HomeMy WebLinkAboutAgenda Packet - PC - 2019.04.22Planning Commission
City of Burlingame
Meeting Agenda
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Council Chambers7:00 PMMonday, April 22, 2019
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
4. APPROVAL OF AGENDA
5. PUBLIC COMMENTS, NON-AGENDA
Members of the public may speak about any item not on the agenda. Members of the public wishing to
suggest an item for a future Planning Commission agenda may do so during this public comment period .
The Ralph M. Brown Act (the State local agency open meeting law) prohibits the Planning Commission
from acting on any matter that is not on the agenda. Speakers are asked to fill out a "request to speak "
card located on the table by the door and hand it to staff, although the provision of a name, address or
other identifying information is optional. Speakers are limited to three minutes each; the Chair may adjust
the time limit in light of the number of anticipated speakers.
6. STUDY ITEMS
7. CONSENT CALENDAR
Items on the consent calendar are considered to be routine. They are acted on simultaneously unless
separate discussion and /or action is requested by the applicant, a member of the public or a
commissioner prior to the time the Commission votes on the motion to adopt.
8. REGULAR ACTION ITEMS
834 Crossway Road, zoned R-1 - Application for Design Review Amendment for a
previously approved project for a new, two -story single family dwelling and detached
garage. This project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines. (Tony
Leung, applicant; John Nguyen, designer) (114 noticed) Staff Contact: 'Amelia
Kolokihakaufisi
a.
834 Crossway Rd - Staff Report
834 Crossway Rd - Attachments
834 Crossway Rd - Plans
Attachments:
Page 1 City of Burlingame Printed on 4/18/2019
April 22, 2019Planning Commission Meeting Agenda
9. DESIGN REVIEW STUDY
1244 Laguna Avenue, zoned R -1 - Application for Design Review for a new, two -story
single family dwelling (existing detached garage to remain). (J. Deal Associates, applicant
and designer; James and Lisa Hong, property owners) (144 noticed) Staff Contact:
Catherine Keylon
a.
1244 Laguna Ave - Staff Report and Attachments
1244 Laguna Ave - Plans
Attachments:
110 Loma Vista Drive, zoned R-1 - Application for Design Review and Special Permit for
attached garage for a new, two -story single family dwelling. (Victor Song, applicant and
property owner; Bill Guan, architect) (62 noticed) Staff Contact: Erika Lewit
b.
110 Loma Vista Dr - Staff Report
110 Loma Vista Dr - Attachments
110 Loma Vista Dr - Plans
Attachments:
133 Clarendon Rd, zoned R -1 - Application for Design Review for a first and second story
addition to an existing single family dwelling. (Jesse Geurse, applicant and designer; Matt
Rossen, property owner) (118 noticed) Staff Contact: Michelle Markiewicz
c.
133 Clarendon Rd - Staff Report
133 Clarendon Rd - Attachments
133 Clarendon Rd - Plans
Attachments:
2305 Poppy Drive, zoned R-1 - Application for Design Review for a first and second story
addition to an existing single family dwelling. (Jerry Deal, J Deal Associates, applicant
and designer; Elizabeth Watson and Alex Para, property owners) (132 noticed) Staff
Contact: 'Amelia Kolokihakaufisi
d.
2305 Poppy Dr - Staff Report
2305 Poppy Dr - Attachments
2305 Poppy Dr - Plans
Attachments:
10. COMMISSIONER’S REPORTS
11. DIRECTOR REPORTS
- Commission Communications
- City Council regular meeting April 15, 2019
1104 Clovelly Lane - FYI for requested changes by the Planning Commisison to a
previously approved Design Review and Special Permit Application.
a.
1104 Clovelly Lane - Memorandum
1104 Clovelly Ln - Plans
Attachments:
Page 2 City of Burlingame Printed on 4/18/2019
April 22, 2019Planning Commission Meeting Agenda
1547 Los Altos Drive - FYI for proposed changes to a previously approved Design
Review, Special Permit, and Hillside Area Construction Permit Application.
b.
1547 Los Altos Drive - Memorandum
1547 Los Altos Drive - Plans
Attachments:
12. ADJOURNMENT
Note: An action by the Planning Commission is appealable to the City Council within 10 days of the
Planning Commission's action on April 22, 2019. If the Planning Commission's action has not been
appealed or called up for review by the Council by 5:00 p.m. on May 2, 2019, the action becomes final.
In order to be effective, appeals must be in writing to the City Clerk and must be accompanied by an
appeal fee of $551, which includes noticing costs.
Any writings or documents provided to a majority of the Planning Commission regarding any item on
this agenda will be made available for public inspection during normal business hours at the
Community Development/Planning counter, City Hall, 501 Primrose Road, Burlingame, California.
Page 3 City of Burlingame Printed on 4/18/2019
PROJECT LOCATION
834 Crossway Road
Item No. 8a
Regular Action Items
City of Burlingame
Design Review Amendment
Address: 834 Crossway Road Meeting Date: April 22, 2019
Request: Application for Design Review Amendment for a previously approved application for Design Review
for a new, two-story single family dwelling with detached garage.
Applicant and Designer: John Nguyen, Dulon, Inc. APN: 029-021-310
Property Owner: Tony Leung Lot Area: 6,737 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 residenti al
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 for a new, two-story single
family dwelling with a detached garage at 834 Crossway Road was approved by the Planning Commission on
July 9, 2018 (see attached July 9, 2018 Planning Commission Meeting Minutes). An FYI for revisions requested
by the Planning Commission was approved on August 13, 2018 (see attached). The applicant was issued a
building permit on March 26, 2019.
Following the approval of the design review application and issuance of the building permit, the property owner is
requesting an amendment to their approval in order to increase the first floor plate height to 9’-1” (8’-1” previously
approved). No other changes are proposed.
The applicant provided a letter of explanation, dated February 12, 2019, and plans showing the originally
approved and proposed building elevations, date stamped April 16, 2019.
Project Description: The subject property is an interior lot bordering an R-2 zone at the left side and rear of the
property. The previously approved project included demolishing an existing one-story house and detached
garage and building a new, two-story single family dwelling with a detached garage. The proposed house will
have a total floor area of 3,603 SF (0.53 FAR) where 3,656 SF (0.54 FAR) is the maximum allowed (including 77
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. All other Zoning Code requirements have been met.
The following application was approved for this project:
Design Review for a new, two-story single family dwelling and detached garage (C.S. 25.57.010 (a)(1)).
This space intentionally left blank.
Item No. 8a
Regular Action Item
Design Review Amendment 834 Crossway Road
2
834 Crossway Road
Lot Area: 6,737 SF Plans date stamped: April 16, 2019
PREVIOUSLY
APPROVED
07/09/18 Plans
AMENDED
04/16/19 Plans ALLOWED/REQUIRED
Front Setback (1st flr):
(2nd flr):
18’-7” (to porch)
20’-1”
no change
no change
18’-7” (block average)
20’-0” (block average)
Side Setback (left):
(right):
4’-0”
9’-6”
no change
no change
4'-0"
4’-0”
Rear Setback (1st flr):
(2nd flr):
67’-0”
67’-0”
no change
no change
15'-0"
20'-0"
Lot Coverage: 2,355 SF
35% no change 2,695 SF
40%
FAR: 3,603 SF
0.53 FAR no change 3,656 SF 1
0.54 FAR
# of bedrooms: 4 no change ---
Off-Street Parking: 2 covered
(20’ x 20’ clear interior)
1 uncovered
(9' x 20')
no change
2 covered
(20' x 20' clear interior)
1 uncovered
(9' x 20')
Building Height: 26’-9” 27’-9” ² 30'-0"
DH Envelope: complies complies CS 25.26.075
1 (0.32 x 6,737) + 1,100 + 400 SF = 3,656SF (0.54) FAR
² Change in building height due to increase in first floor plate height from 8’-1” to 9’-1”.
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.
Suggested Findings for Design Review: That the architectural style, mass and bulk of the addition (featuring
gable roof and dormers, proportional plate heights, stucco and wood siding, and aluminum clad windows with
wood trim) is compatible with the variety of styles that define the 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.
Design Review Amendment 834 Crossway Road
3
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 ac tion 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 July
3, 2018, sheets G001, A100 throug h A103, and L101 and date stamped April 16, 2019, sheets A3.1
through A3.4;
2. that any changes to building materials, exterior finishes, wind ows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Pla nning 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 p art 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, in
effect at time of building permit submittal, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR
TO THE INSPECTIONS NOTED IN EACH C ONDITION:
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
Design Review Amendment 834 Crossway Road
4
framing compliance with approved design sh all 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.
