HomeMy WebLinkAbout1104 Clovelly Lane - Staff ReportItem No. 8a
Regular Action Item
PROJECT LOCATION
1104 Clovelly Lane
City of Burlingame
Design Review and Special Permit
Address: 1104 Clovelly Lane
Item No. 8a
Regular Action Item
Meeting Date: August 27, 2018
Request: Application for Design Review and Special Permit for anew, two-story single-family dwelling with an
attached garage.
Applicant and Designer: Cornelia Haber
Property Owner: Sumagny LLC
General Plan: Low Density Residential
APN: 025-232-450
Lot Area: 5,533 SF
Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures, including one single-family residence, or a
second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this
exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of
a project.
Project Description: The site is located on a cul-de-sac and there are one and two-story houses within the
vicinity. The proposed project includes demolishing an existing two-story house and attached garage (1,965 SF)
to build a new two-story house and attached garage (2,869 SF) at 1104 Clovelly Lane. With the proposed
project, the floor area of the project would be 2,869 SF, where 2,870 SF (0.51 FAR) is the maximum allowed. All
other Zoning Code requirements have been met.
The applicant is requesting the following applications:
• Design Review for a new, two-story single-family dwelling and attached garage (CS 25.57.010 (a)
(1)); and
• Special Permit for a new attached garage (CS 25.26.035 (a)).
The proposed project includes a new attached garage with a front setback of 31'-6", where 25-0" is the
minimum required. The applicant is requesting a Special Permit for the attached garage per C.S. 25.26.035 (a).
The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered,
are required on -site. One covered parking space is provided in the attached garage (10'-3" x 20' clear interior
dimensions) and one uncovered parking space (9' x 20') is provided in the driveway. Therefore, the project
complies with the off-street parking requirements. As demonstrated in the following table, the project is
consistent with the Zoning Code development standards.
This space intentionally left blank.
Design Review and Special Permit 1104 Clovelly Lane
1104 Clovelly Lane
Lot Size: 5,533 SF
Plans date stamped: August 17, 2018
i
PROPOSED
ALLOWED/REQ'D
SETBACKS
.
...................................................................._.............................................................................._...........................
Front (1..Stfir):
20'-2'/z"
19-5" (block average)
20'-0"
(2na fir):
21'-6"
25'-0"
Attached garage
31'-6" I ...................._........
_................................. _.... __.._... _........ _.......... _...................... _._................................................................
Side (left):
T-3'/2"
i
T-0"
(right):
7'-1'/2"
T-0"
Rear (15t fir):
...................................................._........_...._........ _................. _.._...... .........................................................................
15'-4"
_............................................................... __._... _...........................................
15'-0"
(2"d fir)
20'-0" ................................. _... ..................................................................................................
20'-0"
........ .............................. _.............................................................
_..................................... _........................ .............................. ........................ -................ ......................................................................................................................................................
Lot Coverage:
..........
1,735 SF
2,213 SF'
31.3%
40%
FAR:
..........................................................................................................................................................................................................................................................................................................
2,869 SF
2,870 SF s
0.51 FAR ..........
.......................................................................
0.51 FAR...............
............. ........................................................ ............ ......... .... .............. .........
# of bedrooms:
4
---
.........................................................................................._.................._..........._.....................................................................................................----.......................................................
1 covered (10'-3" X 20'-0") I
1 covered (10'x 20')
Off -Street Parkin :
1 uncovered 9'-0"X 20'-0"
( )
1 uncovered 9 x 20'
( )
Height:
27'-0"
.................... _.......... _............
30'-0"
_...................... ............................ _.................................................................... ....... _.......... _..... _............................
