HomeMy WebLinkAbout2600 Summit Drive - Staff Report (4)City of Burlingame 'te"' "°.
Design Review, Hillside Area Construction Permit, and
Design Review Study
Special Permits forAftached Garage and Building Height
Address: 2600 Summit Drive Meeting Date: 04/13/09
Request: Design Review, Hillside Area Construction Permit, and Special Permits for an attached garage and
building height for a first and second story addition to a single family dwelling.
Applicant and Designer: Jesse Geurse, Geurse Conceptual Design Inc.
Property Owners: John and Janice Gumas
General Plan: Low Density Residential
APN: 027-271-110
Lot Area: 82,342 SF
Zoning: R-1
Project Description: This unusually large and oddly-shaped lot is located at the corner of Summit Drive and
Belvedere Court in the Hillside Area. The narrow portion of the lot, along Summit Drive, is considered fo be the
front of the lot.
The applicant is proposing a first and second story addition to the existing two-story, 3,997 square foot, four-
bedroom house. On the first floor, the applicant is proposing to reconfigure the interior and add a formal dining
room, entry hall and turret, and new garage to the front of the structure. On the second floor, the applicant is
proposing to add a hallway, master bath and closets, and the new fifth bedroom with bath. With the proposed
addition, the floor area will increase to 6,402 SF (0.08 FAR) where the zoning code allows a maximum of 8,000
SF (0.10 FAR). The proposed project is 1,598 SF below the maximum allowable floor area. The proposed
structure will be 35'-0" above the average top of curb, requiring a Special Permit.
With this project, the number of bedrooms will increase from four to five. Three parking spaces, iwo of which
must be covered, are required on site. Two covered parking spaces (20' x 20') will be provided in the new
attached garage, and the required uncovered parking space (9' x 20') will be provided in the driveway. 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, a, 5);
■ Special Permit for an attached garage (C.S. 25.28.035, a);
■ Special Permit for building height between 30'-0" and 36'-0" (C.S. 25.28.060, a, 1); and
■ Hillside Area Construction Permit for a first and second story addition (C.S. 25.61.020).
2600 Summit Drive
Lot Size: 82,342 SF Plans date stam ed: March 4, �
EXISTING ; PROPOSED TO ADDN ALLOWED/
� � ; REQUIRED
SETBA CKS !
�
Front (1st flr): ; 117'-0" (to BR1) 131'-0" (to formal DR) 15'-0"
(2nd flr): 141'-0" (to MB) 139'-0" (to turret) 20'-0"
-- ------- ; ------ -------------_=- -----------;- ---- —
Side (left): ; 16'-0" (to garage) ' 7'-0" (to garage) 7'-0"
(e-6gE;;): ; 45'-2" (to BR1) 30'-0" (to BR2) 7'-6"
Rear (9si r'6rJ: ; 46'-8" (to BR3) 56'-5" (to FR/dining) 15'-0"
(2nd flr): ; 55'-5" (to NIB) 53'-4" (to MB) 20'-0"
Lot Coverage; ; 3,191 SF 4,612 SF 32,937 SF
3.9°/a 5.6% 40%
��•
Design Review, Hillside Area Construcfion Permit, and Special Permits 2600 Summif Drive
' ALLOWED/
EXISTING � PROPOSED (TO ADDN) ; REQUIRED
FAR: s 3,997 SF j 6,402 SF � 8,000 SF'
0.05 FAR ' 0.08 FAR 0.10 FAR
# of bedrooms: ; 4 5 ---
Parking: � ; 2 covered 2 covered
2 covered � (20' x 20') (20' x 20')
1 uncovered 1 uncovered 1 uncovered
(9' x 20') (9' x 20')
Height: 28'-10" 35-0" 30'-0"
DH Envelope: � complies complies CS 25.28.075
' Per Municipal Code Section 25.28.070(e), the maximum single-family residential house size shall be 8,000 gross
square feet, including accessory structures.
2 Per Municipal Code Section 25.28.060(a)(1), a Special Permit is required for a structure between thirty and thirty-six
feet as measured from average top of curb: (129.85' + 122.09')/2 = 125.07'.
Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer and NPDES
Coordinator.
Lisa Whitman
Associate Planner
c. Jesse Geurse, applicant and designer
405 Bayswater Avenue
Burlingame, CA 94010
John and Janice Gumas, property owners
2600 Summit Drive
Burlingame, CA 94010
Attachments:
Application to the Planning Commission
Special Permit Application Forms
Staff Comments
Notice of Public Hearing — Mailed April 3, 2009
Aerial Photo
y.�
0
CITY OF BURLINGAME PLANNRJG DEPARTMENT 501 PRIMROSE ROAD P(650) 558-7250 F(650) 696-3790
��, cirr o�
BURLJNOAME APPLI�A7CIOI� 'I'O TH� PLr�.l�TI�TIl�G COIl�dIl�ISSY01�1
't T,.,..
