Loading...
HomeMy WebLinkAbout2628 Summit Drive - Staff Report (2)Item No. � Design Review Study PROJECT LOCATION 2628 Summit Drive C�ty of Burlingame Design Review and Hillside Area Construction Permit ! Item No. � Design Review Study Address: 2628 Summit Drive Meeting Date: November 22, 2010 Request: Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single family dwelling. Applicant and Architect: Ellis A. Schoichet, AIA Property Owners: Wayne and Julissa Westerman General Plan: Low Density Residential APN: 027-271-050 Lot Area: 19,387 SF Zoning: R-1 Project Description: The subject property slopes downward approximately 23'-0" from the front of the lot to the rear. The existing single-story house with an attached three-car garage contains 3,591 SF (0.18 FAR) of floor area and has three bedrooms. The applicant is proposing to add 368 SF along the left side of the existing first floor, to increase the ceiling height in the living room to over 12'-0" and to build a new, 560 SF second story. W ith the proposed project, there will be an increase in the floor area from 3,591 SF (0.18 FAR) to 5,048 SF (0.26 FAR) where 7,304 SF (0.38 FAR) is the maximum allowed. The proposed project is 2,256 SF below the maximum allowed FAR. With this project, the number of potential bedrooms is increasing from three (3) to four (4). Two parking spaces, one of which must be covered, are required on site. The existing attached garage will be slightly enlarged and will provide three code-compliant covered parking spaces (30' x 20' clear interior dimensions). One uncovered parking space (9' x 20') is provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following applications: ■ Design Review for a first and second story addition to a single family dwelling (CS 25.57.010, a, 5); and ■ Hillside Area Construction Permit for a first and second story addition (C.S. 25.61.020). 2628 Summit Drive Lot 51ze: 1 y,3i31 51- F'lans date stam ea: UctoneC LtS, LU "I U EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS : .........._..__.....--- .............._........_............._._........_.....__.................._..............._....._...................... ..._.. _....................._....._..............._......_..._........ ...................... ............._ ............. ........ .. _..._ ...... ...... ......................__.... .................................._...........__.._.._............__.._......_._.__..._._........_._......................._. Fronf (1st fIr): ; 12'-8" 16'-6" 16'-1" (block average) (�nd flr): none ' 20'-0" 20'-0" _._.._.._ .................__.....-----.._....__.._....----......__._..__..._.__._......_.._......_....._...—._....----..._..._..---..............----.._.__.._...---------.._.._............__.._.... ---......-----..._.._....._........------...---._..._...__._.... Side (leff): ' 4'-8" no change 7'-0" (right): ; 2�,_9„ � 9,_9,� 7,_�„ ..................................................._......_........__..__......_.._.._._....._...................._..._._..._............_........................_._.........._............