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Home My WebLink About2714 Easton Drive - Staff ReportCity of Burlingame Variance for Floor Area Ratio Address: 27'C4 Easton Drive Item No. 8a Regular Action Meeting Date: April 25, 2016 Request: Application for Floor Area Ratio Variance to create new habitable area in an existing crawl space within an existing single family dwelling. Applicant and Property Owner: Bill Cunningham-Corso Architect: Diebel and Company Architects General Plan: Low Density Residential APN: 027-194-090 Lot Area: 7,436 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 Background: In 2013, building permits were issued for interior and exterior improvements to the existing single family dwelling at 2714 Easton Drive. The scope of these permits included an interior remodel on all floors of the house, a new trellis porch at the front of the house (exempt from design review because is a second story addition that is less than 100 SF and that does not raise the existing highest ridge of the house) and a variety of site improvements including foundation repairs, new fencing, retaining walls and landscaping throughout the site. With the exception of the new porch, the project did not involve increasing the building envelope. Those permits received finals in November 2015. In 2013, while completing the work for the open Building permits, the applicant also submitted an application for a Variance for Floor Area Ratio to create new habitable area within the crawl space of the existing single family dwelling. The application went before the Planning Commission as a Study Item in May of 2014 (see the attached May 12, 2014 Planning Commission Minutes). Afterthe Study hearing, the applicantwas busyfinishing the remodel work for the open Building permit and let the Variance application lapse and the project was terminated in October 2015 due to inactivity. The applicant resubmitted their application for a Variance for Floor Area Ratio in November 2015. The only change to the plans for the original FAR application is that the proposed new habitable area was previously shown as a large laundry room and is now shown as a storage and laundry room. The crawl space area has already been excavated. This work took place during foundation work under the 2013 Building Permit. The current condition of the space is a finished room with a full 7'-8" ceiling height that matches the rest of the lower level. The area is accessed by a full size door leading off of the recently remodeled Game Room on the lowest level of the house. Project Description: The subject property slopes upward approximately 19% from Easton Drive. The existing two and one-half story house and attached garage contains 3,998 SF (0.53 FAR) of floor area and has four bedrooms. The existing house is nonconforming in floor area ratio (3,998 SF existing where 3,480 SF is the maximum allowed). Planning staff would note that the plans provided by the architect show the work that was completed under Building Permits #B13-0092 and -0182 and none of the completed or proposed work to the lower half story results in a change to the footprint of the original house- the exterior walls of this floor have remained in the same location. This application consists of converting 263 SF of what was originally existing crawl space at the left side of the on the lowest floor level to habitable area. The ceiling height in the crawl space in this area of the house had formerly been approximately 3'-0"- 5'-0" in height. The proposed new habitable area is located next to the hobby/game room and bathroom will be used as a storage/ laundry room, with a 7'-8" ceiling height to match the adjacent game room. With this project, the floor area will increase from a non-conforming total of 3,998 SF (0.53 Variance forFloorArea Ratio 2714 Easton Drive FAR) to 4,261 SF (0.57 FAR), where 3,480 SF (0.47 FAR) is the maximum allowed. Therefore, an application for a Variance for Floor Area Ratio is requested. The proposed project would result in the house being 781 SF above the maximum allowed FAR (the existing house is 518 SF above the maximum allowed FAR). Planning staff would note 323 SF of the existing floor area comes from the loggia on the ground floor at the front of the house and that the 4'-0" roof overhangs at the dining and family rooms are not counted in floor area ratio since they do not extend more than 4'-0" and there are no posts supporting the overhangs. The only exterior change to the existing dwelling with this application is a new French door under the last arch on the left side of the existing loggia (leading to the wine cellar). With this application to add a storage/ laundry room, there is no increase in the number of bedrooms (four bedrooms exist). Access to the attached garage is provided by way of a private easement at the rear of the lot off Alvarado Avenue. Two parking spaces, one of which must be covered, are required on site. The existing attached garage (18'-10" wide x 18'-0" deep clear interior dimensions) provides two covered parking spaces; one uncovered space (9' x 20') is provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following: ■ Variance for exceeding the maximum allowable floor area ratio (3,998 SF, 0.53 FAR existing; 4,261 SF, 0.57 FAR proposed; where 3,480 SF, 0.47 FAR is the maximum allowed) (CS 25.26.070). 