HomeMy WebLinkAbout2614 Summit Drive - Staff Report�
City ofBurlingamePla�zning Co�nmission Mi�zutes
March 26, 2001
1B. 1219 VANCOUVER AVENUE - ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND
SPECIAL PERMITS FOR HEIGHT AND FOR AN ATTACHED GAR.AGE FOR A FIRST AND
SECOND STORY ADDITION .(RAMIN AND NATALIE FOROOD, APPLICANTS AND
PROPERTY OWNERS; GARY DIEBEL, DIEBEL & COMPANY, ARCHITECT) (ITEM
CONTINUEDI
1C. 1532 VANCOUVER AVENUE — ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND
SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A FIRST AND SECOND STORY
ADDITION (ROBERT ALLEN WILLIAMS, APPLICANT AND ARCHITECT; MARK AND
KATINA COSENZA, PROPERTY OWNERSI
C. Bojues moved approval of the consent calendar based on the facts in the staff report, commissioners
comments and tt�e findings for each in the staff reports with recommended conditions in the staff reports
and by resolution. The motion was seconded by C. Vistica. Chair called for a voice vote on the motion;
Item lA at 1637 Westmoor Road passed 7-0. Item 1C at 1532 Vancouver Avenue passed on a 6-0-1
voice vote. (C. Keighran abstaining). Appeal proceduxes w�re advised. This item concluded at 7:09
p.m.
VIII. REGULAR ACTION IT�M
2. 2606 SUMMIT DRIVE — ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND HILLSIDE
AREA CONSTRUCTION PERMIT ,FOR A FIRST AND SECOND STORY ADDITION (CHRIS
NGAI AND YOLANDA YEUNG, APPLICANTS AND PROPERTY OWNERS; DAROSA &
ASSOCIATES,_ARCHITECTI (CONTINUED FROM MARCH 12, 2001 MEETINGI
Reference staff report, 3.26.01, with attachments. Planner Monroe presented the report, reviewed
criteria and staff comrnents. Four conditions were suggested for consideration. Comznission had no
questions of staff.
Chairman Luzuriaga opened the public hearing. Johnny Darosa, applicant and architect, was present to
answer questions. Commission asked: what changes were made to the proposed l�ouse in response to
the Commission's conunents at the study meeting? The applicant noted that all of the windows at the
east elevation were reduced in size, siding had been added to the front entrance to match the existing
siding, windo�vs were added to the west elevation and the roof material was changed.
Conimission commented: is there a discrepecy on the plans, on the second floor, left side of the east
elevation, the wall is shown to be 2'-0" high, but on the south elevation this same wall is 7'-0° high. The
entrance is out of context; archway of entrance does not blend with any other element of the house. Tlle
windows on the east elevation appear to look directly into the neighbor's yard; only reducing them in
size does uot improve privacy, did a�plicant look into relocating the ���indo�vs?; large landscaping at the
east elevation `vould help to screen the addition and insure privacy; please clarify which trees are
existing on the east elevation, their approximate size and which trees are proposed. On the south
elevation on the right side; tIie �vindo�a�s appear to crash into tlle roof line helo«�, this �vill be difficult or
impossible to build. There is no architectural consistency to the house; original design is modern
looking and the proposed alterations h�ve tacked ou many traditional details that are not appropriate; the
original liouse has elements of wood siding, ceulent blocks and stucco, these materials and pattet7i of use
are not echoed io tlle second floor; sudden chan�e of materials at the corner of fhe second floor loolcs
odd, as if materials suddenly rau out and so the addition does not blend with the existing house.
2
CITY OF BURLINGAME PLANNING COMMISSION MINUTES
501 Primrose Road, Burlingame, CA
March 26, 2001
7:00 P.M.
Council Chambers
I. CALL TO ORDER
II. ROLL CALL
Chairman Luzuriaga called the March 26, 2001, regular meeting of the
Planning Commission to order at 7:05 p.m.
