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Home My WebLink About215 Humboldt Road - Staff ReportCity of Burlingame Design Review for a First and Second Story Addition Item # �"J Action Calendar Address: 215 Humboldt Road Meeting Date: 3/24/03 Request: Design review for a first and second story addition at 215 Humboldt Road, zoned R-1 (C.S. 25.28.040) Applicant/Designer: Jack Chu, Chu Design & Eng., Inc. Property Owner: Eric Christmann APN: 029-265-080 General Plan Designation: Low Density Residential Lot Area: 6,250 SF �ate Submitted: February 14, 2003 Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15301 Class 1(e)(1) - additions to existing structures provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Summary: The applicant is requesting design review for a first and second story addition at 215 Humboldt Road, zoned R-1. The existing house is two-stories and contains 2,207 SF of floor area (0.35 FAR), including a one car detached garage and 80 SF pool house. The first floor will be remodeled with interior changes and a 63 SF covered front porch will be added. The existing second floor is 429 SF, the second floor addition will add 741 SF bringing the second floor square footage to 1,170 SF. The addition would increase the total floor area of the remodeled house to 2,947 SF (0.47 FAR), where 3,484 SF (0.55 FAR) is the maximum allowed. The existing detached one-car garage would be retained and meets the parking requirement. REVISED ORIGINAL EXISTING ALLOWED/REQ'D PROPOSAL PROPOSAL 3/12/03 2/14/03 SETBACKS Front: Istflr 18'6'/2" No change 22' 15'-0" or block 2nd flr No change 22'-0" 49'-6" average 18'-6 3/4" 20'-0" Side (left): ls` flr No change No change 15'-3" 4'-0" 2"d flr No change 13'-11" 19' Side(right) IS` flr No change No change 3'* 4'-0" 2nd�Zr No change 7'-9" 11'-6" Rear: lst No change No change 53' 15'-0" .�r No change No change 53' 20'-0" 2nd flr LOT 30.5% 29.3% 40.0 % 40% COVERAGE: (1,908 SF) (1,833 SF) (1,833 SF) (2,500 SF) FAR: No change 2,947 SF/ 2,207 SF/ 3,484 SF/ 0.47 FAR 0.35 FAR 0.55 FAR PARKING: No change No change 1 covered (10' x 20') 1 covered (10' x + 1 uncovered 20�� + 1 uncovered HEIGHT: No change 26'-11 '/Z" 21'-11 '/2" 2'/2 stories 30' whichever is less 21 S Humbold� Road REVISED ORIGINAL EXISTING ALLOWED/REQ'D PROPOSAL PROPOSAL ` 3/12/03 2/14/03 DHENV: No change Meets Requirement Meets Requirement See Code * Existing non-conforming This project meets all code requirements. Staff Comments: See attached. March 10, 2003 Design Review Study Meeting: On March 10, 2003, the Planning Commission reviewed this project for design review (see attached 3/10/03 Planning Commission minutes). The Planning Commission made comments on the project and voted to place this item on the action calendar when the plans had been revised to address the issues. The Planning Commission comments and concerns are listed below: • Window at the front elevation on the second floor is too big and doesn't match the rest of the house; break-up the windows into two double or single hung windows, with true divided lights; • Center pane of glass on second story front window is horizontal, but no other windows are horizontal, should be square, vertical rectangle like window pattern; • Front windows should be more consistent with house; • Mass is a concern, looks like a box on a box, drop ceiling height of second floor; • Shutters on second floor front window do not match the size of the window, eliminate shutters, or adjust size; • O.K. with mass, mass is not a problem; plate height proposed is 8'-1", typical, not a problem; • Plans need more detail, roof looks like it is a continuation of siding, show brick on existing fireplace, fence and trees; • Consider putting window at front, in walk-in closet in master bedroom; • Front entry should be emphasized, possibly with columns, to break-up the mass at the front; and • Plans revised to show all windows as divided light windows. In response to the Planning Commission's concerns the applicant submitted revised plans date stamped March 12, 2003, that include the following changes: • Second floor horizontal front window has been eliminated and replaced with three vertical true divided light windows, with proportioned shutters to match existing windows; one window has been added in the master bedroom walk-in closet; • All existing and proposed windows are shown with trued divided lights; • 63 SF cover front porch has been added; • Existing and proposed trees are shown on site plan; and • Front and left elevation now show existing brick and stone detail on chimney. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on Apri120, 1998 are as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 2 Design lZeview 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. 