_.................._..................._........_......................_..........._........................._..............._...............,........._....__........................_........_......_......__...._._.._......_.._....---.........._...........__........_.........._.._.. Rear (1st flr): ; 16'-7" no change 15'-0" (2nd flr): none 87'-0" 20'-0" ___............_......._. ---._....----g ---....P...._ ................_.._......-----.._._..---�----._.............._.._.._....,._._.._..._.._.._....----�---.._............._........_.._._...__............__...---�---....._...._..._...._...__.._........__._...�...__._..........._..._......................._._..------ Lot Covera e: ; 3,709 SF 7 755 SF 19% 4,008 SF 40% 20.7% _......_.........._......._..._._..__._....—......------._ ....:.............. ._........._._..._......_..----._._.._...__........_.... _ .. .. .. .__. _ ........_... ....................._.--- --- --- ---._................_....,._._....._...---......... --.._....._...----....---...._.... .... __ ._ __..._. __._.....__..__ .---.. FAR: ; 3,591 SF 5,048 SF 7,304 SF' 0.18 FAR 0.26 FAFt 0.38 FAR _ ... ......._..__ .............----........_........__.._..---...._._......._.._....._......_.........._..._..._......._.._......................._.._......................._._....._,........_..__.............._._....._.....-- ----._._.._.....__......_..._............................,.................................._.......__._............--- ----._.._...---................._......__..........._._.----- # of bealrooms: 3 4 --- ' (0.32 x 19,387 SF) + 1,100 SF = 7,303.8 SF (0.38 FAR) Design Review and Hillside Area Consfruction Permit 2628 Summit Drive � EXISTING PROPOSED � ALLOWED/REQUIRED Parking: 3 covered ! � 1 covered (30' x 20') (10' x 20') no change 1 uncovered 1 uncovered ' (9' x 20'} (9' x 20') _.._..._.._....__..._____._........_...—_..._-----;-._...__....._._...._.__..—._ __..___..__....._._......;..._......---.._........_......._._..._.__.---------.._._._....____.....----..:.......----...... .....__..._.......--------._ ............... _._...._........._......._._. Height: ; 7" below average top ; 10'-8" 30'-0" of curb -.._..... _.__..._...._..........--- ------------._...:......_..._ ......-----......._.._...._..__.._.._...---------......._.........._._....... .. .. __....._...---...----------. . ..... .... ............_............ ._...._..... ...._ _.._..._...._—..................__.._.._..._.._...._ _..._. DH Envelope: ' n/a complies CS 25.28.075 (0.32 x 19,387 SF) + 1,100 SF = 7,303.8 SF (0.38 FAR) Staff Comments: See attached memos from the City Engineer, Chief Building Official, Parks Supervisor, Fire Marshal and NPDES Coordinator. Erica Strohmeier Associate Planner Ellis A. Schoichet, applicant and architect, 307 South B Street #12, San Mateo, CA 94401 Wayne and Julissa Westerman, property owners, 2628 Summit Drive, Burlingame, CA 94010 Attachments: Application to the Planning Commission Front Setback Diagram, date stamped September 24, 2010 Conceptual Site Section, date stamped September 24, 2010 Photographs of streetscape, date stamped September 24, 2010 Staff Comments Notice of Public Hearing — Mailed November 12, 2010 Aerial Photo -2- ���� EUFLINGAME :� . .