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Home My WebLink About2601 Easton Drive - Staff ReportCity of Burlingame Design Review and Special Permits Item No. 7b Consent Calendar Address: 2601 Easton Drive Meeting Date: August 26, 2019 Request: Application for Design Review and Special Permits for declining height envelope and an attached garage for a new, two-story single family dwelling with an attached garage. Applicant and Architect: Gary Diebel, Diebel and Company�Architects Property Owners: Debanjan and Liz Ray General Plan: Low Density Residential APN: 027-195-090 Lot Area: 7,923 SF Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. Project Description: The subject property is an interior lot and the applicant is proposing to demolish an existing house with an attached garage to build a new, two-story single family dwelling with an attached garage. The proposed house will have a total floor area of 3,566 SF (0.45 FAR) where 3,635 SF (0.46 FAR) is the maximum allowed (including 97 SF front covered porch exemption and 100 SF lower level exemption). The proposed project is 69 SF below the maximum allowed FAR. The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the attached garage (10' x 20' 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. The lot slopes downward from the front property line to the rear property line by more than 25%. Therefore, the applicant is also requesting a Special Permit for the second floorto extend beyond the declining height envelope along both sides of the house (80 SF along the right side of the house and 271 SF along the left side of the house). All other Zoning Code requirements have been met. The proposed project includes removal of an existing protected size Coast live oak tree (30.2-inch diameter) along the left side property line. The tree is located in a five foot wide landscape strip between the walls of two existing houses. The tree trunk is touching the garage wall and the limbs are touching the roof of the house. In an arborist report prepared by Advanced Tree Care, dated February 9, 2019 (attached), the certified arborist notes that the tree is in fair health and condition and recommends removal. The City Arborist notes that the applicant will need to apply for and obtain a Protected Tree Removal Permit to remove this tree if the project is approved. The applicant is requesting the following applications: ■ Design Review for a new single family dwelling and attached garage (C.S. 25.57.010 (a) (1)); ■ Special Permit for declining height envelope along the right and left sides of the house (C.S. 25.26.035 (c)); and ■ Special Permit for an attached garage (C.S. 25.26.035 (a)). Design Review and Special Permits 2601 Easton Drive 2601 Easton Drive �ot Area: i,y�� 5r Plans date stam ed: Jul 31, 2019 PROPOSED ALLOWED/REQUIRED SETBACKS . .................................................................................................................................................................................. Front (1st flr): 25'-0" 23'-11" (block average) (2nd flr): 28'-7" 23'-11" (block average) Side (left): 5'-10" 4'-0" (right): 4'-0" 4'-0" : ............................................................................................................... Rear (1st flr): g2�_p» 15'-0" (2nd f/r): 65'-4" 20'-0" < ................................................................................................ Single-car attached garage ': 25'-0" 25'-0" . .................................................................................................................................................................................. Lot Coverage: 2,030 SF 3,169 SF 25.6% 40% .. ................................................................................................................................................................................. FAR: 3,566 SF 3,635 SF' 0.45 FAR 0.46 FAR # of bedrooms: 4 --- Off-Street Parking: 1 covered (10' x 20' clear interior) ' 1 covered (10' x 20' clear interior) + 1 uncovered (9' x 20') + 1 uncovered (9' x 20') 20'-0" above average top of curb Building Height: 19'-10" for lots sloping downward more than 25% (C.S. 25.26.060 (2)(b)) : .................................................................................................................................. DH Enve/ope: encroachment along both sides Z Special Permit (C.S. 25.26.035 (c)) '(0.32 x 7,923) + 1,100 = 3,635 SF (0.46) FAR z Special Permit required for declining height envelope along the right and left sides of the house. 3 Special Permit required for an attached garage. Summary of Proposed Exterior Materials: • Windows: aluminum clad casement windows with simulated divided lites; wood trim and shutters • Doors: wood panel garage door; wood entry door with wrought iron; aluminum clad exteriordoors (rear) • Siding: stucco; exterior trim to be wood or cement fiber with cast stone cap • Roof: clay tile • Other: stone veneer clad chimney; stone veneer clad foundation; wrought iron railings and detailing Staff Comments: None. Design Review Action Meeting: At the action meeting on August 12, 2019, the Planning Commission noted that the changes made are a great improvement to the project (see attached August 12, 2019 Planning Commission Minutes). In addition, they also noted that adding the gable roofs brings the design closer to the traditional Spanish Revival style, the heavy timber headers and rod iron detailing provides more articulation, and the dark stained garage and front entry doors add a nice touch. The Commission advised the applicant to ensure 2 Design Review and Special Permits 2601 Easton Drive that the wood headers sit traditionally across the head of the windows. Lastly, the Commission commented that it would be difficult to provide a detached garage to the steep downward slope of the lot. Because the proposed project was not publicly noticed correctly and the staff report did n ot reflect that a Special Permit is also required for the attached garage, action could not be taken at the August 12th meeting. Therefore, the Commission voted to bring the project back on the Consent Calendar. Design Review Study Meeting: At the Planning Commission design review study meeting on July 22, 2019, the Commission had suggestions regarding this project and voted to place this item on regular action when all information has been submitted and reviewed by the Planning Division (see attached July 22, 2019 Planning Commission Minutes). Listed below is a summary of the Commissions' comments from the July 22, 2019 Design Review Study meeting: • Massing is well articulated and broken down; • Revisit front elevation, add layer of depth and charm and/or articulation such as gable roofs that would bring out more of the Spanish Revival style that the design is aiming for; • Revisit left elevation, would like to see more detailing; and • Consider simplifying and unifying roof. The applicant submitted a response letter dated July 30, 2019 and revised plans date stamped July 31, 2019, to address the Planning Commission's comments. In summary, the footprint remained the same, howeverthe front and left side elevations were revised and gable roofs and more detailing (wood shutters, wrought iron elements, gable vents, and decorative tile) were incorporated into the design. Please refer to the applicanYs response letter for full list of changes and responses to the Commission's comments and concerns (see attached). 