HomeMy WebLinkAbout2628 Summit Drive - Staff ReportCity of Burlingame
Amendment to Design Review
Address: 2628 Summit Drive
Item No.
Regular Action
Meeting Date: October 11, 2011
Request: Amendment to Design Review for changes to a previously approved first and second story addition.
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 History: On December 13, 2010, the Planning Commission approved an application for Design Review
and Hillside Area Construction Permit for a first and second story addition to an existing single family dwelling at
2628 Summit Drive, Zoned R-1 (December 13, 2010, Planning Commission Minutes).
On February 28, 2011, the Planning Commission approved an application for Design Review Amendment and
Front Setback Variance for changes to the previously approved first and second story addition due to the original
attached garage being structurally deficient. A building permit was issued on July 14, 2011, and construction is
currently underway.
On September 12, 2011, the Planning Commission approved an application forAmendmentto Design Review
and Amendment to Hillside Area Construction Permit for changes to the previously approved project. Those
changes included: a 5.8 SF addition to the mechanical enclosure along the left side of the house; a 35.1 SF bay
window addition at the kitchen nook area off the rear of the house; modification of stair, walk and retaining wall
areas around the rear of the house; a change in the guardrail at the rear elevation from wood to decorative
metal; and enlargement of the second story terrace over the proposed first level bay window.
Proposed Revisions: The applicant is now requesting an Amendment to Design Review for additional changes
to the previously approved first and second story addition at 2628 Summit Drive, Zoned R-1. The proposed
changes include: the addition of a 505 SF lower level recreation and storage area under the existing first floor at
the rear of the house and minor window changes. The applicant submitted a letter describing all of the changes
in the plans on September 16, 2011. Other than the changes detailed above, there are no changes to the design
of the house. The applicant is requesting the following application:
■ Amendment to Design Review for proposed changes to a previously approved first and second story
addition.
Project Summary (based on plans date stamped September 16, 2011): 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 a 505 SF lower level at the rear of the house, 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. With the proposed project, there will be an increase in the floor area from 3,591 SF (0.18 FAR) to
5,594 SF (0.29 FAR) where 7,304 SF (0.38 FAR) is the maximum allowed. The proposed project is 1,710 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 rebuilt in its existing
location and will provide three code-compliant covered parking spaces (30' x 20' clear interiordimensions). One
uncovered parking space (9' x 20') is provided in the driveway. All other Zoning Code requirements have been
met. The applicant was approved for a Design Review Amendment on September 12, 2011 and was approved
for the following applications on December 13, 2010 and February 28, 2011:
Design Review Amendment
2628 Summit Drive
■ Design Review for a first and second story addition to a single family dwelling (CS 25.57.010, a, 5);
■ Hillside Area Construction Permit for a first and second story addition (C.S. 25.61.020); and
■ Front Setback Variance for replacement of the existing attached garage (12'-8" existing and proposed,
where 16'-1", block average, is the minimum required) (CS 25.28.072 b).
2628 Summit Drive
Lot Area: 19,387 SF Plans date stam ed: Se tember 16, 2011
PLANS APPROVED ; REVISED PROPOSAL ; ALLOWED/REQUIRED
9/12/2011 ;
SETBACKS ; ' '
....................... ..... ........................................: ..................................................................
, . ............................................................................................................................................................... ..... . __.............................__.
Fronf (15t flr): ; 12'-8" no change 16'-1" (block average)
(2"d flr): 20'-0" no change ; 20'-0"
_:........_ ................................__................................ � ;
, ........................................................................................................................................:........................................................................................................................................................
Side (left): ; 4'-8" ; 7'-0"
r� ht � g�_g�� ; no change 7,_�„
( 9 ): ;
........................................ :..................................................................................................................................: .................................................................................................................................... _;........................................................................... �...........................................
Rear (1st f/r): ; 16'-7" ! 15'-0"
no change
(2nd flr): ; 87'-0" 20'-0"
,.. _......_........_........_ ........................................................................................... ...............................................................:............................................................................................................. ...........
Lof Coverage: : 4,049 SF 7,755 SF
no change
20.9% 40%
..................................................................... ... ......................�.................................................. .. .
; .................................... ........................................................._....................._�..................................................
