HomeMy WebLinkAboutAgenda Packet - PC - 2018.04.23Planning Commission
City of Burlingame
Meeting Agenda - Final
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Council Chambers7:00 PMMonday, April 23, 2018
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
Draft March 12, 2018 Planning Commission Minutesa.
Draft March 12, 2018 Planning Commission MinutesAttachments:
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
2720 Trousdale Drive, zoned R-1 - Application for Hillside Area Construction Permit for a
first floor addition to an existing single family dwelling (Gautam Dusija, applicant and
property owner; Enrique Eckhaus, Eckhaus Designs, designer) (71 noticed) Staff
Contact: Ruben Hurin
a.
2720 Trousdale Dr - Staff Report
2720 Trousdale Dr - Attachments
2720 Trousdale Dr - Plans - 04.23.18
Attachments:
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.
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April 23, 2018Planning Commission Meeting Agenda - Final
1432 Vancouver Avenue, zoned R -1 - Application for Design Review and Special Permit
for declining height envelope for a second story addition to an existing single family
dwelling (Geurse Conceptual Design, Jesse Geurse, applicant and designer; Kareem
Fahmy, property owner) (124 noticed) Staff contact: Catherine Keylon
a.
1432 Vancouver Ave - Staff report
1432 Vancouver Ave - Attachments
1432 Vancouver Ave - Plans - 04.23.18
Attachments:
1010 Cabrillo Avenue, zoned R -1 - Application for Design Review for a new two -story
single family dwelling and a Conditional Use Permit for a new detached garage with a half
bathroom (Randy Grange, TRG Architects, applicant and architect; Jessica Casey,
property owner) (98 noticed) Staff contact: Erika Lewit
b.
1010 Cabrillo Avenue - Staff Report
1010 Cabrillo Avenue -Attachments
1010 Cabrillo Ave - plans - 04.23.18
Attachments:
8. REGULAR ACTION ITEMS
815 Maple Avenue, zoned R -1 - Application for Design Review and Special Permit for
declining height envelope for a first and second floor addition to an existing single family
dwelling. This project is categorically exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15303 (e)(2). (Michael Cafferkey,
applicant and designer; Michael and Margaret Cafferkey, property owners) (181 noticed)
Staff Contact: 'Amelia Kolokihakaufisi (CONTINUED FROM THE APRIL 9, 2018
PLANNING COMMISSION MEETING.)
a.
815 Maple Ave - Staff Report.pdf
815 Maple Ave - Attachments.pdf
815 Maple Ave - Plans - 04.23.18.pdf
Attachments:
401 Occidental Avenue, zoned R-1 - Application for Design Review for a first floor
addition to an existing single family dwelling and Special Permit for a new attached
two-car garage. This project is categorically exempt from the California Environmental
Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (e)(1). (Robert Boles,
Beausoleil Architects, applicant and architect; Jeremy and Margret Werner TR, property
owners) (73 noticed) Staff Contact: Ruben Hurin
b.
401 Occidental Ave - Staff Report
401 Occidental Ave - Attachments
401 Occidental Ave - Historic Resource Evaluation
401 Occidental Ave - Plans - 04.23.18.pdf
Attachments:
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April 23, 2018Planning Commission Meeting Agenda - Final
118 Loma Vista Drive, zoned R -1 - Application for Design Review for a new, two -story
single family dwelling and detached garage. This project is categorically exempt from the
California Environment Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303
(a). (James Chu, Chu Design Associates, applicant and designer; Kevin O'Sullivan,
property owner) (59 noticed) Staff contact: Sonal Aggarwal
c.
118 Loma Vista Drive- Staff Report- 4.23.18
118 Loma Vista Drive - Attachment- 4.23.18
118 Loma Vista Drive- Plans- 4.23.18
Attachments:
945 and 1001 California Drive, zoned C -1 - Application for Conditional Use Permit and
Parking Variance to combine a proposed daycare use on one lot with an existing daycare
on a separate lot. This project is categorically exempt from the California Environmental
Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Alan Coon, architect;
Palcare, applicant; California Drive LLC, property owner) (130 noticed) Staff Contact:
Erika Lewit
d.
1001 and 945 California Drive - Staff Report
1001 and 945 California Drive -Attachments 1
1001 and 945 California Drive -Attachments 2
1001 and 945 California Drive -Attachments 3
1001 and 945 California Dr - plans - 04.23.18
Attachments:
9. DESIGN REVIEW STUDY
705 Vernon Way, zoned R-1 - Application for Design Review for a first and second story
addition to an existing single family dwelling (Geurse Conceptual Designs, Inc ., Jesse
Geurse, applicant and designer; Peter and Hillary Blum, property owners) (145 noticed)
Staff Contact: Catherine Keylon
a.
705 Vernon Way - Staff Report and Attachments
705 Vernon Way - Plans - 04.23.18
Attachments:
373 Lexington Way, zoned R-1- Application for Design Review for a major renovation and
a first floor addition to an exsiting single family dwelling with an attached garage (Jesse
Geurse, Guerse Conceptual Designs, Inc ., applicant and designer; Gary Haslam, property
owner) (120 noticed) Staff Contact: Sonal Aggarwal
b.
373 Lexington Way- Staff Report- 4.23.18
373 Lexington Way- Attachment- 4.23.18
373 Lexington Way- Plans- 4.23.18
Attachments:
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April 23, 2018Planning Commission Meeting Agenda - Final
13 Victoria Road, zoned R -1 - Application for Design Review (major renovation) for a first
and second story addition to an existing single family dwelling with detached garage
(Jesse Geurse, Geurse Conceptual Designs, Inc ., applicant and designer; Patrick
O'Connell, property owner) (205 noticed) Staff Contact: 'Amelia Kolokihakaufisi
c.
13 Victoria Rd - Staff Report & Attachments.pdf
13 Victoria Rd - Plans - 04.23.18.pdf
Attachments:
10. COMMISSIONER’S REPORTS
852 Paloma Avenue - FYI for changes to a previously approved Design Review project.a.
852 Paloma Ave - Memo and Attachment.pdf
852 Paloma Ave - Plans - 04.23.18.pdf
Attachments:
11. DIRECTOR REPORTS
- Commission Communications
- City Council regular meeting April 16, 2018
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 23, 2018. 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 3, 2018, 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 $533, 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 4 City of Burlingame Printed on 4/20/2018
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes - Draft
Planning Commission
7:00 PM Council ChambersMonday, March 12, 2018
1. CALL TO ORDER
Chair Gum called the meeting to order at 7:00 p.m.
2. ROLL CALL
Gum, Gum, Gaul, Gaul, Terrones, Terrones, Sargent, Loftis, Kelly, and ComarotoPresent10 -
3. APPROVAL OF MINUTES
Corrections to January 22, 2018 Minutes:
Page 4, bottom of page, bullet beginning with "would it be helpful"; eliminate "at the".
Page 6, midway down page under "Commission and Comments"; delete "is" prior to "has been".
Page 6, "Questions of Staff"; under Kane's response, insert "be" after "should".
Page 7, third of the way down the page; insert "committed to" prior to writing.
Page 13, midway down page under "Commission Discussion"; replace "be" with "been" in line beginning
with "is difficult".
Corrections to February 12, 2018 Minutes:
Page 2, near the top; delete second "had".
Page 4, near the top, motion; replace "Mayor Brownrigg asked for a roll call vote" with "Chair Gum asked
for a voice vote".
Page 5, line beginning with "Commissioner Kelly returned "; note that Commissioner Terrones met with the
neighbor to the "left", not to the "rear".
Page 6, Item "e"; note that Commissioner Terrones didn't meet with the applicant at the property.
Page 6, Item "e", note that Commissioner Comaroto did not visit the property.
Page 10, third bullet; replace "mutton" with "muntin".
Page 10, first bullet replace "on" with "one".
Commissioner Sargent made a motion, seconded by Commissioner Comaroto, to approve the
January 22, 2018 and February 12, 2018 minutes with the corrections as noted. Chair Gum asked
for a voice vote, and the motion carried by the following vote:
Aye:Gum, Gum, Gaul, Gaul, Terrones, Sargent, Loftis, Kelly, and Comaroto9 -
a.Draft Minutes - January 22, 2018
Draft January 22, 2018 meeting minutesAttachments:
b.Draft Minutes - February 12, 2018
Draft February 12, 2018 meeting minutesAttachments:
Page 1City of Burlingame Printed on 4/19/2018
March 12, 2018Planning Commission Meeting Minutes - Draft
4. APPROVAL OF AGENDA
Agenda Item 6b (701 Winchester Drive and 1800 Hillside Drive) was moved ahead of Item 6a (1541 Adrian
Road) on the agenda.
5. PUBLIC COMMENTS, NON-AGENDA
There were no comments on non-agenda items.
6. STUDY ITEMS
b.Application for Conditional Use Permits to install a new wireless facility (antenna and
equipment) on an existing wood utility pole located within the right -of-way at the locations
listed below. The proposals consist of installing one antenna on top of an existing utility
pole and associated equipment attached to the side of the utility pole. (Abigail Reed,
Modus LLC, applicant; Joint Pole Association, owner; Borges Architectural Group,
architect) Staff Contact: Ruben Hurin
1. In right-of-way adjacent to 701 Winchester Drive, zoned R-1 (pole is located on Oak
Grove Avenue) (39 noticed)
2. In right-of-way adjacent to 1800 Hillside Drive, zoned R-1 (51 noticed)
ROW Adjacent to 701 Winchester Dr - Staff Report
ROW Adjacent to 701 Winchester Dr - Plans
ROW Adjacent to 1800 Hillside Dr - Staff Report
ROW Adjacent to 1800 Hillside Dr - Plans
Attachments:
Chair Gum recused himself from the discussion of this item as he resides within 500-feet of the proposed
installation at 701 Winchester Drive; Commissioner Sargent recused himself as he lives within 500-feet of
the installation at 1800 Hillside Drive; they left the Council Chambers.
All Commissioners had visited the properties. There were no ex-parte communications to report.
Community Development Director Meeker provided an overview of the staff report.
Questions of Staff:
There were no questions of staff.
Vice-Chair Gaul opened the public hearing.
Angela Kahn and Helene Nagazarian represented the applicant.
Commission Questions/Comments:
>Does the San Francisco example that was shown have fiber -optic cable running to it? How will it run in
Burlingame's installations? (Kahn: it is buried in that instance. In Burlingame, a separate entity from AT&T
will run the fiber-optic cable overhead. The fiber -optic cable will need to run closer to the antenna, above
the PG&E lines.)
>Clarified that this is not a co -located facility; other providers will seek additional locations and likely
run fiber-optic cable to there antennae.
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March 12, 2018Planning Commission Meeting Minutes - Draft
>What is the radius served by the installations? (Kahn: 300-500 feet.)
Public Comments:
Doug Luftman, 2615 Easton Drive: noted that the City worked with residents five -years ago to draft the
ordinance. Offered assistance in this matter. Encouraged following the ordinance very closely. Not certain
all aspects have been addressed. The ordinance encourages public engagement. The process is moving
forward in a piecemeal manner. A master plan approach is needed. The ordinance makes it clear that
aesthetics and location are of importance. The most ideal locations within residential areas are in
easements behind properties; though every effort should be taken to keep the installations out of the
residential areas. There is no accurate depiction in the application of the installations, the stealth design
is not considered, there is a lack of justification regarding location; why are residential areas selected?
Should be more engagement of the community and there should be more of a focus on aesthetics.
Prakash Amani: not supportive. Every carrier will have their own installations. Is across from a church
property with a lot of traffic. Sought more information regarding the radiation emission. There are other
alternatives possible.
Tom Santoro, 1804 Hillside Drive: lives on Hillside Drive. No one has discussed the radiation and
cancer-causing impacts. Will the radiation hurt those children that pass by to go to Our Lady of Angels .
Are there any studies that show that the installations are safe? Doesn't want anyone to experience health
problems down the road. Perhaps AT&T has studies. Should approach the nearby church and school to
discuss with them.
Amit Chibber, 1406 Drake Avenue: agreed with prior speakers. What is the dispersal of the radiation from
the installation; how much can be expected to enter the nearby homes?
Bill Hemet: is an engineer that works with AT&T and other providers. There is no energy emitted from the
boxes on the poles, only from the antenna on the top. Have projected exposure levels for every tenth of a
meter from the installation. The maximum level of radiation at the ground is .7%; .8% at a nearby home,
well below the safe exposure level.
Vice-Chair Gaul closed the public hearing.
Commission Discussion:
>Noted that a discussion or radio frequencies is "off the table"; meets the standards of the FCC.
>Can look at time, place and manner. Concerned about aesthetics. Not seeing the entire picture since
the information regarding fiber -optic cable is not included in the information. Can be a significant
difference between what is shown in the exhibits. We don't know where all of the installations are going to
be installed - are providing what the customers are requesting to be provided.
>Concerned when reference is made to potential failure of 911 systems; knows that this is not the full
picture. Data is a big need.
>Need to see the full picture of what the installations will look like.
>Concerned that the City doesn't have a master plan for this type of installation. Has Hillsborough done
anything similar to a master plan?
>Agrees that a master plan is needed. Individual providers will likely provide plans that the City will need
to coordinate. Also need some proof regarding why the sites have been selected.
>Agreed with comments regarding the Commission's role in reviewing the applications. Need to
investigate locations that are not as visible.
>Why can't facilities be shared? There must be something that can be used for multiple servers.
>Provide information on improvements in technology.
>What happens when the installations become obsolete? Who will remove them? How does the City
decide when to remove them?
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March 12, 2018Planning Commission Meeting Minutes - Draft
>Can't ask the vendors to prepare a master plan; stuck in a situation where an independent engineer
will need to be engaged to work on the City's behalf.
>Need to see the full picture.
No action is required on this item.
a.1541 Adrian Road and 960 David Road, zoned RR- Application for Conditional Use
Permit for a building materials supply store in an existing commercial building, a
Conditional Use Permit and a Parking Variance to provide required parking off -site in the
drainage right-of-way. (Floor and Decor c /o CenterPoint Integrated Solutions LLC,
applicant; Frank Edwards Co. Inc, property owners; SRA, architect) (63 noticed) Staff
contact: Catherine Keylon
1541 Adrian Rd - Staff Report
1541 Adrian Rd - Application
1541 Adrian Rd - Parking and Trip Gen Study
1541 Adrian Rd - Traffic response
1541 Adrian Rd - Department comments-Attachments
1541 Adrian Rd - 03.12.18
Attachments:
Chair Gum returned to the dais.
All Commissioners had visited the property. There were no ex-parte communications to report.
Senior Planner Keylon provided an overview of the staff report.
Questions of Staff:
>With respect to the parking; 120 spaces are required. The plans show 50 spaces on-site and 70
off-site, plus 26 compact spaces. Are 126 spaces being provided? (Keylon: no, must be an error.)
>Is the strip of land separating the building from the off -site parking lot a drainage easement? Can the
properties be attached to one another? (Keylon: yes, is a drainage easement. As far as is known, the
parcels cannot be combined.)
>Is public works still concerned about shopping carts spilling into the neighborhood? (Keylon: noted
that information has been provided by the applicant that shows how this will be avoided.)
>Could the parking request be handled with a conditional use permit, or could a variance be required?
(Keylon: the use of the drainage easement requires a conditional use permit for use as parking. The
parking variance is requested in this instance because a portion of the parking is on a property other than
the project site.)
Chair Gum opened the public hearing.
Greg Saia represented the applicant.
Commission Questions/Comments:
>All employees will be required to park in the off-site area? (Saia: yes.)
>Regarding customer pick -up; are the two stalls adjacent to the loading area going to be blocked in if
there is a queue? (Saia: yes, that could occur. Unidentified Applicant Representative: anticipates that
these spaces will also be used for customer loading.)
>Was a landscape plan required for the property? (Keylon: no.)
>Refine the customer pick-up plan.
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March 12, 2018Planning Commission Meeting Minutes - Draft
>Is it possible to widen the drive lane behind the two parking stalls to allow vehicles to pass by?
(Unidentified Applicant Representative: didn't think that this could be done. Will look at this.)
>Ideally, designating more spaces for customer pick-up would be helpful.
>Will the applicant consider a valet service? (Saia: not sure how products could be taken to the off -site
parking lot give the restrictions on the use of the carts.) An employee could help customers take items to
their cars in the parking lot. (Unidentified Applicant Representative: will likely be able to come up with
some form of plan, though most customers will buy large enough quantities of items that they will drive to
the loading area.)
>Is any work being done in the street? (Saia: no work is to be done in the street. There is parking in
the street.) Street parking is not counted towards the supply? (Keylon: correct.)
>What are the hours of operation? (Unidentified Applicant Representative: typically operate from 7 a.m.
to 9 p.m. through Saturday, with shortened hours on Sunday: 9 a.m. to 7 p.m.)
>Concerned about the number of kids that frequent the trampoline center at the corner of Rollins Road
and David Road; are there any precautions that can be put in place to address child safety?
>Perhaps have different color carts for employees helping customers load products.
>Is there any way to connect the two parcels? (Saia: is not possible, a portion of the property is leased
to Tesla for vehicle storage.)
>Is the pick-up model used in other stores? (Unidentified Applicant Representative: all stores have
loading areas; primarily for the professional contractors.)
>Are employees dedicated to customer pick -up? (Unidentified Applicant Representative: described
process; the area is near the outdoor loading areas.)
>Is there a local delivery service? (Unidentified Applicant Representative: not currently, but will be
looking at this in the future. Would usually use local delivery services.)
>Likely have enough parking on -site, but may need to look at means of getting customer purchases to
the off-site lot.
>Discussed parking study. Is it conceivable that the facility is under -parked? (Saia: no, feel it is
over-parked.)
>When the project returns, have information regarding how other parties will be kept from using the
off-site parking lot.
Public Comments:
There were no public comments.
Chair Gum closed the public hearing.
Commission Discussion:
>Likes the use for the area.
>Noted how other tile shops in the area operate.
>Encouraged a delivery service.
>The key concerns have been worked through.
>Car restrictions and employees parking in the remote lot should be conditions of approval.
>How will disabled carts be handled? Include this information when the project returns for action.
>Doesn't believe the use will be detrimental to the neighborhood.
>The off-site parking is easily accessed by users of the trampoline center; must be controlled.
>Feels that the fact that the site is already built -out is justification for the parking variance. Whatever
use may go into the property could not provide enough parking per the Zoning ordinance. The applicant is
actually removing a portion of the building to accommodate the use.
No action was required on this item.
7. CONSENT CALENDAR
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March 12, 2018Planning Commission Meeting Minutes - Draft
There were no Consent Calendar items.
8. REGULAR ACTION ITEMS
a.772 Walnut Avenue, zoned R -1 - Application for Design Review for first and second story
addition to an existing single family dwelling and Variance for a new front porch. The
project is categorically Exempt from review pursuant to the California Environmental
Quality Act (CEQA), per section 15301 (e)(1) of the CEQA Guidelines. (Jessica Sin, JSD
Architecture, applicant and designer; Vivek and Pooja Shah, property owners) (129
noticed) Staff Contact: Sonal Aggarwal
772 Walnut Ave - Staff Report
772 Walnut Ave - Attachments
772 Walnut Ave - Plans - 3.12.18
Attachments:
Commissioner Gaul recused himself from the discussion of this item. He left the Council Chambers.
All Commissioners had visited the property. There were no ex-parte communications to report.
Senior Planner Keylon provided an overview of the staff report.
Questions of Staff:
There were no questions of staff.
Chair Gum opened the public hearing.
Vivek and Pooja Shah, and Jessica Sin represented the applicant.
Commission Questions/Comments:
>What is intended for window treatments on the large window in the master bath? (P. Shah: likes the
idea of having a bathtub at that location that allows views of the yard. V. Shah: there are tall trees that
surround the house, so it will not intrude on the neighbors.)
>Will there be a post at the corner of the window? (Sin: are attempting to have a true corner window.)
>Is there a selected window manufacturer? Must use true divided lights, or simulated true divided lights.
>Suggested adding a corbel or other feature for the porch roof to land upon.
>Are the windows casements? (P. Shah: yes.)
Public Comments:
There were no public comments.
Chair Gum closed the public hearing.
Commission Discussion:
>Feels that the large window at the master bath is out of scale and not a good idea.
>Not supportive of the large window on the east elevation.
>Likes the board and batten gable.
>Agrees with the comments regarding the windows, but is not a deal breaker. Likes the changes that
have been made. The variance is supportable; recreating the existing condition in a different location.
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March 12, 2018Planning Commission Meeting Minutes - Draft
Commissioner Sargent made a motion, seconded by Commissioner Terrones, to approve the
application. Chair Gum asked for a voice vote, and the motion carried by the following vote:
Aye:Gum, Gum, Terrones, Sargent, Loftis, Kelly, and Comaroto7 -
Recused:Gaul, and Gaul2 -
b.846 Paloma Avenue, zoned R-1 - Application for Design Review for a first and second
story addition to an existing single family dwelling and Special Permit for a new detached
garage in the rear 40% of the lot. The project is categorically Exempt from review
pursuant to the California Environmental Quality Act (CEQA), per section 15303 (a) of the
CEQA Guidelines.(Robert Medan, applicant and designer; Sharyl Wong and Andrew
Blanco, property owners) (70 noticed) Staff contact: Sonal Aggarwal
846 Paloma Ave - Staff Report
846 Paloma Ave - Attachments
846 Paloma Ave - Plans - 3.12.18
Attachments:
Commissioner Gaul returned to the dais.
