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City of Burlingame Design Review and Special Permit Address:832 Linden Avenue Meeting Date:November 26, 2018 Request:Request for approval of a previously approved Design Review and Special Permit for attached garage for a first and second story addition to an existing single family dwelling (approval expired -no changes proposed to previously approved project). Applicants and Property Owners: Eric and Siu Fanene APN:029-032-200 Designer: Kanler, Inc.Lot Area: 5,907 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)(2), which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive. History: An application for Design Review and Special Permit for attached garage for a first and second story addition was originally approved by the Planning Commission on December 12, 2016 (see attached December 12, 2016 Planning Commission Minutes, consent calendar). During Planning Commission review, the project was referred to a design review consultant (see attached design reviewer’s analysis and recommendation, dated November 28, 2016). An FYI for clarifications to the garage door (changed from steel to wood) and landscaping was reviewed and accepted by the Planning Commission on January 23, 2017. In his letter dated November 15, 2018, the applicant notes several reasons why they were not able to obtain a building permit in time, including a lack of communication between the property owners and project manager, time to search for a contractor and having another child. A building permit was never issued so the Planning approval for the Design Review and Special Permit expired in December 2017. The applicant is now applying for approval of the same project approved in 2016; there are no changes proposed with this application. The building permit application has been approved and is ready to be issued pending Planning Commission approval of the Design Review and Special Permit. The Planning Division would note that this application was brought directly to the Planning Commission as a Consent Calendar Item since the same project has already been approved previously by the Planning Commission and there are no changes proposed to the previous approvals. Project Description:The existing one-story house with a detached one-car garage contains 1,550 SF (0.26 FAR) of floor area and has three bedrooms. The proposed project includes a first and second story addition at the center and rear of the house and a new attached one-car garage along the right side of the house. The proposed project would increase the total floor area to 2,769 SF (0.47 FAR), where 2,991 SF (0.51 FAR) is the maximum allowed. The project is 222 SF below the maximum allowable floor area. The existing house has three bedrooms and with the addition, the number of bedrooms on site will increase to four. Staff notes that the sitting room on the second floor does not qualify as a bedroom since the only way to access the master bedroom is through the sitting room. The existing detached garage will be demolished and replaced with a new, attached one-car garage (10’-9” x 20’-6” clear interior dimensions) in approximately the same location. One uncovered parking space (9’ x 20’) is provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following applications: Design Review for a first and second story addition to an existing single family dwelling and a new attached garage (C.S. 25.57.010 (a) (2) and (6)); and Special Permit for an attached one-car garage (CS 25.26.035 (a)). Item No. 7a Consent Calendar Design Review and Special Permit 832 Linden Avenue 2 832 Linden Avenue Lot Area: 5,907 SF Plans date stamped: December 2, 2016 EXISTING PROPOSED ALLOWED/REQ'D SETBACKS Front (1st flr): (2nd flr): Attached Garage: 17'-0" n/a n/a no change 41'-6" 48’-4” ¹ 15'-0" 20'-0" 25’-0” Side (left): (right): 4'-0" 13'-0" to bay 6’-9” 4’-0” 4'-0" 4'-0" Rear (1st flr): (2nd flr): 48'-6" n/a 33'-9" 45'-6" 15'-0" 20'-0" Lot Coverage:1625 SF 27.5% 2174 SF 36.8% 2363 SF 40% FAR:1550 SF 0.26 FAR 2769 SF 0.47 FAR 2991 SF ² 0.51 FAR # of bedrooms:3 4 --- Off-Street Parking:1 covered (10'-10" x 16'-8”) 1 uncovered (9' x 20') 1 covered (10'-9" x 20'-6”) 1 uncovered (9' x 20') 1 covered (10' x 20') 1 uncovered (9' x 20') Building Height:15'-6"23'-9"30’-0” DH Envelope:complies complies CS 25.26.075 ¹ Special Permit required for an attached garage. ² (0.32 x 5907 SF) + 1100 SF = 2991 SF (0.51 FAR) Staff Comments:None. Analysis and Recommendation by Design Reviewer for Originally Approved Project:The design review consultant met with the project architect and property owners to discuss the Planning Commission's concerns with the project and reviewed revised plans. Please refer to the attached design reviewer’s analysis and recommendation, dated November 28, 2016, for a detailed review of the project. The design review consultant made the following observations about the subject property, its surroundings, and revisions made to the proposed project: The floor plan has changed to provide a better layout and flow. The attached garage has been moved further back to minimize the dominance of the garage door, avoids a conflict between the existing bay window and garage, and allows for a window in the kitchen area. Clerestory windows in attached garage add interest to the front elevation. Attached garage is well-integrated into the overall structure. Second floor has been set back form the lower side walls and is located in the center of the lower floor to minimize massing. New articulation is provided at the front of the house by the two box bays on the second floor. The lower and upper roofs share the same roof pitch in a pleasing combination of hips and gables. Design Review and Special Permit 832 Linden Avenue 3 The front porch, previously proposed to be enclosed, is now left open in its original configuration, and leaves a friendly open porch facing the front yard. Windows have been made more consistent. The design small second floor balcony at the rear of the house provides privacy to both the owner and adjacent neighbor. The rear of the house and family room open nicely to a landscaped patio and rear yard. The designer review analysis noted that “this project has changed dramatically from the original submittal” and that “this design fits in with the neighborhood and meets the intent of the City’s design guidelines.” The reviewer recommended approval of the project as proposed. Design Review Criteria:The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Suggested Findings for Design Review: That the architectural style, mass and bulk of the addition (featuring primarily hip roofs, composition shingle roofing, proportional plate heights, stucco siding, and aluminum clad wood windows with wood trim) is compatible with the existing house and character of the neighborhood and that the windows and architectural elements of the proposed structure are placed so that the structure respects the interface with the structures on adjacent properties, therefore the project may be found to becompatible with the requirements of the City’s five design review criteria. Findings for a Special Permit:In order to grant a Special Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.51.020 a-d): (a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood; (b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood; (c) the proposed project is consistent with the residential design guidelines adopted by the city; and (d) removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is appropriate. This space intentionally left blank. Design Review and Special Permit 832 Linden Avenue 4 Suggested Findings for Special Permit (Attached Garage):For the following reasons, the project may be found to be compatible with the special permit criteria listed above: that the proposed attached garage conforms to current code setback requirements and will replace an existing nonconforming detached garage which is located too close to the side property line; that the attached garage is one-car wide, is set back 27’-9” from the front of the house and 48-4” from the front property line, contains a row of windows above the garage door and a hip roof to break up the massing, and therefore is not the dominant feature along the front façade; that the attached garage contains a hipped roof to match and tie into the proposed addition, that the attached garage is located in relatively the same place at the existing detached garage, exceptthat it will be located further away from the neighbor and contains a hip roof which slopes away from the neighbor, and therefore will not have a negative impact on the adjacent property; that although there are more detached garages in the neighborhood than attached garages, the proposed attached garage is set back far enough that it separates the main dwelling from the adjacent house with a long driveway leading to the garage, providing the sense of a detached garage, and that it represents a good balance of garage styles in the neighborhood; 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 December 2, 2016, sheets A.1 through A.7, L.1, C.1, and BM.1; 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 first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; Design Review and Special Permit 832 Linden Avenue 5 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 13. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Ruben Hurin Planning Manager c. Eric and Siu Fanene, applicants and property owners Attachments: Letter of Explanation, dated November 15, 2018 December 12, 2016 Planning Commission Minutes Application to the Planning Commission (from original application) Special Permit Application, date stamped December 2, 2016 (from original application) Design Review Analysis, dated November 28, 2016 (from original application) Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed November 16, 2018 Area Map 832 LINDEN AVE.300’ RadiusAPN #029.032.200 City of Burlingame Conditional Use Permit Address:100 Highland Avenue Meeting Date:November 26, 2018 Request:Application for Conditional Use Permit to operate an automobile rental business. Applicant:Kent Putnam APN:029-232-170 Architect:Alan Cross, Proto Inc.Lot Area: 42,145 SF Property Owner:101 California Drive LLC Zoning:CAR (California Drive Auto Row) General Plan:Downtown Specific Plan: California Drive Mixed Use District Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301, which states that existing facilities,consisting of the operation, repair, maintenance, permitting, leasing, licensing or minor alteration of existing public or private structures, facilities, mechanical equipment or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination are exempt from environmental review. History: Hertz operated an automobile rental business in the Putnam Subaru service facility building at 85 California Drive for approximately 10 years. Upon receiving approval for construction of a newservice facility for Putnam Subaru last year, Hertz needed to vacate the building in preparation for construction. Hertz relocated to a portion of an existing building on the Nissan of Burlingame site along Highland Avenue, without approval of a Conditional Use Permit. In July 2017, a complaint was received by the Code Enforcement Division regarding rental vehicles being parked on-site and on the street. At that time, Hertz was notified to remove all vehicles from the site and the public street. Hertz vacated the site in February 2018. Project Description:The subject property is currently occupied by an automobile sales and service business (Nissan of Burlingame). The site consists of automobile parking and several buildings which are used for showroom, automobile service and automobile storage. The applicant, Kent Putnam on behalf of Hertz, is requesting a Conditional Use Permit to allow operation of an automobile rental business at 100 Highland Avenue, zoned CAR. An automobile rental business may be allowed at this location upon approval of a Conditional Use Permit under Code Section 25.38.030 (g), which meet the following minimum standards. Planning staff confirmed that the proposed business complies with these standards. 