HomeMy WebLinkAbout2723 Easton Drive - Staff Report�
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City of Burlingame
Design Review
Address: 2723 Easton Drive
Item No.
Consent Calendar
Meeting Date: May 9, 2011
Request: Design Review for a first and second story addition to an existing single family dwelling with an
attached garage.
Applicants and Property Owners: Mark and Sandy Moore APN: 027-195-200
Architect: Heidi Richardson, Richardson Architects Lot Area: 11,260 SF
General Plan: Low Density Residential 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.
Summary: The existing two-story house with an attached garage contains 3,624 SF (0.32 FAR) of floor area
and has four (4) potential bedrooms. The applicant is proposing to add 226 SF at the back of the house on
the first floor, 260 SF at the back of the existing second floor and to build a new 174 SF loft addition. With the
proposed addition, the floor area will increase to 4,121 SF (0.37 FAR) where the zoning code allows a
maximum of 4,703 SF (0.42 FAR). The proposed project is 582 SF below the maximum allowed FAR.
With the addition, the number of potential bedrooms will increase from four (4) to six (6). Three parking
spaces, finro of which must be covered, are required on site. The existing attached, finro-car garage (19'-5" x
20'-0" clear interior dimensions) meets the covered parking requirement for an existing attached garage. 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 application:
■ Design Review for a first and second story addition (CS 25.57.010).
2723 Easfon Drive
Lot Area: 11,260 SF Plans Date Stam ed: A ril 8, 2011
EXISTING ; PROPOSED ALLOWED/REQ'D
SETBACKS ;
� _ � ................................................................_...................._........__.�._........_...._..�......__....__.........._....................._...............................__.._.
_ .............................................................._........_.................._.._._.........: .. .................... .... ..... .........................._.....................................................,................................ .. ..
,
Front (1st flr): ; 34'-0" (to porch) No change 15'-0"
(2nd flr): ; 45'-0" ; 75'-6" 20'-0"
_......_.
_._......._...._......_.._..__..._.._....._......_............_.....: ................................................................... .... _... ..........................................,..................................................... ... ........_..........................................................................
_...._...._ .............._........... ---..._......_....__..........._..----.�....._..... _..._.__.
Side (right): � 9'-6" (to porch) � 29'-9" 7'-0"
i
(/eft): i 8'-10" (to porch) ; 10'-6" (to stairs) 7'-0"
__......_...__.._.._......._..._.... _ __...._..._..........._........._;...__....._ .............._.............................................................................................;...................................................................................................._.................. ........................:....---.................................._............_..-----.._...._......................_................._.
Rear (1st flr): ; 32'-11" (to garage) i no change 15'-0"
,
(2nd flr): j 53'-5" 48'-5" ' 20'-0"
_............_....---...._....__...__...........____..__............_..�__._.._r ..........................._........_............�................_..........._............................_. _. �.
Lot Coverage: ;
2,513.75 SF ................................................_2,600.75...SF....._...................................;.._..__...._...................................4,504 SF __._...._.._.._.....------
� 22% i 23% 40%
............................................._....._._....._...._............_........_.................._............_..._.......................__....._......._..........._.....__.._.....__...._.............._.............i....................................................................................................................................................;........................_.._......_......................................_...................................._....._......_.......__......
FAR: ; 3,624.2 SF 4,121.2 SF i 4,703 SF
' 0.32 FAR 0.37 FAR j 0.42 FAR'
� �
_..---- .......................................__........-----....._._._...__...__.�...__....._...__......__..._......_..---...._...-----....---------....._.__....---:.._.__._.._..._...._......._.........................................._............................................._..................�......................................................_..........................................................................__..._._......
# of bedrooms: ; 4 ; 6 ; ---
_............_...._ ............................._...__._......._...._...._. _....�.............._..._...__............_........_............_........._....._...._..__.._..._...........-�--._...._.._.._....__....................._...._..._......_........._........_.................................................�
_ ....................................