FAR: ; 5,089 SF 5,594 SF 7,304 SF
0.26 FAR 0.29 FAR 0.38 FAR
..............................................:.....................................__........_......_............. _. .. _.
__......_..._....._ ............................ ............_........ . ...... g . _.. ................................. ......................................................._................_..........................................._..........................._...
# of bedrooms: ; 4 ; no chan e ---
.................................................:.............................._...._............................ ................................................:... _.... . ...... ........... .... ..
; _. .:............................._......................._................._. ......._................................ _..............
Parking: � 3 covered ' 1 covered
; (30' x 20') (10' x 20')
1 uncovered no change 1 uncovered
(9' x 20') (9' x 20')
.......................................................................................................... . ._. ....
..... .......................................................... ..... .... _�........-;�....._........... .._. . ......_.............
Height: ; 10'-8" no change 30 -0
_..._......._ .................. .................................................. ................ ........................................ . ,................................................................................... ......................................................................................_ .................
_;.....
DH Envelope: complies no change CS 25.28.075
(0.32 x 19,387 SF) + 1,100 SF = 7,303.8 SF (0.38 FAR)
Staff Comments: See attached new and original memos from the Chief Building Official, Fire Marshal, City
Engineer, Parks Supervisor and NPDES Coordinator.
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.
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Design Review Amendment
2628 Summit Drive
Planning Commission Action: The Planning Commission should conduct a public hearing on the application,
and consider public testimony and the analysis contained within the staff report. Action should include specific
findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. At the public hearing the
following conditions should be considered:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
September 16, 2011, sheets A0.1 through sheets A0.1 through A8; date stamped; date stamped
February 16, 2011, Landscape Plan and Existing Building Elevations; and date stamped October 28,
2010, Boundary and Topographic Survey;
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 staf�;
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 September 20, 2011, October 5, 2010 and September
27, 2010 memos, the City Engineer's September 19, 2011 and October 21, 2010 memos, the Fire
Marshal's September 19, 2011 memo, October 19, 2010 letter and September 30, 2010 memo, the Park
Supervisor's September 20, 2011 and October 12, 2010 memos, and the NPDES Coordinator's
September 19, 2011 and September 27, 2010 memos shall be met;
5. that if the structure is demolished or the envelope changed at a later date the Front Setback Variance as
well as any other exceptions to the code granted here will become void;
6. 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;
7. 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;
8. 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;
9. 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;
10. 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;
11. 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;
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Design Review Amendment
2628 Summit Drive
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS
PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
12. 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;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the project has been built according to the
approved Planning and Building plans.
Erica Strohmeier
Associate Planner
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:
Application to the Planning Commission
Letter of explanation for Amendment, date stamped September 16, 2011
Description of changes from original approval to new proposal, date stamped September 16, 2011
Minutes from the September 12, 2011, Regular Action Meeting for the Design Review Amendment
Letter of explanation for previous Design Review Amendment, date stamped August 26, 2011
Minutes from the February 28, 2011, Regular Action Meeting for the Design Review Amendment
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed September 30, 2011
Aerial Photo
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�;OMMUNI"fY DEVELOPMEN7 DEPARTMENI' • 501 PRIMROSE RDAD • BURLINGAlNE, CA 94010
— p: 650.558.7250 • if: 650.696.3790 • www.burlingame.org
AP'PL1CATlON TO THE PLANNING COMMiSSION
Type of applica#ion: r � � �
❑ De:;ign Review ❑ Variance ❑ �Parcel #: �' i
❑�� Conditional l.)se Permit ❑ Special Permit l�` Other: / s � cH
PROJEC;T ADDRESS:
O Pleas� indicate the contact person for this project
APPLIC,ANT project contact person �
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:ify under penalty of perjury that�e information given herein is true and correct to the
ion and
Date: �o Zc�l
authorize the above applicant to submi this application to the Planning
Propert},� owner's signature:_____ � Dafe: c.����o%r/
Date submiited: a
� erifi<:atian that the project architectldesigner has a vafid Burlingame business licen e will be required by the
Finan�ce Department at ti-ie time application fees are paid.