1) Parking is provided on-site for storage of at least ten (10) percent of the average number of vehicles rented monthly from the site; the average number shall be calculated over a calendar year; however, in no event, shall storage for more than fifty (50) rental vehicles be provided on-site. The applicant notes that an average of 100 vehicles will be rented monthly from this location. Therefore, on-site storage for at least 10 vehicles is required. A total of 11 spaces, located along the north end of the site, have been designated for automobile rental storage. 2) Parking is provided on-site for all employees and customers. The minimum required off-street parking is provided for all existing and proposed uses on the site (see off-street parking discussion on page 2 of the staff report). The applicant is proposing to occupy a portion of an existing building on the site previously used for automobile storage and servicing, located along Highland Avenue. The space measures 854 SF in area and contains a customer service area and related office. Interior and exterior improvements were completed without required building permits when Hertz moved to the site in 2017. The exterior improvements, including replacing two Item No. 7b Consent Calendar Conditional Use Permit 100 Highland Avenue 2 rolling overhead doors with a wall (vertical siding) and a pedestrian entry, are not subject to Commercial Design Review because these alterations do not exceed 50% of the building façade. The applicant has submitted for a building permit to legalize these improvements, but is pending based on approval of this Conditional Use Permit request. The facility will be open Monday through Friday from 7 a.m. to 6 p.m. (employees will arrive at 6:30 am and leave at 6:30 p.m.) The applicant anticipates a maximum of four full-time employees before 5 p.m. and two full-time employees after 5 p.m., with up to 10 customers per day (no part-time employees are anticipated at this location). The maximum number of people expected on the site is six, including employees and customers. The applicant notes that vehicles will be rented to customers having their vehicles serviced at one of several Putnam service facilities in the area. Once a customer drops off their vehicle for servicing, the customer would walk to the Hertz rental facility to pick up a rental vehicle while their personal vehicle is being service. In addition, Hertz will also offer rentals to the general public. The proposed application complies with off-street parking requirements. Based on the uses on the subject property including showroom (5,150 SF), service (11,467 SF), storage (4,134 SF) and Hertz office (854 SF), a total of 30 off-street parking spaces are required on site. In addition, 10 spaces are required based on the average number of vehicles rented monthly. Therefore, a total of 40 parking spaces are required on site. The Parking Plan shows a total of 43 parking spaces (includes spaces in service buildings). A total of 11 spaces, located along the north end of the site, have been designated for automobile rental storage. The applicant notes that an additional 20 spaces for automobile rental storage will be located nearby on an existing Putnam vehicle storage lot in San Mateo, located at 300 Peninsula Avenue (see attached aerial). This lot is located east of the railroad tracks on the south side of Peninsula Avenue). Customers will not be picking up any vehicles at this location; vehicles will be driven to 100 Highland Avenue by a Hertz employee. Staff Comments:None. Design Review Study Meeting: At the Planning Commission design review study meeting on November 13, 2018, the Commission noted that the automobile rental business is in close proximity to where it is needed and therefore is an appropriate, symbiotic use with the service centers that it is associated with and voted to place this item on the consent calendar (see the attached November 13, 2018, Planning Commission Minutes). In their review, the Commission requested that a condition of approval be added which prohibits automobile rental vehicles from parking on the surrounding streets and on public parking lots. Condition #2 requires that all automobile rental vehicles be parked on the subject property or on the overflow lot in San Mateo, and that automobile rental vehicles shall not be parked within any public right-of-way, on surrounding streets or in any public parking lots. Findings for a Conditional Use Permit:In order to grant a Conditional Use Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.52.020, a-c): (a) The proposed use, at the proposed location, 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; (b) The proposed use will be located and conducted in a manner in accord with the Burlingame general plan and the purposes of this title; (c) The planning commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of this title and to assure operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses on adjoining propertiesin the general vicinity. Conditional Use Permit 100 Highland Avenue 3 Suggested Findings for a Conditional Use Permit:Since automobile sales and service businesses have operated at this location previously, the proposed automobile rental business (which previously operated nearby at 85 California Drive) is similar to the existing use and will be compatible with other existing automobile uses within the vicinity, and will provide the required off-street parking for employees and customers, as well as automobile rental vehicle storage on-site, the proposed use will not be detrimental or injurious to property or improvements in the vicinity, will not be detrimental to the public health, safety, general welfare or convenience, and will be located and conducted in a manner in accord with the Burlingame general plan and the purposes of this title; therefore, the proposed use may be found to be compatible with the required findings for a Conditional Use Permit. 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 October 19, 2018, sheets A.001 through A.901 and D.201; and that prior to occupying the site the parking area shall be striped as shown on the Parking Plan, sheet A.004; 2. that all automobile rental vehicles shall be parked on the subject property or on the existing Putnam vehicle storage lot in San Mateo, located at 300 Peninsula Avenue; automobile rental vehicles shall not be parked within any public right-of-way, on surrounding streets or in any public parking lots; 3. that a minimum of 10 parking stalls shall be designated for automobile rental storage on site; 4. that automobile rental storage for an additional 20 vehicles shall be provided on an existing Putnam vehicle storage lot in San Mateo, located at 300 Peninsula Avenue; if this location is no longer available in the future, then an alternative location shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 5. that no off-loading or on-loading of automobile rental vehicles from trucks shall take place on the public street or on any public right-of-way; 6. that the automobile rental business shall be limited to an average of 100 rentals per month; exceeding the limit of an average of 100 rentals per month shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 7. that this site shall not be used for long term storage of rental fleet vehicles regularly rented at another location, nor shall it be used for any type of long term airport parking; and 8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame. Ruben Hurin Planning Manager c. Kent Putnam, applicant Alan Cross, Proto Inc., architect Conditional Use Permit 100 Highland Avenue 4 Attachments: November 13, 2018 Planning Commission Minutes Application to the Planning Commission Applicant’s Explanation Letter, dated February 14, 2018 Conditional Use Permit Application Commercial Application Map of Overflow Lot, date stamped July 23, 2018 Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed November 16, 2018 Area Map !" # !"#" $%" & ''()% *%+ % )% ," "+-) *%+ #)%-%." +") .#,",,/ 01") #)- ''()2 *%+ +!" '+%'"+)3 %4"+2+%)%(/+()"()5067%)(" 5)**%)()8#."#+ ! " ! # $ " ! % & ' ! ! ! ! ( ! ) * + , & - " " . ! # %* & ' / 0 1 ! ( *! & * 2 33456 & " " 7 / !" ! 6 ! / ! 849 3449 / ! " / 6 + & / 0 ! " * " :4 ! 2 ; - ! 2 ; ! # %* & ' < "! / ( ! & -= ! ! = - !" ! " - ! - ! ! ! - ! ! " ! $ ! " " 2 ; 1 " " ! ! " $ % & # ' (+")1"3%-+%)%# "++%",& (%*), ,"7& Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL USE PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for a Conditional Use Permit for an automobile rental business at 100 Highland Avenue, Zoned CAR, 101 California Drive LLC, property owner, APN: 029-232-170; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 26, 2018, 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: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15301, which states that existing facilities, consisting of the operation, repair, maintenance, permitting, leasing, licensing or minor alteration of existing public or private structures, facilities, mechanical equipment or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination are exempt from environmental review,is hereby approved. 