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Home My WebLink About2316 Easton Drive - Staff ReportCity of Burlingame Design Review Address: 2316 Easton Drive Item No. 8a Regular Action Item Meeting Date; December 12, 2022 Request: Application for Design Review for a first and second story addition to an existing single-unit dwelling. Applicant and Architect: James Chu, Chu Design Associates Inc. Rroperty Owners: Andy and Monica MacMillan General Plan: Low Density Residential APN: 027-153-180 Lot Area: 5,948 SF Zoning: R-1 Enmironmental Revi'ew 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 would not result in an increase of more than 50% of the floor area of the structures before the addition. Project Description: The subject property is a corner lot with an existing two-story, single-unit dwelling and a d�tached garage. The project proposes a first and second story addition to the main dwelling which would change the floor area from 2,934 SF (0.49 FAR) to 2,689 SF (0.45 FAR) where 2,803 SF (0.47 FAR) is the maximum allowed (includes covered porch exemption). Staff would note that there is a net decrease in floor area because the existing detached garage would be demolished and replaced with a new accessory dwelling unit, which is exempt from floor area ratio. With this appfication, the number of bedrooms in the main dwelling would increase from four to five (office on firs� floor qualifies as a bedroom). Per Code Section 25.48.030(L)(5) of the ADU regulations, when a garage is demolished in conjunction with the construction of an ADU, those off-street parking spaces are not required to be replaced. Therefore, the proposed project has no covered parking requirement and no covered parking is proposed. One (9' x 18') uncovered parking space is required for the ADU since it is not located within one halt mile walking distance of public transit. The applicant is providing this uncovered space in a parking area off Easton Drive. Per State law and C.S. 25.48.030(L)(2), the parking space may be provided in a setback area un[ess specific findings are made that parking in the setback areas is not feasible based upon specific site or regional topographical or fire and life safety conditions. The proposed project complies with off-street parFcing requirements. All ather Zoning Code requirements have been met. Accessory Dwelling Unit (ADU) Thi� project includes building a new 792 SF detached accessory dwelling unit at the exterior side of the lot. Review of the ADU application is administrative and not reviewed by the Planning Commission. Staff has det�rmined the ADU complies with the ADU regulations. The applicant is requesting the following application: • Qesign Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020 (C)(1)(b)). This space intentionally left blank. Design Review 2316 Easton Drive 2316 Easton Drive Lot Area: 5,948 SF Plans date stam ed: November 27, 2022 EXISTING PROPOSED : ALLOWED/REQUIRED FFont Setbacks (1st fIr): 19'-9" no change 15'-0" (2nd flr): 19'-9" no change 20'-0" _..... ...........................................................__.............................................................._........._................................ ............. ........ .............................. �..... .... . ; _. ..... .. . _ ......... ..............._......................_....._.._........._..................._............_...............................................__........................_....................................._............................... Side Setbacks (exterior, 1Sf flr): 15'-5" 17'-5" (to addition) 7'-6" (2°a flr): 15'-5" 18'-11" (to addition) 12'-0" average (interior, 15t flr): 5'-7" no change 4'-0" �Znd f�C�: 8'-7" 8'-7" (to addition) 4'-0" Rear Setbacks (9st flr): 41'-8" no change 15'-0" (2nd flr): 50'-8" 41'-8" 20'-0" _ ........................................................................................................................................... ............................................................................................................ ................................................................................................................ . . . .................................................. _........................................................._.................. LotCovera e: 1,376 SF 1,488 SF 2,379 SF g 23% 25% 40% FAR: 2,934 SF 2,689 SF 2,803 SF' 0.49 FAR 0.45 FAR 0.47 FAR _.._._............_........_ ........................................_......._..................._...---.............�_....._............._........_............._............._._................_........................................._.;................................................_..................................................................... _.. _ .............. .......... .............. ................................. # of bedrooms: 4 5 --- 2 covered 0 covered 0 covered Off Street Parking: (21'-1" x 21'-2") � 1 uncovered for ADU 1 uncovered for ADU 0 uncovered (9' x 18') (9' x 18') _ .............................._......._..._....