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Home My WebLink About2319 Easton Drive - Staff Reportr � City of Burlingame Design Review Address: 2411 Easton Drive Item No. 8a Regular Action Item Meeting Date: May 10, 2021 Request: Application for Design Review for a first and second story addition to an existing single family dwelling. Applicant and Property Owners: Lily Law and Phillip Law Designer: Hector Estipona, J Deal Associates General Plan: Low Density Residential APN: 027-195-210 Lot Area: 20,380 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. Project Description: The subject property consists of two legal lots, but functions as one parcel since the existing two-story single family dwelling sits across an embedded property line, which runs the length of the lot (see Site Plan). The applicant proposes a first floor addition, converting existing crawl space into living area, and converting a portion of the existing basement into a mud room and storage area for the main dwelling. The applicant i�s also proposing to rebuild the existing rear deck, add 324 SF to the existing second floor, and canvert the existing two-car attached garage and part of the basement area into a new attached accessory dwelling unit (ADU). The existing second floor has a nonconforming encroachment into the declining height envelope by 52 SF (3'-6" x 14'-10"). The proposed second floor addition complies with declining height envelope regulations. The total proposed floor area is increasing from 4,142 SF (0.20 FAR) to 4,693 SF (0.23 FAR), where the maximum allowed is 7,622 SF (0.37 FAR). With this application, the number of bedrooms would be decreasing from six to five. Conversion of an existing garage into an ADU does not require that the covered parking for the main dwelling be replaced nor that parking be provided for the new ADU. However, one uncovered parking space for the main dwelling is required to be retained; one uncovered space (9' x 20') would continue to be provided in the existing driveway. Therefore, the project is iin compliance with off-street parking requirements. All other Zoning Code requirements have been met. Accessory Dwelling Unit This project includes converting the existing attached garage to an ADU (833 SF). Review of the ADU application is administrative only and is not reviewed by the Planning Commission. Staff has determined thatthe ADU complies with the ADU Ordinance. The applicant is requesting the following application: • Design Revi'ew for a first and second story addition to an existing single family dwelling (C.S. 25.57.010 (a)(2)). This space intentionally left blank. � Design Review 2411 Easton Drive 2411 Easton Drive Lut Area: 20,380 SF Plans date stamped: April 30, 2021 EXISTING PROPOSED ALLOWED/REQ'D SETBACKS _........_..._ ..................................................................... � ..................................................................................................................... _ ........... .........._..........._...._..............._............................................. ................................,..---........._.._......._..........._.....................................................................................�...... .. . . . . Fronf (15t flr): 26'-0" no change ; 15'-0" or block average (2"d fll'): 26'-0" no change 20'-0" or block average .................................................... .............................................................. ,.................................................................................................................................,.............................................................' . Side (left): 11'-6" (to porch) 14'-6" (to addition) �_p�� (right): 47'-0" no change 7�_p�� _........... .. __ ..................................._................... _.... _ ............. ........... .................................................................................................................. ............................... _................................... ......................................................... ....... ... .................. _.......... _.... . ... .. .. . . Rear (15f flr): 69'-0" 69'-0" 15'-0" �2nd fli�: $O'-10" 80'-3" 20'-0" _. ........................................................_.._................ ........................................_......................................................................................,.......................................................................................................................................................................... ..... Lot Coverage: 2,049 SF 2,332 SF 8,152 SF 10% 11.4% 40% _ ..................................................... .................. ... ... _... _ ........... ... ............................ _....................................... ......................................................... .................. ................. _.............. _................................ ........................... _..................... ... .. . . FAR: 4,142 SF 4,693 SF 7,622 SF' 0.20 FAR 0.23 FAR 0.37 FAR : :.... _. ............._.........................._....................................._..._........... ...................................__....._.................................................................................._......................._............_................._.._...................................................._.........................._.................................. # of 6edrooms: 6 5 --- _......... _._...___ ______ ................................_................__.............. ................._......................................................_................................................................_.............................__..........._......................__......................._..._......................_.................................. .... . . Off-Streef Parking: 2 covered 0 covered 2 0 covered (19'-6" x 19' clear interior) 1 uncovered 1 uncovered 1 uncovered (9' x 20') (9' x 20') (9' x 20') Building Height: 26'-0" 26'-0" 30'-0" Declining Height nonconforming compiies C.S. 25.26.075 Envelope: encroachment ' (0.32 x 20,380 SF) + 1,100 SF = 7,622 SF (0.37 FAR) 2 Conversion of an existing garage to an ADU does not require that the covered parking for the main dwelling be replaced nor that parking be provided for the new ADU. Summary of Proposed Exterior Materials: • Windows: Aluminum clad wood, with and without simulated true divided lites • Doors: Aluminum clad • Siding: Cement plaster (stucco) • Roof: Asphalt shingle roofing Staff Comments: None. This space intentionally left blank. 6�� Des�gn Review 2411 Easton Drive Design ReviewStudy Meeting: Atthe Planning Commission Design Review study meeting on April26, 2021, the Commission asked that the applicant clarify the proposed material for existing and proposed windows and voted to place this item on the Regular Action Calendar when all information has been submitted and reviewed bythe Planning Division (see attached April 26, 2021 Planning Commission Minutes). The applicant submitted a response letter and revised plans, date stamped April 30, 2021, to address the Planning Commission's question. 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: 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. Suggested Findings for Design Review: Thatthe architectural style, mass and bulk ofthe proposed structure (featuring hip roofs, proportional plate heights, asphalt shingle roofing, aluminum clad wood windows, stucco siding and architectural details) is compatible with the character of the neighborhood and that the windows and architectural elements of the proposed structure are placed so that the structure respects the interface with the structures on adjacent properties. For these reasons, the project may be found to be compatible with the requirements of the City's five design review criteria. Plamning 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 April 30, 2021, sheets A0.1 through A3.4; 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 staffl; 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 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 -3- Design Review 2411 Easton Drive throughaut the construction process. Compliance with all conditions of approvai 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 tira�e of building permit submittal, as amended by the City of Burlingame; THE 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 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 plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 12. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural detaiis (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. 'Amelia Kolokihakaufisi Associate Planner c. Lily Law and Phillip Law, applicants and property owners Hector Estipona, J Deal Associates, designer Attachments: April 26, 2021 Planning Commission Minutes ApplicanYs Response Letter, dated April 26, 2021 Application to the Planning Commission Planning Commission Resolution (proposed) Notice of Public Hearing — Mailed April 30, 2021 Area Map � �;�� ;��i� �� . � �; rioo e 9qV-rt i'ER'+..