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Home My WebLink About2656 Summit Drive - Staff ReportItem No. 8a Regular Action Items PROJECT LOCATION 2656 Summit Drive City of Burlingame Design Review Address: 2656 Summit Drive Item No. 8a Regular Action Item Meeting Date: November 13, 2018 Request: Application for Design Review (major renovation) and Hillside Area Construction Permit for additions to the lower floor and main floor of an existing single family dwelling and to rebuild the existing main floor. Applicant and Architect: Gary Diebel, AIA Property Owners: Burak and Ofelia Guner General Plan: Low Density Residential APN: 027-271-290 Lot Area: 39,509 SF Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(2), which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive. Project History: The proposed project was initially processed as a Hillside Area Construction Permit in May 2017. It included first floor addition and expansion of an existing upper deck by 90 SF, which met the criteria for exemption from Design Review. The application also included demolishing all interior walls for an interior remodel; most of the exterior walls were to remain. The proposed project was reviewed by property owners within 100 feet of the subject property and was approved for a Hillside Area Construction Permit on June 19, 2017. A building permit was issued in April 2018 and construction began recently. Due to termite damage, all of the exterior and interior walls of the entire main floor were demolished. Because more than 50% of the existing exterior walls have been removed, the project is considered substantial construction (major renovation) and triggers Design Review. With this application, the applicant is proposing to build the same project that was approved for the Hillside Area Construction Permit. Because scope of work is different than what was initially reviewed by property owners within 100 feet, a new application and review process for Hillside Area Construction Permit is also required. Project Description: The subject property is a flag lot in the Burlingame Hills neighborhood that slopes down from the front of the property to the rear. The existing house is comprised of two floors —the main floor and lower level. At the front and left side elevations, the main floor is a single story. At the rear and right side elevations, the house becomes two floors (main floor and lower level). Overall, including the attached garage, the existing house contains 5,197 SF (0.13 FAR) of floor area and has six bedrooms. The applicant is proposing to enclose the area below an existing upper deck to increase the lower level living space (316 SF addition) at the rear portion of the house and to expand the existing upper deck by 90 SF. With the proposed project, the floor area becomes 4,983 SF (0.13 FAR) where 13,743 SF (0.35 FAR) is the maximum allowed. The proposed project is 8,760 SF below the maximum allowed FAR. The number of potential bedrooms is increasing from six to seven. Three parking spaces, two of which must be covered, are required on site. The existing garage has a nonconforming clear interior width of 16'-9" where 18'-0" is required (for existing conditions) to qualify as two covered spaces. The existing clear interior depth is 22'-2" which is code compliant. The proposed changes to the lower level expands the clear interior width to 18'-11" but because changes to the garage are proposed — it requires the project to provide code compliant clear interior dimensions (20' x 20'). However, since there is no increase in the existing parking demand, a Variance is not required for this nonconforming condition. All other Zoning Code requirements have been met. Design Review and Hillside Area Construction Permit 2656 Summit Drive The only change from the proposed project initially reviewed as a Hillside Area Construction Permit application in May 2017 from the proposed project that the Planning Commission is currently reviewing, is the removal of the existing exterior walls of the main floor. The applicant is requesting the following application: ■ Design Review for substantial construction (major renovation) (CS 25.57.010 (a)(3)); and ■ Hillside Area Construction Permit (CS 25.61.020). 2656 Summit Drive Lot Area: 39,509 SF Plans date stam ed: October 29, 2018 EXISTING PROPOSED ALLOWED/REQUIRED Lot Coverage: 3,823 SF 3,895 SF 15,803 SF 9.7% 9.9% 40% _........ FAR: 5,197 SF 4,983 SF 13,743 SF' 0.13 FAR 0.13 FAR 0.35 FAR _ .............................................................................................................................................. # of bedrooms: g 7 --- < ..............................................................................................................................................:.................................. . . 