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. 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: That the architectural style, mass and bulk of the proposed structure (featuring a combination of hip and gable roofs, proportional plate heights, aluminum clad windows with wood trim and shutters, clay tile roofing, stucco siding, and wrought iron 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, therefore the project may be found to be compatible with the requirements of the City's five design review criteria. 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; Design Review and Special Permits 2601 Easton Drive (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. Suggested Special Permit Findings (Declining Height Envelope): That because of the downward slope of the lot from front to the rear of the property by more than 25%, the point of departure for the declining height envelope along both sides of the house is seven feet below the first story finished floor of the house which causes the declining height envelope to extend into the house at a lower elevation, that the encroachment is consistent with the design, and that the second floor wall which extends into the declining height envelope is broken up by articulated walls at various setbacks and windows distributed along the wall, the project may be found to be compatible with the special permit criteria. Design Review and Special Permit Findings (Attached Garage): That the proposed attached garage is consistent with the garage pattern in the neighborhood which has a mix of both detached and attached garages. That the proposed design of the garage is integrated well into the proposed structure and that due to the downward slope (more than 25%) of the lot, it would not be possible to provide a detached garage at the rear of the lot. For these reasons, the project may be found to be compatible with the design review and special permit criteria listed above. 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 should be considered: that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 31, 2019, sheets A1.1 through A3.8, and sheets L1 through L3; 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 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 or 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; !� Design Review and Special Permits 2601 Easfon Drive 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 the 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 professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. 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; 12. 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 13. that priorto final inspection, Planning Division staffwill 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. `Amelia Kolokihakaufisi Associate Planner c. Gary Diebel, applicant and architect Debanjan and Liz Ray, property owners Attachments: August 12, 2019 Planning Commission Minutes July 22, 2019 Planning Commission Minutes ApplicanYs Letter of Response, dated July 30, 2019 Application to the Planning Commission Letter of Explanation, dated May 24, 2019 Special Permit Application Arborist Report, prepared by Advance Tree Care, dated February 9, 2019 Planning Commission Resolution (proposed) Notice of Public Hearing — Mailed August 16, 2019 Area Map �7 � CITY ' �� i�� •,� �' ;�:�,i,;,i._� R ..�� Qaow4,F 0 City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, August 12, 2019 7:00 PM Council Chambers c. 2601 Easton Drive, zoned R-1 - Application for Design Review and Special Permit for declining height envelope and attached garage for a new, two-story single family dwelling and attached garage. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (a) of the CEQA Guidelines. (Gary Diebel, Diebel and Company � Architects, applicant and architect; Liz and Debanjan Ray, property owners) (90 noticed) Staff Contact: 'Amelia Kolokihakaufisi Attachments: 2601 Easton Dr - Staff Report 2601 Easton Dr - Attachments 2601 Easton Dr - Plans All Commissioners had visited the property. There were no ex-parte communications to report. Associate P/anner Kolokihakaufisi provided an overview of the staff report. There were no questions of staff. Vice Chair Kelly opened the public hearing. Gary Diebe/ represented the applicant. There were no questions from the Commission. Public Comments: There were no public comments. Vice Chair Kelly c/osed the public hearing. Commission Discussion: > Details have been beneficial. > Stained doors are good. > Headers should be situated above fhe windows, not raised above like eyebrows. > Would be impossible to have a garage that was not attached. City of Burlingame Page 1 Printed on 8/22/2019 ��, errir�� .��;,; ; � f � _3. . � �,e� �. , ryc4 k — 90 '.APOR4�T' City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, July 22, 2019 7:00 PM Council Chambers b. 2601 Easton Drive, zoned R-1 - Application for Design Review and Special Permit for declining height envelope and attached garage for a new, two-story single family dwelling with an attached garage. (Gary Diebel, Diebel and Company � Architects, applicant and architect; Liz and Debanjan Ray, property owners) (90 noticed) Staff Contact: 'Amelia Kolokihakaufisi Atrachments: 2601 Easton Dr - Staff Report 2601 Easton Dr - Attachments 2601 Easton Dr - Plans All Commissioners had visited the property. There were no ex-parte communications to report. Senior P/anner Keylon provided an overview of the staff report. Questions of Staff.