HomeMy WebLinkAbout2628 Summit Drive - Staff Report, 1 t
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Item No.
Regular Action
PROJECT LOCATION
2628 Summit Drive
City of Burlingame
Design Review and Hillside Area Construction Permit
Item No.
Regular Action
Address: 2628 Summit Drive Meeting Date: December 13, 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 APN: 027-271-050
Property Owners: Wayne and Julissa Westerman Lot Area: 19,387 SF
General Plan: Low Density Residential 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.
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 Summif Drive
Lot Size: 19,387 SF Plans date stam ed: December 1, 2010 and October 28, 2010
EXISTING PROPOSED ALLOWED/REQUIRED
SETBACKS
_ ..................................................... ...............................................................................
. � ......................................................................................................... ........................................................_.
Front (1st flr): ; 12'-8" 16'-6" 16'-1" (block average)
(2nd flr): ; none 20'-0" 20'-0"
_.._ ................:....................... _:.................................................................................... _:.........
: ..............__................................ . . . . ......... ............
Side (left): ' 4'-8" no change 7'-0"
(right): ; 29'-9" 19'-9" 7,_0"
_..._..._._..._ .............................:......................................................................................................... . :.............................
..... ...................... _....................
Rear (9st flr): ; 16'-7" ; no change 15'-0"
, �
(2nd fIr): none 87'-0" 20'-0"
-- .................................................................................._............:............................................................................................................................:...................................................................
� .................. ......._.._................................._............................................................._......................................
Lot Coverage: ; 3,709 SF 4,008 SF 7,755 SF
19% 20.7% 40%
_ .................................................._............:............................................................................................................................:..............................................................................................................................._ ........................................... .
; , i..........._....._ ......................................
FAR: ` 3,591 SF 5,048 SF 7,304 SF
0.18 FAR 0.26 FAR 0.38 FAR
_ ..................... ..................._................................._............:.................................................................. .............................................:.... ...................................... ................................. � . . ................................................................. ... . ..._.............................. .. . .
# of bedrooms: � 3 4 ---
' (0.32 x 19,387 SF) + 1,100 SF = 7,303.8 SF (0.38 FAR)
Design Review and Hillside Area Construction 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
Staff Comments: See attached memos from the City Engineer, Chief Building Official, Parks Supervisor, Fire
Marshal and NPDES Coordinator.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on November 22,
2010, the Commission discussed the proposed roofing material and potential view impacts and asked that story
poles be installed for the addition. The Commission voted to place the item on the RegularAction Calendar after
the requested revisions have been made to the plans and when story poles have been erected that show the
roof height of the addition (November 22, 2010, Planning Commission Minutes). On December 1, 2010, the
designer submitted revised front and rear building elevations and a response letter to address the Planning
Commission's comments. On December 6, 2010, a verification of the height and placement of the story poles
and copies of the story pole plan were submitted by the project engineer.
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.
Required Findings for Hillside Area Construction Permit: Review of a Hillside Area Construction Permit by
the Planning Commission shall be based upon obstruction by construction of the existing distant views of nearby
properties. Emphasis shall be given to the obstruction of distant views from habitable areas within a dwelling
unit (Code Sec. 25.61.060).
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
October 28, 2010, sheets AO through A6, A8, GP-1 and Boundary and Topographic Survey, and date
stamped December 1, 2010, sheet A7;
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
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Design Review and Hillside Area Construction Permit
Commission review (FYI or amendment to be determined by Planning staff);
2628 Summit Drive
3. that any changes to the size or envelope of the first or second floors, or garage, which would include
adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the Chief Building Official's October 5, 2010 and September 27, 2010 memos, the
City Engineer's October 21, 2010 memo, the Fire Marshal's October 19, 2010 letter and September 30,
2010 memo, the Park Supervisor's October 12, 2010 memo, and the NPDES Coordinator's September
27, 2010 memo shall be met;
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, 2007
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 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;
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.
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Design Review and Hillside Area Construction Permit
Erica Strohmeier
Associate Planner
2628 Summit Drive
c. 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:
Story Pole Confirmation Letter and Story Pole Diagrams from engineer, date stamped December 6, 2010
Applicant's Response to Commission's comments, date stamped December 1, 2010
Minutes from the November 22, 2010 Design Review Study Meeting
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
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed December 3, 2010
Aerial Photo
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CITY OF BURLINGAME
City Hall — 501 Primrose Road
Burlingame, California 94010-3997
Date:
Project Address:
Assessor's Parcel No.
