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Home My WebLink About2752 Summit Dr - Staff Report (1)City of Burlingame Design Review, Special Permit, and Hillside Area Construction Permit �Address: 2752 Summit Drive Item No. 9c Design Review Study Meeting Date: September 27, 2021 Request: Application for Design Review, Hillside Area Construction Permit, and Special Permit for attached garage for a new, two-story single family dwelling and attached garage. Applicant and Property Owner: Michael Kuperman APN: 027-221-210 Designer: Stepan Berlov Lot Area: 12,505 SF �eneral Plan: Low Density Residential Zoning: R-1 History: An application for Design Review, Hillside Area Construction Permit, and Special Permits for attached garage and declining height envelope for a new, two-story single family dwelling and attached garage at 2752 Summit Drive was denied without prejudice by the Planning Commission on July 12, 2021. Please refer to the attached Study and Regular Action meeting minutes for more detailed information and reasons the project was denied without prejudice (July 12, 2021 and March 22, 2021 Planning Commission Minutes attached). The applicant has resubmitted the proposed project to address the concerns and suggestions previously expressed by the Commission. Because substantiai changes were made both to the design and siting of the buildings, the application is being brought to the Commission as a Design Review �°udy item. Project Description: The subject property is an interior lot. The applicant is N, �,osing to demolish an existing one-story single family dwelling with an attached garage and build a new, two-story single family dwelling and attached garage. The proposed house and garage will have a total floor area of 4,796 SF (0.38 FAR) where 5,102 SF (0.41 FAR) is the maximum allowed. The subje�t property is located in the Hillside Area and Code Section 25.61.020 of the Burlingame Municipal Code states that no new structure or any addition to all or a portion of an existing structure shall be constructed within the affected area without a Hillside Area Construction Permit. In addition, it states that review by the Planning Commission shall be based upon the obstruction by the 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. The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered, are required on-site. Two covered parking spaces are provided in the attached garage (21'-11" x 22'-11" clear interior dirmensions); one uncovered parking space (9' x 20') is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. All other Zoning Code requirements have been met. The applicant is requesting the following applications: Design Review for a new, two-story single family dwelling and attached garage (C.S. 25.57.010 (a)(1) and C.S. 25.57.010 (a)(6)); Hiilside Area Construction Permit for a new, two-story single family dwelling (C.S. 25.61.020); and Special Permit for an attached garage (C.S. 25.26.035 (a)). This space intentionally left blank. � Design Review, Hillside Area Construction Permit, and Special Permit 2752 Summit Drive 2752 Summit Drive Lot Area: 12,505 SF Plans date stam ed: Se tember 16, 2021 PREVIOUSLY DENIED � pROPOSED ' ALLOWED/REQUIRED 6/30/21 PLANS i SETBACKS � Front (1st f/r): 32'-5" 33'-0" ; 32'-1" (block average) (2nd flr): 32'-5" � n/a 32'-1" (block average) _ ____......._......_.._..._......______-------- ----_ ____ .._.._.___._..__._...._ ..........................._.._._..._..-----:...... -, _.........._..__..__.__...__.._.._....---._._.; --....._.... � Side (left): $'-6" 8'-6" 7'-0" (right): $'-�" 8'-0" 7,_�� Rear (1st f/r): 50'-5" ' 50'-5" 15'-0" (2nd flr): 55'-6" ' 49'-2" 20'-0" _...._ _ _. ...___ _..._.... _..._ _........ ------ I _ _..... _..__ __-- -- _..__.. , -----.. _. _.._....._.._........ � Lot Coverage: 3,0700 F ; 2,938o F 5,00 o SF 24.6 /o � 23.5 /0 40 /o _.._...._ ...._._.. ._......_ .... .... ...... _. ----._ _._.._... t .. _... . ...__... _...... __....._ . _ . _.... _..__. ....._.. FAR: 5,020 SF � 4,796 SF 5,102 SF' 0.40 FAR � 0.38 FAR 0.41 FAR _..._... _..._.. _._.... _ ._.._.._.--__..----- - -- ----+ - .. ..... _ __.._ _.._.. _.