Parkin � 2 covered ,. 2 covered
g' i � ;
! (19'-5" x 20'-0") i (18' x 20')
� no change '
1 uncovered ; j 1 uncovered
� (9' x 20'-0") � � (9' x 20')
Design Review 2723 Easton Drive
EXISTING j PROPOSED � ALLOWED/REQ'D
Height: ; 22'-3" ; 23'-8" � 30'-0"
.......................................... ......................................._..............;....._..............................................._................................................._........_..........:_........ ..............................._................._........................_ ..........._...._.............__._....._;_...__......__......._....._....... ---..._.__._....__.............__.._.__.
DH Envelope: : complies ! complies ' CS 25.28.075
' (0.32 x 11,260 SF) + 1,100 SF = 4,703 SF (0.42 FAR)
Staff Comments: See attached comments from the City Engineer, Chief Building Official, Parks Supervisor,
Fire Marshal and NPDES Coordinator.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on April 25,
2011, the Commission commented on the proposed material of the sport court, the attachment of the zip-line
to an Oak tree, the proposed window manufacturer and the proposed landscaping and voted to place the item
on the Consent Calendar at the next available Planning Commission meeting (April 25, 2011, Planning
Commission Minutes). The architect submitted a response letter on April 28, 2011, to address the
Commission's comments.
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: Based on the findings stated by the Planning Commission in the attached
minutes of their April 25, 2011, Design Review Study meeting, that the proposed addition is good looking and
has been handled with care, and that the architectural style, mass and bulk of the addition will be consistent
with the existing house and the character of the neighborhood, the project is found to be compatible with the
requirements of the City's five design review guidelines.
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 the project shall be built as shown on the plans submitted to the Planning Division date stamped
April 8, 2011, sheets A0.0 through A3.4, Survey and Landscape Plan;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staff);
3. that any changes to the size or envelope of the basement, first or second floors, or garage, which
would include adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the Chief Building Official's April 8, 2011 and March 7, 2011 memos, the City
Engineer's March 15, 2011 memo, the Fire Marshal's March 9, 2011 memo, the Parks Supervisor's
April 4 and April 12, 2011 memos, and the NPDES Coordinator's March 7, 2011 memo shall be met;
�
Design Review 2723 Easton Drive
5. 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;
6. 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;
7. 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;
8. 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;
9. 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;
10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010
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:
11. that prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as window
locations and bays, are built as shown on the approved plans; architectural certification documenting
framing compliance with approved design shall be submitted to the Building Division before the final
framing inspection shall be scheduled;
12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Division; and
13. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the project has been built according to the
approved Planning and Building plans.
Erica Strohmeier
Associate Planner
c. Mark and Sandy Moore, 2723 Easton Drive, Burlingame, CA 94010, property owners.
Heidi Richardson, Richardson Architects, 219 Shoreline Highway, Mill Valley, CA 94941, architect.
3
De�ign Review
Attachments:
Applicant's Response to Commission's comments, date stamped April 28, 2011
Minutes from the April 25, 2011, Planning Commission Design Review Study Meeting
Application to the Planning Commission
Photographs of streetscape, date stamped March 4, 2011
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed April 29, 2011
Aerial Photo
2723 Easton Drive
4
�Ricfiardson l architects I
#����� �i ��
��,PR 2 8 2011
27 April, 2011
;"�;i"� Y OF B�RLIN�AME
Erica Strohmeier ��''�P!,!��!r.fir��; ^'�'
Community Development Department - Planning Division
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
Dear Erica:
2723 Easton Drive Design Review
I'm writing you to follow-up on a number of points raised at the committee meeting, as
requested:
1. I can confirm that we are not anticipating any changes to the drawings as submitted and
presented at the design committee meeting of 25 April ,2011.
2. The concern regarding window manufacturers was raised, and we are presently in
discussions with several window suppliers including Loewen and Jeld-Wen. The
intention is to match the existing windows as closely as possible using a wood double-
glazed sash, with true divided lights and replicated moldings.
3. We've noted the concerns of the committee to consider more drought-tolerant and low-
water planting specimens to be included in the landscaping, as well as a permeable
surface in the new'Sports Court' in lieu of the asphalt shown. We intend to work with the
landscaper to review plant selection and pavement to make the scheme more eco-
friendly as suggested once we get to site.