Owner's Name:
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COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
PH: (650) 558-7250
FAX: (650) 696�790
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This is to certify that on ��" ���--�i�date), the story poles located on the above-
referenced site were installed or inspected by the undersigned, and faund to be in c�nformance
with the design, height, and location shown on the plans, elevations, and the attached story pole
plan. �� _ 7, � � �it►��% � ----�
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For additional information, please contact me at (phone no.)
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KAVANAGH ENGINEERING D E C�� 2010
708 CAROLAN AVE. (650) 579-1944
BURLINGAME, CA. 94010-2711 ��T�� ;}� �U�LINGAME
pLANNING DEPT,
' Register online for the City of Burlingame list serve at www.burlinqame.orq
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(E) T,O. RIDGE: 379.00' FACIA: 378.67' 708 CAROLAN AVE. (650) 579-1944
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(E) FINISH FLOOR AT FOYER: 365.23' ry
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(SI10Wtq.ObEREXISTIIVG ROOF LINES) DEC O 6 2O�11 " �/U
� STO�Y POLE NUMBER 2628 SUMP�IIT DRIVE
NETTWG I I/23/ I O I 0426 � PARAPET: 379.25� CITY OF BURLINGAME S�� 1 a
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�. ''°�! INTERSECTION:380.50' 39 ~ ry
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PLANNlNG DEPTe envE: s�s.00� P EAVE 375.00' ,'
S'-3"
13 . - -,- _ _ 1 38 .
o�Tn 15 16 PEAK: 390.25' S STORY POLE ALIGNS w/ (E) EAVE
, REFERENCE ELEVATIONS T.O. A CH AT 4 KAVANAGH ENGINEERING
(E) T,O. RIDGE: 379.00' FACIA 378.67' 708 CAROLAN AVE (650) 579-1944
� � f - ' � BURLINGAME, CA. 94010-2711
(E) FINISH fLOOR AT FOYER: 365.23' ry
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I"= I 0' (FYEAVE: 373.00' (TYP) m N ��"- 3� Z � J � L
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STORY POLE PLAN °' PARAPETpLIGNS < � ,
PARAPET ALIGNS w/ (E) EAVE � � N
,. w/ (E) 1NALL BELOW ¢� -
��TORY POLE — _— —T_ .__ _. _ __
STORY POLE NUMBER �5110WN OVER EXISTPNG ROOF LINES)
262g SUMMIT DRIVE
NETTING I I/23/ I O I 0426 ' PARAPE7: 379.25' [� �_��
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Sto� Pole Heights
2628 Summit Drive 11/23/10
tory op o
Pole Story Pole Bottom of Story Pole Elevation Net Height
Number Elevation Ground Mount Roof Mount Ground Mount Roof Mount Notes
1 379.25' - 373.65' - 5.60'
2 ' 379.25' � 3 366.89' 373.00' 7 2.36' 6.25' Ground mount measured from top of brick retaining wall.
3 379.25' - 373.65' - 5.60'
4 379.75' - 373.65' - 6.10'
5 379.75' 365.54' 373.00' 14.27' 6.75'
6 379J5' 368.56' - 11.19' - Ground mount measured from top of wood retaining wall.
7 379J5' 365.00' - 14J5' - Ground mount measured from grade at bottom of wood retaining wall.
