/GNER
PROPERTY OWNER
Name: s � H �=
Address: =� M�
City/State2ip: _ _ s � F-t �
Telephone:(work) �� i-��
(home) s �1 rr L=
Name• �3��� c r ti� F�� i� -� I� j-► i l�� �=� n i.,� �►
Please indicate with an asterisk !*1 who the contact nerson
Address: f� 5 �� `i� �% �� 2� o� /-� v�. :
City/State2ip: ��� ti��12� �� s� �� �1'Ya 7c
Telephone (daytime): y� `�� 5' � 2- 5' � a�
is for this nroiect.
PRQJECT DESCR/PT/ON: � x r� nr i) [� E C K � L X I S T/i(,� c� � % o /�} C�_ L S S
u��K y,a�� Gai�a���
AFF/DA V/T/S/GNA TURE:
I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and belief.
C�;����.-��,� ='�`-`''` l � � / �/ y
Applicant's Signature Date
1 know about the proposed application, and hereby authorize the above applicant to submit this
application. , �� � -,
l _� �,�.�_ �� ��.�t�`c � h :� l �t ��
Property Owner's Signature Date
Date Filed: - � 9
4 FFI CE USE O N LY -----------------------------------------------------
Fee a-+ � �� Receipt � ✓
Letterls) to applicant advising application incomplete:
Date application accepted as complete: '
P.C. study meeting (date) P.C. public hearing (date) '-� ��, t- c
P.C. Action
,z�s2 Appeal to Council? Yes No
projepp.frm Council meeting date Council Action
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The Planning Commission is required by law to make findings as defined by the City's ordinance
(Code Section 25.54.020 a-d1. Your answers to the following questions will assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these
questions.
a. Describe the exceptiona/ or extraordinary circumstances or conditfons app/icab/e to your
p�operty which do not app/y to other properties in this area.
l- f� ��4 c'� F� ;� � c c 5 s r�� � � r r j� , �.3 i� C K yq R D r-l.�1 s S" � o PL i� �,' � A u ,.: x � 5 r ��.� �r
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b. Exp/ain why the variance request is necessaiy for the preservation and enjoyment of a
substantia/ property right and what unreasonab/e property /oss or unnecessary hardship
might resu/t from the denia/ of the app/ication.
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G��" TO .�ND
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j�'(/Si�J ��v�NG A 2CA •
c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrfinenta/ or injurious
to property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or
convenience.
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(,tI'�TKr►v TF(6 A �LOw cf� SC7�j.4rK 7oJS 3l2(OGE rj2aNt Tft� EkISTi�G4
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� o�%C�A�cn �3y 7'n'�ts, s,v�Zu�35 A�vd r r,vc� r=r2or-t o�c,� �(1�iGFc�n.�S.
d. How wi// the proposed p�oject be compatib/e with the aesthetics, mass, bu/k and character
of the existfng and potentia/ uses on adjoining properties in the genera/ vicinityT
� x T C a,� �� � o N l� � T- c+-� � s L x �� 7 ����; 7 i� c: �� : D �.5 ��, ti � �� cc.� �= ��/Z r-� S
�0 �(OuSE, O��K f�,tJn Gg20��QJ ��'rt-tET/c,�I�Lf/, �S/��:c/f�LGf/
i�viP2ouEs iH� r-u�vc-r�o,v�� ust vr �ju2 P2v���zry.
aa�;`; (3����v�� TN��r (�Ror���srn wrcL (3r� RcADi�'/ vrstBLE
f�/' �r-� �� � A cE�.� ; P� o� �-2 T/s p cc C To 13 u S,E( s A �V D T 2 E FS A- �-� /�
� 2/s2 var.tn.� �" t= IV' C�.t�' Cy tv �l t CH �= �( 1 s 7' s ,l S�-J � L- G �4 .S �( S T A�I/ C_ C c3C 7c�1 �� r- R�� �l o t=c S F s,
a. Describe the exceptiona/ or extraordinary circumstances or condiffons app/icab/e to youi
property which do not app/y to other piopertfes In this area.
Do any conditions exist 4n the site which make otMer the alternatives to the variance impracticable or
impossible and are also not common to other properties in the area? For example, is there a creek cuttinp
throuph the property, an exceptional tree specimen, steep terrain, odd lot shape or unusual placement of
existin� structures? How is this property different from others in the neiphbofioodl
b. Exp/ain why the variance request is necessary for the preservation and enJoyment of a
substantia/ property right and what unreasonab/e property /oss or unnecessary hardship
might resu/t from the denia/ of the app/ication.
Would you be unable to build a project similar to others in the area or nei�hborhood without the exception7
(i.e., havinp as much on-site parkin� or bedrooms7l Would you be unable to develop the site for the uses
allowed without the exception7 Do the requirements of the law place an unreasonable limitation or ha�dship
on the development of the property?
c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrfinenta/ or /nJurious
to property or improvements in the vicinity o� to pub/ic hea/th, safety, genera/ we/fare, or
convenience.
How will the proposed structure or use within the suucture affect neiphborinp properties or structures on those
propertiesl If neiflhboring properties will not be affected, state why. Think about tra�c, noise, liphtinp,
pavinfl, landscapin� sunlighdshade, views from neiphborin� properties, ease of maintenance. Why will the
structure or use within the st�ucture not affect the public's health, safety or peneral welfare?
