HomeMy WebLinkAbout2617 Easton Drive - Staff ReportCity of Burlingame
Design Review, Special Permit, and Variance
Address: 2617 Easton Drive
Item No. 8c
Regular Action Item
Meeting Date: June 10, 2019
Request: Application for Design Review, Special Permit for Declining Height Envelope, and Front Setback
Variance for a first floor remodel and second story addition to an existing finro-story single family
dwelling.
Applicant and Architect: Richard Terrones, Dreiling Terrones Architecture
Property Owners: Tricia and Darren Tayama
General Plan: Low Density Residential
APN: 027-195-120
Lot Area: 7,500 SF
Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions
to existing structures are exempt from environmental review, provided the addition will not result in an increase
of more than 50% of the floor area of the structures before the addition.
Project Description: The subject property is an interior lot that slopes downward approximately 17 feet from the
front property line to the rear property line. Due to the slope on the lot, the existing house and attached garage
are single story at the front and two stories at the rear. There is a 3-foot wide sewer easement that runs the
length of the rear property line and a protected-size Oak tree in the year yard. A Side Setback Variance was
granted in 2010 to rebuild a portion of the right wall of the attached garage (0'-0" setback where 4'-0" is
required).
The applicant proposes to add an upper level half-story to the existing two-story house and to re-build the
existing front porch in its current location. From the street, the property will have two stories, and from the rear
yard the property will have two and a half stories. With the proposed work, the house and attached garage total
3,394 SF (0.45 FAR) where 3,500 SF (0.47 FAR) is the maximum allowed (including lower level and front
covered porch exemptions).
There are a total of four bedrooms proposed for the house. The existing attached one-car garage provides one
covered parking space (10' x 20' clear interior dimensions) and one uncovered parking space is provided in the
driveway (9' x 20'). The proposed parking complies with off-street parking requirements.
The applicant is requesting a Special Permit for Declining Height Envelope for both the right and left sides of the
new upper half-story. The left side of the addition encroaches by 265 SF (for a length of 31'-7") and the right
side of the addition encroaches by 123 SF (for a length of 18'-0").
The applicant is requesting a Front Setback Variance to replace the first floor covered porch in its current, non-
conforming location. Because the porch columns and roof are proposed to be removed with construction,
rebuilding these features requires a Front Setback Variance (15'-3" existing and proposed, where 23'-4" is the
average for the block). The new upper level half-story meets the required setback of 23'-4".
There are no protected size trees proposed to be removed on site. The applicant has submitted a certified
Arborist Report, prepared by Kielty Arborist Services, dated April 4, 2019, which details tree protection measures
and required trimming for the existing protected size Oak tree located in the rear yard. All other Zoning Code
requirements have been met. The applicant is requesting the following applications:
■ Design Review for a second story addition to an existing single family dwelling (CS 25.57.010(a)(2));
■ Special Permit for Declining Height Envelope [left side of addition encroaches by 265 SF (for a length of
31'-7") and right side of addition encroaches by 123 SF (for a length of 18'-0")] (CS 25.26.035(c)); and
■ Front Setback Variance to the first floor (15'-3" existing and proposed, where 23'-4" is the average for the
block) (CS 25.26.072(b)(1)).
Design Review, Special Permit and Variance
2617 Easton Drive
2617 Easton Drive
Lot Area: 7,500 SF Plans date stam ed: Ma 31, 2019
EXISTING PROPOSED ALLOWED/REQUIRED
SETBACKS
Front (1st flr): 15'-3"' 15'-3" 2 23'-4" is the block average
(2nd flr): --- 23'-11" 23'-4" is the block average
(attached single-car garage): 65'-8" No change 25'-0"
Side (left): 3'-0" 3 No change 4'-0"
(right): 0'-0" 4 No change 4'-0"
;
Rear (1st flr): 48'-1" No change 15'-0"
(2nd flr): 48'-1" No change 20'-0"
(upper half story): --- 48'-1 " 20'-0"
Lot Coverage: 1,961 SF No change 3,000 SF
26% 40%
FAR: 2,633 SF 3,394 SF 3,500 SF 5
0.35 FAR 0.45 FAR 0.47 FAR
# of bedrooms: 4 No change ---
Off-Street Parking: 1 covered No change 1 covered
(10' x 20') (10' x 20')
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
:
Building Height: 19'-11" 28'-4" 30'-0"
DH Envelope: complies ' Addition encroaches ; Special Permit required per
(265 SF left side) CS 25.26.035(c)
; (123 SF right side) ;
' Existing, non-conforming front setback to the first floor.
2 Front setback Variance required.
3 Existing, non-conforming left side setback.
4 Variance granted for a right side setback to the wall of the attached garage.
5 32% (7,500 SF) + 1100 SF = 3,500 SF.
StafF Comments: None.
Design Review Study Meeting: At the Planning Commission design review study meeting on May 28, 2019, the
Commission had finro suggestions regarding this project and voted to place this item on the regular action
calendar when all information has been submitted and reviewed by the Planning Division (see attached May 28,
2019 Planning Commission Minutes).
The applicant submitted a response letter and revised plans, date stamped May 31, 2019, to address the
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Design Review, Special Permit and Variance 2617 Easton Drive
Planning Commission's comments. Listed below are the revisions made to the project by the applicant:
• the Declining Height Envelope depiction has been corrected; the floor plan on Sheet A2.3 and the front
elevation on Sheet A4.1 show an encroachment for the left side of 265 SF and an encroachment for the
right side of 123 SF;
• sheet A1.1 was revised to include a list of the existing setbacks for the block; and
� the proposed second story master bathroom window at the front elevation has been reduced in length to
match the other two second floor windows on that elevation and a transom window has been added
above the smaller window design.
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.
Findings for Design Review: At the May 28, 2019 design review study meeting the Planning Commission
noted that the proposed design is reminiscent of original Burlingame bungalows and is compatible with the
architectural styles in the neighborhood. The proposed gable roof, shed dormers, and covered front porch are
consistent with the architectural style and work together to reduce the mass and bulk of the house when viewed
from the street. The proposed architectural details, such as wood siding with mitered corners, wood corbels, and
aluminum clad wood windows with simulated true divided lights enhance the traditional design of the house. The
large Oak tree that will be retained in the rear yard helps to minimize the mass of the structure from the rear. For
these reasons the project may be found to be compatible with the requirements of the City's five design review
criteria.
Required 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.
