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Home My WebLink About2700 Summit Drive (1 of 2) - Staff Report (2)' City of Burlingame Design Review, Hillside Area Construction Permit and Front Setback Variance Address: 2700 Summit Drive Item No. Design Review Study Meeting Date: 06/09/08 Request: Design Review, Hillside Area Construction Permit and Second Floor Front Setback Variance for a first and second story addition to a single family dwelling. Applicant and Designer: Ora Hatheway Property Owners: Adib and Sylvia Khouri General Plan: Low Density Residential APN: 026-162-240 Lot Area: 14,498 SF Zoning: R-1 Project Description: This lot is located at the corner of Summit Drive and Kenmar Way. The narrow portion of the lot, in this case along Kenmar Way, is considered to be the front of the lot. The lot slopes downward approximately 26'-0" towards the northwest corner of the lot (see attached contour map and Boundary and Topographic Survey, date stamped April 30, 2008). Along Summit Drive the house is single story, but then becomes a two-story house because of the downward slope on the lot. The existing one-story house with an attached finro-car garage contains 3,395 SF (0.23 FAR) (includes 284 SF of crawl space with a ceiling height greater than 6'-0" and areas under second floor decking) of floor area and has five bedrooms. On the main floor, the applicant is proposing to add a front entry element, enlarge the existing master bedroom (451 SF) and enlarge the existing deck (304 SF). On the lower floor, the applicant is proposing to add a new playroom, bathroom and storage rooms (723 SF). With the proposed addition, the floor area will increase from 3,395 SF (0.23 FAR) to 4,468 SF (0.31 FAR) where the Zoning Code allows a maximum of 5,539 SF (0.38 FAR). The proposed project is 1,071 SF below the maximum allowed FAR. For setback purposes, the narrow portion of the lot, in this case the frontage along Kenmar Way, is considered to be the front of the lot. The average front setback along Kenmar Way is 15'-8". The proposed first and second story addition is an extension of the existing wall along Kenmar Way. At the addition, the first floor complies with the average front setback (18'-0" proposed where 15'-8" is the minimum required). The minimum front setback for the second story is 20'-0". Therefore, a Front Setback Variance is required to the proposed second story (18'-0" proposed where 20'-0" is the minimum required). Planning staff would note that the front property line angles away from the proposed addition. The front setback at the end of the addition is 20'-0". The existing house contains five bedrooms and with this project there is no increase in the number of bedrooms. Two parking spaces, one of which must be covered, are required on site. The existing attached two-car garage is nonconforming in length (19'-6" existing where 20'-0" is required). However, because there is no increase in the number of bedrooms, a Parking Variance is not required. One uncovered parking space is provided in the driveway (9' x 20'). All other Zoning Code requirements have been met. The applicant is requesting the following applications: ■ Design Review for a first and second story addition to a single family dwelling (CS 25.57.010); ■ Hillside Area Construction Permit for a first and second story addition (C.S. 25.61.020); and ■ Front Setback Variance to Second Story (18'-0" proposed where 20'-0" is required to the second story) (C.S. 25.28.072, b, 3). � Design Review, Hillside Area Construction Permit and Front Setback Variance 2700 Summit Drive 2700 Summif Drive Lot Size: 14,498 SF Plans date stam ed: A ril 30, 2008 EXISTING PROPOSED ; ALLOWED/REQUIRED SETBACKS � . Fronf (1st flr): 28'-0" 18'-0" 15'-8" (block average) (2nd _flr) n/a 18' 0" ' 20� 0�� _ . __ . Side (left): ; 21'-0" no change 7'-6" (righf): ; 26'-6" 12'-0" 7'_0" � . .................................................................................................................................................................................................................................................._