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ARCHITECTURE
PROJECT: Addition & Remodel for Wayne & Julissa Westerman
2628 Summit Drive, Burlingame CA
DRAWING REVISION COVER LETTER:
2628 Summit Drive
Addition & Remodel
)ob#: 10426
Date: 9/14/11
_ . . . . „_—: i ��eP3 Nr �
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��a�.'�-�. i..� s� ��er';� ��y'=�e�T' �?3a�t'?��� �a ?ie,�ii f9P�ie�s'.2'c'ii� 3?t=.�0i}ir`. �I ' ,s_
Revisions are clouded and indicated: � 2 b
Delta 2b— 9.�1�4/2t�11.f��siqn l4evi��r.�rnendmentfPlan�t"•aa� �F�:�.y-=��s���
1. The subarea under the Master Suite will be excavated to ea 7'-6" a ith a Recreation
Room and two Storage rooms. The new Lower Level contains 457 sf of conditioned space and
94 sf of unconditioned space, increasing the floor area by a total of 551 sf.
See: Code Con�plia��ce/Sheet AU. '; Subarea P(an/Sf7eet A2; N�>rth Elevatic�n/Sheet A; ; and West
E/evatron/Sheet A13.
2. The exterior grade north of the Basement has been adjusted to create a walk-out landing from the
new Lower Level doors and windows. The new railroad tie steps and brick stair have been
adapted to the new grade elevation.
See: l'�rce! tilap � Tree Locati�n Plar�/Sheet A(�.2; Subarea Plan/Sheet A2; First Floc�r Plan
(NorCh)/Sheet A_�; Nnrth Elevation/Sheet A7; and Gvest Elevation/Sheet At3.
3. On the First Floor the Hallway, Laundry, and Master Closet #1 have been reconfigured to create
room for a new 5'-6" diameter spiral stair to the Lower Level. The window at Master Closet #1
has moved 10" to the west to keep it centered on the reduced width of the Master Closet.
See: First �k���r Plan lNorth)/Sheet A.3; South Ele��� tion/Sheet Ai
4. The existing brick landing east of the Master Bedroom has been replaced with a new, smaller
brick landing.
See: /'arcel �'�lap � Tree Locatron 1'lan/Sheet AU.2; Subarea Plan%Sl�leet ,� �; First Flo��r Plan
(Norrh)/Sheet A3; North Elevation/Sheet A7; East Elevation/Sheet A8; and Partial East
Elevation/Sheet A8.
5. The skylight at Master Closet #1 has been omitted.
See: First Floor Plan (N��rth)/Sheet A_3; Secnr�cl fl��or Plar�/Partial Lo�ver Roof t'lan �N��rth)/Sheet
A.S.
6. Window heads at Bedroom #1 west wall, Bath #1, Master Closet #1, and Master Bath west wall
have been raised 10 1/2" to 7'-6 1/2".
Window and door heads at Master Bath north wall, Master Closet #2, and Master Bedroom have
been raised 2" to 7'-0".
See: Sourh Elevation/Sneet A7; North Elevatron/Sheet A7; East Elevation/Sf-►eet A8; and Partial
East Elevatia�/Sheet Af3; West Elevation/Sheet A8.
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Ellis A Schoichet AIA
Peninsula Building • 307 South "B" Street #12 • San Mateo CA 94401 • 650 • 343 • 3452
ARCH I TECTU RE
PROJECT: Addition & Remodel for Wayne & Julissa Westerman
2628 Summit Drive, Burlingame CA
DRAWING MIGRATION NOTES:
2628 Summit Drive
Addition & Remodel
City of Burlingame Planning Department 2b
Job#: 10426
Date: 9/14/11
.�����`��
`: EP 16 2011
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Erica,
We have responded to your request that this Design Review A ndment pack ur 3`d) be
updated with complete sets of plans- both previously pprove nd new. wever, in
transitioning from our early Planning Department filin t ur m nt Building Permit filings
the locations where some of the information is found on the plans and in some cases even the
sheet numbers have changed. Because of this there is a high risk of confusion, even as we try to
achieve your goal of making things cleaner and simpler. I've drafted these notes in order to
confront this potentiai confusion in advance. My intent is to clarify the composition of the
accompanying plan sets, and how they relate to the drawings cited in the latest Staff Report.
As a last resort I'm always available to answer questions. I apologize in advance for the
confusion. If I'd known back then that there would be so many resubmittals I'd probably have
done things differently. My Ciient and all of us at EASA Architecture appreciate your patience and
goodwi I I.
