HomeMy WebLinkAbout2723 Easton Drive - Staff ReportCity of Burlingame
Design Review Amendment and Variance
Address: 2723 Easton Drive
item No. �
Regular Action
Meeting Date: November 26, 2012
Request: Amendment to Design Review for changes to a previously approved first and second story
addition to an existing single family dwelling with an attached garage and Variance for no interior
access between the first floor and lower level.
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
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: An application for Design Review for a first and second story addition to an existing
single family dwelling with an attached garage at 2723 Easton Drive was approved by the Planning
Commission on May 9, 2011 (May 9, 2011, Planning Commission Meeting Minutes attached).
On June 2, 2011, the applicant submitted an application for a permit to the Building Division and a set of the
building plans were routed to the Planning Division for plan check. On June 21, 2011, the Planning Division
reviewed and approved the building permit plan set, noting that the plans were consistent with those
approved by the Planning Commission for Design Review. However, a Building Permit was not issued at that
time because there were outstanding comments from other City departments.
The applicant resubmitted revised plans and a response letter to the Building Division on July 12, 2011 to
address the outstanding comments from the other departments. These revised plans included changes to
the approved lower level of the house that increased the ceiling height of the lower level from 5'-11" to 6'-11"
and that increased the square footage of the lower level by 486.2 SF. The response letter from the applicant
included a section in it titled "Planning" that described the proposed changes and how they affected the FAR
calculation. However, because the plans were already reviewed and approved by the Planning Division, and
because the Permit Technician was not directly made aware that there was a change included in the plans
that increased the floor area, the revised plans were not routed to the Planning Division for their review and
approval. Therefore, when the Building Permit was issued for the project on August 8, 2011, the job copy of
the plans included an illegal configuration between the first floor of the house and the lower level because
there was no interior access provided to the newly included improved area.
On July 11, 2012, the Planning Division conducted a final inspection of the project and noted the changes
that were made to the lower level of the house. The project planner discussed these changes with the project
contractor, reviewed the job copy of the plans and researched the situation in the project file. After a
discussion with the Community Development Director and multiple discussions with the property owners and
project architect, it was determined that a Design Review Amendment and Variance for no interior access
would be required in order to maintain the existing configuration of the house. The applicant submitted an
application for Design Review Amendment and Variance on November 2, 2012.
Proposed Revisions: The applicant is now requesting an Amendment to Design Review in order to preserve
the 486.2 SF of added floor area on the lower level of the house and a Variance for not providing interior
access between the first floor and the lower level.
The applicant submitted a Variance application, a letter describing all of the changes in the plans,
photographs of the lower level and originally approved and as-built floor plans and building elevations on
November 2, 2012. Other than the changes listed above, there are no changes to the design of the house.
The applicant is requesting the following applications:
Design Review
2723 Easton Drive
Amendment to Design Review for changes to a previously approved first and second story
addition to an existing single family dwelling with an attached garage; and
Variance for not providing interior access between the first floor of the house and the lower level
(CS 25. 26.080).
Project Summary (based on plans date stamped April 8, 2011 and revised November 2, 2012): 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 a 486.2 SF lower level storage area, 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 4,607.4 SF (0.41 FAR) where the
zoning code allows a maximum of 4,703 SF (0.42 FAR). The proposed project is 96 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, two of which must be covered, are required on site. The existing attached, two-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 was approved for the following application on May 9, 2011:
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: November 2, 2012 and A ril 8, 2011
APPROVED AS-BUILT ALLOWED/REQ'D
4/8/2011 11 /2/2012
SETBACKS :
. . . .................. .......... ................................................................ .............. .. .. .... .
Front (1st flr): 34'-0" (to porch) 15'-0"
' no change
(2nd fIr): ' 45'-0" 20'-0"
.....,.
, ....................................................................................................................................................,...............
Side (right): 9'-6" (to porch) 7'-0"
, „ no change
(left): ; 8 -10 (to porch) 7'-0"
...._ .................................... .. ... ,.............................................................. ........