‘Amelia Kolokihakaufisi
Associate Planner
c. Tony Leung, property owner
Attachments:
July 9, 2018 Planning Commission Minutes
Applicant Letter of Explanation , dated February 12, 2019
FYI Memo – dated August 7, 2018
Application to the Planning Commission
Planning Commission Resolution (Proposed)
Notice of Public Hearing – Mailed April 12, 2019
Area Map
1ST FLOOR44' - 6"T.O. GRADE42' - 10 11/16"AVE. T.O. CURB41' - 0 1/16"1ST FL TOP PLATE52' - 7"2ND FLOOR53' - 7 5/8"2ND FL TOP PLATE61' - 8 5/8"AVE. LEFT+40.99'30'-0"AVE. RIGHT+39.155PROPERTY LINE @ FRONT8'-1"6'-0"8'-1"PROPERTY LINE12'-0"30'-0" HEIGHT LIMIT12'-0"45°PROPERTY LINE@ REART.O. ROOF RIDGE67' - 8 31/32"7'-4"STANDING SEAMMETAL ROOFPAINTED GLV. METALGUTTER, TYP.PAINTED 2x8 WDFASCIA BDPAINTED 3-1/2"WD TRIM, TYP.STAINED 8x8 WD POST6" PAINTED LAP SIDINGPAINTED 9 1/4" WD TRIMALUMINUM CLADWINDOWS W/ SIMULATEDTRUE DIVIDED LITESWHERE INDICATED, TYP.45°DOWN SPOUT26'-9"36" x 60"DOUBLEHUNGEGRESSWINDOWA236" x 60"DOUBLE HUNGEGRESS WINDOWA2A1A1A1A1102STANDINGSEAM METALROOFWD. CORBEL @ EA.SIDE, STAIN TO MATCHWD. POST @ PORCHSTANDING SEAMMETAL ROOFSTAINED WD RAILING W/2x2 WD BALUSTERS1ST FLOOR44' - 6"T.O. GRADE42' - 10 11/16"AVE. T.O. CURB41' - 0 1/16"1ST FL TOP PLATE53' - 7"2ND FLOOR54' - 7 5/8"2ND FL TOP PLATE62' - 8 5/8"AVE. LEFT+40.99'30'-0"AVE. RIGHT+39.155PROPERTY LINE @ FRONT9'-1"6'-0"8'-1"PROPERTY LINE12'-0"30'-0" HEIGHT LIMIT12'-0"45°PROPERTY LINE@ REART.O. ROOF RIDGE68' - 8 31/32"7'-4"STANDING SEAMMETAL ROOFPAINTED GLV. METALGUTTER, TYP.PAINTED 2x8 WDFASCIA BDPAINTED 3-1/2"WD TRIM, TYP.STAINED 8x8 WD POST6" PAINTED LAP SIDINGPAINTED 9 1/4" WD TRIMALUMINUM CLADWINDOWS W/ SIMULATEDTRUE DIVIDED LITESWHERE INDICATED, TYP.45°DOWN SPOUT27'-9"36" x 60"DOUBLEHUNGEGRESSWINDOWA236" x 60"DOUBLE HUNGEGRESS WINDOWA2A1A1A1A1102STANDINGSEAM METALROOFWD. CORBEL @ EA.SIDE, STAIN TO MATCHWD. POST @ PORCHSTANDING SEAMMETAL ROOFSTAINED WD RAILING W/2x2 WD BALUSTERSDULON, INC.4010 OAK SHORES DRIVESTOCKTON, CA 95209A3.1
1ST FLOOR44' - 6"T.O. GRADE42' - 10 11/16"AVE. T.O. CURB41' - 0 1/16"1ST FL TOP PLATE52' - 7"2ND FLOOR53' - 7 5/8"2ND FL TOP PLATE61' - 8 5/8"30'-0" HEIGHT LIMITT.O. ROOF RIDGE67' - 8 31/32"8'-1"±6'-0"8'-1"ALUMINUM CLAD WINDOWS W/SIMULATED TRUE DIVIDED LITESWHERE INDICATED, TYP.PEWTER GRAY STANDING SEAMMETAL ROOF, TYP.PAINTED GLV. METAL GUTTER, TYP.DOWNSPOUT26'-9"CHIMNEY CAP & FLUEEXTENSIONSTONE VENEERAROUND CHIMNEYA1A1A1A1C2C2C2BBBA1A1A1A1C1C1STAINED 8x8 WD. POSTDOWNSPOUTWD. CORBEL @ EA. SIDE, STAIN TOMATCH WD. POST @ PORCH6" PAINTED LAP SIDINGPAINTED 2x8 WD FASCIA BDSTAINED WD RAILING W/ 2x2 WDBALUSTERS1ST FLOOR44' - 6"T.O. GRADE42' - 10 11/16"AVE. T.O. CURB41' - 0 1/16"1ST FL TOP PLATE53' - 7"2ND FLOOR54' - 7 5/8"2ND FL TOP PLATE62' - 8 5/8"30'-0" HEIGHT LIMITT.O. ROOF RIDGE68' - 8 31/32"9'-1"±6'-0"8'-1"ALUMINUM CLAD WINDOWS W/SIMULATED TRUE DIVIDED LITESWHERE INDICATED, TYP.PEWTER GRAY STANDING SEAMMETAL ROOF, TYP.PAINTED GLV. METAL GUTTER, TYP.DOWNSPOUT27'-9"CHIMNEY CAP & FLUEEXTENSIONSTONE VENEERAROUND CHIMNEYA1A1A1A1C2C2C2BBBA1A1A1A1C1C1STAINED 8x8 WD. POSTDOWNSPOUTWD. CORBEL @ EA. SIDE, STAIN TOMATCH WD. POST @ PORCH6" PAINTED LAP SIDINGPAINTED 2x8 WD FASCIA BDSTAINED WD RAILING W/ 2x2 WDBALUSTERSDULON, INC.4010 OAK SHORES DRIVESTOCKTON, CA 95209A3.2
1ST FLOOR44' - 6"T.O. GRADE42' - 10 11/16"AVE. T.O. CURB41' - 0 1/16"1ST FL TOP PLATE52' - 7"2ND FLOOR53' - 7 5/8"2ND FL TOP PLATE61' - 8 5/8"30'-0"PROPERTY LINE @ FRONTPROPERTY LINE30'-0" HEIGHT LIMITAVE. LEFT+40.99'45°8'-1"8'-1"6'-0"PROPERTY LINE@ REART.O. ROOF RIDGE67' - 8 31/32"PAINTED 3-1/2" WDTRIM, TYP.6" PAINTED LAPSIDINGSTONE VENEER AT CHIMNEYPEWTER GRAY STANDING SEAMMETAL ROOF, TYP.PAINTED GLV METAL GUTTER, TYP.DOWNSPOUT26'-9"36" x 60"DOUBLEHUNGEGRESSWINDOWA1A1CHIMNEY CAP & FLUE EXTENSION2'-0"MINDDD1089'-6"AVE. RIGHT+39.414'-0"45°CORNERS TO BEMITERED, TYP.1ST FLOOR44' - 6"T.O. GRADE42' - 10 11/16"AVE. T.O. CURB41' - 0 1/16"1ST FL TOP PLATE53' - 7"2ND FLOOR54' - 7 5/8"2ND FL TOP PLATE62' - 8 5/8"30'-0"PROPERTY LINE @ FRONTPROPERTY LINE30'-0" HEIGHT LIMITAVE. LEFT+40.99'45°9'-1"8'-1"6'-0"PROPERTY LINE@ REART.O. ROOF RIDGE68' - 8 31/32"PAINTED 3-1/2" WDTRIM, TYP.6" PAINTED LAPSIDINGSTONE VENEER AT CHIMNEYPEWTER GRAY STANDING SEAMMETAL ROOF, TYP.PAINTED GLV METAL GUTTER, TYP.DOWNSPOUT27'-9"36" x 60"DOUBLEHUNGEGRESSWINDOWA1A1CHIMNEY CAP & FLUE EXTENSION2'-0"MINDDD1089'-6"AVE. RIGHT+39.414'-0"45°CORNERS TO BEMITERED, TYP.DULON, INC.4010 OAK SHORES DRIVESTOCKTON, CA 95209A3.3
1ST FLOOR44' - 6"T.O. GRADE42' - 10 11/16"AVE. T.O. CURB41' - 0 1/16"1ST FL TOP PLATE52' - 7"2ND FLOOR53' - 7 5/8"2ND FL TOP PLATE61' - 8 5/8"30'-0" HEIGHT LIMITT.O. ROOF RIDGE67' - 8 31/32"8'-1"±6'-0"8'-1"ALUMINUM CLAD WINDOWS W/SIMULATED TRUE DIVIDED LITESWHERE INDICATED, TYP.PEWTER GRAY STANDING SEAMMETAL ROOF, TYP.PAINTED GLV. METAL GUTTER, TYP.DOWNSPOUT26'-9"CHIMNEY CAP & FLUEEXTENSIONSTONE VENEERAROUND CHIMNEYA1A1A1A1C2C2C2BBBA1A1A1A1C1C1STAINED 8x8 WD. POSTDOWNSPOUTWD. CORBEL @ EA. SIDE, STAIN TOMATCH WD. POST @ PORCH6" PAINTED LAP SIDINGPAINTED 2x8 WD FASCIA BDSTAINED WD RAILING W/ 2x2 WDBALUSTERS1ST FLOOR44' - 6"T.O. GRADE42' - 10 11/16"AVE. T.O. CURB41' - 0 1/16"1ST FL TOP PLATE53' - 7"2ND FLOOR54' - 7 5/8"2ND FL TOP PLATE62' - 8 5/8"30'-0" HEIGHT LIMITT.O. ROOF RIDGE68' - 8 31/32"9'-1"±6'-0"8'-1"ALUMINUM CLAD WINDOWS W/SIMULATED TRUE DIVIDED LITESWHERE INDICATED, TYP.PEWTER GRAY STANDING SEAMMETAL ROOF, TYP.PAINTED GLV. METAL GUTTER, TYP.DOWNSPOUT27'-9"CHIMNEY CAP & FLUEEXTENSIONSTONE VENEERAROUND CHIMNEYA1A1A1A1C2C2C2BBBA1A1A1A1C1C1STAINED 8x8 WD. POSTDOWNSPOUTWD. CORBEL @ EA. SIDE, STAIN TOMATCH WD. POST @ PORCH6" PAINTED LAP SIDINGPAINTED 2x8 WD FASCIA BDSTAINED WD RAILING W/ 2x2 WDBALUSTERSA3.4DULON, INC.4010 OAK SHORES DRIVESTOCKTON, CA 95209
City of Burlingame
Design Review
Address: 133 Clarendon Road Meeting Date: April 22, 2019
Request: Application for Design Review for a first and second story addition to an existing single-family
dwelling.
Property Owner: Matthew Rossen APN: 029-273-070
Applicant and Designer: Jesse Geurse Lot Area: 7,875 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: The existing two-story house with a detached one-car garage contains 2,661 SF (0.34
FAR) of floor area. The proposed project includes a rear addition to both the first and second story that would
increase the floor area to 3,486 SF (0.44 FAR), where 4,005 SF (0.51 FAR) is the maximum allowed (including a
12.57 SF covered front porch exception). The proposed project is 825 SF below the maximum allowed FAR.
The existing house contains five bedrooms and the proposed project is decreasing to four bedrooms. Two
parking spaces, one of which must be covered, are required for a four-bedroom house. The existing garage
(18’-6” x 18’-6” clear interior dimensions) qualifies as a non-conforming two-car garage. One uncovered parking
space (9’-0” x 20’-0”) is provided in the driveway. Therefore, the project is in compliance with o ff-street parking
requirements. All other zoning code requirements have been met. The applicant is requesting the following
application:
Design Review for a first and second story addition to an existing single-family dwelling (C.S. 25.57.010
(a)(2)).
