HomeMy WebLinkAbout2725 Summit Drive - Staff Report (3)City of Burlingame
Design Review, Special Permits and Hillside Area Construction Permit
Address: 2725 Summit Drive
Item #8
Design Review Study
Meeting Date: 4/26/03
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
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 a 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 five 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°/o 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).
i
Design Review, Special Permits and Hillside Area Construction Permit 2725 Summit Drive
Table 1 — 2725 �ummit Drive
EXISTING PROPOSED ALLOWED/REQ'D
SETBACKS
:... .... ......................
� ��
;
� ��
� ��
- - 28 -5 avera e
rn 1 r• 426
29 6
F o t st .
� g)
( ) . ........................................_. ..............._... .................................... ..
� ............... .... ....... .................................................... ... ,
Garage:........... _42'.-6�� _29'-6" .........................................................................................25'-0".........
Side (left): 3'-6" 7'-0" 7'-0"
(right): 27'-9" 7'_0" 7'_0"
................... . ;
Rear (lst r): 25'-0" _20'_��� .............................................. 1..5.�-���...................................................
� .. .... .. ......... '....
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
1 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. A letter dated Apri123, 2004, was submitted by Greg and Deborah Cosko at
6 Hillview Court, expressing their concerns with the proposed project.
Ruben Hurin
Planner
c. Denise Balestrieri, applicant and property owner
James Chu, Chu Design and Engr., Inc., designer
2