Rear (1st fIr): ; 32'-11" (to garage) 15'-0"
no change
(2nd flr): 48'-5" 20'-0"
. ............................ ........................................................ . ... ....... ......,..... ,.
Loi Coverage: 2,600.75 SF 4,504 SF
23% no change 40%
......................................................................................_................................................................................................................................._.................
: ....................................................................................................................................................
FAR: ; 4,121.2 SF 4,607.4 SF 4,703 SF
0.37 FAR 0.41 FAR 0.42 FAR'
....._ .............................. . _............................................. ...
: ..................................................................................................................... . .... ...
# of bedrooms: ; 6 no change ---
_ .................................................... .. ......... _..
_
Parking: 2 covered 2 covered
(19'-5" x 20'-0") (18' x 20')
no change
1 uncovered 1 uncovered
(9' x 20'-0") (9' x 20')
, ...................................................... . .
� .......... � � ...........................................................
Height: : 23'-8" no change 30 -0
. .......................................................................... ....................................................,........................................................................................................................... ....................,................................ ............................................... .... . . ....
DH Envelope: complies no change CS 25.28.075
(0.32 x 11,260 SF) + 1,100 SF = 4,703 SF (0.42 FAR)
E
Design Review 2723 Easton Drive
Staff Comments: See attached original project comments from the City Engineer, Chief Building Official,
Parks Supervisor, Fire Marshal and NPDES Coordinator.
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.
Required Findings for Variance: In order to grant a Variance for not providing interior access, 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 an
potential uses of properties in the general vicinity.
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
November 2, 2012, sheets A2.0 and A3.0; and date stamped April 8, 2011, sheets A0.0 through A1.2,
A2.1 through A2.3, Front Building Elevation, Rear Building Elevation, Left Side Building Elevation,
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 staf�;
3. that if the structure is demolished or the envelope changed at a later date the Variance for no interior
access between the first floor and lower level, as well as any other exceptions to the code granted
here, will become void
4. 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;
5. that the conditions of the Chief Building Official's April 8, 2011 and March 7, 2011 memos, the City
3
Design Review
2723 Easton Drive
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;
6. 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;
7. 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;
8. 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;
9. 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;
10. 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;
11. 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:
12. 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;
13. 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
14. 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.
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Design Review
Attachments:
Application to the Planning Commission
Variance application
Applicant's letter of explanation and photographs, date stamped November 2, 2012
Letter from applicant to Building Division concerning plan revisions, dated July 11, 2011
Planning Commission Consent Calendar Minutes from May 9, 2011 Meeting
Approval letter for original project, dated May 20, 2011
Staff Comments for original project
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed November 16, 2012
Aerial Photo
2723 Easton Drive
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.5�8.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
❑ Design Review
❑ Conditional Use Permit
PROJECT ADDRESS:
�Variance
❑ Special Permit
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C-'� Ve. , J�f ���n
APPLICANT project contact person � PROPERTY OWNER project contact person C9—
Payor of DSR deposit/handling fee C� Payor of DSR deposiUhandling fee L9--
OK to send electronic copies of documents p/ OK to send electronic copies of documents �
Name: �C.�� K � �G r.c�v / � ��'2. ame: -SG"� e
Address: n77 U�3 �/ .S �ia� �i �v�P Address:
City/State/Zip: (,�.0 ii n �e cl' O/b
Phone: �.SU �iG,3 � y40
Fax:
E-mail: Sq ��� � �O�C1M.'�. �U,�-�
ARCHITECT/DESIGNER 'pro�ect contact Person ❑
Payor of DSR deposit/handling fee ❑
OK to send electronic copies of documents ❑
City/State/Zip:
Phone:
Fax:
E-mail:
Name: H�ic�.� �i Gh�c-��.So�
Address
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City/State/Zip: �� �� VCt� I 2
❑ Parcel #:
❑ Other: _ _
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Phone: Y�S 3� - a y 7 y
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Fax: / 1-5 ! 7 ��„.����� ��'
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�k Burlingame Business License #: �6J� ��
PROJECT DESCRIPTION:
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CI?Y OF BURLINGAME
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AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and belief.