All Commissioners had visited the property. There were no ex-parte communications to report.
Community Development Director Meeker provided an overview of the staff report.
Questions of Staff:
There were no questions of staff.
Chair Gum opened the public hearing.
Robert Medan and Sharyl Wong represented the applicant.
Commission Questions/Comments:
>Has a window type been chosen? Need to know type of cladding and if simulated true divided lights
are provided. (Medan: Colby or Pella, metal-clad with 7/8-inch bars.)
Public Comments:
There were no public comments.
Chair Gum closed the public hearing.
Commission Discussion:
>Design is approvable. Preservation of the existing tree and the fact that the new garage is being
placed where the existing one is located is justification for the special permit.
>What is happening with the unstable fence at the rear? (Commissioner: a note has been added to
repair and replace as required is noted on the landscape plan.)
Commissioner Sargent made a motion, seconded by Commissioner Loftis, to approve the
application. Chair Gum called for a voice vote, and the motion carried by the following vote:
Aye:Gum, Gum, Gaul, Gaul, Terrones, Sargent, Loftis, Kelly, and Comaroto9 -
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March 12, 2018Planning Commission Meeting Minutes - Draft
c.1402 Grove Avenue, zoned R-1 - Application for Design Review for a first and second
story addition to an existing single -family dwelling. The project is categorically Exempt
from review pursuant to the California Environmental Quality Act (CEQA), per section
15301 (e)(1) of the CEQA Guidelines.(Jesse Geurse, Geurse Conceptual Designs, Inc .,
applicant and designer; Lisa Ley, property owner) (73 noticed) Staff Contact: Sonal
Aggarwal
1402 Grove Ave - Staff Report
1402 Grove Ave - Attachments
1402 Grove Ave - Plans - 3.12.18
Attachments:
Commissioner Comaroto recused herself from the discussion of this item. She left the Council Chambers.
All Commissioners had visited the property. There were no ex-parte communications to report.
Senior Planner Keylon provided an overview of the staff report.
Questions of Staff:
There were no questions of staff.
Chair Gum opened the public hearing.
Jesse Geurse and Lisa Ley represented the applicant.
Commission Questions/Comments:
>Are the brackets for the awnings prefabricated? (Geurse: yes, are prefabricated.) Concerned that they
may be flimsy and cheap looking.
Public Comments:
There were no public comments.
Chair Gum closed the public hearing.
Commission Discussion:
>Likes the revisions and the project. Is supportable, but would like to have details of the awnings return
as an FYI.
Commissioner Loftis made a motion, seconded by Vice Chair Gaul, to approve the application
with the additional condition that an FYI shall be submitted providing details of the awning.
Chair Gum asked for a voice vote, and the motion carried by the following vote:
Aye:Gum, Gum, Gaul, Gaul, Terrones, Sargent, Loftis, and Kelly8 -
Recused:Comaroto1 -
d.250 California Drive, zoned CAR - Application for Design Review and Conditional Use
Permit for office use in a portion of the ground floor for construction of a new, 4-story
mixed use office building (retail and office). The project is Categorically Exempt from
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March 12, 2018Planning Commission Meeting Minutes - Draft
review pursuant to the California Environmental Quality Act (CEQA), per Section 15332
of the CEQA Guidelines. (20 Hobart LLC, applicant and property owner; MBH Architects,
architect) (38 noticed) Staff Contact: Ruben Hurin
250 California Dr - Staff Report
250 California Dr - Attachments
250 California Dr - Plans - 03.12.18
Attachments:
Commissioner Comaroto returned the dais.
All Commissioners had visited the property. There were no ex-parte communications to report.
Community Development Director Meeker provided an overview of the staff report.
Questions of Staff:
There were no questions of staff.
Chair Gum opened the public hearing.
Ryan Guibara and Andres Grecchi represented the applicant.
Commission Questions/Comments:
>Noted that there is a shadow missing to the right of the stair tower on the elevation. (Grecchi:
confirmed this.)
>Likes the changes that have been made.
>On Sheet 3.1.2, noted that the "Prussian Blue" notation appeared to point to the incorrect detail on
the elevation.
Public Comments:
There were no public comments.
Chair Gum closed the public hearing.
Commission Discussion:
>Likes most of the changes. Much improved.
>Reduced size of the mullions helps to reduce the impact of the blue window grids.
>Likes the highly structured brick faces on South Lane, West Lane, and California Drive. Less
comfortable with the main entry details, but is much better than the original proposal.
>Likes it even more so now. The darker brick rendering distances the project more from the historic
train station.
>The darker brick that is shown now even distances itself more from the design and finish of the train
station. The project fits with the rules that the Commission is given to judge project design. Nice, well
designed.
>Having the open space between the project and the train station helps, as does the width of California
Drive; helps with the scale. This will be an integral part of Downtown.
>Thanks for providing the amount of retail shown on the ground floor.
>Likes the project. The redesign of the trellis element to be more like "eyebrows" fits better with the
design aesthetic of the building. Has an elegance to it. The factory feel to the windows is bolstered by the
lighter muntins; has been improved.
>Expressed concern with building more Downtown; perhaps should wait for the General Plan to be
Page 9City of Burlingame Printed on 4/19/2018
March 12, 2018Planning Commission Meeting Minutes - Draft
adopted. Would also like to see what new State mandates will be implemented regarding housing. Doesn't
feel that the project is compatible with the surrounding development. Feels that mass, bulk, and scale are
out of context with surrounding development. A four -story building as proposed is not an appropriate
transition to the lower-scale development in the vicinity. Feels that the project will overshadow the historic
Train Station. Feels that the exception of providing the opportunity for a 55-foot height has become a
"rule" rather than the base height of 35-feet. Doesn't feel that the project fits into the auto -oriented focus
of the CAR district.
Commissioner Loftis made a motion, seconded by Commissioner Kelly, to approve the
application.
Discussion of Motion:
>Because of the nature of California Drive, this is the location for projects like the one
proposed.
>Everything known about the updated General Plan incorporates the policy direction of the
adopted Burlingame Downtown Specific Plan. This project is compliant with the policies in the
Plan.
>This project will preserve the historic mural and, in fact, puts it on display in the offices of the
Burlingame Historical Society.
>The developer has done great projects Downtown and has shown commitment to
Burlingame.
>Supports the project.
Aye:Gaul, Gaul, Terrones, Sargent, Loftis, Kelly, and Comaroto7 -
Nay:Gum, and Gum2 -
9. DESIGN REVIEW STUDY
a.815 Maple Avenue, zoned R-1 - Application for Design Review for a first and second floor
addition to an existing single family dwelling. (Michael Cafferkey, applicant and designer;
Michael and Margaret Cafferkey, property owners) (90 noticed) Staff Contact: 'Amelia
Kolokihakaufisi
815 Maple Ave - Staff Report
815 Maple Ave - Attachments
815 Maple Ave - Plans - 03.12.18
Attachments:
Chair Gum recused himself from participating in the discussion regarding this item because he owns
property within a 500 foot radius of the subject property. He left the Council Chambers.
All Commissioners had visited the property. Commissioner Terrones noted that he had met with the
applicant.
Senior Planner Keylon provided an overview of the staff report.
Questions of Staff:
>There is not a specific application for Special Permit for Declining Height Envelope, just a letter .
Would like formal application.
Vice-Chair Gaul opened the public hearing.
Page 10City of Burlingame Printed on 4/19/2018
March 12, 2018Planning Commission Meeting Minutes - Draft
Michael Cafferkey represented the applicant.
Commission Questions/Comments:
>Will the existing vertical siding be replaced with new vertical siding? (Cafferkey: Yes.)
> Will the existing horizontal band be raised or stay at same height? (Cafferkey: Stay at same height.)
That detail needs to be corrected on the drawing.
> Are the corbels on the proposed front elevation new or existing? (Cafferkey: New.)
>Looks like you're raising the height of that front gable because the existing position of the corbels
hugs the top of the bay from side elevation. New corbels should do the same.
>Horizontal belly band on second floor is shown on renderings but not on elevations. Belly band will
help with transition from first to second floor.
> Will existing landscape along driveway remain? (Cafferkey: No.)
>With landscape removed, the resulting driveway will be about the width of the garage. That's really
wide for a driveway. Would encourage a planting strip to soften the ground line and side wall transition to
the driveway.
>Looking at window detail, the 1" x 5 1/2" inch width will eventually cup when applied on top of stucco,
recommend a 2" x 5 1/2" inch width.
Public Comments:
There were no public comments.
Vice-Chair Gaul closed the public hearing.
Commission Discussion:
>Will be important that the drawings are correct when the project is approved. Some of the gables
could be re-thought; perhaps not all are necessary.
>Feels that the window pattern is a bit confused; a lot of different types and sizes.
>Generally likes the massing. In support of the special permit for declining height; likes the
composition of the front elevation.
>Details need to be finalized and fixed to match existing conditions, and correct some plan errors.
>Doesn't have a problem with the gables. Agrees with the comments regarding the variety of windows .
Could have more symmetry.
>Agrees with the comments about revisiting the gables and working out the details. Perhaps refer to a
design review consultant.
Commissioner Loftis made a motion, seconded by Commissioner Sargent, to send the project to
a design reviewer. Vice Chair Gaul asked for a voice vote, and the motion carried by the
following vote:
Aye:Gaul, Gaul, Terrones, Sargent, Loftis, Kelly, and Comaroto7 -
Recused:Gum, and Gum2 -
b.2208 Summit Drive, zoned R-1 - Application for Hillside Area Construction Permit and
Design Review for a new, two -story single family dwelling and Special Permits for height,
an attached garage, and basement. (Warren Donald, property owner and applicant;
Kevin O'Brien, architect) (24 noticed) Staff Contact: Erika Lewit
2208 Summit Dr - Staff Report
2208 Summit Dr - Attachments
2208 Summit Dr - Plans - 03.12.18
Attachments:
Page 11City of Burlingame Printed on 4/19/2018
March 12, 2018Planning Commission Meeting Minutes - Draft
Chair Gum returned to the dais.
All Commissioners had visited the project site. There were no ex-parte communications to report.
Commissioner Terrones noted that he would recuse himself from participating in the discussion due to a
business relationship with the Burlingame School District (owner of the property next door) and has been
involved in property negotiations involving the school site and the project site. He left the Council
Chambers.
Community Development Director Meeker provided an overview of the staff report.
Questions of Staff:
>With respect to Easement No. 4; there is a note that no permanent structure or landscaping shall be
placed within the easement. It appears that trees exist within the easement. (Meeker: allow the applicant
to respond.)
Chair Gum opened the public hearing.
Warren Donald represented the applicant. He noted that trees within the easement are existing.
Commission Questions/Comments:
>It is a bit difficult to determine where the home will be placed on the property; would be helpful to have
stakes installed that at least show where the home is to be placed. (Donald: willing to install stakes.)
>Is there a specific window style that is proposed? (Donald: not yet.) Note that style and construction of
the windows on the plans.
>No problem with the special permit for height. However, feels like the design pushes to the maximum
due to the plate heights. (Donald: at a disadvantage due to the location of the curb. Trying to make the
best house possible. Pushed to the rear of the lot due to the easements.) Most houses around the site
don't have ten-foot plate heights on the ground floor. (Donald: is using the school as the reference for the
proposed building height.)
Public Comments:
There were no public comments.
Chair Gum closed the public hearing.
Commission Discussion:
>Doesn't the attached garage require a special permit? (Meeker: yes, and it has been requested.)
>Perhaps the most complicated design ever presented; feels shoehorned onto the lot. Doesn't feel that
using the school as a reference to support the taller home is appropriate. Need to respond to the other
home across the access easement. Is too tall, stretched out. Would be better with a nine foot first floor
plate height with an eight foot second floor plate height.
>Agrees that the design is nice and does a good job of fitting into the lot, but the overall height needs
to be reviewed. The special permit for height is supportable. Suggested bring it back on regular action.
Commissioner Sargent made a motion, seconded by Commissioner Comaroto, to place the item
on the regular action calendar when ready for action.
Discussion of Motion:
>Place stakes at the front two corners of the garage, the right corner of the front porch, the
Page 12City of Burlingame Printed on 4/19/2018
March 12, 2018Planning Commission Meeting Minutes - Draft
rear right corner of the kitchen, and the rear corners of the loggia.
Chair Gum asked for a voice vote, and the motion carried by the following vote:
Aye:Gum, Gum, Gaul, Gaul, Sargent, Loftis, Kelly, and Comaroto8 -
Recused:Terrones1 -
c.825 Edgehill Drive, zoned R-2- Application for Design Review including a first and
second story addition to convert a single family dwelling to a duplex. (JoAnn Gann,
applicant and designer; Greg Scopazzi, property owner) (60 noticed) Staff contact:
Catherine Keylon
825 Edgehill Dr - Staff Report and Attachments
825 Edgehill Dr - Plans - 03.12.18
Attachments:
Commissioner Terrones returned the dais.
All Commissioners had visited the property. Vice-Chair Gaul and Commissioner Sargent met with the
applicant at the site.
Senior Planner Keylon presented the staff report.
Questions of Staff:
There were no questions of staff.
Chair Gum opened the public hearing.
Greg Scopazzi represented the applicant.
Commission Questions/Comments:
>Concerned with the parking in the carport working.
>Why are there no windows into the living space? (Scopazzi: noted that it would look at the neighbor's
stucco wall.)
>Suggested adding windows into carport along the front elevation.
>Asked if the owner thought about adding a garage door to the carport?
Public Comments:
There were no public comments.
Chair Gum closed the public hearing.
Commission Discussion:
>Consider adding a garage door to the carport.
>Add windows on the front elevation for the carport (below porch).
>Right elevation - too long, break up with windows.
>House has an 88' long wall, long walls need to be broken up.
>Left elevation is okay, maybe add a door.
>Front elevation needs more work.
>Right elevation needs more detailing as does the left side.
Page 13City of Burlingame Printed on 4/19/2018
March 12, 2018Planning Commission Meeting Minutes - Draft
>The fireplace element on the right side could use some form of stone treatment and could be run up
to the roofline.
Commissioner Sargent made a motion, seconded by Commissioner Comaroto, to refer the
project to a design review consultant. Chair Gum asked for a voice vote, and the motion carried
by the following vote:
Discussion of Motion:
>Front elevation is "quaint" but the stairs feel undersized.
>Plans call out "metal roof" for the smaller roof areas, but it is drawn as shingle roof, clarify.
>The massing is done well, but the details need more work.
>Also needs a landscape plan.
Aye:Gum, Gum, Gaul, Gaul, Terrones, Sargent, Loftis, Kelly, and Comaroto9 -
10. COMMISSIONER’S REPORTS
There were no Commissioner's Reports.
11. DIRECTOR REPORTS
There was no Director's Report.
a.1245 Cabrillo Avenue - FYI for review of clarifications to a previously approved Design
Review project.
1245 Cabrillo Ave - FYI Memo and AttachmentsAttachments:
Accepted.
b.50 Broderick Road - FYI for review of clarifications to the landscape plan for a previously
approved Conditional Use Permit.
50 Broderick Rd - FYI Memo and AttachmentsAttachments:
Accepted.
12. ADJOURNMENT
Meeting adjourned at 10:25 p.m.
Note: An action by the Planning Commission is appealable to the City Council within 10 days of the
Planning Commission's action on March 12, 2018. If the Planning Commission's action has not been
appealed or called up for review by the Council by 5:00 p.m. on March 22, 2018, 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 $533, 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 14City of Burlingame Printed on 4/19/2018
City of Burlingame
Hillside Area Construction Permit
Address: 2720 Trousdale Drive Meeting Date: April 23, 2018
Request: Application for a Hillside Area Construction Permit for a first floor addition to an existing single family
dwelling.
Applicant and Property Owner: Gautam Dusija APN: 025-011-050
Designer: Enrique Eckhaus, Eckhaus Designs Lot Area: 14,604 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: The subject property slopes downward from left to right and upward from front to rear. The
existing house has an attached garage and contains 2,575 SF (0.18 FAR) and contains four bedrooms (existing
family room qualifies as a bedroom since it is enclosed and measures 70 SF in area). The applicant is proposing
a 257 SF first floor addition at the rear of the house, along the left side property line. The application also
includes a 228 SF uncovered deck at the rear, center of the house. With the addition the floor area will increase
to 2,832 SF (0.19 FAR) where 5,773 SF (0.39 FAR) is the maximum allowed.
The subject property is located in the Hillside Area and Code Section 25.61.020 of the Burlingame Municipal
Code states that no new structure or any addition to all or a portion of an existing structure shall be constructed
within the affected area without a Hillside Area Construction Permit. The applicant is requesting the following
application:
Hillside Area Construction Permit for a first floor addition to an existing single family dwelling (C.S.
25.61.020).
The Planning Division processed the Hillside Area Construction Permit per C.S. 25.61.020 and mailed the public
notice and reduced plans out for review on March 19, 2018. On March 23 and March 24, 2018 requests for
review of this Hillside Area Construction Permit was filed by the uphill neighbors at 2724 and 2728 Trousdale
Drive (see attached letters expressing their concerns with the proposed project).
Story poles have been installed on the subject property showing the outline of the proposed first floor addition.
The applicant provided a story pole plan and a certification of the story pole location dated April 17, 2018 from a
licensed land surveyor (see attached).
2720 Trousdale Drive
Lot Area: 14,604 SF Plans date stamped: March 12, 2018
EXISTING PROPOSED ALLOWED/REQ'D
SETBACKS
Front: 19'-9" no change 15'-0" or block average
Side (left):
(right):
9'-6"
8'-0"
9’-6”
no change
7'-0"
7'-0"
Rear: 98'-10" 93'-10" 15'-0"
Lot Coverage: 2704 SF
18.5%
3189 SF
21.8%
5841 SF
40%
Item No. 6a
Study Item
Hillside Area Construction Permit 2720 Trousdale Drive
-2-
2720 Trousdale Drive
Lot Area: 14,604 SF Plans date stamped: March 12, 2018
EXISTING PROPOSED ALLOWED/REQ'D
FAR: 2575 SF
0.18 FAR
2832 SF
0.19 FAR
5773 SF ¹
0.39 FAR
# of bedrooms: 4 no change ---
Off-Street Parking: 2 covered
(20’ wide x 22’-10” deep)
1 uncovered
(9' x 20')
2 covered
(20’ wide x 21’-10” deep)
1 uncovered
(9' x 20')
1 covered
(10' x 20')
1 uncovered
(9' x 20')
Height: 11'-5" at addition 12'-10" at addition 30’-0”
DH Envelope: n/a n/a CS 25.26.075
¹ (0.32 x 14,604 SF) + 1100 SF = 5,773 SF (0.39 FAR)
Staff Comments: None.
Required Findings for Hillside Area Construction Permit: Review of a Hillside Area Construction Permit by
the Planning Commission shall be based upon obstruction by construction of the existing distant views of nearby
properties. Emphasis shall be given to the obstruction of distant views from habitable areas within a dwelling
unit (Code Sec. 25.61.060).
Ruben Hurin
Senior Planner
c. Gautam Dusija, applicant and property owner
Enrique Eckhaus, Eckhaus Designs, designer
Attachments:
Application to the Planning Commission
Story Pole Certification, dated April 17, 2018
Story Pole Plan
Email submitted by Roseann Goodwin, dated March 23, 2018
Email submitted by Roseann Goodwin, dated March 27, 2018
Letter submitted by Jakie Lim, Grace Lim, Cathy Lim, Soon Lim, Carol Lim, Peter Oh, Tom Kim and
Christian Kim, dated March 24, 2018
Letter submitted by Jakie Lim, dated March 26, 2018
Notice of Public Hearing – Mailed April 13, 2018
Aerial Photo
2720 Trousdale Drive, zoned R-1
THIS PROJECT SHALL COMPLY WITH THE 2016
CALIFORNIA GREEN BUILDING STANDARDS
CODE (CGBSC) AND CURRENT EDITION
GREEN BUILDING NOTE:
PLAN NOTES:
THIS PROJECT SHALL COMPLY WITH TITLE 24 AND 2016
CALIFORNIA RESIDENTIAL CODE (CRC), CALIFORNIA MECHANICAL
CODE (CMC),CALIFORNIA PLUMBING CODE (CPC),
CALIFORNIA ELECTRICAL CODE (CEC), AND CALIFORNIA
ENERGY CODE (CENC). [§ R106.1 .1 CRC]
2016 CALIFORNIA GREEN BUILDING CODE
RESIDENTIAL CHECKLIST
New residential buildings must be designed to include the Green Building
Mandatory Measures specified in this checklist.These Green Building
Mandatory Measures also apply to additions or alterations of existing residential buildings
which increase the building’s conditioned area,volume,or size.These requirements apply
only to the specific area of addition or alteration.2016 CGC 301 .1.1
Permit Number:Project Address :
Specify the page which includes the Measure,and include specific details indicating
where the measure is located on the page.Include exact code sections on plans.
Green Building Measure Plan Sheet/
Details
SITE DEVELOPMENT (2016 CGC 4.106)
Projects that disturb less than less than one acre shall developand implement a plan to manage
storm water drainage DURING CONSTRUCTION.A BMP page is sufficient.2016 CGC 4.106.2
Plans shall indicate how Grading and Paving will prevent surface water flows from entering
buildings. Exception: Projects that do not alter the drainage path.2016 CGC 4.106.3
Electric Vehicle (EV) Charging,parking spaces: comply with all relevant sections.CGC 4.106.4
ENERGY EFFICIENCY
(2016 CGC and the 2016 California Building Energy Efficiency Standards)
2016 Energy Code performance (T-24) compliance documentation must be provided in
8-1/2”X 11” format (two sets,file size) and must be replicated on the plans.