1 covered 1 covered 2 covered Off-Street 16'-9"* x 22'-2" clear (18'-11 "" x 22'-2" clear � � � interior �20 x 20 clear interior) ; Parkin interior � 1 uncovered 1 uncovered (9' x 20') ; 1 uncovered(9' x 20') ; (g' x 20') 9� ,.. ......... Building 24'-5" above grade 24'-3" above grade 30'-0" above average top Height: of curb . .............................................................................................................................................. DH Enve/ope: n/a unknown CS 25.26.075 '(0.32 x 15,803 SF) + 1,100 SF = 13,743 SF (0.35) FAR '` nonconforming Staff Comments: Staff was unable to gather sufficient information from the project applicant to formally determine building height (above average top of curb) and declining height envelope information in time for the scheduled Planning Commission hearing. However, there is no change from what is existing. This project was brought straight to action due to the unique circumstance of the projecYs history. But should the Planning Commission need further review, the project may be continued. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Suggested Findings for Design Review: That the architectural style, mass and bulk of the project (featuring a combination of hip roofs, proportional plate heights, wood and stucco siding) is compatible with the existing house and character of the neighborhood and that the windows and architectural elements of the proposed 2 Design Review and Hillside Area Construction Permit 2656 Summit Drive structure are placed so that the structure respects the interface with the structures on adjacent properties, therefore the project may be found to be compatible with the requirements of the City's five design review criteria. 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 29, 2018, sheets A0.1 through A3.6, L1.1 and L1.2; 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 any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame. THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 3 Design Review and Hillside Area Construction Permit 2656 Summit Drive 11. 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. `Amelia Kolokihakaufisi Associate Planner c. Gary Diebel, AIA, applicant and architect Burak and Ofelia Guner, property owners Attachments: Application to the Planning Commission Letter to the Planning Commission from the Law Offices of Mark Hudak, dated October 26, 2018 Photographs of termite damage Planning Commission Resolution (proposed) Notice of Public Hearing — Mailed November 2, 2018 Area Map 4 r��a��"�► HV RLIN4AME �;�^ , COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: � Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit PROJECT ADDRESS: 2656 Summit Dr APPLICANT Name: Gary Diebel, AIA Address: PO Box 1044 City/State/Zip: Burlingame, CA 94011 Phone: 650.558.8885 E-mail: garyCdiebelstudio.com ARCHITECT/DESIGNER PROPERTY OWNER Name: Burak and Ofelia Guner Add1'eSS: 2656 Summit Dr City/State/Zip: Burlingame, CA 94010 Phone: 650.931.4947 E-mail: ofeliaguner@gmail.com Name: Diebel and Company I Archiects Address: PO Box 1044 City/State/Zip: Burlingame, CA 94011 Phone: 650.558.8885 E-mail: gary@diebelstudio.com Burlingame Business License #: 18146 '��,��.��6J OCT 2 9 2038 c� i �� oF s��RUNGa,!��E �, - . . . ;, f,. , ?, t i �� .-� r'•, A1 � . .. .� �.':�.�. ._ . Authorization to Reproduce Proiect Plans: I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this application on the City's website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. GD (Initials of Architect/Designer) PROJECT DESCRIPTION: The project involves a ground floor addition and remodel to the existing house. No floor area is added to the main floor level. A upper floor deck is increased 90 sf. AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. ► Applicant's signature: Date: 10.26.2018 I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. . Property owner's signature: Date: �� 3 0 f�/� Date submitted: 10.26.2018 ❑ Parcel #: ❑ Zoning / Other: S: �HANDOUTS�PCApplication.doc This Space for CDD Staff Use Only � Project Description: Kev : Abbreviation Term CUP Conditional Use Permit DHE Declinin Hei ht Envelo DSR Desi n Review E Existin N New SFD Sin le Famil Dwellin SP Special Permit LAW OFFICES UF MARK D. HUDAK 17'7 Bovet Road, Suite 600 San Mateo, CA 94402 October 26, 2018 Burlingame Planning Commission Burlingame City Hall 501 Primrose Road Burlingame, CA 94010 Re: Design Review of 2656 Summit Drive Dear Commissioners: (650)638-2390 Mark@mhudaklaw.com , �� , ,� � �� °' �� i � c..l! � . . �,= ��9��&�� -�_�4_��4'�9C•`s ��`. My firm represents Burak and Ofelia Guner, the owners of the residential property at 2656 Summit Drive. They have asked me to assist with the application for design review for the remodeling and addition project at their home. The house is located at the end of a private driveway. Due to the steep terrain, it is not easily visible from neighboring lots. Portions of the house may be visible from distant properties, but those owners would be largely unaffected by the proposed changes io the existing home. BACKGROUND The Guners engaged Burlingame architect Gary Diebel to design a modest lower floor addition to their home. The project also included an update to the exterior facades and other minor changes. The design invoived demolition and repositioning of interior walls but only limited demolition of exterior walls to accomplish the modernization of the facades. Due to its location, the project went through the review process for hillside construction under Chapter 25.61 of the Municipal Code. No variances or special permits were required and no second-story addition was proposed. Neighbors were notified and no objections were received. Accordingly, ihe projeci was approved