Previously approved sets (excerpt from 9/12/11 Staff Report):
that the project shal9 be built as shown on t#te plans subrriitted to the Pl�nn�ng Division �ate st�mped
Augusi 2fa, 2011, sheets A0.2, A3, A5, A7 and A8; and da'.� stam�ed February 15, 241 �, sheets A0,
A0.1, A1, A2. A4 and A6; and d�te siam�ed October28, 2010, E3oundar}r and TopograpRic Survey;
Previousl A roved Drawin cited in Staff Re ort Current submittal
AO (date stamped 2/16/201 1) AO has been eliminated.
AO was eliminated and information
previously shown on AO is now split
bettiveen sheets A0. i and A�.2. See notes
for A0.1 and A0.2 belo�v.
(old) A0. J(date stamped 2/16/201 1). (new) A0.1 (current submittal)
The old A0.1 referred to in the staff report is A new A0.1 was originally filed �vith the
induded in the set of previously approved drawii�gs initial euilding Permit submittal with some
for reference. This drawing was superseded by A0.3 of the infvrmation from the old AO and
beginning with the initial Building Permit filing. oti�er information related to the 6uilding
Information previously shown on old A0.1 is no�v Permit filing. There have been no changes
spread-out bet�veen sheets A0.3, A5, and A6. to this drawing since then, but it is
included in the current submittal in order
to fill-out the complete set of current
dra�vin s.
Ellis A. Schoichet AIA
Peninsula Building • 307 South "B" Street 1t12 • San Mateo CA 94401 • 650 • 343 • 3452
:;����i/�t)
Previousl A roved Drawin cited in Staff Re ort Current submittal
AO.2 (date stamped f3/2(�/201 1) (new) A0.2 (current submitta!)
This drawing is revised and brought up to
date with all changes that have occurred in
the intervening months, incluclit�g the
current DRA a lication.
A0.3 (current submittal)
A0.3 was originally filed tivith the initial
(3uilding Permit submittal with intormation
from old AD.1 and other data related to the
6uilding Permit filing. The drativing has
been revised and brought up to date ►vith
al1 changes that have occurred in the
rntervening months, includin�,l the current
DRA a lication.
A 1 ancJ A2 (date stampecl 2/16/2l)1 1) A 1 has been eliminated.
The A 1 and A2 referred to in the staff report are Information previously sho�vn vn A 1 is
included in the set of previously approved drawings now shown on A1.1.
tor reference. Old A 1 was eliminated and
superseded by Ai. l beginning with the initial Old A2 has been replaced by A1.2.
Building Permit filing. Information previously sho�vn lnformation previously shown on AZ is
on old A 1 is now sho�vn on A1.1. now shown on A1.2.
Old A2 was superseded by A1.2 beginning with the See notes for A1.1 and A1.2 bel�i��.
initial Building Permit filing. Inforn�ation previousJy
shown on old A2 is now shown on A1.2.
A1.1 and A1.2 (current submitt�!)
A1.1 and A1.2 were originally filed �vith
the initial l3uilding Permit submittal and
conta+n information from oid A 1, old A2
plus orher Building Permit related data.
A1.1 is revised and brought up to date
�vith all changes rhat have occurred in the
intervenir�g months, including the current
DRA application. Similar with A1.2,
however no changes are proposed with
the current DRA application. The sheet has
been induded in the current submittal f��r
reference, and in order to fili-out the
com (ete set of current drawin s.
(new) A2 (current submitta!)
Netiv A2 tivas originally filed with the initial
Building Permit submittal, and has been
revised and brought up to date with ail
changes that have occurred in the
intervening months, induding the current
DP�1 a lication.
2of3
. ���� f� ��
� ;- �; -s �, � � + 9
Previousl A roved Drawin cited in Staff Re ort Current submittal
A3 (date stamped F3/26/20 71) A3 (current submittal)
This drawing is revised and brou�,7ht up to
date with al� changes that have vccurred in
the intervening months, indudin� the
current DRA a lication.
A4 (date stamped 2/16/201 1) A4 (current submittalj
This drawing is revised and brou�,7ht up to
date �vith all changes that f�ave occurred in
the intervening months. No changes are
proposed with the current DRA
a lication.