Type of application: Design Review � Conditional Use Permit Variance
Special Permit Other Parcel Number:
Project address: 2600 SUMMIT DRNE BLTRLINGAME, CA 94010 o Z 1• 2� �•���
APPLICANT PROPERTY OWNER �� �
:� Name: GEURSE CONCEPTUAL DESIGN, INC.
Name: JOI-iN GUMAS
Address: 405 BAYSWATER AVF_.NLTE
City/State/Zip: BITRLINGANIP, CA 94010
Phone (w): G50.703.G197
(h�: G503433093
� fl: 650558.9324
Address: 2600 SUMMIT DRIVE
City/State/Zip: BUIZLINGANiE, CA 94010
Phone (w): 415-G21�7575
ih)�.
�fl �.
ARCHITECT/DESIGNER
Name: GEURSE CONCEPNAL DESIGN, INC.
405 BAYSWATER AVENUE
City/State/Zip: BiJRLINGAME, CA 94010
Phone (w): G50.703.6197
Please indicate with an asterisk *
the contact person for this project.
�h�: G50.34330J3
� fl: G50558.9324
PROJECT DESCRIl'TION: �STANDSECONDSTORYADDITION
AFFADAVIT/SIGNAT ��l,�e`�y certifyy,nder penalty ofperjury that the information
given herein is true and co ct to the b st of r{y k�owledge and belief.
Applicant's
.
Date: Il/I7/08
F knou� about ihe
appiication to ti�e
Property owner's
authori%e the above applicant to sub_rr�it this
����������
Il/i7/08 -
,
PCAP�'.�nFR`M �. � Z Q O S
CI'iY QF EUR�Ii�GAME
?'fs1Nl�'fh�G DEPT.
�ii, of Burlingame Planning Department 50] Primrose Road P(650) 5�8-7250 F(650) 696-3790 www.burlinQame.orQ
/�,�- � r � �'s t ,
t••�
PROPOSED RIDGE I�EIGHT
�� 17 Y o
< �^
HURUNQAME
����
CITY OF BURLINGAME
SPECIA.L PERMIT APPLICATION
'' .� .'r:'i�
�� � �_�._:�,�
�
1'he Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.50). Your answers to the following questions can assist the Planning Commission in making
the decision as to whether the findings can be made for your request. Please type or write neatly in ink.
Refer to the back of this form for assistance with these questions.
l. Explain why the blend of mass, scale and dominant structural characterisfics of the new
construction or addition are consistent with the existing structure's design and with the
exisiing streef and neighborhood.
The proposed project has very little visibilitL� from the street level. The over�ll redesign o{ the the
resiclenm and it's roof was thought out very care{ullt� as to not create � l�rge looking addition but
yet to coll�orate the single storL� into � unified second story addition by bringing down the roo{
eaves to a staggernd elevation design. The exterior style lencls itself to roo{ clesign's and overall
f�cade.
2. Explain how the variety of roof line, facade, e.xterior finish materials and elevations of
the proposed new structure or addition are consisfent wifh the existing structure, street
and neighborhood.
As mentioned before the majority o{ the residence's on the block are compl�tli� di{{erent in
arcliitectur�l aesthetics. The proposed project h�s ven� littlevisibilih� from the strc-�t level.
TJae style of tlie residence allowed us to cre�te a blencling o{ m�sses to integrate the existin$ single
5tor,� �ddition into a seconcl story resiclence with minimal iinpact to mass �ncl l�ulk. All exterior
m�terials were used to create a cohesive ov�rall prance of the house with natural �esthetics.
3. How will the proposed project be consistent with the residentia[ design guidelines
adopPed by the city (C.S. 25.57)?
The entire project is consistent with all o{ Burling�me's regul�tions with the exception of tlie
hei$lit of the roof ridg� �t th� �ddition wliieh was rec�iired to be t�lcen from the aver�ge top o{
curb. The �ver�ge tope of curb was cleterminecl uyon a steep incline which cmates �n �`J�-1"
increase over the .3�'-�° limitation. The actual ridge height from existing p�vin$ is 28'-2° which is
a typic� second stor� construction. �e existing site is situatccl upon a level gradc� site with the
rear portion c�royping o{{ dr�m�tic�1L�.
Please review this project on existing site con{iguration �swell as existing wntours.
4. Explain how the removal of any trees located within thefootprint of any �ew structure or
�dditfara is raeces�rrry aa�d is ca�asis�er�t with fhe ci'ry's refore�fcrfiote rregtsarerttenfs. €�r'haP
mitigation is proposed for the removal of any trees? �xplain why this tnitigation is
appropriate.
No tree's to be removed due to the new location of the attached $�r�ge.