Walls with 2 X 6 and larger framing require R-19 insulation.2016 CEC 150.0 (c)2
Hot water piping insulation required: piping 3/4 inch or larger.2016 CEC 150.0 (j)2 A ii
Lighting:all luminaires shall be high efficacy. Comply with all parts. 2016 CEC 150.0 (k)
Duct insulation: minimum (R-6)required.2016 CEC 150.0 (m)1
Duct leakage testing:6%with air handler,4% w/o air handler.2016 CEC 150.0 (m)11
Return duct design/fan power, airflow testing, and grill sizing requirements 150.0(m)13
Water heating: 120 volt receptacle < 3 ft., Cat III or IV vent,and gas supply line capacity
of at least 200,000 Btu / hour.2016 CEC 150.0 (n)
Third-party HERS verification for ventilation and indoor air quality. 2016 CEC 150.0 (o)
Maximum U-factor (0.58)for fenestration and skylights.2016 CEC 150.0 (q)
Classification of High &Low efficacy light sources.2016 CEC Table 150.0-A
Radiant barrier required in Climate Zone 3.(prescriptive)2016 CEC 150.1 (c)2
Refrigerant charge verification not required, Climate Zone 3.2016 CEC Table 150.0-A
Maximum SHGC not specified in Climate Zone 3.2016 CEC Table 150.0-A
Whole house fan is not required, Climate Zone 3.2016 CEC Table 150.0-A
Not required
in climate
zone 3
2
Green Building Measure Plan Sheet/
Details
INDOOR WATER USE (2016 CGC 4.3)
The effective flush volume of water closets will not exceed 1.28 gal /flush.2016 CGC 4.303.1.1
The effective flush volume of urinals will not exceed 0.125 gal /flush.2016 CGC 4.303.1.2
Maximum flow rate for showers shall be 2.0 GPM,at 80 psi.2016 CGC 4.303.1.3
Maximum flow rate for lavatory faucets shall be 1.2 GPM,at 60 psi .2016 CGC 4.303.1.4.1
OUTDOOR WATER USE (2016 CGC 4.4)
New residential developments with an aggregate landscape area of more than 499 square feet
shall submit a Residential Outdoor Water Use Efficiency Checklist.2016 CGC 4.304.1
ENHANCED DURABILITY AND REDUCED MAINTENANCE (2016 CGC 4.406)
Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at
exterior walls will be rodent-proofed by closing such openings with cement mortar, concrete
masonry,or similar method acceptable to the enforcing agency.2016 CGC 4.406.1
CONSTRUCTION WASTE MANAGEMENT (2016 CGC 4.408)
Recycle and/or salvage a minimum 65%of the non-hazardous construction and demolition waste.
This is not applicable to soil and land clearing debris.2016 CGC 4.408
BUILDING MAINTENANCE AND OPERATION (2016 CGC 4.410)
An operation and maintenance manual will be provided at final inspection.2016 CGC 4.410.1
For buildings with more than 4 multi -family units provide for recycling.2016 CGC 4.410.2
FIREPLACES (2016 CGC 4.503)
Any installed gas fireplaces will be direct-vent,sealed-combustible type.2016 CGC 4.503.1
Any installed woodstove or pellet stove shall comply with U.S. EPA NSPS emission limits.
POLLUTANT CONTROL (CGC 4.504)
At the time of rough installation,during storage on the construction site,and until final startup
of the HVAC equipment,all duct and other related air distribution componentsopenings willbe
covered with tape,plastic, sheet metals, or other methods acceptable to the enforcing agency to
reduce the amount of water,dust,or debris that may enter the system.2016 CGC 4.504.1
Adhesives,sealants,and caulks used on the project shall follow local and regional air pollution
or air quality management district standards.2016 CGC 4.504.2.1
Paints and coatings will comply with VOC limits.2016 CGC 4.504.2.2
Aerosol paints and coatings will meet the Product-weighted MIR limits for ROC,and comply with
percent VOC by weight of product limits, Regulation 8,Rule 49.2016 CGC 4.504.2.3
Documentation shall verify compliance for VOC finish materials.2016 CGC 4.504.2.4
Carpet systems will meet CALGREEN testing and product requirements.2016 CGC 4.504.3
Where resilient flooring is installed, at least 80%of the floor area receiving resilient flooring will
comply with the California Green Building Code requirements.2016 CGC 4.504.4
Hardwood plywood,particleboard,and medium density fiberboard composite wood products
shall comply with the low formaldehyde emission standards.2016 CGC 4.504.5
3
Green Building Measure Plan Sheet/
Details
INTERIOR MOISTURE CONTROL (2016 CGC 4.505)
A capillary break will be installed if a slab on grade foundation system is used.2016 CGC 4.505.2
Building materials with visible signs of water damage will not be installed.Wall and floor
framing will not be enclosed when the framing members exceed 19% moisture content.
Moisture content will be verified prior to finish material being applied.Replace wet insulation
products, or allow to dry before enclosure.2016 CGC 4.505.3
INDOOR AIR QUALITY AND EXHAUST (2016 CGC 4.506)
Exhaust fans that are ENERGY STAR compliant, ducted and that terminate outside the building
will be provided in every bathroom (bathtub,shower,or shower/tub combo).2016 CGC 4.506.1
Unless functioning as a component of a whole -house ventilation system, fans must be
controlled by a humidity control.2016 CGC 4.506.1
ENVIRONMENTAL COMFORT (CGC 4.507)
The heating and air-conditioning system will be sized, designed and have their equipment
selected using the following methods: Heat Loss/Heat Gain values in accordance with ANSI/ACCA
2 Manual J-2011 or equal;Duct systems are sized according to ANSI/ACCA 1, Manual D-2014 or
equivalent;Select heating and cooling equipment in accordance with ANSI/ACCA 3, Manual S-
2014 or equivalent.2016 CGC 4.507
INSTALLER SPECIAL INSPECTOR QUALIFICATION (2016 CGC 702)
HVAC system installers will be trained and certified in theproper installation of HVAC
systems and equipment by a recognized training/certification program.2016 CGC 702.1
VERIFICATION (2016 CGC 703)
Upon request,verificationofcompliancewith this codemay includeconstructiondocuments,plans,
specifications,builder or installer certification,inspection reports,or other methods acceptable to
the Building Division that will show substantial conformance with the 2016 Code requirements.
.2016 CGC 703.1
Responsible Designer’s Declaration Statement Contractor’s Declaration Statement
I hereby certify that this project has been designed to
meet the requirements of the 2016 Green Building
Code.
I hereby certify, as the builder or installer,under permit
listed herein,that this project will be constructed to
meet the requirements of the 2016 Green Building Code.
Name:Name:
Address:Address:
City/State/Zip Code City/State/Zip Code
Signature:Signature:
Date:Date:
P.O. BOX 783 - SALINAS,CA 93902
FX. (831) 287 - 0121PH. (831) 794 - 2461
ENRIQUE ECKHAUS GIL.
eeckhaus@pacbell.net
eeeckhaus@gmail.com
CODES.
SHEET.
JOB
DRAWN
DATE
E.ECKHAUS/F.BALDERAS
REVISIONS
A2 FLOOR PLAN
INDEX PLANS.
2017-085
JAN-09-2018
OWNER.
PROJECT.
BMP NOTES
2720
TROUSDALE DR
BURLINGAME,
CA. 94010
APN.
025011050
1
The 2016
CRC
(Cal. Code Regs., Tit. 24)
California Administrative Code
Title 24 Part 1
California Building Code
VOL. 1,2
Title 24 Part 2
California Residential Code
Title 24 Part 2.5
California Electrical Code
Title 24 Part 3
California Mechanical Code
Title 24 Part 4
California Plumbing Code
Title 24 Part 5
California Energy Code
Title 24 Part 6
California Historical Building Code*
Title 24 Part 8
California Fire Code
Title 24 Part 9
California Existing Building Code*
Title 24 Part 10
California Green Building Standards
Code (also referred to as CALGreen)
Title 24 Part 11
California Referenced Standards Code
Title 24 Part 12
GAUTAM
DUSIJA
A1 SITE PLAN
A0 GREEN BUILDING
A4 ELEVATIONS
A3 <E> FLOOR PLAN/
<E> ELEVATIONS
T-24 ENERGYS
S0.0 ABBREVIATIONS &
SPECIAL INSPECTIONS
S0.1 GENERAL NOTES
S1.0 FOUNDATION/FLOOR PLAN
S1.1 CEILING PLAN
S1.2 ROOF PLAN
S2.0 TYPICAL DETAILS
S2.1 TYPICAL DETAILS
SCOPE OF WORK:
REMOVE LIVING ROOM WALL
REMOVE 1/2 BATHROOM
REMODEL BEDROOM , LAUNDRY
AND HALLWAY
PROJECT DATA:
ZONING_________________________RL.5.5
DESCRIPTION OF USE_____________RESIDENTIAL
OCCUPANCY_____________________R-3
NUMBER OF STORIES_____________1
TYPE OF CONSTRUCTION__________V-B
SPRINKLER SYSTEMS_____________NO
<E> RESIDENCE_________ _______2,034 SQ.F.
<E> GARAGE___________________541 SQ.F
<N> ADDITION __________________256 SF.
<N> DECK_____________________230 SF.
TO BE REMODEL_______________537 SF.
MAX HIGHT____________________14'-0"
LOT AREA ____________________14,604 SF.
OPEN SPACE___________________3,061 SF.
LOT COVERAGE__________________22.3 %
Construction Best Management Practices (BMPs)
Construction projects are required to implement the stormwater best management practices (BMP) on this page, as
they apply to your project, all year long.
Non-Hazardous Materials
Berm and cover stockpiles of sand,dirt or other construction material
with tarps when rain is forecast or if not actively being used within 14
days.
Use (but don’t overuse) reclaimed water for dust control.
Hazardous Materials
Label all hazardous materials and hazardous wastes (such as
pesticides, paints, thinners, solvents, fuel, oil,and antifreeze) in
accordance with city,county,state and federal regulations.
Store hazardous materials and wastes in water tight containers, store
in appropriate secondary containment, and cover them at the end of
every work day or during wet weather or when rain is forecast.
Follow manufacturer’s application instructions for hazardous
materials and be careful not to use more than necessary.Do not
apply chemicals outdoors when rain is forecast within 24 hours.
Arrange for appropriate disposal of all hazardous wastes.
Waste Management
Cover waste disposal containers securely with tarps at the end of
every work day and during wet weather.
Check waste disposal containers frequently for leaks and to make
sure they are not overfilled.Never hose down a dumpster on the
construction site.
Clean or replace portable toilets,and inspect them frequently for
leaks and spills.
Dispose of all wastes and debris properly.Recycle materials and
wastes that can be recycled (such as asphalt,concrete, aggregate base
materials,wood, gyp board,pipe,etc.)
Dispose of liquid residues from paints, thinners, solvents, glues,and
cleaning fluids as hazardous waste.
Construction Entrances and Perimeter
Establish and maintain effective perimeter controls and stabilize all
construction entrances and exits to sufficiently control erosion and
sediment discharges from site and tracking off site.
Sweep or vacuum any street tracking immediately and secure
sediment source to prevent further tracking.Never hose down streets
to clean up tracking.
Materials &Waste Management Equipment Management &
Spill Control
Maintenance and Parking
Designate an area,fitted with appropriate BMPs,for
vehicle and equipment parking and storage.
Perform major maintenance,repair jobs,and vehicle
and equipment washing off site.
If refueling or vehicle maintenance must be done onsite,
work in a bermed area away from storm drains and over
a drip pan or drop cloths big enough to collect fluids.
Recycle or dispose of fluids as hazardous waste.
If vehicle or equipment cleaning must be done onsite,
clean with water only in a bermed area that will not
allow rinse water to run into gutters, streets,storm
drains,or surface waters.
Do not clean vehicle or equipment onsite using soaps,
solvents,degreasers, or steam cleaning equipment.
Spill Prevention and Control
Keep spill cleanup materials (e.g., rags,absorbents and
cat litter)available at the construction site at all times.
Inspect vehicles and equipment frequently for and
repair leaks promptly.Use drip pans to catch leaks
until repairs are made.
Clean up spills or leaks immediately and dispose of
cleanup materials properly.
Do not hose down surfaces where fluids have spilled.
Use dry cleanup methods (absorbent materials, cat
litter,and/or rags).
Sweep up spilled dry materials immediately.Do not
try to wash them away with water,or bury them.
Clean up spills on dirt areas by digging up and
properly disposing of contaminated soil.
Report significant spills immediately.You are required
by law to report all significant releases of hazardous
materials,including oil.To report a spill:1) Dial 911
or your local emergency response number,2) Call the
Governor’s Office of Emergency Services Warning
Center,(800) 852-7550 (24 hours).
Earthmoving
Schedule grading and excavation work
during dry weather.
Stabilize all denuded areas, install and
maintain temporary erosion controls (such
as erosion control fabric or bonded fiber
matrix)until vegetation is established.
Remove existing vegetation only when
absolutely necessary,and seed or plant
vegetation for erosion control on slopes
or where construction is not immediately
planned.
Prevent sediment from migrating offsite
and protect storm drain inlets, gutters,
ditches,and drainage courses by installing
and maintaining appropriate BMPs, such
as fiber rolls, silt fences, sediment basins,
gravel bags, berms,etc.
Keep excavated soil on site and transfer it
to dump trucks on site,not in the streets.
Contaminated Soils
If any of the following conditions are
observed,test for contamination and
contact the Regional Water Quality
Control Board:
-Unusual soil conditions,discoloration,
or odor.
-Abandoned underground tanks.
-Abandoned wells
-Buried barrels, debris,or trash.
Discharges of groundwater or captured
runoff from dewatering operations must
be properly managed and disposed. When
possible send dewatering discharge to
landscaped area or sanitary sewer.If
discharging to the sanitary sewer call your
local wastewater treatment plant.
Divert run-on water from offsite away
from all disturbed areas.
When dewatering,notify and obtain
approval from the local municipality
before discharging water to a street gutter
or storm drain. Filtration or diversion
through a basin, tank,or sediment trap
may be required.
In areas of known or suspected
contamination,call your local agency to
determine whether the ground water must
be tested.Pumped groundwater may need
to be collected and hauled off-site for
treatment and proper disposal.
Dewatering
Avoid paving and seal coating in wet
weather or when rain is forecast, to
prevent materials that have not cured
from contacting stormwater runoff.
Cover storm drain inlets and manholes
when applying seal coat,tack coat, slurry
seal,fog seal,etc.
Collect and recycle or appropriately
dispose of excess abrasive gravel or sand.
Do NOT sweep or wash it into gutters.
Do not use water to wash down fresh
asphalt concrete pavement.
Sawcutting &Asphalt/Concrete Removal
Protect nearby storm drain inlets when
saw cutting.Use filter fabric,catch basin
inlet filters,or gravel bags to keep slurry
out of the storm drain system.
Shovel, abosorb, or vacuum saw-cut
slurry and dispose of all waste as soon
as you are finished in one location or at
the end of each work day (whichever is
sooner!).
If sawcut slurry enters a catch basin,clean
it up immediately.
Store concrete,grout,and mortar away
from storm drains or waterways, and on
pallets under cover to protect them from
rain, runoff,and wind.
Wash out concrete equipment/trucks
offsite or in a designated washout
area,where the water will flow into a
temporary waste pit,and in a manner
that will prevent leaching into the
underlying soil or onto surrounding areas.
Let concrete harden and dispose of as
garbage.
When washing exposed aggregate,
prevent washwater from entering storm
drains.Block any inlets and vacuum
gutters,hose washwater onto dirt areas,or
drain onto a bermed surface to be pumped
and disposed of properly.
Painting Cleanup and Removal
Never clean brushes or rinse paint
containers into a street,gutter,storm
drain,or stream.
For water-based paints,paint out brushes
to the extent possible,and rinse into a
drain that goes to the sanitary sewer.
Never pour paint down a storm drain.
For oil-based paints,paint out brushes to
the extent possible and clean with thinner
or solvent in a proper container.Filter and
reuse thinners and solvents.Dispose of
excess liquids as hazardous waste.
Paint chips and dust from non-hazardous
dry stripping and sand blasting may be
swept up or collected in plastic drop
cloths and disposed of as trash.
Chemical paint stripping residue and chips
and dust from marine paints or paints
containing lead,mercury,or tributyltin
must be disposed of as hazardous waste.
Lead based paint removal requires a state-
certified contractor.
Painting &Paint Removal
Concrete, Grout &Mortar
Application
Protect stockpiled landscaping materials
from wind and rain by storing them under
tarps all year-round.
Stack bagged material on pallets and
under cover.
Discontinue application of any erodible
landscape material within 2 days before a
forecast rain event or during wet weather.
Landscaping
Paving/Asphalt Work
Storm drain polluters may be liable for fines of up to $10,000 per day!
P.O. BOX 783 - SALINAS,CA 93902
FX. (831) 287 - 0121PH. (831) 794 - 2461
ENRIQUE ECKHAUS GIL.
eeckhaus@pacbell.net
eeeckhaus@gmail.com
CODES.
SHEET.
JOB
DRAWN
DATE
E.ECKHAUS/F.BALDERAS
REVISIONS
A2 FLOOR PLAN
INDEX PLANS.
2017-085
JAN-09-2018
OWNER.
PROJECT.
BMP NOTES
2720
TROUSDALE DR
BURLINGAME,
CA. 94010
APN.
025011050
1
The 2016
CRC
(Cal. Code Regs., Tit. 24)
California Administrative Code
Title 24 Part 1
California Building Code
VOL. 1,2
Title 24 Part 2
California Residential Code
Title 24 Part 2.5
California Electrical Code
Title 24 Part 3
California Mechanical Code
Title 24 Part 4
California Plumbing Code
Title 24 Part 5
California Energy Code
Title 24 Part 6
California Historical Building Code*
Title 24 Part 8
California Fire Code
Title 24 Part 9
California Existing Building Code*
Title 24 Part 10
California Green Building Standards
Code (also referred to as CALGreen)
Title 24 Part 11
California Referenced Standards Code
Title 24 Part 12
GAUTAM
DUSIJA
A1 SITE PLAN
A0 GREEN BUILDING
A4 ELEVATIONS
A3 <E> FLOOR PLAN/
<E> ELEVATIONS
T-24 ENERGYS
S0.0 ABBREVIATIONS &
SPECIAL INSPECTIONS
S0.1 GENERAL NOTES
S1.0 FOUNDATION/FLOOR PLAN
S1.1 CEILING PLAN
S1.2 ROOF PLAN
S2.0 TYPICAL DETAILS
S2.1 TYPICAL DETAILS
<E> GAS METER.<E> 200 AMP. ELECT. PANEL
UFER GROUNDING-CONCRETE
ENCASED ELECTRODE, NEC-
250-81 (C). REQ'D.
<E> WATER METER.W GE
“REPAIR/REPLACE ALL CRACKED AND UPLIFTED
CURB/GUTTER AND SIDEWALK ALONG PROPERTY STREET FRONTAGE TO CITY STANDARDS. CONTRACTOR IS
TO OBTAIN AN ENCROACHMENT PERMIT FROM PERMIT CENTER ENGINEERING FOR ANY WORK WITHIN
THE PUBLIC RIGHT OF WAY.”
ALL CONSTRUCTION WORK IN THE CITY RIGHT-OF-WAY WILL REQUIRE
A SEPARATE ENCROACHMENT CONSTRUCTION PERMIT.
THE FEE IS IN ADDITION TO AND SEPARATE FROM ANY DEVELOPMENT
FEES ASSESSED BY THE BUILDING PERMIT.
ENCROACHMENT PERMITS MAY BE OBTAINED AT THE
SAME TIME AND RUN CONCURRENTLY WITH THE BUILDING
PERMIT.
<E> 200 AMP .
ELECTRICAL PANEL.CONCRETE
DOWNSPOUT DETAIL (TYP.) # 1
LANDSCAPING
DOWNSPOUT
LEGEND
DENOTES ROOF DOWNSPOUT
WITH CONCRETE SPLASHBLOCK
DENOTES EXITING TURF OR NEW
LANDSCAPING. LANDSCAPING TO BE ESTABLISHED
AND MAINTAINED PRIOR TO FINAL INSPECTION.
S
FL DENOTES FLOWLINE
204.50'
PROPERTY LINE
160.61'
PROPERTY LINE 80.00'PROPERTYLINE91.33'PROPERTYLI
NE20'-0"42'-7"137'-4"8'-0"49'-6"21'-0"9'-6"19'-9"25'-9"7'-11"23'-2"93'-10"8'-1"41'-6"21'-0"9'-6"SCALE: 1/8" = 1'-0"
<N> ADDITION
256 SF.
TO BE REMODEL
APROX. 537 SF.
<N> DECK
230 SF.APPROACHEFFECTIVE SOIL COVER SHALL BE PROVIDED ON ALL FINISHED
SLOPES, OPEN SPACE, UTILITY BACKFILL
AND COMPLETED LOTS THAT ARE NOT SCHEDULED TO BE
RE - DISTURBED FOR MINIMALLY 14 DAYS.