DH Envelope:
Complies
CS 25.26.075
1 In An v C ro J CC\ — n ').1'] CC
/Ann/ \
2 (0.32 x 5,533 SF) + 1100 SF = 2,870 SF (0.51 FAR)
Staff Comments: None
Design Review Study Meeting: At the Planning Commission design review study meeting on May 29, 2018, the
Commission was unsatisfied with the design and massing of the house. They highlighted that the house lacked
consistency in the use of materials and articulation of the proposed wood siding. They commented that the
house appeared massive due to the increased plate height on the first floor and asked the applicant to
reconsider the first floor plate height. They also suggested that the house could benefit from reducing the
number of entrance steps and bringing the first floor closer to the grade. Other suggestions included studying the
fenestration pattern and using uniform grid patterns for the windows. Overall, the Commission felt that the house
could benefit from being reviewed by a design review consultant and voted to referthis project to a design review
consultant (see attached May 29, 2018, Planning Commission Minutes).
The applicant submitted revised plans, date stamped August 17, 2018, to address the Planning Commission's
comments and concerns. A discussion of the analysis of the revised project and recommendation by the design
review consultant is provided in the next section.
Analysis and Recommendation by Design Reviewer: The design review consultant met with the project
designer to discuss the Planning Commission's concerns with the project and reviewed revised plans. Based on
the feedback from the review, the applicant decided to revise the design from contemporary to a traditional style.
As a result, all wood siding was eliminated and replaced with a combination of hip roofs and stucco siding. The
applicant also moved the location of second floor bedroom to the front to create more articulation along the front
of the house. The plate height of the first floor was reduced from 9'-6" to 9'-01/z" and the design of the rear
balcony was changed to wrap around the master bedroom. Other changes, such as adding a bay window at the
front of the house and a shed roof over the side door, were made to complement the style of the house.
2
Design Review and Special Permit 1104 Clovelly Lane
To address the privacy issue expressed by the rear neighbor, the applicant is proposing to plant a row of 24-inch
box Pittosporum trees and two other landscape trees along the rear yard of the property. Based on the design
review analysis of the project, the design reviewer recommends approval of the project as proposed.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
City 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: That the architectural style, mass and bulk of the new house
(featuring hip roofs, composition shingle roofing, proportional plate heights, stucco siding, and aluminum clad
wood windows with simulated true divided lites and wood trim) is compatible with the character of the
neighborhood and that the windows and architectural elements of the proposed structure are placed so that the
structure respects the interface with the structures on adjacent properties; that the proposed design appears to
blend in well with the rest of the neighborhood, which contains traditional one and two-story ranch style single-
family dwellings; the massing and design of the house are well articulated by using the bay window at the front of
the house and hip roof pitches throughout; For these reasons, the project may be found to be compatible with
the requirements of the City's five design review criteria.
Findings for a Special Permit: In order to grant a Special Permit for height, the Planning Commission must find
that the following conditions exist on the property (Code Section 25.51.020 a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are
consistent with the existing structure's design and with the existing street and neighborhood;
(b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or
addition are consistent with the existing structure, street and neighborhood;
(c) the proposed project is consistent with the residential design guidelines adopted by the city; and
(d) removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is
appropriate.
Suggested Special Permit Findings (For new attached garage): The applicant requests a Special Permit for
the new attached garage. This neighborhood has predominantly attached garages and the new garage would be
located on the same location as the existing attached garage. The new garage would use the same curb cut
and driveway. The plate height of this garage would be consistent with the plate height of the house (9'-0'/2")
and the material used for the garage door (wood) would be consistent with the materials in the neighborhood.
Therefore, the project may be found compatible with the requested Special Permit.
3
Design Review and Special Permit
1104 Clovelly Lane
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 revised plans submitted to the Planning Division date
stamped August 17, 2018, sheets AO through A6;
2. 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);
3. 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;
4. 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;
5. 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;
6. 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;
7. 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;
8. 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;
9. 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;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS
PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that 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;
M
Design Review and Special Permit
1104 Clovelly Lane
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. 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
13. 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.
