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Home My WebLink About100 Bloomfield Road - Staff Report (2)0� � �r.�-�-� ITEM 1 City of Burlingame Lot Coverage and Parking Variances & Special Permit to expand primary unit Address: 100 Bloomfield Road Meeting Date: 2/ 13/95 Requests: Special permit to expand the primary residential unit on a R-1 property with two units (CS 25.50.025). Lot coverage variance for 42% where 40% is the maximum allowed by code (CS 25.28.071). Parking variances for number of covered stalls, substandard stall width, substandard stall length and to allow parking between the structure and front property line (CS 25.70.020, 030). Applicant: Ray Viotti 7r. Property Owner: Rudy & Katharina Froehlich Lot Dimensions and Area: 57.5 x 150, 5750 SF General Plan: Low density residential Adjacent Development: single family residential APN: 029-273-180 Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Class 1(e) Additions to existing structures provided that the addition will not result in an increase of more than 50 % of the floor area of the structures before the addition or 2500 SF, whichever is less. Site Information: This is a corner lot with two structures and two dwelling units (a non-conforming situation). The main unit (100 Bloomfield Road) has been determined to be the primary residence because of its size (1734 SF). It was built in 1947. It has two bedrooms, one bathroom and a dining room with a closet. In addition, it has an attached one-caz garage with a non-conforming carport extending from the garage to the right side property line. Both the garage and carport are accessed from Bayswater Avenue. A 1955 San Mateo County Assessor's office appraisal report shows the carport as a concrete parking area for a house trailer, completed in 1955. It is not clear whether this concrete parking area was covered; but the report also refers to the area as a carport. A copy of the report is attached. The second structure is a detached, 590 SF two car garage with a one bedroom, 590 SF unit above. It has an address of 102 Bloomfield Road (according the the City's address map) and is considered the secondary unit. It was completed 1950, according to the San Mateo County Assessor's appraisal report. The appraisal report also shows that the apartment above the garage existed in 1950. The lot is also non-conforming because lot coverage is 45.3 % even though there is no record of a variances granted to increase lot coverage over 40%. Also, there is no record of a side setback variance granted to allow the carport to extend to the right side property line. Proposed Improvements: There are no improvements proposed to the detached garage/secondary unit (102 Bloomfield). Improvements are proposed for the primary structure only. The 253 SF carport would be SPECIAL PERMIT, LOT COVERAGE & PARRING VARIANCES I00-102 BLOOMFIELD ROAD demolished and the attached garage would be converted to a family room. The family room would extend to the required 6'-0" side setback. (This would be a 3'-6" expansion beyond the wall of the existing attached garage). The living area for the primary structure would increase by 407 SF (32 %) from 1286 SF to 1693 SF. These improvements eliminate a non-conforming side setback and reduce overall lot coverage. The carport cunently extends to the side property line (0'-0" setback where 6'-0" is required). In addition, lot coverage would decrease from 45.3 %(2608 SF) to 42 %(2443 SF). Summary of Requests: 1. The applicant is requesting a special permit to expand the primary residential structure on a lot zoned R-1 which has two dwellings on it (CS 25.50.025). 2. A lot coverage variance is required for 42 % where 40 % is the maximum allowed by code (CS 25.28.071). Non-conforming buildings can only be expanded or extended if the entire building is made to conform to all the physical dimensional standards of the district (CS 25.50.080). Because the proposed work is considered "expansion" and because lot coverage would be 42 %, a lot coverage variance is required. 3. Parking variances are required because the proposerl parking would not meet cunent code requirements (two covered + two uncovered provided; three covered + one uncovered required) There are presently six parking spaces on site (four covered, plus two uncovered spaces in the driveway leading to the detached garage). The garage and carport, which meet cunent code requirements. The parking variances are required for: a. Number of covered spaces. Two covered spaces are proposed where three are required. b. Parking stall width. The two covered spaces are substandard in width (19'-4" where 20'-0" required). c. Parking stall length. The uncovered spaces are substandard in length (18'-6" where 20'-0" required). d. Parking betrveen the structure and front property line. The applicant would like to keep the existing curbcut and 21' x 15' concrete driveway off Bayswater Avenue even though the covered parking spaces would be removed and the remaining 15' length is so short