FINISH GRADE AROUND THE ADDITION SHALL SLOPE AWAY
FROM THE FOUNDATION A MINIMUM OF 6 INCHES OVER
10 FEET. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE
BUILDING FOUNDATION SHALL BE SLOPED 2% MINIMUM
AWAY FROM THE BUILDING. INCLUDE A NOTE ON THE SITE
PLAN [§ R401.3 CRC]
DRAINAGE SHALL NOT NEGATIVELY
IMPACT ADJACENT PROPERTIES PROVIDE
POSITIVE DRAINAGE TOWARDS STREET (TYP)
PORTA-POTTY ARE TEMPORARY FOR
CONSTRUCTION PURPOSES AND WILL BE
REMOVED UPON COMPLETING OF PROJECT
PORTA POTTY W/
SECONDARY CONTAINMENT
AREA LOCATION
DUMPSTERLOCATIONLOADINGMATERILASAREALOCATION1
BMP
1
BMP
CONCRETE/STUCCO
WASHOUT AREA.
5
BMP
ACCESSROADSSHALLBECLEANEDDAILY(IFNECESSARY)ANDPRIORTOANYRAINEVENT.<E> PORCH
130 SF.SIDEWALK300.00'290.00'280.00'
280.00'
290.00'
300.00'
305.00'310.00'315.00'320.00'325.00'330.00'
330.00'
325.00'
320.00'315.00'310.00'305.00'SEDIMENTLOGS.SEDIMENTLOGS.S SSS S SCURBCURBBMP
4
W
EG
<E> RESIDENCE
2034 SF.
<E> GARAGE
541 SF.
P.O. BOX 783 - SALINAS,CA 93902
FX. (831) 287 - 0121PH. (831) 794 - 2461
ENRIQUE ECKHAUS GIL.
eeckhaus@pacbell.net
eeeckhaus@gmail.com
CODES.
SHEET.
JOB
DRAWN
DATE
E.ECKHAUS/F.BALDERAS
REVISIONS
A2 FLOOR PLAN
INDEX PLANS.
2017-085
JAN-09-2018
OWNER.
PROJECT.
BMP NOTES
2720
TROUSDALE DR
BURLINGAME,
CA. 94010
APN.
025011050
1
The 2016
CRC
(Cal. Code Regs., Tit. 24)
California Administrative Code
Title 24 Part 1
California Building Code
VOL. 1,2
Title 24 Part 2
California Residential Code
Title 24 Part 2.5
California Electrical Code
Title 24 Part 3
California Mechanical Code
Title 24 Part 4
California Plumbing Code
Title 24 Part 5
California Energy Code
Title 24 Part 6
California Historical Building Code*
Title 24 Part 8
California Fire Code
Title 24 Part 9
California Existing Building Code*
Title 24 Part 10
California Green Building Standards
Code (also referred to as CALGreen)
Title 24 Part 11
California Referenced Standards Code
Title 24 Part 12
GAUTAM
DUSIJA
A1 SITE PLAN
A0 GREEN BUILDING
A4 ELEVATIONS
A3 <E> FLOOR PLAN/
<E> ELEVATIONS
T-24 ENERGYS
S0.0 ABBREVIATIONS &
SPECIAL INSPECTIONS
S0.1 GENERAL NOTES
S1.0 FOUNDATION/FLOOR PLAN
S1.1 CEILING PLAN
S1.2 ROOF PLAN
S2.0 TYPICAL DETAILS
S2.1 TYPICAL DETAILS
LOT COVERAGE CALCULATION:
1193.5 SF. (21' X 56'-10") HOUSE
1767.2 SF. (41'-6" X 42'-7") HOUSE
303 SF. (12' X 25'-3") DECK
_______________________________
3264 SF.( 22.3 %)
<E> DRIVEWAY
<E> WALKWAY
<E> PATIO
<E> LANDSCAPE
<E> LANDSCAPE
<E> LANDSCAPE
WASHOUT
LEGEND WALL
GENERAL NOTES:
1. CONTRACTOR SHALL CHECK ALL EXISTING CONDITIONS AND NOTIFY
DESIGNER OF ANY DISCREPANCIES
2. WORK SHALL COMPLY WITH THE REQUIREMENTS OF 2016 C.R.C.
EDITIONS OF THE CALIFORNIA RESIDENTIAL, MECHANICAL, ELECTRICAL
PLUMBING, ENERGY CODES AND CITY BUILDING AND
PLANNING CODES AND REGULATIONS.
3. CONCRETE WORK SHALL DEVELOP A MIN. COMPRESSIVE STRENGTH
OF 2,500 PSI AT 28 DAYS.
4. REINFORCING STEEL SHALL CONFORM WITH
and Grade 60 reinforcing steel for residential structures
assigned to Seismic Design Category D0, D1, or D2.
CRC R404.1.2.3.1
5. LUMBER SHALL BE FOLLOWS (U.O.N.)
2X6 JOIST -STUDS-DF #2 OR BETTER
BEAMS, POST, HEADERS -DF# 1 OR BETTER
SILL PLATE IN CONTACT WITH CONCRETE, DF # 1 OR BETTER
6. NAILING SHALL BE COMMON WIRE NAILS GALVANIZED WHEN EXPOSED
TO EXTERIOR SIZE SPACING & NUMBERS SHALL BE AS FOLLOW.
PLYWOOD________________________SEE PLANS & SECTIONS
ALL OTHERS ____________________R402.1.1 Fasteners
7. JOISTS HANGERS, SHEET METAL CLIPS AND OTHER CONNECTIONS SHALL BE
MANUF. BY SIMPSON OR APPROVED EQUAL.
8. ALL UNDER-FLOOR CRAWL SPACE VENT THAT ARE BLOCK DURING
CONSTRUCTION SHAL BE RELOCATEDTO EXTERIOR OF THE BUILDING
SEE SHT S1.
ELECTRICAL SYMBOLS
TO BE HIGH EFFICIENCY PER TILE 24
MANDATORY MEASUREMENTS
EXHAUST FAN 5 SPEED
50 CFM WITH Exhaust fan must be controlled by
a humidistat and which shall be readily accessible
and shall be Energy Star compliant and ducted to
terminate outside the building.
MIRROR LIGHT
CEILING LIGHT
SPLIT UNIT A/C
45 AMP. OUTLET W.P
BOUNDARY WALL LIGHT
CEILING MOUNTED LIGHT
ROUND FLUORESCENT LIGHT
OUTSIDE WEATHER PROOF LIGHT
CEILING FAN
FAN REGULATOR
CONTROL PANEL
B.S.E.D. METER
POWER BREAKER
DISTRIBUTION BOARD
FLUORESCENT LAMP 1X40W
FLUORESCENT LAMP 2X40W
WALL BRACKET LIGHT
BELL PUSH
TELEPHONE
TELEVISION
2-WAY-SWITCH
SWITCH
PB
M
PB
M
ALL NEW PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW
FOR CONSERVING FIXTURES INTHE TABLE BELOW.
FOR HOMES BUILT ON OR BEFORE JANUARY 1, 1994, ALL NON-COMPLIANT
PLUMBING FIXTURES IN THE DWELLING UNITS SHALL BE REPLACED WITH
WATER CONSERVING FIXTURES AS LISTED IN THE TABLE BELOW.
FIXTUTE TYPE NON-COMPLIANT
(FLOW RATE OVER)
CONSERVING FIXTURES
(MAX FLOW RATE)
KITCHEN FAUCET 2.2 GAL/MIN.1.8 GAL./MIN. @ 60 psi
OTHER FAUCETS 2.2 GAL/MIN.
SHOWER*2.5 GAL/MIN.
WATER CLOSET 1.6 GAL/FLUSH
1.5 GAL./MIN. @ 60 psi
2.0 GAL./MIN. @ 60 psi
1.28 GAL/FLUSH
*FLOW RATES COMBINED FOR ALL SHOWERHEADS AND/OR OTHER
OUTLETS CONTROLLED BY A SINGLE VALVE.(CAL. STATE LAW SB407)
15 AMP. SOCKET OUTLET A.F.C.I
20 AMP. SOCKET OUTLET A.F.C.I
AND G.F.C.I.
FLOOR PLAN NOTES:
<N> CARBON MONOXIDE
CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN NEW AND EXISTING DWELLING UNITS
AND SLEEPING UNITS WHICH HAVE FUEL-BURNING APPLIANCES INSTALLED OR HAVE
ATTACHED GARAGES: [§ R315.1 CRC]
A.
WHERE ALTERATIONS, REPAIRS, OR ADDITIONS TO EXISTING DWELLINGS OCCUR THAT
REQUIRE A PERMIT AND EXCEED $1000, THE INDIVIDUAL DWELLING UNIT SHALL BE
EQUIPPED WITH CARBON MONOXIDE ALARMS LOCATED AS REQUIRED FOR NEW
DWELLINGS. [§ R315.2 CRC]
B.
NOTE THE REQUIREMENTS FOR CARBON MONOXIDE ALARM/DETECTION SYSTEMS AND
INSTALLATION ON THE PLANS. SINGLE-AND MULTIPLE-STATION CARBON MONOXIDE
ALARMS SHALL BE LISTED TO COMPLY WITH UL 2034. CARBON MONOXIDE DETECTORS
SHALL BE LISTED TO COMPLY WITH UL 2075. INSTALLATION SHALL BE IN ACCORDANCE WITH
NFPA 720 AND THE MANUFACTURER’S INSTALLATION INSTRUCTIONS. [§ R315.3 CRC]
C.
IN EXISTING DWELLING UNITS, THE CARBON MONOXIDE ALARMS MAY BE SOLELY BATTERY -
OPERATED AND ARE REQUIRED TO BE INTERCONNECTED WHERE REPAIRS OR
ALTERATIONS DO NOT RESULT IN THE REMOVAL OF WALL AND CEILING FINISHES OR THERE
IS NO ACCESS BY MEANS OF ATTIC BASEMENT OR CRAWL SPACE, AND WHERE NO
PREVIOUS METHOD FOR INTERCONNECTION EXISTED. [§ R315.1.1, 315.1.2 CRC
EXCEPTIONS]
D.
CARBON MONOXIDE ALARMS SHALL BE INSTALLED OUTSIDE OF EACH SEPARATE SLEEPING
AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS, AND ON EVERY LEVEL OF A
DWELLING UNIT INCLUDING BASEMENTS. SHOW ALARM LOCATIONS ON THE PLANS. [§
R315.3 CRC]
<N>SMOKE ALARMS:
A.
SMOKE ALARMS SHALL BE HARD-WIRED AND EQUIPPED WITH A BATTERY BACKUP. IN
EXISTING DWELLING UNITS, THE SMOKE ALARMS MAY BE SOLELY BATTERY -OPERATED AND
ARE NOT REQUIRED TO BE INTERCONNECTED WHERE REPAIRS OR ALTERATIONS DO NOT
RESULT IN THE REMOVAL OF INTERIOR WALLS OR CEILING FINISHES EXPOSING THE
STRUCTURE UNLESS THERE IS AN ATTIC, CRAWL SPACE, OR BASEMENT WHICH COULD
PROVIDE ACCESS FOR BUILDING WIRING WITHOUT REMOVAL OF INTERIOR FINISHES. [§
R314.4 CRC EXCEPTION]
B.
SMOKE ALARMS SHALL BE INTERCONNECTED. IN EXISTING DWELLING UNITS, THE SMOKE
ALARMS MAY BE SOLELY BATTERY -OPERATED AND ARE NOT REQUIRED TO BE
INTERCONNECTED WHERE REPAIRS OR ALTERATIONS DO NOT RESULT IN THE REMOVAL
OF INTERIOR WALLS OR CEILING FINISHES EXPOSING THE STRUCTURE UN LESS THERE IS
AN ATTIC, CRAWL SPACE, OR BASEMENT WHICH COULD PROVIDE ACCESS FOR
INTERCONNECTION WITHOUT REMOVAL OF INTERIOR FINISHES. [§ R314.5 CRC EXCEPTION]
C:
ALL SMOKE ALARMS THAT ARE SOLELY BATTERY POWERED SHALL CONTAIN NON -
REPLACEABLE, NON-REMOVABLE BATTERIES THAT ARE CAPABLE OF POWERING THE
SMOKE ALARMS FOR AT LEAST 10 YEARS
WINDOWS WINDOWS TO BE DOUBLE PANE, WITHE VINYL WINDOWS.
WINDOW SILL SHALL BE OF MATERIALS NOT ADVERSELY AFFECTED BY MOISTURE.
SILL HEIGHT SHALL NOT EXCEED 44" ABOVE THE FLR.
ALL 2X4 WINDOW SILL WHERE OCCURS 2-2X4 (SILL AT OPENING WIDER THAN 4'-0")
AN OPENABLE AREA OF NOT LESS THAN 5.7 SQ. FT. (EXCEPTION: 5 SQ. FT. FOR GRADE -
FLOOR OPENINGS), WITH A MINIMUM CLEAR 24” HEIGHT AND 20” WIDTH. 2016 CRC S ECTION
R310
BATHROOM INSTALL NEW FIBER GLASS TUB & SHOWER TUB
UNIT 3-PIECE COMPLETE W/TUB SPOUT DIVERTER VALVE & LOW -FLOW SHOWER HEAD
INDIVIDUAL CONTROL VALVES OF THE PRESSURE BALANCE ON THE THERMOSTATIC MIXING
VALVE TYPE. AT THE SHOWER.
SHOWER FLOORS AND WALLS SHALL BE FINISHED WITH A NONABSORBENT SURFACE.
SUCH SURFACE SHALL EXTEND UP THE WALLS A MINIMUM HEIGHT OF 6 FEET (72 INCHES).
NOTE ON PLANS. [§ R307.2 CRC]
NEW FLUOR LIGHT FIXT. AND PROVIDE NEW 50 C.F.M. 5 AIR FAN SWITCHES TO LIGHT @ <N>
BATH.
BATHROOM FANS ARE TO BE EQUIPPED WITH HUMIDISTATES.
WATER CLOSETS WITH A FLOW RATE IN EXCESS OF 1.6 GPF WILL NEED TO BE REPLACED WITH
WATER CLOSETS WITH A MAXIMUM FLOW RATE OF 1.2 GPF.SHOWER HEADS WITH A FLOW
RATE GREATER THAN 2.5 GPM WILL NEED TO BE REPLACED WITH A MAXIMUM 2.0 GPM SHOWER
HEAD. LAVATORY AND KITCHEN FAUCETS WITH A FLOW RATE GREATER THAN 2.2 GPM WILL
NEED TO BE REPLACED WITH A FAUCET WITH MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI.
TUBS SHALL ALSO HAVE THERMOSTATIC CONTROL VALVES.
ALTERNATE SHOWER WALLS SHALL HAVE EITHER CEMENT OR FIBERGLASS FACED TILE
BACKER BOARD.
OPTIONAL BATHTUB WALL COVERING SHALL BE CEMENT PLASTER, TILE OR APPROVED
EQUAL TO 72" ABOVE DRAIN AT SHOWERS OR TUBS WITH SHOWERS. MATERIAL OTHER
THAN STRUCTURAL ELEMENTS TO BE MOISTURE RESISTANT.
DOORS GLAZING USED IN DOORS AND PANELS OF SHOWER AND TUB ENCLOSURES SHALL BE
FULLY TEMPERED GLASS, LAMINATED SAFETY GLASS OR APPROVED PLASTIC OF A
SHATTER-RESISTENT.
ALL SLIDING DOORS AT SHOWERS OR BATHTUB SHALL BE SAFETY
GLAZING IN AZARDOUS LOCATION INDICATED ON PLANS.
ALL EXTERIOR DOORS SHALL HAVE A 1" MAXIMUM THRESHOLD ABOVE LANDING.FIREPLACEFIRE PLACE
<E> WINDOW
<E> WINDOW <E> WINDOW<E>WINDOW<E> SLIDING DOOR
<E>WINDOW<E>WINDOW<E>WINDOW<E>WINDOW<E>WINDOW<E> WINDOW<E> WINDOW
2.8/6.8
2.8/6.8
2.8/6.8
2.8/6.8
2.8/6.8
2.8/6.8
2.8/6.8
2.8/6.8<E>HOLLOWC.DR.<E>HOLLOWC.DR.<E> HOLLOW C. DR.<E>HOLLOWC.DR.<E>HOLLOWC.DR.2.8/6.8
<E> HOLLOW C. DR.
<E> HOLLOW C. DR.
<E> HOLLOW C. DR.<E>HOLLOWC.DR.<E>SOLIDC.DR.3.0/6.8
7'-4"13'-8"25'-3"16'-3"
62'-6"23'-2"11'-3"22'-5"56'-10"<E> WALL TO BE REMOVED
<E>WALLTOBEREMOVEDOVEN
OVEN
3.0/6.8
21'-0"19'-0"12'-0"2'-3"6.0/6.8
<N>FRENCHDR.<N>FRENCHDR.12'-5"10'-9"16'-5"6.0/6.8
<N>FRENCHDR.<N>FRENCHDR.3.0/6.8
<N> HOLLOW C. DR.
2.8/6.8
<N>HOLLOWC.DR.<N>SLIDINGWINDOW3.0/1.0
8'-9"<E>SOLIDC.DR.<N>SLIDINGWINDOW6.0/4.0
3.0/3.0
2.8/6.8
<N> HOLLOW C. DR.
2'-10"2'-6"2'-7"
C
C
C
C
C
3
I
H
3
H
1
1
1
1
1
1
1
16.00'3.08 '12.42 '17.67'2.50'8.00 '3.00 '
SCALE: 1/4"=1'-0"42'-7"22'-6"3.50'4 430"2.58 '
<N> VENT DRYER3'-0"MINTO BE ENLARGE
5/8" TYPE 'X' ( 1-HR.-RATED ) GYP. BD. ON WALLS ADJOINING HOUSE FROM CONC. SLAB TO
UNDER ROOF SHTG.ALSO UNDER THE STAIRS. CRC
ONE-HOUR FIRE-RESISTIVE CONSTRUCTION SHALL EXTEND TO THE UNDERSIDE OF THE
GARAGE CEILING SEPARATING DWELING UNITS FROM THE GARAGE (ALSO ALONG THE
EXISTING GARAGE).
DOORS AND THEIR FRAMES OPENINGS INTO A ONE-HOUR CORRIDOR SHALL BE LABELED 20
MINUTE ASSEMBLIES WITH TIGHT FITTING SMOKE AND DRAFT CONTROL ASSEMBLIES WITH
SELF AUTOMATIC CLOSURES (GARAGE AND BATHROOM UNDER STAIR).
J
Ground-fault Circuit-interrupter protection required at; bathrooms; Garages and accessory buildings;
Outdoors; Crawl spaces; Unfinished basements; Kitchens; Laundry, utility and wet bars where the
receptacle is within 6’ of the outside edge of the sink: Boat houses: No exceptions. [210.8]K
A B
J
J
CONC. LANDING
3'-0"2
A4
<E> ATTIC
ACCESS
K
NEW WALL (2X4 STUD
WALL @ 16" O.C.)
EXISTING WALL
TO BE REMOVED
A.<E >50 GAL W ATER HEATER
B.<E>36,000 W ALL HEATER FURNACE
C.ALL W IRNG SHALL COMPLY W ITH THE NATIONALELECTRICAL CODE.
ALL ELECTRICAL SYSTEMS GROUND TO BE PROVIDED PER NEC, ART,
ALL HOSE BIBS MUST BE PROTECTED BY AN ANTI -SIPHON DEVICE UPC.603.3.7.
ALL 120 -VOLT, SINGLE PHASE, 15 -AND 20 -AMPERE BRANCH CIRCUITS
SUPPLYING OUTLETS IN DW ELLING UNIT FAMILY ROOMS, DINING ROOMS, LIVING
ROOMS, PARLORS, LIBRARIES, DENS, BEDROOMS, SUNROOMS, RECREATION
ROOMS, CLOSETS, HALLW AYS, OR SIMILAR ROOMS OR AREAS SHALL B E
PROTECTED BY A LISTED COMBINATION -TYPE AFCI. [ART. 210.12(B) CEC]
RECEPTACLES SHALL BE INSTALLED SO THAT NO POINT MEASURED
HORIZONTALLY ALONG THE FLOOR LINE IN ANY W ALL SPACE IS MORE THAN 6’
FROM AN OUTLET.CEC SECTION 210.52(A)(1)
ALL 125 -VOLT, 15 AND 20 AMP OUTLETS SHALL BE TAMPER -RESISTANT AS PER
CEC SECTION 210.52 .
A RECEPTACLE OUTLET SHALL BE INSTALLED AT EACH W ALL COUNTERTOP
SPACE 12 INCHES OR W IDER SO THAT NO POINT IS MORE THAN 24 INCHES
FROM AN OUTLET.CEC SECTION 210.52(C)(1 -5)
THE OPENING AROUND GAS VENTS, DUCTS, AND PIPES AT CEILING SHALL HAVE
FIREBLOCKINGPER UBC 708.2.1.
D.<N> 22"X30" ATTIC ACCESS. TIGHT -FITTING W ETHER STRIP 1 -3/8" MIN.
E.A FIXTURE THAT IS INSTALLED IN A CLOTHES CLOSET MUST BE A SURFACE -
MOUNTED OR RECESSED INCANDESCENT TYPE W ITH ALL LAMP(S) COMPLETELY
ENCLOSED, A SURFACE -MOUNTED OR RECESSED FLUORESCENT FIXTURE OR
SURFACE MOUNTED FLUORESCENT OR LED LUMINARIES IDENTIFIED AS
SUITABLE FOR INSTALLATION W ITHIN THE STORAGE AREA.