`1.. . , . , � COMMUNITY DEVELOPMEt�T DEP/�RTMENT ° 501 PRIMR05E ROAD • BURLINGAME, CA 840'i O p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org __ . - - . _ � � �' � • `' . �: ' i `a . : Ty� of appfication: C� Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit PROJECT ADDRESS: ❑ Parcel #: ��O � � � L � � � � ❑ Other: -� � Please indicate the contact person for this project APPLICANT project contact person � OK to send electronic copies of documents � Name: tU��i���. ��Jn�'�r�e---C �'S'�P�- Address: 3cJ���,i�({.. �'����y�.� �7�.- �. � C `� �Ea I City/State/Zip: Phone: � � • ���5� PROPERTY OWNER project contact person ❑ OK to send electronic opies of documents � Name: � � G�N Address: ��7 � �nnl� �v�t1l2� e City/State/Zip: i�1 tn� � � Phone: '�) �� �� �'s� Fax: �OS� • �{`3 �S�o�1'7 Fax: E-mail: �-� �eG�t�n�, vt�.. • t�� E-mail: WuUe��Y'V�'a�e1n C�nac. , �c�w�. ���� . c���.� e.Ct �.� �Io��G,i,( , Cow� �R�l�iI�ECT/DESI('s6dER project contact person ❑ OK to send electronic copies of documents Ct� Name: � �t� �. ��,h���P� �eff'r- Ad d rE City/� Phon� Fax: E-ma � Bu P►�OJE.CT DESC�lP?ION: rq an ���re�a� o�(vch- a - --- �.�,�. � , _�-- � � � s����s;t C'ei��s,� G�'^+' r� 1 `!e �NCx � �c��e��.Er'cn.S t°�su�ix%�tc� ��uG�� � ,,�� y J �v'e ��oc��{ c�.�►� AFFADAVIT/SIGN rtURE: I here y ce�tif aer penalty of per,iury that the information�iven herein is true and correct to the best of my knowl ge and belief. .-�'" h�3E�r3I6E_?�t'!{'�6 �1 na�cer�; / �af�P� `� ���e� ! ar,� aware �f t pesed plin?finn anr� hP�A�jy ai ithpri�a thP �hn�ie applic�nt to s�bmi this application to the Plannin� [;nmmicginn, F�roper�y ovvner's signa�s�re: W�'���� E�a�e: �` ���( lJ [�ate subrnitted: � Verification ihat the project architecfiJdesigner has a vatid Burlingame business license will be required by the Finance Departsnent at ihe time a,pplication fees are paid. ❑ P{ease mark one box above with an X to indicate ihe cor�tact person for this project. s:�Halloou;s�acapP�rcotro� zoos.�,o�dout.doc � _ a �� � �� _ —� � 26 5 MIT DR it c ner pa eU Z3��3 �� 2604 SU MIT C t � i2� 9,� � 2674 U ITOR i �� � C�\,. � \ 12�0° 1fi56 5 IT DRIV (Omit !I parcel � FRONT SETBACK > DIAGRAM � � w Ellis A. Schoichet AIA � C� z � � m ;RCHTECTURE SnnxR'sveet.ii �LnnYirofw9alal 650.1�3J�5� � 52 � SUM I7 D E SUb ( ' f�ag ceq 2614 MMIT IVE � 676 MIT IV ,��� � 2 10 / 1`��� T E / �� ° , !� iV �"3 / �\ 2618 � NIT DRI � J �� �15i1 j G� • � � 2G00 MIT DRI l m11 ca r parc � \ i a� FRONT SETBACK CALCULATIONS ADDRE55 FRONTSETBACK' 2606 Sumnut Drive 9����� 26 I 4 Summ�t Dnve I 3'-6" 261 6 Summit Dnve I 9'-6" 2620 Somm�t Drive I 6'-3" 2628 Summit Drive (Pro�ect Site - actual dimension per surveyor) I 2'-8" 2660 Summit Drive zz�-�" 2674 Summit Drive � Z�-9�� 2684 Summit Dnve 23'-3" AVERAGE FRONT SETBACK: I 6'- I 3/8" ' Front setback data derived from Google Earth satellite measurement tool assuming average roof overhang = 2'-0" and average curb to property line dimension oF I 0'-6" (unless otherv+ise noted). Ovmer. n� 10426 NOT TO SCALE Addition & Remodel fo� Wayne&luGssaWesierman nie e� Wayne & Julissa Westerman Q�s.