__.........._...._......_._......._..__.............._...___..............__._._....__.................._...................................................................._........._;........._............__............._ _.._......._........_........._..... _ _......... ................._..................................................._............................................................. Building Height: 26'-10" 26'-10" 30'-0" Plate Height: 9-� no change 9-� 8'-1 " $,_�„ ___............__ .............._................_........_......_........___..............._.........._......._...._......................._.........._.....__........._._......._..........................._...........................:...... _................_................._...................___............ .... . . ..............._....................._................_..........................._..............................._............ Declining Height complies complies C.S. 25.10.055 Envelope: ' (Q.32 x 5,948) + 900 SF = 2,803 SF (0.47 FAR) ��mmary of Proposed Exterior Materials: • Windows: aluminum clad wood windows with simulated true divided lites • Doors: wood front entry door • Siding: stuCCo • Roof: composition shingle • Other: wood shutters and wood columns �taff Comments: None. Design Review Study Meeting: At the Planning Gommission Design Review Study meeting on November 14, 2�22, the Commission had comments and suggestions regarding this project and voted to place this item on the Regular Action Calendar when all information has been submitted and reviewed by the Planning Divisian (see attached November 14, 2022 Planning Commission Minutes). -2- Desagn Review 2316 Easton Drive The applicant submitted a response letter, dated November 23, 2022 and revised plans, dated November 27, 2022, to address the Pianning Commission's comments and suggestions. Please referto the applicant's letter for a detailed list of the changes made to the project (see attachments). Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Rec�uired Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Suggested Findings for Design Review: 1. The proposed addition to an existing single-unit dwelling is consistent with the General Plan designation of Low Density Residential and is in compliance with all applicable provisions of Title 25; the proposed exterior improvements enhance the existing architecture; that the massing of the additions blends with the construction of the existing house, and that architectural details, such as the wood front door, stucco exterior and framed front entry doors are compatible with the character of the existing dwelling and with the neighborhood. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development as shown on the proposed plans. 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property because the project complies with setback, lot coverage, floor area ratio, building height, and declining height envelope requirements. For these reasons, the project may be found to be compatible with the requirements of the City's design review criteria. -3- Design Review 2316 Easton Drive 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 shouid be considered: that the project shall be buift as shown on the plans submitted to the Planning Division and date stamped November 27, 2022, sheets A1 through A8 and Topographic Survey; %_ 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 staf�; 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. 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; a. that demolition for 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; 6. 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; 7. 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; 8. 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; 9, that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of buiiding permit submittal, as amended by the City of Burlingame; 'PHE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved pians; architectural certification documenting � Design Review 2316 Easton Drive framing compliance with approved design shall be submitted to the Building Division before the final framing inspection sh�ll be scheduled; and 12. that prior to final inspection, Planning Division staff would inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the appraved Planning and Building plans. Fazia Ali Assistant Planner c. James Chu, applicant ar�d designer Andy and Monica MacMAllan, property owners Attachments: Novernber 14, 2022 Plannir�g �ommission Minutes Applicant's Response Letter, �ated November 23, 2022 Application to the Planning C�nmission Planning Commission Resolution (Proposed) Notice of Public Hearing — Mai.led December 2, 2022 Area Mlap -5- � CITY O �� _�'�r �i, �,�� 0 � 9 �'4GUR�nr�e City of Burlingame Meeting Minutes - Draft Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, November 14, 2022 7:00 PM Online b. 2316 Easton Drive, zoned R-1 - Application for Design Review for a first and second story addition to an existing single-unit dwelling. (James Chu, Chu Design