8 379.75' - 373.65' - 6.10'
9 379.00' - 373.65' - 5.35'
10 379.00' 364.21' 373.00' 7479' 6.00'
i i 379.00' - 375.36' - 3.64'
12a 379.00' - 373.00' • 6.00'
726 379.00' - 37336' S.64'
13 375.00' 364.67' 373.00' 70.33' 2.00'
14 375.00' 364.69' 373.00' 10.37' 2.00'
75 375.00' 364.69' 373.00' 1031' 2.00'
16 375.00' 364.69' 373.00' 1031' 2.00'
17 378.67' 3 g 364.69' 373.00' 73.98' S.67'
18 380.50' - 377.69' - 2.81'
19 381.50' - 376.34' - 5.16'
20 381.50' - 376.34' - 5.16'
21 376.83' - 373.65' • 3.18'
22 376.83' - 373.65' - 3,18'
23 376.83' - 373.65' - 3.18'
24 376.83' - 373.65' - 3.18'
25 376.83' - 373.65' - 3.18'
26 376.83' - 373.65' - 3.18'
27 376.83' - 373.65' - 3.18'
28 376.83' - 373.65 - 3.18'
29 376.83' - 373.65' - 3.18'
30 374.42' - 373.65' - 0.77'
31 374.42' 36330' 373.00' 11.12' 1.42'
32 374.42' - 373.65' - 0.77'
33 385.08' - 375.50' - 9.58'
34 385.08' 365.41' - 19.67' -
35 385.08' 364.81' - 20.27' -
36 385.08' - 375.25' - 9.83'
37 385.08' - 378.42' - 6.66'
38 388.67' - 375.50' - 13.17'
39 388.67' - 378.42' - 10.25'
40 388.67' - 378.42' - 10.25'
41 388.67' - 373.94' - 14.73'
42 390.25' - 376.17' - 14.08'
43 387.83' - 379.00' - 8.83'
44 387.83' - 375.58' - 12.25'
45 380.30' - 375.25' - S.OS'
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KAVANAGH ENGINEERING
708 CAROLAN AVE. (650) 579-1944
BURLINGAME, CA. 9 4 01 0-2 711
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�EC062010
CITY OF Bi1FtLINGAME
�f_AR�JING DEPT
SP-2
ARCH I TECTU RE
PRO)ECT: Addition & Remodel for Wayne & Julissa Westerman
2628 Summit Drive, Burlingame CA
DRAWING REVISION COVER LETTER:
P/anning Commission Study Hearing 11/22/`2010
The plans have been amended in accordance with the Comrnissioner's c ments as summariz�d i�elow.
Revisions are clouded and indicated: Delta 2— Planning Commissio Comrraents 11/30/a0
2
PLANNING COMMISSION COMMENTS �
1. The Commissioners expressed concerns regarding the roofing material selection, and
suggested that a tile roof would be a more appropriate selection. The Commissioners
were concerned that the color of the tile roof be in harmony with the muted tones of the
wooded site.
a; ���i�c r��r��i,;,� ;7;��tteiiai ��t�t� tlte sl�>�e�l r-���1� i�as b��n �han�ed irun� cc�r�;����siiiori sl;in�;ics t�>
cla y tiles. A specitication for the tile profile and color blenc! is currentJy berng developecl.
b) The roofing material for rhe eyebrow roof has been changed from composition shingles to
sheet metal. A specifrcation for the sheet metal roofing is currently being developed.
c) Specifications and color samples for the updated roofing selections will be avai/able tor the
Cnr��missi��n's co�asideratron at the hearing.
See: Revised Elevations/Sheet A7.
2. The Commissioners requested that story poles be erected on the site.
_ ��� `� :.'` !1'rti �� c �_ ��. -�'i , __ .. ._ _,_, � � r...i�� _,,. �;��')C('< i.'�,
See: Story Poles �vrll be erected 1or vie�ving on or atter 12/3/J0.
3. The Commissioners requested contact information for the neighbor at 2660 Summit
Drive.
Job#: 10426
Date: 11 /30/10
i� :;�; .<'�r ;,��';'l _'(7(�O .SUf'�?i7)![ ll�1VE' t»U._i-f.�.(i l U>
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, please call if you have c�uestions.
i �� �:� ���y;�.� � ,.�
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-.c�t''�.,.,'.t,`t �c. llS: ;-i�-^-:/!SG-�_� �:�;'�i:' f r ,
Ellis A. Schoichet AIA
Peninsula Building • 307 South "B" Street #12 • San Mateo CA 94401 • 650 • 343 • 3452
DEC -� � 2010
C�1Y OF BURLIiVGAME
n1�1NNlf�lG DFPT.
CITY OF BURL/NGAME PLANN/NG COMMISS/ON — Unapproved Minutes November 22, 2010
IX. DESIGN REVIEW STUDY ITEMS
6. 2628 SUMMIT DRIVE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND HILLSIDE AREA
CONSTRUCTION PERMIT FOR A FIRST AND SECOND STORY ADDITION TO AN EXISTING SINGLE
FAMILY DWELLING (ELLIS A. SCHOICHET, APPLICANT AND ARCHITECT; WAYNE AND JULISSA
WESTERMAN PROPERTY OWNERS) STAFF CONTACT: ERICA STROHMEIER
Reference staff report dated November 22, 2010, with attachments. Senior Planner Hurin briefly presented
the project description. There were no questions of staff.
Questions of staff:
None.
Chair Vistica opened the public comment period.
Ellis Schiochet, 307 South B Street, San Mateo; represented the applicant.
Proposing to maintain as much of the current character as possible, but upgrade the structure to
meet the needs of the owners.
Have attempted to keep the massing consistent with the neighborhood.