� There were no questions of staff. Chair Comaroto opened the public hearing. Gary Diebel represented the applicant, with property owners Liz and Debanjan Ray. Commission Questions/Comments: > Massing is well articulated and broken down. Why are all the roofs hip roofs? (Diebel: Studied both, seemed to work the best, minimizes the mass.) > Rear e/evation has a lot of charm, front seems a bit bare. Some gable roofs would allow more decorative elements. > Stained wood door for the garage door to provide depth? (Diebel: That has been proposed, both on the garage door and entry door.) > Would like more of the decorative items in the front. > !s the face of the proposed garage in the same p/ane as the current garage? (Diebel: Many are built at 15 feet since it is a steep hill. This garage is at about 25 feet.) > Side windows > How large is the deck off the kitchen? (Diebel: 20' x 19) Public Comments: There were no public comments. Chair Comaroto closed the public hearing. Commission Discussion: City of Burlingame Page 1 Printed on 8!1/2019 Planning Commission Meeting Minutes July 22, 2079 > Steep slope indicates a need for declining height envelope relief. > Look at adding more charm to the front elevation. > Busy roofline, almost every part of the house has its own roof form. Could simplify. A/so consider some gab/e roofs. > Note on plan indicates wood or stucco brackets; should specify wood. > Tree removal is supportable given it is growing into the house. > Existing front elevation is simple but has nice details; shou/d try some of those types of elements on the new house. > Wou/d like some reference to neighbors, particularly those on the left to make sure they are OK and windows are not aligned. > Garage is set back so is not in the face of the neighbor. > Cognizant of the deck being close to the neighbors. Assumes entertaining since it is from the kitchen. Suggest some shrubbery to screen for the neighbors. City of Burlingame Page 2 Printed on 8/7/2019 diebel � and � company po box 1044 burtingame, california 94011-1044 3o July Zoi9 Planning Commission City of Burlingame 5oi Primrose Road Burlingame, CA 94oso Re: New House at 26oi Easton Drive Dear Commissioners, Thank you for reviewing the proposed new house for z6oi Easton Drive. We appreciate your comments from the study session and have incorporated your recommendations. • We reconsidered gable roofs on the front elevation that are in our preliminary study sketches. t.� 650.558.8885 Gables have been added above the garage and living room. The gables have day tile vents that are similar to the existing house and neighboring properties. e� gdiebel@diebelstudio.com . Details, articulation and character in the back elevation is developed further in the front and sides of the house. • Spanish character have been emphasized by rendering wood materials, adding wrought iron and other details. • The window in the children's bathroom on the left side of the second floor has been centered for symmetry. • The added gables, clay tile vents, decorative wrought iron, lintels, and other added details further develop the Spanish character, articulation and charm. They give the house a more of a i92os-3os feel. • The roof forms and plan has been simplified where possible, inctuding gable roofs. � • The notes on wood or stucco corbels have been changed to just wood. • We verified that the windows on the left side of the house will not be directly across from the neighbor's windows. They are actually at different heights that are staggered by a half story. The second floor bedroom windows look toward the neighbor's roof. The garage and laundry room windows do not align with the neighbor's windows. • Screening is in the landscape plan for the deck and backyard. The landscape architects indicated Rhamnus, which is a dense plant that is good for screening. They are fast growing and are about zo' tall. We ghosted in the plantings in the Left Elevation for clarity. The neighbor's do not have windows in the vicinity. The deck is across from the neighbor's solid stucco wall. We look forward to discussing the project. Thank you for your time and consideration. Sincerely, Diebel and Company I Architects � Gary Diebel, AIA, Architect Gz5z8y . �-�its.Z�.'�, ,�:=��'.,� � Fl:l+:ihi..tMl ''1\' P �� a� . COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 9401 O p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSIDN Type of application: � Design Review O Variance ❑ Conditional Use Permit � Speciai Permit PROJECT ADDRESS: 26ot Easton Dri��e APPLICANT Name: �i�Lel ��d C;orrtpar�y I Arci�i�eCts Address: Po �ox j aa,-� City/State/Zip: gUr�in��n�,e�, ,�a aao77 Phone: �� 55�.8885 E-mail: g`�ry: ��d�ebelstuctio.com ARCHITECT/DESIGNER Name: ��'br ! and Company I Architects Address: �� O7 j�`�� City/State/Zip; eurlingame. CA 9�011 Phone: b50.558.8885 E-mail: ��ry.=��fiebelsiudio.�oEii � Parcel #: c.�2 r .1 ��.o�u ❑ Zoning / Other: PR(�PERTY OWNER Name: �e�an�an ard �iz F;�;�� Address: 2601 E�ston Drive CitylState/Zip: B�,riin�ame. CA 9�}010 Phone: `� 15.s2s.7i � i E-mail: ��'��y�`�"''gmail.com �� , _ �. ' . .' � 3 � � �.,��a � �� t�,�o,Y � 9 zo�s �:;.; ;��` OF B�J�LiN��+1V�F_ �:�' , _, '_�`.i�`:1�.�`i �.''�/. Burlingame Business License #: �g1�6 Authorization to Reproduce Proiect 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 website as part of the Planning approval process and waive any ciaims against the City arising out of or related to such action. GD (Initials of Architect/Designerj PROJECT DESCRIPTION: This project involves demoliti�n of ihe existing house anc; cor:struction of a new house with ai:<,chv�, c,ar�ge. A SpeciG,l Permit is reqt.iired for encroachina c�n the Dr.-clining Heiqh� Envel�pe due tv the steep �i[e. AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. ApplicanYs signature: Date: 5.24.2C t g I am aware of the proposed application and hereby uthorize the above applicant to submit this application to the Planning Commission. Property owner's signature: _ � Date: ��`��2Q'' `' .�' t� , i � (� ��, Date submitted: •� �J S:IHANDOUTS�PC Applicotion.doc This Space for CDD Staff Use Only � Project Description: Key: Abbreviation Term CUP Conditional Use Permit DHE Deciining Hei ht Envelope DSR Desi n Review E Existin N New SFQ Single Family Dwelling SP Special Permit i ��'�� °,� diebel � and � company po box 1044 burlingame, california Zq May zoi9 Planning Commission City of Burlingame 5oi Primrose Road Burlingame, CA 9qoao Re: New House at 26oi Easton Drive Dear Commissioners, Thank you for reviewing the proposed new house for 26oi Easton Drive. MAY � 9 20i9 �.'��`r' C�'� F��JRLl�!uA(�1E 94011-1044 The homeowners, Debanjan and Liz Ray, decided to settle in Burlingame in Zoiq for its great schools and neighborhood feel. They were attracted to the neighborhood for its location near Hoover t� 650.558.8885 Elementary and Broadway. They were drawn to the Spanish character of the house. Their son, Cavan, was in the inaugural first grade class at Hoover and will start yth grade in September, while his e� gdiebel@die6eLstudio.com sister, Maya, will be starting Kindergarten at Hoover in the fall. The Rays have built friendships with many of the families along Easton and adjoining streets. They have fallen in love with the neighborhood. However, the original house, which was built in the z9zos and i93os time period when the neighborhood was developed, has become impractical for the family. It has an unusual entry into the bedroom area ofthe house, resulting in limited privacy from Easton Drive into the bedrooms. The other living spaces on lower ftoors descend the steep downhill site, making the house feel disconnected for the family. Eclectic additions have been added in decades after it was originally built that