Public health includes such thin�s as sanitation (0arbapel, air quality, discharpes into sewer and stormwater
systems, wate� supply safety, and thinps which have the potential to affect public health (i.e., under�round
storage tanks, stora�e of chemicals, situations which encourape the spread of �odents, insects or
communicable diseases).
Public safetv. How will the structure or use within the structure affect police or fire protectiont wll alarm
systems or sprinklers be installed7 Could the structure or use within the structure create a nuisance or need
for police services li.e., noise, unruly patherinps, loitering, traffic) o� fire services (i.e., storape or use
flammable or hazardous materials, or potentially danperous activities like weldin�, woodwork, enpine �emoval).
�enerel welfare is a catch-all phrase meaninfl community pood. Is the proposal consistent with the city's
policy and floals for consenration and development7 Is there a social benefit?
�onvenience. How would the proposed structure or use affect public convenience (such as access to or
parkinp for this site or adjacent sites)T Is the proposal accessible to particular sepments of the public such as
the elderly or handicapped7
d. Ho w wi// the proposed project be compatib/e with the aesthetics, mass, � bu/k and character
of the existing and potentia/ uses on adjoining pioperties in the genera/ vicinityT
How does the proposed structure or use compare aesthetically with existinp neiflhborhood7 If it does not
affect aesthetics, state why. If chanpes to the sVucture are proposed, was the addition desipned to match
existinp architecture or pattern of development on adjacent properties in the neiflhbofiood? If use will affect
the way a nei�hborhood/area looks, compare your proposal to other uses in the area and explain why it "fits".
How does the proposed suucture compare to neiflhborinp suuctures in terms of mass or bulk7 If there is no
chanpe to structure, say so. If a �ew structure is proposed, compare its size, appearance, orientation etc. with
other structures in the neighborhood or a�ea.
How will the structu�e or use within the structure chanfle the character of the neiphborhood7 Think of
character as the imape or tone established by size, density of development and peneral pattern of land use.
Will there be more traffic or less parWny available resultinp from this usel If you don't feel the character of
the neiphborhood will chanpe, state why.
How will the proposed project be compatible with existin� and potential uses in the peneral vicinity? Compare
your project with existin� uses. State why you feel your p�oject is consistent with other uses in the vicinity,
and/or state why your project would be consistent with potential uses in the vicinity. �zroz�..r�,,,
�
ROUTING FORM
DATE : � ' �j � ' q �
TO:. CITY ENGINEER
_� CHIEF BIIILDING INSPECTOR
FIRE MPiRSHAL
PARRS DIRECTOR
CITY ATTORNEY
FROM: CITY PLANNER/ZONING TECHNICIAN
SUBJECT: REQIIEST FOR �I �D�� � ��� �
AT I (l � I 1'� -P_yi'1(,(.•( �i�'� .
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SCHEDULED PLANNING COMMISSION ACTION MEETING: U�-L- ��
REVIEWED BY STAFF IN MEETING ON MONDAY:
THANKS,
Jane/Sheri/Leah Z Date of Comments
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ROUTING FORM
DATE:
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TO :. _��
FROM:
SUBJECT:
CITY ENGINEER
CHIEF BIIILDING INSPECTOR
FIRE MARSHAL
PARRS DIRECTOR
CITY ATTORNEY
CITY PLANNER/ZONING TECHNICIAN
REQIIEST FOR �l LDV�� � �� �
AT ! (l � ! !") �P/�l? G� ��1,
SCHEDULED PLANNING COMMISSION ACTION MEETING: �J�- ��
REVIEWED BY STAFF IN MEETING ON MONDAY:
THANKS,
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Jane/Sheri/Leah � � !� Date of Comments
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ROUTING FORM
DATE : _ � � � � �
TO:. CITY ENGINEER
CHIEF BIIILDING INSPECTOR
�_ FIRE MARSHAL
PARRS DIRECTOR
CITY ATTORNEY
FROM: CITY PLANNER/ZONING TECHNICIAN
SUBJECT: REQIIEST FOR '1 LDY� � 1/�,, {�� �
tti-1-
AT
SCHEDULED PLANNING COMMISSION ACTION MEETING: �1�-- ��
REVIEWED BY STAFF IN MEETING ON MONDAY:
THANKS,
Jane/Sheri/Leah
'�� ��, ������ (� �
� � Date of Comments
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CITY OF BIIRLINGAME
501 PRIMROSE ROAD
BIIRLINGAME, CA 94010
(415) 696-7250
NOTICE OF HEARING
The CITY OF BURLINGAME PLANNING COMMISSION announces the
following public hearing on Monday, the 13th day of June, 1994, at
7:30 P.M. in the City Hall Council Chambers located at 501 Primrose
Road, Burlingame, California. A copy of the application and plans
may be reviewed prior to the meeting at the Planning Division at
501 Primrose Road, Burlingame, California.
1551 BERNAL AVENUE
APN: 025-211-120
APPLICATION FOR A LOT COVERAGE VARIANCE TO EXTEND DECR.
AT 1551 BERNAL AVENUE, ZONED R-1.
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.
Please note, when possible, and when multiple family or commercial
development is involved, this notice shall be posted in a public
place on the project site and on neiqhborinq buildinqs with
tenants.
MARGARET MONROE
CITY PLANNER
JUNE 3, 1994
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