Commission comments:
■ With respect to roofing materials; what will be used over the front door? (Schiochet — will be
composition shingles).
• The home appears to be more Tuscan or Mediterranean; the composition roof is inconsistent; would
be more appropriate to install a tile roof. Consider exploring another roofing material. (Schiochet —
will explore with the applicant. Roofs were lowered, but that restricts the types of tiles that can be
used.)
■ Need to carefully consider the color of the roof, given the wooded location and the fact that you look
down upon the structure.
■ There are a lot of different roof materials that could work in this situation.
■ Is an interesting design; likes the mixture of elements.
■ Would also like to see story poles installed for the project since it is in a hillside area.
• Will views be impacted? (Schiochet — there is no way for one to see the addition with the existing
tree cover. The owners have spoken to the neighbors and seem to have addressed any concern
regarding view impacts.)
■ Requested 2660 Summit Drive owner contact information to permit viewing of story poles from that
location.
Public comments:
Jerry Garibaldi, representing owner of 2620 Summit Drive and John Moran, 2616 Summit Drive; spoke:
Ensure that the proposed addition does not become a privacy issue to the property at 2620 Summit
Drive, particularly to the kitchen and bedrooms.
The trees on the property do currently shield the properties; most concerned how far the addition will
come over the top of the existing house. Anything over the garage area will not be an issue.
Will be a welcome addition to the neighborhood.
16
CITY OF BURLINGAME PLANN/NG COMM/SS/ON — Unapproved Minutes November 22, 2010
Additional applicant comments (Ellis Schiochet):
Sought clarity about how to address the Garibaldi comments. (Commissioner - The story poles will
tell the story.)
There were no other comments from the floor and the public hearing was closed.
CommissionerAuran made a motion to place the item on the RegularAction Calendar when complete.
This motion was seconded by Commissioner Cauchi.
Discussion of motion:
None.
Chair Vistica called for a vote on the motion to place this item on the RegularAction Calendar when plans
have been revised as directed. The motion passed on a voice vote 6-0-1(Commissioner Terrones absent).
The Planning Commission's action is advisory and not appealable. This item concluded at 9:12 p.m.
Commissioner Gaul indicated that he would recuse himself from the discussion regarding Item 7(1220 Mills
Avenue) since he owns property within 500-feet of the property. He left the Council Chambers.
17
� CITY
'`r dF` i
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 9401 O
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
�Design Review ❑ Variance
❑ Conditional Use Permit ❑ Special Permit
PROJECT ADDRESS:
❑ Parcel #: � � 6 � �� � ^ O
❑ Other:
O Please indicate the contact person for this project
APPLICANT project contact person ��/�
OK to send electronic copies of documents ila�
Name: 1i� iS ��. ���In,�ic, �C '�[�
I
Address: �_����(. ����e.e� �Z-
R �Ea I
City/State/Zip: C
Phone: � . 3��Sr�
PROPERTY OWNER project contact person ❑
OK to send electronic opies of documents �
Name: � c,. �w
Address: �� � ��l.w�r►n�-C.. �/v'iV2._
City/State/Zip: r + w�.� �
Phone: �1 � ��r� �'�
Fax: �OS� • �� •S�v�j � Fax:
E-mail: �-S� �EG�'��, r1k...hL.,� E-mail: U1W�°,S�C'Y'h'�[�Vl � In�a� . c.�w� a��� .
ARCHITECT/DESIGNER pro�ect contact Person ❑
c�r�.� e�i ac�, hot.��,;,,( , cow.
OK to send electronic copies of documents [0�
Name: �41�;Z���,h�i��� �(f�
�
Add rE
City/�
Phon�
Fax:
E-ma
�k Bu
P.ROJ�CT DESC�IPTION:
�.� an il'lGre�d� o �1��►,� �
i..-"' �.in� L_-.l� a_./ �1L�
AFFADAVIT/SIGN URE: I he
best of my knowl ge and belief
3�or8 ��}. � �'317s,'t ('�i6�'f�
� 3�/z. E+� � e ct�,�
penalty of perjury that the information
/ �c��e,��.�r"cn,S I'�..su(�iru�
c��a Lk < ntiv► y �J
G�re �iacG�ri{ cta'1�
herein is true and correct to the
ApplicanYs si nature: Date: 3 Z�`�/v
I am aware of t posed li ation and hereby authorize the above applicant to submi this application to the Planning
Commission.
Property owner's signature: W�4/���. Date: �l ��j �
Date submitted:
* Verification that the project architect/designer has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
❑ Please mark one box above with an X to indicate the contact person for this project. s: �Halloours�Pcapplicat�on zoos.hondout.doc
This Space for CDD
Staff Use Only
Project Description:
0
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Abbreviation Term.