Applicant's signature: j Date: �T�/�
I am aware of the proposed applicat' and hereby authorize the above applicant to submit this application to the Planning
Commission.
Property owner's signature: , Date: �l j� / le�
Date submitted:
�k 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:IHAN�ourslPcaPpu�orro�.doc
This Space for CDD
Staff Use Only
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Project Description:
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Key:
Abbreviation Term
CUP Conditional Use Permit
DHE Declinin Height Envelope
DSR Desi n Review
E Existing
N New
SFD Single Family Dwelling
SP Special Permit
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The Planning Commission is requir�d by law to make findings as defined by the City's Qruinance
(Code Section 25.54.020 a-d). Yaur answers to the foflowing questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
!'lease type orwrite r�eatly in inK. Refer to the back of this form for assistance with these questions.
a. Describe fhe exceptional or extraordinary circumstances or conditions applicable to
your property whicfi do not apply to other properties in this area.
b. Explain why the variance request is necessary for the preservation and enjoyment of a
substantial properiy righf and what unreasonable property loss or unnecessary
hardship might result from the denial of the application.
c. Explain why the proposed use at ff�e propo�ed location will not be detrimental or
injurious to property or improvements in fhe vicinity or to public health, safety,
general welfare or convenience.
d. How wil( the proposed project be compatible with fhe aesthetics, mass, bulk and
character of fhe exis�ing and pofential uses on adjoining properties in the general
vicinity? �
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NOV - 2 20;2
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Moore Residence
2723 Easton Drive
Burlingame, CA
Variance Application
We are applying for a variance from Section 25.26.080 Interior
Access. This section requires a connection between all floors of
improved area within a residence. Section 25.08.387 Improved
Space is defined as any area for which a building permit is issued
for interior finishes.
The original planning commission approval indicated a new
storage area in the basement 5' 11" height.
When we resubmitted our plan check comments, we changed the
size and height of the basement space mostly for structural and
commonsense construction reasons. Although the plan check
review comments (see attached) indicated a planning department
review, that review did not occur seemingly because the planning
department did not receive a separate document from us and since
there is no internal communication between the planning and
building departments.
The variance application indicates 4 required findings:
a) Exceptional and Extraordinary Circumstances:
We notified the building department (see attached) on July
11 that the basement area had changed. We received a
building permit for that work. That work was inspected
by City officials as the project progressed. Now at the
completion of the project we hear that the Planners never
saw the changes since the Building Department does �i��i�� �;��`� ��
NOV -2 2012
I MILLER AVENUE SUITE MILL VALLEY� CA I TEL I SOA PAX I SO.O O WWV✓.RICHARDSONAR�T�,�Q�RUNGA�A�
3 9 � 5 � 9494 � 4 S•3 474 � 4 5�3 47 �
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ass a �n'" � ' ' � '��" :1a �riY�r`g �even though our
p �f �r ,
plan �he�l��� `{resse� the P1ailning
Department and even though the Instructions to us from
the Building Department was to make ALL submittals to
the Building Department ONLY. (see attached). This
makes the circumstances extraordinary since we never had
any intention to deceive or skirt the rules.
b) Substantial Property Rights:
The only way to rectify the situation outside of a variance
(as we understand it) is the following :
1) Open up the garage wall so that the basement becomes
garage. This does not work for structural reasons nor
does it make any sense except to "solve" a planning
code problem
2) Internal access is not feasible with the current footprint.
3) Raise the floor in the storage area to a certain
determined height (5' 11"?) with a structural slab to
comply with original planning commission approval.