Present: Commissioners Bojues, Deal, Dreiling, Keighran, Osterling,
Vistica and Luzuriaga
Absent: None
Staff Present: City Planner, Margaret Monroe; Zoning Technician, Erika
Lewit; City Attorney, Larry Anderson; City Engineer, Syed Murtuza
III. MINUTES The minutes of the Marcl� 12, 2001, ineeting regular of the Planning
Commission were approved with the correction of a spelling en•or on
page 3, paragraph 3, "applicant".
IV. APPROVAL OF AGENDA The agenda was approved with the acknowledgement that item lb, 1219
Vancouver Avenue, was continued since the applicant decided to
redesign, item 3, 2812 Easton Drive, was continued to April 9, 2001, and
items 8, 21 Dwight Road, and item 9, 1228 Balboa Avenue, would be
heard in the order they were on the agenda, not as they were numbered in
the packet. .
�. FROM THE FLOOR
VI. STUDY ITEMS
There were no study items.
VII. ACTION IT�MS
There were no public comments.
CONSENT CALENDAR - ITEMS ON THE COA�SENT C,4LENDrf R ARE CONSIDERED TO BE ROUTINE. THEYtIRE
ACTED ONSIMULTAA�EOUSLY UIVLESS SEPARfiTE DISCUSSIONAND/OR ��CTIONIS REOUESTED I3YTHE t1PPLICANT, A
h7EMBER OF THE PUI3LIC OR A COMMISSIONER PRIOR TO THE TIME THE COnIMISSION VOTES ON THE MOTION TO
�1DOPT.
Chairmai� Luzuriaga asked if anyone in the audience or on the Commission �vished to call any item off the
consent calendar. There were no requests. Commission comrnented that the applicant for 1637 Vdestmoor Road
did a great job ti�ith the changes and following the direction given by the Comtnission. Comiilissioner Keighran
noted that she �voLtld abstairl from voting for Item 1 C at 1532 Vancouver Avenue because she lives within 500
feet of the project.
lA. 1637 �VESTIVIOOR ROAD - ZONED R-1 - APPLICATION FOR DESIGN REVIEW, SIDE
SETBACK VARIANCE AND SPECIAL PERIvIIT FOR HEIGHT POR A FIRST AND SECOND
STORY ADDITION (DANIEL BIERMANN, APPLICANT AND DESIGNER; DEAN AND URSULA
WILLIAMS. PROPERTY OWNERL
,
m
City of Burlingame
Design Review and Hillside Area Construction Permit
For a First and Second Story Addition
Item # �'
Action Calendar
Address: 2606 Summit Drive Meeting Date: 03/26/O1
Request: Design review and hillside area construction pernut for a first and second story addition at 2606 Siuinnit
Drive, zoned R-1 (C.S. 25.28.040)
Property Owner: Yolanda Leung and Chris Ngai APN: 027-271-100
Applicant/Designer: Darosa & Associates
Lot Area: 10,363 SF
General Plan Designation: Low Density Residential
CEQA Status: Article 19. Categorically Exempt per Section: 15303 - Class 3- construction and location of
limited numbers of new, small facilities or structures including (a) single-family residences not in conjunction
with the building of two or more such units. In urbanized areas, up to three single-family residences may be
constructed or converted under this exemption.
Date Submitted: December 5, 2000 Zoning: R-1
Summary: The applicant is requesting design review and a hillside area construction permit for first and second-
story addition at 2606 Sur�unit Drive, zoned R-1. The existing one-story house now contains 3,080 SF of floor
area (0.30 FAR), and has four bedrooms. The applicant is proposing a new foyer that would add 52.5 SF to the
first floor. The proposed 1,046 square foot second floor addition would add a master bedroom (with a walk-in
closet) and bathroom, and an ofiice. There is an existing attached 2-car garage which measures 29'-6" x 20'
interior dimensions. The existing fourth bedroom on the ground floor would be converted to a den and is not
considered a bedroom since it is open to the stairs that lead to the new second floor. The off'ice on the proposed
second floor is not defined as a bedroom since it is located on the landing at the top of the stairs, and one must
pass through this room to get to the master bedroom. The addition would increase the floor area of the structure
by 1,098.5 SF, for a total floor area of 4,178.5 SF (0.40 FAR) where 4,416 SF (0.43 FAR) is the maximum
floor area ratio allowed.
