HomeMy WebLinkAbout2683 Summit Drive - Staff Report (3)Item No. 9c
Design Review Study
PROJECT LOCATION
2683 Summit Drive
City of Burlingame
Design Review, Special Permit and Variance
Address: 2683 Summit Drive
Item No. 9c
Design Review Study
Meeting Date: January 22, 2018
Request: Design Review for the new second-story, Special Permit for height, and Variance for front setback of
the second-story addition.
Applicant and Designer: Samaneh Nili, TRG Architects+ Interior Design APN: 029-182-140
Property Owners: Sunil and Katherine Koshie Lot Area: 10,164 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: The subject property is located on Summit Drive on the second lot from the corner in the
Hillside Area Construction Region. The site is located on a sloping lot, which slopes from back to front with a
grade difference of 15 feet from the average at the rear property line (112.76') to the average top of the curb
(97.85'). The applicant proposes to extend the kitchen, family room and living room on the first-floor and move
the master bedroom on the second-floor. The proposed project will contain a living/dining room, a family room,
an office and a guest bedroom on the first-floor and three (3) bedrooms on the second floor, making it a total of
four (4) bedrooms in the house.
The total proposed floor area of the project is 3711 SF (0.36 FAR), where 4352 SF (0.42 FAR) is the maximum
allowed (including covered porch exemptions). The proposed house is 641 SF below the maximum allowed floor
area and 1626 SF below the maximum permissible lot coverage, where 2444 SF (24%) is the lot coverage
proposed and 4070 SF (40%) is the maximum allowed as per the code.
The existing front setback of the house is 24'-6" and there is a block average of 46'-0" on Summit Drive. The new
second-story is proposed to be built keeping the same setback as the existing first-story 24'-6", and therefore,
the applicant requests for a Variance to the second-story front setback requirement. All other setbacks comply.
The proposed height is 35'-11" and an application for Special Permit for height greater than 30 feet is also
requested for the project.
The existing house has three (3) bedrooms and would increase to four (4) bedrooms, which requires two parking
spaces, one of which must be covered. The house has an existing two (2) car attached garage with (clear
interior dimensions 19'-4'/2' X 19'-5") and therefore meets the current parking code requirements, which requires
one covered (10'-0" X 20'-0") space and one uncovered (9'-0" X 20'-0") parking space. A new driveway is also
proposed with the construction, which would remove three trees from the front yard (one 8" Oak, one 12" Oak
and one 17" multi-trunk Pine). These are not protected trees. All other Zoning Code requirements have been
met.
The applicant requests the following applications:
■ Design Review for a second story addition (C.S. 25.57.010 (a) (2));
■ Variance for front setback for the second-story which is less than block average of 46'-0" (C.S. 25.26.072
(3)); and
■ Special Permit for building height between thirty (30) and thirty-six (36) feet (35'-5" proposed) (C.S.
25.26.060 (a) (1)).
Design Review, Special Permit and Variance
2683 Summit Drive
2683 Summit Drive
Lot Area: 10,164 SF Plans date stam ed: Janua 5, 2018
EXISTING PROPOSED ALLOWED/REQ'D
SETBACKS ;
. _ ......................................................................................................................................................................................................................................................................
Front (1st f/r): ` 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'/z" 15'-0"
(2nd flr): --- 35'-1 '/2" 20'-0"
.............................................................................................. .....
. . . . ........ ................................................................................................................................................................................................................................................................................................................................................................................
Lot Coverage: ; 2,430 SF 2,444 SF 4,070 SF z
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'/2' 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
' Variance required for second-story front setback less than the block average of 46'.
Z (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 required for height greater than 30'-0".
Staff Comments: See attached memos from the Chief Building Official, Fire Division, Engineering Division,
Parks Division, and Stormwater Division.
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.
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Design Review, Special Permit and Variance
2683 Summit Drive
Required Findings for Variance: In order to grant a Variance, the Planning Commission must find that the
following conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved
that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
(c) the granting of the application will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing
and potential uses of properties in the general vicinity.
Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the
following conditions exist on the property (Code Section 25.51.020 a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are
consistent with the existing structure's design and with the existing street and neighborhood;
(b) The variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or
addition are consistent with the existing structure, street and neighborhood;
(c) The proposed project is consistent with the residential design guidelines adopted by the city; and
(d) Removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is
appropriate.
Sonal Aggarwal
Contract Planner
c. Samaneh Nilli, applicant and architect
Sunil and Katherien Koshie, property owners
Attachments:
Application to the Planning Commission
Variance Form
Special Permit Form
Staff Comments
Notice of Public Hearing — Mailed January 12, 2018
Aerial Photo
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APPLICATION TO THE PLANIVING COMMISSlON
T�e of appiication:
Design Review ❑� ariance (� Parcel #: (�'�`�-�. �`�.�-{ ..,C3�..Q
❑ Conditionai Use Permit Cy' Special Permit O Zoning / Other:
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Authorization to Reproduce Proiect Pfans:
I hereby grant the City of Buriingame the authority to reproduce upon request and/or post plans submitted with this
application on the City's website as parf of the Pianning approval process and waive any claims against the City
arising out of or related to such ection. �(Initials of ArchitectlDesigner)
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AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury#hat the information given herein is true and correct to the !
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Pp y horize the above appl�cant to submit this application to the Pianning i
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S:jNANDOUTS�PCApplication.doc �'
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January 10, 2018
Planning Commission
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
Re: 2683 Summit Dr.
Dear Commissioner,
Thank you for reviewing this proposal to remodel the house at 2683 Summit Dr. This is a deceptively
tricky site to work with, and we have strived to find the best composition of elements possible. The project
requirement for a special permit for height due to topography, and setback variance to build on top of the
existing footprint, are addressed in the other write-ups, and will be covered in detail at the meeting.
For the owners, the most concerning issue with the is the dangerous existing driveway. In its current
configuration, it is extremely steep, and backing out is hazardous for both the residents and those driving
on Summit. There is virtually no visibility for one when backing out right into a blind curve where traffic
certainly moves at least at the speed limit. We studied numerous options to improve the situation;
lowering the garage to lessen the slope of the driveway, moving the garage to the other side of the house
etc... What we are proposing is to lengthen the driveway in order to reduce its pitch, and enter into
Summit Dr. further away from the blind curve to improve visibility for all.
There has been an ongoing effort to reach out to immediate neighbors, to share the plans, and assess
any potential impacts; especially the neighbor to the left. The owners of 2683 Summit (this project) left a
letter with their contact information early on in the design process. Once plans were developed, a
complete set of drawings, including 3D images, was delivered to the neighbor with additional contact
information.
Thanks for taking the time to review this project. We look forward to the meeting.
Sincerely,
Randy Grange AIA LEED AP
1014 Howard Ave, San Mateo, CA 94401 • 650.579.5762 voice � 650.5�9.0115 fax • admin@trgarch.com
December 19, 2017
Attachment A
VARIANCE APPLICATION FOR FRONT SETBACK 2"d FLOOR
2683 Summit Dr.
a. The need for a front setback variance for the second floor stems from the
system of block averaging to determine the setback requirement. The
existing structure at 2683 Summit is the one with the smallest setback,
although significantly greater than the City minimums and what would be
typical for most neighborhoods. At 46', the average front setback is nearly
at the center of this property, creating an extraordinary circumstance and
hardship here.
The system of block averaging, as outlined in R1 zoning, originates from
the general intent of the Design Guidelines, which state:
"The character of the neighborhood is defined in part by the houses and buildings
that make up the edges of the public space (the street). The house fronts blend
together to form an edge to the street that we perceive as the boundaries of the
street. The house fronts define a street the way walls in a house define our living
room or the way a fence defines our backyard."