contrast with the Spanish architecture. The existing structure is nonconforming to the zoning. It is approximately 90o square feet over the allowable floor area ratio. The garage parking space is nonconforming to the required i8' depth for existing parking. The slab is only i6' deep. A new house is proposed on the site. The design has a consistent architectural style fitting with the original house. The front yard is terraced down to help the house meet the zo' maximum height for the steep downhill site. The grading fits with the natural grade. It allows entry to the first floor that has the Living Room, Dining Room and Kitchen with second floor bedrooms above. The ground floor has the Family Room, an additional bathroom, and allows access to the backyard. The proposed garage adds a parking space that meets requirements for length and width where the existing garage failed to comply. Its width is reduced compared to the existing, which allows a wider porch. A Special Permit is required for the severe declining height envelope that is a result of the site's steep downhill slope. Otherwise, the proposed house meets all other zoning codes including, floor area ratio, lot coverage, overall height, first and second-story setbacks. We look forward to discussing the project. Thank you for your time and consideration. Sincerely, Diebel and Company I Architects l l�-�:-;�`,�N� Gary Diebel, AIA, Architect G25284 diebel � and � company C'ity of Burlingame Special Permit Application z6oz Easton Drive po box 1044 burlingame, california 94011-1044 F�chibit A �� MAY`�92019 ;��' OF QUR�tNGAME -»�-r�i.Ah,►N':�fG ��f. This Special Permit Application is required for encroaching on the Declining Height Envelope on both sides of the property where one side is permitted. Neighboring houses on both the leR and right are multistory houses. s. Explain why the blend of mass, scale, and dominant structural characteristia of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood. The new house design is consistent with the original Spanish house and more cohesive. The FAR is t� 650.558.8885 reduced approximately 90o square feet. It is less bulky and massive than the existing structure and e� gdiebel@diebe�studio.com scale fitting with the surrounding neighborhood. The house meshes with the fabric of the neighboring ones on the street and in the neighborhood. z. Explain how the variety of roof line, facade, enterior finish materials and elevations of the proposed new structure or addition is consistent with the existing structure, street and neighborhood. The house is designed to meet the original neighborhood pattern of minimal traditional houses. Roofs, materials and other exterior elements give appropriate scale to the elevations in a unified way. The exterior design fits with other nearby structures. 3. How will the proposed project be consistent with residential design guidelines adopted by the city (C.S. 25•57)? 1. The architectural style is compatible with the existing house and the new design is more compatible with the original i92o's-i93o's neighborhood character. z. Garages toward the front are predominate for similarly steep sites that have grades too steep for rear garages. 3. The proposal is compatible in character with the surrounding street and neighborhood. It helps transition from houses at the i5' front setback to the average block setback. 4. The proposed house helps transition from houses at the i5' front setback to the average block setback. Structures on adjacent properties are multistory. 5. Landscape architects have skillfully designed the site development. The design softens surrounding structures and creates more useful and enjoyable outdoor areas. q. Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is tonsistent with the city's reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. No trees are needed to be removed in the footprint of the new house. A coast live oak is recommended for removal by the arborist, Advanced Tree Care. The tree removal was coordinated with the City Arborist Bob Disco. Advanced Tree Care 96.5 East San Carlos Ave, San Carlos � Debanjan Ray 2601 Easton Dr Burlingame, CA 94010 February 9, 2019 Site: 2601 Easton Dr, Burlingame Dear Debanjan, Re: Health and condition of coast live oak at side of house 6� 0 839 9539 �y`�� P��AY '� 9 2019 CI i�`( 0�= R! 1�LiNuAME CD�-�L,,,��J��:,G �� The property at 2601 Easton Drive will be remodeled and a second story addition added to the garage. A coats live oak is close to the proposed construction and is currently impacting the existing foundations and garage wa11, prompting the need for this report. I looked at the coast live oak at the side of the house and have the following observations and summary. Observations The coast live oak is located between the houses at 2601 Easton Dr and 2525 Easton Dr, Burlingame. The tree can be seen in the attached photos. Coast live oak, Quercus agrifolia Diameter at Standazd Height: 30.2" Height: 40 feet Canopy Spread: 40 feet by 50 feet The coast live oak is in fair health and condition. The tree is located between the two houses in a narrow strip of land along the property line. The strip of land is approximately 5 feet wide between the walls of the 2 houses. The trunk of the tree is touching the wa11 of the garage and is bending the wa11 inwazds. The large scaffold limbs are touching the roof of the house and the canopy is growing almost entirely over the roof of the house at 2601 Easton Dr. The canopy is thinning and the tree may be declining. The roots of the tree are extending below the properiy at 2601 Easton and may also be impacting the foundations of the property at 2525 Easton Dr. Advanced Tree Care 96� East San Carlos Ave, San Carlos 650 839 9.539 Summary and Recommendations The tree is in fair health and condition and provides good shade and aesthetic value to the property, however it is currently impacting the existing house. The garage is in need of remodeling and it would be very difficult to redesign the garage such that it would not impact the health and stability of the tree. The coast live oak can grow into a large tree but requires a lot more space to do so. Recommendations I recommend removal of this tree. If you have any questions or I can be of further assistance, please don't hesitate to call. Sincerely f /'"-'%�a��/"��' �\\ '• �, '� ``?� - +:�•� �r �G'�t C i1 �, , s�� ,��.:� } , m t � ,� t�. a, f f; .., �� , , �'`y �_� ,` \ ��'�; ��% �,; ' -'•�,F�.�� Robert Weatherill Certified Arborist WE 1936a Advanced Tree Care 96� East San Carlos Ave, San Carlos 6�0 839 9.539 . �� >�: '�i"�- ; . . � 9' �• �. , : 't . t � Coast live oak between houses '''� ,._ �.♦� t,.�, ��` ?��.'� 9 ��- ' '1 • � .3. _ � p � ��.' .r . . �� t:. � � � �� ; .. ' ... � . i �� ., -5 \ �. ��.�� f .� �.'�.„ =� F+v"f.;*�`./�i� � . .. ,. ? �� . ��9� ..� � g �:} � '�fy�' -l�01 .: v �yp ��, W ��y� l � 'Gi ; T t . � � t� a .s� .