CURRENT P��OUS
PROPOSAL PROPOSAL EXISTING
ALLOWED/REQ'D
(02/28/Ol) (12/OS/00
SETBACKS
15'-0"
Front: 1st flr No change 15'-0" or block average
No change N/A � ��
2nd flr No change 34, 20 -0
Side (left): No change No change 22�-� � 7'-0"
Side (right): No change No change *5 -� 7'-0"
Rear: Istfl'r No change No change 36'-6" 15'-0"
2nd flr No change gs� N/A 20'-0"
LOT COVERAGE: 30.3% No change 29'8% 40%
(3,145.5 SF) (3,093 SF) (4,1452 SF)
FAR: 4,178.5 SF/ 4,126 SF/ 3,080 SF/ 4,416 SF/
0.40 FAR 0.40 FAR 0.30 FAR 0.43 FAR
�
` Hil,lside Area Construction Permit and Design Review
2606 Summit Drive
CURRENT p�VIOUS
PROPOSAL PROPOSAL EXISTING �,LOWED/REQ'D
�o�i2sioi� (12iosioo
PARKING: No change No change 2 covered in 1 covered
garage (10'-0" x 20'-0")
(29'-6" x 20'-0") + 1 uncovered
HEIGHT: No change 25'-4" 16'-11" 2�h stories 30'
whichever is less
DHENVELOPE: Meets requirements Meets N/A see code
requirements
This project meets all zoning code requirements. * existing nonconforming conrlition
Staff Comments: See attached.
January 8, 2001 Design Review Study Meeting: At the Design Review study meeting for 2606 Summit Drive
on January 8, 2001 the Planning Commission expressed the following concerns:
• large massing of the left side, two-story wall;
• suggested revisiting the alterations on the front of the building (garage), and relating them better to the
existing building style;
• they asked about the rational of covering the concrete block construction on the sides of tke garage with
wood accents;
• confirm that the roof plan and stair arrangement are accurately depicted on the drawings;
• verify the length of the addition on both the east and west-side elevations and make dimensions consistent
with the floor plans;
• consider adding a trellis or other defining element to demarcate the building entrance located along the
west-side of the house; and
• consider relocating the windows along the east-side property line to address privacy concerns expressed by
the neighbars.
The applicant submitted revised plans, date stamped February 28, 2001 which address the concerns expressed
by the Commission. These plans include:
• retaining the concrete block construction at the front of the house;
• revising the fa�ade changes to blend with the existing character of the house including changing the roofing
material to a light weight concrete tile with shake texture;
• adding windows and trim to the west elevation to break up the wall;
• correcting inaccuracies on the roofline above the new staircase and correcting the 2 foot difference between
the elevations and plate heights;
• revising the entry by adding a foyer that includes a 52.5 SF addition to the first floor; and
• reducing the window size and making one window opaque along the east elevation to address the
neighbor's privacy concerns.
Required Findings for Hillside Area Construction Permit: Review of a hillside area construction pernut 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).
2
4
` Hil�side Area Construction Permit and Design Review
2606 Summit Drive
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:
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.
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action
should be by resolution and include findings. 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
February 28, 2001, sheets 1 through 5, and that any changes to the footprint or floor area of the building
shall require an amendment to this permit;
2. that any changes to the size or envelope of the first ar second floars, 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 design review;
3. that the conditions of the December 18, 2000, memos from the Chief Building Official and the City Engineer
shall be met; and
4. that the project shall meet all the requirements of the California Building and Fire Codes, 1998 edition, as
amended by the City of Burlingame.
Catherine Keylon
Planner
c: Darosa & Associates, architect/designer
3
City of Burlingame Planning Commission Minutes
r
January 8, 2001
�=''Cha an Luzuriaga called for a voice vote on the mot�on to grant the front setback variance for an
open po . The motion passed on a 4-0-2-1 (Cers. Vis ica and Deal abstaining, C. Keighran absent).
Appeal proc res were advised.
This item ended a 0:45 p.m.