133 Clarendon Road
Lot Size: 7,875 SF Plans date stamped: March 27, 2019
EXISTING PROPOSED ALLOWED/REQUIRED
Front Setback (1st flr):
(2nd flr):
19’-8 ½”
n/a
no change
32’-11”
15’-0” or block average
20’-0”
Side Setback (left):
(right):
6’-1 ½”
11’-9”
5’-11” (to addition)
13’-8 ½”
4'-0"
4’-0”
Rear Setback (1st flr):
(2nd flr):
85’-9 ½”
94’-7 ½”
77’-6 ½”
76’-8 ½” 15'-0"
20'-0"
Lot Coverage: 1,864 SF
23.7 %
2,032 SF
25.8 %
3,150 SF
40 %
FAR: 2,661 SF
0.34 FAR
3,486 SF
0.44 FAR
4,005 SF 1
0.51 FAR
1 (0.32 x 7,875 SF) + 1,100 SF+ 385 SF = 4,005 SF (0.51 FAR)
Item No. 9c
Design Review Study
Design Review 133 Clarendon Rd
2
133 Clarendon Road
Lot Size: 7,875 SF Plans date stamped: March 27, 2019
EXISTING PROPOSED ALLOWED/REQUIRED
# of bedrooms: 5 4 ---
Off-Street Parking:
2 covered
(18’-6” x 18’-6” clear
interior) ²
1 uncovered
(9’ x 20’)
2 covered
(18’-6” x 18’-6” clear
interior)
1 uncovered
(9’ x 20’)
1 covered
(10' x 20' clear interior)
1 uncovered
(9' x 20')
Building Height: 29’-7 ¼” 29’-7 ¼” 30'-0"
DH Envelope: complies complies CS 25.26.075
2 The existing detached garage measures 18’-6” x 18’-6”, which qualifies as a non-conforming two-car garage.
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 structu res on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
Michelle Markiewicz
Assistant Planner
c. Matthew Rossen, property owner
Jesse Geurse, applicant and designer
Attachments:
Application to the Planning Commission
Notice of Public Hearing – Mailed April 12, 2019
Area Map
PROJECT LOCATION
2305 Poppy Drive
Item No. 9d
Design Review Study
Item No. 9d
Design Review Study City of Burlingame
Design Review
Address: 2305 Poppy Drive Meeting Date: April 22, 2019
Request: Application for Design Review for a first and second story addition to an existing single family
dwelling.
Applicant and Designer: Jerry Deal, J Deal Associates APN: 027-163-180
Property Owners: Elizabeth Watson and Alex Para Lot Area: 5,271 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: The subject property is an interior lot that contains a two-story, four-bedroom house and
detached garage with 2,535 SF (0.48 FAR) of floor area. The proposal includes a first and second floor addition
at the rear of the house. There are no proposed improvements to the existing detached garage. With the
proposed project the total floor area would increase to 3,074 SF (0.58 FAR) where 3,098 SF (0.59 FAR) is the
maximum allowed. The project is 24 SF below the maximum allowed FAR.
There is no increase to the number of existing bedrooms. For a four-bedroom house, the code requires two on-
site parking spaces, one of which must be covered (9’ x 18’ for existing conditions) and one uncovered (9’ x 20’).
Though it has a nonconforming clear interior depth of 17’-2”, the existing garage counts as one covered parking
space; one uncovered space is provided in the driveway. All other zoning code requirements have been met.
The applicant is requesting the following application:
Design Review for a first and second story addition to an existing single family dwelling (C.S. 25.57.010
(a)(2)).
2305 Poppy Drive
Lot Area: 5,271 SF Plans date stamped: April 8, 2019
SETBACKS EXISTING PROPOSED ALLOWED/REQUIRED
Front (1st flr):
(2nd flr):
19’-9”
19’-9”
no change
no change
15’-0” or block average
20’-0” or block average
Side (interior):
(exterior):
3’-9”
9’-5”
4’-0” (to addition)
9’-7” (to addition)
4'-0"
4’-0”
Rear (1st flr):
(2nd flr):
46’-4”
46’-4”
35’-10”
35’-10”
15'-0"
20'-0"
Lot Coverage: 1,725 SF
32.7 %
2,071 SF
39.3%
2,108 SF
40 %
FAR: 2,535 SF
0.48 FAR
3,074 SF
0.58 FAR
3,098 SF 1
0.59 FAR
# of bedrooms: 4 4 ---
Off-Street Parking:
1 covered
(16’-6”W x 17’-2”D*
clear interior)
1 uncovered (9’x20’)
no change
1 covered
(9’x18’ clear interior)
1 uncovered
(9' x 20')
Building Height: 28’–0½” no change 30'-0"
DH Envelope: nonconforming complies CS 25.26.075
1 (0.32 x 5,271 SF) + 1,100 SF + 311 SF = 3,098 SF (0.59) FAR
* Existing non-conforming; see Project Description for more information
Design Review 2305 Poppy Drive
2
Staff Comments: None.
Design Review Criteria: The criteria for design review as established in Ordi nance 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. Jerry Deal, J Deal Associates , applicant and designer
Elizabeth Watson and Alex Para , property owners
Attachments:
Application to the Planning Commission
Photos of surrounding properties, received January 28, 2019
Notice of Public Hearing – Mailed April 12, 2019
Area Map
CITY OF BURLINGAME
Community Development Department
M E M O R A N D U M
DATE: April 15, 2019 Director's Report
TO: Planning Commission Meeting Date: April 22, 2019
FROM: Sonal Aggarwal, Contract Planner
SUBJECT: FYI – REVIEW OF REQUSETED CHANGES BY THE PLANNING
COMMISSION TO A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT,
AT 1104 CLOVELLY LANE, ZONED R-1.
Summary: An application for Design Review and Special Permit for an attached garage for a
new, two-story single family dwelling at 1104 Clovelly Lane, zoned R-1, was approved by the
Planning Commission on August 27, 2018 (see attached August 27, 2018 Planning Commission
Meeting Minutes).The project was approved with the following conditions of approval:
submit a revised landscape plan showing additional landscaping throughout the site,
especially within the front yard; and
encourage the applicant to work with neighbor to address privacy concerns regarding the
second floor door and deck along the right side of the house; solutions to consider
include changing the 8 foot wide sliding glass doors in the master bedroom to a single
door with sidelites and/or adding one or two landscape trees to screen the second floor
deck.
The plans have been revised to include an updated landscape plan which shows new
landscaping along the front and right side of the house (see revised landscape plan, date
stamped April 17, 2019). No changes were made to the size or location of doors and windows.
The applicant also submitted a response letter, dated April 11, 2019, to explain the changes
made to the previously approved Design Review project. A building permit application for this
project was submitted in January 2019 and has not been issued yet.
There are no other changes proposed to the design of the house other than the changes
detailed in the applicant’s letter and revise landscape plan. If the Commission feels there is a
need for more study, this item may be placed on an action calendar for a second review and/or
public hearing with direction to the applicant.
Sonal Aggarwal
Contract Planner
Attachments:
August 27, 2018 Planning Commission Minutes
Explanation letter submitted by the applicant, dated April 11, 2019
Originally approved and proposed plans, date stamped April 17, 2019
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM Council ChambersMonday, August 27, 2018
a.1104 Clovelly Lane, zoned R-1- Application for Design Review and Special Permit for
attached garage for a new, two -story single family dwelling and attached garage. The
project is categorically exempt from the California Environmental Quality Act (CEQA)
pursuant to CEQA Guidelines Section 15303 (a). (Best Construction, applicant; Cornelia
Haber, designer; Sumagny LLC, propert owner) (109 noticed) Staff Contact: Sonal
Aggarwal
1104 Clovelly Ln - Staff Report.pdf
1104 Clovelly Ln - Attachment.pdf
1104 Clovelly Lane - Plans - 08.27.18.pdf
Attachments:
All Commissioners had visited the project site. Commissioner Sargent visited with the neighbors at 1105
Killarney Lane regarding the project.
Associate Planner Kolokihakaufisi provided an overview of the staff report.
There were no questions of staff.
Acting Chair Kelly opened the public hearing.
Cornelia Haber, project designer, represented the applicant.
Commission Questions/Comments:
>Planting plan in front yard is sparse where existing trees are being removed. Could you revisit
landscape plan to add some bushes to add height and scale at front of house? (Haber: Yes, that wouldn't
be an issue.)
>Have you had any communication with the neighbor to the right about how you could address his
concern regarding the balcony doors on second floor facing their yard? (Haber: Just saw the letter this
afternoon, so have not had a chance to talk to the neighbor. In the previous design, there were windows
facing that side. The balcony is less than four feet wide, so main purpose of balcony and doors is to
provide a sense of spaciousness to the bedroom. Could look at addressing the neighbor's concern by
adding landscape screening.)
>Not sure how landscaping could help from sight line on second floor. Neighbor may be reacting to
relocating the deck and doors previously proposed at the rear of house to the side of house. (Haber: If you
look at relative position of the two houses, the balcony faces the neighbor's rear yard, not their house .
Adding a tree in the side yard may help to mitigate their concerns.)
>Encourage you to speak with your neighbor about a solution that would alleviate his concerns.
Public Comments:
James Fitzpatrick, next door neighbor: Previous proposal had the balcony and doors along the rear of the
house and windows along the side of the house, which was not a problem. Concerned that balcony and
Page 1City of Burlingame Printed on 4/17/2019
August 27, 2018Planning Commission Meeting Minutes
doors will look directly into their family room. Have 10 foot tall existing landscaping along that side of the
house, but don't feel it's tall enough to screen view from second floor balcony that close to the property
line. Would prefer the previous design with the balcony at the rear of the house.
Acting Chair Kelly closed the public hearing.
Commission Discussion:
> Like revised design, more traditional design fits the context of neighborhood. Massing is handled well.
>Concern is that the landscaping is sparse, particularly within the front yard.
>Would like to see a resolution reached with the neighbor, consider using a single door at balcony with
sidelites instead of 8 foot wide sliding doors, and perhaps frosted glass.
>Don't think there will be a lot of activity on the balcony, because the door needs to provide passage to
the balcony.
>Think the applicant could massage the issue of the window and doors and still be able to access the
deck.
>Look closely at second floor decks, have been somewhat permissive of smaller decks off bedroom
spaces because they won't lead to a lot of public activity.
>Design review process worked well for this application.
>Encourage applicant to work with neighbor to address privacy concerns; adding one or two trees could
also solve the problem.
Commissioner Sargent made a motion, seconded by Commissioner Terrones, to approve the
application with the following condition:
> that prior to issuance of a building permit, the applicant shall submit an FYI for Planning
Commission review to address the following items:
- submit a revised landscape plan showing additional landscaping throughout the site, especially
within the front yard; and
- encourage the applicant to work with neighbor to address privacy concerns regarding the
second floor door and deck along the right side of the house; solutions to consider include
changing the 8 foot wide sliding glass doors in the master bedroom to a single door with
sidelites and/or adding one or two landscape trees to screen the second floor deck.
The motion carried by the following vote:
Aye:Sargent, Loftis, Kelly, Terrones, and Tse5 -
Absent:Comaroto, and Gaul2 -
Page 2City of Burlingame Printed on 4/17/2019
CORNELIA HABER
RESIDENTIAL DESIGN
1490 Holt Avenue
Los Altos, CA 94024
Phone: 650 787 1197
cornelia@corneliahaber.com
Page 1 of 1
April 11, 2019
To: City of Burlingame
Planning Department
Sonal Aggarwal, planner
Re: Plan Review Comments for
New home at 1104 Clovelly Lane
Dear Sonal,
Following the conditions of approval by the Planning Commission, we reached out twice to
the neighbor at 1100 Clovelly with some proposed solutions. They were: adding planting
along the common property line, or reducing the size of the sliding door accessing the
second floor balcony.
Since we have not received any response, we are opting to install the tall plants.
Please let us know if this will be sufficient.