2. Said Conditional Use Permit is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Conditional Use Permit 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 day of November, 2018, by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption and Conditional Use Permit 100 Highland Avenue Effective December 6, 2018 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped October 19, 2018, sheets A.001 through A.901 and D.201; and that prior to occupying the site the parking area shall be striped as shown on the Parking Plan, sheet A.004; 2. that all automobile rental vehicles shall be parked on the subject property or on the existing Putnam vehicle storage lot in San Mateo, located at 300 Peninsula Avenue; automobile rental vehicles shall not be parked within any public right-of-way, on surrounding streets or in any public parking lots; 3. that a minimum of 10 parking stalls shall be designated for automobile rental storage on site; 4. that automobile rental storage for an additional 20 vehicles shall be provided on an existing Putnam vehicle storage lot in San Mateo, located at 300 Peninsula Avenue; if this location is no longer available in the future, then an alternative location shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 5. that no off-loading or on-loading of automobile rental vehicles from trucks shall take place on the public street or on any public right-of-way; 6. that the automobile rental business shall be limited to an average of 100 rentals per month; exceeding the limit of an average of 100 rentals per month shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 7. that this site shall not be used for long term storage of rental fleet vehicles regularly rented at another location, nor shall it be used for any type of long term airport parking; and 8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame. 100 Highland Avenue300’ RadiusAPN # 029.232.170 PROJECT LOCATION 185 Pepper Avenue Item No. 8a Regular Action Item City of Burlingame Design Review and Front Setback Variance Address:185 Pepper Avenue Meeting Date:November 26, 2018 Request:Application for Design Review and Front Setback Variance for a first and second story addition to an existing single-family dwelling. Applicant and Designer:Barzin Keyhan Khadiv APN:028-263-010 Property Owners:Durwin and Carey Beth Tsay Lot Area: 9,796 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. Background: The subject property is located within the Burlingame Park No. 3 subdivision. Based upon documents that were submitted to the Planning Division by a Burlingame property owner in 2009, it was indicated that the entire Burlingame Park No. 2, Burlingame Park No. 3, Burlingame Heights, and Glenwood Park subdivisions may have historical characteristics that would indicate that properties within this area could be potentially eligible for listing on the National or California Register of Historical Places. Therefore, for any property located within these subdivisions, a Historic Resource Evaluation must be prepared prior to any significant development project being proposed to assess whether the existing structure(s) could be potentially eligible for listing on the National or California Register of Historical Places. A Historic Resource Evaluation was prepared for this property by Page & Turnbull, Inc., dated May 17, 2018. The results of the evaluation concluded that it is not eligible for individual listing on the California Register of Historical Resources under any criteria. Therefore, the proposed project may be categorically exempt from the California Environmental Quality Act 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,areexempt from environmental review. Project Description:The existing two-story, five-bedroom house with an attached two car garageis located on a corner lot (corner of Pepper Avenue and Ralston Avenue) and contains 3,005SF (0.30FAR) of floor area. The proposed project includes a first and second story addition and would increase the floor area to 3,888 SF (0.39 FAR) where 4,035 SF (0.41 FAR) is the maximum allowed as per code. The proposed project is 147 SF below the maximum allowed FAR. The applicant is requesting a Front Setback Variance for the proposed first and second story addition. Based on the average of the block, the minimum required front setback to the first and second floors is 56’-6”. The proposed front setbacks on the first and second floors are 22’-1¼” and 45’-ǬUHVSHFWLYHO\ The project proposes to maintain the existing bedroom count. For a five-bedroom house, three parking spaces are required, two of which must be covered. The existing two-car garage would be retained and there is space for one uncovered parking space (9’-0” x20’-0”) in the driveway. Therefore, the project is in compliance with off- street parking requirements. All other Zoning Code requirements have been met. The applicant requests the following applications: Design Review for a first and second story addition to an existing single-family dwelling (CS 25.57.010 (a) (2)); and Front Setback Variance for a first and second story addition (22’-1¼” to the first floor and 45’-Ǭ´WRWKH Item No. 8a Regular Action Item Design Review and Front Setback Variance 185 Pepper Avenue 2 second floor proposed, where 56’-6” is the minimum required based on the block average) (C.S. 25.26.072 (b) (1) (3)). 185 Pepper Avenue Lot Size: 9,796 SF Plans date stamped:November 15, 2018 EXISTING PROPOSED ALLOWED/REQ’D SETBACKS Front (1st flr):25’-5¼” (to garage) ¹ 22’-1¼” (to addition) ³ 56’-6”(block average) (applies to 1st and 2nd floors) (2nd flr):50’-7Ǭ” ¹ 45’-1Ǭ” (to addition) ³ Side (interior): (exterior – 1 st floor): (exterior – 2 nd floor): 4’-1” (to garage) ² 7’-8 ¾” 12’-1¾” No change 10’-ǩ´ 12’-0” 7'-0" 7'-6" average of 12’-0” Rear (1st flr): (2nd flr): 70’-3Ǫ” 68’-11Ǫ” 70’-3Ǫ” 73’-10Ǭ” 15'-0" 20'-0" Lot Coverage:2,101 SF 21.4% 2,685SF 27.4% 3,918 SF 40% FAR:3,005 SF 0.30 FAR 3,888 SF 0.39 FAR 4,035 SF 4 0.41 FAR # of bedrooms:5 No change --- Off-Street Parking: 2 covered (20’-2” X 20’-10”) 1 uncovered (9’-0” X 20’-0”) No change 2 covered (18’X18’ for existing) 1 uncovered (9' X 20') Height:23’-8”24’-7”30'-0" DH Envelope:complies complies CS 25.26.075 ¹ Existing nonconforming front setbacks to first and second floors. ² Existing nonconforming interior side setback. ³ Front Setback Variance required for first and second floor addition. 4 (0.32 x 9,796 SF) + 900 SF = 4,035 SF (0.41 FAR) Staff Comments:Planning staff would note that Ralston Creek runs along the exterior side of the property. There are no improvements proposed beyond the top of bank. Design Review Study Meeting: At the Planning Commission design review study meeting on October 9, 2018,the Commission asked the applicant to revisit changing the material of the new windows from vinyl to aluminum clad wood. They noted that the new windows are out of scale and the applicant should redesign the windows to make them proportionate with the rest of the house. They also mentioned that the front porch should be redesigned to reduce the overall height. Overall, the Commission felt that the house could benefit from being reviewed by a design review consultant and voted to refer this project to a design review consultant (see attached October 9, 2018, Planning Commission Minutes). The applicant submitted revised plans, date stamped November 15, 2018, to address the Planning Commission’s comments and concerns. A discussion of the analysis of the revised project and recommendation by the design review consultant is provided in the next section. Design Review and Front Setback Variance 185 Pepper Avenue 3 Analysis and Recommendation by Design Reviewer: The design review consultant met with the project designer and homeowner to discuss the Planning Commission’s concerns and reviewed the revised plans. Based on the feedback from the review, the applicant decided to change all windows of the house from vinyl to simulated true divided lite aluminum clad wood windows. The size of the front porch was reduced by 3’-0” and the front setback was increased from 19’-1¼” to 22’-1¼” to reduce the appearance of the front heavy corner lot. The applicant added additional landscaping at the front to soften the appearance. The porch design was changed to include a decorative truss and reduced in size and scale. Some other changes include wrapping the stone veneer to the side of the garage and changing the design of the chimney. Based on the design review analysis of the project, the design reviewer recommends approval of the project as proposed (see attached Design Review Consultant’s analysis, dated November 7, 2018). Design Review Criteria:The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Suggested Findings for Design Review:The proposed front addition and the new porch is compatible with the existing style of the house and neighborhood. The materials that would be used in the construction such as wood siding, aluminum clad wood windows, and stone veneer are of high quality and interface well with the adjacent structures. For these reasons, the project may be found to be compatible with the requirements of the City’s five design review criteria. Required Findings for Variance: In order to grant a variance, the Planning Commission must find that the following conditions exist on the property (Code Section 25.54.020 a-d): (a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; (b) the granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship; (c) the granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and (d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing and potential uses of properties in the general vicinity. Suggested Findings for Variance: The subject property is a located on a corner lot with Ralston creek running along the exterior side of the lot and several large existing trees located at the rear of the lot, representing extraordinary conditions on the lot which make it difficult to add onto the rear of the house rather than at the front; that granting the Front Setback Variance is necessary for the preservation and enjoyment of a substantial property right and to prevent unreasonable property loss or unnecessary hardship by not requiring the applicant to remove existing trees to accommodate the addition; that granting 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 because the addition is at the front of the lot adjacent to two public streets Design Review and Front Setback Variance 185 Pepper Avenue 4 (Pepper Avenue and Ralston Avenue); and that the applicant had made substantial changes to the project to reduce the appearance of bulk and mass to this corner lot by reducing the size of the front porch and adding more landscaping on the edge that the existing landscaping and trees help in reducing the appearance of bulk and massing, and that the proposed addition interfaces well with the adjacent properties. Forthese reasons,the project may be found to be compatible with the requirements of the City’s five design review criteria. Planning Commission Action:The Planning Commission should conduct a public hearing on the application and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions of approval should be considered: 1. that the project shall be built as shown on the revised plans submitted to the Planning Division date stamped November 15, 2018, sheets A0 through A11; 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 any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the Design Review and Front Setback Variance 185 Pepper Avenue 5 architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 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. Sonal Aggarwal Contract Planner c. Barzin Keyhan Khadiv, applicant and designer Durwin and Carey Beth Tsay, property owners Attachments: October 9, 2018, Planning Commission Minutes Application to the Planning Commission Variance Application Design Review Consultant’s Analysis, dated November 7, 2018 Letter from the property Owners, submitted August 23, 2018 Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed November 16, 2018 Area Map Separate Attachments: Historic Resource Evaluation conducted by Page & Turnbull, Inc., dated May 17, 2018 ! " !"# $$ %&'()&" *" +&, &- (# .") )/('0 1(&(' *" ( *&+) (# +'"# +)"2 (##&)&" )" ( 3&+)&, +&,% *(4&%2 #-%%&,5 6(!& 728( 78(#& (%&'()9 -& (# (2 )8 +(2 ")2"-+: 6;")&'#: )(**")(')<"(%,,(-(% ! " # $ %& ' ( ) * + # #, + - $ # ) # - % * . ,$ # )/ % * !# # 0 # + #0 # & # # # # - ,$ # )1 # % * 2 1 #, $ # ) ! - & - # " 3- % * 3- # & 0 # ! # 4 & ! - 5 - 6 * 7 8 8 * 8 & , $ # ) 9 % : & & 0 1 * , ! 0 # $ # ) ; 8 - 0 % * : - #6 * 2 # & 6 ! * / # & & # * + # # 0 - , + $ # )1 - % ) ! 