Sonal Aggarwal
Contract Planner
c. Cornelia Haber, applicant and designer
Sumagny LLC, property owner
Attachments -
May 29, 2018 Planning Commission Minutes
Design Review Consultant's Analysis, dated August 15, 2018
Letter from the neighbor, received May 29, 2018
Application to the Planning Commission
Special Permit Application
Planning Commission Resolution (Proposed)
Notice of Public Hearing- Mailed August 17, 2018
Aerial Map
City of Burlingame BURLINGAME CITY HALL
Affiwoh `7 501 PRIMROSE ROAD
BURLINGAME BURLINGAME, CA 94010
Meeting Minutes
Planning Commission
Tuesday, May 29, 2018 7:00 PM Council Chambers
d. 1104 Clovelly Lane, zoned R-1- Application for Design Review and Special Permit for
attached garage for a new, two-story single family dwelling. (Best Construction, applicant;
Cornelia Haber, designer; Symagny LLC, propert owner) (108 noticed) Staff Contact:
Sonal Aggarwal
Attachments: 1104 Clovelly Ln - Staff Report
1104 Clovelly Ln - Attachments
1104 Clovelly Ln - Plans - 5.29.18
All Commissioners had visited the project site. There were no ex-parte communications to report.
Senior Planner Hurin provided an overview of the staff report.
There were no questions of staff.
Chair Gaul opened the public hearing.
Comelia Haber represented the applicant.
Commission Questions/Comments:
> Is there a strategy for which of the interlocking boxes is wood vs stucco? (Haber: There is not a rule.
The idea is to create a play on the two materials, and emphasize the protruding pieces. A small departure
on the previous designs which are a little more traditional.)
> Sheet A5 has a deck with a tiled parapet cap, with horizontal siding. However on the right side
elevation looks like it will be stucco. Should it all be the same material or was the intention to just have
the siding on the front side? (Haber: Yes, two different finishes.)
> Concern the tile cap will not fit in. Perhaps wood would integrate better.
Public Comments:
There were no public comments.
Chair Gaul closed the public hearing.
Commission Discussion:
> Looks confused, like it got expanded from inside.
> Does not see a rhythm or logic in the materials.
> Not sure the pitched roof works. Could either go full modern or go back to more traditional.
> Lots of blank spaces, and nooks and crannies where it does not seem natural for them to be there.
> Project is trying to do the right things but not doing it quite right.
> OK with the subdued contemporary style. Massing is reminiscent of the existing house.
> Needs better order for how the bump -outs and various pieces have the wood siding applied. Should
City of Burlingame Page 1 Printed on 8/22/2018
Planning Commission Meeting Minutes May 29, 2018
only change materials at an inside corner so whatever mass feels like a wood piece.
> Every other house on the street has an attached garage so not an issue with the special permit.
> Heights could be revisited. 9'-6" on first floor, plus the first floor is already 3 feet off grade - adds to
the height and massing, makes the proportions difficult. Work with the plate height, also maybe the first
floor finished floor height.
> Front door looks massive, is maybe taller than 8 feet so makes the first floor proportions look taller.
> Should look at window patterns. There are are a lot of designs and styles.
> First floor plate height creates a proportion issue with the garage.
> Siding should turn corners, not look like wallpaper.
> Likes the contrasting materials, but they need to be ordered in a legible way.
> Talk to the rear neighbor about planting per the letter received, see what kind of additional planting
there could be. Noted that the proposed house is pulling away from the property line further than the
existing house.