pursuant to Section 25.61.050. Because of the Iimited demolition af exterior walls, ihe project was exempt from design review under Section 25.57.010(a). Once construction began, the contractor encountered significant termite damage in the exterior walls, requiring that they be reconstructed. Photographs of the walls are enclosed to document the extent of the damage. This discovery was a complete surprise to the Guners: when they purchased the house in 2016, there were two termite inspecfiions (by Orkin and Terminix) and neither found evidence of termites. This unforeseen work caused more than 50% of the exterior walls to be demolished, which pushed the project into "substantial construction" and requiring design review. Planning Com�nission C�ctober 26, 2018 THE CURRENT PROJECT The project under review makes no changes from the design that was approved under Section 25.61.050. The same lower-level addition and the same changes to the exterior facades wi11 be carried out. The damaged exterior walls will be replaced in the same locations and with the same materials as the original walls. The Cruners do not intend to use the situation to add additional square footage, increase height, or alter the existing building envelope. The process of replacing the damaged walls will have no effect on neighboring properties. The design itself is consistent with the prevailing architectural styles in ihis hillside setting. The addition is tucked into a descending slope; it will not intrude on the views or privacy of any neighboring properties. The house was originally built in 1969, so updating of the front elevation will bring the style up to current concepts. Since the exterior changes will not be visible to nearby properties, there should be no objections to the design choices being made by the owners and their architect. Tf the need to replace the exterior walls had been known before the building permits were issued, the project would have gone through design review. This straightforward project certainly would have merited approval by the Commission if ii had been reviewed at that time. Accordingly, we request that it be approved now so that the project can proceed as originally intended. The owners are living in temporary housing until the project is completed and they can move back into their home. The owners, architect and I will attend the hearing on this application to answer any questions. We look forward to seeing you then. , Very truly yours, � ,-y:�.� �� _�......_._ Mark D. Hudak Enclosures cc; Clients (w/o encls.) 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' � n , 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 prepared and application has been made for Desiqn Review (maior renovation) and Hillside Area Construction Permit for a first story addition to an existinq single familv dwellina and to rebuild its existinq main floor (second storv) at 2656 Summit Drive, Zoned R-1, Burak and Ofelia Guner, propertv owner, APN: 027-271-290; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 13, 2018, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15301 (e)(2), which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive, is hereby approved. 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. Chairperson 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 13th dav of November, 2018, by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Hillside Area Construction Permit 2656 Summit Drive Effective November 23, 2018 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped October 29, 2018, sheets A0.1 through A3.6, L1.1 and L1.2; 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 any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and' Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame. THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Hillside Area Construction Permit 2656 Summit Drive Effective November 23, 2018 Page 2 11. 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 BURLINGAME ' COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD r.�;.�;�,; ' BURLINGAME, CA 94010 � g'.a:�n : I t� PH: (650) 553-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 2656 SUMMIT DRIVE The City of Burlingame Planning Commission announces the following public hearing on TUESDAY, NOVElNBER 13, 2018 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Design Review (major renovation) and Hillside Area Construction Permit far a first story addition to an existing single family dwelling and to rebuild its existing main floor (second story) at 2656 SUMMIT DRIVE zoned R-l. APN 027-211-290 Mailed: November 2, 2018 (Please refer to other side) PUBLIC HEARING NATiCE Citv of Burlin,game A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Director PUBLIC HEARING NOTICE (Please refer to other side) 2656 Summit Drive 300' Radius APN # 027.271.290 — page 1 of 2 .% - � `'_ . :/ � /�i i i �4`�: l-� ' `�.1 � ; ...,` , �+-.. __ _- , ,,. �� .., ., ,/� ---.`�..._ ./� �- �- �� f , \ ' `I ��lt , r -- � i ,�/ '`,,� � , � - _ `��. I I • � y •�'. I � I r . � . . .v - . .. . �� Yti � !�s .�\ s• t � • � ,i .. . = I4 �`,r �• -- ' � ' ! {,a w ;c , • r� i v � �� t _ � � �► f a,3 "r _ / — ,aa ' �'� .� y '.► � . � 9p i '~I Prs t �i�j + � � � �4 � _ J � • I D� a Z I - � ` q\ . 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