�n.9iaa 22 SEP'10 ���,�e��: °�:,� REF-1 2628 Summit Drive �sA n,��1eC1u�e DU Burlingame CA 650.343.3452 ��� �K fEiS .. . _ s;, ��,i} u L.. �, /m� ._ �_ . 4 i! L` ,��T,; '`� �"`3.;. VIEW OF 2660 SUMMIT DRIVE (FROM APPROXIMATE LOCATION OF PROPOSED STAIR LANDING) IMAGE u3 =cco�io rico=. v;n:oo�,� sr��: s�,. �r ms=.u,�iea �I[ ni iE_OI:V `Ll`_": =93.SC'(n�,U'.IEC�1 �'�C A� �i�ST PLCO2: 3B.i.35' IFEP, SU�vLI'O�� 2660 SUMMIT DRIVE El(LST�N4 3-STORY SIN4lE fAMIIY OWELUNG Ellis A. Schoichet AIA � � i � nRcwTecTuee 10l Sv�ih °B" Slrecl a 1_' San M.�leo U 9JJf11 65U.J9f.J�52 - - � o s o 1 1 — — — � � � \ .. �Mn�.i � E � � IM�GE �3 � � i � � — �iC'iGHL�UP,i�iG C� VEv✓N7 � IMAG +3 0 �PeoPo=eo m��� F�,nr, s�i.eca 7—OUiU�IE Of PRU?OS[L� SECOND FLOOR ADDiTiOi� � 1 r— Lit:f C f ICI �CUF (��5'�C�I . . . i.U.�'lniEAi_.f/�iC�.+�l�ING:38%.��• 1'zVPO5f:J7 �_ ___ l.U. PLAI� Ai SELU��� I'LUDR: 38-1.» �fV,UFOSCU) T.O. S�BfLOOR��T SCCON� FLOOP,: 3l5 +J?' 1�'OFpSE�) ' i _ �.0. Sl1EfL00=hi fia5� FI�Ce� 36i.1t �1'�CJVOSED) 2628 SUMMIT DRIVE E%6TNG �-STORY ANGLE FAMRY U WEIIIrvG w/ PPOPOSN SECOND fIOOR ADOIIION. CONCEPTUAL SITE SECTION Addition & Remodel for Wayne & Julissa Westerman 2628 Summit Drive Burlingame CA Owner: Wayne &Julissa Westerman 415.777.9144 Architect EASA Architedure G503433452 10426 22 SEP'10 AWND� REF-2 OF SHEETS l"� " _, � �! !� . � ' � �_ L � � V I� .... .. .. , . .- .._ .. �:�. �'..j ��..�'�.�.. .� _ " ,. 1 / 16"=1'-0" VI[W UF 2GGU SUMNIIT DRIVE (PEEK THROUGH BUSHES) IMAGE #1 VIEW OF 2660 SUNIMIT DRIVE (VIEW FftOM DRIVEWAY EASEMENT) IMAGE #2 ,. �..'" � 3;, :^ 'a' §�' _ �._,�,. � .�"s .y .:.rx ,�n „� ..s t.�x'� �, --�� . � . � . .,..-�_.e".-- -���. �,�_p-.--�.-""'_'1�,�_... . ' ,a � _ , �' �E �:t _ �"r�—�tfr05��<��nr-�, �,., ,_ ' S � " ., t ��i , ._ . , . , , ,,..� rc'� r � N ,. .. i�,�...�` F. g � � � � �w�,��� � .. ,� c a c : 7 � �'� � ��t .� ����, � .� . _ �. a,.�' . -� r� r �, �" �� _ � � "� '. � �. �'£�t � .� �- �� � '� �'�� ,. , ���.� ... . ... �� w �: '� �. e, .,,,m. �:.,��' v ... . �z'P ae�-7 �� '�,s .. r-^"° t - , : , � .,. .�, ' .., , s��,=_s`. �w �i��,� ,. . �..', ..,_. ._ .. ._ �.d�E,; � SUt"�"t;?1:i �,Ji34 ,�,.= ;.it1 � +i.i � ;',` q 3 ���- - . � M.. jF r kY:- `� ' � ., ; ..ny. �,.e� �::rar� s �: F ; ... .K .....ti � .._ _ . .. . � b ,. ,. ..: � ''' % , - -... v-. .� a � . ; , _�'� �. � .��hk � - r` i �`; t ? �fLL 3 � €".�� � ,��=> ?����.__� �1 .._'_�fl.._-1 .. , .� ,w�t .�._'���: _.,�! l3 ��i��:z�s jf � " � � � .;. � �a �°�'3, t < n '�'ud... � ��� � .c*.��a � '�C�.ag, �` � = �. t> � > � E � az: �+ � � �,-'��.,,:s �' �. s �� � .� �" '°�`� -.^aa� '�'" � i � � �i . a..� � _ �` �r:; .:�'.'�-'f?.' ....,L�z.�,� "�* n.�. � . , �^'� .'� . ,_., a:�" .., � ^� y g �, �✓ ._ �r% �- 4�'- i E � t � i @ �. � ! i yc-r � € �.—, � ������I �€`���;'�`��� �_���i���;� . ..z � �;? = �;',s. �,. . .. �:��. , � -, � . .. . "� �i. , z� f� ' ` 1 i�����., ....:i;,iii;i ��s c, �— l� t� ;'e' a�6:?