Commissioner Sargent made a motion, seconded by Commissioner Comaroto, to refer the
application to a design review consultant. The motion carried by the following vote:
Aye: 6 - Sargent, Loftis, Kelly, Comaroto, Gaul, and Terrones
Cityof Budingame Page 2 Printed on 812212018
DESIGN REVIEW ANALYSIS
CITY OF BURLINGAME
August 15, 2018
City of Burlingame
Planning Division
501 Primrose Road
Burlingame, CA 94010
Project Address: 1104 Clovelly Lane
Project Designer: Cornelia Haber
Applicant: Sergiu Deac, Best Construction
Property Owner: Benny Cheung, Symagny LLC
Planner: Sonal Aggarwal
Dear Planning Commissioners,
I have received and reviewed the original plans submitted by Cornelia Haber to the Planning
Commission for 1104 Clovelly Lane. I listened to the Planning Commission's comments in the
meeting video from the May 29, 2018, Study Session. I met with the Planner and Designer at City
Hall to discuss the Planning Commission's comments in addition to providing feedback on
subsequent iterations. The Applicant and Owner were not in attendance at the feedback meeting
and participated through email exchange instead. The design submitted reflects the following
changes in response to Planning Commission feedback:
REVISIONS TO ORIGINAL DESIGN
• Explored a more cohesive modern design direction to conclude that the Owner prefers a
more traditional style house similar to the neighbors with a simplified material palette.
• First floor plate height brought down from 9'-6" to 9'-0-1/2" to address scale issues and
reduce the amount of wall between the garage door and the wrapping roof eave above.
• First floor finished floor height above grade reduced from three risers to one riser at the
Entry. This helps further resolve proportion issues between the adjacent front and garage
doors. Because of the sloping lot, two risers are required at the rear landings.
• Shifted massing of the second floor bedroom facing the street to align with the bedroom
below. This gives order to the random massing by creating a primary form and a place for
the lower garage and entry roof to terminate. The additional bay window projection aligns
with the windows above and creates a secondary supporting element at pedestrian scale.
• Introduced window grids to add detail and scale.
• Added tall plantings for privacy screening along the rear shared property line.
Page 1
DESIGN GUIDELINES
Compatibility of the architectural style with that of the existing character of the
neighborhood
This project is in the Burlingame Village neighborhood, which has predominately 1950s ranch
homes. Several homes in the neighborhood have more recent second story additions. The
majority of homes are stucco with asphalt composition shingle pitched roofs, as is this current
and proposed residence.
2. Respect for the parking and garage patterns in the neighborhood
This neighborhood has primarily attached garages, as does this current and proposed
residence. No change is proposed to the existing driveway and curb cut location.
3. Architectural style and mass and bulk of structure
The second floor is setback from the first floor except where helpful to unify the design with
defining primary forms. Window grids add detail and scale to the stucco house. Other
architectural details include a street -facing bay window with trim panels, garage side door
overhang with brackets, and decorative sconces.
4. Interface of the proposed structure with the structures on adjacent properties
This residence is located on Clovelly Lane between Westmoor Road and the cul-de-sac that
abuts California Drive. No significant impact on the neighbors is anticipated.
5. Landscaping and its proportion to mass and bulk of structural components.
Pittosporum is proposed as screening along much of the rear fence to create privacy. The
large 24-inch box size noted will give the adjacent neighbor more immediate privacy instead
of waiting years for a hedge to grow from smaller plantings.
SUMMARY
The designer should be commended for her responsiveness and openness to the design review
process.
It is my opinion that the revised design meets the requirements of the design guidelines.
Hopefully any design input from the Commission is minor at this point and can be addressed in a
straightforward manner moving forward.
Please feel free to contact me with any questions or clarifications.
Sincerely,
Jeanne Davis
Page 2
05.29.18 PC Meeting COMMUNICA TION RECEIVED
Item 9d AFTER PREPARATION
1104 Clovelly Lane OFSTAFFREPORT
Page 1 of 1
RECEIVED
MAY 29 2018
CITY OF BURLINGAME
CDD — PLANNING DIV.
From: Lauren Greenberg Wanderman [lauren@wanderman.com]
Sent: Monday, May 28, 2018 8:53 PM
To: CD/PLG-Amelia Kolokihakaufisi; CD/PLG-Erika Lewit
Cc: bestcontruction2004@vahoo.com; Rx7benny@yahoo.com; cornelia.harber@gmail.com; David
Wanderman
Subject: 1104 Clovelly Lane. Burlingame. Request for Additional Screening Along the Back Fence.