Thank you,
Cornelia Haber,
Designer
CITY OF BURLINGAME
Community Development Department
M E M O R A N D U M
DATE: April 15, 2019 Director's Report
TO: Planning Commission Meeting Date: April 22, 2019
FROM: Sonal Aggarwal, Contract Planner
SUBJECT: FYI – REVIEW OF PROPOSED CHANGES TO A PREVIOUSLY APPROVED
DESIGN REVIEW PROJECT AT 1547 LOS ALTOS DRIVE, ZONED R-1.
Summary: An application for Design Review, Special Permit for attached garage and Hillside
Area Construction Permit for a first and second story addition to an existing single-family
dwelling and new attached garage at 1547 Los Altos Drive, zoned R-1, was approved by the
Planning Commission on December 10, 2018, as a Consent Item. With this application, the
applicant would like to propose the following change:
Revise the roof design at the rear of the house to accommodate two sloping roofs
instead of one. The proposed front elevation and overall building height would not be
affected by this change.
Please refer to the attached letter from the applicant, dated April 3, 2019, for a detailed
explanation of the changes proposed. The applicant has also submitted plans showing the
originally approved and proposed plans, date stamped April 3, 2019, to show the changes to the
previously approved Design Review project. A building permit application for this project was
submitted in February 2019 and has not been issued yet.
Staff would note that there were a few other changes made to the elevations, which were
administratively approved by staff. They include shifting the location of the entry door and
window above it towards the left side of the porch and adding several deck braces and skylights
at the rear of the house. These changes are reflected on the revised elevations. There were no
other changes made to the drawings other than the ones highlighted above. If the Commission
feels there is a need for more study, then this item may be placed on an action calendar for a
second review and/or public hearing with direction to the applicant.
Sonal Aggarwal
Contract Planner
Attachments:
Explanation letter submitted by the applicant, dated April 3, 2019
Originally approved and proposed plans, date stamped April 3, 2019
CITY OF BURLINGAME FYI SUBMITTAL
Project Address: 1547 Los Altos Drive (APN# 027012040)
Proposed Revision to design approved December 10, 2018.
In the course of developing the construction drawings for Building Permit application, the structural engineer
determined that the originally proposed “california framing” at the roof would require extensive new support
framing. Per the contractor's estimates, the additional posts, footings, roof framing, and ridge beam, as well as
all associated patching and repair of interior finishes, increases the estimated construction costs by $50,000 -
$80,000.
The clients have determined that this construction cost increase dips too far into their contingency budget,
particularly for what amounts to unusable attic space. The proposed solution, as presented in the attached
drawings, is to cut back the new roof at the rear of the addition. This significantly reduces the structural framing
requirements with out sacrificing the overall design intent. The changes to building envelope are only visible
from the uphill side elevation and rear, no change is required to the front facade or the (more visible) side
elevation as viewed from the North.
The proposed changes have been reviewed on site. Existing foliage (both on site and next door) largely screens
the roof, so the proposed changes are only marginally visible from uphill and across the street:
View from centerline of the Los Altos Drive View from curb cut at 1542 Los Altos Drive
(outside of 1542/1538 Los Altos Drive).
See also schematic sketch presenting the project as viewed from uphill and across the street:
The uphill neighbor to the South has only a bathroom window facing the subject property, so proposed changes
would have minimal impact on neighbor views.
The proposed design changes in summary:
•Reduce roof overlap at rear of addition.
•Maintain roof overlap at front of addition, consistent with approved design.
•Building Height remains the same. Front Elevation remains the same.
•No increase or decrease in floor area.
On behalf of the clients, Flora Lee and Jonathan Wan, their family, and the rest of the project team, we
respectfully request your acceptance of the proposed design revisions. Please contact me with any questions
about the application.
Regards,
Jared Kuykendall, Architect | LEED-AP BD+C
STUDIO 797
1618 Sullivan Ave. #486
Daly City, CA 94015
415.871.9976
REMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040DESIGN REVISION | FYI SUBMITTAL - APRIL 1, 2019ISSUE DATE
APRIL 1, 2019
DRAWN BY
JMK
JOB NUMBER
BG 1547.2R
REVISIONS AC-36856
INF
EX. 09/30/19
O
T
ATSS
E LAC IOF R TCE
E D A
HCRSNECILTI
JARED MARK
KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.8498TITLE SHEETA0.1R
THE PROJECT CONSISTS OF AN ADDITION TO AN EXISTING
TWO-STORY SINGLE FAMILY RESIDENCE. GROUND FLOOR TO
CONSIST OF A 2-CAR GARAGE, AND THE SECOND FLOOR TO
CONSIST OF A NEW KITCHEN/DINING/FAMILY ROOM. EXISTING
KITCHEN TO BE CONVERTED TO A 5TH BEDROOM.
ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE
PERFORMED BEYOND THE SCOPE OF THE BUILDING PERMIT
ISSUED FOR THESE PLANS MAY REQUIRE FURTHER CITY
APPROVALS INCLUDING REVIEW BY THE PLANNING COMMISSION.
FIRE SPRINKLER SYSTEM WORK IN ACCORDANCE WITH NFPA 13D
SHALL BE INSTALLED UNDER SEPARATE PERMIT.
CODE REFERENCES:
ALL DESIGN AND CONSTRUCTION SHALL COMPLY WITH THE 2016
CALIFORNIA CODE OF REGULATIONS TITLE 24: BUILDING CODE
(CBC); GREEN BUILDING CODE (GBC); ELECTRICAL CODE (CEC);
MECHANICAL CODE (CMC); PLUMBING CODE (CPC); ENERGY CODE
[2016 ENERGY STANDARDS] (CNC), WITH BURLINGAME MUNICIPAL
CODE AMENDMENTS.
ARCHITECT:JARED KUYKENDALL, LEED AP BD+C
STUDIO 797
1618 SULLIVAN AVENUE #486
DALY CITY, CA 94015
415.871.9976
DRAWING INDEX
ARCHITECTURAL SHEETS
A0.1 TITLE SHEET
A1.1 (APPROVED) AND (REVISED) SITE PLAN
A2.1 (APPROVED) AND (REVISED) FLOOR PLANS
A2.2 (APPROVED) AND (REVISED) FLOOR PLANS
A3.1 (APPROVED) AND (REVISED) ELEVATIONS
A3.2 (APPROVED) AND (REVISED) ELEVATIONS
A3.3 (APPROVED) AND (REVISED) ELEVATIONS
PROJECT DESCRIPTION PROJECT DATA
ZONING R-1
APN 027012040
OCCUPANCY R3 - SINGLE FAMILY
REQUIRED SETBACKS 15' FRONT, 15' BACK, 7' SIDES
LOT AREA 9,034 SF
LOT COVERAGE 9,034 SF x 40% =
3,613 SF (ALLOWED)
2,188 SF (EXISTING)
3,119 SF (PROPOSED)
FLOOR AREA RATIO (9,034 SF x 0.32) + 1,100 SF =
3,990 SF (ALLOWED)
2,942 SF (EXISTING)
3,683 SF (PROPOSED)
PARKING 1x COVERED + 1x UNCOVERED
(EXISTING)
2x COVERED + 1x UNCOVERED
(PROPOSED)
AREA EXISTING ADDITION
SECOND FLOOR ± 1,508 SF 564 SF
FIRST FLOOR ± 754 SF 592 SF
(E) DECK (DEMO)± 422 SF (- 422 SF)
(N) DECK 109 SF
±3,527 SF
(TOTAL FLOOR AREA)
VICINITY MAP
NORTH PROJECT SITE
1. ALL WORK SHALL CONFORM TO THE 2016 EDITION OF THE
STATE OF CALIFORNIA BUILDING CODE AND BURLINGAME
AMENDMENTS AND ALL OTHER APPLICABLE CODES.
GOVERNING AUTHORITIES AND CODES TAKE PRECEDENCE OVER
DRAWINGS AND SPECIFICATIONS. REPORT ANY DISCREPANCIES
TO THE ARCHITECT IMMEDIATELY.
2. MECHANICAL CONSTRUCTION SHALL BE IN ACCORDANCE
WITH THE 2016 CMC; PLUMBING CONSTRUCTION SHALL BE IN
ACCORDANCE WITH THE 2016 CPC; ELECTRICAL
CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 2016
CALIFORNIA ELECTRICAL CODE AND ALL CONSTRUCTION SHALL
BE IN ACCORDANCE WITH THE LATEST UNIFORM FIRE CODE. ALL
CODES SHALL BE AS AMENDED BY THE STATE OF CALIFORNIA.
3. VERIFY DIMENSIONS, GRADES, ELEVATIONS AND CRITICAL
LOCATIONS, SUCH AS STRUCTURAL SUPPORTS, BEFORE
COMMENCING WORK AFFECTED BY THEM. THE CONTRACTOR
SHALL REPORT ANY DISCREPANCIES TO THE ARCHITECT
IMMEDIATELY.
4. THE CONTRACTOR SHALL THOROUGHLY REVIEW PLANS AND
EXISTING SITE CONDITIONS AND NOTIFY ARCHITECT OF ANY
DISCREPANCIES, ERRORS OR OMISSIONS PRIOR TO
CONSTRUCTION.
5. DURING CONSTRUCTION, REPORT ALL DISCREPANCIES
AND/OR CONFLICTS IN THE DRAWINGS TO THE ARCHITECT
IMMEDIATELY.
6. EACH CONTRACTOR SHALL BE RESPONSIBLE FOR
PERFORMING ALL WORK REQUIRED FOR A COMPLETELY
FINISHED PROJECT.
7. INSTALL ALL MATERIALS AND PRODUCTS IN STRICT
ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS
AND APPLICABLE ICBO REPORTS, FURNISH AND INSTALL ALL
REQUIRED FOR A COMPLETE OPERATING SYSTEM.
8. DIMENSIONS SHALL GOVERN ON WORKING DRAWINGS. DO
NOT SCALE DRAWINGS.
9. IN THE EVENT CERTAIN FEATURES OF THE CONSTRUCTION
ARE NOT FULLY SHOWN ON THE DRAWINGS OR CALLED FOR IN
THE NOTES, THEN THEIR CONSTRUCTION SHALL BE OF THE
SAME CHARACTER AS FOR SIMILAR CONDITIONS THAT ARE
SHOWN OR CALLED FOR.
10. ALL SHEET METAL FABRICATION AND INSTALLATION SHALL
BE IN ACCORDANCE WITH THE LATEST EDITION OF SMACNA,
THE SHEET METAL AND AIR CONDITIONING CONTRACTORS
NATIONAL ASSOCIATION MANUAL.
