HomeMy WebLinkAbout1125 Jackling Drive - Staff Report (2)i
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City of Burlingame
Design Review and Special Permit for Attached Garage
Item # 14
Design Review Study
Address: 1125 Jackling Drive Meeting Date: 3/29/04
Request: Design review and special permit for an attached two-car garage for a first floor and lower level
addition.
Applicant and Property Owner: Maurissa Heffran APN: 027-154-170
Architect: Michael Moyer Lot Area: 10,681 SF
General Plan: Low Density Residential Zoning: R-1
Summary: The subject property is located along the city boundary between the City of Burlingame and the
Town of Hillsborough (see attached aerial) and has no street frontage in Burlingame. However, the property
owner also owns the curved parcel immediately adj acent to the subj ect property, which is located in Hillsborough
and provides a vehicle bridge over Easton creek for access to the house from Jackling Drive in Hillsborough.
The only access to the subject property is through the property in Hillsborough. As a part of this project, a
condition of approval will be added which requires the current property owner to record a permanent cross-access
easement on the Hillsborough property prior to issuance of the building permit. By definition, the front of the lot
is the narrowest portion of the lot (65.36' length). Easton Creek, a perennial creek, flows along the front and right
sides of the lot. There is no construction proposed below the top of bank.
The existing house, which contains a ground floor and lower level with an attached single-car carport, contains
2,748 SF (0.26 FAR) of floor area and has one bedroom. The existing attached carport, decking, balconies and
large roof overhangs totaling 1,196 SF will be demolished as part of this application. The applicant is proposing
to add 1,715 SF of living space and an attached two-car garage on the first floor. An additiona1233 SF will be
added on the existing lower level. With the proposed addition, the total floor area will increase from 2,748 SF
(0.26 FAR) to 4,056 SF (0.38 FAR) where 4,518 SF (0.42 FAR) is the maximum allowed. With this project, the
number of potential bedrooms will increase from one to four, requiring a minimum of one covered and one
uncovered parking spaces. The new 462 SF (22'W x 21'D) attached two-car garage will provide two covered
spaces (20' x 20' clear interior dimensions). A special permit is required for the proposed attached two-car
garage. The Two, single-wide doors are proposed and the face of the garage will be oriented towards the center
courtyard. One uncovered 9' x 20' space is provided in the driveway.
There are a total of 9 protected-sized trees (16 to 48 inches in diameter) and 4 other smaller trees (6 to 12 inches
in diameter) on this lot with the majority of them located along Easton Creek. None of the existing trees are
proposed to be removed for the proposed addition. The City Arborist requested that an arborist report be
submitted for the existing 48-inch oak tree located four to five feet from the proposed construction along the left
side of the property. The arUorist's report, dated March 16, 2004, notes that the existing Coast Live Oak has a
health rating of 60% and a structure rating of 55%, for an overall condition rating of "Fair". The tree was recently
pruned. The arborist notes that a portion of the existing oak rooting area can be preserved if mitigation measures
are strictly followed. These mitigation measures include installing tree protection fencing and mulching,
imgation, and fertilization within tree protection fencing. The mitigation measures also include installing a soil
buffer during siding installation, painting and other exterior work. In addition, the arborist recommends using an
"L" footing facing away from the trunk along the foundation area adjacent to the tree protection zone.
Recommendations for landscaping around the oak tree once construction is complete is also included in the
arborist report. The City Arborist reviewed the arborist's report and agrees with the mitigations. The applicant is
requesting the following:
• Design review and special permit for an attached two-car garage for a first floor and lower level addition
(CS 25.28.035, a & CS 25.57.010).
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Design Review and Special Permit for An Attached Garage 1125 Jackling Drive
Table 1-1125 Jacklin Drive
EXISTING PROPOSED � ALLOWED/REQ'D
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SETBACKS �
_...._........_._..._......_ ..................................................... ..
_.......--- ..........................................._......�.........._....__......�......�..........................�.........................................._............_ ._.
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Fro�t : 42'-0" to deck � 15'-0" 15'-0"
__ ......................................... _.........................._ ...... .. .. ....................................................�.... ............_......_.................................................._............._.-........_.l_..................... _........._..._..---.___._.._..---..... _._.._........_...._...
,
Side (left): 21'-0" 8'-6" 7'-0"
(right): 1'-0" to deck' 8'-0" � 7'-0"
__.._ ........................._..................................... ........ � .................................................................. ....................._.
_...._.__..._...._ ... _ ..................._...._.__...._._.._._.................................------
Rear: 11'-4"2 j 22'-6" � 15'-0"
_....... ._ ........ .. 1 .........................................._.._........._.......... ....___... ..._. __._ .......... }.. ... .. ..............................-----._.._...._..__..._..........................------...._.
Lot Coverage: 2790 SF i 3498 SF 4272 SF
26.1 % 32.7% ! 40%
FAR: 2748 SF j 4056 SF 4518 SF3
_.._ .................................._....._...._........................... ..... .............................. ... _0.26 FAR ' 0.38 FAR ( 0.42 FAR
� ................................_................_.............................................._._........._....—_.._........f....................... . _ _._. _....__....._ _____.......__......._.._..._........._ _ ....._..__._.._
# of bedrooms: 1 4 ---
_ ..................._............_..__.....—._...........__.._..... ................................................................................................. ........ .... . ............ .........._...............................__...................._...__.._......_....__._.._.__...---.:._.........._........__...— — -----...___---
,
Parking: 1 covered 2 covered 4 1 covered
�lo� X Zo�� � �Zo� X 20�� �io� X 20��
1 uncovered 1 uncovered 1 uncovered
�9� X Zo�� � (9� X Zo�) (9� X Zo�)
_...._........._......_......_..._..........�..._..__ ....... ................. . _.........._._..............._..,..._.._.............................._......_......................_.._..._...---------..._-------------- ---------------------
Height: 10'-0" from curb level � 21'-10" from curb level 30'-0"
-----...__........_...�_�..___.__ .............._....... ............................................................................................_....__...._........_............._,........................_._............_......................_._..................._..____.....-----•- ----................._...._.._...._._._.._--------
DHEnvelope: complies complies CS 25.28.075
' Existing nonconforming right side setback.
2 Existing nonconforming rear setback.
3 (0.32 x 10,681 SF) + 1100 SF = 4518 SF (0.42 FAR).
4 Special permit for an attached garage (CS 25.28.035, a).
Staff Comments: See attached. Since there is no construction proposed below the top of bank, a Streambed
Alteration Permit is not required from the California Deparhnent of Fish and Game nor is a U.S. Army Corps of
Engineers review required. The proposed project is categorically exempt from environmental review under
CEQA.
Ruben Hurin
Planner
c. Maurissa Heffran, applicant and property owner
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