4) All of these solutions are expensive for the Moores to
rectify a planning problem which has an approved
building permit, and appears grossly unfair.
c) Not detrimental:
This variance does not change the proposed approved use
of the space nor change the exterior height, bulk, and mass
of the residence and therefore is not detrimental nor
injurious to the general welfare.
d) Compatible with adjoining uses:
Adjoining properties are single family residences and so
this property. Granting this variance does not change the
proposed use nor the existing building envelope, and
therefore is compatible with the neighborhood. ��� ���� �
NOV - 2 20�2
Cl�„ Qo Bi1Ri_li'�GAME
�D�-PI.ANr�ItiG DlV
319 MILLER AVENUE� SUITE 5 I MILL VALLEY� Ci� 9�941 �'rEL 4i5•38o•�474 I F^`� 415•380.047o I WWW.RICHARDSONARCHITECTS.COM
November 1, 2012
Dear Planning Commission,
Our names are Mark and Sandy Moore and we have lived at 2723
Easton Drive in Burlingame since Apri) 2006. We have three children,
aged 10, 7 and 6. Our house was built in 1915 and we love it. After
living in the house for five years, we submitted a plan to you to
remodel, upgrade and add on to this old house. The construction took
nine months and we are delighted with the results. We look forward
to living in this house in Burlingame for many years.
Now that the house is complete, we regretfully must apply for a
variance in regards to our basement space. During the plan check
process, we revised the basement space since we had to address some
structural issues. Our architect submitted revised plans with the
revised basement space clouded on the plans and a note to the
planning department about the changes to the basement to the City's
Building Department. The City's building department then issued the
building permits. Construction commenced and we built the house
including the basement space per the approved plans. We were
completely unaware until the planning department came for the final
inspection after construction completion that the basement space did
not comply with Burlingame planning codes. We had no idea that the
revised plans were never given to the planning department by the
buitding department.
As such, we feel we are not at fault, and respectfully ask for this
variance. In fact, we hope that you will consider making some internal
changes to your process so this doesn't happen to another Burlingame
homeowner. We appreciate the Planning Department reducing our
fee for this variance. However, we respectfully ask to be reimbursed
for the fee that we did pay.
The requested variance is for the basement space above 5'8".
_������
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NOV-22012
CCQD�� BURLINGAME
�'�ANNIN� DIV,
Portions of the basement are at 6' 11' (not higher per building code).
We have included photos of this space. The idea for this space is to
have storage space that can be easily accessed without hitting your
head (Mark is over 6 feet tall). Storage in this area includes: sports
equipment (the room painted orange is referred to as the Giants room
and will have shelving or lockers for the growing assortment of sports
equipment our children accumulate), wine storage and various storage
boxes. There is also a room, which currently has old furniture and toys
stored in it. The use of this room is still uncertain but we hope to use
it for arts and crafts and additional toy/furniture storage.
We invite you to visit the space if that would be helpful to you. Please
call Sandy at 650-863-6400 to arrange a visit or just stop by (we are
usually home after 3pm). We are sorry that we have been put into
this situation of having to request a variance. We feel strongly that we
acted prudently during the permit process. Thank you for your
consideration.
Regards,
Mark and
REc�,���`�.D
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t;ilY OF BURLINGAME
,.�� o� �n�n�,tir n�v
n � July, 201 I
Building Department
City of Burlingame
REe 2723 Easton Drive, �urlingame
Please find attached 3 revised sets of drawings and 2 sets of revised calculations as requested.
Specific responses to your plan check comments are as follow:
I. No additional ducts are being added to the crawlspace at the front of the house, so this
note does not apply.
2. Street numbers (existing) are identified on front elevation A3.3 rev A.
3. Light fixtures as noted on MEP I and MEP2. Light fixture types are now noted on the
schedule, and comply with the requirement for glare, downward illumination and height
from the ground.
4. Sewer Backwater Protection Certificate: Has been prepared by the contractor and is
being submitted to Public Works under separate cover.
5. Recycling and Waste Reduction: Has been prepared by the contractor and is being
submitted to Recycling under separate cover.
6. Carbon Monoxide alarms added as noted on MEPI and MEP2
7. Note regarding tamper-resistant receptacles added to electrics key on MEPI and MEP2
8. Note regarding hammer arrestors added to A5.0 and A5. I for dishwasher and washing
machine.