11. NEITHER THE ARCHITECT, NOR THE OWNER SHALL BE
RESPONSIBLE FOR: CONSTRUCTION MEANS, METHODS,
TECHNIQUES, SEQUENCES OR PROCEDURES OF CONTRACTOR;
SAFETY PRECAUTIONS AND PROGRAMS OF CONTRACTOR; THE
ACTS OR OMISSIONS OF CONTRACTOR; OR THE FAILURE OF
CONTRACTOR TO CARRY OUT THE WORKING ACCORDANCE WITH
THE CONTRACT DOCUMENTS.
12. THE CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE
WITH THE PLANS AND SPECIFICATIONS APPROVED BY THE
BUILDING OFFICIAL. THE APPROVED PLANS AND
SPECIFICATIONS SHALL NOT BE CHANGED OR MODIFIED
WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL PER
SECTION 303 OF THE INTERNATIONAL BUILDING CODE AS
AMENDED BY THE CALIFORNIA AMENDMENTS.
13. THE ARCHITECT DOES NOT ASSUME RESPONSIBILITY FOR
UNDERGROUND UTILITIES NOR FOR THE EXISTENCE OF OTHER
BURIED OBJECTS. THE LOCATION OF EXISTING UNDERGROUND
UTILITY FACILITIES AS SHOWN ON THE PLANS ARE APPROXIMATE
ONLY, THE CONTRACTORS SHALL CONTACT THE RESPECTIVE
UTILITY COMPANY & PROVIDE UTILITY LOCATION SERVICES AS
REQUIRED TO OBTAIN THE EXACT DEPTH OF BURIAL AND
HORIZONTAL LOCATION OF UTILITY LINES, CONDUITS, PIPING,
ETC.. PRIOR TO PERFORMING UNDERGROUND CONSTRUCTION,
THE CONTRACTORS SHALL MAKE THE NECESSARY PROBES AND
EXPLORATION TO IDENTIFY AREAS OF POSSIBLE CONFLICT WITH
THE PROPOSED WORK.
GENERAL NOTES
1. PLUMBING CONTRACTOR SHALL BE RESPONSIBLE FOR SITE
VERIFICATION OF EXISTING CONDITIONS AND PROPER
ENGINEERING OF PLUMBING INSTALLATION.
2. ALL NEW PLUMBING FXTURES AND FITTINGS TO BE
INSTALLED ACCORDING TO MAUFACTURERS'
RECOMMENDATIONS.
3. PROVIDE AN R-6 INSULATION JACKET AT ALL WATER
HEATERS. PRESSURE RELIEVE VALVES MUST BE PROVIDED
PRIOR TO INSTALLATION OF THE JACKET. A MINIMUM OF THE
FIRST 5' OF BOTH HOT AND COLD WATER PIPES SHALL BE
INSULATED (1" THICK).
1. HVAC CONTRACTOR SHALL BE RESPONSIBLE FOR SITE
VERIFICATION AND PROPER ENGINEERING OF HVAC
INSTALLATION.
2. ALL NEW HVAC EQUIPMENT AND APPLIANCES TO BE
INSTALLED ACCORDING TO MANUFACTURERS'
RECOMMENDATIONS.
3. HVAC SYSTEM TO PROVIDE CONSTANT, EVEN TEMPERATURE
THROUGHOUT UNIT, CAPABLE OF MAINTAINING 70° F AT 36"
A.F.F. DAMPERS TO BE ACCESSIBLE FOR NECESSARY
ADJUSTMENTS. BALANCING OF SYSTEM TO BE PROVIDED AND
COORDINATED WITH REGISTER PLACEMENT.
4. LOCATION OF THERMOSTATS AS NECESSARY TO BE
COORDINATED WITH OWNER.
A. PROTECT ANNULAR SPACES AROUND PIPES, ELECTRIC
CABLES, CONDUITS OR OTHER OPENINGS AT EXTERIOR WALLS
AGAINST THE PASSAGE OF RODENTS (4.406.1).
B. COVER DUCT OPENINGS AND OTHER RELATED AIR
DISTRIBUTION COMPONENT OPENINGS DURING CONSTRUCTION
(4.504.1).
C. ADHESIVES, SEALANTS AND CAULKS SHALL BE COMPLIANT
WITH VOC AND OTHER TOXIC COMPOUND LIMITS (4.504.2.1).
PROVIDE DOCUMENTATION.
D. PAINTS, STAINS AND OTHER COATINGS SHALL BE
COMPLIANT WITH VOC LIMITS (4.504.2.2). PROVIDE
DOCUMENTATION AS REQUIRED.
E. AEROSOL PAINTS AND COATINGS SHALL BE COMPLIANT
WITH PRODUCT WEIGHTED MIR LIMITS FOR ROC AND OTHER
TOXIC COMPOUNDS (4.504.2.3). CONTRACTOR SHALL
PROVIDE VERIFICATION AS REQUIRED.
F. PARTICLEBOARD, MEDIUM DENSITY FIBERBOARD (MDF) AND
HARDWOOD PLYWOOD USED IN INTERIOR FINISH SYSTEMS
SHALL COMPLY WITH LOW FORMALDEHYDE EMISSION
STANDARDS (4.504.5). PROVIDE DOCUMENTATION.
G. CHECK MOISTURE CONTENT OF BUILDING MATERIALS USED
IN WALL AND FLOOR FRAMING BEFORE ENCLOSURE. WOOD
FRAMING SHALL HAVE MOISTURE CONTENT OF 19% MAX.
(4.505.3).
H. MATERIALS DELIVERED TO THE CONSTRUCTION SITE SHALL
BE PROTECTED FROM RAIN OR OTHER SOURCES OF MOISTURE.
I. 65% OF MIXED DEBRIS MUST BE TRANSPORTED BY
REGISTERED HAULER TO A REGISTERED FACILITY AND BE
PROCESSED FOR RECYCLING IN COMPLIANCE WITH BURLINGAME
CONSTRUCTION & DEMOLITION DEBRIS REQUIREMENTS.
J. UPON REQUEST, CONTRACTOR SHALL PROVIDE
VERIFICATION DOCUMENTS TO SHOW SUBSTANTIAL
CONFORMANCE WITH THE 2016 CALIFORNIA GREEN CODE
REQUIREMENTS.
CAL GREEN
MANDATORY MEASURES
PLUMBING GENERAL NOTES
MECHANICAL GENERAL NOTES
1. ALL WORK IN PUBLIC RIGHT OF WAY SHALL BE PER THE
CURRENT CITY STANDARDS AND SPECIFICATIONS.
2. STORAGE OF MATERIALS AND EQUIPMENT IN THE PUBLIC
RIGHT OF WAY IS NOT ALLOWED.
3. CONTRACTOR SHALL REMOVE ALL DIRT AND DEBRIS FROM
PUBLIC RIGHT OF WAY IMMEDIATELY AS A RESULT OF
CONSTRUCTION ACTIVITY.
4. CONTRACTOR SHALL OBTAIN AN ENCROACHMENT PERMIT
FROM THE PUBLIC WORKS DEPARTMENT PRIOR TO STARTING
ANY WORK IN THE PUBLIC RIGHT OF WAY.
CONSTRUCTION
GENERAL NOTES
PER CITY OF BURLINGAME MUNICIPAL CODE 13.04.100,
CONSTRUCTION HOURS ARE AS FOLLOWS:
MONDAY THROUGH FRIDAY:8AM TO 7PM
SATURDAYS:9AM TO 6PM
SUNDAYS AND HOLIDAYS:NO WORK ALLOWED
CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE
LIMITED TO WEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8AM
AND 5PM.
CONSTRUCTION HOURS
PROPOSED REVISION TO APPROVED DESIGN:
PROPOSED REVISION REDUCES NEW ROOF OVERLAP AT REAR OF
ADDITION ONLY. NO PROPOSED CHANGES TO APPROVED FRONT
FACADE OR BUILDING HEIGHT. NO CHANGE IN FLOOR AREA.
20'-0" REAR SETBACK(SECOND FLOOR)15'-0" FRONT SETBACK(FIRST FLOOR)35'-3" TO FACE OFGARAGE DOOR±19'-3" (E)±70'-5" (E)7'-1"±76'-11"PROPERTY LINE 139.71'PROPERTY LINE 140.67'±12'-3" (E)DN
DN
UP
LOS ALTOS DRIVE
PROPERTY LINE 55.82'
7'-0" SIDE SETBACK 7'-0" SIDE SETBACK
±5'-4" (E)
55.73'
DN
±2.5:12
±2.5:12
±2.5:12
±2.5:12 ±12'-9" (E)8.27'
9.06'
REAR YARD
FRONT YARD
SIDE
YARD
SIDE
YARD
(N) 6'-0" HIGH FENCE
(N) RAISED PLANTERS
(N) 6'-0" HIGH FENCE AND
GATE
(N) CONCRETE PAVER
WALKWAY
(N) REDWOOD DECK @
SECOND FLOOR. SEE
PLANS, SHEET A3
EXTEND PATIO PAVERS
AS REQUIRED,
COORDINATE WITH (E)
(N) ROOF "CALIFORNIA
FRAMED" OVER (E). ROOF
FINISH AND SLOPE
MATCH (E)
FOOTPRINT OF HOUSE
BELOW, SHOWN DASHED
(N) CONCRETE STEPS
ALONG GRADE(N) CONCRETE LEVEL
LANDING
B
A4.1
A
A4.1 +50.39'
AVERAGE T.O.C.
+66.50'
T.O. (N) RIDGE
PROPERTY LINE
REPLACE ROLLED
DRIVEWAY CURB PER
CITY STANDARDS. BACK
OF DRIVEWAY APPROACH
TO BE 12" MIN. ABOVE
FLOW LINE OF THE
FRONTAGE CURB.
C
A4.1
1/4":12
(N) CLASS 'B' BUILT-UP
ROOFING MATCHES (E)33'-3" TO FACE OFFAMILY ROOM WALL20'-0" FRONT SETBACK(SECOND FLOOR)15'-0" REAR SETBACK(FIRST FLOOR)(N) DOWNSPOUT TO
FLOW THROUGH PLANTER
BELOW
(N) DOWNSPOUT
7
A8.1
8
A8.1
12
A8.1
11
A8.1
1
A8.2
4
A1.3
2
A1.3
OMIT PORTION OF
PROPOSED ROOF.
ADDITION STEPS BACK
(NO CHANGE TO
ROOF/RIDGE MAX HEIGHT.