Findings for Special Permit: That a second floor addition designed within the declining height envelope
restrictions would be too narrow to be consistent with the architectural style. That the proposed shed dormer
additions that encroach into the declining height envelope are compatible with the overall architectural style of
the house. That the encroachment on the left side of the addition is sited forward of the existing house on the
neighboring property and will therefore have no impact on the privacy of that property. That some encroachment
into the declining height envelope on either side of the addition is unavoidable because of the existing slope on
the lot. For these reasons the project may be found to be compatible with the special permit criteria.
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Design Review, Special Permit and Variance 2617 Easton Drive
Findings for Variance: In order to grant a variance the Planning Commission must find that the following
conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved
that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
(c) the granting of the application will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing
and potential uses of properties in the general vicinity.
Findings for Variance: At the May 28, 2019 design review study meeting the Planning Commission noted that
the calculation of the average front setback for a block is an exceptional circumstance because this block has
many more houses than is typical. There are several other residences on the block with similar setbacks to the
proposed project, so the variance will not have a negative impact on the surrounding properties. The variance
will allow the front porch to be replaced in the exact same location, when the porch is an integral feature to the
style of the house. And that moving the house further back on the property would impact the protected size oak
tree in the middle of the yard. For these reasons the project may be found to be compatible with the variance
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:
1. that project shall be built as shown on the plans submitted to the Planning Division date stamped April 8,
2019, sheets A.0.0 through A.4.4, and date stamped May 31, 2019, sheets A1.1, A2.3, A4.1, A 4.3 and
A5.1, and Topographic and Boundary Survey stamped May 23, 2018;
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 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; 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;
5. 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;
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Design Review, Special Permit and Variance 2617 Easfon Drive
6. 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;
7. 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;
8. 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:
9. 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;
10. prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as window
locations and bays, are built as shown on the approved plans; architectural certification documenting
framing compliance with approved design shall be submitted to the Building Division before the final
framing inspection shall be scheduled;
11. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Division; and
12. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the project has been built according to the
approved Planning and Building plans.
Erika Lewit
Senior Planner
c. Alicia Ader, applicant and architect, Dreiling Terrones Architecture
Attachments:
Applicant's Response Letter, date stamped May 31, 2019
May 28, 2019 Planning Commission Minutes
Application to the Planning Commission
Architects' Letter of Explanation, dated November 30, 2018
Special Permit Application
Variance Application
Kielty Certified Arborist Report, dated April 4, 2019
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed May 31, 2019
Area Map
5
Arc�ileC'ure , in!rci:ructu:e � Env�ronmenPs
30 May 2019
To: Burlingame Planning Commission
RE: 2617 Easton Drive — Study Meeting: Response to Comments
Dear Commissioners and Staff,
Thank you for your comments regarding our Project, at the Planning Commission Study hearing on May 28, 2019.
The following is our response to the comments and questions from the Commission and Staff. Indicated at the
beginning of each item, are the Drawings that have been revised with clouds for reference.
1. A4.1, A2.3: DHE Fix, right side - The front elevation has been corrected along the right (driveway) side of
the Garage. According to the Project survey, the Garage sidewall is fractions of an inch from the Property
Line at the front right corner, and just under 5" from the property line at the rear left corner. We have fixed
the Property Line at the front right side. The DHE violation therefore increases just slightly.
NOTE: The existing sidewall and overhanging gutter are an existing condition that will remain un-altered by
this project. The drainage from the Garage gutter flows to a downspout that turns to the rear wall and drains
onto this ProjecYs property.
2. A1.1: List of Setbacks for houses on the block - As noted at the Study Meeting, there is a unique
circumstance in that this "block" runs continuously from Vancouver Ave to the Easton Circle, and consists of
(30) properties. The Block Average was established in 2017, via the Project submitted for 2721 Easton
Drive. The table we have included on the Site Plan sheet A1.1 is an update of the table from the Project at
2721 Easton Drive.
3. A4.1 & A5.1: Master Bath Window / Privacy issue — We appreciate Commissioner Tse's comments and
have taken her suggestion regarding the Master Bath vanity area window. We have reduced the size of the
primary window, to match the two windows flanking it, and have added a transom window to maximize light
into the space. As a side note, the project will include an interior shutter on the lower window in order to
provide privacy in the vanity area when desired.
4. A4.1 & A4.3: Egress Window Sizes - As required by the Chief Building Official, we have indicated the
nominal sizes for the Egress Windows for the upstairs Bedrooms. On the front and rear elevations.
In regards to Commissioner Gaul's question as to whether or not we considered a first-floor addition for the added
Bedroom spaces, we would note the following (as was mentioned at the Study Meeting):
• The large oak tree in the rear yard, which the owners dearly love and want to protect, limits the depth of any
addition to the rear yard, on the first (lower) floor.
• We would have limited access to the rear yard from Den or Family Room areas, as a first-floor addition
would primarily be the Bedroom spaces.
• The Garage and attached Storage Room prohibits adding Bedrooms to that side of the house, that wouldn't
have to go through the Garage to access them.
In summary, we look forward to your review at the Action hearing. Based on the revisions and clarifications we have
made, we humbly ask that you approve the Project and move it forward on behalf of the Tayama family.
Sincerely,
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Alicia Ader, Project Manager
Dreiling Terrones Architecture
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Tuesday, May 28, 2019
7:00 PM
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Council Chambers
c. 2617 Easton Drive, zoned R-1 - Application for Design Review, Special Permit for
Declining Height Envelope, and Front Setback Variance for a second story addition to an
existing single family dwelling. (Alicia Ader, Dreiling Terrones Architecture, applicant and
architect; Tricia and Darren Tayama, property owners) (89 noticed) Staff Contact: Erika
Lewit
Commissioner Terrones was recused from this item as his office is the applicant.
All Commissioners had visited the project site. There were no ex-parte communications to report.
Associate Planner Ko/okihakaufisi provided an overview of the staff report.
Chair Comaroto opened the public hearing.
Tricia Tamaya and Alicia Ader, represented the applicant.
Public Comments:
There were no public comments.
Chair Comaroto c/osed the public hearing.
Commission Comments/Direction:
> Clarify if there will be an increase or decrease in declining height enve/ope encroachment with revision
to the project.
> Include list of existing front setbacks of neighboring houses. Genera/ly accept argument that this is a
unique situation and that average is based on a/arge number of houses. In reviewing neighborhood it
appears that many houses have similar setbacks to this house, but wou/d be he/pfu/ to see numbers.