To whom it may concern,
My name is Lauren Wanderman and my husband is David Wanderman. We are property owners at 1105
Killarney Lane in Burlingame. Our property is located directly behind the subject property 1104 Clovelly
Lane in Burlingame and we share a fence with the subject property.
After reviewing the remodel plans for the subject property, we are requesting that the plans include
additional screening in the form of landscaping along the back fence, in order to increase the privacy
between the two properties. We would propose the landscaping include some type of tall hedges or
similar barriers.
Thank you for your consideration of our request.
Best,
Lauren Wanderman and David Wanderman
(1105 Killarney Lane, Burlingame, CA.)
Lauren
(415) 377-9223 cell
61-
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:
Design Review ❑ Variance O Parcel
0 Conditional Use Permit ❑ Special Permit ❑ Zoning / Other: Q - /
PROJECT ADDRESS: Lip��r���t
T
APPLICANT
Name: fr'> 1,T c'�'N✓: �'G� Cj%T%ti/
Address: .,,230
City/State/Zip: :!! • • "77
Phone: 'Zl
7�����5
E-mail:TC�/✓./�Cf7�/9%�
G 7 ARCHITECT ESIGNER
Name: Q0e N I~ L(A
Address: k k AU ",i Ll A \)F-
City/State/Zip: LOs A-t--IA. ,
Phone: -+K 4 - it Ct
E-mail: C,t'ti t1C i,t c ,_ �,o, G j:t r 4, l 1�,. •
Burlingame Business License #:
PROPERTY OWNER
Name. i _ ` V rAA�NY LL
Address _ i a�1 3
City/State/Zip �'. L!f '14t_/.3 /
Phone 4- s--J/ 7 - t S`T-Zi4-
E-mail R x 7 htr•�v+('(4 x k0J, 6-b4
RECEIVE®
JAN — 3 2018
CITY OF BURLINGAME
CDD-PLANNING DIV.
Authorization to Reproduce Project Plans:
1 hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this
application on the City's website as part of the Planning approval process and waive any claims against the City
arising out of or related to such action. (initials of Architect/Designer)
PROJECT DESCRIPTION: IG-T-t0ZE1 kN\_Rr1N'tt' �x«rtti�, S tic,t.c t{ttic_
Ft{ci t; t ,O�tl ijs , �»t tl P,it�� MSS lj,S h 13 t'd6K� , 1?e[A L.0
AFFIDAVIT/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:
I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning
Commission.
Property owner's signature: Date: 1 z / �'° y G
Date submitted:
S 1 HAN00UT31 PC APp' CC..on dcc
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlini4ame.org
CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION r -
ri
I`,,AAR 2' 9 2018
U
CITY O E.URUNGAME
The Planning Commission is required by law to make findings as defined by the City's OrdY> �C�' "oc `=a LM�
Section 25.50). Your answers to the following questions can 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.
1. Explain why the blend of mass, scale and dominant structural characteristics of the new
construction or addition are consistent with the existing structure's design and with the
existing street and neighborhood
THE NEW STRUCTURE PROPOSES THE USE OF A SHALLOW SLOPED HIP ROOF THAT IS SIMILAR TO THE
EXISTING HOUSE AS WELL AS NEIGHBORING HOMES. IN ADDITION TO THAT, THE FRONT MAIN VOLUME IS
ONE STORY HIGH TO MATCH NEIGHBORING HOUSES AND SIMILAR TO EXISTING HOUSE. SECOND FLOOR
IS RECESSED RELATIVE TO FIRST FLOOR TO REDUCE BULK.
THE ENTRANCE IS RECESSED UNDER A ONE STORY PORCH ROOF, SIMILAR TO NEIGHBORING HOMES.