9. FLOOR AREA RA IO BASEMENT ORDINANCE — EXP ION OF FLOOR AREA RATIO
TO 1NCLUDE Sd\ E BASEMENT AREAS IN S1NGL FAMILY RESIDENTIAL
DEVELOPMENT.
Chairman Luzuriaga opened the
public hearing was closed.
Reference staff report, 01.08.
provisions to extend FAR to�
past Planning Commission re
light wells would be counted
� they be counted. CP noted c
Jacobs, 2965 Arguello.
O1, with attachments. City Planner presented the su ary of the proposed
�asement areas in single family houses in the R-1 distri and noted how
isions had been incorporated. Commission asked if ope , stair wells or
i FAR. Staff responded no, only if they were enclosed or, covered would
o, ents in two letters from the public Mr. and Mrs. Hubner and Ruth
There were no comments from the floor and the
Commissioners comments: subcommittee did a
in the ordinance, an example of which was on tc
job drafting this ordinance and closing a loop hole
'sLagenda, good reason to approve these changes:
C. Osterling moved to recommend these regulations to extei�,d the floor area ratio to some basement
areas to City Council for adoption. The motion was seconded by C. Dreiling. Chairman Luzuriaga
called for a voice vote on the motion to recommend approval. The motion passed on a 6-0-1 (C.
Keighran absent) voice vote. This item is not appealable, but will be forwarded to the City Council.
The item ended at 10:55 p.m.
�
I
IX. DESIGN REVIEW STUDY ITEMS
10. 2606 SUMMIT DRIVE - ZONED R-1 - APPLICATION FOR DESIGN REVIEW AND HILLSIDE
AREA CONSTRUCTION PERMIT FOR A SECOND STORY ADDITION (CHRIS NGAI AND
YOLANDA LEUNG, APPLICANTS AND PROPERTY OWNERS; DAROSA & ASSOCIATES,
ARCHITECT)
CP Monroe presented a summary of the project description. There were no questions of staff.
Chairman Luzuriaga opened the public comment. Johiuiy Darosa, 1299 Old Bayshore Highway,
designer represented the project. He noted that he would answer any questions.
Commissioners asked: difficult to tell on plans what is new and what is existing, are all the windows on
the first floor and the gable window existing; the detail on the garage does not seem to match that of the
house; do not understand why you want to cover up the concrete block construction with wood accents;
the west elevation looks like a large wall, can this mass be broken up, can similar window detail to what
exists be used; the front of the house where the stair kicks out is not represented correctly on the plans, it
doesn't seem to work with the roof line, needs correction; would like the front (garage) to tie to the rest
of the house; feel that he location of the mass of this addition is good; concerned about the treatment on
the sides of the garage, the stizcco coins, does not fit the rest of the house; feels like the angle tilt on the
addition is awkward, explain; there appears to be a problem with the plans, the two sides of the second
13
City of Burlingame Planning Commission Minutes
:
January 8, 2001
� story rectangle scale with different lengths, something is wrong, 2 feet is missing from the elevation, this
could have a dramatic effect since the building is too tall now; clay tile on roof should be flat; could you
build on the soft modern aesthetic of the house by adding a trellis to demarcate the entrance, use color to
differentiate the design, use wood or composition shingle on the roof.
Chairman Luzuriaga opened the public comment to the floor: Leonard Borriso, 2600 Summit Drive
spoke. He submitted pictures showing how this house faces into many of the rooms of his house
(kitchen, living room, bedroom, bathroom, garage), the trees provide some privacy now, but not for a
second story addition; would the view ordinance preclude them adding a second story at 26001ater
because it would affect the view from the then existing second story on this house. CA noted that it
depends upon the construction history and the proportion of the view blocked by the most recent
addition. Commission noted plans show small trees on property line, could add more to screen addition,
neighbors could also plant trees on their property, some shrubs grow as tall as 25 feet, these would be
,l effective as well, could be a condition of approval. Proposed design needs to consider neighbor. CA
noted process is not intended to create entitlements for those who go first. There were no further
comments from the floor and the public comment was closed.