SPECPERMFRM
Cit� of Burlingame Planning Department 501 Primrose Road P(650) 5�8-7250 F(650) 646-3790 www.burlingame.orQ
� � �� `
,
� _ _ ���
, <
Exptain why the blend of mass, scale and dominant structural characteristics of the new
construcfion or addition are consistent with the existing structure's design and with the
existing street and neighborhood.
The proposed n�w relocation of the attached garage is located in a l�etter vicinity due to the
reason tliat th� garage cloors will not �ace the acljacent r�ar residence and actual works better in
relations]sip to t�ae existing driveway and proposed adclition to the resiclenca T7ie mass and bulk
o{ the garage in our opinion woL�cl not impecle upon neig�ors clue to the loe�tion on site.
2. Explain how the variety of roof line, facade, e.xterior finish materials and elevations of
the proposed new structure or addition are cnnsistent with the existing structure, street
and neighborhvod.
Tlie majority of tlie residence's on the block are completly different in architectur�l aestlietics.
Tbe propos�d project lias very little visibility from the street level. The overall reclesign of tlie tlie
residence and it's roo{ was thouglit out veri� carefullt� as to not create a large looking addition but
L��t to collaborate the single ston� into a unified second story adclition bL� bringing clown the roof
eaves to a to a staggered elevation design. Tlie exterior style lends itself to roof design`s and
overall facade d�sign.
3.
How will the proposed project be consistent with the residential design guidelines
adopted by the city (C.S. Z5.57)?
As mentionecl be{ore t�e majoritt� of t�e resiclence's on tlie l�lock are completlL� clifferent in
arc�itectural aesthetics. The proposed project has v�n� little visibility from tlie street level.
�he style of tlie resiclence allowecl us to create a blencling of masses to integrate t�e existing single
story addition into a sccond story residence with minimal impact to mass and bulk. The location of
the garage lias a direct relation to the existing drivewat�. T]ie garage complies to aIl Citt�
regulations.
4. Fxplain how the remaval of any trees located within the footprant of any new structure or
Gk'lG'GL`tOi[ [S eYEC�SBC[?jj CErL[Y' 3S CFel2Si5�'��t` 3e�s�jZ i�dE �Ia� �S e E��ii BSiucfi�iri i eQl[iF'EiiiEiilS. ii��i�f
rrifigation is proposea for thE rEmovat 6f any trees? Explain why this rrtifigufior is
appropriate.
PROPOSED ATTACHED
ry crrr o
� �
BURUNGAME
�� � p
CITY OF SURLINGAME
SPECIAL PERMIT APPLICATION
t� � r %(i�i,:
� s �_ _
� ,f �R P�<';,
.,.s [...cr
The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.50). Your answers to the following questions can assist the Planning Commission in making
the decision as to whether the findings can be made for your request. Please type or write neatly in ink.
Refer to the back of this form for assistance with these questions.
I�o tree's to � Y�mov�a aue to the new location of the attached garage.
SPECPERM.FRM
Project Comments
Date:
To:
From:
November 17, 2008
[� City Engineer
(650J 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Aftorney
Planning Staff
Subject: Request for Design Review, Hillside Area Construction Permit and
Special Permit for an attached garage for a first and second story
addition to an existing single family dwelling at 2600 Summit Drive,
zoned R-1, APN: 027-271-110
Staff Review: November 24, 2008
1. Storm drainage shali be designed to drain towards the street frontage or to the
City storm drain system.
2. The project shall, at its own cost, design and construct frontage public
improvements including curb, gutter, sidewalk, driveway and other necessary
appurtenant work.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 12/15/2008
Project Comments
Date: November 17, 2008
To:
� City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
From: Planning Staff
� Recycling Specialist
(650) 558-7279
0 Fire Marshal
(650) 558-7600
0 NPDES Coordinator
(650) 342-3727
� City Attorney
Subject: Request for Design Review, Hillside Area Construction Permit and
Special Permit for an attached garage for a first and second story
addition to an existing single family dwelling at 2600 Summit Drive,
zoned R-1, APN: 027-271-110
Staff Review: November 24, 2008
1) On the plans specify that this project will comply with the 2007 California Building Codes (CBC).
2) Anyone who is doing business in the City must have a current City of Burlingame business
license.
3) Provide fully dimensioned plans.
4) Provide existing and proposed elevations.
5) This project will be considered a New Building because, according to the City of Burlingame
Municipal code, "when additions, alterations or repairs within any twelve-month period exceed
fifty percent of the current replacement value of an existing building or structure, as determined
by the building official, such building or structure shall be made in its entirety to conform with the
requirements for new buildings or structures." This building must comply with the 2007 California
Building Code for new structures.
6) Due to the extensive nature of this construction project the Certificate of Occupancy will
be rescinded once construction begins. A new Certificate of Occupancy will be issued
after the project has been finaled. No occupancy of the building is to occur urtil a new
Certificate of Occupancy has been issued.
