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Home My WebLink About2517 Easton Drive - Staff ReportCity of Burlingame Design Review Addre�s: 2517 Easton Drive Item No. 7b Consent Calendar Meeting Date: November 28, 2022 Request: Application for Design Review for a first and second story addition to an existing single-unit dwelling. Property Owner and Applicant: Michael Liu Architect: Chris Spaulding General Plan: Low Density Residential APN: 027-195-070 Lot Area: 13,404 SF Zoning: R-1 Einviranmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quafity 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 �n incrAase of more than 50% of the floor area of the structures before fihe addition. Project Description: The subject properiy is an interior lot with an existing two-story, single-unit dwelling and an attached garage. The site also contains an existing detached accessory dwelling unit (ADU). The project pcoposes a first and second story addition at the rear of the main dwelling which would increase the floor area �from 3,566 SF (0.27 FAR) to 3,726 SF (0.28 FAR) where 5,380 SF (0.40 FAR) is the maximum allowed. There are three bedrooms in the existing house and with this application, there is no change in the number of bedr�oms. Two parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the attached garage (10'-1" x 20'-3" clear interior dimensions); one uncovered parking space (9' x 20') is provided in the driveway. All other Zoning Code requirements have been met. �"he app{icant is req,uesting the following application: • Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020 {G)(1)(b)). 2517 Easton Drive Lot Area: 13,404 SF Plans date stamped: November 7, 2022 EXISTING � PROPOSED ALLOWED/REQUIRED Front Sethacks (9st flr): 16'-4" no change 15'-0" (2nd flr): 16'-4"' i no change � 20'-0" Side Setbacks (left): 3'-6" 2 no change 6'-0" (right): 4'-8" 3 no change 6'-0" Rear Setbacks (1st flr): 135'-9 3/" 128'-1" (to addition) 15'-0" (2nd flr): 135'-9 3/4" 131'-10'/2" (to addition) 20'-0" — ---�-�-----�--- Lot Coverage: 2°852� SF � 2,912� SF j 5,362 SF 21 /0 22 /0 40% FAR: 3,566 SF � 3,726 SF ; 5,389 SF 4 0.27 FAR I 0.28 FAR i 0.40 FAR ' Existing nonconforming front setback to second story measuring 16'-4" where 20'-0" is required. 2 Existing, nonconforming left side setback measuring 3'-4" where 6'-0" is required. 3 Existing; nonconforming right side setback measuring 4'-8" where 6'-0" is required. 4 (0.32 x 13,404 SF) + 1,100 SF = 5,389 SF (0.40 FAR). �esign Review 2517 Easton Drive EXISTING PROPOSED ALLOWED/REQUIRED # ofbedrooms: 3 � no change I --- 1 covered � ; 1 covered OffStreetParking: (10'-1" x 20'-3") no change (10' x 18') 1 uncovered 1 uncovered (9'x18') (9' x 18') Building Height: 22'-10" � no change 30'-0" ,-- Plate Height: (15r flr): 8'-4" 8'-4" I 9'-0„ /2nd fIl'�: $,_4„ $��» 5 8'-0„ � Declining Height (E) Encroachment on ' complies C.S. 25.10.055 Envelope: right side 5 Froposed' second floor plate height to match existing plate height (8'-4"). No Special Permit required for additions that match an existing plate height up to 8'-6". Ssammary of Proposed Exterior Materials: • VNindows: aluminum clad wood windows • Doors: wood front entry door, wood garage door • Siding: stucco • P�oof: clay tile roofing • Other: metal railing Staff Comments: None. Desi�n Review Study Meeting: At the Planning Commission Design Review Study meeting on November 28, 2022, the Commission voted to place this item on the Consent Calendar (see attached November 28, 2022. Planning Commission Minutes). Vice-Chair Pfaff commented that the second floor windows at the proposed Rear (East) Elevation are somewhat big and out of proportion, but that it should not hold up the project.. There were no changes made to these windows. Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the Ci#y 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. Required 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 determ�nation, the following findings shall be made: The project is consistent with the General Plan and is in compliance with all applicable provisions of -2- Design Review 2517 Easton Drive 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: 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 addition blends in with the design of the existing house in that the building envelope, plate heights, and roof configuration matches the existing house, and that architectural details, such as stucco exterior, clay tile roofing, and aluminum clad wood-frame windows 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 tinese reasons, the project may be found to be compatible with the requirements of the City's design �evis;n� criteria. Plainning Commission Action: The Planning Commission should conduct a public hearing on the app.lieation, and consider public testimony and the analysis contained within the staff report. Action should ir�clude specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of th� 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 November 7, 2022, sheets A1 through A6; 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 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 �apon 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 inot 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; -3- Design Review 2517 Easton Drive 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; �HE FOLLOWWG CONDITIONS SHALL BE MET DURWG THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: ii 0. 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; 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. Micf�elle Markiewicz Associate Planner c Chris Spaulding, architect Michael Liu, property owner and applicant Attaehments: Noveml�er 28, 2022 Planning Commission Minutes Application to the Planning Commission P9anning Commission Resolution (proposed) Motice of Public Hearing — Mailed December 2, 2022 Area Map C� � CITY �� .�,. ,o.� �:::; :�r� � u .v� iri� 0 !� o � ...i1 �'9 RroawTE City of Burlingame Meeting Minutes Planning Commission BURLWGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, November 28, 2022 7:00 PM Online a. 2517 Easton Drive, zoned R-1 - Application for Design Review for a first and second story addition to an existing single-unit dwelling. (Chris Spaulding, architect; Michael Liu, property owner and applicant) (92 noticed) Staff Contact: Michelle Markiewicz attachments: 2517 Easton Dr - Staff Reoort 2517 Easton Dr-Attachments 2517 Easton Dr - Plans All Commissioners have visited the project site. Planning Manager Hurin provided an overview of the sfatf report. Chair Gaul opened the public hearing. Michael Liu, property owner, represented the applicant. Public Comments: > There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direcfion: > This project is straightforward,• it is beautifully designed. > The second floor windows at the proposed Rear (East) Elevation are somewhat big and out of proportion. Otherwise it is a nice looking project. > I would agree. The addition blends in wel/ and it is not intruding on anyone's privacy. The project is well done. Commissioner &chmid made a motion, seconded by Commissioner Tse, to place the item on the Consent Calendar. The motion carried by the following vote: Aye: 7- Comaroto, Gaul, Horan, Lowenthal, Pfaff, Schmid, and Tse �City of Burlingame Page 1 Gty off Burlingame • Community Development Department � 501 Primrose Road •(650) 558-7250 � planninRdept@burlin�ame.or� {��„�;1 � EURL�NGAME E` �� w�` �� Project Application - Planning Division Type of Application: ❑ Accessory Dwelling Unit ❑ Conditional Use/Minor Use Permit � Design Review ❑ Hillside Area Construction Permit ❑ Minor Modification ❑ Special Permit ❑ Variance ❑ Other P�roject Address: � �,_� _�'� i_v v�_. _�±� _, __. Assessor's Parcel #: �� Zbning: d• Pu�oject Description: j'—�� o C� �,�,�� •�� ,� i J ��,� K..J�-trLZ� Applicant � , Property Owner �Hame: �� C:�i.IZ-��.._ � �'_ . _ __ Name: �'l..t (�f�,et�.� L. � _ ...�t,.r___._ . _...____ _.__ Address: �� .�� p,� Address: � s � i� �s�-t-�-� .D � , . -t� Phone: � � ^ ��9 . _�� _ ._ Phone: �� "��_,.1� _�_ � �..._. __....___ _ --_ °E..mail: iM ��C�+'�_ l�'�l.Z-l_lVr-�.. C'�'!�. E-maiL• l��t�-�%��-!�Z_l/i��,.__�i4�i.,_. QrchitectJDesigner . �� , __ ___. _ _____._ _._ _ _____.__-__ _._ ____ _ Name: __��l-i��.__,��,�,��1.� _,_. . ; Authorization to Reproduce Proiect Plans: ' /�ddress: �( ��.�J S � �� I hereby grant the City of Burlingame the authority to post ei � plans submitted with this application on the City's website ��.�,,�.�Xa:✓j r�,��. �� -� � as part of the Planning approval process and waive any � claims against the City arising out of or related to such action. Phone: �j " __ �.