> Overall this is a nice design and it fits in with the sca/e of houses in neighborhood.
> See justification for Front Setback Variance for rebuilding the porch in its p/ace.
> This is a unique situation with the s/oping /ot, see justification for Specia/ Permit for declining height
enve/ope; house on right is located very close to this properiy and house on left will not be impacted to a
great extent.
> Regarding centra/ window on second f/oor in master bathroom facing the street, would like to see
privacy protected in master bathroom. Consider repeating same size window on either side and adding a
transom window above it,� would he/p to break up the pattern and create opportunity for window treatment
or some ofher type of window operation to provide privacy in master bathroom.
Commissioner Sargent made a motion, seconded by Commissioner Tse, to place this item on the
Regular Action Calendar when the plans have been revised as directed.
Discussion of Motion:
> Calculation of declining height envelope is difficult on steep lots like this one, consistently
City of Burlingame
Meeting Minutes
Planning Commission
City of Burlingame Page 1 Printed on 8/4/2019
Planning Commission Meeting Minutes May 28, 2019
consider this type of special permit on this type of lot. Although this is a special request, iYs one
that we typically give favorable consideration to.
The motion carried by the following vote:
Aye: 4- Sargent, Comaroto, Tse, and Gaul
Absent: 2- Kelly, and Loftis
Recused: 1 - Terrones
City of Burlingame Page 2 Printed on 6/4/2019
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BVRLINGAME
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COMMUNITY DEVELOPMENT DEPARTMENT � 5O1 PRIMROSE ROAD � BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
�1 Design Review
❑ Conditional Use Permit
�1 Variance
�1 Special Permit
PROJECT ADDRESS: 2617 Easton Drive
APPLICANT
Name: Alicia Ader - Dreiling Terrones Architecture
Address: _
City/State/Zip:
Phone:
E-mail:
1103 Juanita Ave
Burlingame, CA 94010
(650) 696-1200
aa@dtbarch.com
ARCHITECT/DESIGNER
Name: Richard Terrones, Architect
Address:
City/State/Zip:
Phone:
E-mail:
(same as Applicant)
❑ Parcel #: 027-195-120
❑ Zoning / Other:
PROPERTY OWNER
Name: Tricia & Darren Tayama
Address: 2617 Easton Drive
City/State/Zip: Burlingame, CA 94010
Phone
E-mail
(415) 609-8198
triciatayama@gmail.com
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rt@dtbarch.com
Burlingame Business License #: 06868
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. R.T. (Initials of Architect/Designer)
PROJECT DESCRIPTION: Alterations to existing first and lower floors, and new second floor addition.
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.
Applicant's signature: �/�f�'�.G�'� Date: �2- °3"�S
I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning
Commission.
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Property owner's signature: ���-r.�-�, �,-- Date: y' �
Date submitted:
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30 November 2018
To: Burlingame Planning Commission
RE: 2617 Easton Drive — Design Review / Yariance / Special Permit: Letter of Explanation
Dear Commissioners and Staff
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This letter is to inform you that we are submitting an application on behalf of the owners at 2617 Easton Drive, Tricia
and Darren Tayama, for Additions & Alterations to their existing residence.
The purpose of the Project is to provide a better arrangement of living spaces in their home. In order to generally
maintain the existing single-story appearance of the house as it presents itself to Easton Drive, the new 2"d floor
addition has been tucked under the new roof structure, supplemented by setback roof dormers. The new second floor
will provide bedrooms all on one floor for the Tayamas and their two young children. On the Main Floor, we are
removing the existing Bedroom and Bathroom, in order to provide a larger Kitchen and Family Room for their daily
living, and for entertaining. In addition, we are altering the Lower Floor to eliminate one of the Bedrooms, and convert
the remaining space to a Den that connects to the backyard patio area.
The existing Garage, Storage Room and Site Landscape/Hardscape includes no alterations, other than some crown
mass reduction to the existing prominent oak tree in the rear yard.
As you will note from the Staff Report, the project requires a Front Setback Variance in order to re-build the existing
Porch Roof and Columns, and a Special Permit for the Declining Height. Application forms for each of these are
included with our application.
Please do not hesitate to contact us if there are any questions we can answer.
Sincerely,
.'�i�.�/ l
Alicia Ader, Project Manager
Dreiling Terrones Architecture
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City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin�ame.org
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CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION
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The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.50). Your answers to the following questions can assist the Planning Commission in making
the decision as to whether the findings can be made for your request. Please type or write neatly in ink.
Refer to the back of this form for assistance with these questions.
1. Explain why 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.
The Addition is designed w/ the new 2nd floor as tuck-under attic spaces in the new roof that springs
from a first floor plate height. Setback dormers supplement the second floor spaces. Therefore the
house presents itself to the Street and neighbors, as a single story home, similar to the existing
structure, and similar to the existing one and two story houses in the neighborhood. The front to back
gable, slopes away from the adjacent neighbors in order to minimize impacts to the neighbors and
minimize the intrusion into the declining height envelope. The steeply sloped lot, highly exacerbates the
affects of the declining height envelope intrusion.
2. Explain how 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.
The existing house has a single lateral gable roof, stucco and wood facade. The new roof line is a
front to back gable that minimizes impacts on the neighbors, but is consistent with the existing
structure, as well as many of the traditional facades and roof forms in the neighborhood. The new
porch roof and porch columns are consistent with the existing home, and consistent with the
traditional homes in the neighborhood. The stucco and wood trim materials will be consistent with the
craftsman bungalow vernacular and the traditional homes in the neighborhood.
�j
How will the proposed project be consistent with the residential design guidelines
adopted by the city (C.S. 25.57)?
The proposed design, as seen from the street, generally maintains a human scale w/ the one story
with attic roof spaces and porch - per Des. Guideline Component 5.0. The house from the sides and
rear gets taller, due to the existing sloping lot. The mass and bulk are kept to a minimum with simple
primary gable roof, and secondary dormers - per Component 5.0 and 6.0. We are maintaining and
enhancing the generous porch space, as encouraged under Component 7.0. The window sizes and
scale, trims and details are consistent with the traditional homes in the neighborhood, as encouraged
by Component 8.0.
4. Explain how the removal of any trees locatea� within the footprint of any new structure o�
addition is necessary and is consistent with the city's reforestation requirements. What
mitigation is proposed for tlze remova! of any trees? Explain why this mitigation is
appropriate.
No trees will be removed as a result of this application.