C. Osterling noted that the changes discussed are sufficiently minor that this item can be put on the
consent calendar with the direction that to address the neighbors concerns vegetative screening be
added for the second floor addition and moved accordingly. C. Bojues seconded the motion noting that
a condition should be added to clarify that the neighbor retains the right to add a second story. The
maker of the motion agreed to the amendment.
Comment on the motion: the motion would work if commission was simply accepting the existing
architecture, but in this case substantial work needs to be done to the front of the building and the second
story wall along the side is also an issue; the neighbor does not have an absolute right to have their
privacy protected, but sensitivity to the view is important, this is not a massive addition, it is placed at
the center of the house. This appears to be a good candidate for design review, commission has given
explicit direction, would prefer not to have on consent; direction would include manipulation of the
windows on the property line to address privacy, will affect layout; given clear direction, architect
agrees with changes if he executes them OK it could still be on action.
Chairman Luzuriaga called for a voice vote on the motion to place this on the consent calendar when it
returns with direction to staff to also hold a space on the action calendar for this item for that meeting.
The motion passed on a 6-0-1 (C. Keighran absent)vote. The Planning Commissions action is advisory
and not appealable. This item concluded at 11:30 p.m.
11. 725 F NG1iON
SPECIALA��i
GARAGE FOR A F
KUEHNE ARCHITEi
PROPERTY OWNER
LANE - ZONED R-1 - APPLICATION FOR DESIGN REVIEW AND
'OR HEIGHT, DECLINING �EIGHT ENVELOPE, AND AN ATTACHED
�T AND SECOND STORY�ADDITION (SCOTT KLTEHNE, SUAREZ-
Ti�TRE, APPLICANT AND ARCH�CT; MA.RK AND ANNE GOYETTE,
CP Monroe presented a summ� of the project description. There were n�estions of staff.
Chairman Luzuriaga opened the public mment. The project was represented by the property owners
Anne and Mark Goyette. They noted in the' comments that this is presently a 2 bedroom house and
they have three children, they took a previous esign to a design reviewer a year ago and ultimately
ended up with a new architect and redesigned project; they have spoken to their neighbors and all
14
Y �
��F, cirr o� CITY OF BURLINGAME
BURIJNGAME PLANNING DEPARTMENT
501 PRIMROSE ROAD
�q =� ' BURLINGAME, CA 94010
TEL: (650) 558-7250
2606 SUMMIT DRIVE
Application for design review and hillside
area construction permit for a first and
second story addition at 2606 Summit Drive, PUBLIC HEARING
zoned R-l. (APN: 027-271-100) N pTIC E
The City of Burlingame Planning Commission
announces the following public hearing on
Monday, March 26 2001 at 7:00 P.M. in the
City Hall Council Chambers located at 501
Primrose Road, Burlingame, California.
Mailed March 16, 2001
(Please refer to othe�- side)
A copy of the a
to the meeting
Burlingame, Ca]
CITY OF B URLINGAME
ia.