9 ) * 3- < 0 * " & +0 # 5 - & : - & - # & & - * 2 * = & * / # & #& * #& # & 8 : # $ % & '( " ( ' ) * +' ' , - (" * + % % ( " .(,)"*)&+7%%2"4(")"( % "+(# +=$ Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW 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 Design Review and Front Setback Variance for a first and second story addition to an existing single-family dwelling at 185 Pepper Avenue, zoned R-1, Durwin and Carey Beth Tsay, property owners, APN: 028-263-010; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 26, 2018, 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: 1. 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 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, is hereby approved. 2. Said Design Review and Variance is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Design Review 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 day of November 2018 by the following vote: EXHIBIT “A” Categorical Exemption, Design Review and Variance 185 Pepper Avenue Effective December 6, 2018 Page 1 1. that the project shall be built as shown on the revised plans submitted to the Planning Division date stamped November 15, sheets A0 through A11; 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 any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 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. 1 PPP A.AP: 022010ADD MD :BAM A 4010“”xxxxxx § § §“” MPS SD S : MAA:SD AMM AD M PA MAAMS :AA BA D SDSD D . 2 SSS 14 D MMAA BADAMMSDAD DSD A :S : S A M M PDSSPAS: 1-1. in tic. Ag. 1-1 l per s t.A S : 24 in. 1.0 s tlats are designed to interloc on eac end to ora tigt oint less it. Stagger eac ro to conceal seas.DB-D : 24 in. 1.0s torners are ored to adoin panels tat ae a ragged ends. ac corner panel is doule ended.ut te in aland interloc it eac oter. ip:o doule-end panels can coer 1 linear eet o corner.see eaple eloSD D: 24 in. 1.0s ti n i s ed ends are ragged on one side to or use onareas tat end aruptl suc as a door opening or ireplace openings. BAM M PD : DA A :MD SA AS AD AS D DABS S ASMA:" 1"D 1"MAAD B A M SD B PD D : 2024P: 00 44 12 City of Burlingame Design Review Amendment Address:1245 Cabrillo Avenue Meeting Date:December 10, 2018 Request:Application for Design Review Amendment for changes to a previously approved first and second story addition to an existing single family dwelling and new detached garage. Applicant and Designer: Chu Design Associates APN:026-171-050 Property Owners:Eric and Jennifer Lai Lot Area: 6,119 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 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. History and Amendment to Design Review: An application for Design Review and Special Permit for building height for a first and second story addition to an existing single family dwelling and new detached garage at 1245 Cabrillo Avenue, zoned R-1, was approved by the Planning Commission on February 12, 2018 (see attached February 12, 2018 Planning Commission Meeting Minutes). An FYI for clarifications to the left side dormer was reviewed and accepted by the Planning Commission on March 12, 2018. A building permit was issued in July 2018 and construction began shortly thereafter. During the demolition phase, most of the first floor walls and entire second floor was demolished, which exceeded the amount of walls shown to be removed on the previously approved plans. Several existing nonconforming walls on the first and second floors which were shown to remain were removed, including the nonconforming first floor walls along the left side of the house (2’-3½”, 1’-6” and 2’-8” existing side setbacks to the porch and main dwelling,where 4’-0” is required) and the second floor wall at the front of the house (19’-7” existing front setback where 20”-0’ is required). With this application, the applicant is proposing to build the first floor foundation and walls 4’-0” from the left side property to comply with minimum side setback requirement of 4’-0”. In addition, the second floor wall at the front of the house has been set back 20”-0’ to comply with minimum second floor setback requirement of 20’-0”. Therefore, variances are not required. In addition, because the entire existing second floor was demolished, the existing nonconforming building height of 30’-2” became void. However, with the revised project the second floor addition complies with building height requirements (30’-0” building height proposed where 30’-0” is the maximum allowed). The revised project eliminates the previously required Special Permit for building height for the addition. Additional changes include reducing the size of the windows in the kitchen and dining room along the Left Elevation, reducing the plate height in the dining room, increasing the size of the dining room and increasing the size of the deck at the rear of the house. Please refer to the attached explanation letter, dated November 30, 2018 for a list and explanation of the proposed changes to the project. The applicant submitted the originally approved and proposed plans, date stamped November 30, 2018, to show the changes to the previously approved design review project. Project Description:The existing two-story house and two-story detached accessory structure contained 2,793 SF (0.46 FAR) of floor area. The applicant is proposing to demolish the existing accessory structure, build a new detached garage, replace and add onto the first floor of the house and build a new second floor. The proposed project will increase the total floor area to 3,334 SF (0.54 FAR), where 3,378 SF (0.55 FAR) is the maximum allowed. The project is 44 SF below the maximum allowable floor area and is therefore within 1% of the maximum allowed FAR. Item No. 8b Regular Action Item Design Review Amendment 1245 Cabrillo Avenue 2 The existing house had four bedrooms and there is no change in the number of bedrooms with this project. Two parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the new detached garage (10’ x 20’ clear interior dimensions); one uncovered parking space (9’ x 20’) is provided in the driveway. 1245 Cabrillo Avenue Lot Area: 6,119 SF Plans date stamped: November 30, 2018 EXISTING PREVIOUSLY APPROVED CURRENTLY PROPOSED ALLOWED/REQ'D SETBACKS Front (1st flr): (2nd flr): 17'-1" ¹ 19’-7” ¹ no change no change no change 20’-0” 18'-9" (block average) 20'-0" Side (left): (right): 2’-3½” to porch ¹ 1'-6", 2’-8” to house ¹ 10'-6" no change 11’-3” 4’-0” to porch 4’-0” to house no change 4'-0" 4'-0" Rear (1st flr): (2nd flr): 39'-0" 65’-0” 40’-7” 49'-7" 38’-1” no change 15'-0" 20'-0" Lot Coverage:2498 SF 40.8% 2426 SF 39.6% 2447 SF 40% 2447 SF 40% FAR:2793 SF 0.46 FAR 3368 SF 0.55 FAR 3334 SF 0.54 FAR 3378 SF 0.54 FAR # of bedrooms:4 4 no change --- Off-Street Parking:1 covered 1 uncovered 1 covered (10’ x 20') 1 uncovered (9' x 20') no change 1 covered (10' x 20') 1 uncovered (9' x 20') Building Height:30'-2" 30'-2" ² 30'-0" 30'-0" DH Envelope:complies complies complies C.S. 25.26.075 ¹ Existing nonconforming front setback (1 st and 2nd floors) and left side setback. ² Special Permit previously approved for overall building height (30’-2” existing and proposed where between 30’-0” and 36'-0" is allowed with a Special Permit). Staff Comments:Frank Knifsend, the adjacent neighbor at 1243 Cabrillo Avenue, submitted a letter and exhibits dated December 4, 2018 expressing concerns with the proposed project. Emails concerning the project were also received from Peter Gum and Julie Carlson, dated November 21, 2018 and November 26, 2018, respectively. 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. Design Review Amendment 1245 Cabrillo Avenue 3 Suggested Findings for Design Review: That the architectural style, mass and bulk of the addition (featuring a combination of gable and shed roofs, composition shingle roofing, proportional plate heights, horizontal siding on the house and board and batten siding on the gable ends, adhered stone veneer base, and aluminum clad wood windows (with simulated true divided lites and wood trim) is compatible with the existing house and character of the neighborhood and that the windows and architectural elements of the proposed structure are placed so that the structure respects the interface with the structures on adjacent properties, therefore the project may be found to be compatible with the requirements of the City’s five design review criteria. 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 November 30, 2018, sheets A.1 through A.7; 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 Parks Division’s May 2 and December 27, 2017 memos and the Engineering Division’s January 12, 2018 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, 2016 Edition, as amended by the City of Burlingame; Design Review Amendment 1245 Cabrillo Avenue 4 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 applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 12. 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. Ruben Hurin Senior Planner c. Chu Design Associates, applicant and designer Eric and Jennifer Lai, property owners Attachments: February 12, 2018 Planning Commission Minutes Application to the Planning Commission (from original application) Applicant’s Explanation Letter, dated November 30, 2018 Email submitted by Peter Gum, dated November 21, 2918 Email submitted by Julie Carlson, dated November 26, 2018 Letter submitted by Frank Knifsend, dated December 4, 2018 Staff Comments Planning Commission Resolutions (Proposed) Notice of Public Hearing – Mailed November 30, 2018 Area Map 1245 Cabrillo Ave.300’ RadiusAPN # 026.171.050 PROJECT LOCATION 1613 Coronado Way Item No. 9a Design Review Study City of Burlingame Design Review Address:1613 Coronado Way Meeting Date:November 26, 2018 Request:Application for Design Review for a second story addition to an existing single-family dwelling. Applicant and Designer:Jerry Deal, Jerry Deal Associates APN:025-203-130 Property Owner:Gregory Button Lot Area: 5,500 SF General Plan:Low Density Residential Zoning:R-1 Project Description:The existing single-storyhouse with an attached one-car garage contains 1,917 SF (0.34 FAR). The proposed project includes adding a new second story that would increase the floor area to 2,726 SF (0.49 FAR), where 2,860 SF (0.52 FAR) is the maximum allowed as per the zoning code. The proposed project is 134 SF below the maximum allowed FAR. The existing house is nonconforming in lot coverage due to trellises at the rear and side of the house 2,544 SF (46.3%) existing where 2,200 SF (40%) is the maximum allowed. With this application, a portion of the trellis (5 SF) would be removed, which would reduce the lot coverage to 2,539 SF (46.1%). A variance for lot coverage is not required in this cause because there is no increase in lot coverage proposed with this application (C.S 25.54.020) The existing house contains three bedrooms and with the proposed project the number of bedrooms would increase to four (storage room does not qualify as a bedroom since it is only accessible through the master bedroom. Two parking spaces, one of which must be covered, are required for a four-bedroom house. The existing garage (10’-10” x 34’-8” clear interior dimensions) provides one covered parking space.One uncovered parking space (9’-0” x 20’-0”) is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. All other Zoning Code requirements have been met. The applicant is requesting the following application: Design Review for a second story addition to an existing single-family dwelling (CS 25.57.010 (a) (2)). 