4. In regards to the concerns raised by the neighbor to the West, we believe that the
scheme as it stands should not be amended. The high windows on the side wall of the
Loft Room are a good distance away from the neighbors' house, are above eye level
from inside so would pose no potential for overlooking, create no more `glow' than any of
the other West-facing windows, and are an important architectural feature of the new
addition. The suggestion of replacing the high windows with a skylight is not only
unnecessary, but a skylight would be out-of-character with the fenestration pattern of the
existing house. We are keeping the design as it stands. But as the project progresses,
Mark and Sandy Moore will keep communication with their neighbor open and be
considerate to any further concerns raised.
Please don't hesitate to contact me with any other questions or concerns. We look forward to
your Department's approval.
Regards,
John Onken RIBA, intl. assoc AIA
219 Shoreline Highway � Mi�� Va��EY, ca 94941 � TE�. 415.380.0474 � Fax 415.380.0470
W W W. RIC HARDSONARCH ITECTS.COM
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� BURLPNGAME ��
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CC INITY DEVELOPMENT DEPARTMENT • 501 P :osE Roa� • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.37� www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
� �
Design Review ❑ Variance ❑ Parcel #: 027-1q� �200 l� �
❑ Conditional Use Permit ❑ Special Permit ❑ Other:
PROJECTADDRESS: �L12�J �/��I�/►i �ve
O Please indicate the contact person for this project
APPLICANT project contact persor�jiND PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents � /��� OK to send electronic copies of documents ❑
1" �
Name: V Y� r� Name:
Address: 2'v/ ���%f(/►r �VY'� Address:
City/State/Zip: V�il'iQ�il1� � �. �`'{O! o
Phone: ��'✓(�I- ��P�J� 1p�%dD
Fax:
i � l� ;I � /
City/State/Zip:
Phone:
Fax:
E-mail:
ARCHITECT/DESIGNER pro�tco�tactperson�pi�j
OK to send electronic copies of documents �
Name: �i! DI '� I G�fiA'F Dhb� � �GI�A?��D11� �ZGN'1 �il�J � � � � � �d � �
Address: Z�� �N'D�,G/VlNr'/ 1�'WY MAR —4 �QLI
City/State/Zip: �I�w V�� (,A' ��'g�f'1 �'ITYOFBURLINGAM�
Phone: �H�J �%�D ��I'7� %� ZD� ���� 1�� � ��� CDD-PLANNING DIV.
Fax: ---q'I�J %I�10 OQ'1 D
E-mail: � %�l, �IGI��-�ID� A'j2G�'i"1r�G�'1��8(,DW�
* Burlingame Business License #: 2L0 �J� �
PROJECT DESCRIPTION: �D -��.� � %a �1hT1Nfl -.3 � � �" �5'�' �7ID�i/vG� ��-
, --
/�' ToTA'� D� �. �'� �,5F W�l"�� '/',703 bP Ih A�l.I�D WiY�LG
AFFADAVIT/SIGNATURE: I here certify un enalty of perjury that the information given herein is true and correct to the
best of my knowledge and eli f.
Applicant's signature: Date: ��7i��) �
I am aware of the proposed applicat�on and hereby authorize the above applicant to submit this application to the Planning
Commission.
Property owner's signatur : �..s�L�- � Date: ��y���
Date submitted: �1 `�l ��
* 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.
❑ Please mark one box above with an X to indicate the contact person for this project.
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Project Comments
Date:
To:
From:
March 7, 2011
d City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ Parks Supervisor
(650) 558-7334
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: March 7, 2011
1. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system.
2. The project shall, at its own cost, design and construct frontage public
improvements including curb, gutter, driveway and other necessary
appurtenant work.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 3/15/2011
Date: Revised Plans Submitted April 8, 2011
To: ❑ City Engineer
(650) 558-7230
�hief Building Official
(650) 558-7260
❑ Parks Supervisor
(650) 558-7334
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
From: Planning Staff
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: N/A
No further comments.
All conditions of approval as stated in the review dated 3-7-2011 will apply to this
project.
Reviewed by
:4-8-2011
Date:
To:
From:
March 7, 2011
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ Parks Supervisor
(650) 558-7334
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: March 7, 2011
1) }On the plans specify that this project will comply with the 2010 California Building
Code, 2010 California Mechanical Code, 2010 California Electrical Code, and
2010 California Plumbing Code, including all amendments as adopted in
^
Ordinance 1856-2010.
