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HomeMy WebLinkAbout2744 Summit Dr - Staff Reportro �� � .'y. � 4 1 _. � ate. ,Y�r. +. `� . _.:: �� �& _ �``n4 �L Cityof Burlingame Item No. 9 Consent Calendar Design Review and Hillside Area Construction Permit Address: 2744 Summit Drive Meeting Date: October 24, 2011 Request: Design Review and Hillside Area Construction Permit for a first floor addition (trellis) to an existing single family dwelling. Applicant and Architect: SSA Landscape Architects Property Owners: John L. and Susan Z. Savva General Plan: Low Density Residential APN: 027-221-190 Lot Area: 13,975 SF Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. History: On September 25, 2009, a Hillside Area Construction Permit was approved to replace an existing first floor deck with a new uncovered deck at the rear of the house. This deck has been constructed. Project Description: The existing two-story house with an attached three -car garage contains 4,574 SF (0.32 FAR) of floor area. The applicant is proposing to add two trellises (86 SF and 414 SF) over an existing first floor deck at the rear of the house. With the proposed trellises, the floor area will increase to 4,974 SF (0.35 FAR) where the zoning code allows a maximum of 5,572 SF (0.39 FAR) on this lot (proposed FAR includes the 100 SF covered porch exemption). The proposed project is 598 SF below the maximum allowed FAR and is within 11 % of the maximum allowed FAR. There is no change in lot coverage (27.1 % existing where 40% is allowed) since the proposed trellises will be constructed over an existing deck that was previously included in lot coverage. The proposed first floor trellis addition is subject to design review because the plate height is exceeds 9'-0" above finished floor (11'-10" proposed) (C.S. 25.57.010 (a) (2)). The proposed wood trellis will be constructed using 8x8 posts, 6x12 beams and 4x6 joists and lattice. An application for Hillside Area Construction is also required for the trellis addition. With this application, there is no increase in the number of bedrooms proposed. The existing house contains five bedrooms. A total of three parking spaces, two of which must be covered, are required and provided on site, and therefore is in compliance with off-street parking requirements. All other Zoning Code requirements have been met. The applicant is requesting the following: ■ Design Review for a first floor addition (trellis) to an existing single family dwelling (C.S. 25.57.010 (a) (2)); and ■ Hillside Area Construction Permit for a first floor trellis addition (C.S. 25.61.020). This space intentionally left blank. Design Review and Hillside Area Construction Permit 2744 Summit Drive 2744 Summit Drive Lot Size: 13,975 SF Plans date stamped: September 14, 2011 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS .. Side (left): -- - -- .-.. 11'-0" to deck ---..-.-..---- — - - — - 11'-0" to trellis i 7'-0" (right): 20 -3" to deck 20'-3" to trellis i 7'-0" ------ --.. Rear. 44'-0" to deck j 51'-10" to trellis 15'-0" Lot Coverage: _.._ _...-- - - 3796 SF ------ - i no change 5590 SF . -- —- . ._. ..._ -- 27.1 % __ ....... — j 40% � FAR: 4574 SF _--. ._ ----- -- 4974 SF 5572 SF' -. _._... 0.32 FAR 0.35 FAR----- 0.39 FAR # of bedrooms: ...._ __._.. ....._ 5 ....._... ............. no change j --- — - Parking: 3 covered no change j 2 covered (28'-8" x 20'-4") ! (20' x 20') 1 uncovered j 1 uncovered - --- --_ ... -- -- ............... �9' x 20') j (9' x 20') a HACP: — ........ n/a ` required C S. 25.61 020 - - Height: -- — two-story house — -- 18'-0" from grade 30'-0 DH Envelope: n/a _ _ ..... n/a CS 25.28.075 (0.32 x 13,975 SF) + 1,100 SF = 5,572 SF (0.39 FAR) 2 Hillside Area Construction Permit for a first floor trellis addition (C.S. 25.61.020). Staff Comments: See attached original memos from the Chief Building Official, Parks Supervisor, City Engineer, Fire Marshal and NPDES Coordinator. Design Review Study Meeting: At the Planning Commission Design Review Study meeting on October 11, 2011, the Commission noted that the proposed first floor trellis addition would not impact the neighboring properties and voted to place the item on the Consent Calendar at the next available Planning Commission meeting (October 11, 2011 Planning Commission Minutes). There were no changes suggested by the Planning Commission. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 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. i► Design Review and Hillside Area Construction Permit 2744 Summit Drive Findings for Design Review: Based on the findings stated by the Planning Commission in the attached minutes of their October 11, 2011 meeting, that the trellis addition is of an open design located at the ground floor at the rear of the house and therefore will not have a negative impact on neighboring properties, and that the trellis addition is well -designed and is compatible with the existing single family dwelling, the project is found to be compatible with the requirements of the City's five design review guidelines. Required Findings for 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). Findings for Hillside Area Construction Permit: Based on the design of the open trellis located on the ground floor at the rear of the house and on the findings stated in the attached minutes of the Planning Commission's October 11, 2011 design review study meeting, that the impact on the neighbor is not great given the location of the addition, the project is found to be compatible with hillside area construction permit criteria listed above. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. 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 Division date stamped September 14, sheets L-1.0 through L-2.3 and cover sheet; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 3. that any changes to the size or envelope of the first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the Chief Building Official's September 16, 2011 memo, the City Engineer's October 13, 2011 memo, the Fire Marshal's September 19, 2011 memo, the City Arborist's September 20, 2011 memo, and the NPDES Coordinator's September 19, 2011 memo shall be met; 5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 7. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 3 Design Review and Hillside Area Construction Permit 2744 Summit Drive 8. 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 project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by the City of Burlingame; and 11. that prior to final inspection, Planning Division 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. Ruben Hurin Senior Planner c. Megan Blencowe, SSA Landscape Architectes, applicant and architect Attachments: October 11, 2011 Planning Commission Minutes Application to the Planning Commission Staff Comments Neighborhood Photographs Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed October 14, 2011 Aerial Photo CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes October 11, 2011 IX. DESIGN REVIEW STUDY ITEMS 6. 2744 SUMMIT DRIVE, ZONED R-1- APPLICATION FOR DESIGN REVIEW AND HILLSIDE AREA CONSTRUCTION PERMIT FORA FIRST FLOOR ADDITION (TRELLIS) AT THE REAR OF AN EXISTING SINGLE FAMILY DWELLING (SSA LANDSCAPE ARCHITECTS, APPLICANTAND ARCHITECT; JOHN L. AND SUSAN Z. SAVVA, PROPERTY OWNERS) STAFF CONTACT: RUBEN HURIN Reference staff report dated October 11, 2011, with attachments. Associate Planner Strohmeier briefly presented the project description. Questions of staff: None. Chair Yie opened the public comment period. Megan Blencome, 303 Potrero Street, Santa Cruz; represented the applicant. Commission comments: The proposed project doesn't affect any of the neighbors. Public comments: ■ None. There were no other comments from the floor and the public hearing was closed. Commissioner Cauchi made a motion to place the item on the Consent Calendar when complete. This motion was seconded by Commissioner Gaul. Discussion of motion: ■ None. Chair Yie called fora vote on the motion to place this item on the Consent Calendar when plans have been revised as directed. The motion passed on a voice vote 6-0-1-0 (Commissioner Terrones absent). The Planning Commission's action is advisory and not appealable. This item concluded at 7.32 p.m. 91 ? 99' w . ^•!/ 1 �. r WC , '. ^�Ao �`� � fi' � � �-.✓lam -� 4, {,� L " 2734 SUMMIT DRIVE lift i� ,r_, Via. � ' .... 7. ,� !� ". 1,. r•' �'. .�. �X r • 2744 7314 . � � ° :��'� • lot Y 2704 2744 SUMMIT DRIVE $V000rmft . • ., Y .gyp '� .. � - • \ �� � + `,.. 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