However, the Design Guidelines (other than the section that describes
how to define a neighborhood) were written primarily for flat, regular lots,
in typical neighborhoods. In the case of this area of Summit Dr., the
curving road and hillside setting make the concept of a pedestrian friendly
outdoor neighborhood living room irrelevant and unattainable; even
defining "the block" is difficult. With front setbacks on this "block" ranging
from 24' to 75', the average is wildly out of sync with the theoretical goals
of the Design Guidelines. It places one in an in-between no man's land,
achieving none of the goals. Aesthetically, the second floor makes sense
as proposed. The existing house is already at this setback and we are
merely continuing that setback upwards. To meet the 46' foot block
average, one would need to offset the second floor 22' back from the first
floor which makes designing an integrated second level nearly impossible.
b. Denial of the variance would cause unnecessary hardship. Clearly, the
intent of the system of averaging setbacks is to establish a consistent
"lining up of houses" along the street. Enforcing the average setback on
this property would achieve nothing, since alignments along the street
would still be wildly out of sync; the first floor of the house is still where it
is. This proposal does not create a new nonconforming setback. It would
merely allow the second level to align with the existing first �level, which . d+Y �
would be well behind minimum requirements.
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Attachment B
SPECIAL PERMIT FOR HEIGHT
2683 Summit Dr.
Note: There is an extreme upslope on the lot between the curb elevation and the
existing building pad. The height ordinance was written for flat or nearly flat lots,
and does not work in situations such as this. The existing roofline is just 4' below
the 30' height limit as measured from the average top of curb, hence the need to
utilize the option to go to 36' by special permit. The actual height of the structure
next to actual grade averages about 22' maximum at gable ridge, and 19' at flat
roofed area.
1. The mass, scale, and dominant structural characteristics of the new
construction are consistent with the existing street and neighborhood.
While the application proposes an updated look and style for the house,
the mass and scale remain compatible with the existing house, street and
neighborhood. There is almost no change to the existing footprint, and no
daylight issues as this house is on the north side of the neighbor, and 22'
away at the closest point.
2. The rooflines, fa�ade, materials, and elevations of the proposed house
and garage are consistent with, the neighborhood and street. The
proposed materials and detailing form a rich combination, with board and
baton siding, integral colored stucco, varied rooflines, divided lite windows
etc. . .
3. 1. The architectural style is compatible with that of the existing house and
character of the neighborhood. The neighborhood houses range from a
new modern make-over, to ranchers, to craftsman, to the proposed
farmhouse aesthetic.
2. The attached garage being proposed is existing to remain. All houses
along this stretch have attached garages.
3. See items 1 and 2 above for comments about style, mass and bulk.
4. There is a lot of distance between neighboring structures, as stated
above.
5. The landscaping on the property will be improved, and a final, detailed
plan is being worked out.
4. No trees within the footprint are proposed for removal.
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c. The proposed use at the proposed location will not be detrimental or
injurious to property or improvements in the vicinity or to public health,
safety, general welfare, or convenience. There are no proposed changes
that would impact public health, safety, or convenience. Public health and
safety are generally the purview of the building codes, and there are no
code issues with this proposal.
d. The proposed project will �be compatible with the aesthetics, mass,
bulk, and character of the existing and potential uses on adjoining
properties in the general vicinity. The uses will remain the same as
they are today and the same as other properties in the general vicinity.
. CITY OF BURLINGAME
` ' COMMUNI7Y DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
�� BURLINGAME, CA 94010
r� � . PH: (650) 558-7250 • FAX; (650) 696-3790
www.burlingame.org
Site: 2683 SUMMIT DRIVE
The Cify of Burlingame Planning Commission announces the
following public hearing on MONDAY, JANUARY 22, 2018 at
7:00 P.M. in ihe City Hall Council Chambers, 501 Primrose Road,
Buriingame, CA:
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 ot 2683 SUMMIT DRIVE zoned R-1. APN 027-224-020
Mailed: January 12, 2018
(Please refer to other side)
PUBLIC HEARING
NOTICE
Citv of Burlingame
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.
Wilfiam Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer fo ofher side)
2683 Summit Drive, R-1