9. Width of side door landing shown on A2. I rev A
10. Notes regarding separate 20A GFC) kitchen circuit added to MEPI
I I. Notes regarding separate 20A GFCI bathroom circuit added to MEP2, adjacent to sinlc
Public Works:
A new sheet A0.4 has been added to the set with the Conditions for Issuance attached.
Fire Department:
Sheet A0.4 has the Fire Sprinlcler notes attached, in anticipation of the deferred
submittal by the subcontractor.
ti � �
���i.���� �t.J'
NOU - 2 Z� �"!_
CITY OF BURLINGAME
CDD-PLANNING DIV.
Plan�ings
Please note that the basement has been increased in size again to incorporate areas of
new structural slab as required by the engineer. ihe space will remain below usable
height and purposed as un-conditioned storage areas. The new space will, however
have headroom above 6'0", so will be counted as part of the total square footage in
FAR. The additional information has been added to the Cover Sheet A0.0, and is below
the total FAR limite
Please do not hesitate to contact me if there is anything further required or missing.
Thanlcs,
John Onken RIBA
On behalf of Richardson Architects
�EC�����
NOV - 2 'r :J �'
CITY OF BURLINGAME
CDD-PLANNING QIV.
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SURLIPVGAME:
Cify of Burlirgame, 501 Primrose Road, 6urlingame, CA 94Q14-399�
�
Applica.tior E�pires: 12/02/2011
:
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f'hane: (650) �58-7260 Fax: (65Qi 696-7208
Job Description: ADDN / RMDL
INSTRUCTIONS
Yaur application for a building permit has been examined, together with
the plans, specifications, calculations, etc. These working drawings
(instructions to the contractor/project delineation} as submitted, do not
fu11y detail required compliance with the Codes (2010 edition af the
Cal.ifoznia Building, Mechanical, Plumbing, California Energ-�r Conservation�
and 2010 Caliiornia Electrical Code.} and Local Ordinances. The following
list and attached plan check comrnents outline the informatian required to
issue a permit. C1ari�ication of these items will complete these
Con.struci.ion Documents..
Please nlake co.r_x�ections on Lhe original trac�ngs in such a way as to
distinguish th�m from th� approved portions of the drawings.
Permit appli.catians not cnmpleted withiri 180 days from initial submittal
date wzll expire by limitation. Please note L-he erpiration. date above.
The approval of pla*�.s for construction does not grant the violation of any
section af Code, Ordinance, or State la�v.
Response to plan check comments letter requa.red for each Departmen.t: _1`
Supporti.ng specifications and calculations if required: 2
Number of complete bound Plans to resubmit: 3
MAKE ALL SUBMITTALS TO THE BUILDING
DEPARTMENT ONLY
When t1�.e plan �chec),: is campletEd� th.is
department wi1�L c�ll the tElephone num.ber
given on the application. Than}c you. �
S:�P].an Check Conunents�BL� P2an G`nack Comments}BurZi�game 2021�Easton Drive 2723- 13.I2-OI65 Ist PC.doc
��������
NOV - 2 2f�;�'
ATTACHED COMMENTS a . ' . : �fi•'^' .' f� := . � , /` .- ,� �- ����
CITY OF BURLINGAME
CDD-PLANNIN� DIV.
CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes May 9, 2011
VIII. ACTION ITEMS
Consent Calendar - Items on the Consent Calendar are considered to be routine. They are acted upon
simultaneously unless separate discussion and/or action is requested by the applicant, a member of the
public or a Commissioner prior to the time the Commission votes on the motion to adopt.
Chair Yie asked if anyone in the audience or on the Commission wished to call any item off the consent
calendar. There were no requests.