it is not considered enough to qualify as parking stalls. Vehicles are not allowed to park between a structure and the front property line unless in a garage, driveway leading to a garage or other Planning Commission approved parking (CS 25.70.030 (a)). Commission approval is therefore required to allow this area (21' wide x 15' length) to be retained for parking. There are two separate garage doors on the detached garage. This allows each living unit one covered stall in the garage plus one uncovered stall in the driveway. la SPECIAL PERMIT, LOT COVERAGE & PARKING VARIANCES PROPOSED EXISTING Front setback: no change 15'-0" (Bayswater) Side (left): no change 15'-6" (Bloomfield) Side (right): 6'-0" 0'-0" Rear: Lot Co verage: * (both dwellings) FAR: (not applicable) (both dwellings) no change 42 % (2443 SF) 3063 SF/.533 2 covered, Parking: * substandard width + 2 uncovered, substandard length Height: DH Envelope: Accessory structures: ± 16' n/a - one story no changes ± 17' n/a n/a 7'-6" 6'-0" 0'-0" to acc. struc 40 % (2300 SF) 3040 SF/.529 4 spaces, 3 must be covered all must meet code dimenstions 30'/2'/� stories see code n/a Also, a special permit is required to expand the primary unit and to expand the non-conforming parking use. Meets all other zoning code requirements. Staff Comments: The City Engineer noted in his January 18, 1995 memo that the driveway on Bayswater Avenue shall be abandoned by replacing the driveway ramp with a sidewalk, curb and gutter. An encroachment permit is required for the sidewalk, curb and gutter work. Planning staff would require the driveway be replaced with soft landscaping, such as grass. (Note: The applicant is requesting approval from the Planning Commission to keep the curbcut and concrete pad.) The Building Official and Fire Marshal had no comments. /ss cc: Rudy & Kartharina Froelich, property owners Ray Viotti, Jr., designer � 45.3 % (2608 SF) 3197 SF/.556 I00-102 BLOOMFIELD ROAD MAXIMUM ALLOWED/REQ'D 15'/average 2 covered meeting dimension standards; + 2 covered w/ substandard width; + 2 uncovered w/ substandard length 3 City of Burlingame 8 AM-5 PM Plan Review Process . . PLANNING DEPARTMENT 696-7250 � Plan Review Comments Building Departrnent 696-1600 «�> Job Address • O O �' • �--i � A plication Number: Job Description: (��` V � h � Appl'n Date: �� ......Ch k Date: �/ ' ...By: SS [] Not Appd Resubi Date: ...Recheckl Date: �..By: [] Not Appd Resub2 Date: ..Recheck2 Date: ..By: [] Not Appd Resub3 Date: ..Recheck3 Date: ..By: [] Not Appd NOTE: When Plans are APPROVED check the P1ans Approved box below and sign. [] Plans approved: [] Without further comment [] With conditions listed. BY� Date: �,f�ii`�� SG�' � ��i'<�i"Gl 5 Dl�t � ,bPi1 %7�i1 h� 1 G'Ya 7C7 /�'t.�G', �iSi�� .. , '�%i� . . �sw�t�Y l S' �V�GI �J� �r a C /d ' C � T 1 J � v ,� �� 1�-- � l� /5'- � „ , �/_ / r1 v �J��,, �7� sic� v�o !� �� liv� l/ /5 � � %, f `� G�y� v��f � 5�� zs �9y� GhG�lil i � �� h ►►For each change: 'cloud' revision on original sheet & proide a revision marker at each cloud and in revision block with date... 1 City of Burlingame � . 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PLANNING DEPARTMENT 696=7250 PAGE: .� - Job Address: ��C� ��f��jy��j ��OI Application Number: � Job Description: �� '/�!�'�Y�C1 . . �1 fi O i'l O� S ,� C oGt l� � G� �D(�r,il �,�,� Gon ��f �1� �� Y � � � � ' �o�rn , ��1 V' s o col�IYt ¢/� �,� f 7�� ' �Gc�l�l� �r �r 5 � �ef Cd�l-� y�� ' � n� � - �°�Y� � � � �G��il��cc� - �I% /,�//1� � '� � TI {.t'. u'G . v �r r 1, � � 5 7 �_ �fGl ��5 �h�� Y'.�Gf�t./�'1PG/ � rb�� i � � � , �� su�5f�� su sf� Building Departmerrt 696-1600 <�> I I quc}hu"< �� ,� rF� � ch e'► _��</ � ��,_¢ „ � i� �-L� �,�, � ,, s� �_._.. .. 3 t�r��i1 s� h-� Cove��l� , ,� ,� �-' � � , �" �� -�—�� 1�7��';lf � `�;r ,� I �S l' o�' �'� � � �! �� r'C�, �� r� �r� 1n � �� -.�,. y, r � �,-�,,► � �- � 1 �g/q S �� Q�� / c, , ,�� _ _ � � � � „ .. �.�;a71 ` ~ 15�1 ........scr«c...�Xoot�ield .Road......`........... �. 1plumbing Permit No..._..__ ...... .......... � '-' ' .... Lot. .;..�--.._. ..Block..46........ Sub.�...d. B-. , Contractor ... -•1QdCy............ __........... ` No. Fixtures__... � ........ .Fee_. Y7.OQ ..Date...._._8�.15l35.Setback.._.1��OYtr.. , INSPECTION Permit No.... a71Dep.454...Retd.1�! �� ` Cost.. . ti 3500� 00 ............. Fee.k8.�.9Q.... _.- �:�- 15T � SEWER ; FINAL ; � : --.—��.— — ---� -- _ .---- wner.. C..G...A�tLIDe_.._.. . ' ! 11 10 25� .............. 3/20/25 '9�1�/25 � � Address . . 11� Aru�del ...... Electric Permit No. B21 Buildcr S�e .... Contractor � C Schurk .. .. Addre�s _ . _... .- • . :. No. outlets . JO .. Fec �4..00. ._ . . . ........ .. Date Inspection ��2��25 �X f=r8 j1�3 IIOt COT�ieL� . Fixturc Permit No. 523. . . ..._ .......... ...._ _. . .._... . . ... C r SchuzR _ . _ . :.. :....:......... .... ........ :.................. . Contractor.. .. .. � ••� • � No. Fixtures ..1fi.. _Feek2..40_ _ . ............ ...:................. .. .................... 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