INCANDESCENT FIXTURES W ITH OPEN (EXPOSED) OR PARTIALLY ENCLOSED
LAMPS, AND PENDANT FIXTURES OR LAMPHOLDERS ARE NOT PERMITTED TO
BE INSTALLED IN A CLOTHES CLOSET. FLUORESCENT LIGHTS MUST BE
COVERED OR HAVE TUBE GUARDS TO PREVENT ACCIDENTAL CONTACT.
201 6 CEC Section 410.16
F.AIR EXHAUST AND INTAKE OPENINGS THAT TERMINATE OUTDOORS SHALL BE
PROTECTED W ITH CORROSION -RESISTANT SCREENS, LOUVERS, OR GRILLES
W ITH 1/4” MINIMUM -AND ½” MAXIMUM -SIZED OPENINGS IN ANY DIMENSION.
OPENINGS SHALL BE PROTECTED AGAINST LOCAL W EATHER CONDITIONS . [§
R303.5 CRC]
G.ALL OTHER INTERIOR ROOMS (E.G., LIVING ROOM, DINING ROOM, BEDROOMS,
HALLW AYS, ETC.), EXCEPT IN DETACHED STORAGE BUILDINGS LESS THAN 1000
SQ. FT., SHALL BE HIGH EFFICACY, MANUAL -ON OCCUPANCY SENSOR OR
DIMMER.TITLE 24 (PART 6), SECTION 1 50(K) 11
OUTDOOR LIGHTING ATTACHED TO BUILDINGS SHALL BE HIGH EFFICACY OR
CONTROLLED BY MOTION SENSOR AND PHOTOCONTROL NOT HAVING AN
OVERRIDE OR BYPASS SW ITCH.TITLE 24, SECTION 150(K) 13 .
H.ALL “Control valves and showerheads shall be located on the sidewall of shower
compartments or otherwise arranged so that the showerhead does not discharge
directly at the entrance to the compartment so that the bather can adjust the
valves prior to stepping into the shower spray. 2016 CPC Section 408.9
I.“Provide GFCI protection to all 125 -volt, 15 and 20 amp receptacles installed outdoors,
in bathrooms, basements, kitchen at counter top surfaces, crawl spaces below
grade level, with 6’ of laundry, utility and/or wet bar sinks, and garages”. 2013 CEC
Section 210.8(A)(1 -7).
1
P.O. BOX 783 - SALINAS,CA 93902
FX. (831) 287 - 0121PH. (831) 794 - 2461
ENRIQUE ECKHAUS GIL.
eeckhaus@pacbell.net
eeeckhaus@gmail.com
CODES.
SHEET.
JOB
DRAWN
DATE
E.ECKHAUS/F.BALDERAS
REVISIONS
A2 FLOOR PLAN
INDEX PLANS.
2017-085
JAN-09-2018
OWNER.
PROJECT.
BMP NOTES
2720
TROUSDALE DR
BURLINGAME,
CA. 94010
APN.
025011050
1
The 2016
CRC
(Cal. Code Regs., Tit. 24)
California Administrative Code
Title 24 Part 1
California Building Code
VOL. 1,2
Title 24 Part 2
California Residential Code
Title 24 Part 2.5
California Electrical Code
Title 24 Part 3
California Mechanical Code
Title 24 Part 4
California Plumbing Code
Title 24 Part 5
California Energy Code
Title 24 Part 6
California Historical Building Code*
Title 24 Part 8
California Fire Code
Title 24 Part 9
California Existing Building Code*
Title 24 Part 10
California Green Building Standards
Code (also referred to as CALGreen)
Title 24 Part 11
California Referenced Standards Code
Title 24 Part 12
GAUTAM
DUSIJA
A1 SITE PLAN
A0 GREEN BUILDING
A4 ELEVATIONS
A3 <E> FLOOR PLAN/
<E> ELEVATIONS
T-24 ENERGYS
S0.0 ABBREVIATIONS &
SPECIAL INSPECTIONS
S0.1 GENERAL NOTES
S1.0 FOUNDATION/FLOOR PLAN
S1.1 CEILING PLAN
S1.2 ROOF PLAN
S2.0 TYPICAL DETAILS
S2.1 TYPICAL DETAILS
<E> ENTRY
MASTER BEDROOM
<E> DINING ROOM
<E> LIVING ROOM
<E> BEDROOM
<E> BEDROOM<E> BEDROOM
<E> KITCHEN
<E> 2 CAR GARAGE CL CL
CL
CL
CL
CL
CL
<E> LAUNDRY
<E> PORCH
<N> DECKWCL
<N> DEN
WD FAUWH
FIREPLACEFIRE PLACE
<E> WINDOW
<E> WINDOW <E> WINDOW<E>WINDOW<E> SLIDING DOOR
<E>WINDOW<E>WINDOW<E>WINDOW<E>WINDOW<E>WINDOW<E> WINDOW<E> WINDOW
2.8/6.8
2.8/6.8
2.8/6.8
2.8/6.8
2.8/6.8
2.8/6.8
2.8/6.8
2.8/6.8
2.8/6.8
2.8/6.8<E>HOLLOWC.DR.<E>HOLLOWC.DR.<E> HOLLOW C. DR.<E>HOLLOWC.DR.<E>HOLLOWC.DR.<E>HOLLOWC.DR.<E>HOLLOWC.DR.2.8/6.8
<E> HOLLOW C. DR.
<E> HOLLOW C. DR.
<E> HOLLOW C. DR.<E>HOLLOWC.DR.<E>SOLIDC.DR.3.0/6.8
LEFT ELEVATION
SCALE: 3/16" = 1'-0"
RIGHT ELEVATION
SCALE: 3/16" = 1'-0"
REAR ELEVATION
SCALE: 3/16" = 1'-0"
FRONT ELEVATION
SCALE: 3/16" = 1'-0"
EXISTING CONDITIONS
EXISTING CONDITIONS
EXISTING CONDITIONS
EXISTING CONDITIONS
FLOOR PLAN
SCALE: 3/16" = 1'-0"EXISTING CONDITIONS
P.O. BOX 783 - SALINAS,CA 93902
FX. (831) 287 - 0121PH. (831) 794 - 2461
ENRIQUE ECKHAUS GIL.
eeckhaus@pacbell.net
eeeckhaus@gmail.com
CODES.
SHEET.
JOB
DRAWN
DATE
E.ECKHAUS/F.BALDERAS
REVISIONS
A2 FLOOR PLAN
INDEX PLANS.
2017-085
JAN-09-2018
OWNER.
PROJECT.
BMP NOTES
2720
TROUSDALE DR
BURLINGAME,
CA. 94010
APN.
025011050
1
The 2016
CRC
(Cal. Code Regs., Tit. 24)
California Administrative Code
Title 24 Part 1
California Building Code
VOL. 1,2
Title 24 Part 2
California Residential Code
Title 24 Part 2.5
California Electrical Code
Title 24 Part 3
California Mechanical Code
Title 24 Part 4
California Plumbing Code
Title 24 Part 5
California Energy Code
Title 24 Part 6
California Historical Building Code*
Title 24 Part 8
California Fire Code
Title 24 Part 9
California Existing Building Code*
Title 24 Part 10
California Green Building Standards
Code (also referred to as CALGreen)
Title 24 Part 11
California Referenced Standards Code
Title 24 Part 12
GAUTAM
DUSIJA
A1 SITE PLAN
A0 GREEN BUILDING
A4 ELEVATIONS
A3 <E> FLOOR PLAN/
<E> ELEVATIONS
T-24 ENERGYS
S0.0 ABBREVIATIONS &
SPECIAL INSPECTIONS
S0.1 GENERAL NOTES
S1.0 FOUNDATION/FLOOR PLAN
S1.1 CEILING PLAN
S1.2 ROOF PLAN
S2.0 TYPICAL DETAILS
S2.1 TYPICAL DETAILS
W
D
<E> ENTRY
<E> FAMILY ROOM
<E> DINING ROOM
<E> LIVING ROOM
<E> BEDROOM
<E> BEDROOM<E> BEDROOM
<E> KITCHEN
<E> 2 CAR GARAGE CL CL
CL
CL
CL
CL
CL
<E> LAUNDRY
<E> PORCH
B
A
<N> 7/8" CEMENT PLASTER
OVER TWO LEYER OF GRADE
"D" PAPER BACKED WIRE.
ASPHALT COMPO. SHINGLES
OVER 15#ROOFING FELT OVER 5/8" THK.
PLY. SHEATING
REAR ELEVATION
SCALE: 3/16" = 1'-0"
NEW ADDITION 8'-1"12'-3"TOP PLATE
FINAL FLOOR
NEW ADDITION8'-1"12'-3"TOP PLATE
FINAL FLOOR
LEFT ELEVATIONSCALE: 3/16" = 1'-0"
RIGHT ELEVATION
SCALE: 3/16" = 1'-0"8'-1"12'-3"TOP PLATE
FINAL FLOOR
B
A
<N> 7/8" CEMENT PLASTER
OVER TWO LEYER OF GRADE
"D" PAPER BACKED WIRE.
ASPHALT COMPO. SHINGLES
OVER 15#ROOFING FELT OVER 5/8" THK.
PLY. SHEATING
B
A
<N> 7/8" CEMENT PLASTER
OVER TWO LEYER OF GRADE
"D" PAPER BACKED WIRE.
ASPHALT COMPO. SHINGLES
OVER 15#ROOFING FELT OVER 5/8" THK.
PLY. SHEATING
12
4
12
4
“match existing colors and materials”.
“match existing colors and materials”.
P.O. BOX 783 - SALINAS,CA 93902
FX. (831) 287 - 0121PH. (831) 794 - 2461
ENRIQUE ECKHAUS GIL.
eeckhaus@pacbell.net
eeeckhaus@gmail.com
CODES.
SHEET.
JOB
DRAWN
DATE
E.ECKHAUS/F.BALDERAS
REVISIONS
A2 FLOOR PLAN
INDEX PLANS.
2017-085
JAN-09-2018
OWNER.
PROJECT.
BMP NOTES
2720
TROUSDALE DR
BURLINGAME,
CA. 94010
APN.
025011050
1
The 2016
CRC
(Cal. Code Regs., Tit. 24)
California Administrative Code
Title 24 Part 1
California Building Code
VOL. 1,2
Title 24 Part 2
California Residential Code
Title 24 Part 2.5
California Electrical Code
Title 24 Part 3
California Mechanical Code
Title 24 Part 4
California Plumbing Code
Title 24 Part 5
California Energy Code
Title 24 Part 6
California Historical Building Code*
Title 24 Part 8
California Fire Code
Title 24 Part 9
California Existing Building Code*
Title 24 Part 10
California Green Building Standards
Code (also referred to as CALGreen)
Title 24 Part 11
California Referenced Standards Code
Title 24 Part 12
GAUTAM
DUSIJA
A1 SITE PLAN
A0 GREEN BUILDING
A4 ELEVATIONS
A3 <E> FLOOR PLAN/
<E> ELEVATIONS
T-24 ENERGYS
S0.0 ABBREVIATIONS &
SPECIAL INSPECTIONS
S0.1 GENERAL NOTES
S1.0 FOUNDATION/FLOOR PLAN
S1.1 CEILING PLAN
S1.2 ROOF PLAN
S2.0 TYPICAL DETAILS
S2.1 TYPICAL DETAILS
AREA TO BE VENTED = 256 SF
UNDERFLOOR VENT CALCULATIONS:
1.70 SF.=150
256
BLOCK VENT = 3 SFW/ SCREENED
12"
6"
BLK. VENT SIZE
6" X 12" = .5 SF.
.42 SF. PER BLOCK
.14 SF. (3) = .42 SF.
2.5"
1.70 SF=150
256
W/ SCREENED
ROOF VENT CALCULATIONS:
AREA TO BE VENTED = 256 SF.
6 PCS BLOCK VENT = 2.7 SF
BLK. VENT
Openings to have 1/4" corrosion resistant metal mesh covering Openings to have 1/4" corrosion resistant metal mesh covering
2X2 PICKETS @
5" O.C.
LOWER RAIL MUST NOT
ALLOW 4" DIA. SPHERE
TO PASS THROUGH.
SEE PLAN
4X4 RAIL POST
42" MIN.
8" max
10" MIN.
38" MIN.
STAIR SECTION # 2
2 X 12 STRINGER
6" X 12" X 12" DEEP
FTG.
2
-
<N> 2x STUDS AT 16"
<N> 2x SILL PLATE
<N> CONC. FOUNDATION.
<N> 1/2" HARDIPANEL
SIDING
WALL COVERING.
<N> WIRE MESH
<N> (2) LAYERS
KRAFT WATERPROOF
"D" GRADE BUILDING PAPER.
<N> R-13 BATT INSULATION
<N> SHEATHING
SEE PLAN
WEEP SCREED
WALL COVERING DETAIL.1
2016 Low-Rise Residential Mandatory Measures Summary
150.0(k)2J:Interior Switches and Controls.In bathrooms, garages, laundry rooms, and utility rooms, at least one luminaire in each of these spaces mustbe controlled by a vacancy sensor.
150.0(k)2K:Interior Switches and Controls.Dimmers or vacancy sensors must control all luminaires required to have light sources compliant withReference Joint Appendix JA8, except luminaires in closets less than 70 square feet and luminaires in hallways.*
150.0(k)2L:Interior Switches and Controls.Undercabinet lighting must be switched separately from other lighting systems.
150.0(k)3A:
Residential Outdoor Lighting.For single-family residential buildings, outdoor lighting permanently mounted to a residential building, or to otherbuildings on the same lot, must meet the requirement in item 150.0(k)3Ai (ON and OFF switch) and the requirements in either item150.0(k)3Aii (photocell and motion sensor) or item 150.0(k)3Aiii (photo control and automatic time switch control, astronomical time clock, or
EMCS).
150.0(k)3B:
Residential Outdoor Lighting.For low -rise multifamily residential buildings, outdoor lighting for private patios,entrances, balconies,
and porches; and outdoor lighting for residential parking lots and residential carports with less than eight vehicles per site must comply with
either 150.0(k)3A or with the applicable requirements in "110.9, 130.0, 130.2, 130.4, 140.7 and 141.0.
150.0(k)3C:Residential Outdoor Lighting.For low -rise residential buildings with four or more dwelling units,outdoor lighting not regulated by150.0(k)3B or 150.0(k)3D must comply with the applicable requirements in "110.9, 130.0, 130.2, 130.4, 140.7 and 141.0.
150.0(k)3D:Residential Outdoor Lighting.Outdoor lighting for residential parking lots and residential carports with a total of eight or morevehicles per site must comply with the applicable requirements in "110.9, 130.0, 130.2, 130.4, 140.7, and 141.0.
150.0(k)4:Internally illuminated address signs.Internally illuminated address signs must comply with 140.8; or must consume no more than 5 watts ofpower as determined according to 130.0(c).
150.0(k)5:Residential Garages for Eight or More Vehicles.Lighting for residential parking garages for eight or more vehicles must comply with theapplicable requirements for nonresidential garages in "110.9, 130.0, 130.1, 130.4, 140.6, and 141.0.
150.0(k)6A:
Interior Common Areas of Low-rise Multi-Family Residential Buildings.In a low -rise multifamily residential building where the total interiorcommonareainasinglebuildingequals20percentorlessofthefloorarea,permanently installed lighting for the interior common areas in thatbuildingmustbehighefficacyluminairesandcontrolledbyanoccupantsensor.
150.0(k)6B:
Interior Common Areas of Low-rise Multi-Family Residential Buildings.In a low -rise multifamily residential building where the total interiorcommonareainasinglebuildingequalsmorethan20percentofthefloorarea,permanently installed lighting in that building must:i.Comply with the applicable requirements in "110.9, 130.0, 130.1, 140.6 and 141.0;and
ii.Lighting installed in corridors and stairwells must be controlled by occupant sensors that reduce the lighting power in each space by at least50percent.The occupant sensors must be capable of turning the light fully on and off from all designed paths of ingress and egress.
Solar Ready Buildings:
110.10(a)1:
Single Family Residences.Single family residences located in subdivisions with ten or more single family residences and where theapplicationforatentativesubdivisionmapfortheresidenceshasbeendeemedcompletebytheenforcementagencymustcomplywith therequirements of 110.10(b) through 110.10(e).
110.10(a)2:Low-rise Multi-family Buildings.Low -rise multi-family buildings must comply with the requirements of 110.10(b) through 110.10(d).
110.10(b)1:
Minimum Area.The solar zone must have a minimum total area as described below. The solar zone must comply with access, pathway, smokeventilation, and spacing requirements as specified in Title 24, Part 9 or other Parts of Title 24 or in any requirements adopted by a localjurisdiction. The solar zone total area must be comprised of areas that have no dimension less than 5 feet and are no less than 80 square feet
each for buildings with roof areas less than or equal to 10,000 square feet or no less than 160 square feet each for buildings w ith roof areasgreater than 10,000 square feet.For single family residences the solar zone must be located on the roof or overhang of the building and have a total area no less than 250 square
feet.For low -rise multi-family buildings the solar zone must be located on the roof or overhang of the building,or on the roof or overhangof another structure located within 250 feet of the building, or on covered parking installed with the building project, and hav e a total area no lessthan 15 percent of the total roof area of the building excluding any skylight area.*
110.10(b)2:Orientation.All sections of the solar zone located on steep-sloped roofs must be oriented between 110 degrees and 270 degrees of true north.
110.10(b)3A:Shading.The solar zone must not contain any obstructions, including but not limited to: vents, chimneys, architectural features, and roofmountedequipment.*
110.10(b)3B:
Shading.Any obstruction located on the roof or any other part of the building that projects above a solar zone must be located at least twice thedistance, measured in the horizontal plane, of the height difference between the highest point of the obstruction and the horizontal projection ofthe nearest point of the solar zone, measured in the vertical plane.*
110.10(b)4:Structural Design Loads on Construction Documents.For areas of the roof designated as solar zone, the structural design loads for roofdead load and roof live load must be clearly indicated on the construction documents.
110.10(c):
Interconnection Pathways.The construction documents must indicate: a location for inverters and metering equipment and a pathway forrouting of conduit from the solar zone to the point of interconnection with the electrical service (for single family residences the point ofinterconnection will be the main service panel); and a pathway for routing of plumbing from the solar zone to the water-heating system.
110.10(d):Documentation.A copy of the construction documents or a comparable document indicating the information from 110.10(b)through110.10(c) must be provided to the occupant.
110.10(e)1:Main Electrical Service Panel.The main electrical service panel must have a minimum busbar rating of 200 amps.
110.10(e)2:
Main Electrical Service Panel.The main electrical service panel must have a reserved space to allow for the installation of a double pole circuitbreakerforafuturesolarelectricinstallation.The reserved space must be:positioned at the opposite (load)end from the input feeder location ormaincircuitlocation;and permanently marked as “For Future Solar Electric”.
2016 Low-Rise Residential Mandatory Measures Summary
\150.0(m)13:
Duct System Sizing and Air Filter Grille Sizing.Space conditioning systems that use forced air ducts to supply cooling to an occupiable spacemust have a hole for the placement of a static pressure probe (HSPP), or a permanently installed static pressure probe (PSPP)in the supplyplenum. The space conditioning system must also demonstrate airflow =350 CFM per ton of nominal cooling capacity through the return grilles,
and an air-handling unit fan efficacy =0.58 W/CFM as confirmed by field verification and diagnostic testing, in accordance with ReferenceResidential Appendix RA3.3. This applies to both single zone central forced air systems and every zone for zonally controlled central forced airsystems.*
150.0(o):
Ventilation for Indoor Air Quality.All dwelling units must meet the requirements of ASHRAE Standard 62.2. Neither window operation norcontinuous operation of central forced air system air handlers used in central fan integrated ventilation systems are permissible methods ofproviding whole-building ventilation.
150.0(o)1A:Field Verification and Diagnostic Testing.Whole-building ventilation airflow must be confirmed through field verification and diagnostictesting, in accordance with Reference Residential Appendix RA3.7.
Pool and Spa Systems and Equipment Measures:
110.4(a):
Certification by Manufacturers.Any pool or spa heating system or equipment must be certified to have all of the following: a thermal efficiencythat complies with the Appliance Efficiency Regulations; an on-off switch mounted outside of the heater that allows shutting off the heater withoutadjusting the thermostat setting; a permanent weatherproof plate or card with operating instructions; and must not use electric resistance heating.*
110.4(b)1:Piping.Any pool or spa heating equipment must be installed with at least 36 inches of pipe between the filter and the heater, or dedicatedsuction and return lines, or built-in or built-up connections to allow for future solar heating.
110.4(b)2:Covers.Outdoor pools or spas that have a heat pump or gas heater must have a cover.
110.4(b)3:Directional inlets and time switches for pools.Pools must have directional inlets that adequately mix the pool water,and a time switch thatwill allow all pumps to be set or programmed to run only during off-peak electric demand periods.
110.5:Pilot Light.Natural gas pool and spa heaters must not have a continuously burning pilot light.
150.0(p):Pool Systems and Equipment Installation.Residential pool systems or equipment must meet the specified requirements for pump sizing, flowrate,piping, filters, and valves.*
Lighting Measures:
110.9:Lighting Controls and Components.All lighting control devices and systems, ballasts, and luminaires must meet the applicable requirementsof110.9.*
110.9(e):JA8 High Efficacy Light Sources.To qualify as a JA8 high efficacy light source for compliance with 150.0(k), a residential light source mustbe certified to the Energy Commission according to Reference Joint Appendix JA8.