3a. 2723 EASTON DRIVE, ZONED R-1—APPLICATION FOR DESIGN REVIEW FOR A FIRST AND
SECOND STORYADDITION TO AN EXISTING SINGLE FAMILY DWELLING (MARKAND SANDY
MOORE, APPLICANTS AND PROPERTY OWNERS; HEIDI RICHARDSON, RICHARDSON
ARCHITECTS, ARCHITECT) STAFF CONTACT: ERICA STROHMEIER
Commissioner Vistica moved approval of the Consent Calendar based on the facts in the staff report,
Commissioner's comments and the findings in the staff report, with recommended conditions in the sfaff
report and by resolution. The motion was seconded by Commissioner Lindstrom. Chair Yie called for a
voice vote on the motion and it passed 4-0-0-3 (Commissioners Auran, Terrones and Cauchi absent).
Appeal procedures were advised. This item concluded at 7:30 p.m.
4
CITY OF BURLINGAME
City Hall — 501 Primrose Road
Burlingame, California 94010-3997
May 20, 2011
Heidi Richardson
Richardson Architects
219 Shoreline Highway
Mill Valley, CA 94941
Re: 2723 Easton Drive
Dear Ms. Richardson,
�, �irr
�`�' ;'�t'
.
S� es•�pa
4*��ORATi C
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
PH: (650) 558-7250
FAX: (650) 696-3790
Since there was no appeal to or suspension by the City Council, the May 9, 2011, Planning
Commission approval of your application for Design Review became effective May 19, 2011. This
application was for a first and second story addition to an existing single-family dwelling with an
attached garage at 2723 Easton Drive, zoned R-1.
The May 9, 2011, minutes of the Planning Commission state your application was approved with the
following conditions:
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 ai�d Landscape Plan;
2
3.
that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning
Division or Planning Commission review (FYI or amendment to be determined by Planning
staf�;
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 properiy, . 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;
�: Register online to receive City of Burlingame e-mail updates at www.burlingame.org ffa
May 20, 2011
2723 Easton Drive
Page 2
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.
Reimbursement of the Design Review deposit will be processed and will be mailed to the property
owner under separate cover.
All site improvements and construction work will require separate application to the Building
Department. This approval is valid for three years during which time a building permit must be issued.
One extension of up to two years may be considered by� the Planning Commission if application is
made before the end of the first year.
C: Register online to receive City of Burlingame e-mail updates at www.burlingame.org ��
May 20, 2011
2723 Easton Drive
Page 3
The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure
Section 1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you must do
so within 90 days of the date of the decision unless a shorter time is required pursuant to state or
federal law.
Sincerely,
�`l
William Meeker
Community Development Director
cc. Mark and Sandy Moore, 2723 Easton Drive, Burlingame, CA 94010
Chief Deputy Valuation, Assessor's Office
(LOT 36 BLOCK 57 EASTON ADD BURLINGAME NO 6 RSM 8/34 AND ADJ PTN OF ANSEL
M EASTON PROPERTY; APN: 027-195-200)
Chief Building Official, Communiiy Development Dept./Building Div.
File
:C Register online to receive City of Burlingame e-mail updates at www.burlingame.org ��
Project Comments
Date:
To:
March 7, 2011
�( City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ Recycling Specialist
(650) 558-7279
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
❑ 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
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
appurEenant 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: d City Engineer CI Recycling Specialist
(650) 558-7230 (650) 558-7271
�hief Building Official CI Fire Marshal
(650) 558-7260 (650) 558-7600
d Parks Supervisor
(650) 558-7334
❑ NPDES Coordinator
(650) 342-3727
C� 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
te:4-8-2011
Date:
To:
From:
March 7, 2011
❑ Ciiy 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 enerqv ca.�ov/title24/2Q08standards/ for publications and
details.
;� 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 13.04.1 QO for details.)
