HomeMy WebLinkAbout1125 Jackling Drive - Staff ReportCity of Burlingame
Design Review
Address: 1125 Jackling Road
Item No. 7b
Consent Calendar
Meeting Date: May 29, 2018
Request: Design Review for first and second story additions to an existing single family dwelling.
Applicant and Architect: James Neubert, Architect
Property Owner: Michael Stein and Annat Elazari
General Plan: Low Density Residential
APN: 027-154-210
Lot Area: 11,467 SF
Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions
to existing structures are exempt from environmental review, provided the addition will not result in an increase
of more than 50% of the floor area of the structures before the addition.
Site description: The address of 1125 Jackling Drive consists of two separate parcels, which currently
have the same owner. Parcel 2 (APN: 027-331-030, 17,980 SF) runs adjacent to Jackling Drive and is the
town of Hillsborough. This lot is not suitable for development because Easton Creek runs through the
majority of the parcel.
Parcel 1 (APN: 027-154-210, 11,467 SF) is located just beyond Parcel 2, is in the City of Burlingame, and is
the site of a residence which was substantially remodeled/rebuilt in 2004. Parcel 1 has no frontage on a
public right-of-way; the property is accessed by a wood and steel auto bridge that runs from Jackling Drive
and across Parcel 2 at a point intersecting with the right side property line for Parcel 1.
The front property line for Parcel 1 (the subject property) measures 67.79' and is located at the southwest
side of the parcel. This designation was made because the Burlingame Zoning Code defines the lot front as
the shortest frontage. Because of the foliage in and around the creek and because of the width of Parcel 2,
Parcel 1 and the existing house are not visible from Jackling Drive at almost any point except for across the
access bridge. At the shortest distance, the existing house on Parcel 1 is approximately 90 feet from the
asphalt of Jackling Drive.
Parcel 1 slopes up approximately 24 feet from the front and right side property lines to the rear, left corner of
the lot. There are existing retaining walls that run along the left side and rear of the property. On Parcel 2,
adjacent to Jackling Drive, there is a steep slope down from Jackling Drive into the creek bed and then up to
the other side (leading to Parcel 1).
There are two, 4-foot wide Public Utility Easements on the property that run adjacent to the front and right
side property lines; one is a sewer easement and the other is a PG&E easement.
Project Description: The existing house is considered a single -story house with a lower level half story and
a basement. The lower level half story at the right side includes stairs, a bedroom, and portions of the den
and bathroom. Some areas adjacent to the lower level, including the full wine cellar and portions of the den
and the bathroom meet the definition of a basement and are therefore exempted from floor area
calculations. The existing house has and a large roof area, with existing 10'-10" ceiling heights on the main
floor and a 14:12 pitch roof above. There is no permanent access, such as a stair, to the area over the
existing first floor and this space is unfinished attic area.
The applicant proposes a second story for the existing, single story house with a lower level and a basement.
The total proposed floor area is 4,519 SF (0.39 FAR), where 4,769 SF (0.42 FAR) is the maximum allowed
(including the basement exemption).
Design Review 1125 Jackling Drive
The proposed additions will take place on the first floor to the left of the entrance and in the existing attic area,
which will be made accessible with a staircase, will be enlarged with dormers in the existing roof line, and the
space will be finished as habitable area. The ridges of the proposed dormers are 10 inches lower than the
existing highest roof ridge.
The existing attached garage will not be altered except to remove the cabinets that currently encroach into the
required covered parking length. With the removal of the cabinets, there are two covered parking spaces (20' x
20') in the garage and an additional uncovered parking space in the driveway leading to the garage. The
existing house has 4 bedrooms and with the new second story, the number of bedrooms on site will increase to
5. The 3 existing parking spaces meet the code requirement for a 5-bedroom house.
The existing site contains a total of six protected sized trees, 2 oak trees in the left side yard, 2 oak trees and 1
bay tree in the front yard, and 1 bay tree at the right side of the rear yard. No existing trees are proposed to be
removed nor does any of the proposed construction infringe on any tree protection zones. All other Zoning Code
requirements have been met.
The applicant is requesting the following applications
■ Design Review for a second story addition (C.S. 25.57.010 (a) (2)).
1125 Jackling Drive
Lot Area: 11,467 SF
Plans date stamped:
May 17, 2018
EXISTING
PROPOSED
ALLOWED/REQ'D
SETBACKS
.................... -----..... _......................... _.._......... _.............. —._
... _.......................... _..;.._....._...__...._...._..-.._....-
Front (1st fir):
.................. _.._...... _.._.._..................................... .........