1613 Coronado Way Lot Size: 5,500 SF Plans date stamped:November 14, 2018 EXISTING PROPOSED ALLOWED/REQ’D SETBACKS Front (1st flr):15’-0”No Change 15’-0” or block average (2nd flr):NA 36’-2” 20'-0" or block average Side (left): (right): 4’-0” 4’-0” No change No change 4-0" 4-0" Rear (1st flr): (2nd flr): 28’-6” NA No Change 42’-5” 15'-0" 20’-0” Lot Coverage:2,544 SF1 46.2% 2,539 SF2 46.1% 2,200 SF 40% FAR:1,917 SF 0.34 FAR 2,726 SF 0.49 FAR 2,860 SF³ 0.52 FAR Item No. 9a Design Review Study Design Review 1613 Coronado Way 2 1613 Coronado Way Lot Size: 5,500 SF Plans date stamped:November 14, 2018 EXISTING PROPOSED ALLOWED/REQ’D # of bedrooms:3 4 --- Off-Street Parking: 1 covered (10’-10” x 34’-8”) 1 uncovered (9’ x 20’) No change 1 covered (10’ x 20’) 1 uncovered (9' x 20') Building Height:15’-3”29’-2”30'-0" DH Envelope:complies complies CS 25.26.075 1 Existing non-conforming lot coverage. 2 Variance not required since there is no increase in lot coverage. ³ (0.32 x 5,500 SF) + 1100 SF = 2,860 SF (0.52 FAR) Staff Comments:None Design Review Criteria:The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 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. Sonal Aggarwal Contract Planner c. Jerry Deal, applicant and designer Gregory Button, property owner Attachments: Application to the Planning Commission Notice of Public Hearing – Mailed November 16, 2018 Area Map A3.1NORTH ELEVATIONS2ISSUES & REVISIONSDRAWING BY: P. SUENCHEN/LANGE ADDITION09/04/18ALL NEW WINDOWS AND GLASS DOORS SHALL BE DOUBLE PANED, INSULATED W/ MAX U-VALUESAS STATED ON THE CALIFORNIA TITLE-24 REPORT.TEMP. MFGR LABELS SHOWING NEW GLAZING U-VALUES SHALL NOT BE REMOVED UNTIL BLDG.INSPECTOR AUTHORIZES TO DO SO.10/31/18DATE: 06/01/18PLAN CHECK REVISIONSPLANNING PERMIT SET11273 BALBOA AVENUEBURLINGAME, CA 94010PLAN CHECK REVISIONS211.2.SCALE: AS NOTEDPROJECTALL NEW WINDOWS TO HAVE SIMULATED TRUE DIVIDED LITES WITH SPACER BARS BETWEEN THE PANES AND GRIDS ADHERED TO THE INTERIOR AND THE EXTERIOR OF THE WINDOW.06/01/18238'-0"11'-11"19'-8"6'-5"ROOF COVER: METAL STANDING SEAM ROOF, PAINTEDGUTTERS: 4" OGEE SHEET METAL GUTTERS (V.I.F.) & DOWNSPOUTS, PAINTED (N) EXT. SIDING COLOREXTERIOR WALLS: T&G WOOD SIDING, PAINTEDWINDOWS & DOORS: (E) GROUND LEVEL WOOD WINDOWS & FRONT DOOR W/ SIDE LITES TO REMAIN;ALL (N) WINDOWS SHALL BE FIBERGLASS CLADWD. WINDOWS U.O.N.CASING & TRIM: OPENINGS CASED W/ 2-1/2" REDWOODFLAT CASING, PAINTED TO MATCH (N) EXT. SIDING COLORPROPOSED FINISH SCHEDULEAVG. T.O. CURB+34.3'GROUND FLOOR+39.1'ROOF RIDGE+61.0'2ND FLR F.F.+48.4'T.O. FLAT ROOF+58.2'ROOF COVER: COMPOSITE SHINGLE ROOFGUTTERS: 4" OGEE SHEET METAL GUTTERS (V.I.F.) & DOWNSPOUTS, PAINTEDEXTERIOR WALLS: STUCCO, PAINTEDWINDOWS & DOORS: GROUND LEVEL PAINTED WOOD WINDOWS W/ DIVIDED LITES, PAINTED WOOD FRONT DOOR W/ SIDE LITES & SECOND LEVEL VINYL WINDOWSCASING & TRIM: OPENINGS CASED W/ FLAT WOOD CASING, WOOD SHUTTERS & WOOD APRONEXISTING FINISH SCHEDULET.O. PLATE+47.6'ROOF RIDGE+61.0'AVG. T.O. CURB+34.3'MAX. ALLOW. ELEV.+64.3'GROUND FLOOR+39.1'DETACHED GARAGET.O. PLATE+47.6'CHIMNEY VENTTO BE REMOVED2ND FLR F.F.+48.4'BOXED POST,PTD. STUCCO[2]CRAWLSPACEVENTPTD. MTL DRIVEWAY GATE(N) LANDSCAPING(E)(N)(E)[2](E)(E)(E)(N)(N)(N)(N) LANDSCAPING(E)CRAWLSPACEACCESS(N)(E)(N) DETACHED GARAGE & ADUWD. POST1277 BALBOASCALE: 1/4" = 1'2PROPOSED NORTH ELEVATION1265 BALBOAEXISTING NORTH ELEVATION1265 BALBOA1SCALE: 1/4" = 1'1277 BALBOASHEET NOTES:KEYED NOTES:[2]20"x24" ESCAPE/RESCUE AREA IN A NEW BEDROOM, PER CRC SECTION R310(E) SIDE YARD FENCE[1]110A120A241A242B242A1003A4.1LDECLINING HEIGHT ENV.P.O.D.+37.44'DECLINING HEIGHT ENV.PLPP.O.D.+36.94'DECLINING HEIGHT ENV.DECLINING HEIGHT ENV.P.O.D.+36.94'PLLPP.O.D.+37.44'BCD12'-0"10'-11 1/2"12'-8"12'-0"3'-1"26'-8"12'-0"12'-0"3'-1"26'-8"2'-10"3'-4"9'-10"10'-11 1/2"[1][1] WEST ELEVATIONSA3.4209/04/18PLANNING PERMIT SET2.ALL NEW WINDOWS AND GLASS DOORS SHALL BE DOUBLE PANED, INSULATED W/ MAX U-VALUESAS STATED ON THE CALIFORNIA TITLE-24 REPORT.TEMP. MFGR LABELS SHOWING NEW GLAZING U-VALUES SHALL NOT BE REMOVED UNTIL BLDG.INSPECTOR AUTHORIZES TO DO SO.SCALE: AS NOTED1221.PLAN CHECK REVISIONS1CHEN/LANGE ADDITIONPROJECT1273 BALBOA AVENUEBURLINGAME, CA 9401010/31/1806/01/18DRAWING BY: P. SUENPLAN CHECK REVISIONSDATE: 06/01/18ALL NEW WINDOWS TO HAVE SIMULATED TRUE DIVIDED LITES WITH SPACER BARS BETWEEN THE PANES AND GRIDS ADHERED TO THE INTERIOR AND THE EXTERIOR OF THE WINDOW.ISSUES & REVISIONS15'-8"49'-8"12'-10 1/2"4'-2"3'-9"17'-5"AVG. T.O. CURB+34.3'ROOF RIDGE+61.0'CRAWLSPACEVENTATTICVENT2ND FLR F.F.+48.4'WD. DECK TO BE REBUILT(E) WD. DECK TO BE REBUILT(E)(N)CRAWLSPACEVENTSOLAR WATER HEATER TO BE REMOVEDCHIMNEY VENTTO BE REMOVEDFIXED GLAZING TO BE REMOVEDBOXED POST,PTD. STUCCO(E)GROUND FLOOR+39.1'(E)WD. POSTT.O. PLATE+47.6'(N)(N)(E)MAX. ALLOW. ELEV.+64.3'T.O. PLATE+47.6'(N)2ND FLR F.F.+48.4'(N) DETACHED GARAGE & ADUEXISTING FINISH SCHEDULE(N) STL W/ WD. SLAT SHADING DEVICEROOF COVER: COMPOSITE SHINGLE ROOFGUTTERS: 4" OGEE SHEET METAL GUTTERS (V.I.F.) & DOWNSPOUTS, PAINTEDEXTERIOR WALLS: STUCCO, PAINTEDWINDOWS & DOORS: GROUND LEVEL PAINTED WOOD WINDOWS W/ DIVIDED LITES, PAINTED WOOD FRONT DOOR W/ SIDE LITES & SECOND LEVEL VINYL WINDOWSCASING & TRIM: OPENINGS CASED W/ FLAT WOOD CASING, WOOD SHUTTERS & WOOD APRONROOF COVER: METAL STANDING SEAM ROOF, PAINTEDGUTTERS: 4" OGEE SHEET METAL GUTTERS (V.I.F.) & DOWNSPOUTS, PAINTED (N) EXT. SIDING COLOREXTERIOR WALLS: T&G WOOD SIDING, PAINTEDWINDOWS & DOORS: (E) GROUND LEVEL WOOD WINDOWS & FRONT DOOR W/ SIDE LITES TO REMAIN;ALL (N) WINDOWS SHALL BE FIBERGLASS CLADWD. WINDOWS U.O.N.CASING & TRIM: OPENINGS CASED W/ 2-1/2" REDWOODFLAT CASING, PAINTED TO MATCH (N) EXT. SIDING COLORPROPOSED FINISH SCHEDULE(N)(N)GROUND FLOOR+39.1'(N)AVG. T.O. CURB+34.3'ROOF RIDGE+61.0'T.O. FLAT ROOF+58.2'1265 BALBOA4121265 BALBOA412SCALE: 1/4" = 1'PROPOSED WEST ELEVATIONEXISTING WEST ELEVATIONSCALE: 1/4" = 1'12SHEET NOTES:170120B260A242B130131A4.11512 433'-1"3'-1"9'-8"10'-11"2'-10"3'-4"26'-8"26'-8"12'-8"9'-10"10'-11"11'-6" A3.3SOUTH ELEVATIONSCHEN/LANGE ADDITION2.DATE: 06/01/18209/04/182DRAWING BY: P. SUEN2PLAN CHECK REVISIONSPLAN CHECK REVISIONSPROJECT10/31/181. ALL NEW WINDOWS AND GLASS DOORS SHALL BE DOUBLE PANED, INSULATED W/ MAX U-VALUESAS STATED ON THE CALIFORNIA TITLE-24 REPORT.TEMP. MFGR LABELS SHOWING NEW GLAZING U-VALUES SHALL NOT BE REMOVED UNTIL BLDG.INSPECTOR AUTHORIZES TO DO SO.ALL NEW WINDOWS TO HAVE SIMULATED TRUE DIVIDED LITES WITH SPACER BARS BETWEEN THE PANES AND GRIDS ADHERED TO THE INTERIOR AND THE EXTERIOR OF THE WINDOW.106/01/18SCALE: AS NOTED1273 BALBOA AVENUEBURLINGAME, CA 94010PLANNING PERMIT SETISSUES & REVISIONS16'-5"11'-11"19'-8"38'-0"EXISTING FINISH SCHEDULEROOF COVER: COMPOSITE SHINGLE ROOFGUTTERS: 4" OGEE SHEET METAL GUTTERS (V.I.F.) & DOWNSPOUTS, PAINTEDEXTERIOR WALLS: STUCCO, PAINTEDWINDOWS & DOORS: GROUND LEVEL PAINTED WOOD WINDOWS W/ DIVIDED LITES, PAINTED WOOD FRONT DOOR W/ SIDE LITES & SECOND LEVEL VINYL WINDOWSCASING & TRIM: OPENINGS CASED W/ FLAT WOOD CASING, WOOD SHUTTERS & WOOD APRONROOF COVER: METAL STANDING SEAM ROOF, PAINTEDGUTTERS: 4" OGEE SHEET METAL GUTTERS (V.I.F.) & DOWNSPOUTS, PAINTED (N) EXT. SIDING COLOREXTERIOR WALLS: T&G WOOD SIDING, PAINTEDWINDOWS & DOORS: (E) GROUND LEVEL WOOD WINDOWS & FRONT DOOR W/ SIDE LITES TO REMAIN;ALL (N) WINDOWS SHALL BE FIBERGLASS CLADWD. WINDOWS U.O.N.CASING & TRIM: OPENINGS CASED W/ 2-1/2" REDWOODFLAT CASING, PAINTED TO MATCH (N) EXT. SIDING COLORAVG. T.O. CURB+34.3'PROPOSED FINISH SCHEDULECHIMNEY VENTTO BE REMOVED[6]WD. DECK TO BE REBUILTWATER HEATERSHEDSOLAR WATER HEATER TO BE REMOVED[2][3]OUTLINE OF DETACHED GARAGE TO BE REMOVED(N)[4](N)T.O. FLAT ROOF+58.2'ROOF RIDGE+61.0'MAX. ALLOW. ELEV.+64.3'T.O. PLATE+47.6'[6]GROUND FLOOR+39.1'AVG. T.O. CURB+34.3'ROOF RIDGE+61.0'[5]2ND FLR F.F.+48.4'T.O. PLATE+47.6'(N) WD. DECK2ND FLR F.F.+48.4'GROUND FLOOR+39.1'1265 BALBOA1277 BALBOA1SCALE: 1/4" = 1'1277 BALBOAEXISTING SOUTH ELEVATION1265 BALBOA2SCALE: 1/4" = 1'PROPOSED SOUTH ELEVATIONKEYED NOTES:(N) STL. GUARDRAIL W/ GLASS IN-FILL PANELS(N) STL W/ WD. SLAT SHADING DEVICESHEET NOTES:OUTLINE OF (N) DETACHED GARAGE & ADUELECTRIC PANELGAS METER[1]20"x24" ESCAPE/RESCUE AREA IN A NEW BEDROOM, PER CRC SECTION R310[2][3][4][5][6]270B240C111A4.13ABV. F.F.LLPPDECLINING HEIGHT ENV.DECLINING HEIGHT ENV.LPP.O.D.+37.44'LPP.O.D.+36.94'DECLINING HEIGHT ENV.P.O.D.+36.95'DECLINING HEIGHT ENV.DC B A2'-10"3'-4"3'-1"26'-8"12'-0"12'-0"12'-8"42"10'-11"12'-0"9'-10"23'-7"3'-1"10'-11"12'-0" A3.2EAST ELEVATIONSCHEN/LANGE ADDITION2PLANNING PERMIT SET09/04/182. ALL NEW WINDOWS TO HAVE SIMULATED TRUE DIVIDED LITES WITH SPACER BARS BETWEEN THE PANES AND GRIDS ADHERED TO THE INTERIOR AND THE EXTERIOR OF THE WINDOW.PROJECT106/01/181273 BALBOA AVENUEBURLINGAME, CA 94010PLAN CHECK REVISIONSISSUES & REVISIONS12DRAWING BY: P. SUENSCALE: AS NOTED10/31/18ALL NEW WINDOWS AND GLASS DOORS SHALL BE DOUBLE PANED, INSULATED W/ MAX U-VALUESAS STATED ON THE CALIFORNIA TITLE-24 REPORT.TEMP. MFGR LABELS SHOWING NEW GLAZING U-VALUES SHALL NOT BE REMOVED UNTIL BLDG.INSPECTOR AUTHORIZES TO DO SO.DATE: 06/01/181.PLAN CHECK REVISIONS24'-2"15'-8"49'-8"11'-6"3'-9"12'-10 1/2"17'-5"2ND FLR F.F.+48.4'(N) STL W/ WD. SLAT SHADING DEVICE(N)(N)(N)(N)(N) STL. GUARDRAIL W/ GLASS IN-FILL PANELS(N)ROOF COVER: COMPOSITE SHINGLE ROOFGUTTERS: 4" OGEE SHEET METAL GUTTERS (V.I.F.) & DOWNSPOUTS, PAINTEDEXTERIOR WALLS: STUCCO, PAINTEDWINDOWS & DOORS: GROUND LEVEL PAINTED WOOD WINDOWS W/ DIVIDED LITES, PAINTED WOOD FRONT DOOR W/ SIDE LITES & SECOND LEVEL VINYL WINDOWSCASING & TRIM: OPENINGS CASED W/ FLAT WOOD CASING, WOOD SHUTTERS & WOOD APRONROOF COVER: METAL STANDING SEAM ROOF, PAINTEDGUTTERS: 4" OGEE SHEET METAL GUTTERS (V.I.F.) & DOWNSPOUTS, PAINTED (N) EXT. SIDING COLOREXTERIOR WALLS: T&G WOOD SIDING, PAINTEDWINDOWS & DOORS: (E) GROUND LEVEL WOOD WINDOWS & FRONT DOOR W/ SIDE LITES TO REMAIN;ALL (N) WINDOWS SHALL BE FIBERGLASS CLADWD. WINDOWS U.O.N.CASING & TRIM: OPENINGS CASED W/ 2-1/2" REDWOODFLAT CASING, PAINTED TO MATCH (N) EXT. SIDING COLORCRAWLSPACEACCESST.O. PLATE+47.6'GROUND FLOOR+39.1'MAX. ALLOW. ELEV.+64.3'GARAGE TO BE REPLACED(E)(E)AVG. T.O. CURB+34.3'(E) WD. DECK TO BE REBUILTT.O. PLATE+47.6'WD. DECK TO BE REBUILT(N) DETACHED GARAGE & ADUSOLAR WATER HEATER TO BE REMOVEDEXISTING FINISH SCHEDULEATTICVENTWD. POSTCRAWLSPACEVENTBOXED POST,PTD. STUCCO(E)(E)(E)(N) EXTENSIVEGREEN ROOFCHIMNEY VENTTO BE REMOVED(E)(N)T.O. FLAT ROOF+58.2'(N)(N) STL W/ WD. SLAT SHADING DEVICEROOF RIDGE+61.0'2ND FLR F.F.+48.4'ROOF RIDGE+61.0'AVG. T.O. CURB+34.3'GROUND FLOOR+39.1'PROPOSED FINISH SCHEDULEFIXED GLAZINGTO BE REMOVED1277 BALBOA21277 BALBOA124PROPOSED EAST ELEVATION12SCALE: 1/4" = 1'1SCALE: 1/4" = 1'EXISTING EAST ELEVATION4SHEET NOTES:20"x24" ESCAPE/RESCUE AREA IN A NEW BEDROOM, PER CRC SECTION R310[1]KEYED NOTES:110B240B140B111 140A241B241C160AA4.11ABV. F.F.531242'-10"9'-8"3'-4"11'-2"3'-1"26'-8"42"3'-1"11'-2"12'-5"23'-7"9'-8"[1] A1.2PROPOSED SITE PLAN2PLAN CHECK REVISIONS(E) FRONT SETBACK (GRND FLR)CHEN/LANGE ADDITION1265 BALBOAAPN: 026-152-04012SCALE: AS NOTED1277 BALBOAAPN: 026-152-0201273 BALBOAAPN: 026-152-030DRAWING BY: P. SUEN(E) FRONT SETBACK (2ND FLR)PLAN CHECK REVISIONSPLANNING PERMIT SET09/04/182DATE: 06/01/181273 BALBOA AVENUEBURLINGAME, CA 94010PROJECT1ISSUES & REVISIONS10/31/1806/01/18CLEAN OUT (CO)WATER METERR1 REQ'D. SETBACK LINEEDECLINING HEIGHT ENVELOPELEGEND:UTILITY POLEGAS VALVEWATER/ELECTRICAL SERVICEPROPERTY LINESCALE: 1/8" = 1'NPROPOSED SITE PLAN1[14](N) WOOD T&G DECK, UNCOVERED(E) DRIVEWAY GATE, PTD. MTL.