•T r ) �Y�4�,` �� ? ,�-'� � �'r c,rxi'. . T�-� ~�� :: �� 7 ' �, n a a .. er, k1 A�. ��. .' f.• k> � � �,,? � �r . 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RESOLUTION APPROVING CATEGORICAL EXEMPTIONS DESIGN REVIEW,- AND SPECIAL PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Desi n Review and Special Permits for Declininq Heiqht Envelope and an attached qaraqe for a new, two-story sinqle familv dwellinq at 2601 Easton Drive. Zoned R-1 Debanian and Elizabeth Rav property owners APN: 027-195-090; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on August 26, 2019, 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 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted is exempt from environmental review. 1. Said Design Review and Special Permit is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review and Special Permit are set forth in the staff report, minutes, and recording of said meeting. 2. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairperson �, , 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 26th dav of Auqust. 2019, by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Special Permit 2601 Easton Drive Effective September 5, 2019 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 31, 2019, sheets A1.1 through A3.8, and sheets L1 through L3; 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 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 or 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 plans shall be modified to include approval adopted by the Planning Commission, remain a part of all sets of approved process. Compliance with all conditions of a� approval shall not be modified or changed Commission, or City Council on appeal; construction of the project, the project a cover sheet listing all conditions of or City Council on appeal; which shall plans throughout the construction >proval is required; the conditions of Nithout the approval of the Planning 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 the time of building permit submittal, as amended by the City of Burlingame; EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Special Permit 2601 Easton Drive Effective September 5, 2019 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 professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. 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; 12. 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 13. 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 BURLINGAME " COMMUNITY DEVELOPMENT DEPARTMENT BURLIN,GAME 501 PRIMROSE ROAD �BURLINGAME, CA 94010 �*�n PH: (650) 558-7250 • FAX: (650} 696-3790 � �' � `�.! V , � � a www.burlingame.org 5a �� '! �? tb 1 f! a r. Site: 2601 EAST�N DRIVE The City af Burlingame Planning Commission announces the follawing public hearing on MONDAY, AUGUST 26, 2019 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Applitation for Design Iteview and Special Permits for declining height envelope and an attached garage for a ne��, two-story single family dwelling at 2601 EASTON DRIVE zoned R•l. APN 021.195.090 Mailed: August 16, 2019 PUBLIC HEARING NOTICE CITY OF BURLIINGAME/ AKOLOKIHAKAUFISI 501 PRIMROSE RD BURLINGAME, CA 94010 (Please refer to other side) • . . , , , . , , � �iii�a}1s};f?��i��filjl;�s��'iil��il;�i�s�iti`ilt,l�:�ilii�l�€�: � • : 2601 Easton Drive 300' Radius APN # 027.195.090 �t7 q`� � � "'� � J,, U ia u� ca ,�, . , v'� � �€ � n 4U J� �q �5`� c�U , �i1y� � p Q�,� Q , 4 ��!� . q�' ,a Q� �� c��G. G ��5�� } ��G J ��' Fi�C �tJ,�� ' � Q v �� c�� '��!? � �'r�� r' "� �� 9 �� a``� �"� � �� c p� �,� a �a,,? &� � ��^� �� `��o i 4�9 - �a ��o �.�� c� ��y �� q4 � ,.� �� , > D e� � � Q � . �Qp � � - ,�� U3 ��( . `�,i .�/ ' a�� a`� p �a`� �� ,,� �n: r�Q� r , '� �r� �q� a� '�'n' � �`,`��; �,. � � 44 � ' � ,.�, c� : �3 1 ''�. �Q �3 �� i�7411 .� +a� �� ' � ��t�� q�� _ _ Oa ,4+,a/ s,�.�• /i' � � e�� 4�3Gfj �J �`��'t ,, c, �i; —�. �� U�J t��?�i' . �� J �r�"� / ��: iJ� �*, ��' (� Q'• ,, � r ��. ��_r •�� S'.r � � rt.a . 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Applicant and Architect: Gary Diebel, Diebel and Company�Architects Property Owners: Debanjan and Liz Ray General Plan: Low Density Residential APN: 027-195-090 Lot Area: 7,923 SF Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. Project Description: The subject property is an interior lot and the applicant is proposing to demolish an existing one-story house with an attached garage to build a new, finro-story single family dwelling with an attached garage. The proposed house will have a total floor area of 3,566 SF (0.45 FAR) where 3,635 SF (0.46 FAR) is the maximum allowed (including 97 SF front covered porch exemption and 100 SF lower level exemption). The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the attached garage (10' x 20' 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. The lot slopes downward from the front property line to the rear property line by more than 25%. Therefore, the applicant is also requesting a Special Permit for the second floor to extend beyond the declining height envelope along both sides of the house (80 SF along the right side of the house and 271 SF along the left side of the house). All other Zoning Code requirements have been met. The proposed project includes removal of an existing protected size Coast live oak tree (30.2-inch diameter) along the left side property line. The tree is located in a five foot wide landscape strip between the walls of two existing houses. The tree trunk is touching the garage wall and the limbs are touching the roof of the house. In an arborist report prepared by Advanced Tree Care, dated February 9, 2019 (attached), the certified arborist notes that the tree is in fair health and condition and recommends removal. The City Arborist notes that the applicant will need to apply for and obtain a Protected Tree Removal Permit to remove this tree if the project is approved. The applicant is requesting the following applications: ■ Design Review for a new single family dwelling (C.S. 25.57.010 (a) (1)); and ■ Special Permit for declining height envelope along the right and left sides of the house (C.S. 25.26.035 (�)) � This space intentionally left blank. Design Review and Special Permit 2601 Easton Drive 2601 Easton Drive Lot Area: 7,923 SF Plans date stam ed: Jul 31, 2019 PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): 25'-0" 23'-11" (block average) (2nd flr): 28'-7" 23'-11" (block average) . Side (left): 5'-10" 4'-0" (right): 4'-0" 4'-0" . Rear (1st flr): 62�_p�� 15'-0" (2nd f/r): 65'-4" 20'-0" . Single-car attached garage: 25'-0" 25'-0" . .................................................................................................................................................................................. Lot Coverage: 2,030 SF 3,169 SF 25.6% 40% _ FAR: 3,566 SF 3,635 SF' 0.45 FAR 0.46 FAR . # of bedrooms: 4 --- Off-Street