20'-0"
No change
15'-0"
(2nd fir):
---
63'-6"
20'-01,
........................... ............... _................................................. ........................ _.... --- ....... -.......... .. .
Side (left): (
I
12'-11
No change
I
71-011
(g)� r� ht
(
14'-8"
No change
...... ................. ......
................. _..........................................
7�_0"
__.............. . ........ _.......... _.......... _
Rear (1st fir):
11'-7
No change
i
I
15'-0"
(2nd fir):
22'-0"
No change
20'-0"
(dormer 2nd fir):
--- '
201-4"
i
20'-0"
'
3,292 SF
3,349 SF
4,586 SF
Lot Coverage:
j
29%
29.2%
40%
3,556 SF
4,519 SF
4769 SF z
FAR:
.-_............ _.... ...... ___....__..._........................ -....... _..- --........ !.........................................
0.31 FAR
I
0.39 FAR !
0.42 FAR
_......
I
....................................................................................................................................................................................................................................................................................................................._.......__.._
The wine cellar and portions of
.........
Basement- '
j
the den and bathroom (up to 600
No change
---
SF can be exempt, 369 SF i
.................................................._.............. ............................
_........ _..-----...... _........................................... -....... _.......... _._-_.............. ...............
_................. _..... _............................ -_... _.... _............ _ i.................--
.......
.... ---........................................................... _..... _.
-2-
Design Review
1125 Jackling Drive
EXISTING
PROPOSED
ALLOWED/REQ'D
meets exemption)
I
........................................................ _........... .................................................................... ................................................................................................................................................................................
# of bedrooms:
j
4
5
i
---
2 covered
}
2 covered
Parking:
(20' x 20')
No change
(20' x 20')
1 uncovered
!
1 uncovered
I
(9' x 20')
(9' x 20')
......... ............................................ _............. _..................................................................................... ..................................................................................................................................................................
18'-6" to new
Height:
19'-6"
30'-0"
dormer ridges
................. ............................................................ ................................................................................ ......................................................................
DH Envelope:
......................................................... ...................................
complies
;............. .................................................... .. ,...................................................................................................................
complies
CS 25.26.075
............................................. ..................... _................................................................................. ................. ............. ............
..... _._....................................................... _._....... _......................................
I..........................................................................................................
' Existing, non -conforming rear setback.
2 (0.32 x 11,467 SF) + 1100 SF = 4,769 SF (0.42 FAR)
Design Review Study Meeting: At the Planning Commission design review study meeting on May 14, 2018, the
Commission had one suggestion regarding this project and voted to place this item on the regular action
calendar when all information has been submitted and reviewed by the Planning Division (see attached May 14,
2018 Planning Commission Minutes).
The applicant submitted revised plans date stamped May 17, 2018, to address the Planning Commission's
suggestion that all of the proposed dormers be revised to have a hip roof that reflects the existing roof hip on the
house.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
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;
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.
Suggested Findings for Design Review: The proposed second floor for the house is tucked in to the existing
roofline so that the primary massing for the house is not altered and does not significantly impact any
neighboring properties. The details for the proposed addition, including the hipped dormer slate roof, the pre -cast
concrete window sills, and the foam stucco mold trim are compatible with the existing architectural style of the
house. The significant amount of large-scale landscaping on the subject site and on the adjacent parcel that
runs parallel to Jackling Drive screen the proposed addition from the right-of-way and from neighboring
properties. For these reasons the project may be found to be compatible with the requirements of the City's five
design review criteria.
