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Home My WebLink About2683 Summit Drive - Staff Report (2)Item No. 8d Regular Action Item PROJECT LOCATION 2683 Summit Drive City of Burlingame Design Review Amendment Address: 2683 Summit Drive Item No. 8d Regular Action Item Meeting Date: January 14, 2019 Request: Application for Design Review Amendment to change the roofing material of a previously approved Design Review project for a first and second story addition to an existing single family dwelling. Applicant and Designer: Samaneh Nili, TRG Architects+ Interior Design APN: 029-182-140 Property Owners: Sunil and Katherine Koshie Lot Area: 10,164 SF G�neral 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 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures, including one single-family residence, ora second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of a project. History and Amendment to Design Review: An application for Design Review, Hillside Area Construction Permit, Special Permit for height, and Variance for front setback for a first and second story addition to an existing single family dwelling at 2683 Summit Drive, zoned R-1, was approved by the Planning Commission on February 12, 2018 (see attached February 12, 2018 Planning Commission Meeting Minutes). A building permit was issued in July 2018, and construction is underway. With this application, the applicant is requesting to change the roofing material from composite shingle to standing seam metal. There are no other changes requested at this time. Please refer to attached explanation letter, dated December 18, 2018, for an explanation of the proposed change. This project was also reviewed by the Commission on May 14, 2018, as an FYI for removing the chimney, adding new windows, adding skylight, changing the design of the garage door and reframing the roof structure. The Commission accepted these changes. With this application, the applicant submitted plans showing the originally approved and proposed building elevations, date stamped December 18, 2018, to show the changes to the previously approved design review project. Project Description: The approved project is located in the Hillside Area on Summit Drive and measures 3,711 SF (0.36 FAR), where 4,352 SF (0.42 FAR) is the maximum allowed. The house is 641 SF below the maximum allowed floor area. The single family dwelling contains four (4) bedrooms. Two parking spaces, one of which must be covered, are required on-site. The house has an existing two (2) car attached garage with (clear interior dimensions 19'-4'/z" X 19'-5") and therefore meets the current parking code requirements. A new driveway is also proposed and accommodates an uncovered space. Therefore, the project is in conformance with off-street parking requirements. The following applications were approved by the Planning Commission on February 12, 2018. ■ Design Review for a first and second story addition (C.S. 25.57.010 (a) (2)); ■ Variance for front setback for the second story (24'-6" proposed/approved where 46'-0" is the block average) (C.S. 25.26.072 (3)); ■ Special Permit for building height between thirty (30) and thirty-six (36) feet (35'-5" proposed/approved) (C.S. 25.26.060 (a) (1)); and ■ Hillside Area Construction Permit (C.S. 25.61). Design Review Amendment 2683 Summit Drive 2683 Summit Drive Lot Area: 10,164 SF Plans date stam ed: December 18, 2018 EXISTING PROPOSED ALLOWED/REQ'D SETBACKS ; : .......................................................................................................................................... . .......................................... .. . Front (1st flr): : 24'-6" 24'-6" 15'-0" or block average (2nd flr): --- 24'-6"' 46'-0" (block average) : ........................................................................................................................:.......................................................................................................................................... . ; Side (left): ; 10'-0" 7' 2 3/8" 7'-0" (right): ; 10'-0" 10'-0„ 7'-0" . ........................................ .......... . :. ......................................................................................................................................... Rear (1st flr): 35'-1 '/2" 35'- 1'/2" 15'-0" (2nd flr): ; --- 35'-1 'h" 20'-0„ ..... . .... . :..... ................................................................................................................ .................... Lot Coverage: ; 2,430 SF 2,444 SF 4,070 SF 2 23.9% 24% 40% . ......................................... .... . : .......................................................................................................................................... FAR: ; 2,250 SF 3,711 SF 4,352 SF 3 ; 0.22 FAR ; 0.36 FAR ; 0.42 FAR . . ........ .............................................................................................................._.......................................................................................................................................... # of bedrooms: : 3 4 --- Parking: ; 2 covered 1 covered (19-4'/z" x 19'-5") No change (10' x 20') 1 uncovered 1 uncovered (9' x 20') .. < ............................................................................................................................:.......................................................................................................................................... Height: ; 26'- 5 7/8" 35'-11" 4 30'-0" DH Envelope: ; --- complies CS 25.26.075 1 \/�ri�nno �nnrn�iorJ fnr cornnrl cfnni frnn4 ca4hark �lacc than t{lP hlnrk avPrana nf 4Fi�. _�..�..__ �rr•---"'-' ----"_ ----� ----- -------...- - - 2 (0.40 X 10,164 SF) = 4,070 SF (40%) 3 (0.32 x 10,164 SF) + 1100 SF = 4,352 SF (0.42 FAR). 4 Special Permit approved for height greater than 30'-0". Staff Comments: None 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; 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: The proposed change in roofing material, from composition shingle to standing seam metal, on the addition would maintain the existing style of the neighborhood, which contains predominantly split-level ranch style homes. The focation of the garage is not changed and is compatible with the rest of the neighborhood. The design is well articulated by adding the new second-story on one side and -2- Design Review Amendment 2683 Summit Drive retaining the remainder of the house same. To break-up the massing and bulk of the house there will be a new front porch and hanging metal roof with beams. Added details such as window grids and wood bellyband provide scale and visual interest to the home. For these reasons 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: 1. that the project shall be built as shown on the revised plans submitted to the Planning Division date stamped December 18, 2018, sheets A2.3a through A3.4; 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 staffl; 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 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; 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: -3- Design Review Amendment 2683 Summit Drive 10. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 13. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Sonal Aggarwal Contract Planner c. Samaneh Nilli, applicant and architect Sunil and Katherien Koshie, property owners Attachments: Explanation letter submitted by architect, dated December 21, 2018 February 12, 2018, Planning Commission Minutes Application to the Planning Commission (from original application) Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed January 04, 2019 Area Map -4- December 21, 2018 Planning Commission City of Burlingame 501 Primrose Road, Burlingame, CA 94010 Re: 2683 Summit Dr. Dear Commissioner, The project at 2683 Summit was previously approved and is under construction. As is typically the case, during the course of construction, new ideas surface, and changes are contemplated. In this case the owner would like to upgrade the roofng material from composition shingles to metal, despite the fact that it will be substantially more expensive. The roof also has limited visibility from the street. Following are a few reasons for the switch. • This material will have a crisp, clean look, and is suitable to