A5 (date stamped �3/26/2011) A5 (current submittal)
This drawing is revised �nd brought up to
date with all changes that have occurrec! in
the intervening n�onths, induding the
current DRA a lication.
A6 (date stan�ped 2/ l h/ZO 1 1 j A6 (current submittal)
This drawing is revised and brou�ht up to
date with all changes that have occurred in
the intervening months. No chan�es are
proposed ►vith the current DRA
a lication.
A7 and A8 (date stamped £3/26/201 1) A7 and A8 (current subnuttal)
These drawings are revised and brou�ht up
to date with all changes that have
occurred in the intervening months,
rndudrn J the current DRA a lication.
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. i7i.� .ilg�/ !r. � G.,`)l�;i.,�;,_.., ?u)�c?%'y . �{:, •7 i :,1 �� _i.r:�,i � �:7c.� ��J C.`---�-:r �d� �'�."� �1.,�,:-. J;'..
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CITY OF BURLINGAME PLANNING COMMISS/ON — Unapproved Minutes Sepfember 12, 2011
5. 2628 SUMMIT DRIVE, ZONED R-1 — APPLICATION FOR AMENDMENT TO DESIGN REVIEW AND
HILLSIDE AREA CONSTRUCTION PERMIT FOR CHANGES TO A PREVIOUSLY APPROVED FIRST
AND SECOND STORYADDITION TOAN EXISTING SINGLE FAMILY DWELLING (ELLIS SCHOICHET,
APPLICANT AND ARCHITECT; WAYNE AND JULISSA WESTERMAN, PROPERTY OWNERS) STAFF
CONTACT: ERICA STROHMEIER
Reference staff report dated September 12, 2011, with attachments. Communiry Development Director
Meeker presented the report, reviewed criteria and staff comments. Fourteen (14) conditions were
suggested for consideration.
Chair Yie opened the public hearing.
Ellis Schoichet, 307 South B Street, San Mateo; represented the applicant.
Commission comments:
Asked if additional changes will be made? (Schoichet — believes that the property owner has found
during the construction process that additional plan improvements can be made.)
In the future, would like to see a plan showing the progression of the design from original design to
the latest changes.
Likes the design even better now.
Public comments:
None.
There were no further comments and the public hearing was closed.
Commissioner Terrones moved to approve the application, by resolution, with the following conditions:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
August 26, 2011, sheets A0.2, A3, A5, A7 and A8; and date stamped February 16, 2011, sheets A0,
A0.1, A1, A2, A4 and A6; and date stamped October 28, 2010, Boundary and Topographic Survey;
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 staf�;
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 if the structure is demolished or the envelope changed at a later date the Front Setback
Variance as well as any other exceptions to the code granted here will become void;
11
CITY OF BURLINGAME PLANNING COMMISS/ON — Unapproved Minufes September 12, 2011
6. 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;
7. 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;
8. 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;
9. 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;
10. 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;
11. 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
12. 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;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the
roof ridge and provide certification of that height to the Building Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
The motion was seconded by Commissioner Vistica.
Discussion of motion:
None.
Chair Yie called for a voice vote on the motion to approve. The motion passed 6-0-1-0 (Commissioner
Lindstrom absent). Appeal procedures were advised: This item concluded at 8:13 p. m.
12
Delta 2a Drawing Changes
Desi�,rr Review Amendment — Plannin� Submittal
2628 Summit Drive
A0.2
Clouded changes
■ Updated footprint at enlarged Mechanical Enclosure #1 and new Breakfast
Nook.
■ Modified stair, walk, and retaining wall outside new Breakfast Nook.
■ Changed exterior stair outside Master Bedroom from wood to brick.
■ Updated Floor Area (Zoning), Lot Coverage, and Floor Area (Thermal Enve{ope)
at enlarged Mechanical Enclosure #1, new Breakfast Nook, and brick stair.
Floor area at Mechanical Enclosure #1 increased by 6 sf. Floor area at Breakfast
Nook increased by 35 sf.
lnsignrficant chan�es / Changes not related to.planning
None
A3
Clouded chan�es
■ Added Breakfast Nook. C'f' 3� S��•
■ Reduced exterior door at Family Room from double door to single door.