Associates Inc, applicant and designer; Andy and Monica MacMillian, property owners) (103 noticed) StafF Contact: Fazia Ali a A/I Commissioners have visited the project sife. Senior Planner Key/on provided an overview of the siaff report. Chair Gaul opened the public hearing. James Chu, designer, represented the applicant and answered questions about the application. Public Comments: > There were no public comments. Chair Gau! closed the publrc hearing. Commission Discussion/Direction: > There is an area on the site that can accommodate more trees. Please provide a planting plan. > I don't really like fhe parking space. There needs to be some clarification on the parking space on how the secfion through the new driveway will work. It s/opes up about 1'-6'; if not 2'-0°in the space of that parking spot. A/so, please clarify fhe location of the power pole. It is a lot closer to the curb cut than is shown on the plans. There are opportunities for clarification regarding this curb cut and parking space. lt is not a deal breaker but there are unintended consequences coming. Otherwise, I don't have any issues with the ADU or the addition, it looks fine. > They have done a really good job on this. It /ooks very classy. The parking pari is a rea/ bummer. I don't know how it's all going to work out. It is a very lovely design. When the trees get planfed in the front or back it will be even better. > It is a good project. I don't disagree with my fellow commissioners. 1 think we can discuss it more when this comes back to regular action. Cify of Burlingame Page ? ��._Y� �� V �_-`�,� � ' ;, ,� �� C � -' :"ign Associates I��c. � � _ m . .: . -- November 23, 2022 City of Burlingame Planning Commissioner 501 Primrose Road Burlingame, CA 94010 Re: 2nd story addition remodel at 2316 Easton Dr Burlingame, CA 94010 Dear Planning Commissioner: Per your design review comment, we have relocated the proposed parking space entering from Easton Dr. Pls see site plan. This will allow for larger outdoor space for owner. The proposed driveway will have less slope driving up from Easton Dr. Thank you for your time in reviewing the above changes. Sincerely, �awLes Cl�u. 210 Industrial Rd. 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' - — ------ ---- — � _ �` '"�5 C'aNa4 � �T�f t�UTHt�R@Zf1T{{?hk T��ERFt��NJ�C� ��NS s H��Ee�' �r�ar,� T�-i� ��"r vF �u�t€f�eA��E 7H� Au'3`I�`�'€ To ��ta��1�� us�t�h� f�au�sv A,#�a�iR �osr �[�N5 �uBM�TT€f3 u�CTh� tiil� A.FPLtlCAE IOFJ CNv TH� GITY'S ��'�E8S�3E A5 RAR� �]F THE PLANCJ�N� AE'Pr�.�?VAL �'�OGES a AND WAI'u`� AI�IY G9.lY'I�5 A�41NST TI�� G�TY r1f��iN� �iIJT f� 17F2 Fi�iAF�C7 7b �l9CH ,A�FIl7fJ J� . �pN7�'fAL.^s flE �RC�9ITEC�lr��SI�HEfz1 �PP�.4CAT1�iN °fY�� c�ssc�v aY��rt�c ur�ar {�� p v��i��e� �v��. � C] CC1N!]FT1C�C+SAE. t�SE PERh41T {C�JP} C� S�IR�I-ES� � � ��s�c� ��vi�w �os�� h�� €c�1�c�r� � �] H&LLSEb� � G[lNSTI�U�TIC�N P�RhfiIL [� �7iHER� _ _ . � Q Pr1tNUR �917d11�IC,iT101� � SPC�IAL 9'ER�A97 (�� CE��%�D 7.22.22 CITY OF BURLINGAME CDD-PLANNING DIVISION M�Ci_� � �i1S6T�� rw RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn Review for a first and second story addition to an existing single-family dwellinq and attached qaraqe at 2316 Easton Drive, zoned R-1, Andv and Monica MacMillan, property owners, APN: 027-153-180; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on December 12, 2022, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, 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 are exempt from environmentai review, is hereby approved. 2. Said Design Review is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review is set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairperson f, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 12th dav of December, 2022 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 2316 Easton Drive Effective December 22, 2022 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division and date stamped November 27, 2022, sheets A1 through A8 and Topographic Survey; 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 basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. 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; 5. that demolition for 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 ail the regulations of the Bay Area Air Quality Management District; 6. 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; 7. 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; �. 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; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; 1tHE FOLLOWING CONDiTIONS SHALL BE MET DURING THE BUILDWG INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; EXHIBIT "A" Canditions of Approval for Categorical Exemption and Design Review 231'6 Easton Drive Effective December 22, 2022 11. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professionai, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before fhe final framing inspection shall be scheduled; and 12. that prior to final inspection, Planning Division staff would 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.