�� /% � _ _ �-s�_- 7 �_Jq _ - �� .j (InitialsofArchitect/Designer) E-rnail: �'�'S q) C� C�,,��c,�',_1!iC?.�, _ Burlingame Business License #: ,_ ______ , _,_ _. __ __ * Architect/Designer must have a valid Burfingame Business License. R�pplicant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. � Applicant's signature: �!VI t(�•°��_� _ Date: _ �. `� (� �— Property Owner„ I am aware of the proposed application and hereby authorize the above applicant to submit this a�plication to the Planning Division. P:roperty owner's signature: _ <�'1�,�� -�; _ Date: . � �� [ � � Date Appllcation Received (staff on/yJ: , __ . _ REC�I�ED JUN 3 0 2022 CITY OF BURLINGAME CDD-PLANNING DIV. 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 sinqle-unit dwellinq at 2517 Easton Drive. zoned R-1, Michael Liu, property owner, APN: 027-195-070; 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: 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 environmental 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 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 12th dav of December, 2022 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 2517 Easton Drive Effective December 22, 2022 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped November 7, 2022, sheets A1 through A6; 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 perm it; 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 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 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 EXHIBIT "A" Cor�ditions of Approval for Categorical Exemption and Design Review 25117 Easton Drive Effective December 22, 2022 Page 2 certification� documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 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. CITY OF BURllNGAME �� [OMh1UMTY DEVELOPMfhIT D�P�R7fv1ENT � �� BURLINGAME 501 PRIPJlR�SE�ROAt7 �� , .� BURLINGAME, CA 94010 PH:(650)558-7250 www.burlingame.org Project Site: 2517 Easton Drive, zoned Rwi The City of Burlingame Planning Commission announces the following virtual public hearing via Zoom on �Nonday, ; December 12, 2022 at 7:00 P.M. You may oceess the meeting pUBLIC HEARING online at www.zoom.usjjoin or by ph�ne at �OTI�E (34b) 248-7799: Meeting ID: 892 $114 5130 Passcode: 463897 Description: Application for Design Review for u�irsi and second s#ory addition to an existing siagle-unit �welling. Members �f the pu6lic may provide comments by, emai� to publiccomroentCt�burlin ame.ora or speak at the meeting. Mailed: Decemher 2, 2022 {Please refer to ather srde) _ ____ _ Ci��a,� S�ecti€�c�ain� Pu�Pr`c hl�crri� l4fcr�rc� If y�au #�a+�� a��+ �eae�#aca�s �t��a� ih�� a�paza��ic��'�r w�aut+� lik� cQ ��h�d+uC� `�r� ��}as�sntr�t��i i� vi��+t a`i�rd top�e ca� th� �pg��a�a�s�� ar�d p9an�, �I��se ��nd �n �trsai� t�r plann't�� deptCr�buriir�� e �r �t ��i! {��Q} ��:�3,��Q'� indi�id�a�ls �rh�a r��uire s��cia� assise�rc� or a dds�b9iifiy-ceiated mQdEficat��n ae a��amm�ada��a� t� parti��p�te in t1�i� �-ne��a��a �,� whca hau� � disa�ailit�r �nd �ri��i t� r�� ern��ive fc,rrr�at f�r tha �gen�3�, en��r�� ncatiee' a�en�fa pa�ket Qe �at��r 'jtvrd�i�gs t��fi an�y be �iistci'��i��#, �t�csuld �s��tact t�� Rlannan� [)i�isi�rt at `' �lans�i�a�de�t@�ur�"sn�are°ie.rar� or ��5Q� 5S8A7�5� by:2Q arn on �he da� �f �� n��in�. If ya�c ��apf�r�g� th� s��j�ct ap�a[ic��ioe�(sj 'sr� ccatsr�: y€�u rr��y €a� iim�te� tc� r�isi�� nl�r �h�� y�+� �sr sc��ne e��e ��is�d at �� put�l[c. �sea�ongr �i�scri€��d i� tl�� n�a�c� �� in �r`r��n ��r��s��d�n�c� d�Riv�r�� fi�a th� �ii� at �r pria�rto �h� �ub16c ��a�in�, pr��r�.y �urr�� rnrl�� ree�iv� this_n�tic� �re re�pan�ible for. ir�fcarrr�in� th��r ��n�nt� ' ��t��t tf�i� n��, : ��Vmik �c�C�I�I�P, �"i1�P ��ara�rr��n�'�r f��vel4Rrrsea�t �irector (�"7e�ase refe� ta ��}��r s�� 2517 Easton Drive 300' noticing APN; Q27-195-070 �� ;: � -; �,- ,., , �'r� "U �, � � c.' � c� ��., ��,�; j � ��r�� h ��+� �� r.�� a4 �'�v�'�y� "� �'� '� < � �� ,�4 G --r � . , _ �t��,: ya��'n',,c�' � s ,,j � �r�� .��, �Q �G' � �a� ; . ., ,- � , �� . �,�� `� ,.,,��'y ,. °` . r�� G;i, � C?�. .�" d `' � ; : ,, c.9 � � +..�� a i � �... a�„ . r � � ` � `� � � `��' / w �,� cs'C . . � � �n„ ��t7 . ��cf` ��, i �7� �tJ �c� .�� 't?.� � :�� FJ fj,�� Op ` (�� jV' . 1,✓ ' l ` �'�+, `. � ; l�. � . ` �'i'�., � �� t�'L'�� `.}�aC 4�''� '..., ��j' � �I �.. 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