(N) DECOMPOSED GRANITE PAVING1.(N) PLANTER LANDSCAPINGSHEET NOTES:(N) DETACHED GARAGE[21][20]STORMWATER DRAINAGE DURING CONSTRUCTION SHALL BEMANAGED IN ACCORDANCE WITH CGBC 4.106.2. SPECIFICALLY,WATER WILL BE FILTERED BY USE OF A BARRIER SYSTEM,WATTLE OR OTHER APPROVED METHOD ALONG THE SOUTH &EAST EDGE OF THE PROPERTY TO PREVENT ADJACENT PROPERTY FLOODING, EROSION & RETAIN SOIL RUNOFF ON THE SITE.ALLOWABLE:DETACHED GARAGE:MAX. FAR:EXISTING F.A.R.:PROPOSED F.A.R.:FRONT PORCH SUPPORT COLUMNS BELOWGROUND FLOOR BUILDING FOOTPRINT BELOWLINE OF DECLINING HEIGHT ENVELOPEREQ'D. SETBACK LINE[19]REQUIRED SETBACKS:2.[16]- FRONT: 25'-6" (AVG. OF NEIGHBORS)- SIDE: 4'-0"- BACK: 15'-0"- 2ND LVL DECLINING HEIGHT: 6'-11 3/8"[15][17](N) AC UNITAS REQ'D., AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER & INSTALLED AT THE TIME OF FINAL INSPECTION PER 2016 CGC §4.304.1(E) DOWN SPOUT LOCATIONS W/ COLLECTION &DISCHARGE TO STREET CURB PER CITY ORDINANCE7,500 * 0.32 + 1,100 = 3,500 SF400 SF3,500 SF + 400 SF =3,900 SF2,190 SFPATH OF ROOF DRAINAGE PIPING FROM (N) ROOFDOWNSPOUTS TO CITY STORM DRAINAGE SYSTEM; V.I.F. (E) DRAINAGE PIPING & REUSE IF POSSIBLE7,500 SF3,000 SF (40%)1,816 SF (24%)LOT COVERAGE:[8]LOT AREA:ALLOWED:EXISTING:PROPOSED:FLOOR AREAS[9]FLOOR AREA RATIO:(E) GROUND FLOOR:(N) GROUND FLOOR ADDITION:(E) SECOND FLOOR:(N) SECOND FLOOR ADDITION:DETACHED GARAGE/ADU:(N) STEEL & WOOD SLAT SHADING DEVICE3.(N) TILE DECK OVER LIVING SPACE(N) STUDIO UNIT1,238 SF554 SF887 SF541 SF640 SF[10][12][11]2,261 SF (30% <= 40%)4. (E) LANDSCAPE SHALL REMAIN W/ THE ADDITION OF NEW DG PAVING IN THE REAR YARD, REPLACEMENT OF (E)ORANGE TREE W/ (N) JAP. MAPLE & REMOVAL OF (E)APPLE TREE IN THE REAR YARD.(N) ROOF3,860 SF[1][2](E) ROOFALL ON-SITE DRAINAGE SHALL BE RETAINED ON-SITE OR DRAINED TO A PERVIOUS SURFACE WHENEVER FEASIBLE. IN THE EVENT ON-SITE DRAINAGE CANNOT BE KEPT ON-SITE, IT SHALL BE ROUTED TO THE STREET AND DIRECTED TO THE CITY’S DRAINAGE SYSTEM. CURB FACE DRAINAGE OUTLETS SHALL BE INSTALLED TO CITY STANDARDS.[3][4](N) SKY LIGHTKEYED NOTES:[18][5](E) LAWN[6](E) SKY LIGHT TO REMAIN[7]BUILDING FOOTPRINT BELOW[13]3,860 SF (TOTAL)PROPERTY LINE(N) EXTENSIVEGREEN ROOFLINE OF (E) REAR OF HOUSEBALBOA AVE[2][2][19][11][10][12][11][14][13][11][8][4][18][8][17][9][5][21][6][20][1][11]2 STORY2 STORY[21][16][7](E) LOQUAT TREE(E) SPRUCE(N) JAP.MAPLE[16](N) JAP.MAPLE[3]+39.2'+38.2'+34.2'+34.7'+34.1'+34.3'49'-8"38'-0"(N) 10'-0"59'-6"(N) 6'-8"38'-10"40'-10"150'-0"50'-0"11'-6"13'-9 1/2"12'-0"18'-4"42'-0"(E) 3'-0"(N) 4'-0"(E) 9'-0"45'-0"(N) REAR SETBACK2ND FLR(NO CHANGE)REAR 30% OF LOTGARAGEGARAGEALL CURB, GUTTER, DRIVEWAY & SIDEWALK FRONTING SITE TO BE REPLACED PER PUBLIC WORKS REQUIREMENTSGRND FLRGRND FLRGRND & 2ND FLRGRND & 2ND FLR PROPOSED ACCESSORY STRUCTUREELEVATIONSA3.52ISSUES & REVISIONSPLAN CHECK REVISIONS06/01/18DRAWING BY: P. SUENALL NEW WINDOWS TO HAVE SIMULATED TRUE DIVIDED LITES WITH SPACER BARS BETWEEN THE PANES AND GRIDS ADHERED TO THE INTERIOR AND THE EXTERIOR OF THE WINDOW.DATE: 06/01/1810/31/18CHEN/LANGE ADDITION1273 BALBOA AVENUEBURLINGAME, CA 9401009/04/18PLANNING PERMIT SETSCALE: AS NOTED2PROJECT2PLAN CHECK REVISIONS2.111. ALL NEW WINDOWS AND GLASS DOORS SHALL BE DOUBLE PANED, INSULATED W/ MAX U-VALUESAS STATED ON THE CALIFORNIA TITLE-24 REPORT.TEMP. MFGR LABELS SHOWING NEW GLAZING U-VALUES SHALL NOT BE REMOVED UNTIL BLDG.INSPECTOR AUTHORIZES TO DO SO.(E) WD. DECK TO BE REBUILTPROPOSED EAST ELEVATIONPROPOSED WEST ELEVATION1SCALE: 1/4" = 1'SCALE: 1/4" = 1'4PROPOSED NORTH ELEVATION PROPOSED SOUTH ELEVATION3SCALE: 1/4" = 1'2SCALE: 1/4" = 1'ROOF COVER: MODIFIED BITUMEN FLAT ROOFEXTERIOR WALLS: T&G WOOD SIDING, PAINTEDWINDOWS & DOORS: FIBERGLASS CLAD WOODWINDOWS U.O.N.CASING & TRIM: OPENINGS CASED W/ 2-1/2" REDWOODFLAT CASING, PAINTED TO MATCH (N) EXT. SIDING COLORPROPOSED FINISH SCHEDULESHEET NOTES:160B260A141160A141AA4.11A4.11T.O. PLATET.O. PLATELGRADEPPT.O. PLATELGRADEGRADE9'-0" MAX.9'-0" MAX.9'-0" MAX. Item No. 9d Design Review Study City of Burlingame Design Review Address: 1464 Balboa Avenue Meeting Date: November 26, 2018 Request: Application for Design Review for a new, two-story single family dwelling with a detached garage. Property Owner: Matt Nejasmich APN: 026-013-340 Applicant and Designer: Chu Design & Associates Lot Area: 7,000 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is an interior lot that borders an R-3 zoning district at the rear. The applicant is proposing to demolish an existing split-level single family dwelling with an attached garage to build a new, two-story single family dwelling with a detached garage. The proposed house will have a total floor area of 3,724 SF (0.53 FAR) where 3,740 SF (0.53 FAR) is the maximum allowed (including a 200 SF covered porch exemption). The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered, are required on-site. Two covered parking spaces are provided in the detached garage (20’ x 20’ clear interior dimensions) and one uncovered parking space (9’ x 20’) is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. The subject property contains a total of 18 trees, four of which are protected sized (37.5-inch, 34.1-inch and 19.9-inch Canary Island date palms at the front of the lot and a 28.8-inch Myoporum at the rear of the lot) (the existing Hollywood junipers do not qualify as trees). This application includes removing all of the existing trees and large shrubs on-site. An arborist report was prepared by Kielty Arborist Services, dated August 14, 2018 (attached), to assess the condition of these trees. The report notes that “The site has not been mai ntained or irrigated for some time. The majority of the trees are in poor condition and should be removed.” The report also notes that if any trees are to be retained, then the Tree Protection Plan should be followed to reduce impacts to the retained trees. Please refer to the report for additional details. The City Arborist notes that a Private Protected Tree Removal Permit will be required for removal of any protected sized trees and that it would not be effective until the Planning Commission approves the project. The proposed Landscape Plan shows a total of seven, 24-inch box landscape trees to be planted throughout the site. All other Zoning Code requirements have been met. The applicant is requesting the following application: Design Review for a new two-story single family dwelling and detached garage (C.S. 25.57.010 (a)(1)). Design Review 1464 Balboa Ave 2 1464 Balboa Avenue Lot Area: 7,000 SF Plans date stamped: November 14, 2018 PROPOSED ALLOWED/REQUIRED Front Setback (1st flr): (2nd flr): 24’-2” (to porch) 27’-11” 23’-10 ¼” (block average) 23’-10 ¼” (block average) Side Setback (left): (right): 4’-6” 9’-6” (to porch) 4'-0" 4’-0” Rear Setback (1st flr): (2nd flr): 38’-4” 54’-4” 15'-0" 20'-0" Lot Coverage: 2,760 39.4% 2,800 SF 40% FAR: 3,724 SF 0.53 FAR 3,740 SF 1 0.53 FAR # of bedrooms: 4 --- Off-Street Parking: 2 covered (20’ x 20' clear interior) 1 uncovered (9' x 20') 1 covered (10' x 20' clear interior) 1 uncovered (9' x 20') Building Height: 28’-0” 30'-0" DH Envelope: complies CS 25.26.075 1 (0.32 x 7,000) + 1,100 + 400 SF = 3,740 SF (0.53) FAR Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 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. Michelle Markiewicz Assistant Planner c. Matt Nejasmich property owner Chu Design & Associates, designer Attachments: Application to the Planning Commission Arborist Report prepared by Kielty Arborist Services, dated August 14, 2018 Notice of Public Hearing – Mailed November 16, 2018 Area Map Kielty Arborist Services LLC Certified Arborist WE#0476A P.O. Box 6187 San Mateo, CA 94403 650-515-9783 August 14, 2018 Nejasmich Inc. Attn: Mr. Matt Nejasmich 1720 Crockett Lane Hillsborough, CA 94010 Site: 1464 Balboa, Burlingame, CA Dear Mr. Nejasmich, As requested on Monday, August 13, 2018, I visited the above site to inspect and comment on the trees. A new home and landscape is planned for this site and your concern as to the future health and safety of the trees has prompted this visit. Method: All inspections were made from the ground; the tree was not climbed for this inspection. The trees in question were located on a hand drawn map provided by me. The tree was then measured for diameter at 54 inches above ground level (DBH or diameter at breast height). Due to low limbs the tree was measured at 24 inches above ground level. A condition rating (CON) is provided using 50 percent vitality and 50 percent form, using the following scale. 1 - 29 Very Poor 30 - 49 Poor 50 - 69 Fair 70 - 89 Good 90 - 100 Excellent The height of the tree was measured using a Nikon Forestry 550 Hypsometer. The spread was paced off (HT/SP). Comments and recommendations for future maintenance are provided. 1464 Balboa/8/14/18 (2) Survey: Tree# Species DBH CON HT/SP Comments 1 Southern magnolia 1.9 30 8/5 Poor vigor, poor form, street tree. (Magnolia grandiflora) 2 Canary Island date palm 37.5 50 50/25 Good vigor, fair form, in need of (Phoenix canariensis) maintenance. 3 Canary Island date palm 19.9 40 20/20 Fair vigor, poor form, poor location (Phoenix canariensis) near house. 4 Coast live oak 5 40 8/10 Fair vigor, poor form, hedge like. (Quercus agrifolia) 5 Hollywood juniper 18 50 25/25 Good vigor, poor form, contorted. (Juniperus chinensis) 6 Canary Island date palm 34.1 50 30/25 Good vigor, fair form, poor location (Phoenix canariensis) between properties. 7 Bottle brush 7.0 45 15/10 Good vigor, poor form, suppressed (Callistemon viminalis) by #6. 8 Hollywood juniper 25.1 50 35/30 Good vigor, poor form, contorted. (Juniperus chinensis) 9 English laurel 6.0 55 20/25 Good vigor, poor form, hedge like. (Prunus laurocerasus) 10 English walnut 4.8 40 20/10 Fair vigor, poor form, poor location. (Juglans regia) 11 Cotoneaster 6x2” 45 20/20 Fair vigor, poor form, multi leader. (Cotoneaster spp) 12 Plum 3x8” 45 25/20 Fair vigor, poor form, multi. (Prunus spp) 13 Myoporum 28.8 15 25/30 Poor vigor, poor form, nearly dead. (Myoporum laetum) 14 Black walnut 4x8” 50 25/20 Good vigor, poor form, multi leader. (Juglans californica) 1464 Balboa/8/14/18 (3) Summary: The site has not been maintained or irrigated for some time. The majority of the trees are in poor condition and should be removed. Magnolia #1 is a street tree that has not been irrigated for some time and is in decline. The magnolia should be replaced at the time of landscaping. The date palms are in poor-fair condition. Date palm #2 is quite large and has outgrown its effectiveness. Removal is a viable option for this tree. Palms #3 and #6 are poorly located. Palm #3 has grown from the edge of the foundation in a suppressed manner. Palm #6 is a shared tree with the neighbor to the southeast. The tree is between the driveways and does not have room to flourish. The two Hollywood junipers are poorly located between the driveways and the homes. The species is quite expansive and the location will not allow the trees to spread. The remaining trees on site are poorly located or are in decline. All or the majority of the trees should be removed and replaced. If any trees are to be retained the following tree protection plan should be followed. The tree protection plan will help to reduce impacts to the retained trees. Tree Protection Plan: Tree Protection Zones: Tree protection zones should be established and maintained throughout the entire length of the project. Fencing for the protection zones should be 6 foot tall metal chain link fencing supported by metal poles pounded into the ground to a minimum depth of 24 inches. The support poles should be spaced no more than 10 feet apart on center. The location for the protection fencing should be as close to the dripline as possible still allowing room for construction to safely continue. Signs should be placed on fencing signifying “Tree Protection Zone - Keep Out”. No materials or equipment should be stored or cleaned inside the tree protection zones. Excavation: The site arborist will be on site for any excavation within the driplines of the trees. Inspections of the excavation will include a report documenting the visit provided to the owner, contractor and town arborist. Mitigating measures will be provided at the time of excavation. Root Cutting: Any roots to be cut should be monitored and documented. Large roots or large masses of roots to be cut should be inspected by the site arborist. The site arborist may recommend fertilizing or irrigation if root cutting is significant. Cut all roots clean with a saw or loppers. Roots to be left exposed for a period of time should be covered with layers of burlap and kept moist. 