150.0(k)1A:Luminaire Efficacy.All installed luminaires must be high efficacy in accordance with TABLE 150.0-A.
150.0(k)1B:
Blank Electrical Boxes.The number of electrical boxes that are more than 5 feet above the finished floor and do not contain a luminaire orother device must be no greater than the number of bedrooms. These electrical boxes must be served by a dimmer, vacancy sensor control, orfan speed control.
150.0(k)1C:Recessed Downlight Luminaires in Ceilings.Luminaires recessed into ceilings must meet all of the requirements for:insulation contact (IC)labeling; air leakage; sealing; maintenance; and socket and light source as described in 150.0(k)1C.A JA8-2016-E light source rated forelevated temperature must be installed by final inspection in all recessed downlight luminaires in ceilings.
150.0(k)1D:Electronic Ballasts.Ballasts for fluorescent lamps rated 13 watts or greater must be electronic and must have an output frequency no less than20kHz.
150.0(k)1E:
Night Lights.Permanently installed night lights and night lights integral to installed luminaires or exhaust fans must be rated to consume nomorethan 5 watts of power per luminaire or exhaust fan as determined in accordance with 130.0(c). Night lights do not need to be controlledby vacancy sensors.
150.0(k)1F:Lighting Integral to Exhaust Fans.Lighting integral to exhaust fans (except when installed by the manufacturer in kitchen exhaust hoods)must meet the applicable requirements of 150.0(k).*
150.0(k)1G:
Screw based luminaires.Screw based luminaires must not be recessed downlight luminaires in ceilings and must contain lamps that complywith Reference Joint Appendix JA8. Installed lamps must be marked with “JA8-2016” or “JA8-2016-E” as specified in Reference Joint AppendixJA8.*
150.0(k)1H:Enclosed Luminaires.Light sources installed in enclosed luminaires must be JA8 compliant and must be marked with “JA8-2016-E.”
150.0(k)2A:Interior Switches and Controls.All forward phase cut dimmers used with LED light sources must comply with NEMA SSL 7A.
150.0(k)2B:Interior Switches and Controls.Exhaust fans must be switched separately from lighting systems.*
150.0(k)2C:Interior Switches and Controls.Luminaires must be switched with readily accessible controls that permit the luminaires to be manuallyswitched ON and OFF.
150.0(k)2D:Interior Switches and Controls.Controls and equipment must be installed in accordance with manufacturer’s instructions.
150.0(k)2E:Interior Switches and Controls.No control must bypass a dimmer or vacancy sensor function if the control is installed to comply with150.0(k).
150.0(k)2F:Interior Switches and Controls.Lighting controls must comply with the applicable requirements of 110.9.
150.0(k)2G:
Interior Switches and Controls.An energy management control system (EMCS) may be used to comply with dimmer requirements if it:functions as a dimmer according to 110.9; meets the Installation Certificate requirements of 130.4; meets the EMCS requirements of130.5(f); and meets all other requirements in 150.0(k)2.
150.0(k)2H:
Interior Switches and Controls.An EMCS may be used to comply with vacancy sensor requirements in 150.0(k) if it meets all of the following:it functions as a vacancy sensor according to 110.9; the Installation Certificate requirements of 130.4; the EMCS requirements of 130.5(f);and all other requirements in 150.0(k)2.
150.0(k)2I:Interior Switches and Controls.A multiscene programmable controller may be used to comply with dimmer requirements in 150.0(k) if itprovidesthefunctionalityofadimmeraccordingto110.9,and complies with all other applicable requirements in 150.0(k)2.
2016 Low-Rise Residential Mandatory Measures Summary
150.0(h)3A:Clearances.Installed air conditioner and heat pump outdoor condensing units must have a clearance of at least 5 feet from the outlet of anydryervent.
150.0(h)3B:Liquid Line Drier.Installed air conditioner and heat pump systems must be equipped with liquid line filter driers if required, as specified bymanufacturer’s instructions.
150.0(j)1:Storage Tank Insulation.Unfired hot water tanks, such as storage tanks and backup storage tanks for solar water-heating systems, must haveR-12 external insulation or R-16 internal insulation where the internal insulation R-value is indicated on the exterior of the tank.
150.0(j)2A:
Water piping and cooling system line insulation.For domestic hot water system piping, whether buried or unburied, all of the following mustbe insulated according to the requirements of TABLE 120.3-A: the first 5 feet of hot and cold water pipes from the storage tank;all piping with anominal diameter of 3/4 inch or larger; all piping associated with a domestic hot water recirculation system regardless of the pipe diameter; piping
from the heating source to storage tank or between tanks; piping buried below grade; and all hot water pipes from the heating source to kitchenfixtures.*
150.0(j)2B:Water piping and cooling system line insulation.All domestic hot water pipes that are buried below grade must be installed in a water proofand non-crushable casing or sleeve.*
150.0(j)2C:Water piping and cooling system line insulation.Pipe for cooling system lines must be insulated as specified in 150.0(j)2A. Distributionpiping for steam and hydronic heating systems or hot water systems must meet the requirements in TABLE 120.3-A.*
150.0(j)3:Insulation Protection.Insulation must be protected from damage, including that due to sunlight, moisture, equipment maintenance, and wind.
150.0(j)3A:
Insulation Protection.Insulation exposed to weather must be installed with a cover suitable for outdoor service. For example, protected byaluminum, sheet metal, painted canvas, or plastic cover. The cover must be water retardant and provide shielding from solar radiation that cancause degradation of the material.
150.0(j)3B:Insulation Protection.Insulation covering chilled water piping and refrigerant suction piping located outside the conditioned space must have aClass I or Class II vapor retarder.
150.0(n)1:
Gas or Propane Systems.Systems using gas or propane water heaters to serve individual dwelling units must include all of the following: a120V electrical receptacle within 3 feet of the water heater; a Category III or IV vent, or a Type B vent with straight pipe between the outsidetermination and the space where the water heater is installed; a condensate drain that is no more than 2 inches higher than the base of the
water heater,and allows natural draining without pump assistance;and a gas supply line with a capacity of at least 200,000 Btu/hr.
150.0(n)2:Recirculating Loops.Recirculating loops serving multiple dwelling units must meet the requirements of 110.3(c)5.
150.0(n)3:Solar Water-heating Systems.Solar water-heating systems and collectors must be certified and rated by the Solar Rating and CertificationCorporation (SRCC) or by a listing agency that is approved by the Executive Director.
Ducts and Fans Measures:
110.8(d)3:Ducts.Insulation installed on an existing space-conditioning duct must comply with 604.0 of the California Mechanical Code (CMC). If acontractor installs the insulation, the contractor must certify to the customer, in writing, that the insulation meets this requirement.
150.0(m)1:
CMC Compliance.All air-distribution system ducts and plenums must be installed,sealed,and insulated to meet the requirements of CMC"601.0, 602.0, 603.0, 604.0, 605.0 and ANSI/SMACNA-006-2006 HVAC Duct Construction Standards Metal and Flexible 3rd Edition. Portions
of supply -air and return-air ducts and plenums must be insulated to a minimum installed level of R-6.0 (or higher if required by CMC 605.0) or a
minimum installed level of R-4.2 when entirely in conditioned space as confirmed through field verification and diagnostic testing (RA3.1.4.3.8).
Connections of metal ducts and inner core of flexible ducts must be mechanically fastened. Openings must be sealed with mastic,tape, or other
duct-closure system that meets the applicable requirements of UL 181, UL 181A, or UL 181B or aerosol sealant that meets the requirements of
UL 723. If mastic or tape is used to seal openings greater than ¼ inch, the combination of mastic and either mesh or tape must be used. Buildingcavities, support platforms for air handlers, and plenums designed or constructed with materials other than sealed sheet metal, duct board or
flexible duct must not be used for conveying conditioned air. Building cavities and support platforms may contain ducts.Ducts installed in cavities
and support platforms must not be compressed to cause reductions in the cross-sectional area of the ducts.*
150.0(m)2:
Factory-Fabricated Duct Systems.Factory -fabricated duct systems must comply with applicable requirements for duct construction,connections, and closures; joints and seams of duct systems and their components must not be sealed with cloth back rubber adhesive ducttapes unless such tape is used in combination with mastic and draw bands.
150.0(m)3:Field-Fabricated Duct Systems.Field-fabricated duct systems must comply with applicable requirements for: pressure-sensitive tapes,mastics, sealants, and other requirements specified for duct construction.
150.0(m)7:Backdraft Dampers.All fan systems that exchange air between the conditioned space and the outside of the building must have backdraft orautomaticdampers.
150.0(m)8:Gravity Ventilation Dampers.Gravity ventilating systems serving conditioned space must have either automatic or readily accessible,manually operated dampers in all openings to the outside, except combustion inlet and outlet air openings and elevator shaft vents.
150.0(m)9:
Protection of Insulation.Insulation must be protected from damage, including that due to sunlight, moisture, equipment maintenance,and wind.Insulation exposed to weather must be suitable for outdoor service. For example, protected by aluminum, sheet metal, painted canvas, or plasticcover. Cellular foam insulation must be protected as above or painted with a coating that is water retardant and provides shielding from solar
radiation.
150.0(m)10:Porous Inner Core Flex Duct.Porous inner core flex duct must have a non-porous layer between the inner core and outer vapor barrier.
150.0(m)11:
Duct System Sealing and Leakage Test.When space conditioning systems use forced air duct systems to supply conditioned air to anoccupiable space, the ducts must be sealed and duct leakage tested, as confirmed through field verification and diagnostic testing, inaccordance with 150.0(m)11and Reference Residential Appendix RA3.
150.0(m)12:
Air Filtration.Mechanical systems that supply air to an occupiable space through ductwork exceeding 10 feet in length and through a thermalconditioning component, except evaporative coolers, must be provided with air filter devices that meet the design, installation,efficiency,pressure drop, and labeling requirements of 150.0(m)12.
2016 Low-Rise Residential Mandatory Measures Summary
NOTE:Low-rise residential buildings subject to the Energy Standards must comply with all applicable mandatory measures, regardless of the compliance approach
used. Review the respective section for more information. *Exceptions may apply.(Original 08/2016)
Building Envelope Measures:
110.6(a)1:Air Leakage.Manufactured fenestration, exterior doors, and exterior pet doors must limit air leakage to 0.3 cfm/ft² or less when tested perNFRC-400 or ASTM E283 or AAMA/WDMA/CSA 101/I.S.2/A440-2011.*
110.6(a)5:Labeling.Fenestration products must have a label meeting the requirements of 10-111(a).
110.6(b):Field fabricated exterior doors and fenestration products must use U -factors and solar heat gain coefficient (SHGC) values from TABLES110.6-A and 110.6-B for compliance and must be caulked and/or weatherstripped.*
110.7:Air Leakage.All joints, penetrations, and other openings in the building envelope that are potential sources of air leakage must be caulked,gasketed, or weather stripped.
110.8(a):Insulation Certification by Manufacturers.Insulation specified or installed must meet Standards for Insulating Material.
110.8(g):Insulation Requirements for Heated Slab Floors.Heated slab floors must be insulated per the requirements of 110.8(g).
110.8(i):Roofing Products Solar Reflectance and Thermal Emittance.The thermal emittance and aged solar reflectance values of the roofingmaterial must meet the requirements of 110.8(i) when the installation of a cool roof is specified on the CF1R.
110.8(j):Radiant Barrier.A radiant barrier must have an emittance of 0.05 or less and be certified to the Department of Consumer Affairs.
150.0(a):
Ceiling and Rafter Roof Insulation.Minimum R-22 insulation in wood-frame ceiling; or the weighted average U -factor must not exceed 0.043.Minimum R-19 or weighted average U -factor of 0.054 or less in a rafter roof alteration. Attic access doors must have permanently attachedinsulation using adhesive or mechanical fasteners. The attic access must be gasketed to prevent air leakage. Insulation must be installed in
direct contact with a continuous roof or ceiling which is sealed to limit infiltration and exfiltration as specified in 110.7, including but not limited toplacing insulation either above or below the roof deck or on top of a drywall ceiling.*
150.0(b):Loose-fill Insulation.Loose fill insulation must meet the manufacturer’s required density for the labeled R-value.
150.0(c):
Wall Insulation.Minimum R-13 insulation in 2x4 inch wood framing wall or have a U -factor of 0.102 or less (R-19 in 2x6 or U -factor of 0.074 orless).Opaque non-framed assemblies must have an overall assembly U -factor not exceeding 0.102, equivalent to an installed value of R-13 in awood framed assembly.*
150.0(d):Raised-floor Insulation.Minimum R-19 insulation in raised wood framed floor or 0.037 maximum U -factor.*
150.0(f):Slab Edge Insulation.Slab edge insulation must meet all of the following: have a water absorption rate, for the insulation material alone withoutfacings, no greater than 0.3%; have a water vapor permeance no greater than 2.0 perm/inch; be protected from physical damage and UV lightdeterioration; and, when installed as part of a heated slab floor, meet the requirements of 110.8(g).
150.0(g)1:Vapor Retarder.In Climate Zones 1-16, the earth floor of unvented crawl space must be covered with a Class I or Class II vapor retarder.Thisrequirement also applies to controlled ventilation crawl space for buildings complying with the exception to 150.0(d).
150.0(g)2:Vapor Retarder.In Climate Zones 14 and 16, a Class I or Class II vapor retarder must be installed on the conditioned space side of allinsulation in all exterior walls, vented attics, and unvented attics with air-permeable insulation.
150.0(q):Fenestration Products.Fenestration, including skylights, separating conditioned space from unconditioned space or outdoors must have amaximum U -factor of 0.58; or the weighted average U -factor of all fenestration must not exceed 0.58.*
Fireplaces, Decorative Gas Appliances, and Gas Log Measures:
150.0(e)1A:Closable Doors.Masonry or factory -built fireplaces must have a closable metal or glass door covering the entire opening of the firebox.
150.0(e)1B:Combustion Intake.Masonry or factory -built fireplaces must have a combustion outside air intake, which is at least six square inches in areaand is equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device.*
150.0(e)1C:Flue Damper.Masonry or factory -built fireplaces must have a flue damper with a readily accessible control.*
150.0(e)2:Pilot Light.Continuous burning pilot lights and the use of indoor air for cooling a firebox jacket, when that indoor air is vented to the outside ofthe building, are prohibited.
Space Conditioning,Water Heating, and Plumbing System Measures:
110.0-110.3:Certification.Heating, ventilation and air conditioning (HVAC) equipment, water heaters, showerheads, faucets, and all other regulatedappliances must be certified by the manufacturer to the Energy Commission.*
110.2(a):HVAC Efficiency.Equipment must meet the applicable efficiency requirements in TABLE 110.2-A through TABLE 110.2-K.*
110.2(b):
Controls for Heat Pumps with Supplementary Electric Resistance Heaters.Heat pumps with supplementary electric resistance heatersmust have controls that prevent supplementary heater operation when the heating load can be met by the heat pump alone; and in w hich thecut-on temperature for compression heating is higher than the cut-on temperature for supplementary heating, and the cut-off temperature for
compression heating is higher than the cut-off temperature for supplementary heating.*
110.2(c):Thermostats.All unitary heating or cooling systems not controlled by a central energy management control system (EMCS) must have asetbackthermostat.*
110.3(c)5:
Water Heating Recirculation Loops Serving Multiple Dwelling Units.Water heating recirculation loops serving multiple dwelling units mustmeet the air release valve, backflow prevention, pump priming, pump isolation valve, and recirculation loop connection requirements of110.3(c)5.
110.3(c)7:Isolation Valves.Instantaneous water heaters with an input rating greater than 6.8 kBTU/hr (2 kW) must have isolation valves with hose bibbsor other fittings on both cold water and hot water lines of water heating systems to allow for water tank flushing when the valves are closed.
110.5:Pilot Lights.Continuously burning pilot lights are prohibited for natural gas: fan-type central furnaces; household cooking appliances (appli-ances without an electrical supply voltage connection with pilot lights that consume less than 150 Btu/hr are exempt);and pool and spa heaters.*
150.0(h)1:
Building Cooling and Heating Loads.Heating and/or cooling loads are calculated in accordance with ASHRAE Handbook, EquipmentVolume, Applications Volume, and Fundamentals Volume; SMACNA Residential Comfort System Installation Standards Manual; or ACC AManual J using design conditions specified in 150.0(h)2.
CERTIFICATE OF COMPLIANCE -RESIDENTIAL PERFORMANCE COMPLIANCE
METHOD
CF1R-PRF-
01
Page 1 of
6
Project Name:home addition
Calculation Description:Title 24
Analysis
Calculation Date/Time:14:40,Wed, Jan 03,
2018
Input File Name:2720 TROUSDALE
AVE.ribd16x
Registration Number:Registration Date/Time:HERS Provider:218-P010002693A-000-000-0000000-0000 2018-01-03 14:49:48 CalCERTS inc.
CA Building Energy Efficiency Standards -2016 Residential Compliance Report Version -CF1R-12182017-1016 SP2 Report Generated at: 2018-01-03 14:40:41
ENERGY USE
SUMMARY0405 06 07 08
Energy Use (kTDV/ft2-yr)Standard Design Proposed Design Compliance Margin Percent Improvement
Space
Heating
0.00 0.50 -0.50 0.0%
Space
Cooling
40.29 25.15 15.14 37.6%
IAQ
Ventilation
0.00 0.00 0.00 0.0%
Water
Heating
107.45 107.45 0.00 0.0%
Photovoltaic Offset ----0.00 0.00 ----
Compliance Energy Total 147.7
4
133.1
0
14.6
4
9.9%
COMPLIANCE RESULTS
01 Building Complies with Computer Performance
02 This building DOES NOT require HERS Verification
03 This building incorporates one or more Special Features shown below
ADDITION ALONE PROJECT ANALYSIS PARAMETERS
01 02 03 04 05 06
Existing Area (excl. new addition) (ft2)Addition Area (excl.existing)(2ft)Total Area Existing Bedrooms Addition Bedrooms Total Bedrooms
2034 256 2290 3 4 7
GENERAL INFORMATION
01 Project
Name
home addition
02 Calculation
Description
Title 24 Analysis
03 Project
Location
2720 TRUSDALE DR
04 City BURLINGAME 05 Standards
Version
Compliance 2017
06 Zip Code 94010 07 Compliance Manager
Version
BEMCmpMgr 2016.3.0 (1016 SP2)
08 Climate Zone CZ3 09 Software
Version
EnergyPro 7.2
10 Building Type Single Family 11 Front Orientation
(deg/Cardinal)
135
12 Project
Scope
Newly Constructed (Addition Alone)13 Number of Dwelling
Units
1
14 Total Cond.Floor Area
(ft2)
256 15 Number of
Zones
1
16 Slab Area
(ft2)
0 17 Number of
Stories
1
18 Addition Cond.Floor
Area(ft2)
256 19 Natural Gas
Available
Yes
20 Addition Slab Area
(ft2)
0 21 Glazing Percentage
(%)
16.8%
CERTIFICATE OF COMPLIANCE -RESIDENTIAL PERFORMANCE COMPLIANCE
METHOD
CF1R-PRF-
01
Page 2 of
6
Project Name:home addition
Calculation Description:Title 24
Analysis
Calculation Date/Time:14:40,Wed, Jan 03,
2018
Input File Name:2720 TROUSDALE
AVE.ribd16x
Heating
Systems
Registration Number:Registration Date/Time:HERS Provider:218-P010002693A-000-000-0000000-0000 2018-01-03 14:49:48 CalCERTS inc.
CA Building Energy Efficiency Standards -2016 Residential Compliance Report Version -CF1R-12182017-1016 SP2 Report Generated at: 2018-01-03 14:40:41
OPAQUE SURFACES
01 02 03 04 05 06 07 08
Nam
e
Zone Construction Azimuth Orientatio
n
Gross Area
(ft2)
Window &Door Area
(ft2)
Tilt
(deg)Left Wall Addition R-13 W all 225 Left 186 3 90
Rear Wall Addition R-13 W all 315 Back 168 40 90
Right Wall Addition R-13 W all 45 Right 114 0 90
Interior Surface Addition R-19 W all n/a n/a 168 0 n/a
Roof Addition R-30 Roof Attic n/a n/a 256 n/a n/a
Raised Floor Addition R-19 Floor Crawlspace n/a n/a 256 n/a n/a
ZONE INFORMATION
01 02 03 04 05 06 07
Zone Name Zone Type HVAC System Name
Zone Floor
Area
(ft2)
Avg.
Ceiling
Heigh
t
Water Heating System
1
Water Heating
System 2AdditionConditionedHVAC System1 256 8 DHW Sys 1 n/a
BUILDING -FEATURES INFORMATION
01 02 03 04 05 06 07
Project Name Conditioned Floor Area
(ft2)
Number of
Dwelling
Units
Number of
Bedrooms
Number of Zones
Number of
Ventilation
Cooling
Systems
Number of Water
home addition 256 1 7 1 0 1
HERS FEATURE SUMMARY
The following is a summary of the features that must be field-verified by a certified HERS Rater as a condition for meeting the modeled energy performance for this computer analysis.Additional detail
is provided in the building components tables below.