�•. City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, April 26, 2021 7:00 PM Online a. 2411 Easton Drive, zoned R-1 - Application for Design Review for a first and second story addition to an existing single family dwelling. (Hector Estipona, J Deal Associates, applicant and designer; Philip and Lily Law, property owners) (97 noticed) Staff Contact: 'Amelia Kolokihakaufisi A/l Commissioners have visited the project site. Commissioner Terrones was recused for non-statutory reasons. P/anning Manager Hurin provided an overview of the staff report. Questions of staff.� > There were no questions of staff. Chair Tse opened the public hearing. Jerry Deal, J Deal Associates, represented the applicant wifh property owners Phi/ip and Lily Law. Commission Questions/Comments: > Overall, the design is very well done. The front and left side elevations show the existing windows to remain, is that correct? They are vinyl windows with grids-be(ween-the-glass. Is there a consideration in rep/acing these windows? If so, would you consider grids on all the windows? (Deal: As far as those windows, my hope is that they wil/ be replaced with new windows to match the existing windows. With regard to reptacing a/l the windows in the entire house, that is a decision that has not been made. That wou/d be quite expensive. The truth is, some of that area will potentia/ly be remodeled in the future, we don't know yet. 1 can't say yes or no on that. 1'd have to talk to the owners.) > 1 was less objectionab/e to the existing windows with grids-in-between-the-glass, buf 1 do miss the grids on the new windows that are being proposed. The additional trimwork and details that were added to the e/evations work great. IYs just a/itt/e bit of loss of character with the windows without the muntins. Public Comments: > There were no public comments. Chair Tse closed the public hearing. Commission Discussion/Direction: > 1 don't get the sense that Mr. Deal is actually representing the client based on his answers. This feels we ought to have somebody representing the client answering our questions definitively in order to property review this project. Unless we just say, no vinyl windows, no grids-in-befween-the-g/ass. 1 feel whol/y unprepared to make any decisions or give any feedback based on this. > This is one of my favorife houses in the Easton Addition and 1 thank the app/icanf for all fhe work they City of Burlingame page 1 Printed on 5/3/2021 Planning Commission Meeting Minutes April 26, 2021 have done to maintain the feeling of this home. 1 agree with my fellow commissioner, I'd love to see if we can get the architect or designer that is actually working with the applicant to come back and have some comments or clarifications about these windows. I do like the other changes but the windows are of concern. Chair Tse re-opened the public hearing. > (Law: To the question whether or not we are rep/acing the windows, most /ikely yes. As the architect said, we haven't gone through the final details as to which window, but we will be happy to work with the Cify to figure that out.) I don't know if that answer helped per se. Considering changing windows is neither a yes or no. Can you be more definitive? Chair Tse closed the public hearing. > IYs a lovely home. I/ike what they are adding as far as the detail. We just need c/arity with the windows. Commissioner Comaroto made a motion, seconded by Commissioner Schmid, to place the item on the Regular Action Calendar when the application has been revised as directed. The motion carried by the following vote: City of 6udingame page 2 Printed on 5/3/2021 Phillip and Lily Law 2411 Easfon Dr. Burlingame, CA 94010 re: Design Review Commission meeting 2021/04/26 Dear Commission, The following changes have been made to our plans. . Roof material - change to Asphalt Shingle (current roof is asphalt shingle) • All windows replaced o A3.2 Front windows facing windows WITH ornate grid Except Picture window • A3.1 ADD window to 2nd story front room Best rega��ds, Phillip and Lily Law PLANNING APPLICATION BNJRLI(VGAME CO�IN1UiVITY DEVELOPiNENT DEPARTMEN�'-PLA�NING DIVlSION `'` 501 PRIMROSE ROAD, 2ND FLOOR, BURLINGAME, CA 94010-3997 TEL: 650.558.7250 � FAX: 650.696.3790 � E-MAIL: PLANNINGDEPT@BURLINGAME.ORG =. _- -- -- _-. _ - ---- -. -,- -- --:. �`�- � � ��s-� D� � � �.�vc��a �� ASSE` SS R PARCE� ��► PROJECT ADDRESS z O H Q � 0 z � U W � O � d �ROJECT DESCRIPTION — �cx�e,�.s�� f �Si� '1�e � �.o�i U � c� ` bu-i � �' L�fi €�f ,� t�{ ' f�� ;1�� -� c� � ,,., . � a�+ � � �� r►z Ib�u �� 1.r�� t.� :r ��"l �`��'/a Z O t- a � O LL Z � Z U J a � Q �5v �t�o3�.� PHONE ' ��V .