7) Show the distances from all exterior walls to property lines or to assumed property lines
8) Show the dimensions to adjacent structures.
9) Provide a complete demolition plan that indicates the existing walls, walls to be demolished, new
walls, and a legend. NOTE: The Demolition Permit will not be issued until a Building Permit
is issued for the project.
10) Comply with the 2005 California Energy E�iiciency Standards for lovd-rise residential / non-
residential buildings. Go to http://www.energv.ca.qov/title24 for publications and details.
11) Roams that can be used for sleeping purposes must have at least one wirdow or door that
complies with the egress requirements. Specify the size and location of all required egress
windows on the elevation drawings
12) Provide guardrails at all landings. NOTE: Ali landings more than 30" in height at any point are
considered in calculating the allowable lot coverage. Consult the Planning Department for details
if your project entails landings more than 30" in height.
13) Provide handrails at all stairs where there are four or more risers.
14) Provide lighting at all exterior landings.
15) The fireplace chimneys must terminate at least two feet higher han any portion of the building
within ten feet. Sec. 211�.
/
Reviewed by: �/ Date: �
Project Comments
Date
To:
From
November 17, 2008
C] City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
CI Recycling Specialist
(650) 558-7279
� Fire Marshal
(650) 558-7600
❑ City Arborist
(650) 558-7254
Planning Staff
❑ NPDES Coordinator
(650) 342-3727
❑ City Aftorney
Subject: Request for Design Review, Hillside Area Construction Permit and
Special Permit for an attached garage for a first and second story
addition to an existing single family dwelling at 2600 Summit Drive,
zoned R-1, APN: 027-271-190
Staff Review: November 24, 2008
Provide a residential fire sprinkler throughout the residence.
1. Provide a minimum 1 inch water meter.
2. Provide backflow prevention device/double check valve assembly —
Schematic of water lateral line after meter shall be shown on Building
Plans prior to approval indicating location of the cievice �fiter the split
between domestic and fire protection lines.
3. Drawings submitted to Building Department for review and approval shall
clearly indicate Fire Sprinklers shall be installed and shop drawings
shall be approved by the Fire bepartment prior to installation.
Reviewed by: �� C?��--�/' Date: �'�i �a �
:�
Project Comments
Date:
To:
From:
November 17, 2008
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
✓ NPDES Coordinator
(650) 342-3727
Q City Attorney
Planning Staff
Subject: Request for Design Review, Hillside Area Construction Permit and
Special Permit for an attached garage for a first and second story
addition to an existing single family dwelling at 2600 Summit Drive,
zoned R-1, APN: 027-271-110
Staff Review: November 24, 2008
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement Best
Management Practices (BMPs) during construction.
Include a list of BMPs and erosion and sediment control measure plan as project
notes when submitting plans for a building permit. Please see attached brochures
for guidance.
For additional assistance, contact Eva J. at 650/342-3727
, // !� e' �� �� �`� �` ��i�`v'�7.�0
.� � irI � %1 � p o/4
CITY OF BURLINGAME
� COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD � ��`��
�. .„ BURLINGAME, CA94010 �:�����:�:•:a
PH: (650) 558-7250 o FAX: (650) ������`
��:��:_..._.„�
www.burlingame.org �a��,P�a ��
Site: 2600 SUMMIi DRIIiE -
The City of Burlingame Planning Commission annaunces the
following public hearing on MONDAY, APRIL 13, 2009
at 7:00 P.M, in the City Hall Council Cham6ers, 501
Primrose Road, Burlingame, (A:
Application for Design Review, Hillside Area Constru�tion
Permit, and Special Permits for attached garage and
height for a first and second story addition to a single
family dwelling at 2600 SUNiMIT DRI!/E zoned R-l.
APN 027-271-110
Mailed: April 3, 2009
(Please refer to other sideJ
A copy of the appii
the meeting at the
Road, Burlingame_;
na� . .'h = �': ?25
.�r
��� :�= f -: _ ` � �
-. _ � `;c s � � . "� �
T, � _� �;, � ' _
��
__ �, _.�..__. �;`Cr� , :f/
_ _. �.'`�_.. E 3-xi � �i.^��__'_
Pl��L9C EiEARING
NO°�'1��
reviewed prior to
:501 Primrose
If you challenge the; subiect application(s) in court; you may
raising only those issues you or someone _else raised at the
described in the notice or,in writfen correspondence deliuerE
prior to the public hearing. -
Property owners.who receive.this notice are.responsible for
tenants about thrs, not�ce:
For additional information: please call (6501�558 7250:- Than
�Niiliam Meeker
Community De�
limited to
�lic hearing,
� the city at or
�rming their
������ ������� ������ ,
(Please refer to ofher sideJ