SPECPERM.FRM
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OURLINGAME
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CITY OF BURLINGAME
VARIANCE APPLICATION
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2617 Easton Drive - Front Setback
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The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these questions.
a. Describe the exceptional or extraordinary circumstances or conditions applicable to
your property which do not app/y to other properties in this area.
The existing house was built in 1923 which pre-dates current Zoning Ordinances. The existing porch was
built just inside the basic 15' front setback dimension (at approx. 15'-3") which may have been the required
setback when the house was built. The current block average setback of 23'-11" is substantially skewed by
several large houses, on large lots, with the house set far back from the street. Furthermore, the definition of
the "block" is made up of (32) homes on this side of Easton without an intersecting side street, from the
Easton Circle, to Vancouver! Furthermore, there is a massive protected size oak in the rear yard preventing
us from moving the house back, or adding to the rear.
b. Explain why the variance request is necessary for the preservation and enjoyment of a
substantial property right and what unreasonable property /oss or unnecessary
hardship might result from the denial of the application.
Without relief from the required front setback, the existing Porch Roof and columns could not be rebuilt
without the variance. The proposed second floor addition, is within the required limits of the 23'-11"
block average front setback.
c. Explain why the proposed use at the proposed location
injurious to property or improvements in the vicinity o
general welfare or convenience.
C�
will not be detrimental or
r to public health, safety,
The proposed Residential use is consistent with the R-1 Zoning under the General Plan, is within the limits for
height, FAR, Lot Coverage, parking, and adheres to the goals and intentions that are encouraged under the
Residential Design Guidelines. The use as a single family residence by the Tayama Family, and any future
residents, will have no detrimental or injurious affects on other properties in the vicinity.
How will the proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and potential uses on adjoining properties in the general
vicinity?
The Addition is designed w/ the new 2nd floor as tuck-under attic spaces in the new roof that springs from a
first floor plate height. Setback dormers supplement the second floor spaces. Therefore the house presents
itself to the Street and neighbors, as a single story home, similar to the existing structure, and similar to the
existing one and two story houses in the neighborhood. The proposed design has an aesthetic, mass, bulk,
and character that is very similar to other traditional homes in the neighborhood.
COMMUNITY DEVELOPMENT DEPARTMENT • 5O1 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
Handouts\Variance Application.2008
Mayne Tree Expert Company, Inc.
ESTABLISHED 1931 STATE CONTRACTOR'S LICENSE NO. 276793
CERTIFIED FORESTER • CERTIFIED ARBORISTS • PEST CONTROL • ADViSOR5 AND OPERATORS
RICHARD L. HUNTINGTON
PRESIDENT
JEROMEY INGALLS
CON S ULTA N T/ESTIM ATOR
April 4, 2019
Ms. Alicia Ader
Dreiling Terrones Architecture, Inc.
1103 Juanita Ave.
Burlingame, CA 94010
Dear Ms. Ader,
RE: 2617 EASTON DRIVE, BURLINGAME — PLAN REVIEW
535 BRAGATO ROAD, STE. A
SAN CARL05, CA 94070-631 I
TELEPHONE: (650) 593-4400
FACSIMILE: (650) 593-4443
EMAIL: info@maynetree.com
At your request, I reviewed the proposed construction plans dated November 30, 2018,
designed for the above-referenced address. The purpose of my review of the plans is to
determine the impact proposed construction will have on the trees located on the
property and within 10 feet of the property line.
Limitations of this Letter
The following Tree Protection Plan is based on my interpretation of the plans that were
provided to me. I accept no responsibility for any misinterpreted portions of the
construction project or if the provided plans for the project were changed without my
knowledge after I received a copy.
The following letter is not a contract to become the site arborist or for any future
inspections that might be needed. A separate contract would need to be established to
perform the role of site arborist for this project.
Plan Review
During my review of the proposed construction plans dated November 30, 2018,
I determined that the existing home will have a new second story addition located within
the footprint of the existing home. This type of construction will have little impact to the
property and the surrounding trees with the exception of tree #4 (identified in the arborist
repar# dated April 4, 2019).
Tree #4 is a large Coast Live Oak located at the rear of the home. Only the upper
canopy will be impacted by the proposed construction; the roots of this tree will not be
impacted. Roughly 10 to 15 percent of the tree's northern portion of the canopy will be
trimmed to accommodate the new construction. This will include the removal of one
12 inch diameter lateral leader and the side trimming of several areas of the canopy. All
trimming should be accomplished by a qualified licensed tree care professional and in
accordance with ANSI A300 Pruning Standards. ,�_:., „_
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2617 Easton Dr., Burlingame 2 April 4, 2019
Tree protection fencing should be installed around the trees located at the front of the
property and around tree #4. This fencing is installed to reduce the potential for damage
to the roots of these trees. I have drawn in on the provided site map the approximate
locations of the recommended tree fencing.
TREE PROTECTION SPECIFICATIONS
Establish a perimeter around the protected trees that follows the trees' driplines
as closely as possibte. This perimeter should consist of 6-foot tall chain link
fencing supported by 1.5- to 2-inch diameter metal pipes. These support pipes
shall be no more than 10 feet apart. This enclosed area is the Tree Protection
Zone (TPZ) and should be off limits to workers, construction debris, and
construction activities.
2. Temporary movable barriers, such as chain link fencing panels that are
supported by cement blocks, can be used in place of fixed fencing in certain
situations. Permission to use such panels will need to be discussed with the
project arborist prior to installation. Once the location of these panels is
established, they should not be moved closer to the tree without the consent of
the Project Arborist or City Arborist.
3. To protect the health, structural integrity, and vigor of the protected trees and
their roots,
DO NOT:
a. Allow runoff or spillage of damaging materials into the area below any
tree canopy.
b. Store materials, stockpile soil, or park or drive vehicles within the TPZ.
c. Cut, break, skin, or bruise roots, branches, or trunks without first obtaining
authorization from the City Arborist.
d. Allow fires under and adjacent to trees.
e. Discharge exhaust into foliage.
f. Secure cable, chain, or rope to trees or shrubs.
g. Trench, dig, or otherwise excavate within the dripline or TPZ of the trees
without first obtaining authorization from the City Arborist.
h. Apply soil sterilants under pavement near existing trees.
4. When work is being completed within the dripline of any protected tree it is
important to minimize the disturbance to the roots of the tree. Therefore, any
excavations within the dripline of any protected tree should be accomplished by
hand digging or use of compressed air tools.
