HomeMy WebLinkAbout2725 Summit Drive - Staff Report (2)City of Burlingame
Design Review, Special Permits and Hillside Area Construction PeYmit
Item #6
Action Item
Address: 2725 Summit Drive Meeting Date: 5/10/04
Request: Design review, special permits for height and attached garage, and hillside area construction permit
for a new, one-story single family dwelling.
Applicant and Property Owner: Denise Balestrieri APN: 027-224-240
Designer: James Chu, Chu Design and Engr., Inc. Lot Area: 12,186 SF
General Plan: Low Density Residential Zoning: R-1
CEQA Status: Article 19. Categorically Exempt per Section: 15303, Class 3—(a) construction of a limited
number of new, small facilities or structures including (a) one single family residence or a second dwelling unit in
a residential zone. In urbanized areas, up to three single-family residences maybe constructed or converted under
this exemption.
Summary: The applicant is proposing to demolish an existing one-story house and attached garage (2326 SF,
0.19 FAR) to build a new, one-story single family dwelling and attached two-car garage. The lot has an irregular
shape, measuring 72.39' wide at the front and 92.24' at the rear, and is 164' deep at its longest side. The proposed
house and attached garage will have a total floor area of 3,984 SF (0.33 FAR) where 5,000 SF (0.41 FAR) is the
maximum allowed. The proposed FAR is 1,016 SF below the maximum FAR allowed on this 12,186 SF lot.
From the rolled curb and gutter, the lot slopes upward approximately 21 feet to the rear property line, and about
14 feet to the existing and proposed finished floor. Because of the upward slope on the lot, a special permit for
height is required (31'-10" proposed where 30'-0" is the maximum allowed).
The proposed new house will contain iive potential bedrooms (den qualifies as a bedroom), requiring two
covered and one uncovered parking spaces on site. The new 21' x 21' attached two-car garage will provide two
covered spaces. A special permit is required for the proposed two-car garage because it is attached. Two, single-
wide doors are proposed and the face of the garage will be oriented towards the side property line. One
uncovered 9' x 20' space is provided in the driveway. The existing driveway slope is nonconforming with a 23%
slope. With this project, the applicant is proposing a 15% driveway slope to meet the current code requirement
which will require grading and excavation. The driveway slope will need to be approved by the City Engineer.
Three existing trees along the right side property line (8 to 12 inches in diameter, not protected size) will be
removed as part of the proj ect. An existing 24-inch tree cluster is located in the left rear corner of the lot and will
remain. The Landscape Plan (sheet L.1) provides a plant list for new landscaping, including six new 24-inch
box- size trees to be planted throughout the site. All other zoning code requirements have been met. The
applicant is requesting the following:
• Design review for a new, one-story single family dwelling and attached two-car garage (CS 25.57.010);
• Special permit for building height (31'-10" proposed where 30'-0" is the maximum allowed) (CS 25.28.060,
a, 1);
• Special permit for an attached two-car garage (CS 25.28.035, a); and
• Hillside area construction permit for a new, one-story single family dwelling (CS 25.62.020).
Design Review, Special Permits and Hillsicle Area Construction Permit 2725 Summit Drive
Table 1— 2725 Summit Drive
EXISTING PROPOSED ALLOWED/REQ'D
SETBACKS
;
Front...(1 st. flr): _42'_6"......... ; 29'-6" ; 28'-5" (average)
Garage: ......................................................_42'-6" ; 29'-6" 25'-0,�
_ .... ..... . .
Side (left): 3'-6" 7'-0" 7'-0"
(right): 27'-9" 7'-0" 7'-0"
Rear_(Ist ftr): 25 -0 ; 20 -0 15 -0
' ��....... :............................................................._� . �� _�. ��
Lot Coverage: 2326 SF 4019 SF 4874 SF
19% 32.9% 40%
FAR: 2326 SF 3984 SF 5000 SF'
0.19 FAR 0.33 FAR 0.41 FAR
. . .............. _ ... ..... ......................._. _ . .................................................................... .. _ ; . . ......................................__........_......... ... _... .. .
_ ........ ......................................
# of bedrooms: not available 5 ---
� ................. . ........... .. ...................................................................................................................... ...........................:...
.....� ................................ .. .. .........................................................................................
Parking: attached attached2
2 covered 2 covered 2 covered
1 uncovered (21' x 21') (20' x 20')
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
...............:............................................................. ......