■ Nlodified stair, walk, and retaining wall outside new Breakfast Nook.
■ Enlarged Mechanical Enclosure #1 and reoriented door. ���, s� �
■ Chan ged exterior stair outside Master Bedroom from wood to bric . C an ged
guard and handrail from wood to metal.
■ Modified windows at east wall of Kitchen.
Insignificant changes / Changes not related to planning
� Added storage tank at Mechanical Enclosure #1.
■ Modified tank/heat exchanger at workshop area.
• Modified sink at workshop area.
* Added existing storm drain junction box to plan.
■ Modified interior layout at Kitchen.
A5
Clouded changes
■ Enlarged North Terrace above new Breakfast Nook.
■ Modified length of balustrade at North Terrace.
■ Modified intersection between parapet and sloping roof at North Terrace.
■ Enlarged roof over Mechanical Enclosure #1.
Insignificant changes / Changes not related to planning
■ Added iron work outside Stair Landing windo�vs to plan. ��aaqq
�.--«. ..3�r�.�R�i @ g
��������� �
�vtie
A!JG _� �; 201i
C! i `�' GF �UrL�hJ�',c,f,>; �
r'���-F't.�',14�,��; �it�
`�i� v��.
8/2 6/11
p. 1 of 2
Deita 2a Drawing Changes
Design Review Amendmenf — Plannin��Submittal
2628 Summit Drive
A7
Clouded changes
■ Added Breakfast Nook.
■ Modified stair, walk, and retaining wall outside new Breakfast Nook.
■ Modified length of balustrade at North Terrace.
■ Modified intersection between parapet and sloping roof at North Terrace.
■ Modified Mechanicaf Enclosure #1.
■ Changed exterior stair outside Master Bedroom from wood to brick. Changed
guard and handrail from wood to metal.
■ Modified windows at east wall of Kitchen.
Insignificant changes / changes not related to planning
■ Corrected subarea vent type at louvered access hatch.
A8
Clouded changes
■ Added Breakfast Nook.
■ Modified stair, walk, and retaining wall outside new Breakfast Nook.
■ Modified Mechanical Enclosure #1.
■ Changed exterior stair outside Master Bedroom from wood to brick. Changed
guard and handrail from wood to metal.
■ Modified windows at east walf of Kitchen.
Insignificant changes I Changes not relaced to planning
None
8/26/11
p. 2 of 2
CITY OF BURLINGAME PLANN/NG COMM/SS/ON — Approved Minutes February 28, 2011
4. 2628 SUMMIT DRIVE, ZONED R-1 — APPLICATION FOR AMENDMENT TO DESIGN REVIEW AND
FRONT SETBACK VARIANCE FOR A PREVIOUSLY APPROVED FIRST AND SECOND STORY
ADDITION TO AN EXISTING SINGLE FAMILY DWELLING (ELLIS A. SCHOICHET, APPLICANT AND
ARCHITECT; WAYNEANDJULISSAWESTERMAN, PROPERTYOWNERS) STAFF CONTACT: ERICA
STROHMEIER
Reference staff report dated February 28, 2011, with attachments. Associate Planner Strohmeier presented
the report, reviewed criteria and staff comments. Fifteen (15) conditions were suggested for consideration.
Vice-Chair Yie opened the public hearing.
Ellis Schoichet, 307 South B Street, San Mateo; represented the applicant.
Commission comments:
■ Supportive of the application; in the first review of the matter, the Commission preferred a scheme
that pushed that mass towards the side of the property proposed. Not approving the request, would
result in the massing being pushed into the view corridor.
■ The issue of average front setback in the hillside area is tough argument to make.
■ Appreciates the detailed information submitted in consideration of the requests.
■ Noted potential problems with the window in the shower, may wish to revise this element.
■ The construction is all below the street level; it will not be visible from the street, similar to below
grade construction.
Public comments:
None.
There were no further comments and the public hearing was closed.