1464 Balboa/8/14/18 (3) Trenching: Trenching for irrigation, electrical, drainage or any other reason should be hand dug when beneath the driplines of protected trees. Hand digging and carefully laying pipes below or beside protected roots will dramatically reduce root loss of desired trees thus reducing trauma to the entire tree. Trenches should be backfilled as soon as possible with native material and compacted to near its original level. Trenches that must be left exposed for a period of time should also be covered with layers of burlap or straw wattle and kept moist. Plywood over the top of the trench will also help protect exposed roots below. Irrigation: Normal irrigation should be maintained throughout the entire length of the project. The imported trees on this site will require irrigation during the warm season months. Some irrigation may be required during the winter months depending on the seasonal rainfall. During the summer months the trees on this site should receive heavy flood type irrigation 2 times a month. During the fall and winter 1 time a month should suffice. Mulching the root zone of protected trees will help the soil retain moisture, thus reducing water consumption. The native oaks should not require warm season watering unless the trees are traumatized or winter rains are less than normal. Inspections: The site will be inspected prior to any demolition. The inspections are required and will have written documentation being provided for the owner, contractor and city arborist. Other inspections will be on an as needed basis. The information included in this report is believed to be true and based on sound arboricultural principles and practices. Sincerely, Kevin R. Kielty Certified Arborist WE#0476A (hours)Type I-F.R. Type II One-HR. Type IV-H.T. Type II-Nx 3.785 forII-F.R.1 III One-HR.1 V-One-Hr.1 II-N1 L/min.0-22,700 0-12,700 0-8,200 0-5,900 0-3,600 1,50022,701-30,200 12,701-17,000 8,201-10,900 5,901-7,900 3,601-4,800 1,75030,201-38,700 17,001-21,800 10,901-12,900 7,901-9.800 4,801-6,200 2,00038,701-48,300 21,801-24,200 12,901-17,400 9,801-12,600 6,201-7,700 2,25048,301-59,000 24,201-33,200 17,401-21,300 12,601-15,400 7,701-9,400 2,50059,001-70,900 33,201-39,700 21,301-25,500 15,401-18,400 9,401-11,300 2,75070,901-83,700 39,701-47,100 25,501-30,100 18,401-21,800 11,301-13,400 3,00083,701-97,700 47,101-54,900 30,101-35,200 21,801-25,900 13,401-15,600 3,25097,701-112,700 54,901-63,400 35,201-40,600 25,901-29,300 15,601-18,000 3,500112,701-128,700 63,401-72,400 40,601-46,400 29,301-33,500 18,001-20,600 3,750128,701-145,900 72,401-82,100 46,401-52,500 33,501-37,900 20,601-23,300 4,000145,901-164,200 82,101-92,400 52,501-59,100 37,901-42,700 23,301-26,300 4,250164,201-1;83,400 92,401-103,100 59,101-66,000 42,701-47,700 26,301-29,300 4,500183,401-203,700 103,101-114,600 66,001-73,300 47,701-53,000 29,301-32,600 4,750203,701-225,200 114,601-126,700 73,301-81,100 53,001-58,600 32,601-36,000 5,000225,201-247,700 126,701-139,400 81,101-89,200 58,601-65,400 36,001-39,600 5,250247,701-271,200 139,401-152,600 89,201-97,700 65,401-70,600 39,601-43,400 5,500271,201-295,900 152,601-166,500 97,701-106,500 70,601-77,000 43,401-47,400 5,750295,901-Greater 166,601-Greater 106,501-115,800 77,001-83,700 47,401-51,500 6,000" " 115,801-125,500 83,701-90,600 51,501-55,700 6,250" " 125,501-135,500 90,601-97,900 55,701-60,200 6,500" " 135,501-145,800 97,901-106,800 60,201-64,800 6,750" " 145,801-156,700 106,801-113,200 64,801-69,600 7,000" " 156,701-167,900 113,201-121,300 69,601-74,600 7,250" " 167,901-179,400 121,301-129,600 74,601-79,800 7,500" " 179,401-191,400 129,601-138,300 79,801-85,100 7,750" " 191,401-Greater 128,301-Greater 85,101-Greater 8,0004FIRE AREA (square feet)FIRE FLOW (gallons per minute)X 0.0929 for m2Type V-N1FLOW DURATION23 PROJECT LOCATION 1341 De Soto Avenue Item No. 9d Design Review Study Item No. 9d Design Review Study City of Burlingame Design Review and Conditional Use Permit Address: 1341 De Soto Avenue Meeting Date: November 26, 2018 Request: Application for Design Review for a new, two-story single family dwelling and Conditional Use Permit for a half-bathroom in new detached garage. Applicant and Architect: Tim Raduenz, Form+One Design APN: 027-152-110 Property Owner: Jeff Diana Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is an interior lot with a ten foot wide easement behind the rear of the property. The applicant is proposing to demolish an existing one-story house and detached garage to build a new, two-story single family dwelling with a detached garage. The proposed house will have a total floor area of 3,391 SF (0.57 FAR) where 3,416 SF (0.57 FAR) is the maximum allowed (including 68 SF covered porch exemption). The proposed project is 25 SF below the maximum allowed FAR. The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the detached garage (14’ x 21’ clear interior dimensions) and one uncovered parking space (9’ x 20’) is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. The applicant is also requesting a Conditional Use Permit to have a half-bathroom (toilet and sink) in the new detached garage. All other Zoning Code requirements have been met. The applicant is requesting the following applications: Design Review for a new single family dwelling and detached garage (C.S. 25.57.010 (a)(1)); and Conditional Use Permit for a half-bathroom in an accessory structure (C.S. 25.60.010 (j)). 1341 De Soto Avenue Lot Area: 6,000 SF Plans date stamped: November 20, 2018 PROPOSED ALLOWED/REQUIRED Front Setback (1st flr): (2nd flr): 20’-0” 20’-0” 19’-8” (block average) 20’-0” Side Setback (left): (right): 14’-2” 4’-4” 4'-0" 4’-0” Rear Setback (1st flr): (2nd flr): 29’-10” 29’-10” 15'-0" 20'-0" Lot Coverage: 2,064 SF 35% 2,400 SF 40% FAR: 3,391 SF 0.57 FAR 3,416 SF 1 0.57 FAR # of bedrooms: 4 --- Off-Street Parking: 1 covered (14' x 21' clear interior) 1 uncovered (9' x 20') 1 covered (10' x 20' clear interior) 1 uncovered (9' x 20') Building Height: 29’-10” 30'-0" DH Envelope: complies CS 25.26.075 1 (0.32 x 6,000) + 1,100 + 396 SF = 3,416 SF (0.57) FAR Design Review and Conditional Use Permit 1341 De Soto Avenue 2 Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 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. ‘Amelia Kolokihakaufisi Associate Planner c. Tim Raduenz, Form+One Design, applicant and designer Jeff Diana, property owner Attachments: Application to the Planning Commission Conditional Use Permit Application Notice of Public Hearing – Mailed November 16, 2018 Area Map (E) LOT LINE(E) LOT LINESIDE SETABCK 9'-6"1ST FLR F.F.TOP PLATE2ND FLR(SUB. FLR)2ND FLR T.O.P. 8'-4"GRADE30' HEIGHT LIMIT12'-0"RIDGE LINE30'-0"48'-1 3/8"4'-0"DRIVEWAY4'-1 3/4"31'-6 1/2"12'-5 1/8"2'-6"(N OR E) WD. 6' FENCEMETAL STANDINGSEAM ROOFING, TYP.1341HOUSE # PER CITY CODE18.08.010 3012 CBCB 501.2 EGRESS45°SIDE SETABCK4'-0" EGRESS126AVERAGE T.O.C.EL. 104.4'EL. 101.8'EL. 105.0'EL. 114.5'EL. 115.5'EL. 124.8'EL. 131.8'EL. 131.6'CHIMNEY W/ VENEER CLAD126 EGRESS EGRESS27'-9"HORIZONTAL SIDING(PAINTED)126ROOF EAVES SHALL NOTPROJECT WITHIN 2" OF THEPROPERTY LINE WHERESETBACK IS 4' PER 2016CRC § TABLE R302.1 (1) OR2016 CBC TABLE 705.2D.H.E.EL. 105.6'29'-10 1/8"45°7'-6" ABOVE 2ND FLREL. 123.0'12'-0"D.H.E.EL. 105.6'7'-6" ABOVE 2ND FLREL. 123.6'(N) PLANTING POCKETSAS PER LANDSCAPEPLAN1'-3"(E) LOT LINE(E) LOT LINESIDE SETABCK 9'-6"1ST FLR F.F.TOP PLATE2ND FLR(SUB. FLR)2ND FLR T.O.P. 8'-4"30' HEIGHT LIMIT12'-0"RIDGE LINE30'-0"48'-1 3/8"4'-0"DRIVEWAY4'-1 3/4"31'-6"12'-5 5/8"2'-6"(N OR E) WD. 6' FENCE45°SIDE SETABCK4'-0"45°METAL STANDINGSEAM ROOFING, TYP.DIAMOND SHAPEDARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(REDWD.) 8x8 POST(TYPICAL) WD./CLADS.D.L. SIERRA PACIFICWINDOWS + DOORS(N) PLANTING POCKETSTYP.(TYPICAL) 3x PAINTEDEXPOSED RAFTERTAILS W/ T+GSHEATHINGAVERAGE T.O.C.EL. 101.8'EL. 105.0'126126126126HORIZONTAL SIDING(PAINTED)3'-6"STEEL RAILING, 42"H, PER CODEMETAL STANDINGSEAM ROOFING, TYP.ROOF EAVES SHALL NOTPROJECT WITHIN 2" OF THEPROPERTY LINE WHERESETBACK IS 4' PER 2016CRC § TABLE R302.1 (1) OR2016 CBC TABLE 705.229'-10 1/8"DHEEL. 105.6'(REDWD.)6X8BEAM(ARCHITECTURAL)EL. 114.5'EL. 115.5'EL. 124.8'EL. 131.8'EL. 131.6'7'-6" ABOVE 2ND FLREL. 123.0'D.H.E.EL. 105.6'7'-6" ABOVE 2ND FLREL. 123.0'12'-0"Proposed ElevationsSee DetailsA3.0 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.Rev.:001002003004005006Description : Date :RevisionsoneDESIGN PLANNING formJeff Diana1341 De Soto AveBurlingame, CA 94010Title :Project :Date :07-31-2018Drawn :T. Raduenz18_043Job No. :Owner :APN#: 027-152-110PLANNING SETZoning: R1Jeff Diana1341 De Soto Ave.Burlingame, CA 94010E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.03045470 Cross Country WayPark City Utah 84098A3.0Scale: 1/4 = 1'-0"1PROPOSED FRONT ELEVATIONA3.0Scale: 1/4 = 1'-0"2PROPOSED REAR ELEVATIONA3.0Scale: 1/4 = 1'-0"-SIDING CUTSHEET 9'-6"1ST FLR F.F.TOP PLATE2ND FLR(SUB. FLR)2ND FLR T.O.P. 8'-4"30' HEIGHT LIMITRIDGE LINE29'-10 1/8"126126EL. 105.0'EL. 114.5'EL. 115.5'EL. 124.8'EL. 131.8'EL. 131.6'METAL STANDINGSEAM ROOFING, TYP.DIAMOND SHAPEDARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(TYPICAL) WD./CLADS.D.L. SIERRA PACIFICWINDOWS + DOORS(TYPICAL) 3x PAINTEDEXPOSED RAFTERTAILS W/ T+G SHEATHING+ HALF ROUND GUTTER1ST FLR F.F.EL. 105.0'TERRACEPORCHAVERAGE T.O.C.EL. 101.8'30'-0"(TYPICAL) 6x10 PAINTEDEXPOSED BEAMOVERHANGS, TYP. RRDWD. 