.................................................... ............................. ..................................
Height: 26'-10" 31'-10"3 30'-0"
:..... ...... .......... ................................................
DHEnvelope: not available complies CS 25.28.075
Hillside Area Permit: --- required4 CS 25.62.020
' (0.32 x 12,186 SF) + 1100 SF = 5000 SF (0.41 FAR).
Z Special permit for an attached two-car garage.
3 Special permit for building height (31'-0" proposed where 30'-0" is the maximum allowed.
4 Hillside area construction permit for a new, one-story single family dwelling
Staff Comments: See attached. Greg and Deborah Cosko, 6 Hillview Court (letters dated April 21 and 23,
2004) and Catherine Payne, 2754 Burlingview Drive (letter dated April 19, 2004) requested story poles. These
letters were submitted prior to installation of the story poles. Story poles were installed on May 4, 2004 and
surveyed for accuracy by a licensed surveyor.
Design Review Study Meeting: At the Planning Commission design review study meeting on April 26, 2004,
the Commission noted that the overall design is nice and that the designer has done a good job with the
architecture (April 26, 2004 P.C. Minutes). The Commission also requested that the applicant install storypoles
�
Design Review, Special Permits and Hillside Area Construction Permit 2725 Summit Drive
to evaluate the view impact from the proposed new house. The story poles need to include chimney locations and
the story poles must be surveyed by a licensed surveyor. The applicant submitted a story pole plan, date stamped
Apri127, 2004, and installed the story poles at the site. No changes were made to the proj ect since the Apri126,
2004, design review study meeting (no changes suggested by the Planning Commission).
The Commission also requested that Planning staff provide phone numbers of the neighbors who expressed a
concern with view blockage from the proposed new house. Contact information is attached to the staff report.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on Apri120, 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
Landscaping and its proportion to mass and bulk of structural components.
Findings for a Special Permit: In order to grant a special permit for the height of the single family dwelling and
for an attached garage, 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.
Required Findings for a Hillside Area Construction Permit: Review of a hillside area construction permit by
the Planning Commission shall be based upon obstruction by construction of the existing distant views of nearby
properties. Emphasis shall be given to the obstruction of distant views from habitable areas within a dwelling
unit (Code Sec. 25.61.060).
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Design Review, Special Permits and Hillside Area Construction Permit
2725 Summit Drive
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action
should be by resolution and include findings made for design review, hillside area construction permit and special
permits for height and attached garage, and the reasons for any action should be clearly stated. 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 Department date stamped
April 15, 2004, sheets A.1 through A.6, L1.0 and Boundary and Topographic Survey, and that any
changes to building materials, exterior finishes, footprint or floor area of the building shall require and
amendment to this permit;
2. that any changes to the size or envelope of the first floor or garage, which would include adding or
enlarging a dormer(s), moving or changing windows and architectural features or changing the roof
height or pitch, shall be subject to Planning Commission review;
3. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners and
set the building footprint;
4. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new
structure(s) and the various surveys shall be accepted by the City Engineer;
5. 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 Department;
6. that prior to scheduling the framing inspection, the project architect, engineer or other licensed
professional shall provide architectural certification that the architectural details such as window
locations and bays are built as shown on the approved plans; if there is no licensed professional involved
in the project, the property owner or contractor shall provide the certification under penalty of perjury.
Certifications shall be submitted to the Building Department;
7. that prior to final inspection, Planning Department 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;
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;
9. that the conditions of the City Engineer's, Fire Marshal's, Chief Building Official's, and Recycling
Specialist's March 22, 2004, memos shall be met;
10. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management
and Discharge Control Ordinance;
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Design Review, Special Permits and Hillside Area Construction Permit 2725 Summit Drive
11. that during demolition of the existing residence, site preparation and construction of the new residence,
the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm
Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff;
12. that demolition of the existing structures and any grading or earth moving on the site shall be required to
comply with all the regulations of the Bay Area Air Quality Management District;
13. that the project is subject to the state-mandated water conservation program, and a complete Irrigation
Water Management Plan must be submitted with landscape and imgation plans at time of permit
application; and
14. that the proj ect shall meet all the requirements of the California Building and Uniform Fire Codes, 2001
Edition, as amended by the City of Burlingame.
Ruben Hurin
Planner
c. Denise Balestrieri, applicant and property owner
James Chu, Chu Design and Engr., Inc., designer