Parking: 1 covered (10' x 20' clear interior) ; 1 covered (10' x 20' clear interior) + 1 uncovered (9' x 20') + 1 uncovered (9' x 20') 20'-0" above average top of curb Building Height: 19'-10" for lots sloping downward more than 25% (C.S. 25.26.060 (2)(b)) DH Envelope: encroachment along both sides Z Special Permit (C.S. 25.26.035 (c)) '(0.32 x 7,923) + 1,100 = 3,635 SF (0.46) FAR 2 Special Permit required for declining height envelope along the right and left sides of the house. Summary of Proposed Exterior Materials: • Windows: aluminum clad casement windows with simulated divided lites; wood trim and shutters • Doors: wood panel garage door; wood entry doorwith wrought iron; aluminum clad exterior doors (rear) • Siding: stucco; exterior trim to be wood or cement fiber with cast stone cap • Roof: clay tile • Other. stone veneer clad chimney; stone veneer clad foundation; wrought iron railings and detailing Staff Comments: None. Design Review Study Meeting: At the Planning Commission design review study meeting on July 22, 2019, the Commission had suggestions regarding this project and voted to place this item on regular action when all information has been submitted and reviewed by the Planning Division (see attached July 22, 2019 Planning Commission Minutes). �a Design Review and Special Permit 2601 Easton Drive Listed below is a summary of the Commissions' comments from the July 22, 2019 Design Review Study meeting: • Massing is well articulated and broken down; • Revisit front elevation, add layer of depth and charm and/or articulation such as gable roofs that would bring out more of the Spanish Revival style that the design is aiming for; • Revisit left elevation, would like to see more detailing; and • Consider simplifying and unifying roof. The applicant submitted a response letter dated July 30, 2019 and revised plans date stamped July 31, 2019, to address the Planning Commission's comments. In summary, the footprint remained the same, howeverthe front and left side elevations were revised and gable roofs and more detailing (wood shutters, wrought iron elements, gable vents, and decorative tile) were incorporated into the design. Please refer to the applicant's response letter for full list of changes and responses to the Commission's comments and concerns (see attached). 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. Intertace 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: That the architectural style, mass and bulk of the proposed structure (featuring a combination of hip and gable roofs, proportional plate heights, aluminum clad windows with wood trim and shutters, clay tile roofing, stucco siding, and wrought iron 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, therefore the project may be found to be compatible with the requirements of the City's five design review criteria. 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 forthe removal that is proposed is appropriate. Suggested Special Permit Findings (Declining Height Envelope): That because of the downward slope of 3 Design Review and Special Permit 2601 Easton Drive the lot from front to the rear of the property by more than 25%, the point of departure for the declining height envelope along both sides of the house is seven feet below the first story finished floor of the house which causes the declining height envelope to extend into the house at a lower elevation, that the encroachment is consistent with the design, and that the second floor wall which extends into the declining height envelope is broken up by articulated walls at various setbacks and windows distributed along the wall, the project may be found to be compatible with the special permit criteria. 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 should be considered: that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 31, 2019, sheets A1.1 through A3.8, and sheets L1 through L3; 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 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 or 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 the time of building permit submittal, as amended by the City of Burlingame; 4 Design Review and Special Permit 2601 Easton Drive 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 professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. 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; 12. 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 13. that prior to final inspection, Planning Division staffwill 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. `Amelia Kolokihakaufisi Associate Planner c. Debanjan and Liz Ray, property owners Attachments: July 22, 2019 Planning Commission Minutes ApplicanYs Letter of Response, dated July 30, 2019 Application to the Planning Commission Letter of Explanation, dated May 24, 2019 Special Permit Application Arborist Report, prepared by Advance Tree Care, dated February 9, 2019 Planning Commission Resolution (proposed) Notice of Public Hearing — Mailed August 2, 2019 Area Map �7 :-.. - =�� : � .,.:.; �:�9 � i`+ '':`i City of Burlingame Design Review Address: 2601 Easton Drive Item No. 9b Design Review Study Meeting Date: July 22, 2019 Request: Application for Design Review and Special Permit for declining height envelope for a new, two-story single family dwelling with an attached garage. Applicant and Architect: Gary Diebel, Diebel and Company�Architects Property Owners: Debanjan and Liz Ray General Plan: Low Density Residential APN: 027-195-090 Lot Area: 7,923 SF Zoning: R-1 Project Description: The subject property is an interior lot and the applicant is proposing to demolish an existing one-story house with an attached garage to build a new, two-story single family dwelling with an attached garage. The proposed house will have a total floor area of 3,566 SF (0.45 FAR) where 3,635 SF (0.46 FAR) is the maximum allowed (including 97 SF front covered porch exemption and 100 SF lower level exemption). The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the attached garage (10' x 20' 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. The lot slopes downward from the front property line to the rear property line by more than 25%. Therefore, the applicant is also requesting a Special Permit for the second floor to extend beyond the declining height envelope along both sides of the house (80 SF along the right side of the house and 271 SF along the left side of the house). All other Zoning Code requirements have been met. The proposed project includes removal of an existing protected size Coast live oak tree (30.2-inch diameter) along the left side property line. The tree is located in a five foot wide landscape strip between the walls of two existing houses. The tree trunk is touching the garage wall and the limbs are touching the roof of the house. In an arborist report prepared by Advanced Tree Care, dated February 9, 2019 (attached), the certified arborist notes that the tree is in fair health and condition and recommends removal. The City Arborist notes that the applicant will need to apply for and obtain a Protected Tree Removal Permit to remove this tree if the project is approved. The applicant is requesting the following applications: ■ Design Review for a new single family dwelling (C.S. 25.57.010 (a) (1)); and ■ Special Permit for declining height envelope along the right and left sides of the house (C.S. 25.26.035 (�))� This space intentionally left blank. Design Review and Special Permit 2609 Easton Drive 2601 Easton Drive Lot Area: 7,923 SF Plans date stam ed: Jul 9, 2019 PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): 25'-0" 23'-11" (block average) ___ (2nd flr): 28'-7" 23'-11" (block average) ; Side (left): 5'-10" 4'-0" (righi): 4'-0" 4,_�,� Rear (9st flr): 62'-0" 15'-0" _ ............._..............._......... --------- ----...i2nd_flr��_............._._. _. 