CUP Conditional Use Permit
DHE Declinin Hei ht Envelope
DSR Desi n Review
E Existin
N New
SFC Sin le Famil CVJ2IIIC1
SP Special Permit
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2620 Summit Dnve I 6'3"
2628 SummR Dr�ve (Pro�ect Site - actual dimens�on per surveyor) I 2'-8"
2660 Summit Dnve 2z�_���
2674 Summit Drive I 2'-9"
2684 Svmmit Drwe 23�3��
AVERAGE FRONT SETBACK: I 6'- I 3/8"
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overhang = 2'-0" and average curb to proper.ty hne dimension of I 0'-6" (unless otherwise noted).
� SULE
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Addition & Remodel fo� wayne&lu4ssaWesrerman D�TE s�T
ais.�nsiaa 22 SEP'10
Wayne & Julissa Westerman
2628 Summit Drive /vchitect ��DU REF-1
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Burlingame CA 650343.3452 ��
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CONCEPTUAL SITE SECTION
Addition & Remodel tor
Wayne & Julissa Westerman
2628 Summit Drive
Burlingame CA
Owner:
Wayne & Julissa Westerman
415.777.9144
Architect:
EASA Architecture
6503433452
N� 10426 5C1 / 16"=1'-0"
DATE SFtET
22 SEP'10
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i"a _
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW
AND HILLSIDE AREA CONSTRUCTION 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
Desiqn Review and Hillside Area Construction Permit for a first and second story addition to an
existing sinqle family dwellincLat 2628 Summit Drive, zoned R-1, Wavne and Julissa
Westerman, property owners, APN: 027-271-050;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
December 13. 2010, at which time it reviewed and considered the staff report and all other
written materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and
comments received and addressed by this commission, it is hereby found that there is
no substantial evidence that the project set forth above will have a significant effect on
the environment, and categorical exemption, per CEQA Article 19, 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.
2. Said Design Review and Hillside Area Construction Permit are approved subject to the
conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review and
Hillside Area Construction 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 13`h dav of December, 2010 by the
following vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review and Hillside Area
Construction Permit.
2628 Summit Drive
Effective December 23, 2010
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped October 28, 2010, sheets AO through A6, A8, GP-1 and Boundary and
Topographic Survey, and date stamped December 1, 2010, sheet A7;
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 first or second floors, or garage, which
would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
4. that the conditions of the Chief Building Official's October 5, 2010 and September 27,
2010 memos, the City Engineer's October 21, 2010 memo, the Fire Marshal's October
19, 2010 letter and September 30, 2010 memo, the Park Supervisor's October 12, 2010
memo, and the NPDES Coordinator's September 27, 2010 memo shall be met;
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, 2007 Edition, as amended by the City of Burlingame;
, •
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review and Hillside Area
Construction Permit.
2628 Summit Drive
Effective December 23, 2010
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 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;
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 BURLI�lGAiV1E
��s'� �;'��� COMMUf�II I �' DEVELOPMEfVT DEPARTME�IT
�u���t���;�t� 501 PRIMROSE ROAD
� BURLINGAtvIE, CA 94010 "
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',� n vL . PH: (650) 558-7250 � FAX: (650) 696_379D :=� _
- www.burlingame.org = - - �� � - _ - -
S�te: 26�o S�9l��li D��VE �"-__�—_=---=
The City of Burlingame Planning Cor�m;ssion announces
the following p.�blic hear;ng on lNONDAY, DECENi�ER
1�, 2�10 at 7:OA P.NI. in the City Hall Council
Chambe.cs, SOl �rimrose Road, Burlin�ame, CA:
Appiica�i�r for Design Review and Hillside Area
C�nstruction p.ermit for a first and second story
addition io an existing single family dwelling at 262�
S�N9�flIT DRII/� zoned R-l. APN 027-271-050
M��Bed: Deceonber 3, 2010
(Pfease refer to other side)
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�i�V O� �1,��"1111 �1��
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Departmenf 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,
descri�ed in the r�,ice or in v.�rit#er ccrr��pordence deli��ered �c the c'ty a� cr
prior to the public hearing.
Properiy owners who receive this notiee a�e' responsible for inforrning their
tenants about this r►otice. ,,:
For additional informaiion, please call (650) 558-7250. Thank you.
William [�ePk�r
Community Development Dirzctor ""
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(Please refer to other sideJ