5. All roots less than 2 inches in diameter that are exposed during any excavation
should be cut cleanly with hand pruners or loppers back to the wall of excavation
nearest to the tree. Any roots found that are larger than 2 inches in diameter
should be left uncut and intact; the site arborist shall be contacted immediately.
The roots in this area should be left untouched until the site arborist can identify,
inspect, document, and make a final decision as to the root's fate.
2617 Easton Dr., Burlingame 3 April 4, 2019
6. Trenches should be filled as soon as possible to minimize the drying out of any
exposed roots of the protected trees. If any trenches are to be left open for
longer than 24 hours, then the wall of excavation that is closest to the protected
trees shall be lined with 3 to 4 layers of burlap. These burlap layers shall be kept
moist throughout the duration of the trench being open.
7. When possible, any pipes or utility lines shall be kept outside the dripline of the
protected trees or at least 10 times the trunk diameter of the protected trees.
Tunneling or directional boring under the trees is an option, but should take place
at least three feet below the surface of the ground.
8. Any damage due to construction activities shall be reported to the Project
Arborist or City Arborist within six hours so that remedial action can be taken.
9. An ISA Certified Arborist orASCA Registered Consulting Arborist may be
required by the City to be retained as the Project Arborist to monitor the tree
protection specifications. Should the builder fail to follow the tree protection
specifications, it shall be the responsibility of the Project Arborist to report the
matter to the City Arborist.
10. Violation of any of the above provisions may result in sanctions or other
disciplinary action.
Sincere, ,
I
Jerom y A. Ingalls
Certified Arborist WE #7076A
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RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, SPECIAL PERMIT,
AND VARIANCE
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, Special Permit, and Variance for first and second story additions to an existinq sinqle familv
dwelling with attached garaqe at 2617 Easton Drive, Zoned R-1, Darren and Trisha Tavama, property
owners. APN: 027-195-120;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on June
10, 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 15301 (e)(1) of the CEQA Guidelines, which states that additions
to existing structures are exempt from environmental review, provided the addition will not result
in an increase of more than 50% of the floor area of the structures before the addition, is hereby
approved.
2. Said Design Review, Special Permit, and Variance are approved subject to. the conditions set
forth in Exhibit "A" attached hereto. Findings for such Design Review, Special Permit, and
Variance are 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.
Chairman
I, , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 10th dav of June, 2019 by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review, Special Permit, and Variance
2617 Easton Drive
Effective June 20, 2019
Page 1
that project shall be built as shown on the plans submitted to the Planning Division date stamped
April 8, 2019, sheets A.0.0 through A.4.4, and date stamped May 31, 2019, sheets A1.1, A2.3,
A4.1, A 4.3 and A5.1, and Topographic and Boundary Survey stamped May 23, 2018;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review (FYI or amendment to be determined by Planning staffl;
3. that any changes to the size or envelope of 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; 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;
5. 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;
6. 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;
7. 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;
8. 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:
9. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design professional,
that demonstrates that the project falls at or below the maximum approved floor area ratio for the
property;
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review, Special Permit, and Variance
2617 Easton Drive
Effective June 20, 2019
10. prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as
window locations and bays, are built as shown on the approved plans; architectural certification
documenting framing compliance with approved design shall be submitted to the Building
Division before the final framing inspection shall be scheduled;
11. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the
roof ridge and provide certification of that height to the Building Division; and
12. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural 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
BURLINGAME 501 PRIMROSE ROAD
�� � . �, BURLINGAME, CA 94010
+"-'�''y—''�`.' PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 2617 Easton Drive
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, JUNE 10, 2019 at
7:00 P.M. in the City Hall Council Chambers, 501 Primrose
Road, Burlingame, CA:
Application for Design Review, Special Permit for declining
height envelope, and Front Setback Variance for a second
story addition to an existing single family dwelling.
2617 Easton Drive zoned R-l. APN 027.195.120
Mailed: May 31, 2019
(Please refer to o(her sideJ
PUBLIC HEARING
NOTICE
CITY OF BURLINGAME
501 PRIMROSE RD
BURLINGAME, CA 94010
Citv of Burlinqame
A copy of the application and plans for this project may be reviewed prior to.
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
Kevin Gardiner, AICP
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other side)
2617 Easton Drive
300' Radius
APN #027.195.120
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City of Burlingame
Design Review, Special Permit, and Variance
Address: 2617 Easton Drive
Item No. 9c
Design Review Study
Meeting Date: May 28, 2019
Request: Application for Design Review, Special Permit for Declining Height Envelope, and Front Setback
Variance for a first floor remodel and second story addition to an existing two-story single family
dwelling.
Applicant and Architect: Richard Terrones, Dreiling Terrones Architecture
Property Owners: Tricia and Darren Tayama
General Plan: Low Density Residential
APN: 027-195-120
Lot Area: 7,500 SF
Zoning: R-1
Project Description: The subject property is an interior lot that slopes downward approximately 17 feet from the
front property line to the rear property line. Due to the slope on the lot, the existing house and attached garage
are single story at the front and finro stories at the rear. There is a 3-foot wide sewer easement that runs the
length of the rear property line and a protected-size Oak tree in the year yard. A Side Setback Variance was
granted in 2010 to rebuild a portion of the right wall of the attached garage (0'-0" setback where 4'-0" is
required).
The applicant proposes to add an upper level half-story to the existing two-story house and to re-build the
existing front porch in its current location. From the street, the property will have finro stories, and from the rear
yard the property will have two and a half stories. With the proposed work, the house and attached garage total
3,394 SF (0.45 FAR) where 3,500 SF (0.47 FAR) is the maximum allowed (including lower level and front
covered porch exemptions).
There are a total of four bedrooms proposed for the house. The existing attached one-car garage provides one
covered parking space (10' x 20' clear interior dimensions) and one uncovered parking space is provided in the
driveway (9' x 20'). The proposed parking complies with off-street parking requirements.
The applicant is requesting a Special Permit for Declining Height Envelope for both the right and left sides of the
new upper half-story. The left side of the addition encroaches by 270.8 SF (for a length of 31'-7") and the right
side of the addition encroaches by 111 SF (for a length of 18'-0").
The applicant is requesting a Front Setback Variance to replace the first floor covered porch in its current, non-
conforming location. Because the porch columns and roof are proposed to be removed with construction,
rebuilding these features requires a Front Setback Variance (15'-3" existing and proposed, where 23'-11" is the
average for the block). The new upper level half-story meets the required setback of 23'-11 ".