TIE PORTION OF (N) ROOF
INTO (E) CONSISTENT
WITH APPROVED PROFILE
BACK OF OVERLAPPING
ROOF ALIGNS WITH (E)
INTERIOR WALL BELOW5'-10"REMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040DESIGN REVISION | FYI SUBMITTAL - APRIL 1, 2019ISSUE DATE
APRIL 1, 2019
DRAWN BY
JMK
JOB NUMBER
BG 1547.2R
REVISIONS AC-36856
INF
EX. 09/30/19
O
TATSS
E LAC I OF R TCE
E D A
HCRSNECILTI
JARED MARK
KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.8498EXISTING/DEMO & PROPOSEDPLOT AND ROOF PLANA1.1R1/8" = 1'-0"
NORTH
(REVISED) PLOT & ROOF PLANB
A1.1 1/8" = 1'-0"
NORTH
(APPROVED) PLOT & ROOF PLANA
A1.1
(E) BEDROOM 4
8'-0" HT
(E) CLOSET
(E) BATH 3
8'-0" HT
(E) FAMILY ROOM
8'-0" HT
(E) UTILITY /
CRAWLSPACE
VARIES
UP
(E) LANDING
UP
(N) 2-CAR
GARAGE
8'-0" HT
DN29'-3"6'-3"33'-3" TO PROPERTY LINE2'-0"21'-9"
2'-53
4"EQ.2'-01
4"EQ.13'-10"6'-5"10'-6"4'-10"±6'-7"℄
℄℄℄3'-112"5'-0"2'-9"DN
B
A4.1
A
A4.1
21'-21
2" CLEAR 26'-4" CLEAR2'-11"4'-3"℄PROVIDE 1-HOUR
CEILING BETWEEN
GARAGE AND
CONDITIONED SPACE
PROVIDE 1-HOUR
WALL BETWEEN
GARAGE AND
CONDITIONED SPACE
2
1
3
4
L K K
JJ
OO
OO
J
(E)
(E)
(E)(E)
PATCH & REPAIR
FINISHES TO MATCH
(E) AT (N)
STRUCTURAL POSTS
AND FOOTING, TYP.
1
A1.3
FLOOR PLAN GENERAL NOTES
1. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN
ALL PARTITION LOCATIONS SHALL BE AS SHOWN ON FLOOR
PLAN. IN CASE OF CONFLICT NOTIFY ARCHITECT. FLOOR PLAN
BY ARCHITECT TAKES PRECEDENCE OVER ALL OTHER PLANS.
ALL WALLS/PARTITIONS ARE DIMENSIONED FROM STUD TO
STUD. DIMENSIONS NOTED "CLEAR" OR "CLR" MUST BE
ACCURATELY MAINTAINED. AND SHALL NOT VARY MORE THAN
1/8" WITHOUT WRITTEN INSTRUCTION FROM ARCHITECT. "ALIGN"
SHALL MEAN TO ACCURATELY LOCATE FINISH FACES IN THE
SAME PLANE. "SIMILAR" MEANS COMPARABLE
CHARACTERISTICS FOR THE CONDITION NOTED. VERIFY
DIMENSIONS AND ORIENTATION ON PLANS AND ELEVATIONS.
VERIFY FIELD DIMENSIONS EXCEEDING TOLERANCE WITH THE
ARCHITECT. SECURE ARCHITECT'S APPROVAL.
2. ALL GYPSUM BOARD PARTITIONS SHALL BE TAPED AND
SANDED SMOOTH WITH NO VISIBLE JOINTS OR LINES. ALL
SCREWS OR OTHER ATTACHMENT DEVICES SHALL BE PATCHED
AND NOT VISIBLE. PATCH AND REPAIR SURFACES TO MATCH
ADJACENT OR ADJOINING SURFACES WHERE REQUIRED.
ADJUST PARTITION THICKNESS AND CAVITY FOR INTERNAL
INCLUSIONS. SUCH AS PLUMBING AND FOR CORRECT
INSTALLATION OF FIXTURES, PANELS, BOXES, ETC. ALL
EXPOSED GYPSUM BOARD EDGES TO HAVE METAL EDGE TRIM.
ALIGNMENT ALL WORK SHALL BE ERECTED AND INSTALLED
PLUMB, LEVEL, SQUARE, AND TRUE, AND IN PROPER AUGMENT.
3. USE NON-ABSORBENT FINISH MATERIALS BELOW 72" IN
BATHROOMS, INSTALLED PER MANUFACTURER'S
INSTRUCTIONS.
4. USE 4X10 DF/1 HEADERS IN ALL OPENINGS, WINDOWS &
DOORS, U.O.N.
5. ALL WINDOW AND EXTERIOR DOORS SHALL BE DBL. GLAZED.
WEATHER-STRIPPED AND FLASHED.
6. NEW AND RETROFIT WINDOWS SHALL BE MAXIMUM 0.32
U-FACTOR. NFRC TEMPORARY LABELING SHALL NOT BE
REMOVED UNTIL AFTER INSPECTION. SEE ALSO SHEET T24.1 &
T24.2.
7. NEW TEMPERED GLASS SHALL BE AFFIXED WITH A
PERMANENT LABEL.
8. WATER HEATER SHALL BE SEISMICALLY ANCHORED TO
INCLUDE ANCHORS OR STRAPS AT POINTS WITHIN THE UPPER
AND LOWER 1/3 OF ITS VERTICAL DIMENSION. THE LOWER
STRAPS/ANCHORED LOCATED TO MAINTAIN A MIN. DISTANCE
OF 4" ABOVE THE CONTROLS.
9. WATER HEATER MUST BE PROVIDED WITH A TEMPERATURE
AND PRESSURE RELIEF VALVE HAVING A FULL SIZED DRAIN OF
GALVANIZED STEEL OR HAND DRAWN COPPER TO THE OUTSIDE
OF THE BLDG. WITH THE END OF THE PIPE NOT MORE THAN (2)
TWO FT. OR LESS SIX INCHES ABOVE THE GRADE. POINTING
DOWNWARD. THE TERMINAL AND BEING UNTHREADED.
10. WHERE A FORCE AIR FURNACE SHALL BE LOCATED IN
ATTIC. PROVIDE A 30"x30" MIN. ACCESS TO ACCESS THE
FURNACE. CONSTRUCT A 24" WIDE PLATFORM PATH FORM
ACCESS OPENING TO FAU AND SPECIFY AN ELECTRICAL
RECEPTACLE AT THE FAU AND A LIGHT SWITCHED AT THE
ACCESS OPENING.
11. MAX FLOOR LEVEL CHANGE AT DOOR IS 1.5" EXCEPT IF
STAIRS ARE USED AND DOOR(S) DO NOT SWING OVER THE
TOP STEP.
12. GLASS DOORS AND WINDOWS ARE SUBJECT TO HUMAN
IMPACT MUST HAVE SAFETY GLAZING. OR PROTECTIVE GRILL.
OR PUSH BAR.
14. NFRC TEMPORARY LABELING ON NEW WINDOWS OR
DOORS SHALL NOT BE REMOVED UNTIL INSPECTED BY THE
ENFORCEMENT AGENCY.
13. EMERGENCY ESCAPE WINDOWS FOR SLEEPING ROOMS
MUST:
1. MIN. NET CLEAR OPERABLE AREA 5.7 SF.
2. MIN. NET CLEAR OPERABLE WIDTH 20 INCHES.
3. MIN. NET CLEAR OPERABLE HEIGHT 24 INCHES.
4. MAX. SILL HEIGHT ABOVE FLOOR 44 INCHES.
15. HEIGHT OF COMBUSTIBLE MATERIAL ABOVE KITCHEN
RANGE SHALL BE 30" (UNPROTECTED) 24" (PROTECTED).
16. TOP OF FOUNDATION MUST BE 8" MIN. ABOVE THE GRADE.
17. UNDER FLOOR ACCESS SHALL BE 18"X24" CLR. WITHOUT
PIPE OR INTERFERENCE PER CBC. CLEARANCE FOR UNTREATED
WOOD MIN. OF 18" FOR JOIST AND 12" FOR GIRDER. UNDER
FLOOR AREA SHALL BE VENTILATED BY OPENINGS OF A NET
AREA OF NOT LESS 1/150 OF THE UNDER FLOOR AREA.
OPENING SHALL BE PROTECTED BY METAL MESH WITH 1/4"
MAX. OPENING.
18. NEW BATHROOM FINISH MATERIALS SHALL HAVE SMOOTH,
HARD NON-ABSORBENT SURFACE FOR CERAMIC TILE, A HEIGHT
NOT LESS THAN 72 INCHES ABOVE THE DRAIN INLET.
19. MINIMUM HANDRAIL HEIGHT AT STAIRS OF 34 TO 38
INCHES ABOVE TREAD NOSING (CRC R311.7).
20. HANDRAILS SHALL RETURN TO THE WALL, GUARD OR
WALKING SURFACE.
21. THE VENTILATION FAN FOR BATHROOMS SHALL
DISCHARGE OUTSIDE THE BUILDING AT LEAST 3 FEET FROM
ANY OPENING INTO THE BUILDING.
22. ALL NEW FRAMING TO COMPLY WITH CBC 2016
CHAPTER 23.
23. PROTECT ANNULAR SPACES AROUND PIPES, CONDUIT, OR
OTHER OPENINGS IN BOTTOM PLATE AT EXTERIOR WALLS.
LEGEND
EXISTING / NEW 1-HOUR INTERIOR WALL [DETAIL 2/A8.1]
5/8" TYPE 'X' GYP. BD. EACH SIDE OF 2x FRAMING.
EXISTING WALL TO REMAIN
DEMO EXISTING WALL
AREA EXISTING ADDITION
SECOND FLOOR ± 1,508 SF 564 SF
FIRST FLOOR ± 754 SF 592 SF
(E) DECK (DEMO)± 422 SF (- 422 SF)
(N) DECK 109 SF
±3,527 SF
(TOTAL FLOOR AREA)
FOR WINDOW SIZE AND REQUIREMENTS, SEE WINDOW
SCHEDULE, SHEET A0.2.
FOR DOOR SIZE AND REQUIREMENTS, SEE DOOR
SCHEDULE, SHEET A0.2.
X
X
NEW WALL [MATCH (E), DETAIL 1/A8.1 & 3/A8.1]
INTERIOR: 5/8" GYP. BD. EACH SIDE OF 2x FRAMING TO
MATCH (E).
EXTERIOR: SIDING OVER GRADE 'D' BUILDING PAPER
OVER PLYWOOD SHEATHING OVER 2x FRAMING AND
R-13 INSULATION (MIN.). 5/8" GYP. BD. @ INTERIOR.
(N) POSTS AND
FOOTING PER
STRUCTURAL
PROPOSED REVISION
REDUCES ATTIC AREA AND
MINIMIZES STRUCTURAL
SUPPORTS ONLY. NO
CHANGE TO FLOOR PLAN
LAYOUT.