both the style of the house and the surrounding area. • This material is eco friendly in that it is composed of 95°/o recycled product and is 100% recyclable. • This material is eco friendly in that it is closer to a l 00 year roof than a 30 year roof. • This material is eco-friendly in that it is a"cool roof ', reflecting heat away from the structure in hot months, and back into the structure in cooler months. • Solar applications are more compatible with this material as typical panels can simply clip to the standing seams, or one can use a product such as "Uni-solar" which rolls out and sticks to the metal, rendering it very discrete. The proposed specification for this material is Custom-Bilt Metals, Weathered Copper (color), with 1" tall seams. It is similar to the coof we used at 1529 Bernal Ave. for reference. We hope you will find these changes acceptable. Sincerely, Randy Grange AIA LEED AP 10(4 Howard Ave, San Mateo, CA 944L�[ a 650.579.57(2 voice s ti50.579.01 IS fax • admin@trgarch.com F, ci�^r a�' � ; � `' °� �`� � � � , � '%o A�. RpOFNTFO�., City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, February 12, 2018 7:00 PM Council Chambers d. 2683 Summit Drive, zoned R-1 - Application for Design Review, Hillside Area Construction Permit, Special Permit for building height and Front Setback Variance for a first and second story addition to an existing single family dwelling.The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines. (Samaneh Nili, TRG Architecture + Interior Design, applicant and designer; Sunil and Katherine Koshie, property owner) (38 noticed) Staff Contact: Sonal Aggarwal Attachments: 2683 Summit Dr - Staff Report 2683 Summit Dr - Attachments 2683 Summit Dr - Plans - 02.12.18 Commissioner Kelly returned to the dais. All Commissioners had visited the property. Chair Gum spoke to the neighbors to the rear and to the left of the site. Commissioner Terrones noted that he met with the neighbor to the left to gain access to view the story poles. Senior Planner Keylon provided an overview of the staff report. Questions of Staff.� There were no questions of staff. Chair Gum opened the public hearing. Randy Grange represented the applicant. Commission Questions/Comments: There were no Commission questions/comments. Public Comments: Debra Cosco, 6 Hillview Court: don't really have an issue with the height, but want to know if they are looking at a wall of windows. Currently has total privacy. Has a view of the Bay Bridge. Chair Gum closed the public hearing. Commission Discussion: > Is a good looking project. Appreciates that the archrtect installed the story poles. Appreciates the neighbor bringing her concerns about privacy forward. Doesn't see that this addition will affect distant views. The windows at the rear fit into the design guidelines. The applicanYs justification for the variance is supportable. The project is approvable. City of Burlingame Page 1 Printed on 1/7/2019 Planning Commission Meeting Minutes February 12, 2018 > Appreciates that the windows are obscured. The windows facing the neighbor do not appear to be in the line of site of the neighbor. > Is a good design solution for the property. Clarified that exfernal lighting cannot fall off of the property. Commissioner Sargent made a motion, seconded by Commissioner Kelly, to approve the application. Chair Gum asked for a voice vote, and the motion carried by the following vote: Aye: 9- Gum, Gum, Gaul, Gaul, Terrones, Sargent, Loftis, Kelly, and Comaroto City of Burlingame paye p Printed on 1!1/2019 �� su,R� 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 Ty e of application: � Design Review ❑� ariance ❑ Parcel #: �2�-, �'�� 0 ❑ Conditional Use Permit C" Special Permit ❑ Zoning % Other: PROJECT ADDRESS: 3�clrrtm i� ��r �Tv�. APPLfCANT Name: �jm��Qh �� f � i Address: �(Jit-1 �^D f,cJ��r� I-�eiP City/State/Zip: _ ' �, �,�n � �y Phone: 6�' -, �7 � , �7 � 2-. E-m a i I: �r,�� ot2 �1 n��r��"`� ►r, ARCHITECT/DESIGNER Name: �('-� �r�h;�'t?r-�S Address: �(�iL( �,�,�le,r� �U� City/State/Zip: �� n (�i r�� T1 Phone: ��,(`��`j`� �� t� �. E-mail: �o,manPh , c� �nr��1. C'� Burlingame Business License #: � ��2-. PROPERTY OWNER Name: ��nir�,l � f �c�-�i�Prine �n�� ip Address: �,�� rr�m a� �r�"►�2 City/State/Zip: u�s �►n�cx�ru�� f'_/-# ��0� Q Phone: T�T��=��f 1 Z{ E-mail: f�t�,n��, l-cp��r� �,, � rne��. �om � � ;, NOV -1 2017 CITY 0= f3URL�NGAME CDD-PL,�3IVIVIAl� Di�/ Authorization to Reproduce Proiect Pians: 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. �(Initials of Architect/Designer) PROJECT DESCRIPTION: 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 beli Applicant's signature: � �- Date: fJDU�'� P�(� t� 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: Date submitted: 1R, OU� j j 2Q ��? S: �HANDOUTS�PC Application. doc RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW AMENDMENT 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 Amendment to chanqe the roofinq material of a previously approved Desiqn Review proiect for a first and second story addition to an existinq sinqle familv dwellinq at 2683 Summit Drive zoned R-1 Sunil and Katherine Koshie propertv owners, APN: 027-224-020; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on January 14, 2019, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures, including one- single-family residence, or a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of the project, is hereby approved. 2. Said Design Review Amendment is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review Amendment is 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 �, , 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 14th dav of Januarv, 2019 by the following vote: Secretary EXHIBIT "A" Categorical Exemption and 2683 Summit Drive Effective January 24, 2019 Page 1 Design Review Amendment 1. that the project shall be built as shown on the revised plans submitted to the Planning Division date stamped December 18, 2018, sheets A2.3a through A3.4; 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 basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and' 13. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. « CiTY C7� C3lJF2LIPlG�t�.�� 9 COfv11l�1UhIiTY (3EVELC�F'1�4Eri!T f�EF�AR�(�114�NT �� BUR�iiv,GAME 5�1 �RlMf�QSE RC"3AD ��v�� Ui�L.iIVGAl�✓tE, Cf�9401U ih Y �} n eS,g a� �� -;' ,�` PH: (650) 5�8-7250 w �=�X: (65Cr) 69�-3790 � www.h�i.n�lirg�rrne.urg Site: 2b83 SUNl�UtlT DRIVE The City af Burlinga►ne Plnnning Con�mission announces the following public heariny on �AONDAY, JdNl1�RY i4, 2019 at T:00 P.M, in the City Nal! Cauncil Chnm6ers, 501 Primrose Road, Burlingame, CA: Application fnr Design Revievr Amenclnieat t� chc�aige the roofing material of a previously ap�rroved Design Review project for first and second story ndditions Yo an axisting single-family dw�lling at Zb83 S4l�MI7 DR6�E zoned R-i. APN Q27-224-OZU �f4ailed: Junu�ry 4, 2019 (Please refer to ather srde) �� „ � , r; �� f �l� � A capy of the �pplic�tic,n ��ne� ��r�s fcsr° fih�s �i��.i��rt rn�y be reviswed prior to the me�ting at th� Cc�r�r;�s.E��s�y ��tirEl�.�;�r�deo�i �� mei�t �t 501 Primrose Ra�tf, Burling��€��; C��iiforrsi��. If you �;h�ilenqe ��s� �ubjPct �x�apii�;��ic��(u} �si� �c��art, ya�s �� i� limited to r�isinc� c��l�� thc�s� issR.�es yc�t.� c�t� ��r��:c�rtr_; �l�;� ��aisec! �t t�� p€�ak�lic hearing, d�scrik�eci in t4�� n+�ticc� crr- in v�,�ritt�n �;��:�;s�aar�d�nce defiv��rect-io the city at or pi•inr to fih� �ublir: f�€��rir�g. Prnperty owner�-� �r:�r�.7 r��;�ive tlpi;z n�?f.ic�� t�� r�spc�nsible �`c�r informing their tenai�ts �t�e�ut fit�7��s i�r�tic�. � For �c�dific�nal irii`rarr��tic�r�, p(c��s� c�if {�iu0) 5�8-72�Q. T��nE, you. Kevirl Gardiner, AIGP Community D�uelapmer�# �ir�ckc�a � , 1 7'I (Flease refer fo other siiie! 2683 Summit Drive 300' Radius APN #027.224.020 _ . .,,, Y • �_-,, � ; � ' ° � .. � � ,. � 0 1��; / r •.. _ f. t)�. � ---�.. .-� � , :?�; b� � ��`• .. , � `� 5 . ��' � �i-- � r:� .r �� ` �, =__ ..- � .rhv s� �. ' -... �' �� " . � n?�t � .� ��} � � , �, „ ,�. , _ , :,� , �� j �:•; �;: 7.: � � � � � � I` ,••ti �.�' "_g '�. .. ,K ` ., �'� .. � � .. d 8 � �� ' - � � i ��.� � e" � � '" � .=. �°`bm.. ' v, t, Ci� f'' .'�� . �, "�, . -�.�_Ta..,.�, �-� I� � � J .� � �� „ ; >F ` ' _ . � � , ' t �,z. f F . J` � .: �'.� . . . ,��:� � � � � . . 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