..................................................................................................................... Rear (1st f/r): ; 16'-0" to area under deck no change 15'-0" (2nd flr): 16'-0" to deck no change 20'-0" :.. . . .. ....................................................................................................... .................................................................................................................................................._......................................................................................................................................... Lot Coverage: ; 3659 SF 4427 SF 5799 SF 25.2% 30.5% 40% : ......................................... ................................................................. .. _. .. . FAR: : 3395 SF 4468 SF 5539 SF 2 ; ; 0.23 FAR 0.31 FAR 0.38 FAR , , ; .. . ...................................... . ...................................................... . .. . ........................ ............................................................................... ,. # of bedrooms: ; 5 5 --- ; _ ........................................................................................... ........................................................................................................................................... .................................................... ..................... ............................................................................................................ Parking; ; 2 covered no change 2 covered (19'W x 19'-6"D) 3 (20' x 20') ; 1 uncovered 1 uncovered (9' x 20') (9' x 20') _ . ......... i Heighf: ; 16'-0" 15'-0" 30'-0" ; ; ................... <................................. _........................................................................................................;... DH Envelope: ; complies complies CS 25.28.075 ' Front Setback Variance to Second Story (18'-0" proposed where ZO'-0" is required to the second story). Z (0.32 x 14,498 SF) + 900 SF = 5539 SF (0.38 FAR) 3 Existing nonconforming covered parking space length (19'-6" length existing where 20'-0" is required). Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer and NPDES Coordinator. Attached to the staff report are several emails received from concerned neighbors at 3 Kenmar Way, 7 Kenmar Way, 2704 Summit Drive and 2707 Summit Drive. In addition, an email was submitted representing concerns from neighbors at 2694, 2704 and 2707 Summit Drive; 3, 5, 6, 7 and 8 Kenmar Way; 12 EI Quanito Way; and 2701 and 2703 EI Prado Road. Ruben Hurin Planner c. Ora Hatheway, applicant and designer Attachments: Application to the Planning Commission Variance Form Staff Comments Email dated May 6, 2008, from Joel Weise, 3 Kenmar Way Email dated May 7, 2008, from neighbors at 2694, 2704 and 2707 Summit Drive; Way; 12 EI Quanito Way; and 2701 and 2703 EI Prado Road -2- 3, 5, 6, 7 and 8 Kenmar . Design Review, Hillside Area Construction Permit and Front Setback Variance 2700 Summit Drive � Email dated May 7, 2008, from Gene Weeks, 7 Kenmar Way Email dated May 14, 2008, from Jim Hannon, 2704 Summit Drive Email dated May 22, 2008, from Anne Righetti, 2707 Summit Drive Notice of Public Hearing — Mailed May 2, 2008 Aerial Photo -3- . CITY OF BURLINGAME r COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD =••; - .�-..;=y-�..-�T�:. y ' BURLINGAME, CA 94010 �� ~`�'�`�� =�a �` — �;i `.��-�- ��:��: , � � � PH: (650) 558-7250 • FAX: (650) �a9o_�`r_-�9�'-�;�;�� www.burlingame.org �� `�'��''�"'�� '�`= ��=��=� � � • � � , --,__- s. � -> �� '°� : � : � m; � y �"� �a. :s �• . ��;—�-,�-„ --� a .�c�y Site: 2700 SUMMIT DRIVE �`�"�`""�'''`� The (ity of Burlingame Planning Commissian announces the following public hearing on MONDAY, JUNE 9, 2008 at 7:00 P.M. in the fity Hall Council Chambert, 501 Primrose Road, Burlingame, CA: Application for Design Review, Hillside Area Construction Permit and Second Floor Front Setback Variance for a first and second story addition to a single family dwelling at 2700 SUMMIT DRIVE zoned R-l. APN 027-130-130 Mailed: May 30, 2008 (Please refer to other sideJ u:��i;��u��2� � i �. �i � ,°.�,�'� �.�� . 6 _ n�aiierf 'r'rezr �?iJ IV �� s=a�� s i�i�� 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. ii you ch�iienge iie �ubje�t apNii�a►ior(s} �r� ��u�t, y��u may �e l;mitsd 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 PIJ�LIC i�fE/4iZl�lta �lOTICE (Please refer to other side) �