� Specify on the plans that this project will comply with the 2008 California Energy
� Efficiency Standards.
Go to http://www.enerqy.ca.gov/title24/2008standards/ for publications and
details.
� 3)�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.)
:�'�� 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 in these
plans prior to performing this work.
5) Anyone who is doing business in the City must have a current City of Burlingame
business license.
6) Provide fully dimensioned plans.
7) Provide existing and proposed elevations.
8) Provide a complete demolition plan that indicates the existing walls, walls to be
demolished, new walls, and a legend. NOTE: The Demolition Permit will not
be issued and, and no work can begin, until a Building Permit has been
issued for the project.
9) Show the distances from all exterior walls to property lines or to assumed
__property lines
���dicate on the plans that a Grading Permit, if required, will be obtained from the
pepartment of Public Works.
��ooms that can be used for sleeping purposes must have at least one window or
door that complies with the egress requirements. Specify the size and location of
all required egress windows on the elevation drawings.
12)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.
13)Provide handrails at all stairs where there are four or more risers.
14)Provide lighting at all exterior landings.
NOTE: A written response to the items noted here and plans that specifically
address items 1, 2, 3, 4, 10, and 11 must be re-submitted before this project
can move forward for Planning C mission action.
-/,_,,....-_
Reviewed by• Date: �3�-���?� i I
v �.
Project Comments
March 7, 2011
Date:
To: ❑ City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
B�Parks Supervisor
(650) 558-7334
From: Planning Staff
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: March 7, 2011
� /�p `oo �S D v..? w L`� �r. rcc
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Reviewed by:
Date: �/y��
lt
Project Comments
Date:
March 7, 2011
To: ❑ City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
�Parks Supervisor
(650) 558-7334
From: Planning Staff
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
StafF Review: March 7, 2011
� /✓p r `oo �s d v-= � L ., �,� �ia � � .� G�GGf i'Y4'iN
�f S� r i•f ��y(r Gt �� ,�i 4``/ l�t.kJa� C�l/`iKl�
��� u n i
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�r- r.te aG6oy, �.
Reviewed by:
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Date: �/y��
Y�
Project Comments
Date:
To:
From:
March 7, 2011
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� Parks Supervisor
(650) 558-7334
� Recycling Specialist
(650) 558-7271
0 Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: March 7, 2011
Provide a residential fire sprinkler throughout the residence.
1. Provide a minimum 1 inch water meter.
2. Provide backflow prevention device/double check valve assembly —
Schematic of water lateral line after meter shall be shown on Building
Plans prior to approval indicating location of the device after the split
between domestic and fire protection lines.
3. Drawings submitted to Building Department for review and approval shall
clearly indicate Fire Sprinklers shall be installed and shop drawings
shall be approved by the Fire Department prior to installation.
RECEIVED
MAR 1 0 ?p>>
CITY OF BURLINGAME
CDD-PLANNING DIV.
Reviewed by: �� L?�,C��,
Date: g �'y1..►�_!l
Project Comments
Date:
To:
From
March 7, 2011
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� Parks Supervisor
(650) 558-7334
Planning Staff
0 Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
� City Attorney
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: March 7, 2011
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement Best
Management Practices (BMPs) during construction.
Please include a list of construction stormwater pollution prevention best
management practices (BMPs), as project notes, when submitting plans for a
building permit. Please see attached brochure for guidance. The brochure may also
be down loaded directly from "flowstobay.org." It is recommended that the
construction BMP's be placed on a separate full size plan sheet (2' x 3` or larger as
appropriate) for readability.
For additional assistance, please contact Kiley Kinnon, Stormwater Coordinator, at
(650) 342-2727.
RECEIVED
MAR - 8 2011
Reviewed by: �
� , ���-�.
CITY OF BURLINGAME
C D-P NNING DN,
Date: '�� �� �
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Stormwater Pollution Prevention Program
Pollution Prevention — It's Part of the Plan
It is your responsibility to do the j ob right!
Runoff from sueets and other paved azeas is a majar source ofpollution in local creeks, San Francisco Bay and the Pacific Ocean.