�� A,RCHITECTI SIGNER APPLICANT? �50 (�'j'J-i37Q ; 650 -q�-�.-��s� PHONE � � �� fsURLINGAME BUSINESS LICENSE # .* ....... . . ... . .. .. .. . . .. ...k. ..... .. .. ..p. , . . , .. . _. . ... . .... .. . ..... ,.. .. .. _. . , .,... ... .. , ... . ., .. .. , ... ,.... . .._.,. ,. ,. . . .. ... ., .,., ... , FOR PROJECT REFUNDS Please rovide an address to which to all refund checks will be mailed to: L, i ��' 1�+1=v� '� WAME ADDRi a � � w z � O � O � 4 0 � � Q I HEREBY CERTIFY UNDER PENALTY OF PERJURY THAT THE INFORMATION GIVEN HEREIN IS TRUE AND CORRECT TO THE BEST OF MY K�IOWLEDGE AND BELIEF. A�PLICANT'S SIGNATURE IIF DIFFERENT FROM PROPERTY OWNERI DATE I AM AWARE OF THE PROPOSED APPLICATION AND HEREBY AUTHORIZE THE ABOVE APPLICANT TO SUBMIT THIS APPLICATION TO THE PLNNNING CO MISSION/DIVISION. 3/r z��zi PROPERTY WNER' SIGNATURE DATE A�llTHORIZATION TO REPRODUCE PLANS I HEREBY GRANT THE CITY OF BURLINGAME THE AUTHORITY TO REPRODUCE UPON REQUEST ANDlOR POST PLANS SUBMITTED WITH THIS APPLICATION ON THE CITY'S WEBStTE AS PART OF THE PLANNING APPROVAL PROCESS AND WAIVE ANY CLAIMS AGAINST THE CITY ARISING OUT OF OR RELATED TO SUCH ACTION (INITIALS OF ARCHITECTIDESIGNERI �� .. (�S'-�� r� p R 1 �'� �3 U i2 �r�I��wti G� c� J Z O w � � LL LL H N ❑ VARIANCE (VAR) ❑ WIRELESS ___ ___- — r ---- � ., � �� r � �� -� �d :�.:v � a� r� � ,:� R! fA ;' � �••�� AR - w, � �; 2 i :' � 'a'! C tii 1 � �ii' ��,�a ;�{i`3"�.1��,i�� . ' T r-,�-, p� „w;:P,�;i � . �'i;' � Z vJ�i.., t_=v�.� �t,�,l.a i ti' „� DATE RECENED: u."t � APPLICATION TYPE � ACCESSORY DWELLING UNIT (ADU) ❑ CONDITIONAL USE PERMIT (CUP) � DESIGN REVIEW (DSR) ❑ FENCE EXCEPTION � HILLSIDE AREA CONSTRUCTION PERMIT ❑ OTHER: d MINOR MODIFICATION � SPECIAL PERMIT (SP) 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 existinq single family dwellinq at 2411 Easton Drive, Zoned R-1, Lily Law and Phillip Law, property owners, APN: 027-195-210; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Mav 10, 2021, 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: 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 CEQA 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, 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 I, , 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 10th dav of May, 2021 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 2411 Easton Drive Effective May 20, 2Q21 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 30, 2021, sheets A0.1 through A3.4; 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 P�anning Commission review (FYI or amendment to be determined by Planning staffl; 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; �. 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; �. 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 constructuon 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. Compiiance 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; '. 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 i�ssued; 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 building permit submittal, as amended by the City of Burlingame; THE 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 EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 2411 Easton Drive Effective May 20, 2021 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 foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. 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 plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. 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 pians. �CITY OF BURLINGAME . COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD �;=�`` .;` •. BURLINGAME, CA 94010� PH:(650)558-7250 www.burlingame.org Project Site: 2411 Easton Drive, zoned R-1 The City of Burlingame Planning Commission announces the following virival public hearing via Zoom on Monday, May 10, 2021 at 7:00 P.M. You may access the meeting online at www.zoom.us/ioin or by phone at (669) 900-9126: We6inarlD: 938 7011"3572 Passcode: 982151 Descriptian: Applicatian for Design Review for a first and second story addition to an existing single family dwelling. Members of the public may provide written comments 6y email to: publiccomment(p7hurlingame.org. Mailed: April 30, 2021 (Please refer to other sideJ PUBLIC HEARING NOTICE City 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 plannin�dept@burlin�ame.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�dept@burlin�ame.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 (Please refer to other sideJ 2411 Easton Drive 300' no�i6ing APN #: 027-195-210 ��'� v s.*.�� 4w� .4��" � �� L.S�'A5�' � �•r.i�, _ �. 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