There are no protected size trees proposed to be removed on site. The applicant has submitted a certified
Arborist Report, prepared by Kielty Arborist Services, dated April 4, 2019, which details tree protection measures
and required trimming for the existing protected size Oak tree located in the rear yard. All other Zoning Code
requirements have been met. The applicant is requesting the following applications:
■ Design Review for a second story addition to an existing single family dwelling (CS 25.57.010(a)(2));
■ Special Permit for Declining Height Envelope [left side of addition encroaches by 270.8 SF (for a length
of 31'-7") and right side of addition encroaches by 111 SF (for a length of 18'-0")] (CS 25.26.035(c)); and
■ Front Setback Variance to the first floor (15'-3" existing and proposed, where 23'-11" is the average for
the block) (CS 25.26.072(b)(1).
Design Review, Special Permit and Variance 2617 Easton Drive
2617 Easfon Drive
Lot Area: 7,500 SF Plans date stam ed: A ril 8, 2019
EXISTING PROPOSED ALLOWED/REQUIRED
i
SETBACKS ; ;
__.._..._......._._.__...----------------._.._._.._......_..._... -----�_._..__.._.__._........_...__...._..-----___...----.._._._.._._...._...---------. �__.._....----....__.._.....-----------.._._.__.._...._...
Front (1sf f/r): 15'-3"' ; 15'-3" 2 � 23'-11" is the biock average
(2nd flr): --- ' 23'-11" ; 23'-11" is the block average
i
(attached single-car garage): 65'-8" No change 25'-0"
Side (left): 3'-0" 3 No change ; 4'-0"
(right): 0'-0" 4 ; No change ; 4'-0"
,
_..._. _... . ........_...----- --------------._ _...__..__..�__ .................--- ....---...._._.._. ...._._..._..........._.._..__......_. ...___ ;
_. _ � ---------------- ----; -----..__..........._ ....__.._..._....._._._...------- -----.__..
Rear (1st flr): 48'-1" � No change ; 15'-0"
,
(2nd flr): 48'-1" No change ; 20'-0"
(upper half story): --- 48'-1 " 20'-0"
LotCoverage: 1,961 SF No change 3,000 SF
26% � 40%
�.---------- --- ---- --------..._.....--------.-;._ ................._. _ _.. ---- ----...__......_._....__.._....._
: _.... ---;.__..__._........_._..------
FAR: 2,633 SF 3,394 SF i 3,500 SF 5
0.35 FAR I 0.45 FAR ; 0.47 FAR
;
, �
----- ................_.__.._..._....._..--------..._..._....._...._.. _._....----...----.._..._.__....__...._.........._.._.._,..-- --------------�--- ---..._......----�----------.._._....._.
# of bedrooms: 4 No change ---
Off-Street Parking: 1 covered ; No change 1 covered
(10' x 20') (10' x 20')
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
, :
-------- ----.._._..__...---�-- -- .............._.__......_...._. _ .; . . �
_ _ . _ __.. _... ..__...---------._._....._...;.....____ -------------......_..-----
Building Height: 19'-11" ' 28'-4" ` 30'-0"
_._.__._._ ....................._.._....._.........._....-- ------...--- ---..._._..---�---- -------
_............_.....;_.....- ---.._._...._......._� . ..............._.....---------.._._...._.......__...-------
DH Envelope: complies � Addition encroaches � Special Permit required per
;(270.8 SF left side) ; CS 25.26.035(c)
; (111 SF right side) �
' Existing, non-conforming front setback to the first floor.
2 Front setback Variance required.
3 Existing, non-conforming left side setback.
4 Variance granted for a right side setback to the wall of the attached garage.
5 32% (7,500 SF) + 1100 SF = 3,500 SF.
Staff Comments: Planning Staff would note that the Declining Height envelope depicted on Sheet A4.1 is
inaccurate because the right side property line is off by approximately six inches. The architect will correct the
plans prior to the Action hearing for the project. The correction will result in slightly different total square footage
encroachments into the Declining Height Envelope, however both sides will still encroach and require a Special
Permit as submitted.
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;
�
Design Review, Special Permit and Variance 2617 Easton Drive
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.
Required 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.
Findings for Variance: In order to grant a variance the Planning Commission must find that the following
conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved
that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
(c) the granting of the application will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing
and potential uses of properties in the general vicinity.
Erika Lewit
Senior Planner
c. Alicia Ader, applicant and architect, Dreiling Terrones Architecture
Attachments:
Application to the Planning Commission
Architects' Letter of Explanation, dated November 30, 2018
Special Permit Application
Variance Application
Kielty Certified Arborist Report, dated April 4, 2019
Notice of Public Hearing — Mailed May 17, 2019
Area Map
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B{1RUNCrAME,
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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:
�9 Design Review �1 Variance
❑ Conditional Use Permit �1 Special Permit
PROJECT ADDRESS: 2617 Easton Drive
APPLICANT
Name: Alicia Ader - Dreiling Terrones Architecture
Address:
City/State/Zip:
Phone:
E-mail:
1103 Juanita Ave
Burlingame, CA 94010
(650) 696-1200
aa@dtbarch.com
ARCHITECT/DESIGNER
Name: Richard Terrones, Architect
Address:
City/State/Zip:
Phone:
E-mail:
(same as Applicant)
PROPERTY OWNER
Name: Tricia & Darren Tayama
Address: 2617 Easton Drive
City/State/Zip: Burlingame, CA 94010
Phone: (415) 609-8198
E-mail: triciatayama@gmail.com
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rt@dtbarch.com
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Burlingame Business License #: 06868
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. R.T. (Initials of Architect/Designer)
PROJECT DESCRIPTION: Alterations to existing first and lower floors, and new second floor addition.
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: �/�f'�� Date: �2- °3r�8
I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning
Commission. �_
Property owner's signature:
i�-�-�, �,-�-- Date: ��'�y'��
Date submitted:
❑ Parcel #: 027-195-120
❑ Zoning / Other:
5: � HANDOUTS�PC Appfica tion. doc
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30 November 2018
To: Burlingame Planning Commission
RE: 2617 Easton Drive — Design Review /�/ariance / Special Permit: Letter of Explanation
Dear Commissioners and Staff
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This letter is to inform you that we are submitting an application on behalf of the owners at 2617 Easton Drive, Tricia
and Darren Tayama, for Additions & Alterations to their existing residence.