4) 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
r�roperty lines
,: �'�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: v��-���?� 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
C1 Recycling Specialist
(650) 558-7279
❑ 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
l � ` Yo o �S 0 v.P (r � " ! µ �r a � � ,� �Gi.f 7"Y�'h�t
P�rrs �� �� aa.� c�d a c.wr ��v� r�.�v� cf�`i�
C1�!''ik�/a� �a� ��i'a.r�rv�c w. � av� �t�•vava.P �ytfa�a
t9�i- r�f� Q�6or� � •
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Reviewed by:
Date: ��y��
!`
;
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
❑ 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
/ �t/o .`oo �s B v-v t� z,• �K plra n, o� �e er� ��
�C( s� r e-S (X� C(�(t a tt�-C � q�Yl NGk/� y C%(�`i�tt�
C��k.elt/ u d r J•
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Reviewed by:
Date: ����
�
Project Comments
Date:
�
From:
March 7, 2011
� City Engineer
(650) 558-7230
0 Chief Building Official
(650) 558-7260
� Parks Supervisor
(650) 558-7334
� Recycling Specialist
(650) 558-7279
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.
RECEIVEQ
MAR 1 Q z011
CITY OF BURLINGAME
CDD-PLANNING DiV.
Reviewed by: �� G��.E�=�..
Date: g i�_!f
Project Comments
Date:
To:
From:
March 7, 2011
� City Engineer
(650) 558-7230
0 Chief Building Official
(650) 558-7260
0 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 (BMF's), 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 - � 2011
Reviewed by: j �
� y�
GITY OF BURLINGAME
C D-P NNING D!V
Date: ��. �� �
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RESOLUTION APPROVING CATEGORICAL EXEMPTION ,
DESIGN REVIEW AMENDMENT AND VARIANCE
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for a
Amendment to Desiqn Review for chanqes to a previouslv approved first and second story
addition to an existina single family dwellinq with an attached qaraqe and Variance for no
interior access between the first floor and lower level at 2723 Easton Drive, zoned R-1, Mark
and Sandy Moore, propertv owners, APN: 027-195-200;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
November 26, 2012, 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 Amendment and Variance are approved subject to the conditions
set forth in Exhibit "A" attached hereto. Findings for such Design Review Amendment
and Variance are set forth in the staff report, minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of
Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a
regular meeting of the Planning Commission held on the 26th dav of November, 2012 by the
following vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption Design Review Amendment and Variance.
2723 Easton Drive
Effective December 6, 2012
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped November 2, 2012, sheets A2.0 and A3.0; and date stamped April 8, 2011, sheets A0.0
through A1.2, A2.1 through A2.3, Front Building Elevation, Rear Building Elevation, Left Side
Building Elevation, 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 staffl;
3. that if the structure is demolished or the envelope changed at a later date the Variance for no
interior access between the first floor and lower level, as well as any other exceptions to the
code granted here, will become void
4. 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;
5. 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;
6. 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;
7. 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;
8. 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;
9. 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;
10. 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;
11. 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;
EXHIBIT "A"
Conditions of approval for Categorical Exemption Design Review Amendment and Variance.
2723 Easton Drive
Effective December 6, 2012
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
12. 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;
13. 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
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
. CITY OF BURLINGAME
, ` COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD '� �"'' t`•��:
�, �'��
, BURLINGAME, CA94010- � •�� � -
— ' '� PH: (650) 558-7250 � FAX: (650) 6� - � �`` _
"1 f • �
- www.burlingame.org s '6�.• -
� ; �''' �.=. } � �
.� �'.�' -
Site: 2723 EASTON AVENUE
The City of Burlingame Planning Commission announces
the following public hearing on MONDAY, NOVEMBER
26, 2012 at 7:00 P.M. in the City Hall Council
Chambers, 501 Primrose Road, Burlingame, CA:
Application for Amendment to Design Review for
changes to a previously approved Design Review
project and Variance for no interior access between the
first floor and lower levef at 2723 EASTON AVENUE
zoned R-1. APN 021-195-200
Mailed: November 16, 2012
(Please refer to other side)
Cifv of Burlinaame
04g,k�s2G�3394
� d�_3�Q
xfailed From 9401G
US POSTIA�E
PUBLIC HEARING
NOTICE
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, Galifornia.
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 ofher side)
PUBLIC JiEAitING NOTICE
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