65'-4" ; 20'-0„ Single-car attached garage: 25'-0" 25'-0" _.._ ............................................................---- --------.....------ ---.......... ......._._._.._.._......._......_.__.._..._......_..-----......__.._..._............_..........._...._............_..........__.._...i..._..---..__._.._._........_.__......._._._.._......._.._......._......_..__._...._.._.......----------..._._. Lot Coverage: 2,030 SF 3,169 SF 25.6% 40% _.._..---------._.._..--------.._...---..........._........_....._..---..._.._._...----- -._......_..---....__..._ ...................................... FAR: 3,566 SF 3,635 SF' 0.45 FAR ; 0.46 FAR --- --.....---.._._..._.._.... # of bedrooms: 4 � --- Off-Street Parking: 1 covered (10' x 20' clear interior) ; 1 covered (10' x 20' clear interior) + 1 uncovered 9' x 20' + 1 uncovered 9' x 20' __.._..._.._...__.._......._ ............................_...............------._............._.__._.._..._.._.. ..._................._......._. ...................._..__......._._...__............_�__.._.............._....)..._................................:....._..._..---------._._......._......._........__.._....---�....._..._._...__.._..._..)......_._.....__.._..._ 20'-0" above average top of curb Building Height: 19'-10" for lots sloping downward more than 25% (C.S. 25.26.060 (2)(b)) DH Envelope: encroachment along both sidesZ ; Special Permit � (C.S. 25.26.035 (c)) '(0.32 x 7,923) + 1,100 = 3,635 SF (0.46) FAR 2 Special Permit required for declining height envelope along the right and left sides of the house. Summary of Proposed Exterior Materials: • Windows: aluminum clad casement windows with simulated divided lites • Doors: wood panel garage door; entry and rear doors unknown • Siding: stucco; exterior trim to be wood or cement fiber with cast stone cap • Roof.� clay tile • Other: stone veneer clad chimney; stone veneer clad foundation; wrought iron railings 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: 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; 2 Design Review and Special Permit 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. 2609 Easton Drive 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. Debanjan and Liz Ray, property owners Attachments: Application to the Planning Commission Letter of Explanation, dated May 24, 2019 Special Permit Application Arborist Report, prepared by Advance Tree Care, dated February 9, 2019 Notice of Public Hearing — Mailed July 12, 2019 Area Map 3 �''CiYI'�". 1� 'i►'��'ti e�u��rvi.nHr `�� , COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: � Design Review ❑ Variance ❑ Conditional Use Permit 0 Special Permit PROJECT ADDRESS: 2601 Easton Drive APPLICANT Name: Diebel and Company I Architects Address: PO Box 1 oaa City/State/Zip: BUrlingame, CA 94011 P hone: 650.558.8885 E-mail: 9�ry�_��diebelstudio.com ARCHITECT/DESlGNER Name: Diebei and Company I Architects Address: PO B�x i o=t=� City/St8t2/Zip: , Burlingame. CA 94011 Phone: 650.558.8885 E-maiL g` `y``"�iebelstudio.c�m � Parcel #: U27.195.09G ❑ Zoning / Other: PROPERTY OWNER Name: Debanjan and Liz Ray Addf2SS: 2601 Easton Drive City/State/Zip: B��rlingame, CA 94010 Phone: �� 5.s23.71 � i E-maii: �'ay54@gmail.com ��.��q�'�� a � ��fl,Y � 9 201J Cii1' G�= �s.lR� iN� F��`��r i�i��J_�~I..r'.1 �S��i`'SU �!`I. Burlingame Business License #: i �146 Authorization to Reproduce Proiect Plans: I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this application on the City's website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. GD (Initials of Architect/Designer) PROJECT DESCRIPTION: This project involves demolition of the existi�g house and construction of a new houst vvith ait�Cfled gd�'nge. A 5pecial Permit is required for encroaching on the Declining Neight Envefope due to the steep site. AFFIDAVIT/SfGNATURE: I hereby ce�tify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: Date: 5.24.2019 I am aware of the proposed application and hereby uthorize the above applicant to submit this application to the Planning Commission. Property owner's signature: Date: 5.24.201t� �� .� Date submitted: � � � S:�HANDOt1T5yPCApplication.doi ` , C . diebeL and company � po box 1044 burtingame, california 2q May 2oi9 Planning Commission City of Burlingame 5oi Primrose Road Burlingame, CA 9qoio Re: New House at z6oi Easton Drive Dear Commissioners, Thank you for reviewing the proposed new house for 26oi Easton Drive. �, % "j � :i ,� 94011-1044 The homeowners, Debanjan and Liz Ray, decided to settle in Burlingame in zoi4 for its great schools and neighborhood fee(. They were attracted to the neighborhood for its location near Hoover t� 650.558.8885 Elementary and Broadway. They were drawn to the Spanish character of the house. Their son, Cavan, was in the inaugural first grade dass at Hoover and will start 4th grade in September, while his e� gd;ebel@diebelstudio.com sister, Maya, will be starting Kindergarten at Hoover in the fall. The Rays have built friendships with many of the families along Easton and adjoining streets. They have fallen in love with the neighborhood. However, the original house, which was built in the i9zos and i93os time period when the neighborhood was developed, has become impractical for the family. It has an unusual entry into the bedroom area of the house, resulting in limited privacy from Easton Drive into the bedrooms. The other living spaces on lower floors descend the steep downhill site, making the house feel disconnected For the family. Eclectic additions have been added in decades after it was originally built that contrast with the Spanish architecture. The existing structure is nonconforming to the zoning. It is approximately 90o square feet over the allowable floor area ratio. The garage parking space is nonconforming to the required i8' depth for existing parking. The slab is only i6' deep. A new house is proposed on the site. The design has a consistent architectural style fitting with