(E) BEDROOM 4
(E) BATH 3
(E) FAMILY ROOM
(E) UTILITY /
CRAWLSPACE
(E) LANDING
(N) 2-CAR
GARAGE
EXISTING / DEMO AND PROPOSEDFLOOR PLANSA2.1RREMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040DESIGN REVISION | FYI SUBMITTAL - APRIL 1, 2019ISSUE DATE
APRIL 1, 2019
DRAWN BY
JMK
JOB NUMBER
BG 1547.2R
REVISIONS AC-36856
INF
EX. 09/30/19
O
TATSS
E LAC I OF R TCE
E D A
HCRSNECILTI
JARED MARK
KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.84981/4" = 1'-0"
(REVISED) FIRST FLOOR PLANB
A2.1 NORTH
(APPROVED) FIRST FLOOR PLANA
A2.1 NORTH
(E) LIVING ROOM
VARIES
(N) BEDROOM 5
8'-0" HT
(E) BEDROOM 3
8'-0" HT
(E) BEDROOM 2
8'-0" HT
(E) BEDROOM 1
8'-0" HT
(E) BATH 1
8'-0" HT
(E) BATH 2
(E) CLOSET
(E) CLOSET(E) CLOSETDN
(E) CLOSET
(N) CLOSET
(N) ENTRY
PORCH
DN
UP
UP
(N) KITCHEN(N) DINING
(N) FAMILY ROOM
VARIES
(N) DECK29'-3"EQ.19'-31
4"
2'-71
2"EQ.EQ.8'-9"
5'-6"8'-113
4"4'-10"±5'-6"±8'-8"±14'-2"4'-0"±6'-7"6'-6"
±30'-2"
INFILL OPENING
TO MATCH (E)
(N) PAINTED WOOD
POST
(N) CONCRETE
ENTRY STEPS
(N) RAISED
PLANTERS
WITH PAINTED
STUCCO
FINISH
(N) 42" HIGH CABLE
GUARDRAIL
℄
℄℄℄℄VARIES
(8'-4"-10'-10")2'-0"2'-53
4"
B
A4.1
A
A4.1
EQ.℄℄2'-11"1'-11"13'-10"6'-0"VARIES
CENTER (N)
WINDOW BETWEEN
(E) EXPOSED
BEAMS
16'-0"3'-0"4'-0"RECESS INTERIOR
LANDING, 7" DOWN
(N) 42" HIGH
PAINTED WOOD &
STEEL CABLE
GUARDRAIL EACH
SIDE
(N) 42" HIGH WALL
WITH PAINTED
STUCCO FINISH
5'-6"5'-0"℄℄
17'-31
2"
2'-13
4"
(N) TRANSOM
WINDOW ABOVE
(N) TRANSOM
WINDOWS ABOVE 8'-0" HT
(N) SKYLIGHTS
ABOVE
REPLACE (E)
WINDOW
(8'-4"-10'-10")
5
6
8
9
CA DA DA CA BA
DD
EE
DD
FF
DD
GG
HH
HH
HH
MM
CC
AA
E
F
JJ
H G
NN
KK LL KK
(E)
(E)(E)
(E)
(E)
(E)
(E)
(E)
7
(E)
(10'-10"-8'-6")
PATCH & REPAIR
FINISHES TO MATCH
(E) AT (N)
STRUCTURAL POSTS
AND FOOTING, TYP.
B
A4.2
A
A4.2
A
A5.1
D
A
B
C
B
A5.1A
B
A5.1 C
B
A5.1
B
B
A5.1
D
1
A1.3 SIM.
2
A1.3
7
A1.3
7
A1.3
FLOOR PLAN GENERAL NOTES
1. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN
ALL PARTITION LOCATIONS SHALL BE AS SHOWN ON FLOOR
PLAN. IN CASE OF CONFLICT NOTIFY ARCHITECT. FLOOR PLAN
BY ARCHITECT TAKES PRECEDENCE OVER ALL OTHER PLANS.
ALL WALLS/PARTITIONS ARE DIMENSIONED FROM STUD TO
STUD. DIMENSIONS NOTED "CLEAR" OR "CLR" MUST BE
ACCURATELY MAINTAINED. AND SHALL NOT VARY MORE THAN
1/8" WITHOUT WRITTEN INSTRUCTION FROM ARCHITECT. "ALIGN"
SHALL MEAN TO ACCURATELY LOCATE FINISH FACES IN THE
SAME PLANE. "SIMILAR" MEANS COMPARABLE
CHARACTERISTICS FOR THE CONDITION NOTED. VERIFY
DIMENSIONS AND ORIENTATION ON PLANS AND ELEVATIONS.
VERIFY FIELD DIMENSIONS EXCEEDING TOLERANCE WITH THE
ARCHITECT. SECURE ARCHITECT'S APPROVAL.
2. ALL GYPSUM BOARD PARTITIONS SHALL BE TAPED AND
SANDED SMOOTH WITH NO VISIBLE JOINTS OR LINES. ALL
SCREWS OR OTHER ATTACHMENT DEVICES SHALL BE PATCHED
AND NOT VISIBLE. PATCH AND REPAIR SURFACES TO MATCH
ADJACENT OR ADJOINING SURFACES WHERE REQUIRED.
ADJUST PARTITION THICKNESS AND CAVITY FOR INTERNAL
INCLUSIONS. SUCH AS PLUMBING AND FOR CORRECT
INSTALLATION OF FIXTURES, PANELS, BOXES, ETC. ALL
EXPOSED GYPSUM BOARD EDGES TO HAVE METAL EDGE TRIM.
ALIGNMENT ALL WORK SHALL BE ERECTED AND INSTALLED
PLUMB, LEVEL, SQUARE, AND TRUE, AND IN PROPER AUGMENT.
3. USE NON-ABSORBENT FINISH MATERIALS BELOW 72" IN
BATHROOMS, INSTALLED PER MANUFACTURER'S
INSTRUCTIONS.
4. USE 4X10 DF/1 HEADERS IN ALL OPENINGS, WINDOWS &
DOORS, U.O.N.
5. ALL WINDOW AND EXTERIOR DOORS SHALL BE DBL. GLAZED.
WEATHER-STRIPPED AND FLASHED.
6. NEW AND RETROFIT WINDOWS SHALL BE MAXIMUM 0.32
U-FACTOR. NFRC TEMPORARY LABELING SHALL NOT BE
REMOVED UNTIL AFTER INSPECTION. SEE ALSO SHEET T24.1 &
T24.2.
7. NEW TEMPERED GLASS SHALL BE AFFIXED WITH A
PERMANENT LABEL.
8. WATER HEATER SHALL BE SEISMICALLY ANCHORED TO
INCLUDE ANCHORS OR STRAPS AT POINTS WITHIN THE UPPER
AND LOWER 1/3 OF ITS VERTICAL DIMENSION. THE LOWER
STRAPS/ANCHORED LOCATED TO MAINTAIN A MIN. DISTANCE
OF 4" ABOVE THE CONTROLS.
9. WATER HEATER MUST BE PROVIDED WITH A TEMPERATURE
AND PRESSURE RELIEF VALVE HAVING A FULL SIZED DRAIN OF
GALVANIZED STEEL OR HAND DRAWN COPPER TO THE OUTSIDE
OF THE BLDG. WITH THE END OF THE PIPE NOT MORE THAN (2)
TWO FT. OR LESS SIX INCHES ABOVE THE GRADE. POINTING
DOWNWARD. THE TERMINAL AND BEING UNTHREADED.
10. WHERE A FORCE AIR FURNACE SHALL BE LOCATED IN
ATTIC. PROVIDE A 30"x30" MIN. ACCESS TO ACCESS THE
FURNACE. CONSTRUCT A 24" WIDE PLATFORM PATH FORM
ACCESS OPENING TO FAU AND SPECIFY AN ELECTRICAL
RECEPTACLE AT THE FAU AND A LIGHT SWITCHED AT THE
ACCESS OPENING.
11. MAX FLOOR LEVEL CHANGE AT DOOR IS 1.5" EXCEPT IF
STAIRS ARE USED AND DOOR(S) DO NOT SWING OVER THE
TOP STEP.
12. GLASS DOORS AND WINDOWS ARE SUBJECT TO HUMAN
IMPACT MUST HAVE SAFETY GLAZING. OR PROTECTIVE GRILL.
OR PUSH BAR.
14. NFRC TEMPORARY LABELING ON NEW WINDOWS OR
DOORS SHALL NOT BE REMOVED UNTIL INSPECTED BY THE
ENFORCEMENT AGENCY.
13. EMERGENCY ESCAPE WINDOWS FOR SLEEPING ROOMS
MUST:
1. MIN. NET CLEAR OPERABLE AREA 5.7 SF.
2. MIN. NET CLEAR OPERABLE WIDTH 20 INCHES.
3. MIN. NET CLEAR OPERABLE HEIGHT 24 INCHES.
4. MAX. SILL HEIGHT ABOVE FLOOR 44 INCHES.
15. HEIGHT OF COMBUSTIBLE MATERIAL ABOVE KITCHEN
RANGE SHALL BE 30" (UNPROTECTED) 24" (PROTECTED).
16. TOP OF FOUNDATION MUST BE 8" MIN. ABOVE THE GRADE.
17. UNDER FLOOR ACCESS SHALL BE 18"X24" CLR. WITHOUT
PIPE OR INTERFERENCE PER CBC. CLEARANCE FOR UNTREATED
WOOD MIN. OF 18" FOR JOIST AND 12" FOR GIRDER. UNDER
FLOOR AREA SHALL BE VENTILATED BY OPENINGS OF A NET
AREA OF NOT LESS 1/150 OF THE UNDER FLOOR AREA.
OPENING SHALL BE PROTECTED BY METAL MESH WITH 1/4"
MAX. OPENING.
18. NEW BATHROOM FINISH MATERIALS SHALL HAVE SMOOTH,
HARD NON-ABSORBENT SURFACE FOR CERAMIC TILE, A HEIGHT
NOT LESS THAN 72 INCHES ABOVE THE DRAIN INLET.
19. MINIMUM HANDRAIL HEIGHT AT STAIRS OF 34 TO 38
INCHES ABOVE TREAD NOSING (CRC R311.7).
20. HANDRAILS SHALL RETURN TO THE WALL, GUARD OR
WALKING SURFACE.
21. THE VENTILATION FAN FOR BATHROOMS SHALL
DISCHARGE OUTSIDE THE BUILDING AT LEAST 3 FEET FROM
ANY OPENING INTO THE BUILDING.
22. ALL NEW FRAMING TO COMPLY WITH CBC 2016
CHAPTER 23.
23. PROTECT ANNULAR SPACES AROUND PIPES, CONDUIT, OR
OTHER OPENINGS IN BOTTOM PLATE AT EXTERIOR WALLS.
LEGEND
EXISTING / NEW 1-HOUR INTERIOR WALL [DETAIL 2/A8.1]
5/8" TYPE 'X' GYP. BD. EACH SIDE OF 2x FRAMING.