21 S Humboldt Road Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be made by resolution and should include findings. The reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Department date stamped March 12, 2003, Sheets A 1 through A4, site plan, floor plans, and building elevations; 2. that any increase to the habitable basement floor area and any changes to the size or envelope of the first or second floors, which would include expanding the footprint or floor area of the structure, replacing or relocating a window (s), adding a dormer (s) or changing the roof height or pitch, shall be subject to design review; 3. that the conditions of the City Engineer, Recycling Specialist and Fire Marshal's memos dated February 18, 2003 shall be met; 4. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height; 5. that prior to scheduling the framing inspection, the proj ect architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury; 6. that prior to final inspection, Planning Department staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans; and 7. that the project shall meet all the requirements of the California Building and Fire Codes, 2001 edition, as amended by the City of Burlingame. Catherine Barber Planner c: Jack Chu, applicant/designer ROUTING FORM DATE: February 18, 2003 TO: _City Engineer Chief Building Official �Fire Marshal _Recycling Specialist _Sr. Landscape Inspector _City Attorney FROM: Planning Staff SUBJECT: Request for design review for a second story addition at 215 Humboldt Rd., zoned R-1, APN: 029-265-080. ROUTING FORM DATE: February 18, 2003 TO: �City Engineer _Chief Building Official Fire Marshal _Recycling Specialist _Sr. Landscape Inspector _City Attorney FROM: Planning Staff SUBJECT: Request for design review for a second story addition at 215 Humboldt Rd., zoned R-1, APN: 029-265-080. ROUTING FORM DATE: February 18, 2003 TO: _City Engineer _Chief Building Official Fire Marshal �Recycling Specialist _Sr. Landscape Inspector _City Attorney FROM: Planning Staff SUBJECT: Request for design review for a second story addition at 215 Humboldt Rd., zoned R-1, APN: 029-265-080. City of Burlingame Planning Commission Unapproved Minutes March 10. 2003 8. 215 HUMBOLDT ROAD, ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR A SECOND STORY ADDITION (CHU DESIGN AND ENGR.,INC, JACK CHU, APPLICANT AND DESIGNER; ERIC CHRISTMANN, PROPERTY OWNER) (44 NOTICED) PROJECT PLANNER: CATHERINE BARBER Planner Barber briefly presented the project description. There were no questions of staff. Chair Keighran opened the public comment. Jack Chu, project designer, and Eric Christmann, property owner, were present to answer questions. Mr. Chu noted that all windows will be divided light windows, and would show this on revised plans. The Commission had the following concerns with the proposed project: • Window at the front elevation on the second floor is too big and doesn't match the rest of the house; break-up the windows into two double or single hung windows, with true divided lights; • Center pane of glass on second story front window is horizontal, but no other windows are horizontal, should be square, vertical rectangle like window pattern; • Front windows should be more consistent with house; • Mass is a concern, looks like a box on a box, drop ceiling height of second floor; • Shutters on second floor front window do not match the size of the window, eliminate shutters, or adjust size; • O.K. with mass, mass is not a problem; plate height proposed is 8'-1", typical, not a problem; • Plans need more detail, roof looks like it is a continuation of siding, show brick on existing fireplace, fence and trees; • Consider putting window at front, in walk-in closet in master bedroom; • Front entry should be emphasized, possibly with columns, to break-up the mass at the front; and • Plans revised to show all windows as divided light windows. There were no other comments from the floor and the public hearing was closed. C. Bojues made a motion place this item on the regular action calendar at a time when the stated revisions have been made and plan checked. Comment on motion: not concerned with mass, second floor width is only 26 feet wide, not a big hunk; applicant can address second story window, enhance the front entry and show the divided light windows and come back for action; clear direction given. This motion was seconded by C. Vistica. Chair Keighran called for a vote on the motion to place this item on the regular action calendar when plans had been revised as directed. The motion passed on a voice vote 6-0-1 (C. Osterling absent). The Planning Commission's action is advisory and not appealable. This item concluded at 8:50 p.m. 9. 