2714 Easton Drive �ot Area: �,436 5r Plans date stam ed: A ril 8, 2016 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS ( ) Y 8 6 to roof overhang. 4'-p�. Side left :; 3'-9" to ba window '- " Lot Coverage: 2128 SF 2184 SF 2975 SF 28.6% 29.3% 40% , :........................... FAR: 3998 SF' 4261 SF 2 3480 SF 3 0.53 FAR 0.57 FAR 0.47 FAR : ................................................ . ... _: ; .......... # of bedrooms: ; 4 no change --- Off-Street Parking: 2 covered 1 covered (18'-10" x 18'-0") no change (10' x 18' for existing) 1 uncovered 1 uncovered (9' x 20') (9' x 20') Height: 49'-10" no change 30'-0" Existing nonconforming floor area ratio (3,998 SF, 0.53 FAR existing where 3,480 SF, 0.47 FAR is the maximum allowed). Variance for floor area ratio required to (4,261 SF, 0.57 FAR proposed where 3,480 SF, 0.47 FAR is the maximum allowed) (CS 25.26.070). (0.32 x 7436 SF) + 1100 SF = 3480 SF (0.47 FAR) Staff Comments: See attached memos from the Building, Parks, Fire, Engineering and Stormwater Divisions. Study Meeting: At the Planning Commission Study meeting on May 12, 2014, the Commission had several questions and comments regarding this project and voted to place this item on the regular action calendarwhen all information has been submitted and reviewed by the Planning Division (see attached May 12, 2014 Planning Commission Minutes). 2 Variance for Floor Area Ratio 2714 Easton Drive With the renewed application, the applicant submitted response letter date stamped January 4, 2016, a Variance application date stamped April 18, 2016, and plans date stamped April 8, 2016, to address the Planning Commission's questions and comments. Please refer to the copy of the May 12, 2014, Planning Commission minutes included in the staff report for the list of Planning Commission questions and comments. Listed below is a summary of the Commission's questions regarding code requirements and Planning Staff responses. When is crawl space counted in FAR? Although the space existed when the house was built, was it counted in FAR? • Burlingame FAR calculations include crawl spaces that are accessible and greater than 6'-0" when measured from the ground or floor to the bottom of the first floor joists. The crawl space in question, though part of the footprint of the residence when it was built, was not included in calculated FAR because it had not been accessible and was less than 6'-0". 2. What if the proposed wine cellar and laundry room in the former crawl space were converted to a bedroom in the fufure? The new area could be converted to a bedroom and still meet current Planning and Building code requirements. With regards to the Planning code requirements, the room is not located in a basement (which is prohibited) and the property has 2 covered parking spaces and 1 uncovered parking space (which meets the code requirement for a house with 5 or more bedrooms). With regards to 2013 Uniform Building Code requirements, the room has the required exiting and ceiling height to be used for sleeping purposes. 3. Is Design Review required for this project? • Design review is not required for this project. The finaled Building Permit #B13-0092 included a second floor trellis which was exempt from Design Review. The current FAR Variance application includes only interior work, except for one new set of French doors leading to the wine cellar that is proposed under the loggia arch furthest to the left. Required 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. Suggested Variance Findings (Floor Area Ratio Variance): The slope of the lot and the footprint of the original house are existing conditions that are not typical of other properties in this neighborhood. The location of the proposed floor area is within the walls of the original structure and will not result in any visible change to the mass and bulk or building envelope of the residence, so that the project will not alter the character of the neighborhood and will not have a detrimental impact on the character of the adjacent properties. The conversion of the crawl space to habitable area is necessary to make use of the full potential of the property while preserving the original house built on the lot. Because the construction will meet the requirements of the 3 Variance for Floor Area Ratio 2714 Easton Drive California Building and Fire Codes, 2013 Edition as amended by the City of Burlingame, the project will not be detrimental to public health, safety, or welfare. The proposed changes include a set of French doors beneath the loggia, which match the existing French doors at that level and result in a more balanced, architecturally consistent design. For these reasons, the proposed 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: that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 8, 2015 sheets A1.1 through A3.3, L1, L2, and S1; 2. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 3. that the conditions of the Engineering Division's November 30, 2015 memo, the Building Division's November 25, 2015 memo, the Parks Division's December 3, 2015 memo, and the Fire Division's December 2, 2015 memo shall be met; 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, 2013 Edition, 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: n � Variance for F/oor Area Ratio 2714 Easton Drive 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; and 11. that if the structure is demolished or the envelope changed at a later date, the Floor Area Ratio Variance, as well as any other exceptions to the code granted here, will become void. Erika Lewit Senior Planner c. Bill Cunningham-Corso, applicant and property owner Attachments: Minutes from the May 12, 2014 Design Review Study Meeting Applicant's Response to Commission's comments, date stamped January 4, 2016 Variance Application date stamped April 18, 2016 Application to the Planning Commission Engineer's letter relating to foundation, dated January 20, 2014 Photos of the exterior of the original and current residence (3 photos) Photos of the interior space (1 photo) Staff Comments Certificate of Occupancy for #B13-0092 and -0182, dated November 4, 2015 Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed April 15, 2016 Aerial Photo .7 CITY OF BURLINGAME PLANNING COMMISS/ON — Approved Minutes May 12, 2014 ■ Page 92, Item 6(2747 Burlingview Drive), commission comments should add a bullet "t transom windows are not a primary viewing area';� ■ Page 96, Item 7(4 La Mesa Court) should move reference to closing public he ' g to the end of discussion on page 17. ■ Page 18, Item 8(9139 Eastmoor Road), second bullet under Commissio omments should read "the existing stoop has a nice character';• ■ Page 18, Item 8(1139 Eastmoor Road), last bullet under Commis � n comments should read "too much like an addition';� ■ Page 20, Item 10 (2020 Hillside Drive), first bullet under Co ission comments should add "despite the attic being walled shuY;� ■ Page 23, Item 12 (325 Chapin Lane), additional Com �ssion comments should add a bullet reading "approval would be based on the analysis of the age and Turnbull historical evaluation';� ■ Page 24, Item 13 (1545 Los Montes Drive), cond bullet under Commission comments should indicate a 9-foot plate height; ■ Page 24, Item 13 (1545 Los Montes �ve), seventh bullet under Commission comments should indicate horizontal rather than ve ' al; ■ Page 25, Item 14 (1600 Trou le Drive), Commission comments should add a bullet indicating commissioners would like see balconies opening onto the courtyard. Motion passed 7-0-0-0. IV. APPROVAL OF A DA There were changes to the agenda. V. F were no comments from the floor. VI. STUDY ITEMS 2714 EASTON DRIVE, ZONED R-1—APPLICATION FOR FLOOR AREA RATIO VARIANCE TO CREATE NEW HABITABLE AREA IN AN EXISTING CRAWL SPACE WITHIN AN EXISTING SINGLE FAMILY DWELLING (BILL CUNNINGHAM-CORSO, APPLICANT AND PROPERTY OWNER; DIEBEL AND COMPANY ARCHITECTS. ARCHITECT) STAFF CONTACT: RUBEN HURIN All Commissioners had visited the project site. Commissioner DeMartini noted that he had met with the brother of the property owner and had received a tour of the property. There were no other ex-parte communications. Reference staff report dated May 12, 2014, with attachments. Senior Planner Hurin presented the report, reviewed criteria and staff comments. Commission comments: ■ Is it 6 feet for a crawl space to be included in the FAR? (Hurin: Yes) ■ The 4 foot overhangs are not contributing to the FAR. But are they included in lot coverage (Hurin: Yes, however the overhang at the front of the house is not added to the lot coverage since the existing landing underneath the overhang is already counted towards lot coverage.) ■ Revise Variance application to remove references to new 4 foot overhangs since they are not being included in the FAR calculation. ■ Revise Variance application to include discussion that mass and bulk is existing and already contributing to the FAR; could strengthen the argument for Variance. 