Conshuction activities can direcdy affect the health of our waters unless contractors and crews plan ahead to keep dirt, debris, and other
conshuction �vaste away from storm drains and creeks. Following these guidelines will enslue your compliance with local skormwater
ordinance requirements_ Remembey ongoing monitoring and maintenance of installed conh-ols is crucial to proper �plementation_
Heavy Earkh-Moving Roadwork & Paving F iesh Conciete Painting & Application
Equipment Activities � Mortar Application of Soive�ts 8� Adhesives
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RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Desiqn Review for a first and second story addition to an existinq single family dwellinp with an
attached qarage at 2723 Easton Drive, zoned R-1, Mark and Sandv Moore, proqertv owners,
APN: 027-195-200;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
Mav 9, 2011, 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 Article 19, 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.
2. Said Design Review is approved subject
attached hereto. Findings for such Desig
minutes, and recording of said meeting.
to the conditions set forth in Exhibit "A"
n Review are set forth in the staff report,
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 9'h dav of Mav, 2011 by the following
vote:
Secretary
�
EXHIBIT "A"
Conditions of approval for Categorical Exemption and Design Review.
2723 Easton Drive
Effective May 19, 2011
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped April 8, 2011, sheets A0.0 through A3.4, Survey and Landscape Plan;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review (FYI or amendment to be determined by Planning staff);
3. that any changes to the size or envelope of the basement, first or second floors, or garage,
which would include adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the Chief Building Official's April 8, 2011 and March 7, 2011 memos, the
City Engineer's March 15, 2011 memo, the Fire Marshal's March 9, 2011 memo, the Parks
Supervisor's April 4 and April 12, 2011 memos, and the NPDES Coordinator's March 7, 2011
memo shall be met;
5. 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;
6. 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;
7. 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;
8. 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;
9. 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;
10. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, 2010 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:
.,
�
EXHIBIT "A"
Conditions of approval for Categorical Exemption and Design Review.
2723 Easton Drive
Effective May 19, 2011
11. that prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at framing,
such as window locations and bays, are built as shown on the approved plans; architectural
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled;
12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the
roof ridge and provide certification of that height to the Building Division; and
13. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
, � .
, �, .
,
. CITY OF BURLINGAME
, ' COMMUNITY DEVELOPMENT D
BURLINGAME 501 PRIMROSE ROAD
� BURLINGAME, CA 94010
1 PH: (650) 558-7250 • FAX: (650)
- www.burlingame.org
'ARTMENT ,,_
_�� •
:'� �
�
- "��� ��' _
Site: 2723 EASTON AVENUE -""- - �
The City of Burlingame Planning Commission announces
the following public hearing on MONDAY, May 9,
2011 at 7:00 P.M. in the City Hall Council Chambers,
501 Primrose Road, Burlingame, CA:
Application for Design Review for a first and second
story addition to an existing single family dwelling at
2723 EASTON AVENUE zoned R-l.
APN 027-195-200
Mailed: April 29, 2011
(Please refer to other side)
PUBLIC HEARING
NOTICE
City of Burlingame
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
(Please refer to other side)
PUBLIC HEARING NOTICE
. . . .
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City of Burlingame
Design Review
Address: 2723 Easton Drive
Item No.
Design Review Study
Meeting Date: April 25, 2011
Request: Design Review for a first and second story addition to an existing single family dwelling with an
attached garage.
Applicants and Property Owners: Mark and Sandy Moore
Architect: Heidi Richardson, Richardson Architects
General Plan: Low Density Residential
APN: 027-195-200
Lot Area: 11,260 SF
Zoning: R-1
Summary: The existing two-story house with an attached garage contains 3,624 SF (0.32 FAR) of floor area
and has four (4) potential bedrooms. The applicant is proposing to add 226 SF at the back of the house on
the first floor, 260 SF at the back of the existing second floor and to build a new 174 SF loft addition. With the
proposed addition, the floor area will increase to 4,121 SF (0.37 FAR) where the zoning code allows a
maximum of 4,703 SF (0.42 FAR). The proposed project is 582 SF below the maximum allowed FAR.