THE EXISTING HOUSE HAS AN ATTACHED ONE CAR GARAGE, SIMILAR TO NEIGHBORING HOMES, AND THE
PROPOSED HOUSE HAS AN ATTACHED ONE CAR GARAGE AS WELL.
THE NEW STRUCTURE IS SIMILAR TO EXISTING 2 STORY HOMES IN THE NEIGHBORHOOD.
2. Explain how the variety of roof line, facade, exterior finish materials and elevations of
the proposed new structure or addition are consistent with the existing structure, street
and neighborhood.
THE PROPOSED STRUCTURE IS CONSISTENT WITH THE EXISTING NEIGHBORHOOD MATERIALS,
SPECIFICALLY EXTERIOR STUCCO, WOOD SIDING, ASPHALT COMPOSITION ROOFING AND WOOD TRIM
AROUND THE WINDOWS.
IT WILL MAINTAIN THE CHARACTER OF THE NEIGHBORHOOD.
3. How will the proposed project be consistent with the residential design guidelines
adopted by the city (C.S. 25.57)?
PROPOSED STRUCTURE HAS SIMPLE VOLUMES, WITH THE SECOND FLOOR RECESSED RELATIVE TO THE
FIRST FLOOR, AND A SIMPLE ROOF LINE, WITH STUCCO FINISH AND WOOD ACCENTS, WHICH IS CONSISTENT
WITH THE NEIGHBORHOOD STYLE.
NEW STRUCTURE PROPOSES AN ATTACHED ONE CAR GARAGE, CONSISTENT WITH THE NEIGHBORHOOD
PATTERN.
NEW STRUCTURE PRESENTS WITH A ONE STORY FORM AND A RECESSED ENTRY PORCH, SIMILAR TO THE
ADJACENT HOMES. SINCE THE LOT HAS A NARROW FRONT, THE TWO STORY VOLUME IS RECESSED AND
FURTHER AWAY FROM THE ADJACENT HOMES.
FRONT YARD LANDSCAPE IS MAINTAINED AS EXISTING.
4. Explain how the removal of any trees located within thefootprint of any new structure or
addition is necessary and is consistent with the city's reforestation requirements What
mitigation is proposed for the removal of any trees? Explain why this mitigation is
appropriate.
NO TREE REMOVAL PROPOSED.
SPECPERM.FRM
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND SPECIAL
PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Design Review and Special Permit for new, two-story single-family dwelling at 1104 Clovelly
Lane, zoned R-1, Sumaqny LLC, property owner, APN: 025-232-450:
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
August 27, 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 the California Environmental Quality
Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures, including one
single-family residence, or a second dwelling unit in a residential zone, is exempt from
environmental review. In urbanized areas, this exemption may be applied to the
construction or conversion of up to three (3) single-family residences as part of a project,
is hereby approved.
2. Said Design Review and Special Permit is approved subject to the conditions set forth in
Exhibit "A" attached hereto. Findings for such Design Review and Special Permit 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 27th day of August 2018 by the
following vote:
Secretary
EXHIBIT "A"
Categorical Exemption, Design Review and Special Permit
1104 Clovelly Lane
Effective September 7, 2018
Page 1
1. that the project shall be built as shown on the revised plans submitted to the Planning
Division date stamped August 17, 2018, sheets AO through A6;
2. 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);
3. 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;
4. 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;
5. 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;
6. 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;
7. 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;
8. 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;
9. 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;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING
INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH
CONDITION:
10. that 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;
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. 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
13. 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
JAM e; BURLINGAME, CA 94010
PH: (650) 558-7250 0 FAX: (650) 696-3790
www.burlingame.org
Site: 1104 CLOVELLY LANE
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, AUGUST 27, 2018 at
7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road,
Burlingame, CA:
Application for Design Review and Special Permit for attached
garage for a new, two-story single family dwelling and
attached garage at 1104 CLOVELLY LANE zoned R-l.