The purpose of the Project is to provide a better arrangement of living spaces in their home. In order to generally
maintain the existing single-story appearance of the house as it presents itself to Easton Drive, the new 2"d floor
addition has been tucked under the new roof structure, supplemented by setback roof dormers. The new second floor
will provide bedrooms all on one floor for the Tayamas and their two young children. On the Main Floor, we are
removing the existing Bedroom and Bathroom, in order to provide a larger Kitchen and Family Room for their daily
living, and for entertaining. In addition, we are altering the Lower Floor to eliminate one of the Bedrooms, and convert
the remaining space to a Den that connects to the backyard patio area.
The existing Garage, Storage Room and Site Landscape/Hardscape includes no alterations, other than some crown
mass reduction to the existing prominent oak tree in the rear yard.
As you will note from the Staff Report, the project requires a Front Setback Variance in order to re-build the existing
Porch Roof and Columns, and a Special Permit for the Declining Height. Application forms for each of these are
included with our application.
Please do not hesitate to contact us if there are any questions we can answer.
Sincerely,
.�i�.�/ l
Alicia Ader, Project Manager
Dreiling Terrones Architecture
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City of Burlingame Planning Department
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BURLINGAME
50] Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin�ame.ore
CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION
2617 Easton Drive - Declining Height Envelope
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The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.50). Your answers to the following questions can assist the Planning Commission in making
the decision as to whether the findings can be made for your request. Please type or write neatly in ink.
Refer to the back of this form for assistance with these questions.
1. Explain why t{te blend of mass, scale and dorrrinant structural clraracteristics of the new
consfrcrction or addition are consistent witli the existing structure's design and with tlze
existing street and neighbor/ioocl.
The Addition is designed w/ the new 2nd floor as tuck-under attic spaces in the new roof that springs
from a first floor plate height. Setback dormers supplement the second floor spaces. Therefore the
house presents itself to the Street and neighbors, as a single story home, similar to the existing
structure, and similar to the existing one and two story houses in the neighborhood. The front to back
gable, slopes away from the adjacent neighbors in order to minimize impacts to the neighbors and
minimize the intrusion into the declining height envelope. The steeply sloped lot, highly exacerbates the
affects of the declining height envelope intrusion.
2. Explain how tlze variety of roof line, facade, exterior finish niaterials and e[evations of
t/te proposed new structure or additiorr are cohsistent witlz t/1e existing structttre, street
and neighborhood.
The existing house has a single lateral gable roof, stucco and wood facade. The new roof line is a
front to back gable that minimizes impacts on the neighbors, but is consistent with the existing
structure, as well as many of the traditional facades and roof forms in the neighborhood. The new
porch roof and porch columns are consistent with the existing home, and consistent with the
traditional homes in the neighborhood. The stucco and wood trim materials will be consistent with the
craftsman bungalow vernacular and the traditional homes in the neighborhood.
3.
How will the proposed project be consistent with the reside�tial design guidelines
adopted by the city (C.S. 25.57)?
The proposed design, as seen from the street, generally maintains a human scale w/ the one story
with attic roof spaces and porch - per Des. Guideline Component 5.0. The house from the sides and
rear gets taller, due to the existing sloping lot. The mass and bulk are kept to a minimum with simple
primary gable roof, and secondary dormers - per Component 5.0 and 6.0. We are maintaining and
enhancing the generous porch space, as encouraged under Component 7.0. The window sizes and
scale, trims and details are consistent with the traditional homes in the neighborhood, as encouraged
by Component 8.0.
4. Eaplai�t how t{re rentova/ of any trees located within tlte footprint of any new structrere or
additioiz is �iecessary and is consistent with tlre city's reforestation requirentents. What
mitigation is proposed for t/ie re�rzoval of any trees? Explain wlty tlris niitiaatioii is
appropi•iafe.
No trees will be removed as a result of this application.
SPECPGRM.FRM
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BUR�INGAME
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 9401 O
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
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CITY OF BURLINGAME
VARIANCE APPLICATION
2617 Easton Drive - Front Setback
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The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these questions.
a. Describe the exceptional or extraordinary circumstances or conditions applicable to
your property which do not apply to other properties in this area.
The existing house was built in 1923 which pre-dates current Zoning Ordinances. The existing porch was
builtjust inside the basic 15' front setback dimension (at approx. 15'-3") which may have been the required
setback when the house was built. The current block average setback of 23'-11" is substantially skewed by
several large houses, on large lots, with the house set far back from the street. Furthermore, the definition of
the "block" is made up of (32) homes on this side of Easton without an intersecting side street, from the
Easton Circle, to Vancouver! Furthermore, there is a massive protected size oak in the rear yard preventing
us from moving the house back, or adding to the rear.
b. Explain why the variance request is necessary for the preservation and enjoyment of a
substanfial property right and what unreasonable property /oss or unnecessary
hardship might result from the denial of the application.
Without relief from the required front setback, the existing Porch Roof and columns could not be rebuilt
without the variance. The proposed second floor addition, is within the required limits of the 23'-11"
block average front setback.
c. Explain why the proposed use at the proposed /ocafion will not be detrimental or
injurious to property or improvements in the vicinity or to public health, safety,
general welfare or convenience.
The proposed Residential use is consistent with the R-1 Zoning under the General Plan, is within the limits for
height, FAR, Lot Coverage, parking, and adheres to the goals and intentions that are encouraged under the
Residential Design Guidelines. The use as a single family residence by the Tayama Family, and any future
residents, will have no detrimental or injurious affects on other properties in the vicinity.
d. How will the proposed project be compatible with the aesthefics, mass, bulk and
character of the existing and potential uses on adjoining properties in the general
vicinity?
The Addition is designed w/ the new 2nd floor as tuck-under attic spaces in the new roof that springs from a
first floor plate height. Setback dormers supplement the second floor spaces. Therefore the house presents
itself to the Street and neighbors, as a single story home, similar to the existing structure, and similar to the
existing one and two story houses in the neighborhood. The proposed design has an aesthetic, mass, bulk,
and character that is very similar to other traditional homes in the neighborhood.
Handouts\Variance Application.2008
Mayne Tree Expert Company, Inc.
ESTABLISHED 193i STATE CONTRACTOR'S LICENSE NO. 276793
CERTIFIED FORESTER • CERTIFIED ARBORIST3 • PEST CONTROL • ADVtSORS AND OPERATORS
RICHARD L. HUNTINGTON 535 BRAGATO ROAD, STE. A
PRESIDENT SAN CARLOS, CA 94070-6311
JEROMEY INGALLS
CONSULTANT/ESTIbiATOR
April 4, 2019
TELEPHONE: (650) 593-4400
FACSIMILE: (650) 593-4443
EMAIL: info@maynetree.com
Ms. Alicia Ader
Dreiling Terrones Architecture, Inc.