�1 (l ii) d3iJ$ 1� C?1 4'iti�.ti<' ._. , . ,..i.a.> t.il�i �.i.�— �,�'i��t� ,,1, .sll t,-�tl�i"�.x -�,:: , �� � r � , �=`. s r �� .'�""'^�--�-�,,.,.��� �,�"_ �. � %. � q `, t z�-k� `e.k�.�.� . .�e'_�°t . .. ��i. ., « i�^��E�T `1 t�;} .3? '''�� ` �� � ; �� a� , � d�„� �.� � �`� �� ' � � � § � � ' � � � F;e � q � kr a`-' � -�- � �^ � � �p; s� � ..:g"S-� ":�t '�' � �g��=�' ``,��-�s' �' � _ h..;.'��' _ ' � .. . . � ` : j � r..,. i s r^t'� �,.�. Vp . ,-x.�- ✓"s � =€ �.` C� { ,; € r4 �.^�� �,�'._.;.< ; ... f..fv ✓'i.F:i 4Fi—a G.�.3,� !�s ��,.€#..xk�, �.. � .., �,'z �, e , �.��� �_: �: � � � �� : ;;�; �:. .a � �� a � �� �_ �P � w .� - .- �_� � „ � � <� f fi � 5� $` 5 � � � ��ts � : : . . �. � . . . ' .- . , . F n .. L � , � �^ .� � .�.y°� "u z� ; r '�: `.^. �x .,.m;,,.�' �a..; x>= ..N , •�-.e.e:-�.�'-�a..� .a*�w.� ..�.«..-;".�vx'�,��.,��` "� `. ` ' ,� . �.: ..s'o�ea€ , .. .. -�.:a.. ..� .�.,' �, � `., r � :, — t� a :�, � - .. � _... .,6..�,. e � �,,: _ �� �. s��� �� �.�, �lJ�i� �1.i1'i�?l?i� �}�-�i ti— � €�'°t''a c�i ��,,�ir'�_'i't€"C��l"il..ci�'� x �� �� ��� "' � � � � ���....,.,.'� E :r��_ .•�'��� ���� t� ��;�� s i_�,�:'� �� — � .:�.v�.,� � . / �� � €',�t � �...��� : � � � I S � j S / i^F �'�� �`�'€���F�?��^!�;��°� �%�f'��c:�:' - -S .r �«)� 1 ,_.1 ;, _ � ,+.� C 1 .> �.a ,� i � i� t i. t._i i � � c,w — �'1 f� 1 `� � , ( ( t._ ,._t. ;.., . . ._> i.i _ s . � � �: � � , ; - � .3 OV� g � � �.., ... . _ � . _ _ _ .. �� �.�� e � _.. ��i.� _71i;3�:� '' ' " ...}:I��,P �`}?,.<iiTi,���. ,`4�`.,'.�C:f�t..i,L �il,r'�I��m��, e� .F �'�i�: _. i'�s3'�t'.... a. ... „ � ,�'€�%(�7 �?t,t3ltliilL- �'I�i;' Et(?€11 c+Cl����!i:'_ �,�:, -.;', — i • � , { , ,,. ����t7 �l}tl�[i�i�— �`fE�i'1r �C)t�� il £:t1�il't?��'��l` r � r � � „� � ���� �� q� _ � �� � _ � ��� ��� a4 � � � ,�a< � ���,� � � � � -_ - �. �,� � � t �- - r� � a<a. t,r�, � � ? � `c � r � �: ; � i ��r � ��� . . ���;�. ��^���«�'���'�a". � ��°n"� k i .,� a � - �,���� �x �`��',L �i� �s� � � � �, �� � ��' � t � ��m�°�°i ��^'�% �k'� �'t�`�4�Y{�3 . ' 1 �P'i' „�•w-"�' i �„ Qa 'P YI'.� ��.C"'�. : '� 3 Sd'�" .. _ . fi 8 „yi -Y � f F` ' '".� ^�,P � '� �,-'�- -���` i", �`'�'�'� �'��",��rt k� ^� 2 � 7 `� � � �-������fi��"`�'"�����£��� � � ��r�.*� ,� � s �� � � �� �` � � � $ � � `",. � _ � ,a � � ���,"i Fx�,� �� y: s� � �:� �,.�.�� . _ � �� � ���`�-�' a� ` , 3 � � :J :4 j ��.'� � } � � � 'P ..�t � 'y� �` yp . � � '=e °�*�`�Y���. '�^�� � � �", -i � �� � �� ���� � �� � � � � �� �; � ti���� � r � ���`� � � �'*'"h,�'�,�,���y^���Y 'S. .� ��. f� g �� : G �� . � � �'.��'m��c�.��,.,..y�` . . �. . ... .,.. . _ . . , _ _ .... . . L�)!��t ll���iiii�i. i�ii�°�;s' 1'JC�.1'%�{�}`t�ti�l�� ��1�'4`�'.��ltc�l''��� . . ... 4`�,'r h� � ! � i. � �.� 1 i ! � ` 3 ✓ _. r : . - .� ,f. � � .. � ' t., '--.,. . .,�r ... �� � '�'`> ,Y. � � L �*� 3 y1'�i Rp ��y : i^ ��'?i � _ m � �"` fx.�� �'�C^�"tt��t�.•a':+w�'�y�"��`' . ... . �. . ��«.-...-«�+u^.�"'_ —, — .�»�-«�.'�....-. :.. .„�.n.�� .'��.��.� �U1 �t�34..}.,7�.:ti�;.I��e� L,J��'Y�R�.� Sti�?U1'�i}�V�i't'i� �Yil'4.l'l�Li�: � .e t"...i; ,� . .: ,d^ . t`t�`��.�?i' i-��.3�.:Ea'4� }��9:C_"�i'�`�� i.#:1:�=i�� �:a`i�;�..i�� <_�!t�0.irC