APN 025-232-450
Mailed: AUGUST 17, 2018
(Please refer to other side)
PUBLIC HEARING
NOTICE
Citv of Burlingame
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
PUBLIC HEARING NOTICE
(Please refer to other side)
1104 CLOVELLY LANE
025 232- 50
300 noticing
Item No. 9d
Design Review Study
PROJECT LOCATION
1104 Clovelly Lane
City of Burlingame
Design Review and Special Permit
Address: 1104 Clovelly Lane
Item No. 9d
Design Review Study
Meeting Date: May 29, 2018
Request: Application for Design Review and Special Permit for a new, two story single-family dwelling
Applicant and Designer: Cornelia Haber
Property Owner: Symagny LLC
General Plan: Low Density Residential
APN: 025-232-450
Lot Area: 5,533 SF
Zoning: R-1
Project Description: The proposed project includes demolishing an existing two-story house (1,965 SF) to build
a new two-story house (2,846 SF) on Clovelly Lane. The existing house has non -conforming setbacks on the left
and rear side of the property. The new home will be built in compliance with the current zoning code standards.
The site is located on a cul-de-sac and there are one- and two-story houses within the vicinity. There is a block
average setback of 19.37' on Clovelly lane and the applicant proposes to build the new house with a front
setback of 21'-2" for the first -story and 29'-0 %" for the second -story. The new house would contain one (1)
bedroom, living, dining and family room on the first -floor and three (3) bedrooms on the second floor. With the
proposed project, the floor area of the project would be 24 SF below the maximum allowed floor area of 2,870
SF (0.51 FAR) and 598 SF below its maximum permissible lot coverage. All other development standard
requirements such as setbacks comply with the zoning code.
The project includes a new attached garage with the front setback of 31'-6", whereas 25'-0" is the minimum
required per code. The applicant requests for a Special Permit for the attached garage as per CS 25.26.035 (a).
For four (4) bedrooms, one (1) covered (10'-0" x 20'-0") and one (1) uncovered space (9'-0" x 20'-0") is required.
The house would have space for one (1) covered parking space in the garage (10'-3" x 20'-0") and one (1)
uncovered parking space (9'-0" x 20'-0") is provided on the driveway. Therefore, the project is in compliance with
the off-street parking requirements. All other Zoning Code requirements have been met.
Design Review for a new two-story dwelling (CS 25.57.010 (a) (1)).
Special Permit for a new attached garage (CS 25.26.035 (a)
1104 Clovelly Lane
Lot Size: 5,533 SF
Plans date stamped: May 16, 2018
EXISTING
PROPOSED
ALLOWED/REQ'D
SETBACKS
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Front (1st fir):
21'- 5"
21'-2"
I
15'-0" or 19.37' (block average)
(2"°' fir):
50'-1 '/4'
29'-0
20'-0"
Attached garage
46'-0 '/2"
c
31'-0 3/"
25'-0"
Side (left):
4'-6'/2" (non -conforming)
7'-6'/2"
T-0"
(right):
T-2"
....... ..................................................................................
T-2'/" �.
........................ ................. ;........................................._.
7'-0"............
..................... .................................... ................
Rear (1st fir):
....................................................................................................................................................
8'-3" (non -conforming)
15-1 '/2"
15'-0"
(2na flr)
2_........................................................................................................................_20'-0"..........
................................................... . ................................................................2.1..1..1..........................................
Lot Coverage:
1.779 SF
1,715 SF j
2,213 SF'
32 %
30.9 % j
40%
Design Review and Special Permit
1104 Clovelly Lane
1104 Clovelly Lane
Lot Size: 5,533 6t- vians Gaze slam ea: iviay io, zu io
EXISTING PROPOSED ALLOWED/REQ'D
FAR: 1,965 SF 2,846 SF 2,870 SF
Z
0.35 FAR ( 0.51 FAR 0.51 FAR
......... . ................................ ............................................... _...................... .................... _... ................ .........--- ......................................................................i................................................................. ..........................