CommissionerAuran moved to approve the application, by resolution, with the following conditions:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
February 16, 2011, sheets AO through A8; and date stamped October 28, 2010, Boundary and
Topographic Survey;
2. that any changes to building materials, exterior finishes, windows, architectural features, roaf 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 staf�;
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 if the structure is demolished or the envelope changed at a later date the Front Setback
Variance as well as any other exceptions to the code granted here will become void;
C�
CITY OF BURLINGAME PLANN/NG COMM/SS/ON — Approved Minutes February 28, 2011
6. 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;
7. 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 complywith
all the regulations of the Bay Area Air Quality Management District;
8. 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;
9. 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;
10. 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;
11. 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:
12. that prior to scheduling the framing inspection the project architect or residential designer, o.r another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as
window locations and bays, are built as shown on the approved plans; architectural certification
documenting framing compliance with approved design shall be submitted to the Building Division
before the final framing inspection shall be scheduled;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the
roof ridge and provide certification of that height to the Building Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
The motion was seconded by Commissioner Terrones.
Discussion of motion:
None.
Vice-Chair Yie called for a voice vote on the motion to approve. The motion passed 6-0-0-1(Commissioner
Vistica absent). Appeal procedures were advised. This item concluded at 7:30 p.m.
7
RESOLUTION APPROVING CATEGORICAL EXEMPTION,
AND AMENDMENT TO DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Amendment to Design Review for chanqes to a previously approved first and second story
addition at 2628 Summit Drive, zoned R-1, Wayne and Julissa Westerman, property owners,
APN: 027-271-050:
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
October 11, 2011, 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 Amendment to Design Review is approved subject to the
Exhibit "A" attached hereto. Findings for such Amendment to
forth in the staff report, minutes, and recording of said meeting.
conditions set forth in
Design Review are set
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 11th dav of October, 2011 by the
following vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption and Amendment to Design Review.
2628 Summit Drive
Effective October 21, 2011
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped September 16, 2011, sheets A0.1 through sheets A0.1 through A8; date
stamped; date stamped February 16, 2011, Landscape Plan and Existing Building
Elevations; and date stamped October 28, 2010, Boundary and Topographic Survey;
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 September 20, 2011, October 5, 2010
and September 27, 2010 memos, the City Engineer's September 19, 2011 and October
21, 2010 memos, the Fire Marshal's September 19, 2011 memo, October 19, 2010 letter
and September 30, 2010 memo, the Park Supervisor's September 20, 2011 and October
12, 2010 memos, and the NPDES Coordinator's September 19, 2011 and September
27, 2010 memos shall be met;
5. that if the structure is demolished or the envelope changed at a later date the Front
Setback Variance as well as any other exceptions to the code granted here will become
void;
6. 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;
7. 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;
8. that prior to issuai
construction plans
approval adopted k
remain a part of
Compliance with a
not be modified or
Council on appeal;
ce of a building permit for construction of the project, the project
shall be modified to include a cover sheet listing all conditions of
y the Planning Commission, or City Council on appeal; which shall
�II sets of approved plans throughout the construction process.
conditions of approval is required; the conditions of approval shall
changed without the approval of the Planning Commission, or City
9. 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;
10. that the project shall comply with the Construction and Demolition Debris Recycling
EXHIBIT "A"
Conditions of approval for Categorical Exemption and Amendment to Design Review.
2628 Summit Drive
Effective October 21, 2011
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;
11. 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:
12. 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;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the
height of the roof ridge and provide certification of that height to the Building Division;
and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of
the architectural details (trim materials, window type, etc.) to verify that the project has
been built according to the approved Planning and Building plans.
. CITY OF BURLINGAME
� ' COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD -
-�{ BURLINGAME, CA 94010 ` �
�� ;1'; . PH: (650) 558-7250 • FAX: (650) 696 3790� �
www.burlingame.org
- � q
Site: 262� SUNINIIi DRIVE �� -.Y. _
The City of Burlingam� Planning Commission announces
the following public hearing on TUESDAY, OCTOBER
11, 2011 at 7�OA P>Ma in the City Hall Council
Chambers, 501 Primrose Road, 6urlingame, CA:
Application for Amendment to Design Review for
changes to a previously approved first and second
story addition 4o an existing single family dwelling at
2628 SUMMIT DRIVE zoned R-1. APN 027-271-050
Mailed: September 30, 2011
(Please refer to other side)
, —r �
,cls: � ;;^;
a �% .,� —
_� —- ,.^._:
PUBLIC HEARING
NOTICE
Citv of Burlinqame
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 fo other side)
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