1280 ROLLINS ROAD, ZONED M-1— ENVIRONMENTAL SCOPING FOR AN APPLICATION FOR ENVIRONMENTAL REVIEW AND PARCEL MAP TO MERGE THREE PARCELS AND CONSTRUCT A NEW, THREE-STORY SELF STORAGE BUILDING (BOB DAILEY, APPLICANT; : Sent By: CITY OF BURLINGAME PIANNING; 650 696 3790; Feb-1t-03 2:46PM; Page 2/2 City f Burfinganu Planning Department 501 Priauose Roacf P(650) 558-725A F(6S0) 696-3790 wa+w.burt�nQame.orx ..�� APPLICATYON TO THE PLANNING CUMMISSION of appllcation: Design Review_� Conditional Use Petmit variance Spacial Pernut Other Parcel Number: s�ddress: PRUPERTY OWNER Name: � � c r1K �zTMA� Address: z � � vM /.'�r� ��- /� City/Srace/Zip: � 2�Nc�E �'A `�°� v Phone (w): �o.i �— S� o- 2/ Z/ (�)� �� o - 3�3 — 78�J � � �� vE eJ7:in� ��.� NL� Eo . �A �`�4��3 (w):r�e-.3�T_=��-gC� x-io (�)� � ��: � ti - 3 �s- �� 7 �� ARCHTTECT/DESIGNER Plame: JAGC �H-c, ( �� v U� s �y�v �, ��.rei �. J ��`�� „�. �Aaa��s:.3� GJEs�- �� .,�vE - — 03 (w): �a_ �a — 35�-5- %� $Co ��. � a. c�« �: � s� - aog - 8 8� 8 (�: l'o.�D - 3�,�-?� % Please indicatc with an asterisk * the contact person for tLis project. DESCRlYT1UN: ✓ll� r.�.) SECavt� ST0 �� 7 w�d ADAVIT/5IGNAT . ereby certify under penalty of perjury tLat tUe information � herein is true and correct to e best of my knowledge and belief. icant's sip�atur�: nac�: �" � l a 3 �� Icnow about the proposed pplication to the Planning owner's the above applicaat to submit this Date: � �"i1 '�� Da.te submitted: � j�� -.� x,.-.,� � g / F. � �r�p � h Rs ., .,, . . „ a �' . ,.._. PCMP.FRM FE.� 1 �'_ ZOG3 CI i Y i.�� i�,Ur�LIIVUAME PLr��v�JIi�JG DEPT. I ��r,. ciry * C�Ty OF BURLINGAME guRUNI�AME PLANNING DEPARTMENT 501 PRIMROSE ROAD BURLINGAME, CA 94010 �'�...o�,,..•'�� TEL: (650) 558-7250 i e: 215 Humboldt Road Application for design review for a second story addition at: 215 Humboldt Road zoned R-1. (APN: 029-265-080). The City of Burlingame Planning Commission announces the following public hearing on Monday, March 24, 2003 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, ' California. Mailed: March 14, 2003 (Please refer to other side) PI�BLIC HEARING NOTICE `� COPY of the a to the meeting Burling�e, Cal If you chal ge raising onl desc ' °S nbed i at or p�or t t Property o ers tenants ab 558-7250. t thi AnL _ M�'garet 11�ii City pl�er (Please refeY to ather side) CE be lirnited to blic he�ng� � to the city �ng their call (650) � :�. / • . . . �- �� .t.,.z � �, �� , ' "� ��..• m., • •- > �� ' '� � � � � � � • , '1 . x r ,u� � � � �� • - � r'� �. ; L r�' � a �6 � , � ��,� �� ... � , � .,_ a ,� � RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for desi review for a first and second story addition at 215 Humboldt Road, zoned -1, Liesel Christmann, propertv owner, APN: 029-265-080; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on March 24, 2003, 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. Categorically Exempt per Section: 15301 Class 1(e)(1) - additions to existing structures provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. 2. Said design review is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for design review are set forth in the 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 24th day of March 2003, by the following vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: SECRETARY EXHIBIT "A" Conditions of approval for categorical exemption and design review. 215 Humboldt Road effective April 7, 2003 that the project shall be built as shown on the plans submitted to the Planning Deparhnent date stamped March 12, 2003, Sheets A1 through A4, site plan, floor plans, and building elevations; 2. that any increase to the habitable basement floor area and any changes to the size or envelope of the first or second floors, which would include expanding the footprint or floor area of the structure, replacing or relocating a window (s), adding a dormer (s) or changing the roof height or pitch, shall be subject to design review; that the conditions of the City Engineer, Recycling Specialist and Fire Marshal's memos dated February 18, 2003 shall be met; 4. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height; 5. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury; 6. that prior to final inspection, Planning Department staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans; and 7. that the project shall meet all the requirements of the California Building and Fire Codes, 2001 edition, as amended by the City of Burlingame. . , _'_' . -... . .. .�I�::�.�F!.x� ii. , 1� I�� l . 8• _ .. . ... 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