# of bedrooms: 2 ! 4 I ---
Off -Street
1 covered (11'-6" X 24'-6")
11 covered (10'-3" X20'-0")
1 covered (10'x20' for a
new garage)
Parking.::.....
1 Uncovered (9'-0"X20'-0")
........................................ .............................................................................................................................................._..................................................................................._.......,.........................
j 1 Uncovered (9'-0"X20'-0")
I
1...._uncovered..._(9'x20'�........
Height:
19'- 5 '/2"
25'- 4"
j 30'-0"
......... .....................................................................................................................................................................................................................................
DH Envelope:
complies
i.........
complies
CS 25.26.075
' (0.40 X 5,533 SF) = 2,213 SF (40%)
2 (0.32 x 5,533 SF) + 1100 SF = 2,870 SF (0.51 FAR)
Staff Comments: See attached memos from the Engineering, Building, Fire, Parks, and Stormwater Divisions.
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:
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;
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.
Sonal Aggarwal
Contract Planner
c. Cornelia Haber, applicant and designer
Symagny LLC, property owner
Attachments:
• Application to the Planning Commission
■ Special Permit Application
■ Staff Comments
■ Notice of Public Hearing — Mailed May 18, 2018
■ Aerial Photo
2
05.29.18 PC Meeting COMMUNICA TION RECEIVED
Item 9d AFTER PREPARATION
1104 Clovelly Lane OF STAFF REPORT
Page 1 of 1
RECEIVED
MAY 29 2018
CITY OF BURLINGAME
CDD — PLANNING DIV.
From: Lauren Greenberg Wanderman [lauren@wanderman.com]
Sent: Monday, May 28, 2018 8:53 PM
To: CD/PLG-Amelia Kolokihakaufisi; CD/PLG-Erika Lewit
Cc: bestcontruction2004@Vahoo.com; Rx7benny@yahoo.com; cornelia.harber@gmail.com; David
Wanderman
Subject: 1104 Clovelly Lane. Burlingame. Request for Additional Screening Along the Back Fence.
To whom it may concern,
My name is Lauren Wanderman and my husband is David Wanderman. We are property owners at 1105
Killarney Lane in Burlingame. Our property is located directly behind the subject property 1104 Clovelly
Lane in Burlingame and we share a fence with the subject property.
After reviewing the remodel plans for the subject property, we are requesting that the plans include
additional screening in the form of landscaping along the back fence, in order to increase the privacy
between the two properties. We would propose the landscaping include some type of tall hedges or
similar barriers.
Thank you for your consideration of our request.
Best,
Lauren Wanderman and David Wanderman
(1105 Killarney Lane, Burlingame, CA.)
Lauren
(415) 377-9223 cell
'
CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 1104 CLOVELLY LANE
The City of Burlingame Planning Commission announces the
following public hearing on TUESDAY, MAY 29, 2018 at 7:00
P.M. in the City Hall Council Chambers, 501 Primrose Road,
Burlingame, CA..
Application for Design Review and Special Permit for attached
garage for a new, two-story single family dwelling at
1104 CLOVELLY LANE zoned R-1. APN 025-232-450
Mailed: May 18, 2018
(Please refer to other side)
PUBLIC HEARING
NOTICE
City of Burlingame
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
PUBLIC HEARING NOTICE
(Please refer to other side)
1104 CLOVELLY LANE
025-232-450 — 300' noticing
Dp�G
449G pD(•iC,y �
D, p
Poll
Dp� DD D
O D
DDF+o D app ppD
pp0 D DdD 17.11DG'
D�
ppDD`9t7
ppQn zo p00
p DD d f
DDOp 900.0
Ddd
D
p d Dd
4 4G�t•' O4 D3�i
n
dd
ppJ\/ D
n,.
pp�D pad p pc p pdQ W
Dn_ �_ m ra and n