With the addition, the number of potential bedrooms will increase from four (4) to six (6). Two parking spaces,
one of which must be covered, are required on site. The existing attached, finro-car garage (19'-5" x 20'-0"
clear interior dimensions) meets the covered parking requirement for an existing attached garage. 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 application:
■ Design Review for a first and second story addition (CS 25.57.010).
2723 Easton Drive
Lot Area: 11,260 SF Plans Date Stam ed: A ril 8, 2011
� EXISTING I PROPOSED 'j ALLOWED/REQ'D
SETBACKS ;_ I i
r— -----------.._.. ---------- -� — --
Front (1st flr): j 34'-0" (to porch) i No change � 15'-0"
(2nd flr): � 45'-0" 75'-6" ; 20'-0"
----- ------�---.._—._ � _ �� __.—. i � „ � ��
Side (righi): � 9-6 (to porch) 29 -9 7-0
(left): i 8'-10" (to porch) ; 10'-6" (to stairs) � 7'-0"
Rear (1st flr): ; 32'-11" (to garage) no change ; 15'-0"
(2nd flr): � 53'-5" j 48'-5" j 20'-0"
---; ---�—
Loi Coverage: ' 2,513.75 SF 2,600.75 SF � 4,504 SF
' 22% 23% � 40%
i
— --_—_.; _......------�------- -----;-----
FAR: j 3,624.2 SF j 4,121.2 SF j 4,703 SF
,
� 0.32 FAR j 0.37 FAR i 0.42 FAR'
_---- --- --�---._.,......._.. _—..—..-----�------ —
# of bedrooms: ; 4 � _ 6 _ _ � _ _--- _ _
Parking: � 2 covered � ; 2 covered
(19�-5�� X 20�-0°�� i i (� s� X 20��
; no change j
; 1 uncovered � 1 uncovered
; (9' x 20'-0") � C (9' x 20')
.._.__..�...._.._..__.—.__, _�..----- --...—..---- , ----- -----;—
Height: j 22'-3" � 23'-8" � 30'-0"
---- � �------ ....----.;_..._......._..-----._..—....---------._.......__....__._.._...._.f_.._...---- -- ------
DH Envelope: j complies ; complies CS 25.28.075
(0.32 x 11,260 SF) + 1,100 SF = 4,703 SF (0.42 FAR)
Design Review
2723 Easton Drive
Staff Comments: See attached comments from the City Engineer, Chief Building Official, Parks Supervisor,
Fire Marshal and NPDES Coordinator.
Erica Strohmeier
Associate Planner
c. Mark and Sandy Moore, 2723 Easton Drive, Burlingame, CA 94010, property owners.
Heidi Richardson, Richardson Architects, 219 Shoreline Highway, Mill Valley, CA 94941, architect.
Attachments:
Application to the Planning Commission
Photographs of streetscape, date stamped March 4, 2011
Staff Comments
Notice of Public Hearing — Mailed April 15, 2011
Aerial Photo
2
� r�'`�"'�
6URLINGAME
�
CO' 'JNITY DEVELOPMENT DEPARTMENT • 501 P� -�ose Ro,ao • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.379� www.buriingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
y �
�f Design Review ❑ Variance ❑ Parcel #: b27-lqr'J -200 l� �
❑ Conditional Use Permit ❑ Special Permit ❑ Other:
PROJECT ADDRESS: �L� 2�J ��GI� � ��
0 Please indicate the contact person for this project
APPLICANT project contact persor�jiNd PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents � ���� OK to send electronic copies of documents ❑
Name: �Y�L. �Ih� �j��1�.0 �Y� Name:
Address: 2��% �/�`J� '�Y'� Address:
City/State/Zip: f/1�1�1� Yt1Q. � l/pl. �`'� 01 0
Phone: ��(%- �(Q�'j- (��dD
Fax:
E-mail: 5 nd�� no�dm��,GDYYI
City/State/Zip:
Phone:
Fax:
E-mail:
ARCHITECT/DESIGNER Pro�ectcontactperson�`C�j
OK to send electronic copies of documents �
Name: �l�'i�IG�'A�-Dh��� �G�fl?�D�✓a11% �ZGb11�ili�'I ���+�r�:�`��
Address: ���I h�'iD�'�VING 1'iWY MAR - 4 ZQII
City/State/Zip: �!�w Vrlvvr/� �I" q��-1 � CITY OF BURLINGAEv4`
Phone: �'1�J �IdD ��'1 �F � 'I.IJ� ���� Lv� � �D� CDD-PLANNING DIV.