Building-level Verifications:
•--None --
Cooling System Verifications:
HVAC Distribution System Verifications:
•--None --
Domestic Hot Water System Verifications:
•--None --
REQUIRED SPECIAL FEATURES
The following are features that must be installed as condition for meeting the modeled energy performance for this computer analysis.
•Ducts with high level of insulation
•Floor has high level of insulation
CERTIFICATE OF COMPLIANCE -RESIDENTIAL PERFORMANCE COMPLIANCE
METHOD
CF1R-PRF-
01
Page 3 of
6
Project Name:home addition
Calculation Description:Title 24
Analysis
Calculation Date/Time:14:40,Wed, Jan 03,
2018
Input File Name:2720 TROUSDALE
AVE.ribd16x
Registration Number:Registration Date/Time:HERS Provider:218-P010002693A-000-000-0000000-0000 2018-01-03 14:49:48 CalCERTS inc.
CA Building Energy Efficiency Standards -2016 Residential Compliance Report Version -CF1R-12182017-1016 SP2 Report Generated at: 2018-01-03 14:40:41
BUILDING ENVELOPE -HERS VERIFICATION
01 02 03 04
Quality Insulation Installation (QII)Quality Installation of Spray Foam
Insulation
Building Envelope Air Leakage CFM5
0Not Required Not Required Not Required n/a
OPAQUE SURFACE CONSTRUCTIONS
01 02 03 04 05 06 07
Construction Name Surface Type Construction Type Framin
g
Total
Cavity
R-
value
Winter
Design
U-
factor
Assembly Layers
Attic RoofAddition Attic Roofs Wood Framed Ceiling
2x4 Top Chord of Roof Truss @ 24
in. O.C.none 0.644
•Cavity / Frame: no insul. / 2x4 Top Chrd
•Roof Deck: Wood Siding/sheathing/decking
•Roofing: Light Roof (Asphalt Shingle)
R-19 Floor Crawlspace
Floors Over
Crawlspace Wood Framed Floor 2x6 @ 16 in. O.C.
R 19 in 5-1/2 in.
cavity (R-18)0.050
•Floor Surface: Carpeted
•Floor Deck: Wood Siding/sheathing/decking
•Cavity / Frame: R-19 in 5-1/2 in. (R-18) / 2x6
R-13 Wall Exterior Walls Wood Framed Wall 2x4 @ 16 in. O.C.R 13 0.081
•Inside Finish: Gypsum Board
•Sheathing / Insulation: R1 Sheathing
•Cavity / Frame: R-13 / 2x4
•Sheathing / Insulation: R1 Sheathing
•Exterior Finish: 3 Coat Stucco
R-30 Roof Attic
Ceilings (below
attic)Wood Framed Ceiling 2x4 @ 24 in. O.C.R 30 0.032
•Inside Finish: Gypsum Board
•Cavity / Frame: R-9.1 / 2x4
•Over Ceiling Joists: R-20.9 insul.
R-19 Wall Interior Walls Wood Framed Wall 2x6 @ 16 in. O.C.
R 19 in 5-1/2 in.
cavity (R-18)0.069
•Inside Finish: Gypsum Board
•Cavity / Frame: R-19 in 5-1/2 in. (R-18) / 2x6
•Other Side Finish: Gypsum Board
FENESTRATION /GLAZING
01 02 03 04 05 06 07 08 09 10
Nam
e
Type Surface (Orientation-Azimuth)Width (ft)
Heigh
t
(ft)
Multiplie
r
Area
(ft2)U-
factor
SHGC Exterior Shading
Window Window Left Wall (Left-225)--------1 3.0 0.29 0.29 Insect Screen (default)
Sliding Door Window Rear Wall (Back-315)--------1 40.0 0.29 0.29 Insect Screen (default)
ATTIC
01 02 03 04 05 06 07 08
Nam
e
Construction Type Roof Rise Roof Reflectance Roof
Emittance
Radiant
Barrier
Cool Roof
Attic Addition Attic RoofAddition Ventilated 4 0.1 0.85 No No
CERTIFICATE OF COMPLIANCE -RESIDENTIAL PERFORMANCE COMPLIANCE
METHOD
CF1R-PRF-
01
Page 4 of
6
Project Name:home addition
Calculation Description:Title 24
Analysis
Calculation Date/Time:14:40,Wed, Jan 03,
2018
Input File Name:2720 TROUSDALE
AVE.ribd16x
1-hers-cool
Registration Number:Registration Date/Time:HERS Provider:218-P010002693A-000-000-0000000-0000 2018-01-03 14:49:48 CalCERTS inc.
CA Building Energy Efficiency Standards -2016 Residential Compliance Report Version -CF1R-12182017-1016 SP2 Report Generated at: 2018-01-03 14:40:41
HVAC COOLING -HERS VERIFICATION
01 02 03 04 05 06
Nam
e
Verified Airflow Airflow Target Verified EER Verified SEER
Verified
Refrigerant
Charg
eCooling Component 1-hers-cool Not Required n/a Not Required Not Required Not Required
HVAC -COOLING UNIT TYPES
01 02 03 04 05 06 07 08
Nam
e
System Type Number of Units
Efficienc
y
EER SEER
Zonally
Controlled
Compressor Type HERS Verification
Cooling Component 1 SplitAirCond 1 11.7 13 Not Zonal Single Speed Cooling Component
HVAC -HEATING UNIT TYPES
01 02 03 04
Nam
e
System
Type
Number of Units Efficienc
yHeating Component 1 CntrlFurnace 1 91 AFUE
SPACE CONDITIONING SYSTEMS
01 02 03 04 05 06
SC Sys
Name
System Type Heating Unit Name Cooling Unit Name Fan Name Distribution Name
HVAC System1 Other Heating and Cooling
System Heating Component 1 Cooling Component 1 HVAC Fan 1 Air Distribution System 1
WATER HEATERS
01 02 03 04 05 06 07 08 09 10 11 12
Nam
e
Heater
Elemen
t Type Tank Type Numbe
r of
Units
Tank
Volum
e (gal)
Uniform Energy
Factor /Energy
Factor /
Efficiency
Input
Rating /
Pilot /
Thermal
Efficiency
Tank
Insulatio
n R-
value
(Int/Ext)
Standby
Loss /
Recover
y Eff
First
Hour
Rating /
Flow
Rate
NEEA Heat
Pump Brand /
Model / Other
Tank
Location or
Ambient
ConditionDHW Heater 1 Gas Small Storage 1 50 0.6 EF 40,000 Btu/hr R-0/R-0 n/a n/a n/a n/a
WATER HEATING SYSTEMS
01 02 03 04 05 06
Nam
e
System Type Distribution Type Water Heater Number of Heaters Solar Fraction (%)
DHW Sys 1 DHW Standard DHW Heater 1 (1)1 .0%
CERTIFICATE OF COMPLIANCE -RESIDENTIAL PERFORMANCE COMPLIANCE
METHOD
CF1R-PRF-
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Page 5 of
6
Project Name:home addition
Calculation Description:Title 24
Analysis
Calculation Date/Time:14:40,Wed, Jan 03,
2018
Input File Name:2720 TROUSDALE
AVE.ribd16x
1-hers-dist
Registration Number:Registration Date/Time:HERS Provider:218-P010002693A-000-000-0000000-0000 2018-01-03 14:49:48 CalCERTS inc.
CA Building Energy Efficiency Standards -2016 Residential Compliance Report Version -CF1R-12182017-1016 SP2 Report Generated at: 2018-01-03 14:40:41
HVAC FAN SYSTEMS -HERS VERIFICATION
01 02 03
Nam
e
Verified Fan Watt
Draw
Required Fan Efficiency (Watts/CFM)
HVAC Fan 1-hers-fan Not Required n/a
HVAC -FAN SYSTEMS
01 02 03 04
Nam
e
Type Fan Power (Watts/CFM)HERS Verification
HVAC Fan 1 Single Speed PSC Furnace Fan 0.58 HVAC Fan 1-hers-fan
HVAC DISTRIBUTION -HERS VERIFICATION
01 02 03 04 05 06 07 08
Nam
e
Duct
Leakage
Verificatio
n
Duct
Leakage
Target
(%)
Verified
Duct
Locatio
n
Verified
Duct
Desig
n
Buried
Duct
s
Deeply
Buried
Duct
s
Low-leakage
Air Handler
Air Distribution System 1-hers-dist Not Required n/a Not Required Not Required Not Required Not Required n/a
HVAC -DISTRIBUTION SYSTEMS
01 02 03 04 05 06 07
Nam
e
Type Duct Leakage Insulation R-value Duct Location Bypass Duct HERS Verification
Air Distribution System 1 DuctsAttic Existing (not specified)8 Attic None Air Distribution System
re:
CERTIFICATE OF COMPLIANCE -RESIDENTIAL PERFORMANCE COMPLIANCE
METHOD
CF1R-PRF-
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Page 6 of
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Project Name:home addition
Calculation Description:Title 24
Analysis
Calculation Date/Time:14:40,Wed, Jan 03,
2018
Input File Name:2720 TROUSDALE
AVE.ribd16x
Digitally signed by CalCERTS.This digital signature is provided in order to secure the content of this registered document,and in no way implies Registration
Provider responsibility for the accuracy of the information.
Registration Number:Registration Date/Time:HERS Provider:218-P010002693A-000-000-0000000-0000 2018-01-03 14:49:48 CalCERTS inc.
CA Building Energy Efficiency Standards -2016 Residential Compliance Report Version -CF1R-12182017-1016 SP2 Report Generated at: 2018-01-03 14:40:41
Easy to Verify
at CalCERTS.com
DOCUMENTATION AUTHOR'S DECLARATION STATEMENT
1. I certify that this Certificate of Compliance documentation is accurate and complete.
Documentation Author Name:
ENRIQUE ECKHAUS
Documentation Author Signature:
Company:
eckhaus designs
Signature Date:
2018-01-03 14:49:48
Address:
p.o. box 783
CEA/HERS Certification Identification (If applicable):
6167
City/State/Zip:
Salinas, CA 93902
Phone:
831-794-2461
RESPONSIBLE PERSON'S DECLARATION STATEMENT
I certify the following under penalty of perjury, under the laws of the State of California:
1.I am eligible under Division 3 of the Business and Professions Code to accept responsibility for the building design identified on this Certificate of Compliance.
2.I certify that the energy features and performance specifications identified on this Certificate of Compliance conform to the requirements of Title 24, Part 1 and Part 6 of the California Code of
Regulations.
3.The building design features or system design features identified on this Certificate of Compliance are consistent with the information provided on other applicable compliance
documents, worksheets, calculations, plans and specifications submitted to the enforcement agency for approval with this building permit application.
Responsible Designer Name:
ENRIQUE ECKHAUS
Responsible Designer Signatu
Company:
eckhaus designs
Date Signed:
2018-01-03 14:49:48
Address:
p.o. box 783
License:
6167
City/State/Zip:
Salinas, CA 93902
Phone:
831-794-2461
P.O. BOX 783 - SALINAS,CA 93902
FX. (831) 287 - 0121PH. (831) 794 - 2461
ENRIQUE ECKHAUS GIL.
eeckhaus@pacbell.net
eeeckhaus@gmail.com
CODES.
SHEET.
JOB
DRAWN
DATE
E.ECKHAUS/F.BALDERAS
REVISIONS
A2 FLOOR PLAN
INDEX PLANS.
2017-085
JAN-09-2018
OWNER.
PROJECT.
BMP NOTES
2720
TROUSDALE DR
BURLINGAME,
CA. 94010
APN.
025011050
1
The 2016
CRC
(Cal. Code Regs., Tit. 24)
California Administrative Code
Title 24 Part 1
California Building Code
VOL. 1,2
Title 24 Part 2
California Residential Code
Title 24 Part 2.5
California Electrical Code
Title 24 Part 3
California Mechanical Code
Title 24 Part 4
California Plumbing Code
Title 24 Part 5
California Energy Code
Title 24 Part 6
California Historical Building Code*
Title 24 Part 8
California Fire Code
Title 24 Part 9
California Existing Building Code*
Title 24 Part 10
California Green Building Standards
Code (also referred to as CALGreen)
Title 24 Part 11
California Referenced Standards Code
Title 24 Part 12
GAUTAM
DUSIJA
A1 SITE PLAN
A0 GREEN BUILDING
A4 ELEVATIONS
A3 <E> FLOOR PLAN/
<E> ELEVATIONS
T-24 ENERGYS
S0.0 ABBREVIATIONS &
SPECIAL INSPECTIONS
S0.1 GENERAL NOTES
S1.0 FOUNDATION/FLOOR PLAN
S1.1 CEILING PLAN
S1.2 ROOF PLAN
S2.0 TYPICAL DETAILS
S2.1 TYPICAL DETAILS
PROJECT LOCATION
815 Maple Avenue
Item No. 8a
Regular Action
Item No. 8a
Regular Action City of Burlingame
Design Review and Special Permit
Address: 815 Maple Avenue Meeting Date: April 23, 2018
Request: Application for Design Review and Special Permit for Declining Height Envelope for a first and
second story addition to an existing single family dwelling.
Applicant and Designer: Michael Cafferkey APN: 029-033-110
Property Owners: Michael and Margaret Cafferkey Lot Area: 6,000 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 increa se 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.
Project Description: The subject property contains a single story, two bedroom house and detached accessory
structure with 1,660 SF (0.27 FAR) of floor area. The proposal includes a first floor addition at the rear of the
house and constructing a new second floor. The existing accessory structure, containing a one-car garage and
storage area, is proposed to be demolished and replaced with a new, one -car detached garage. With the
proposed project the total floor area would increase to 3,212 SF (0.54 FAR) where 3,328 SF (0.56 FAR) is the
maximum allowed.
The number of bedrooms would increase from two to four. The code requires two on-site parking spaces, one of
which must be covered (10’ x 20’) and one uncovered (9’ x 20’). There would be one covered code complying
space located in the proposed detached garage and one uncovered space is provided in the driveway.
The existing house currently encroaches into the Declining Height Envelope along the right side and the
proposed second story addition would continue this encroachment (1’-4½” ) into the Declining Height Envelope
for a length of 40’-0” for a total of 55 SF (1’-4½” x 40’) which requires a Special Permit. 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 (C.S. 25.57.010 (a)(2)).
Special Permit for construction exceeding the limits of the Declining Height Envelope 55 SF (1’-4½” x
40’) along the right side (C.S. 25.26.035 (c)).
This space intentionally left blank.
Design Review and Special Permit 815 Maple Avenue
2
815 Maple Avenue
Lot Area: 6,000 SF Plans date stamped: March 1, 2018 and April 6, 2018
SETBACKS EXISTING ORIGINAL
3/1/18 PLANS
REVISED
4/6/18 PLANS
ALLOWED/
REQUIRED
Front (1st flr):
(2nd flr): 15’-3”
n/a
no change
20’-0”
no change
20’-3”
16’-1” (block average)
20’-0”
Side (left):
(right): 16’-1”
2’-8” (to bay window)
17’-5” (to addition)
4’-1” (to addition) no change 4'-0"
4’-0”
Rear (1st flr):
(2nd flr): 46’-0”
n/a
35’-8” (to addition)
42’-2” no change 15'-0"
20'-0"
Lot Coverage: 2,078 SF
34.6%
2,121 SF
35.3% no change 2,400 SF
40%
FAR: 1,660 SF
0.27 FAR
3,150 SF
0.52 FAR
3,212 SF
0.54 FAR
3,328 SF 1
0.56 FAR
# of
bedrooms: 2 4 no change ---
Off-Street
Parking:
1 covered
(11’-10” x 22’-6” clear
interior)
1 uncovered
(9' x 20')
1 covered
(13’-5” x 21’-5” clear
interior)
1 uncovered
(9' x 20')
no change
1 covered
(10' x 20' clear
interior)
1 uncovered
(9' x 20')
Building
Height: 19’-3” 27’-0” 27’-3” 30'-0"
DH Envelope: first floor encroaches
on the right side (non-
conforming)
Special Permit
required for
encroachment along
the right side2
no change CS 25.26.075
1 (0.32 x 600) + 1,100 SF + 308 SF = 3,328 SF (0.56) FAR
2 A structure in the R-1 District that encroaches into the DHE requires approval of a Special Permit (CS 25.26.0 35 (c))
Staff Comments: See attached memos from the Engineering, Building, Fire, Parks and Stormwater Divisions.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on March 12, 2018,
the Commission had suggestions regarding this project and referred the application to a design review
consultant (see attached March 12, 2018 Planning Commission Minutes).
Listed below were the Commission’s comments and recommendations:
New corbels should maintain similar height as the existing corbels above the front porch archway.
Proposed horizontal belly band helps with the transition from the first to second floor.
A planter strip along the left side wall of the house will soften the groundline transition to the
driveway.
Recommend a thicker window trim than what is proposed.
Various window types, would like to see more symmetry.
Revisit the number of gables proposed; may not all be necessary.
The applicant submitted revised plans date stamped April 6, 2018 to address the Planning Commission’s
comments. 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 Special Permit 815 Maple Avenue
3
Analysis and Recommendation by Design Reviewer: The design review consultant went through a round of
review with the project designer/applicant to address the Planning Commission's main concerns. Please refer to
the attached design reviewer’s analysis and recommendation for a detailed review of the project. The design
reviewer notes that the “recommendations by the Planning Commissi on were incorporated into the revised
drawings” and that the proposed project “retains much of the existing charm” of the house . Based on the design
review analysis of the project, the design reviewer supports 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 proposed project
(featuring hip and gable roofs, proportional plate heights, stucco and wood siding) 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.
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 815 Maple Avenue
4
Planning Commission Action: The Planning Commission should conduct a public hearing on the application,
and consider public testimony and the analysis contained within the staff report. Action should include specific
findings supporting the Planning Commission’s decision, and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. At the public hearing the
following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped
April 6, 2018, sheets A0, A0.1, C1, L1, and sheets A1 through A3.1 ;
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 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 al l 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 ad opted 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 modif ied 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 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 and Special Permit 815 Maple Avenue
5
framing compliance with approved design shall be submitted t o 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 Buildi ng 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. Michael Cafferkey, applicant and designer
Michael and Margaret Cafferkey, property owners
Attachments:
Design Review Analysis
March 12, 2018 Planning Commission Minutes
Applicant Response Letter, dated March 30, 2018
Updated Special Permit Application
Letter of Support from neighbor at 817 Maple Avenue
Application to the Planning Commission
Letter of Explanation
Original Special Permit Application
Staff Comments
Planning Commission Resolution (proposed)
Notice of Public Hearing – Mailed April 13, 2018
Aerial Photo
1 NO SCALE
FRONT AERIAL VIEW 2 NO SCALE
REAR AERIAL VIEW
4 NO SCALE
REAR PERSPECTIVE VIEW
3 NO SCALE
FRONT PERSPECTIVE VIEW
IF THIS DRAWING IS NOT PRINTED ON A 24"x36" SHEET, IT IS NOT TO SCALE
DATE ISSUE
PROJECT #
SHEET NUMBER
SHEET SIZE: 24" x 36"BYREV.OWNER:3DCAFFERKEY RESIDENCENEW SECOND-STORY ADDITION& DETACHED GARAGE815 MAPLE AVENUEBURLINGAME, CA 940103-DIMENSIONAL &PERSPECITVE VIEWS04.06.18 PRE-APPLICATION
REVIEW PMMICHAEL & MEG CAFFERKEY815 MAPLE AVENUEBURLINGAME, CA 94010
KEY NOTES
NEW COMP. SHINGLE ROOFING.
EXISTING BRICK CHIMNEY.
EXISTING STUCCO.
NEW 3-COAT STUCCO, MATCH EXISTING.
NEW 6" VERTICAL REDWOOD SIDING.
NEW WOOD DECORATIVE CORBEL.
NEW WOOD DECK.
NEW 14" SOLATUBE.
NEW 12" STUCCO BAND (1" REVEAL).
1 1/4"=1'-0"
NEW NORTHEAST (FRONT) ELEVATION
2 1/4"=1'-0"
NEW SOUTHEAST (LEFT SIDE) ELEVATION
GENERAL NOTES
1.ALL NEW WINDOWS SHALL BE MADE OF WOOD, OR
BE OF WOOD CLADDING.
2.EMERGENCY ESCAPE AND RESCUE OPENINGS:
2.1.MINIMUM OPENING AREA SHALL BE NO LESS
THAN 5.7 SQUARE FEET.
2.2.MINIMUM NET CLEAR OPENING HEIGHT
SHALL BE 24 INCHES.
2.3.MINIMUM NET CLEAR OPENING WIDTH SHALL
BE 20 INCHES.
2.4.BOTTOM OF CLEAR WINDOW CLEAR
OPENING SHALL BE NO MORE THAN 44
INCHES A.F.F.
1
2
3
4
5
(E) FIRST FLR.0'-0"
(E) FIRST FLR. PL.8'-5"8'-5"12
12
12
12
(E) FIRST FLR.0'-0"
(E) FIRST FLR. PL.8'-5"
(N) SECOND FLR.9'-5 5/8"
(N) SECOND FLR. PL.17'-6 3/4"8'-5"1'-058"8'-118"(N) SECOND-STORY ADDITION
(N) SECOND-STORY ADDITION
28'-3"
12
12
(N) SECOND FLR.9'-5 5/8"
(N) SECOND FLR. PL.17'-6 3/4"1'-058"8'-118"D
EC
L
I
N
I
NG
H
T
.
E
N
V
.
⅊
45°
⅊
7'-6"DECLINI
N
G HT. E
NV.