2 C/TY OF BURL/NGAME PLANN/NG COMM/SS/ON — Approved Minutes May 12, 2014 ■ Since entire lowerfloor has a ceiling height of 7'-7", is it considered habitable? (Hurin: In calculating FAR, any area with a ceiling height greater than 6 feet is included, whether or not it is conditioned.) Is there a minimum ceiling height for a bedroom? (Hurin: Needs to check, thinks it is 7 feet.) ■ Laundry room is large, looks like it could be used for something else. (Hurin: In cases where it is a laundry room, it is not counted as a bedroom for parking purposes. However, there are enough parking spaces on the property for it to be a bedroom.) ■ Can we comment on front elevation? (Hurin: This application is not subject to Design Review). Design could be refined, has a roof overhang and attached trellis; seems awkward. ■ What was the pre-existing condition? Was the ceiling height befinreen 5'-0" and 5'-6"? (Hurin: Plan shows 5'-0"; applicant provided history of use of space in letter.) Applicant focused on whether it was conditioned space or not, but real issue is ceiling height. ■ Applicant used real estate document to show this area was existing, however it shows a difference in the FAR square footages; please explain difference. ■ Skeptical whether this can be approved. Understands the bulk is there, but if the application had come before and requested to dig out 2 feet not sure it could be approved. ■ Letter says space is legally grandfathered in. ■ Applicant has written that the FAR should not apply to pre-existing space. Not saying that all pre- existing space should not have a right to a Variance, but should be clear for the record that it is not the case, we review each application on its own merits, this is not a precedence for future reference. ■ It would be different if the ceiling height was already greater than 6 feet. This item was set for the regularAction Calendar when all the information has been submitted and reviewed by the Planning Division. This item concluded at 7:29 p.m. VII. ACTION ITEMS Consent Calendar - Items on the Consent Calendar are considered to be routine. They are ted upon simultaneously unless separate discussion and/or action is requested by the applicant, ember of the public or a Commissioner prior to the time the Commission votes on the motion to a� 2. 1312 CAPUCHINO AVENUE, ZONED R-1 — APPLICATION FOR ON EAR EXTENSION OF A PREVIOUSLY APPROVED APPLICATION FOR DESIGN REVIEW FO NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (GEURSE CONC UAL DESIGN, INC., APPLICANT AND DESIGNER� MARK BARRALOZA PROPERTY OWNER AFF CONTACT: RUBEN HURIN Commissioner Sargent moved approval of the Consent alendar based on the facts in the staff reports, Commissioner's comments and the findings in the s reports, with recommended conditions in the staff reports and by resolution. The motion was seco d by Commissioner Yie. Chair Bandrapalli called for a voice vote on the motion and it passed 7-0-0- . Appeal procedures were advised. This item concluded at 7:29 p.m. VIII. REGULAR ACTION ITEMS 3. CONSIDERATION OF HIS�dRIC PRESERVATION ORDINANCE — STAFF CONTACT: BILL MEEKER Reference staff repo ated May 12, 2014, with attachments. Community Development Director Bill Meeker presented the re . Commissi questions: ■ What does it mean "consider adoption by title only"? (Meeker: To adopt, the Commission does not need to read the entire resolution. Just the title needs to be included in the public record.) 3 Willi�m L. Cunningharrt-C4rso 2714 Easton DrPve Burlingame, CA. 940i0 �2esponse to Commission Remarics at May 12, 2014 {initial j Pfanning Cornmission Hear►n�: Most of the remarks centered on: 1. the condition af the remaining �fi3 sguare feet, speeifically about its F�eigh# and 2. the intent of the owner regarding ats potent�al uses in the futura 3_ 7he tequested 4' ovcrhangs Other ca�nrnents refated to: 4. the process of the remod�ling permits as it pertains ta the revi�w by tMe planning commission oi th� �levations and 5. differences in sq�are footage calculaiions Reply: 1. First and I believe forem�s#, is the is�ue a�the room height in the 263 square feet ofgrovnd floor area. YES, this area was af questionable and �aryin� height �nd would have required in and of itself a variante because it was nat uniformlyt�e hzight required for an aceupiable room per tt�e current codes_ 1# MAi' t�ave been legally occupiable at t�e time it was consiructed_ 5int� the filoor above i� was/is levef, it was likeEy that the pld toncre�e floor, which w�s cracked and later found to be NaT ccannetted ta the foundatian, had risen or settled unev�nly over time. For this reason and the eosts associated with replaeing the f(oor, R was decided initaally to orrtit that area from �he initiaf permit. Ti�e second permit, which fully repl�ced the en#ire �round floor and the majority of the faund�tion, render�d the problem moat as it was alf replaced ta cade. 2. The owner has made it ciear that it has na intentions to oct�py the raom as a bedro0m, This is despite the fact that planning has stated #he subjrct property can support a 5`� bedroom. With the r�modelir�g now completed, the house fUQW has 4 nice s�zed b�dropms, an the upper flaor, where they belong. Prior, there were only 3 bedrooms ort the t,ap f]otir b�ecause ofi a fame layout that accessed the master be�lroom 7HRU another roorrt. This was fixed. Secondly, there is NQ proper lau�d:ry room in Ch� house, even still. if�ere is a se# �f washer ancf dryer fi�o4ku,ps in ihe garage ({ame} and on� sir►gle stack +,vasher dryer {which is t�e smallest madej in a hafl clasei an the top b�draorrt floflr. No storage, no folding. �he nQarly ENTIRE purpose of this 263 square foot request is to get a proper laundry and 5torage room in the house. Ther� �s na subterEuge attempts a#oot by the owr�er fio "sneak'" an extra bedroom into the house. Additionally, given the irends �n higher end houses having wine sellers and the fa�ct that the taot�se now has a very nice front patio on th� ground floor right in frant of this room (outsid�), the owr��r tlecided #o add a wine roorn as a feature. �� .