Fax: �'Ir? %I�0 D�'7D
E-mail: �II �!, �I G�'�-I�'��iV ��-(.N'1 r�(�1.� LD�
* Burlingame Business License #: 2� �� �
PROJECT DESCRIPTION: �%D -�a � � %� �Xf�INfl � � t �"" �SF �7I,D�i/UG� �D/Z-
A' ��T`I'� D� �. o�� 5F W�-i"�� �/',?03 5G J� iN.� WiY�L�
AFFADAVIT/SIGNATURE: I here c rtify un enalty of perjury that the information given herein is true and correct to the
best of my knowledge and eli f.
Applicant's signature: Date: �f 7i�1 � �
I am aware of the proposed applicat'on and hereby authorize the above applicant to submit this application to the Planning
Commission.
Property owner's signatur : � / � Date: -3%y���
Date submitted: 31 `�! ��
* 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.
❑ Please mark one box above with an X to indicate the contact person for this project.
—
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Project Comments
Date:
To:
From:
March 7, 2011
[� City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ Parks Supervisor
(650) 558-7334
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: March 7, 2011
1. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system.
2. The project shall, at its own cost, design and construct frontage public
improvements including curb, gutter, driveway and other necessary
appurtenant work.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 3/15/2011
Date: Revised Plans Submitted April 8, 2011
To: CI City Engineer d Recycling Specialist
(650) 558-7230 (650) 558-7271
�hief Building Official ❑ Fire Marshal
(650) 558-7260 (650) 558-7600
From:
❑ Parks Supervisor
(650) 558-7334
Planning Staff
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: N/A
No further comments.
All conditions of approval as stated in the review dated 3-7-2011 will apply to this
project.
Reviewed by:
:4-8-2011
Date:
To:
From:
March 7, 2011
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ Parks Supervisor
(650) 558-7334
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: March 7, 2011
1) On the plans specify that this project will comply with the 2010 California Building
�� � Code, 2010 California Mechanical Code, 2010 California Electrical Code, and
2010 California Plumbing Code, including all amendments as adopted in
Ordinance 1856-2010.
/2 Specify on the plans that this project will comply with the 2008 California Energy
;., Efficiency Standards.
Go to http•//www enerqv ca qovltitle24/2008standards/ for publications and
details.
,� Place the following information on the first page of the plans:
r "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.)
�� 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 in these
plans prior to performing this work.
5) Anyone who is doing business in the City must have a current City of Burlingame
business license.
6) Provide fully dimensioned plans.
7) Provide existing and proposed elevations.
8) Provide a complete demolition plan that indicates the existing walls, walls to be
demolished, new walls, and a tegend. NOTE: The Demolition Permit will not
be issued and, and no work can begin, until a Building Permit has been
issued for the project.
9) Show the distances from all exterior walls to property lines or to assumed
_�roperty lines
�"0)I dicate on the plans that a Grading Permit, if required, will be obtained from the
;,��epartment of Public Works.
ooms that can be used for sleeping purposes must have at least one window or
door that complies with the egress requirements. Specify the size and location of
all required egress windows on the elevation drawings.
12)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.
13)Provide handrails at all stairs where there are four or more risers.
14)Provide lighting at all exterior landings.
NOTE: A written response to the items noted here and plans that specifically
address items 1, 2, 3, 4, 10, and 11 must be re-submitted before this project
can move forward for Planning C mmission action.