1103 Juanita Ave.
Burlingame, CA 94010
Dear Ms. Ader,
RE: 2617 EASTON DRIVE, BURLINGAME — P�N REv�Ew
At your request, I reviewed the proposed construction plans dated November 30, 2018,
designed for the above-referenced address. The purpose of my review of the plans is to
determine the impact proposed construction will have on the trees located on the
property and within 10 feet of the property line.
Limitations of this Letter
The following Tree Protection Plan is based on my interpretation of the plans that were
provided to me. I accept no responsibility for any misinterpreted portions of the
construction project or if the provided plans for the project were changed without my
knowledge after I received a copy.
The following letter is not a contract to become the site arborist or for any future
inspections that might be needed. A separate contract would need to be established to
perfarm the role of site arborist for this project.
Plan Review
During my review of the proposed construction plans dated November 30, 2018,
I determined that the existing home will have a new second story addition located within
the footprint of the existing home. This type of construction will have little impad to the
property and the suRounding trees with the exception of tree #4 (identified in the arborist
repQr.# dated April 4, 2019).
Tree #4 is a large Coast Live Oak located at the rear of the home. Only the upper
canopy will be impacted by the proposed construction; the roots of this tree will not be
impacted. Roughly 10 to 15 percent of the tree's northern portion of the canopy will be
trimmed to accommodate the new construction. This will include the removal of one
12 inch diameter lateral leader and the side trimming of several areas of the canopy. All
trimming should be accomplished by a qualified licensed tree care professional and in
accordance with ANSI A300 Pruning Standards.
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2617 Easton Dr., Burlingame
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April 4, 2019
Tree protection fencing should be installed around the trees located at the front of the
property and around tree #4. This fencing is installed to reduce the potential for damage
to the roots of these trees. I have drawn in on the provided site map the approximate
locations of the recommended tree fencing.
TREE PROTECTION SPECIFICATIONS
1. Establish a perimeter around the protected trees that follows the trees' driplines
as closely as possible. This perimeter should consist of 6-foot tall chain link
fencing supported by 1.5- to 2-inch diameter metal pipes. These support pipes
shall be no more than 10 feet apart. This enclosed area is the Tree Protection
Zone (TPZ) and should be off limits to workers, construction debris, and
construction activities.
2. Temporary movable barriers, such as chain link fencing panels that are
supported by cement blocks, can be used in place of fixed fencing in certain
situations. Permission to use such panels will need to be discussed with the
project arborist prior to installation. Once the location of these panels is
established, they should not be moved closer to the tree without the consent of
the Project Arborist or City Arborist.
3. To protect the health, structural integrity, and vigor of the protected trees and
their roots,
DO NOT
a. Allow runofF or spillage of damaging materials into the area below any
tree canopy.
b. Store materials, stockpile soil, or park or drive vehicles within the TPZ.
c. Cut, break, skin, or bruise roots, branches, or trunks without first obtaining
authorization from the City Arborist.
d. Allow fires under and adjacent to trees.
e. Discharge exhaust into foliage.
f. Secure cable, chain, or rope to trees or shrubs.
g. Trench, dig, or otherwise excavate within the dripline or TPZ of the trees
without first obtaining authorization from the City Arborist.
h. Apply soil sterilants under pavement near existing trees.
4. When work is being completed within the dripline of any protected tree it is
important to minimize the disturbance to the roots of the tree. Therefore, any
excavations within the dripline of any protected tree should be accomplished by
hand digging or use of compressed air tools.
5. All roots less than 2 inches in diameter that are exposed during any excavation
should be cut cleanly with hand pruners or loppers back to the wall of excavation
nearest to the tree. Any roots found that are larger than 2 inches in diameter
should be left uncut and intaci; the site arborist shall be contacted immediately.
The roots in this area should be left untouched until the site arborist can identify,
inspect, document, and make a final decision as to the root's fate.
.
2617 Easton Dr., Burlingame 3 April 4, 2019
6. Trenches should be fiiled as soon as possible to minimize the drying out of any
exposed roots of the protected trees. If any trenches are to be left open for
longer than 24 hours, then the wall of excavation that is closest to the protected
trees shall be lined with 3 to 4 layers of burlap. These buriap layers shall be kept
moist throughout the duration of the trench being open.
7. When possible, any pipes or utility lines shall be kept outside the dripline of the
protected trees or at least 10 times the trunk diameter of the protected trees.
Tunneling or directional boring under the trees is an option, but should take place
at least three feet below the surface of the ground.
8. Any damage due to construction activities shall be reported to the Project
Arborist or City Arborist within six hours so that remedial action can be taken.
9. An ISA Certified Arborist orASCA Registered Consulting Arborist may be
required by the City to be retained as the Project Arborist to monitor the tree
protection specifications. Should the builder fail to follow the tree protection
specifications, it shall be the �esponsibility of the Project Arborist to report the
matter to the City Arborist.
10. Volation of any of the above provisions may result in sanctions or other
disciplinary action.
Sincere ,
Jerom y A. Ingalls
Certified Arborist WE #7076A
JAl:pmd
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2617 Easton Dr., Burlingame 4 April 4, 2019
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2617 Easton Dr., Burlingame 18 April 4, 2019
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. CITY OF BURLINGAME
� COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD �
�,ry.��..•, BURLINGAME, CA 94010
��'=~ ; : - PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 2617 Easton Drive
The City of Burlingame Planning Commission announces the
follawing public hearing on TUESDAY, MAY 28, 2019 at
7:00 P.M. in the City Hall Council Chambers, 501 Primrose
Road, Burlingame, CA:
PUBLIC IiEARING
f�fATICE
Application for Design Review, Special Permit for declining ��TY OF BURLINGAME
height envelope, and front Setback Variance for a second 501 PRIMROSE RD
story addition to an existing single family dwelling. BURLINGAME, CA 94010
2617 Easton Drive zoned R-l. APN 017.195.110
Mailed: May 17, 2019
(Please refer fo o(her side)
City of �urlingrarne
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
Kevin Gardiner, AICP
Community Development Director
PUBLIC HEARING I�10TICE
(Please refer to other side)
2617 Easton Drive
300' Radius
APN #027.195.120
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