��..��.� �� J�,N -- 4 RF`�� Za�� C'TY OF BI,�RLING,��1E CD�-�LANfvfNG DI!1. 3. The reqliest for ihe 4' averh�ngs are withdrawn. 4_ The pianning departrrtent dictated t�t� process for the applitants prqcessing of EF�e rernodeling and a�l permits. 5. The owner purchased #he home in 2012 h8ving only tF�c reaitor listing as a reference. It was inc�uded in the original application only to demon5trate that the graund flaor was actively used arod part of th� hause$ operation_ ]t was not intended ta pravide an accurate calculati�n of square #ootages. The c�wner did nox measure ihe house square fopt��es in c►rder tt� rnake the purchase. The archiZetts calculations are accurate and we not done by the awner. The owner b�*�ieves tkaat this part�cular pre-existing space shouid ire not be subject to the F,4R restrictions and those pf�ee an unfair burden on its right to enjoy and imprpve space t�tat the owner presently owns and controls. Further, the re�lacement of the graund floor itself and founda#ion were permitted hy the city f�r safety and public welfare and th�s should nat b� held-against the owner nor ShDuid the minor beneiit of the increased height in the 263 square feet should not be taken-away from the owners right to use and enjoy as it tiwas nat voluntary but rather dictated by the unsafe structural conditions and further, rendered usatale by work cornpleted under a city issued perr�it. T�re owner �cknowledges that ANY variant� granted �re case-by ��se and based on its own merits_ The applitant believes that this case merits a v�riance. As a dec�icaEed real estafe professi�nal, ! am ��nfidEnt t�at tite process wi11 uftimately reward the �onest homeowner and ask the corr3mission to grant this request for variance. Thank you. CITY OF BURLINGAME AMENDED VARIANCE APPLICATION This application involves a small space located on the lowest level of the residence located at 2714 Easton Drive. This application supplements and amends the application submitted on November 16, 2015. By way of background, the residence at 2714 Easton is located at the top of a steep, terraced slope. The house had many fine design characteristics but was not considered to be "historic" and therefore not subject to mandatory preservation. Nonetheless, the neighborhood wanted to see it preserved and the applicant was willing to take on this difficult project. He agreed to maintain the exterior of the home while performing an e�ensive updating of the interior. The remodeling project grew to be much more expensive than originally intended. Much of the cost increase was attributable to the need to strengthen the foundation. Due to the nature of the soils on the site and the terraced lot, excavation beneath the existing structure had to be carried out by hand. Reinforced concrete and structural steel were added to achieve adequate support for the house and ensure seismic safety. The cost of the foundation work alone was approximately $1 million. This cost was not anticipated but was required in order to meet the goal of saving the existing structure. The space in question is approximately 263 square feet. It was, and is, located within the envelope of the pre-existing structure, on the left side of the lowest level of the home. Prior to the foundation work, this area had low ceilings and some exposed soil. It had been used as a laundry and for storage. But for the foundation work required to save the house, the space would not have been altered in any significant manner. There were far too many other aspects of the house that had to be addressed without trying to create a living space in this area. In order to carry out the foundation work, this area was further excavated, resulting in a room that now has sufficient height to qualify for human occupancy. The applicant did some work to temporarily finish the space during construction, intending to come back to the Planning Department to obtain approval to make it fully habitable. The applicant filed an application for a variance last year to address this situation and has been working with his consultants to finalize it. The applicant would like to utilize the space as a laundry room and storage area, which would require a minor variance from the floor area limits. The variance would have no material impact on any other property but would greatly improve the functionality of the house. Given the difficulties encountered in saving the house and the extraordinary expense of the foundation work that resulted in the creation of the space and the fact that it is located entirely within the confines of the original structure's walls, a variance is appropriate. RECE��I�I� APR � S '��i� CITY OF BURLINGAME CDD-PLANNING DIV. a. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. The property is steeply-sloped and terraced. Because of the nature of the lot, it is not feasible to excavate and install a true basement that would be exempt from the floor area calculations, as permitted by the Zoning Code. b. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property loss or unnecessary hardship might result from the denial of the application. The room in question was existing stor�ge space and is located within the confines of the original structure. Originally, it was not counted toward the floor area due to low ceiling heights in some areas. Because of the extensive excavation required in order to perform the foundation upgrades required to save the house, additional height was created, causing the space to be counted toward the floor area. Because of the steep terrain and the desire to maintain the original house, it is not feasible to add a true basement area that would be exempt from the floor area calculations. These conditions prevent the properiy from enjoying a right that is available to other properties in the area that do not have a similar steep slope and constitute a legal hardship. c. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. The property is limited to single family residential use. The proposed use of this particular space — laundry and storage — will not change the residential character of the existing property in any manner. The exterior of the house will not be changed. The space will not function as a bedroom and no additional parking will be required. d. 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 space in question is located behind a covered loggia area. Due to the steep slope, terracing, and setback beneath the loggia roof, the space is not easily visible from the street and cannot be seen from the homes on either side of 2714 Easton. Surrounding properties will not be affected in any manner if the space is used for laundry facilities and storage. When an owner undertakes the difficult and expensive process of preserving an existing home with architectural merit and a recognized position in the fabric of the neighborhood, some flexibility should be shown to make these projects feasible. Many developers who would have been happy to tear the house down and replace it with a"McMansion" that would have been at odds with the e�sting design character of the neighborhood. The applicant's project has yielded a beautiful, lasting structure, preserving the exterior of the structure while remodeling the interior to satisfy modern needs. Flexibility in these circumstances will be viewed as the City's positive support for preservation projects of this nature. r �;'�1l� S> BUFtIING�IME COMMUNITY DEVELOPMENT DEPARTMENT • S01 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 ❑ Conditional Use Permit � Variance ❑ Parcel #: ❑ Special Permit ❑ Other: PROJECT ADDRESS: 2�14 Easton Drive APPLICANT project contact person ❑ OK to send electronic copies of documents ❑ Name: Address BiIL Cunningham-Corso 2714 Easton Drive City/State/Zip: Burlingame, CA 94010 Phone: 310.765.0347 Fax: 310.378.9977 E-mail: biLl@cunninghamdevco.com ARCHITECT/DESIGNER Project contact person ❑ OK to send electronic copies of documents ❑ PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents ❑ Name: Bill Cunningham-Corso Address: 2�14 Easton Drive City/State/Zip: Burlingame, CA 94010 Phone: 310.765.0347 Fax: 310.378.9977 E-mail: bill@cunninghamdevco.com Name: Diebel and Company � Architects Address: PO Box 1044 City/State/Zip: B urli n g a m e, CA 94011 Phone: 650.558.8885 Fax: - E-mail: gdiebel@diebelstudio.com , ;, �.1 � �L � E .-w, , :- � ,,'i_INGAME �,r �� * Burlingame Business License #: 1g146 Variance to condition remaining 263 SF of ground floor. PROJECT DESCRIPTION: AFFADAVIT/SIGNATURE: f 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: Date: �� S' �� I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. /%- / � • �O/s Property owner's signature: Date: Date submitted: � L ' � C� '' � � * Verification that the project architect/designer has a valid Burlingame business license will be required by the Finance Department at the time application fees are paid. S: �HAND011TS�PCApplication.doc KEMBCON ENGINEERS STRUCTURAL AND CIVIL ENGINEERS P.O. BOX 389 MILLBRAE, CA 94030 650-343-8310 (voice) 650-343-8312 (fax) 20 January 2014 City of Burlingame Planning Department Burlingame, California RE: Deepened foundation at 2714 Easton Avenue To Whom It May Concern: I am the engineer of record for the alteration and addition to the existing building at the referenced address. Back in August of 2013, in the course of excavating for the underpinning of the exterior foundation at the West side of the tall crawlspace, it was discovered that the existing foundation was very shallowly founded and of less than adequate vertical section. The soil below this foundation was poorly consolidated below the footing and a portion of it had to be excavated in order to provide proper support for the new foundation. This new foundation at this area consisted of a reinforced concrete "ell-shaped" retaining wall. In order to resist lateral forces, a four inch thick reinforced concrete slab was constructed, level with the slab in the adjacent habitable space. This work was all done under building permit and I inspected and signed off on the installation of the reinforcement and the concrete formwork The drainage system behind the wall and the excavations were inspected and signed off upon by Pau Grishaber of PG Soils, the geotechnical engineer for the project. Please call me with any questions. Sincerely Eric Cox, RSE 3633 President � :y.