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Home My WebLink About2752 Summit Dr - Staff Report (3)Item No. 9d Design Review Study PROJECT LOCATION 2752 Summit Drive City of Burlingame Design Review, Special Permit, and Hillside Area Consfruction Permit Address: 2752 Summit Drive Item No. 9d Design Review Study Meeting Date: March 22, 2021 Request: Application for Design Review, Hillside Area Construction Permit, and Special Permits for an attached garage and Declining Height Envelope for a new, two-story single family dwelling. Applicant and Property Owner: Michael Kuperman APN: 027-221-210 Designer: Stepan Berlov Lot Area: 12,505 SF Generai Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is an interior lot. The applicant is proposing to demolish an e�asting one-story house with attached garage to build a new, two-story single family dwelling with an attached garage. The propos�d house will have a total floor area of 4,703 SF (0.38 FAR) where 5,102 SF (0.41 FAR) is the maximum allow,ed. The subject property is located in the Hillside Area and Code Section 25.61.020 of the Burlingame Municipal Code states that no newstructure or any addition to all or a portion of an e�sting structure shall be constructed with in 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 e�asting d istant views of nearby properties. Emphasis shall be given to the obstruction of distant views from habitable areas within a dwelling unit. The newsingle family dwelling will contain five bedrooms. Three parking spaces, two of which must be covered, are required on-site. Twv covered parking spaces are provided in the attached garage (23'-10" x22'-11" clear interior dimensions); one uncovered parking space (9' x 20') is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. On lots that slope downward more than 25%, the ma�mum building height is 20 feet above average top of curb. The subject property slopes downward along the left side by 26.3% and slopes downv�ard along the right side by appro�mately 25%. Therefore, the applicant is also requesting a Special Permit for the second floor to extend beyond the declining height envelope (DHE) along both sides of the house. The second floor encroaches into the DHE along the right side by 156 SF (8'-8" x 18') and along the left side by 280.5 SF (5'-6" x51'). All other Zoning Code requirements have been met. The applicant is requesting the following application: ■ Design Reviewfor a new, two-story single family dv�,slling and attached garage (C.S. 25.57.010 (a)(1) and C.S. 25.57.010 (a)(6)); ■ Hillside Area Construction Permit for a new, tNro-story single family dwelling (C.S. 25.61.020); ■ Special Permit for an attached garage (C.S. 25.26.035 (a)); and ■ Special Permit for declining height envelope along the right and left sides of the house (C.S. 25.26.035 (c)). This space intentionally left blank. Design Review, Hiliside Area Construction Permit, and Special Permit 2752 Summit Drive 2752 Summit Drive Lot Area: 12,505 SF Plans date stam ed: March 12, 2021 PROPOSED ALLOWED/REQUIRED SETBACKS ._ ..................................................................................... ..................................................................................................................................:............................................................................................................................... Front (1st flr): 32'-1" 32'-1" (block average) (2nd flr): 32'-1" 32'-1" (block average) ._ ....................................._.............................................. ..................................................................................................................................:............................................................................................................................... Side (left): 8'-6" 7'-0" .........................................................I�!.9ht.J..�... ....._9.-3„ � ......................................................_��_0„ ._.. ................................................_. ....................................................................:. .................................................................... Rear (1st flr): 50'-5" 15'-0" ........................................_..............i2nd.flr.I.:... .......................................................60�.'S��........................................................:. 20'-0„ .............................................................................................................................. Lot Coverage: 3,550 SF 5,002 SF 28.4% 40% FAR: 4,703 SF 5,102 SF' 0.38 FAR 0.41 FAR ._.._....._._._._._ ........................................................... ..................................................................................................................................:..........................................................._.................................................................. # of bedrooms: 5 --- .__.........._._._._._ ........................................................... ..................................................................................................................................:............................................................................................................................... Off-Street Parking: 2 covered (23'-10" x 22'-11" clear interior) + 2 covered (20' x 20') + 1 uncovered (9' x 20') 1 uncovered (9' x 20') ........................................................................................ .............._..................................................................................................................:............................................................................................................................... Building Height: 14'-11" 20'-0" .�� .................................................................................. ..................................................................................................................................�................................................................................................................................ DHEnvelope: encroachment along both sides2 Special Permit (C.S. 25.26.035 (c)) ' (0.32 x 12,505 SF) + 1,100 SF = 5,102 SF (0.41 FAR) z Special Permit required for declining height envelope along the right and left sides of the house. Summaryof Proposed Exterior Materials: • Windows: wvod with aluminum exterior • Doors: aluminum frame with tempered glass • Siding: stucco and stone • Roof: standing seam metal roof • Other: aluminum frame and tempered glass canopies, cedar vwod fascia, metal fence and gates, metal railing, 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 e�sting 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 2 Design Review, Hil(side Area Construction Permit, and Special Permit 2752 Summit Drive 5. Landscaping and its proportion to mass and bulk of structural components. Required Findings for Hillside Area Construction Permit: Reviewof a Hillside Area Construction Permitbythe Planning Commission shall be based upon obstruction by construction of the e�asting distant views of nearby properties. Emphasis shall be given to the obstruction of distant views from habitable areas within a dwelling unit (C�de Sec. 25.61.060). Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the folVowing conditions e�ost on the property (Code Section 25.51.020 a-d): (al The blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the e�asting 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 e�asting 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 Attachments: Applicatioro to the Planning Commission Special Permit Application for attached garage Special Permit Application for encroachment into the declining height envelope Notice of Public Hearing — Mailed March 12, 2021 Area Map 3