the original house. The front yard is terraced down to help the house meet the 20' maximum height for the steep downhill site. The grading fits with the natural grade. It allows entry to the first floor that has the Living Room, Dining Room and Kitchen with second Floor bedrooms above. The ground floor has the Family Room, an additional bathroom, and allows access to the backyard. The proposed garage adds a parking space that meets requirements for length and width where the existing garage failed to comply. Its width is reduced compared to the existing, which allows a wider porch. A Speciaf Permit is required for the severe declining height envelope that is a resuft of the site's steep downhill slope. Otherwise, the proposed house meets all other zoning codes including, floor area ratio, lot coverage, overafl height, first and second-story setbacks. We look forward to discussing the project. Thank you for your time and consideration. Sincerely, Diebel and Company I Architects l `��, �; � �� , ,,'t�� Gary Diebel, AIA, Architect C-z5284 diebel ' and company po box 1044 burlingame, catifornia 94011-1044 Exhibit A City of Burlingame Special Permit Application z6oi Easton Drive � � ..r__ �f S�.�f •_..+'� ;� }�� L�� :i . - i7�:�..�'j;�l�'.i': This Special Permit Application is required for encroaching on the Declining Height Envelope on both sides of the property where one side is permitted. Neighboring houses on both the left and right are multistory houses. i. Explain why the blend of mass, scale, and dominant structural characteristics of the new construdion or addition are consistent with the existing structure's design and with the existing street and neighborhood. The new house design is consistent with the original Spanish house and more cohesive. The FAR is t.� 650.558.8885 reduced approximately 90o square feet. It is less bulky and massive than the existing structure and e� gdiebel@diebelstudio.com scale fitting with the surrounding neighborhood. The house meshes with the fabric of the neighboring ones on the street and in the neighborhood. z. Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition is consistent with the existing strudure, street and neighborhood. The house is designed to meet the original neighborhood pattern of minimal traditional houses. Roofs, materials and other exterior elements give appropriate scate to the elevations in a unified way. The exterior design fits with other nearby structures. 3. How will the proposed project be consistent with residential design guidelines adopted by the city (C.S. 25•57)? i. The architectural style is compatible with the existing house and the new design is more compatible with the original i92o's-i93o's neighborhood character. z. Garages toward the front are predominate for similarly steep sites that have grades too steep for rear garages. 3. The proposal is compatible in character with the surrounding street and neighborhood. It helps transition from houses at the i5' front setback to the average block setback. y. The proposed house helps transition from houses at the i5' front setback to the average block setback. Structures on adjacent properties are multistory. 5. Landscape architects have skillfully designed the site development. The design sohens surrounding structures and creates more useful and enjoyable outdoor areas. 4. Explain how the 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. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. No trees are needed to be removed in the footprint of the new house. A coast live oak is recommended For removal by the arborist, Advanced Tree Care. The tree removal was coordinated with the City Arborist Bob Disco. Advanced Tree Care 96� East San Carlos Ave, San Carlos Debanjan Ray 2601 Easton Dr Burlingame, CA 94010 February 9, 2019 Site: 2601 Easton Dr, Burlingame Dear Debanjan, Re: Health and condition of coast live oak at side of house 650 839 9.539 � �� :�� P��AY d 9 2019 Cl i `( 0� 3URLIP�uaME C�D-Pls.�':f`ii�G C��r� The property at 2601 Easton Drive will be remodeled and a second story addition added to the garage. A coats live oak is close to the proposed construction and is currently impacting the existing foundations and garage wall, prompting the need for this report. I looked at the coast live oak at the side of the house and have the following observations and summary. Observations The coast live oak is located between the houses at 2601 Easton Dr and 2525 Easton Dr, Burlingame. The tree can be seen in the attached photos. Coast live oak, Quercus agrifolia Diameter at Standard Height: 30.2" Height: 40 feet Canopy Spread: 40 feet by 50 feet The coast live oak is in fair health and condition. The tree is located between the two houses in a narrow strip of land along the property line. The strip of land is approximately 5 feet wide between the walls of the 2 houses. The trunk of the tree is touching the wall of the garage and is bending the wall inwards. The large scaffold limbs are touching the roof of the house and the canopy is growina almost entirely over the roof of the house at 2601 Easton Dr. The canopy is thinning and the tree may be declining. The roots of the tree are extending below the property at 2601 Easton and may also be impacting the foundations of the property at 2525 Easton Dr. - Advanced Tree Care 96� East San Carlos Ave, Scrn Carlos --------------------------- 6� 0 839 9.539 Summary and Recommendations The tree is in fair health and condition and provides good shade and aesthetic value to the property, however it is currently impacting the existing house. The gazage is in need of remodeling and it would be very difficult to redesign the garage such that it would not impact the health and stability of the tree. The coast live oak can grow into a large tree but requires a lot more space to do so. Recommendations I recommend removal of this tree. If you have any questions or I can be of further assistance, please don't hesitate to call. Sincerely 1: I., � �f ' ��/ `�� . Robert Weatherill Certified Arborist WE 1936a � /, ��;��\ ��.� � y�(`":o.ivc•:::,a �'�' t �%n i F. � �� ; � �`\'� E�.ty.,l../�� Advanced Tree Care 96� East San Caf•los Ave, San Carlos � S� � Y � � � 1 �i ` 1 j �y I� � � � �� - a � � x� i.. �'^ � '' _ '�. 'a. �: � ��. !* _ � �s � ��. � ';:t ��,� �• s�t.e:�+, ic`4 ' i' y a ,., � t '. 'd; .'�•� _ ;�', � , r . �: �t.:,�3 3 �"': � �: r,"x 7 �d-''u /.1 � �� _ 'j 5�f� f i � L l �. :�s � �A'�� i h�_ 4� �T t'� � 'P � i t � �� t, I : � z'' '� � r � �� ` j��1 �,� } -: Y.c' S f h Y � s�`�� a.. r ^,�< �. e - i' j f� ; Z' � � X , � � � ,�°�i �l �,._ . �- �� , � � -a +;; ; . ��. ,�,�a 6� 0 839 9.539 � ` a � , .�I��'...' y �r i . .. � ..�'[��.�� .v�i' _ F1'� 1 l�.�1�. ._ �..�., �f � i f,t.+ 'S,_.. jS (l 3 1 �L y . � . �. � F�'.� �, � e { � , ' ,�-� ^ '4�� , �', � . tr f ::; :�.�.:y �};.• 7 , - i',ti 1�' _ Lv �:�. . 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