-3-
Design Review
1125 Jackling Drive
Planning Commission Action: The Planning Commission should conduct a public hearing on the application
and consider public testimony and the analysis contained within the staff report. Action should include specific
findings supporting the Planning Commission's decision and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. 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 Division date stamped
May 17, 2018, sheets Al through Al2, and including Boundary and Topographic Survey dated May
2017;
2. that construction -related vehicles shall utilize all available on -site parking prior to utilizing available
parking in the pull-out area along Jackling Drive; that for all work in the right-of-way the owner/applicant
shall comply with the Town of Hillsborough Planning, Building, and Public Works permit requirements;
and that prior to submitting for a Building Permit in the City of Burlingame, the owner shall provide
documentation that they have consulted with the Town of Hillsborough regarding these requirements;
3. that any changes to building materials, exterior finishes, windows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staff);
4. that any changes to the size or envelope of the basement, first or second floors, or garage, which would
include adding or enlarging a dormer(s), shall require an amendment to this permit;
5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private property, if feasible, as determined by the Community Development Director;
6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not
occur until a building permit has been issued and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District;
7. that prior to issuance of a building permit for construction of the project, the project construction plans
shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning
Commission, or City Council on appeal; which shall remain a part of all sets of approved plans
throughout the construction process. Compliance with all conditions of approval is required; the
conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
and installed on the portions of the roof not visible from the street; and that these venting details shall be
included and approved in the construction plans before a Building permit is issued;
9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit;
10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016
Edition, as amended by the City of Burlingame;
lE
Design Review
1125 Jacking Drive
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR
TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. that prior to scheduling the framing inspection the applicant shall provide a certification by the project
architect or residential designer, or another architect or residential design professional, that
demonstrates that the project falls at or below the maximum approved floor area ratio for the property;
12. prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as window
locations and bays, are built as shown on the approved plans; architectural certification documenting
framing compliance with approved design shall be submitted to the Building Division before the final
framing inspection shall be scheduled;
13. 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 to the Building Division; and
14. that prior to final inspection, Planning Division 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.
Erika Lewit
Senior Planner
c. James Neubert, applicant
Attachments:
■ Minutes from the May 14, 2018 Design Review Study hearing
■ Application to the Planning Commission
■ Planning Commission Resolution (proposed)
• Notice of Public Hearing — Mailed May 18, 2018
■ Address Map
-5-
City of Burlingame BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME BURLINGAME, CA 94010
Meeting Minutes - Draft
Planning Commission
Monday, May 14, 2018 7:00 PM Council Chambers
a. 1125 Jackling Drive, zoned R-1 - Application for Design Review for a first and second
story addition to an existing single family dwelling (James Neubert, applicant and
architect; Michael Stein, property owner) (32 noticed) Staff Contact: Erika Lewit
Attachments: 1125 Jackling Dr - Staff Report
1125 Jackling Dr -attachments
1125 Jackling Dr -plans - 05.14.18
All Commissioners had visited the property. Commissioner Terrones indicated that he had a brief
conversation with one of the property owners when viewing the property, but did not discuss the project
details.
Community Development Director Meeker provided an overview of the staff report.
Questions of Staff. -
There were no questions of staff
Vice -Chair Gaul opened the public hearing.
James Neubert represented the applicant.
Commission Questions/Comments:
> Asked if the architect designed the original home? (Neubert: no.)
> Are the existing trims on the home foam with stucco covering? (Neubert: doesn't know, but is
proposing this for the trim on the addition. Will match existing features.)
> Could the dormers contain hip roofs like the rest of the house? (Neubert: could go either way if a
condition.) The gable ends occur nowhere else on the house; suggested using the hip roof design.
(Neubert: accepted the suggestion.)
> Noted that the staff report shows cabinets in the garage being demolished, not shown on the plans.
(Neubert: will ensure that these are demolished and shown on the plans.)
Public Comments:
There were no public comments.
Vice -Chair Gaul closed the public hearing.
Commission Discussion:
> Terrific project; likes the suggestion of the hip -roofs on the dormers.
Commissioner Loftis made a motion, seconded by Commissioner Sargent, to place the item on
the Consent Calendar when ready for action. Vice -Chair Gaul called for a voicel vote, and the
City of Burlingame Page 1 Printed on 512312018
Planning Commission Meeting Minutes - Draft May 14, 2018
motion carried by the following vote:
Aye: 6 - Sargent, Loftis, Kelly, Comaroto, Gaul, and Terrones
City of Burlingame Page 2 Printed on 512312018
COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
Ur Design Review Variance
❑ Conditional Use Permit ❑ Special Permit
Ci' Parcel #: D27 I'1{' - 210
19-- Zoning / Other: Iz - i
PROJECT ADDRESS: 1115 JAGKLI N&' D�1�
APPLICANT project contact person k PROPERTY OWNER project contact person ❑
Payor of DSR deposit/handling fee ❑ Payor of DSR deposit/handling fee ❑
OK to send electronic copies of documents ❑ OK to send electronic copies of documents ❑
Name: M -TK A/,,5oG f Name: t .-L aAELS. S 111 N
MIcj+A - T, MvIP ,- hWNF_-4 -
Address: 1 -7 K- M ovv b_ Address: i Z9 TAikLi NG= D R I V a
City/State/Zip: PEN i4 Vi.E`("CA . 9139+6 City/State/Zip: 1i I Lb UPI+ . CA . 9+1b 10
Phone: 4 i'FIc E'. 730 32-10 Phone: MU,'. `%!+
Fax: h` �Ce '- 2 - 1065 Fax: N 0 PI;
E-mail: I m� 0 al e .L A ri101 cat rvt E-mail:
ARCHITECT/DESIGNER project contact person
Payor of DSR deposit/handling fee ❑
OK to send electronic copies of documents ❑
Name
Addre
City/S
Phone
Fax:
E-mal
* Burlingame Business License #: 31 0.+ 9
bq S Ave
e d ".)oocd
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Gj �U(c3
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PROJECT DESCRIPTION: r)_ofoi5gO s.f 5E6oNP Sty A02i"(iOA1 OVER-
��I�I 6rf tJl3- 6A t✓ 1,W 1 �' h M 1 N e> � IEJL i6 �-10 E3 , -� M R i N MS i b Ef✓'6-r_-
1]2 -L,46 c 14AN Gf__ f�CI,7 IN& 6AF-A6-f— gew IDS .
AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and belief. ,
Applicant's signature: Date: Az Zi l 1
I am aware of the proposed application and he by authorize t e a ve applicant to submit this application to the Planning
Commission.
Property owner's signature: Date:
Date submitted: -42f lie,
DVerification that the project architect/designer has a valid Burlingame business license w uu- U
Finance Department at the time application fees are paid. s:IHANDOUrsIPCApplication. doc
APR 21 2016
CITY OF BURLINGAME
-PLANNING DIV.
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Design
Review for first and second story additions at 1125 Jackling Drive, Zoned R-1, Michael Stein and Annat
Elazari, property owners, APN: 027-154-210;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on May 29,
2018 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 Section 15301 (e)(1) of the CEQA Guidelines, which states that additions
to existing structures are exempt from environmental review, provided the addition will not result
in an increase of more than 50% of the floor area of the structures before the addition, is hereby
approved.
2. Said Design Review is approved subject to the conditions set forth in Exhibit "A" attached
hereto. Findings for such Design Review are set forth in the staff report, 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 29th day of May, 2018, by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review
1125 Jackling Drive
Effective June 8 2018
Page 1
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped May 17, 2018, sheets Al through Al2, and including Boundary and Topographic
Survey dated May 2017;
2. that construction -related vehicles shall utilize all available on -site parking prior to utilizing
available parking in the pull-out area along Jackling Drive; that for all work in the right-of-way
the owner/applicant shall comply with the Town of Hillsborough Planning, Building, and
Public Works permit requirements; and that prior to submitting for a Building Permit in the
City of Burlingame, the owner shall provide documentation that they have consulted with the
Town of Hillsborough regarding these requirements;
3. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning
Division or Planning Commission review (FYI or amendment to be determined by Planning
staff);
4. that any changes to the size or envelope of the basement, first or second floors, or garage,
which would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
5. that any recycling containers, debris boxes or dumpsters for the construction project shall be
placed upon the private property, if feasible, as determined by the Community Development
Director;
6. that demolition or removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be
required to comply with all the regulations of the Bay Area Air Quality Management District;
7. that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of approval
adopted by the Planning Commission, or City Council on appeal; which shall remain a part of
all sets of approved plans throughout the construction process. Compliance with all
conditions of approval is required; the conditions of approval shall not be modified or
changed without the approval of the Planning Commission, or City Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued;
9. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects to
submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit;
10. that the project shall meet all the requirements of the California Building and Uniform Fire
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review
1125 Jackling Drive
Effective June 8 2018
Page 2
Codes, 2016 Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design
professional, that demonstrates that the project falls at or below the maximum approved floor
area ratio for the property;
12. prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at
framing, such as window locations and bays, are built as shown on the approved plans;
architectural certification documenting framing compliance with approved design shall be
submitted to the Building Division before the final framing inspection shall be scheduled;
13. 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 to the Building Division; and
14. that prior to final inspection, Planning Division 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.
CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
o� BURLINGAME, CA 94010
- — PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 1125 JACKLING DRIVE
The City of Burlingame Planning Commission announces the
following public hearing on TUESDAYMAY 29, 2018 at 7:00
P.M. in the City Hall Council Chambers, 501 Primrose Road,
Burlingame, CA:
Application for Design Review for a first and second story
addition to an existing single-family dwelling at
1125 JACKLING DRIVE zoned R-1. APN 027-154-210
Mailed: May 18, 2018
(Please refer to other side)
PUBLIC HEARING
NOTICE
City of BurlinggM2
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
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.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
(Please refer to other side) PUBLIC HEARING NOTICE
1125 Jackling Drive
027-154-210 — 300' noticing
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