� �ar ..`� y _ ' ', •+ .. � .. Y ' /� - :� • :� r �a •l� c� �' .0 � T,� , d ... _.. _ ._ f _ .,_ . . . _, . , _ . , . ... . . .. .... . .... . Y� � � , .� �� _ " '.. a * Zr � , i�;,* 1, + �, � �r� y�. • . , I-:y+ o' .r '� '>, ..x- ��, . k �� ' d ,� �� I ,'r' ' • � 1 ` ��y�` � `? ti ♦ ��,, r _ M, �. , . 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' �ri�.GYti 4' , 1� NM ,M � f � � �� a �. � � - .'� � :I � `," '. -;�. s �.`'� �y�� . ��:� � Project Comments Date: November 24, 2015 To: X Engineering Division (650) 558-7230 0 Building Division (650) 558-7260 � Parks Division (650) 558-7334 From: Planning Staff 0 Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Subject: Request for Floor Area Ratio Variance to convert crawlspace to habitable area at 2714 Easton Drive, zoned R-1, APN: 027-194-090 Staff Review: November 30, 2015 1. No comments at this time. Reviewed by: M. Quan Date: 11/30/15 Project Comments Date: To: From: November 24, 2015 � Engineering Division (650) 558-7230 � Building Division (650) 558-7260 � Parks Division (650) 558-7334 X Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Floor Area Ratio Variance to convert crawlspace to habitable area at 2714 Easton Drive, zoned R-1, APN: 027-194-090 Staff Review: November 30, 2015 Extend existing fire sprinkler system throughout the newly conditioned habitable space. Plans shall be submitted and approved through the Central County Fire Department prior to installation. Reviewed by: /� Date: �i�" % Project Comments Date: To: From: November 24, 2015 � Engineering Division (fi50) 558-7230 � Building Division (s�v) sss-72so X Parks Division (650) 558-7334 � Fire Division (650) 558-7600 0 Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Floor Area Ratio Variance to convert crawlspace to habitable area at 2714 Easton Drive, zoned R-1, ARN: 0�7-194-09Q Staff Review: November 30, 2015 1. Existing landscape and trees nat proposed for change. 2; No comments � Reviewed by: BD Date: 12/3/15 Project Comments Date: � From: November 24, 2015 0 Engineering Division (650) 558-7230 X Building Division (650) 558-7260 0 Parks Division (650) 558-7334 � Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Floor Area Ratio habitable area at 2714 Easton APN: 027-194-090 Staff Review: November 30, 2015 1) 2) 3) Variance to convert crawlspace to Drive, zoned R-1, On the plans specify that this project will comply with the 2013 California Building Code, 2013 California Residential Code (where applicable), 2013 California Mechanical Code, 2013 California Electrical Code, and 2013 California Plumbing Code, including all amendments as adopted in Ordinance 1889. Note: If the Planning Commission has not approved the project prior to 5:00 p.m. on December 31, 2016 then this project must comply with the 2016 California Building Codes. As of January 1, 2014, SB 407 (2009) requires non-compliant plumbing fixtures to be replaced by water-conserving plumbing fixtures when a property is undergoing alterations or improvements. This law applies to all residential and commercial property built prior to January 1, 1994. Details can be found at http• //www leginfo ca govJpub/09-10/bill/sen/sb 0401- 0450 f sb 407 bill 20091011 chaptered.html. Revise the plans to show compliance with this requirement. Specify on the plans that this project will comply with the 2013 California Energy Efficiency Standards. Go to http://www.energy.ca.qov/title24/2013standards/ for publications and details. 4) Place the following information on the first page of the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: 10:00 a.m. — 6:00 p.m. (See City of Burlingame Municipal Code, Section 13.04.100 for details.) Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a,m. and 5:00 p.m. Note: Construction hours for work in the public right of way must now be included on the plans. 5) On the first page of the plans specify the following: "Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphically illustrated on the Job Copy of the plans prior to performing the work. 6) Anyone who is doing business in the City must have a current City of Burlingame business license. 7) Provide fully dimensioned plans. 