Reviewed by• �".� --- -- Date: �3�-���?� i l
i
�
Project Comments
Date
March 7, 2011
To: ❑ City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
O�Parks Supervisor
(650) 558-7334
From: Planning Staff
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: March 7, 2011
� Np �oa �t 0 V-P v L " �,;� �ia �
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Reviewed by:
Date: �/y��
Yt
Project Comments
Date:
March 7, 2011
To: ❑ City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
0'�Parks Supervisor
(650) 558-7334
From: Planning Staff
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: March 7, 2011
� /!�o . �-oo fS a v.� � L " �,;� �rli � � G�u.t 7wyl�
�f S � r �- � C�( �
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Reviewed by:
Date: �/y�j
Y�
Project Comments
Date:
To:
From:
March 7, 2011
� City Engineer
(650) 558-7230
0 Chief Building Official
(650) 558-7260
� Parks Supervisor
(650) 558-7334
� Recycling Specialist
(650) 558-7271
0 Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: March 7, 2011
Provide a residential fire sprinkler throughout the residence.
1. Provide a minimum 1 inch water meter.
2. Provide backflow prevention device/double check valve assembly —
Schematic of water lateral line after meter shall be shown on Building
Plans prior to approval indicating location of the device after the split
between domestic and fire protection lines.
3. Drawings submitted to Building Department for review and approval shall
clearly indicate Fire Sprinklers shall be installed and shop drawings
shall be approved by the Fire Department prior to installation.
RECEIVED
MAR 1 0 ?.011
CITY OF BURLINGAME
CDD-PLANNING DIV.
Reviewed by: �� �� :[.�.%�.
Date: q� i�_!�
Project Comments
Date:
To:
From:
March 7, 2011
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� Parks Supervisor
(650) 558-7334
Planning Staff
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
� City Attorney
Subject: Request for Design Review for a first and second story addition to an
existing single family dwelling at 2723 Easton Drive, zoned R-1,
APN: 027-195-200
Staff Review: March 7, 2011
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement Best
Management Practices (BMPs) during construction.
Please include a list of construction stormwater pollution prevention best
management practices (BMPs), as project notes, when submitting plans for a
building permit. Please see attached brochure for guidance. The brochure may also
be down loaded directly from "flowstobay.org." It is recommended that the
construction BMP's be placed on a separate full size plan sheet (2' x 3` or larger as
appropriate) for readability.
For additional assistance, please contact Kiley Kinnon, Stormwater Coordinator, at
(650) 342-2727.
RECEIVED
MAR - � 20 it
_J �
Reviewed by: �� r
"l
J , `����,
CITY OF BURLINGAME
C D-P NNING QtV.
Date: �� �'t � �
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It is your responsibility to do the j ob right!
Runoff from sueeLs and other paved areas is amajor source ofpollution in local creeks, San Frsncisco Bay and the Pacific Ocean.
Construction activities can dinectly affect the health of our waters unless contractors and crews plan ahead to keep dirt, debris, and other
construction �vaste away from stoim drains aud creeks. Following these guidelines will ensure your complianca with local seormwater
ordinance requirements: Remembey ongoing monitoring and mA�nrP.,A„ce of installed conh�ols is crucial to prpper implementation.
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�
. CITY OF BURLINGAME
; COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD �--;., �� �' � �
BURLINGAME, CA 94010 � ` 1� �.� �__� -G.``= -
F: .� .. ,.�.. -- _
'f PH: (650) 558-7250 • FAX: (650�=696�37-..g�.�:;:_=� -
- - www.burlingame.org - -__-_ _- _--_ __
��`.:. "' - '
. �=� w_ 4. .^-� � �:�
Site: 2723 EASTON AVENUE �_-�``���''`~"J
The City of Burlingame Planning fommission announces
the following public hearing on MONDAY, APRIL 25,
2011 at 7:00 P.M. in the City Hall Council [hambers,
501 Primrose Road, Burlingame, CA:
Application for Design Review for a first and second
story addition to an existing single family dwelling at
2723 EASTON AVENUE zoned R-l. APN 027-195-200
Mailed: April 15, 2011
(Please refer to ofher side)
; �, t'1 .-� r4 r i ,
R, 4�E i �Ewf L
� f ..: . ,�
.__ -_ -_-.. C;_'- .
l_; : �'"'v:' ? S `�_ �
PUBLIC HEARING
NOTICE
Citv of Burlinq�
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, Catifornia.
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 HEARING NOTICE
(Please refer to other side)
,; � - ;�►r ^R�,� � -�,•� � - . �v� � , �-_ _. -<� 4 �
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