projectana5� be reviewed prior
nent at `=501 Primrose Road,
n court;=you may�be limited to
se raise,d at the_public heanng,
pondence_delivered to the city
If you challerige the subject applicatior
raising only thosee Issues yat3 or soilieo�
described in the_nohce or in writteu ct
at or prior to the,giibllc heaiing, � ��
r. � � �
Property owneis who receiu� t�us notic€
tenants about this ` notice _ For ad'dtt�e
558-7250. Thank you ' "� E ;n
E ;
� .`.� �
�,_
z ,
� r. �, �
Margaret Monro��� t �-�
Ciry Planner � ��`` ,_ _ � �`� `� �
�
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orming their
e call (650)
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(Please refer to other side)
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= M E T R O S C A N P R 0 P E R T Y R E P O R T =
San Mateo (CA)
***:�:�**�*:�***:�*******�*********�***************�*******************************�*�******:�*:�**,�
* Date :03/15/2001 Prepared By : *
* Time :00:00:00 Prepared For:MARCH 26, 2001 PC MEETING *
* Report Type :SINGLELN.TCF Company :APN: 027-271-100 *
* Sort Type :PARCEL Address :2606 SUMMIT DRIVE *
* Parcels Printed :22 City/ST/Zip :BURLINGAME CA 94010 *
*****�**:e*:�:�**************�***�****�***:e********:r*:�*****�::�**:e:e*:�***:�********+**********+******
*�****�**************:r**�::�*****
* Search Parameters *
�****�***�:*�:****,�*:�************
Parcel Number...22
027 271 100 thru 027 271 140
027 271 290 thru 027 271 360
027 271 170 thru 027 271 240
027 271 270
027 271 280
027 272 020 thru 027 272 030
027 301 040
027 302 030
027 302 040
� , 'y
Parcel # Owner Name
027 271 100
027 271 110
027 271 120
027 271
027 271
027 271
027 271
027 271
027 271
027 271
027 271
027 271
027 271
027 271
027 271
027
027
027
027
027
027
027
271
271
272
272
301
302
302
130
140
170
180
190
240
270
280
290
310
320
340
350
360
020
030
040
030
040
MetroScan / San Mateo (CA)
Leung Yolanda
Borruso Leonard & Gloria T
Janney Mary H Tr
Macleod Allyce
Sand Joseph C Jr & Liese T
Santos Evelyn B Trustee;Ud
Ahmed Mohamed H& Celia H
Suzmeian Garo & Salpi
Jacopi Josephine V
Engvall Diane D
Olroyd Linda C
Natly Mary Trustee
Ling Tung;Fan Jue Tuan;Lin
Garibaldi Bernice F Truste
Donald Warren/Jennifer
Mahnken•Charles H & Anne C
Moran John P & Jacqueline
Bozzini George J Tr
Zimmerman Bryant K & Harri
Chuang Mike M H& Marie Wu
Weilepp Steven
Ludlum Kenneth E
Site Address
2606 Summit Dr Burlingame 9
2600 Summit Dr Burlingame 9
3 Belvedere Ct Burlingame 9
5 Belvedere Ct Burlingame 9
7 Belvedere Ct Burlingame 9
8 Belvedere Ct Burlingame 9
6 Belvedere Ct Burlingame 9
4 Belvedere Ct Burlingame 9
*No Site Address*
2580 Summit Dr Burlingame 9
2560 Summit Dr Burlingame 9
2656 Summit Dr Burlingame 9
2652 Summit Dr Burlingame 9
2620 Summit Dr Burlingame 9
2202 Summit Dr Hillsborough
2614 Summit Dr Burlingame 9
2616 Summit Dr Burlingame 9
2615 Summit Dr Hillsborough
75 Del Monte Dr Hillsboroug
55 Del Monte Dr Hillsboroug
40 Del Monte Dr Hillsboroug
80 Del Monte Dr Hillsboroug
YB Owner Phone
1961
1952
1965
1965
1968
1963 650-344-3099
1963
1965
1965
1974 650-344-0330
1969
1959
1975
1961
1959
1973
1948
1951
1953
1952
650-344-1396
650-342-7374
hifa�nation compiled from various sources. First America�: Real Estate Solutions, L.P. makes no representatio�as
or wan�arities as to the accaeracy or completeness of inforination contained in this repart.
, , . -,
CITY OF BURLINGAME
AFFIDAVIT OF MAILING NOTICES
STATE OF CALIFORNIA )
)
COUNTY OF SAN MATEO )
Sean O'Rourke , being duly sworn, deposes and says:
that he is a citizen of the United States, over the age of 18 years, that acting for the
City of Burlingame on the 16TH day of March , 2001, he
deposited in the United States Post Office a NOTICE OF PUBLIC HEARING, a
copy of which is attached hereto, with postage thereon prepaid, addressed to the
persons listed on the addresses attached hereto and made a part hereof, to wit:
that said persons are the owners of said property who are entitled to
NOTICE OF HEARING pursuant to the Ordinances of the City of
Burlingame that on said day there was regular communication by
United States Mail to the addresses attached hereto.
� � �%�-/vt. e- 3 �l � ��I
2606 SUMMIT DRIVE