__ ; __ _...... __......... # of bedrooms: 5 4 --- --_ _ _.._... . _.._._. _. _...._. . __._._.._ -- -----------+--- ._... _._.._. _....... � _..... 2 covered � 2 covered � 1 covered (23'-10" x 22'-11" clear (21'-11" x 22'-11" clear (10' x 20') Off-Street Parking: interior) interior) 1 uncovered I 1 uncovered 1 uncovered (9' x 20') i (9' x 20') (9' x 20') __... _ -__._.._._..__.._..---.._........._..-- ___ __ ----__.._..._..._ ................_..........__...__......_..._....._.._---i..........._...._.......------ ' Building Height: 12'-11" 2'-8" 2 20'-0" _._.._...__...----..._.__...--......--- ----...-----___--.._._........._._._..---.......__...._...._ .............._....._,.........__----.._.._......_.__._.....__._..__..___------------..__i_._......_....._...._.._._._..__........__..__._........._......_._..._.._..___.._..._.. _ DH Envelope: encroachment along both � complies C.S. 25.26.035 sides ' (0.32 x 12,505 SF) + 1,100 SF = 5,102 SF (0.41 FAR) � House is located on downward slope, much of which is below the top of curb level. 3 Special Permit required for declining height envelope along the right and left sides of the house. Summary of Proposed Exterior Materials: • Windows: aluminum clad wood with true divided lites • Doors: aluminum clad wood, bronze framed garage door with glass lights • Siding: wood, stone veneer, metal panels • Roof: metal roof Please also see attachments for examples of proposed exterior materials. Staff Comments: None. 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 Design Review, Hillside Area Construction Permit, and Special Permit 2752 Summit Drive 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. 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 a Special Permit: In order to grant a Special Permit, 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. 'Amelia Kolokihakaufisi Associate Planner c. Michael Kuperman, applicant and property owner Attach ments: July 12, 2021 Planning Commission Minutes March 22, 2021 Planning Commission Minutes Application to the Planning Commission Special Permit Application for attached garage Proposed Exterior Materials Notice of Public Hearing — Mailed September 17, 2021 Area Map 3 CITY OF BURLINGAME �`� COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD �� .,,.' '� BURLINGAME,CA94010 PH:(650)558-7250 www.burlingame.org Project Site: 2752 Summii Drive, zoned R•1 ihe City af Burlingame Planning Commission announces the following virtual public hearing via Zoom on Monday, September 27, 2021 at 7:00 P.M. You may access the meeting online at www.zoom.usfjoin or by phone at (346) 248- 1199: Meeting ID: 681 60031271 Passcode: 453154 Description: Application for Design Review, Hillside Area Construction Permit, and Special Permit for an attached garage for a new, iwo-story single family dwelling. Members of the public muy provide written comments by email to: publiccomment cni.hurlingame.org. Mailed: September 17, 2021 (Please refer to other sideJ PUBLIC HEARING NOTICE Citv of Burlinaame - Public Hearinq Notice If you have any questions about this application or would like to schedule an appointment to view a hard copy of the application and plans, please send an email to qlannin�dept(�burlinaame.or� or call (650) 558-7250. Individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed, should contact the Planning Division at plannin�deptC�burlinaame.or� or (650) 558-7250 by 10 am on the day of the meeting. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. Kevin Gardiner, AICP Community Development Director (alease rejer to orher side) _ * � W N � �+� D O V i� i� ' , � � O W r �� Z N M M� _ - _ + � p f/) • -- = _ N n � �`'�+� ��b �� ry � � ,g � 9�c , 4 i _ = �+` ° � �4 a ' �� ° - � �a o _ -- - � � �.}. �� } " r � � �1 - Lt�� , �� ~ �~'``'�.,� _ !aQ �� .�� ', _ •!� r • f � ��x� � '�,� � � � •i� � f 1! c��,�� ,� �A`� %�F �� ` G `3 P �� ` � �^ �� pa � � �� 3 �i � :� � �� ` �� ; �:3Bi d. �� A� ��t : �,�• - :- �`� ♦ t � - � _ - " �� 6G�4 � �i� v`�� ,� . �}� ; �,�, ��. p��4 ��t d .� , � � �, �� p � � �� , �, �Q�� !7� (j . : s; � d�•.' d � � �Q � �, � d[.,�� b. �. �t3L�� i �pp M � b • �' � i ��, •�,�....� �� 'Gj p � f3 J � ��, p�CJ �4 � �O � �� a s