9'-6"1ST FLR F.F.TOP PLATE2ND FLR(SUB. FLR)2ND FLR T.O.P. 8'-4"30' HEIGHT LIMITRIDGE LINE29'-10 1/8"126126EL. 105.0'EL. 114.5'EL. 115.5'EL. 124.8'EL. 131.8'EL. 131.6'METAL STANDINGSEAM ROOFING, TYP.DIAMOND SHAPEDARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(TYPICAL) WD./CLADS.D.L. SIERRA PACIFICWINDOWS + DOORS(TYPICAL) 3x PAINTEDEXPOSED RAFTERTAILS W/ T+G SHEATHING+ HALF ROUND GUTTERTERRACEHORIZONTAL SIDING(PAINTED)AVERAGE T.O.C.EL. 101.8'30'-0"Proposed ElevationsSee DetailsA3.1 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.Rev.:001002003004005006Description : Date :RevisionsoneDESIGN PLANNING formJeff Diana1341 De Soto AveBurlingame, CA 94010Title :Project :Date :07-31-2018Drawn :T. Raduenz18_043Job No. :Owner :APN#: 027-152-110PLANNING SETZoning: R1Jeff Diana1341 De Soto Ave.Burlingame, CA 94010E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.03045470 Cross Country WayPark City Utah 84098A3.1Scale: 1/4 = 1'-0"1PROPOSED LEFT ELEVATIONA3.1Scale: 1/4 = 1'-0"2PROPOSED RIGHT ELEVATIONDRIVEWAY SIDE *$5$*(&21&:$33529('9$325%$55,(57(03*30+253('(67$/3:'7,/(/$1',1*6721(7,/($77,&/$''(5:(51(525(4 *$*%*&*' 52+'5* (/(&73$1(/7<36/,',1*'225237,217<3;)5217:$//;6,'(65($57<3 * +2855$7('(;7:$//6<67(07<3+2855$7('(;7:$//6<67(07<3**** ),1&21&7373+(,*+7/,0,7),;('6,',1*1$552:028/',1*6+23&('$53$,17('75,0%2$5'67<33$,17*5$'(:'*$5$*('5:'3/,17+7<3&233(5/,*+76'2:1/,7(:$17*/$66$&('$59(17:'(7$,/7%6/27/,1(0$;+25,=217$/:22'6,',1*3$,17('*602*((*877(56:+,7(),1,6+7<3,&$/:5281''2:1632876 250,1,080)25(1(,*+%25675((6725(0$,1 1:' )(1&( (9(29(5+$1*6:,12)3523(57</,1(72352-(&7127025(7+$1&5&5(;3),1&21&(/ 73+(,*+7/,0,7/27/,1( ),1&21&(/ *5$'((/ &('$53$,17('75,0%2$5'67<3$77,&75866(6:3/<:'68%)/7<3 %+55$7(':$//6<67(03(5&2'( 250,1,080)25(1(,*+%25675((6725(0$,1[5),%(5*/$66%$77,168/$7,21#[$3$5$7('6+($7+,1*(;32685(3/<:22'2526%0,1;678'6#2&'(16*/$66),5(*8$5'6+($7+,1*'(16$50253/86),5(*8$5'25728*+52&.),5(*8$5'*<3680%'$33/,('9(57,&$//<25+25,=217$//<72678'6:'&2$7('1$,/62&67$**(5-2,176($&+6,'(127(66((:::*3&20)257(&+1,&$/63(& 66((8/8*$:3678&&2),1,6+6(((/(9$7,216/27/,1(+(,*+7/,0,7 ),1&21&73(/ *5$'((/ *5$'((/ 9,)*5$'(7<3 $&7,9('6 & 0,1<5$63+$/76+,1*/(6:$63+$/7)(/78/3(5&2'(1 :')(1&(5($5(/(9$7,2172+$9(1$785$/),1,6+3(57+(1(,*+%2565(48(67/27/,1(+(,*+7/,0,7 ),1&21&73(/ *5$'((/ *5$'((/ 9,)*5$'(7<3 '0,1<5$63+$/76+,1*/(6:$63+$/7)(/78/3(5&2'(1 :')(1&(5($5(/(9$7,2172+$9(1$785$/),1,6+3(57+(1(,*+%2565(48(67+55$7(':$//6<67(03(5&2'((*5$'(*DUDJH3ODQV(OHYDWLRQV6HH'HWDLOV*6KHHW6FDOH$OOGUDZLQJV 6SHFLILFDWLRQVSURYLGHGDVLQVWUXPHQWVRIVHUYLFHDUHWKHSURSHUW\RIWKH'HVLJQHUZKHWKHUWKHSURMHFWLVH[HFXWHGRUQRW,WLVXQODZIXOIRUDQ\SHUVRQZLWKRXWWKHZULWWHQFRQVHQWRIWKH'HVLJQHU7RGXSOLFDWHRUPDNHFRSLHVRIWKHVHGRFXPHQWVSDUWO\RULQZKROHIRUXVHIRURWKHUSURMHFWV EXLOGLQJV5HY'HVFULSWLRQ 'DWH5HYLVLRQVRQH'(6,*13/$11,1*IRUP-HII'LDQD'H6RWR$YH%XUOLQJDPH&$7LWOH3URMHFW'DWH'UDZQ75DGXHQ]B-RE1R2ZQHU$313/$11,1*6(7=RQLQJ5-HII'LDQD'H6RWR$YH%XUOLQJDPH&$(PDLO7,0#)25021('(6,*1&203K&URVV&RXQWU\:D\3DUN&LW\8WDK*6FDOH 352326('*$5$*()/2253/$1*6FDOH *$5$*()5217(/(9$7,21*6FDOH *$5$*(/()7(/(9$7,21*6FDOH *$5$*(5($5(/(9$7,21*6FDOH *$5$*(5,*+7(/(9$7,21*6FDOH (;7:$//'(7$,/6(;7(5,25 ,17(5,25+55$7(' 73+(,*+7/,0,7/27/,1(0$;+25,=217$/:22'6,',1*3$,17('*602*((*877(56:+,7(),1,6+7<3,&$/:5281''2:1632876 (9(29(5+$1*6:,12)3523(57</,1(72352-(&7127025(7+$1&5&5(;3),1&21&(/ 3:'*$5$*(',$021'6+$3('$5&+,7(&785$/$63+$/76+,1*/(6*5$&(81'(5/$<0(177<37<335()$%75866(6#2&&21&3$'7+,&.1(66:0,10,/9$325%$55,(5+2855$7('(;7:$//6<67(07<3*5$'((/ 9,)*5$'(7<3*5$'((/ 1 :')(1&( /27/,1(+(,*+7/,0,7 ),1&21&73(/ *$5$*(&21&3$'7+,&.1(66:0,10,/9$325%$55,(5+2855$7('(;7:$//6<67(07<3+25,=217$/:22'6,',1*3$,17('35()$%75866(6#2& *5$'((/ *5$'((/ 9,)*5$'(7<31 :')(1&( 3URSRVHG*DUDJH6HFWLRQV6HH'HWDLOV*6KHHW6FDOH$OOGUDZLQJV 6SHFLILFDWLRQVSURYLGHGDVLQVWUXPHQWVRIVHUYLFHDUHWKHSURSHUW\RIWKH'HVLJQHUZKHWKHUWKHSURMHFWLVH[HFXWHGRUQRW,WLVXQODZIXOIRUDQ\SHUVRQZLWKRXWWKHZULWWHQFRQVHQWRIWKH'HVLJQHU7RGXSOLFDWHRUPDNHFRSLHVRIWKHVHGRFXPHQWVSDUWO\RULQZKROHIRUXVHIRURWKHUSURMHFWV EXLOGLQJV5HY'HVFULSWLRQ 'DWH5HYLVLRQVRQH'(6,*13/$11,1*IRUP-HII'LDQD'H6RWR$YH%XUOLQJDPH&$7LWOH3URMHFW'DWH'UDZQ 75DGXHQ]B-RE1R2ZQHU$313/$11,1*6(7=RQLQJ5-HII'LDQD'H6RWR$YH%XUOLQJDPH&$(PDLO7,0#)25021('(6,*1&203K&URVV&RXQWU\:D\3DUN&LW\8WDK*6FDOH *$5$*(%8,/',1*6(&7,21*6FDOH *$5$*(%8,/',1*6(&7,21 120.01' N 34°56'00" E50.02'N 55°04'38" W120.02' S 34°56'00" W 50.02'S 55°04'38" E2 STORYRESIDENCEGARAGECHIMNEYRIDGE=132.85'CONCRETEDRIVEWAYCONCRETEDRIVEWAYGARAGED E S O T O A V E N U E( 5 0 '' R / W )COVEREDPORCHA L L E Y 1343 DE SOTO1337 DE SOTO2 STORYRESIDENCE(N) GARAGENEW 2 STORYRESIDENCELANDSCAPE(N) DRIVEWAYPAVERS 20'-0"10'-2"4'-0"120.02' S 34°56'00" W 46'-0 1/2"4'-4"PORCHTERRACE(N) DRIVE WAY APPROACHPAVED PATHLAWNLAWN(N) FENCEFIRE AND WATER LINES. ALL WATER LINECONNECTIONS TO CITY WATER MAINS FORSERVICE OR FIRE LINE ARE TO BEINSTALLED PER CITY STANDARDPROCEDURES AND SPECIFICATION, ANDANY OTHER UNDERGROUND UTILITYWORKS WITHIN CITY'S RIGHT-OF-WAY.(N) DRIVEWAYAPPROACHFRONT GRADE TOBE RAISED 1'FROM ORIGINALSURVEY HEIGHT.UPUPALL CURB, GUTTER,DRIVE WAY ANDSIDEWALK FRONTINGSITE TO BE REPLACEDALL EXISTING SANITARY SEWERLATERAL CONNECTIONS TO BEPLUGGED. (N) 4" LATERAL TO BEINSTALLED.15'-0"(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.Proposed Site PlanSee DetailsA1.0Scale: 1/8"= 1'-0"1PROPOSED SITE PLANA1.0GENERAL NOTES & SCOPE1. PROTECT ALL EXISTING TREES DURING CONSTRUCTION, CONSULT ARBORIST ASREQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREEMAY BE REMOVED WITHOUT A PROTECTED TREE PERMIT FROM THE PARKSDIVISION (558-7330) NO TREES ARE TO BE REMOVED FOR THIS PROJECT.3. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIRED SINCELANDSCAPE WILL NOT BE REHABILITATED AS NOTED ON PLANS.4. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORMWATER DRAINAGE DURING CONSTRUCTION. CGC 4.106.2 & CGC 4.106.35. ALL SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPING AREASSTREET TREES1. PROTECT ALL STREET TREES DURING CONSTRUCTIONPUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1)REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALLEXISTING SANITARY SEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL, (3)ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OF FIRE LINE ARETO BE INSTALLED PER =CITY STANDARD PROCEDURES AND SPECIFICATION. (4) ANDOTHER UNDERGROUND UTILITY WORKS WITHIN CITY'S RIGHT-OF WAY.2. GRADING PERMIT, IF REQUIRED WILL BE OBTAINED FROM THE DEPARTMENT OFPUBLIC WORKS.STORMWATER CHECKLIST NOTES1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USE RAINWATER FORIRRIGATION OR OTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTO VEGETATED AREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTS ONTO VEGETATEDAREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLE SURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASED DETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, AND MINIMIZECHANGES TO THE NATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OR EQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSE SPECIESAPPROPRIATE TO THE SITE. INCLUDE PLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT,DROUGHT-TOLERANT, AND/OR ATTRACT BENEFICIAL INSECTS. (C) MINIMIZE USE OF PESTICIDESAND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPE OR SANITARYSEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTIL PERMANENTEROSION CONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS, EASEMENTS,SETBACKS, SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREES TO BE PROTECTED ANDRETAINED, DRAINAGE COURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THE FOLLOWING: (A)CONSTRUCTION, OPERATION AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS,INCLUDE INSPECTION FREQUENCY; (B) METHODS AND SCHEDULE FOR GRADING, EXCAVATION,FILLING, CLEARING OF VEGETATION , AND STORAGE AND DISPOSAL OF EXCAVATED ORCLEARED MATERIAL, (C) SPECIFICATIONS FOR VEGETATIVE COVER & MULCH, INCLUDEMETHODS AND SCHEDULES FOR PLANTING AND FERTILIZATION (D) PROVISIONS FORTEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHEN DEWATERING ANDOBTAIN ALL NECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS (E.G.BERMS, SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS OR TRAPS, EARTHENDIKES OR BERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTE MATS, COVERSFOR SOIL STOCK PILES, ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STE RUNOFF AROUND THESITE (E.G SWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTIONIMPACTS USING VEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS,DIKES,MULCHING OR OTHER MEASURES AS APPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN A DESIGNATED AREAWHERE WASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERLY TOPREVENT CONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALLEMPLOYEES/SUBCONTRACTORS RE: CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS, INCLUDINGPAVEMENT CUTTINGWASTES,PAINTS,CONCRETE, PETROLEUMPRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS, RINSE WATER FROM ARCHITECTURALCOPPER, AND NON-STORMWATER DISCHARGES TO STORM DRAINS AND WATERCOURSES. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.Rev.:001002003004005006Description : Date :Revisions oneDESIGN PLANNING formJeff Diana1341 De Soto AveBurlingame, CA 94010Title :Project :Date :07-31-2018Drawn :T. Raduenz18_043Job No. :Owner :APN#: 027-152-110PLANNING SETZoning: R1Jeff Diana1341 De Soto Ave.Burlingame, CA 94010E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.03045470 Cross Country WayPark City Utah 84098 1 : 6 : 6 (6725<5(6,'(1&(*$5$*(5,'*( &21&5(7('5,9(:$<&21&5(7('5,9(:$<*$5$*('(6272$9(18( 5:&29(5('325&+$//(<'(6272*30+253('(67$/$77,&/$''(5:(51(525(4')/86++($57+5(&':5()*30')/86++($57+1'28%/('2253$175<%8,/7,1%(1&+::$//&8%%,(6%8,/7,1%$5 %(1&+%$56(59(5<*303$175<'5$:(56'5$:(56833(5&$%833(5)/22529(5+$1*:,1(:&22/(5 :,1(:&22/(5 %8,/7,1%$5 62)),7 6 :&21&5(7$,1,1*:$// 6&$/( 0(',806,=()/2:(5,1*251$0(17$/75((6:,//3529,'(6($621$/&2/25$1',17(5(67:+,/($/623529,',1*35,9$&<$1'6&5((1,1*7-/15%5%5%353535/3/3/3&6)2&6'93&/,5,3&/$5%5%5%52/$$+35(.)250$/(9(5*5((175((6:,//3529,'(35,9$&<6&5((1,1*$1'6+$'(0(',806,=()/2:(5,1*251$0(17$/75((6:,//3529,'(6($621$/&2/25$1',17(5(67:+,/($/623529,',1*35,9$&<$1'6&5((1,1*$/21*7+(1'5,9(:$</$:1$5($62'6)/$:1$5($62'6)/$:1$5($62'6)/($9(*$3,13/$17,1*6)2508/&+21/<3$7+$&&(66,1*7+(6,'(<$5'63$&(5,5HYLVLRQV5HYLVLRQ1XPEHU'H6RWR$YHQXHMr. Jeffrey Diana Residence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°SIDE SETABCK4'-0"45°126EL. 105.0'EL. 116.5'EL. 117.5'EL. 125.8'9.5" TGI @ 16"O.C. TYP.34" T&G OSB SUBFL.GLUED & SCREWED, TYP.R-19 @ 2x6 WALLS, TYP.SEE TITLE-24R-19 @ FLOOR FRAMING, TYP.SEE TITLE-24R-32 @ATTIC, TYP.SEE TITLE-24CONC. RAT PROOFING PADMIN. THICKNESS 3" W/ MIN.4 MIL. VAPOR BARRIERDEN/ BED-1 CLT. LIVINGBED-2CLT.BED-32'-0"12" TGI @ 16"O.C. TYP. W/ 3/4"T & G PLYWOODSOFFIT12658" GYP. BD, TYP.METAL STANDINGSEAM ROOFING, TYP.DIAMOND SHAPEDARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.2'-0"5 1/2" X 12" BEAMPRE-FAB TRUSSES @ 24" O.C.MIN.30' HEIGHT LIMITRIDGE LINEEL. 131.8'EL. 131.6'FLAT CEILING ATBATHS ANDCLOSETS12'-0"MAX.MONO PITCHEDCEILINGAVERAGE T.O.C.EL. 101.8'30'-0"7'-6" ABOVE 2ND FLREL. 123.0'7'-6" ABOVE 2ND FLREL. 123.0'12'-0"D.H.EEL. 105.6'GRADEEL. 104.4'D.H.E.EL. 105.6' 9'-6"1ST FLR F.F.TOP PLATE2ND FLR(SUB. FLR)2ND FLR T.O.P. 8'-4"GRADE29'-10 1/4"EL. 105.4'EL. 105.0'EL. 114.5'EL. 115.5'EL. 124.8'METAL STANDINGSEAM ROOFING, TYP.LIVING DININGFAMILYBED-3 BATH-3M.CLTM.BATH9.5" TGI @ 16"O.C. TYP.34" T&G OSB SUBFL.GLUED & SCREWED, TYP.R-19 @ 2x6 WALLS, TYP.R-19 @ FLOOR FRAMING, TYP.CONC. RAT PROOFING PADTHICKNESS 3" W/ MIN. 4 MIL.VAPOR BARRIER2'-0"58" GYP. BD, TYP.R-32 @ATTIC, TYP.12" TGI @ 16"O.C. TYP.BUILT-UP BEAM, SEESTRUCTUAL SHEETS FORDETAILS126TILE OVER 4" CONC. SLAB4 MIL. VAPOR BARRIERTERRACEMIN.30' HEIGHT LIMITRIDGE LINEEL. 131.8'EL. 131.6'AVERAGE T.O.C.EL. 101.8'30'-0"Proposed Building SectionsSee DetailsA4.0 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. 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