EXISTING WALL TO REMAIN
DEMO EXISTING WALL
AREA EXISTING ADDITION
SECOND FLOOR ± 1,508 SF 564 SF
FIRST FLOOR ± 754 SF 592 SF
(E) DECK (DEMO)± 422 SF (- 422 SF)
(N) DECK 109 SF
±3,527 SF
(TOTAL FLOOR AREA)
FOR WINDOW SIZE AND REQUIREMENTS, SEE WINDOW
SCHEDULE, SHEET A0.2.
FOR DOOR SIZE AND REQUIREMENTS, SEE DOOR
SCHEDULE, SHEET A0.2.
X
X
NEW WALL [MATCH (E), DETAIL 1/A8.1 & 3/A8.1]
INTERIOR: 5/8" GYP. BD. EACH SIDE OF 2x FRAMING TO
MATCH (E).
EXTERIOR: SIDING OVER GRADE 'D' BUILDING PAPER
OVER PLYWOOD SHEATHING OVER 2x FRAMING AND
R-13 INSULATION (MIN.). 5/8" GYP. BD. @ INTERIOR.
OVERLAPPED
ROOFS ALIGN
WITH (E) WALL
LINE.
LOCATE POSTS
TO MINIMIZE
IMPACT ON (E)
LIVING SPACE
PROPOSED REVISION
REDUCES ATTIC AREA AND
MINIMIZES STRUCTURAL
SUPPORTS ONLY. NO
CHANGE TO FLOOR PLAN
LAYOUT.
(E) LIVING ROOM
(N) BEDROOM 5
(E) BEDROOM 3
(E) BEDROOM 2(E) BEDROOM 1
(E) BATH 1
(E) BATH 2
(E) CLOSET
(E) CLOSET(E) CLOSET(E) CLOSET
(N) CLOSET
(N) KITCHEN
(N) DINING
(N) FAMILY ROOM
EXISTING / DEMO ANDPROPOSED FLOOR PLANSA2.2RREMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040DESIGN REVISION | FYI SUBMITTAL - APRIL 1, 2019ISSUE DATE
APRIL 1, 2019
DRAWN BY
JMK
JOB NUMBER
BG 1547.2R
REVISIONS AC-36856
INF
EX. 09/30/19
O
TATSS
E LAC I OF R TCE
E D A
HCRSNECILTI
JARED MARK
KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.84981/4" = 1'-0"
(REVISED) GROUND FLOOR PLANB
A2.2 NORTH
1/4" = 1'-0"
(APPROVED) GROUND FLOOR PLANA
A2.2 NORTH
1
5
4
7
FRONT ELEVATION/PROFILE
REMAINS AS APPROVED.
NO PROPOSED CHANGES.
FRONT PROFILE
REMAINS. STEP ROOF
BACK AT REAR
PORTION OF THE
PROPOSED ADDITION
1
5
4
7 +50'-0"
T.O.F.F.(E)
+51'-2"
T.O.F.F.(N)
+59'-31
2"
T.O. TOP PLATE
+66'-3 1/2"
T.O. RIDGE
+42'-3 1
2"
T.O.SLAB 12'-0"+37.16'
@ AVERAGE OF SIDE ELEVATIONS7'-6"(N) FIBERGLASS WINDOWS
(MARVIN INFINITY OR
APPROVED EQUAL). TRIM
TO MATCH (E), TYP.
DECLINING HEIGHT
ENVELOPE
(N) PAINTED FASCIA
BOARD MATCHES (E),
TYP.
(N) PAINTED
COMPOSITE
SECTIONAL GARAGE
DOOR
FINISHED FLOOR
SHOWN DASHED,
TYP.
(E) VINYL WINDOWS
& PAINTED WOOD
TRIM REMAIN, TYP.
(E) GRADE
±2.5
12
(N) PAINTED STUCCO FINISH
MATCHES (E)
(N) 1
4" STUCCO REVEAL JOINT
(N) RAISED PLANTERS
WITH PAINTED STUCCO
FINISH
(N) CONCRETE STEPS
(N) PAINTED WOOD
ENTRY DOOR & TRIM2'-0"MIN.10'-0"
+50.39'
AVERAGE T.O.C.±16'-412"ILLUMINATED ADDRESS
NUMERALS, "1547".
NUMBERS SHALL
CONTRAST WITH THEIR
BACKGROUND AND SHALL
BE A MINIMUM OF 1/2"
STROKE BY 4" HIGH
(N) 42" HIGH PAINTED
WOOD & STEEL CABLE
GUARDRAIL
(N) PAINTED WOOD
POST
12'-0"+42.9'
@ AVERAGE OF SIDE ELEVATIONS7'-6"DECLINING HEIGHT
ENVELOPE
17'-31
2"
2'-13
4"
CL
(E) GRADE
(N) PAINTED STUCCO FINISH
MATCHES (E)
(N) 1
4" STUCCO REVEAL JOINT (N) PAINTED FASCIA
BOARD MATCHES (E),
TYP.7'-6"DECLINING
HEIGHT
ENVELOPE
±2.5
12
(E) VINYL WINDOWS
REMAIN, TYP.
FINISHED FLOOR
SHOWN DASHED,
TYP.12'-0"+37.16'
@ AVERAGE OF SIDE ELEVATIONS
(N) 42" REDWOOD &
STEEL CABLE
GUARDRAIL
(N) REDWOOD DECK
(N) 42" REDWOOD &
STEEL CABLE
GUARDRAIL
(N) REDWOOD DECK
STAIRS
(N) EXTERIOR LIGHTING
IS SHIELDED WITH
LIGHT DIRECTED
DOWN, TYP.12'-0"+42.9'
@ AVERAGE OF SIDE ELEVATIONS
DECLINING HEIGHT
ENVELOPE
7'-6"(N) FIBERGLASS WINDOWS &
SLIDING GLASS DOOR (MARVIN
INFINITY OR APPROVED EQUAL).
TRIM TO MATCH (E), TYP.
A3.1RREMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040DESIGN REVISION | FYI SUBMITTAL - APRIL 1, 2019ISSUE DATE
APRIL 1, 2019
DRAWN BY
JMK
JOB NUMBER
BG 1547.2R
REVISIONS AC-36856
INF
EX. 09/30/19
O
TATSS
E LAC I OF R TCE
E D A
HCRSNECILTI
JARED MARK
KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.8498EXISTING / DEMO ANDPROPOSED ELEVATIONS1/4" = 1'-0"
(REVISED) REAR ELEVATIOND
1/4" = 1'-0"
(APPROVED) FRONT ELEVATIONA
1/4" = 1'-0"
(REVISED) FRONT ELEVATIONB
1/4" = 1'-0"
(APPROVED) REAR ELEVATIONC
A3.1
A3.1A3.1
A3.1
+50'-0"
T.O.F.F.(E)
+51'-2"
T.O.F.F.(N)
+66'-6"
T.O. RIDGE
+42'-3 1
2"
T.O.SLAB
+40'-3"
T.O.F.F.(E)
(N) RAISED PLANTERS
WITH PAINTED STUCCO
FINISH
(E) GRADE,
ADJUST AS
REQUIRED
(N) COVERED PORCH
WITH PAINTED FASCIA
TO MATCH (E)
FINISHED FLOOR
SHOWN DASHED,
TYP.
(N) PAINTED
STUCCO FINISH
MATCHES (E)
(N) 1
4" STUCCO
REVEAL JOINT
(N) ROOF
MATCHES (E)
(N) 42" REDWOOD &
STEEL CABLE GUARDRAIL
(N) REDWOOD DECK
STAIRS DOWN
(N) 42" REDWOOD &
STEEL CABLE GUARDRAIL
(N) REDWOOD DECK
(N) CONCRETE STEPS
(N) 42" HIGH PAINTED
WOOD & STEEL CABLE
GUARDRAIL
(N) PAINTED WOOD
POST
(N) EXTERIOR LIGHTING
IS SHIELDED WITH
LIGHT DIRECTED
DOWN, TYP.
(N) REDWOOD POST
(N) RAISED PLANTERS
WITH PAINTED
STUCCO FINISH
(N) FIBERGLASS
WINDOWS (MARVIN
INFINITY OR APPROVED
EQUAL). TRIM TO MATCH
(E), TYP.
SIDE ELEVATION REMAINS
AS APPROVED. NO
PROPOSED CHANGES.
A3.2RREMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040DESIGN REVISION | FYI SUBMITTAL - APRIL 1, 2019ISSUE DATE
APRIL 1, 2019
DRAWN BY
JMK
JOB NUMBER
BG 1547.2R
REVISIONS AC-36856
INF
EX. 09/30/19
O
TATSS
E LAC I OF R TCE
E D A
HCRSNECILTI
JARED MARK
KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.8498EXISTING / DEMO ANDPROPOSED ELEVATIONS1/4" = 1'-0"
(REVISED) SIDE ELEVATIONB
A3.2
1/4" = 1'-0"
(APPROVED) SIDE ELEVATIONA
A3.2
INFILL OPENING
TO MATCH (E)
(E) FLOOR LEVEL,
SHOWN DASHED,
TYP.
(E) VINYL
WINDOWS
REMAIN, TYP.
(N) ROOF
MATCHES (E)
(E) GRADE
(N) PAINTED
WOOD POST
(N) PAINTED
WOOD FASCIA
MATCHES (E)
(N) 42" HIGH
PAINTED WOOD
AND STEEL
CABLE
GUARDRAIL
(N) 42" HIGH
WALL WITH
PAINTED STUCCO
FINISH3'-8"4'-0"
1'-11"
(EGRESS)
NOTE:
EMERGENCY ESCAPE WINDOWS FOR SLEEPING ROOMS MUST MEET
CODE REQUIREMENTS:
1. MIN. NET CLEAR OPERABLE AREA 5.7 SQUARE FEET.
2. MIN. NET CLEAR OPERABLE WIDTH 20 INCHES.
3. MIN. NET CLEAR OPERABLE HEIGHT 24 INCHES.
4. MAX. SILL HEIGHT ABOVE FLOOR 44 INCHES.
(N) FIBERGLASS
WINDOWS (MARVIN
INFINITY OR APPROVED
EQUAL). TRIM TO MATCH
(E), TYP.
REAR PORTION OF
ADDITION STEPS BACK.
NO PROPOSED CHANGE
TO ROOF/RIDGE HEIGHT
8'-10"
A3.3RREMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040DESIGN REVISION | FYI SUBMITTAL - APRIL 1, 2019ISSUE DATE
APRIL 1, 2019
DRAWN BY
JMK
JOB NUMBER
BG 1547.2R
REVISIONS AC-36856
INF
EX. 09/30/19
O
TATSS
E LAC I OF R TCE
E D A
HCRSNECILTI
JARED MARK
KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.8498EXISTING / DEMO ANDPROPOSED ELEVATIONS1/4" = 1'-0"
(REVISED) SIDE ELEVATIONB
A3.3
1/4" = 1'-0"
(APPROVED) SIDE ELEVATIONA
A3.3