8) Provide a complete demolition plan that includes a legend and indicates existing walls and features to remain, existing walls and features to be demolished, and new walls and features. NOTE: A condition of this project approval is that the Demolition Permit will not be issued and, and no work can begin (including the removal of a� building components), until a Building Permit has been issued for the project. The property owner is responsible for assuring that no work is authorized or performed. 9) Rooms that could be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Rooms that could be used for sleeping purposes must have at least one window or door that complies with the egress requirements. On the elevation drawin_qs specify the location and the net clear opening height and width of all required egress windows. 2013 California Residential Code (CRC) §R310. 10)Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 11)Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 12)Provide handrails at all stairs where there are four or more risers. 2013 CBC § 1009. 13)Provide lighting at all exterior lan ngs., /= �__..� ..__._-_ � / ...-- -�� Reviewed by: `��--�`�"W� �� Date: 11-25-2015 Joe O �. 650- 8-7270 � _� CERTIFICATE OF OCCUPANCY CITY OF BURLINGAME BUILDING DIVISION This certificate issued pursuant to the requirements of Section 309.1 of the 1997 Uniform Administrative Code certifies that, at the time of issuance, this structure was in compliance with the requirements of this code and the ordinances of the City of Burlingame regulating building construction or use. PERMIT NUMBER B13-0092 / B13-0182 ADDRESS 2714 Easton Drive OWNER Cunningham-Corso William OCCUPANCY R-3 USE Single Family Dwelling POR1�(QNS OF BUILDING All 1NG OFFICIAI. 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L 'y _ . . � � '�l ^ � .. � -f, � Fi�'�r,{ �,��y � �.`,t 'a � I . �� - � r 1"��.� _ �_ _ .;� � � �� I' � � � �� ;. � I'� � 's �, 2714 Easton ,� � � � �:._�� _ z :�, `g � �► � � � , �: � �_ As-built interior door leading to the previous crawl space and the proposed wine room and laundry; located at the lower half story (same level as the game room). _ :�,: a� -� ,� � ,,�� -•i :�t : .d-, :� _ 1..,: �;.� : �� ` M i � � •�:� � � _.,� ,;� ,., 4 p'I'7 � ��.:.. p _. tie,_g4' �� b 2714 Easton As-built exterior, left side of the front elevation. Former crawl space was behind this wall. � � �, �� , 4_ � � � �� `',��• � �� I Y I � � y I !��' ..'�}'.,.� 1 � � � ~�"i. 2714 Easton As-built exterior, left side corner of the house. � � � RESOLUTION APPROVING CATEGORICAL EXEMPTION 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 a Floor Area Ratio Variance to convert former crawl space to habitable area at 2714 Easton Drive, Zoned R-1, Bill Cunninqham-Corso, propertv owner, APN: 027-194-090; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on April 25, 2016, 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 Variance is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such 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 25" dav of April, 2015, by the following vote Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and Variance 2714 Easton Drive Effective May 5, 2016 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 8, 2015 sheets A1.1 through A3.3, L1, L2, and S1; 2. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 3. that the conditions of the Engineering Division's November 30, 2015 memo, the Building Division's November 25, 2015 memo, the Parks Division's December 3, 2015 memo, and the Fire Division's December 2, 2015 memo shall be met; 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, 2013 Edition, 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; and EXHIBIT "A" Conditions of Approval for Categorical Exemption and Variance 2714 Easton Drive Effective May 5, 2016 11. that if the structure is demolished or the envelope changed at a later date, the Floor Area Ratio Variance, as well as any other exceptions to the code granted here, will become void. . CITY OF BURLINGAME " COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD � ' BURLINGAME, CA 94010 �'�'`T';, ''' .. PH: (650) 558-7250 � FAX: (650) 696-3790 - www.burlingame.org Site: 2714 EASTON DRIVE The City of Burlingame Planning Commission announces the PI�BL,�C 0"IEARING following public hearing on MONDAY, APRIL 25, 2016 ��'i'�CE at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Floor Area Ratio Variance ta convert crawlspace to habitable area at 2714 EASTON DRIVE zoned R-l. APN 021-194-090 Mailed: April 15, 2016 (Please refer to other side) Cit� of Burlinc�ame 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. William Meeker Community Development Director PUBLIC HEARII`1G PIOTICE (Please refer to other side) t a� � . , ,. � �s.� . � _ � _,�z �. �� • .�- � � � � � �v�� - . - � �� - ` � � � . � � �k . > >' � t a �cp , \ � ;G r �„ � �� : 6 . AdM N3l�J�+� ' � � � � ' c - �e'� £ F � � _ �� _ _" _ , �� . . `� ,.�+"' '-'� . . ' � '- _��_ � ,. � .� � � r . „� , . �� .. � � . Q - �� .. � �� _ ", � t , � .� � g ' � i.. , . . c � � � . , � ,�' � • i� ✓ P ' k ,k _ . . ' �-. ' • � � � - ' - J __ �;� 1 � 'i� , ,f . o2iiv,%rV'%�lie�e ": ,� �f � � ,. 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