1
2
3
1
6
3
(N) DECK (N) FIRST FLOOR ADDITION4
5
5
4
5
9
6
6
3
6
7
7
(E) CHIMNEY/UNOCCUPIED ATTIC SPACE/EAVE
ENCROACHMENT ALLOWANCE PER
25.26.075(b)(1)SIDESETBACK4'-0"SIDESETBACK4'-0"
12'-0"
(97.53'+95.82')/2
D.H.E.
96.68'
(97.49'+97.61')/2
T.O.C.
97.55'
F.F.E.99.46'
1'-61
2" TO D.H.E. LINE
2" TO WALL
(97.69'+96.28')/2
D.H.E.
96.99'
F.F.99.46'
12'-0"
30'-0" MAX.
BLDG. HT.
8
25'-4"
45°
10'-0"
2'-0"
D.S.
D.S.D.S.
D.S.
(E) 3068
SOLID
WOOD
(N) 2450
SH
(N) 2634
SH(N) 2450 SH(N) 2450 SH
(E) 8650
FX/ARCH
(E) 2036
FX/ARCH
(E) 31073
ARCHED
OPENING
WINDOW/DOOR MATERIALS NOTE:
1.BOTH EXISTING/NEW WINDOWS SHALL HAVE WOOD TRIM
APPLIED, DIMENSIONS NOTED IN DETAIL ABOVE.
2.ALL EXISTING WINDOWS/EXT. DOORS ARE WOOD.
3.ALL NEW WINDOWS/EXTERIOR DOORS SHALL BE ANDERSON
SERIES 5000, VINYL-CLAD.
4.DOOR TRIM SHALL BE CONSTRUCTED THE SAME AS THE WINDOW
TRIM.
(N) 2050 SH(N) 2050 SH
(N) 1630 SH
(N) 2050 SH (N) 3050 FX
(N) 3040 SH
27'-3"27'-3"
(97.49'+97.61')/2
T.O.C.
97.55'
27'-3"
(97.49'+97.61')/2
T.O.C.
97.55'
7'-9"
7'-9"
WINDOW SIZE
12
12
9
(N) 2450
SH
(N) 2450
SH
(N) 3050 SH
12
6
6
9
9
A
2'-3"
2'-8"
6 SQ. FT.
NET EGRESS OP.
3050 SH
5'-0"
3'-0"
51
2"
51
2
WATER
LEDGE
(N) 2x WOOD
PAINTED TRIM, TYP.
A
IF THIS DRAWING IS NOT PRINTED ON A 24"x36" SHEET, IT IS NOT TO SCALE
DATE ISSUE
PROJECT #
SHEET NUMBER
SHEET SIZE: 24" x 36"BYREV.OWNER:A3CAFFERKEY RESIDENCENEW SECOND-STORY ADDITION& DETACHED GARAGE815 MAPLE AVENUEBURLINGAME, CA 94010NEWEXTERIOR ELEVATIONS 104.06.18 PRE-APPLICATION
REVIEW PMMICHAEL & MEG CAFFERKEY815 MAPLE AVENUEBURLINGAME, CA 94010
1 1/4"=1'-0"
NEW SOUTHWEST (REAR) ELEVATION
2 1/4"=1'-0"
NEW NORTHWEST (RIGHT SIDE) ELEVATION
(E) FIRST FLR.0'-0"
(E) FIRST FLR. PL.8'-5"
(N) SECOND FLR.9'-5 5/8"
(N) SECOND FLR. PL.17'-6 3/4"8'-5"1'-058"8'-118"(E) FIRST FLR.0'-0"
(E) FIRST FLR. PL.8'-5"
(N) SECOND FLR.9'-5 5/8"
(N) SECOND FLR. PL.17'-6 3/4"8'-5"1'-058"8'-118"12
12
(N) SECOND-STORY ADDITION
(N) SECOND-STORY ADDITION
(N) DECK
(E)(E)(E)(E)(E)
(N) DECK
25'-4"
12
12
12
12
12
12
12
12
1
1
2
2
3
4
3
3
(N) FIRST FLOOR ADDITION
4
4
5
5
5
5
5
3
6
6
7
7
8DECLINING HT. ENV.⅊
45°
⅊DECLINING HT. ENV.SIDESETBACK4'-0"SIDESETBACK4'-0"
12'-0"
(97.53'+95.82')/2
D.H.E.
96.68'
(97.49'+97.61')/2
T.O.C.
97.55'
F.F.E.99.46'
1'-61
2" TO D.H.E. LINE
2" TO WALL
(97.69'+96.28')/2
D.H.E.
96.99'
F.F.99.46'
12'-0"
30'-0" MAX.
BLDG. HT.
27'-3"
CHIMNEY/UNOCCUPIED ATTIC SPACE/EAVE
ENCROACHMENT ALLOWANCE PER
25.26.075(b)(1)
45°
A
A
WINDOW SIZE
2'-3"
2'-8"
6 SQ. FT.
NET EGRESS OP.
3050 SH
5'-0"
3'-0"
A
GENERAL NOTES
1.ALL NEW WINDOWS SHALL BE MADE OF WOOD, OR
BE OF WOOD CLADDING.
2.EMERGENCY ESCAPE AND RESCUE OPENINGS:
2.1.MINIMUM OPENING AREA SHALL BE NO LESS
THAN 5.7 SQUARE FEET.
2.2.MINIMUM NET CLEAR OPENING HEIGHT
SHALL BE 24 INCHES.
2.3.MINIMUM NET CLEAR OPENING WIDTH SHALL
BE 20 INCHES.
2.4.BOTTOM OF CLEAR WINDOW CLEAR
OPENING SHALL BE NO MORE THAN 44
INCHES A.F.F.
D.S.
D.S.
D.S.
D.S.D.S.
51
2"
51
2
WATER
LEDGE
(N) 1836 SH
(N)
2650 SH
(N) 2050 SH
(N) 1836 SH
(N) 3050 SH
(N) 3010 SL
(N) 2030 SH
(N) 3010 SL
(N) 2050 SH (N) 3050 SH
(N) 3016 FX
(N) 2x WOOD
PAINTED TRIM, TYP.
WINDOW/DOOR MATERIALS NOTE:
1.BOTH EXISTING/NEW WINDOWS SHALL HAVE WOOD TRIM
APPLIED, DIMENSIONS NOTED IN DETAIL ABOVE.
2.ALL EXISTING WINDOWS/EXT. DOORS ARE WOOD.
3.ALL NEW WINDOWS/EXTERIOR DOORS SHALL BE ANDERSON
SERIES 5000, VINYL-CLAD.
4.DOOR TRIM SHALL BE CONSTRUCTED THE SAME AS THE WINDOW
TRIM.
27'-3"
(97.49'+97.61')/2
T.O.C.
97.55'
7'-9"
7'-9"
29'-0"
29'-0"
7'-6"
KEY NOTES
NEW COMP. SHINGLE ROOFING.
EXISTING BRICK CHIMNEY.
EXISTING STUCCO.
NEW 3-COAT STUCCO, MATCH EXISTING.
NEW 6" VERTICAL REDWOOD SIDING.
NEW WOOD DECORATIVE CORBEL.
NEW WOOD DECK.
NEW 14" SOLATUBE.
NEW 12" STUCCO BAND (1" REVEAL).
1
2
3
4
5
6
7
8
9
(N)
2650 SH
(N)
2650 SH
(N) 2050 SH
9 (N) 12068 FR
(N) 6036 SH/FX/SH
36" S.L.36" S.L.
D.S.
D.S.
D.S.
6
4
12
6
9
9
3 1/8"=1'-0"
OPENING PERCENTAGE DIAGRAM (N/W WALL)
717 SQ. FT. WALL
3.5'
1.5'
5.0'
2.5'
2.5'
2.5'
5.0'5.0'
2.0'
5.0'
2.0'
5.25 SQ.
12.5 SQ.
12.5 SQ.
10 SQ.10 SQ.
717 TOTAL WALL SQ. FT.
68 TOTAL OPENING SQ. FT.
68 / 717 = 9.4% TOTAL OPENING
3.5'
1.5'13.0'
56.7'
11.9'
1.2'
15.0'
41.8'
IF THIS DRAWING IS NOT PRINTED ON A 24"x36" SHEET, IT IS NOT TO SCALE
DATE ISSUE
PROJECT #
SHEET NUMBER
SHEET SIZE: 24" x 36"BYREV.OWNER:A3.1CAFFERKEY RESIDENCENEW SECOND-STORY ADDITION& DETACHED GARAGE815 MAPLE AVENUEBURLINGAME, CA 94010NEWEXTERIOR ELEVATIONS 204.06.18 PRE-APPLICATION
REVIEW PMMICHAEL & MEG CAFFERKEY815 MAPLE AVENUEBURLINGAME, CA 94010
12
12
12
6
12
6
12
12
12
7
12
7
12
12
12
7
12
12
(E) FIRST FLR.0'-0"
(E) FIRST FLR. PL.8'-5"8'-5"(E) FIRST FLR.0'-0"
(E) FIRST FLR. PL.8'-5"8'-5"(E) FIRST FLR.0'-0"
(E) FIRST FLR. PL.8'-5"8'-5"KEY NOTES
EXISTING COMP. SHINGLE ROOFING.
EXISTING BRICK CHIMNEY.
EXISTING STUCCO.
EXISTNG 6" VERTICAL REDWOOD SIDING.
EXISTING 8" HORIZONTAL SIDING.
EXISTING STUCCO CORBEL (DEMO).
1
2
3
4
5
1 1
1
1
1
1
2 2
2
2
3
3
3
3
4
4
3
4
4
5
5
5
⅊⅊DECLINING HT. ENV.EXISTING CHIMNEY/EXISTING
UNOCCUPIED ATTIC
SPACE/EXISTING EAVE
ENCROACHMENT ALLOWANCE
PER 25.26.075(b)(1)SIDESETBACK4'-0"SIDESETBACK3'-0"
(97.53'+95.82')/2
D.H.E.
96.68'
(97.49'+97.61')/2
T.O.C.
97.55'
F.F.E.99.46'
(97.69'+96.28')/2
D.H.E.
96.99'
F.F.99.46'
12'-0"
30'-0" MAX.
BLDG. HT.DECLINING HT. ENV.12'-0"
2 1/4"=1'-0"
EXISTING SOUTHWEST (REAR) ELEVATION
1 1/4"=1'-0"
EXISTING NORTHEAST (FRONT) ELEVATION
3 1/4"=1'-0"
EXISTING SOUTHEAST (LEFT SIDE) ELEVATION
4 1/4"=1'-0"
EXISTING NORTHWEST (RIGHT SIDE) ELEVATION
17'-6"
17'-6"
(E) 8650
FX/ARCH
(E) 2036
FX/ARCH
(E) 31073
ARCHED
OPENING
(E) 10070
OVERHEAD SECTIONAL
(E) 5026 FX
(E) 6068 SGD
(E) 3034
SH
(E) 2868
HALF-
LITE
(E) 3068
(E) 2444
SH
(E) 2444
SH
(E) 2444
SH
(E) 1630
SH
(E) 14210
SH (E) 2634
SH
(E) 2434
SH
(E) 2434
SH
(E) 2862(E) 2634 SH(E) 2434 SH(E) 2434 SH
(E)
2648 SH
(E)
2648 SH
(E)
2648 SH
(E) 2044 SH(E) 2044 SH
WINDOW/DOOR MATERIALS NOTE:
1.ALL EXISTING WINDOWS/EXT. DOORS ARE WOOD.
19'-3"
(97.49'+97.61')/2
T.O.C.
97.55'
19'-3"
(97.49'+97.61')/2
T.O.C.
97.55'
19'-3"
19'-3"
19'-3"
20'-11"
12'-2"
12'-4"
12'-2"
11'-2"
6
6
6
6
IF THIS DRAWING IS NOT PRINTED ON A 24"x36" SHEET, IT IS NOT TO SCALE
DATE ISSUE
PROJECT #
SHEET NUMBER
SHEET SIZE: 24" x 36"BYREV.OWNER:A1.1CAFFERKEY RESIDENCENEW SECOND-STORY ADDITION& DETACHED GARAGE815 MAPLE AVENUEBURLINGAME, CA 94010EXISTINGEXTERIOR ELEVATIONS04.06.18 PRE-APPLICATION
REVIEW PMMICHAEL & MEG CAFFERKEY815 MAPLE AVENUEBURLINGAME, CA 94010
1 1/4"=1'-0" AREA: 308 SQ. FT.
DETACHED GARAGE PLAN N22'-0"14'-0"
10080 OVERHEAD
SECTIONAL
3030 SH9'-712"9'-712"2'-9"7'-0"7'-0"
14'-0"22'-0"2868
36" SQ.
CONC. STOOP
(N) ONE-CAR
DETACHED GARAGE
3 1/4"=1'-0"
NORTHEAST ELEVATION 4 1/4"=1'-0"
SOUTHEAST ELEVATION
5 1/4"=1'-0"
SOUTHWEST ELEVATION 6 1/4"=1'-0"
NORTHWEST ELEVATION
GAR. FLR.0'-0"
GAR. PL.9'-0"
GAR. FLR.0'-0"
GAR. PL.9'-0"
14'-6"14'-6"
14'-6"14'-6"
KEY NOTES
NEW COMP. SHINGLE ROOFING.
NEW 3-COAT STUCCO, MATCH EXISTING.
NEW 6" VERTICAL SIDING.
1
2
3
1
1
2
22
2
3
12
8
12
8
D.S.
D.S.
13'-5"21'-5"A2.1
4
A2.1
4
2 1/4"=1'-0"
DETACHED GARAGE ROOF PLAN N(N) ONE-CAR
DETACHED GARAGE
12
8
12
8
A2.1
3
SIM.
A2.1
3
SIM.
IF THIS DRAWING IS NOT PRINTED ON A 24"x36" SHEET, IT IS NOT TO SCALE
DATE ISSUE
PROJECT #
SHEET NUMBER
SHEET SIZE: 24" x 36"BYREV.OWNER:A2.2CAFFERKEY RESIDENCENEW SECOND-STORY ADDITION& DETACHED GARAGE815 MAPLE AVENUEBURLINGAME, CA 94010NEWDETACHED GARAGE PLANS04.06.18 PRE-APPLICATION
REVIEW PMMICHAEL & MEG CAFFERKEY815 MAPLE AVENUEBURLINGAME, CA 94010
DRAWING INDEX
A0 NEW SITE PLAN & PROJECT DATA
A0.1 EXISTING SITE PLAN & PROJECT DATA
C1 UTILITY & DRAINAGE PLAN
L1 EXISTING LANDSCAPE PLAN
A1 EXISTING FLOOR, ROOF, & DEMO PLANS
A1.1 EXISTING EXTERIOR ELEVATIONS
A2 NEW FIRST & SECOND FLOOR PLANS
A2.1 NEW ROOF PLAN
A2.2 NEW GARAGE PLANS
A3 NEW EXTERIOR ELEVATIONS 1
A3.1 NEW EXTERIOR ELEVATIONS 2
3D 3-DIMENSIONAL & PERSPECTIVE VIEWS
CAFFERKEY RESIDENCE
NEW TWO-STORY ADDITION
& DETACHED GARAGE
815 MAPLE AVENUE
BURLINGAME, CA 94010
PROJECT
LOCATION
APPLICABLE CODES
·2016 CALIFORNIA BUILDING CODE
·2016 CALIFORNIA RESIDENTIAL CODE
·2016 CALIFORNIA ELECTRICAL CODE
·2016 MECHANICAL CODE
·2016 NATIONAL ELECTRICAL CODE
·2016 CALIFORNIA PLUMBING CODE
·2013 ENERGY CODE
·2016 CALIFORNIA FIRE CODE
·2016 CALIFORNIA GREEN BUILDING CODE
AREA CALCULATIONS (SQ. FT.)
EXISTING MAIN LEVEL LIVING AREA: 1,390
EXISTING COVERED PORCH: 39
EXISTING DETACHED GARAGE (DEMO): 426
EXISTING REAR STEPS (DEMO): 23
NEW FIRST FLOOR ADDITION LIVING AREA: 174
NEW REAR DECK: 209
NEW SECOND FLOOR ADDITION LIVING AREA: 1,300
NEW DETACHED ONE-CAR GARAGE: 308
LOT COVERAGE CALCULATIONS (SQ. FT.)
EXISTING LOT: 6,000
EXISTING MAIN LEVEL LIVING AREA: 1,390
NEW FIRST FLOOR ADDITION LIVING AREA: 174
NEW REAR DECK: 209
NEW DETACHED ONE-CAR GARAGE: 308
SECOND FLOOR SOUTHEAST CANTILEVER: 25
TOTAL LOT COVERAGE: 2,106
LOT COVERAGE FOOTPRINT: (2,106 ÷ 6,000): 35.1%
FLOOR AREA RATIO (SQ. FT.)
EXISTING MAIN LEVEL LIVING AREA: 1,390
NEW FIRST FLOOR ADDITION LIVING AREA: 174
NEW DETACHED ONE-CAR GARAGE: 308 (-308 CREDIT)
NEW SECOND FLOOR ADDITION LIVING AREA: 1,300
UTILITY ROOM: 46
FLOOR AREA RATIO: 1,972 + 1,100 + 308 = 3,308 MAX. F.A.R.
TOTAL FLOOR AREA MAX./PROVIDED: 3,308 / 3,218
GENERAL NOTES
1.SITE PLAN WAS GENERATED ON BASED WORK COMPLETED BY
ANOTHER DESIGN FIRM.
2.(E) = EXISTING, (N) = NEW.
3.ALL EXTERIOR FLATWORK AND STEPS TO GRADE SHALL BE VERIFIED IN
FIELD. SLOPE ALL CONCRETE PATIOS AWAY FROM HOUSE AT 1/4" PER
FOOT.
4.DIMENSIONS SHOWN ARE TO EDGE OF FOUNDATION/FRAME, U.O.N.
5.EXISTING LANDSCAPING SHALL REMAIN.
6.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.
7.SHOULD A GRADING PERMIT BE REQUIRED, THE PERMIT SHALL BE
OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS.
ZONING INFORMATION
ZONING DESIGNATION: R-1
MINIMUM ZONE LOT WIDTH: 50'-0"
SETBACKS:
FRONT AT FIRST FLOOR: 20'-0"
FRONT AT SECOND FLOOR: 20'-0"
REAR AT FIRST FLOOR: 15'-0"
REAR AT SECOND FLOOR: 20'-0"
SIDES: 4'-0"
MAXIMUM BUILDING HEIGHT AT HOUSE: 30'-0"
MAXIMUM BUILDING HEIGHT AT DETACHED GARAGE: 15'-0"
MAXIMUM LOT COVERAGE: 40%
MAXIMUM FLOOR AREA RATIO: 32% PLUS 400 SQ. FT. IN DETACHED GARAGE
MAXIMUM HOME SIZE: 8,000 SQ. FT.
1 1/8"=1'-0"
NEW SITE PLAN
2 NO SCALE
VICINITY MAP
CODE ANALYSIS
OCCUPANCY GROUP: R-3
CONSTRUCTION TYPE: V-B
SPRINKLERED: NO
N
4.0' SIDE
SETBACK
NEW
WOOD DECK
SITE LEGEND
NEW STRUCTURE
EXISTING STRUCTURE
PROPERTY BOUNDARY
SETBACK INDICATION
ONE-HOUR PROTECTED EAVE
EXTERIOR WALL-MOUNTED LIGHT FIXTURE
NEW 42" HT. WOOD OR METAL FENCE w/ NON-MECHANICAL GATENCONSTRUCTION HOURS
·WEEKDAYS: 8:00AM - 7:00PM
·SATURDAYS: 9:00AM - 6:00PM
·SUNDAYS AND HOLIDAYS: NO WORK ALLOWED
·(SEE CITY OF BURLINGAME MUNICIPAL COD, SECTION 13.04.100 FOR DETAILS)
·CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO
WEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00AM AND 5:00PM.
NEW EXTERIOR
LIGHT FIXTURE
3.7' TO FIRST FLR.
FASCIA
2.8' TO FASCIA
120.0'120.0'50.0'
50.0'
CORNER ELEV.97.69'
PER SURVEYOR
FRONT 70%
REAR 30%
(E) CONC.
DRIVE
(E) SIDEWAL
K
MAPLE AVEN
U
E
(E) 3' WIDE P
L
A
N
T
I
N
G
S
T
R
I
P
CORNER ELEV.97.53'
PER SURVEYOR
CORNER ELEV.96.28'
PER SURVEYOR
CORNER ELEV.95.82'
PER SURVEYOR
(E) CONC.
WALK
TOP OF CURB 97.61'
PER SURVEYOR
TOP OF CURB97.49'
PER SURVEYOR
#817
MAPLE
#801
MAPLE
20.0' FRONT
SETBACK AT
SECOND FLR.
32.7'
36.0'
36.0'
20.0' REAR
SETBACK
15.3'
19.5'
16.1'
3.0'
2.7'
4.1'
84.0'
84.0'
NEW
ONE-CAR
DETACHED
GARAGE
(N) CONC.
DRIVE
EXTENSION
NEW
SECOND-STORY
ADDITION
(E) FIRST FLR. F.F. = 99.46'
(N) SECOND FLR. F.F. = 108.96'
3.5'
5.6'
X X
X X XXX6.4' TO
SECOND-STORY
ADDITION
3.7' TO FIRST FLR.
FASCIA
5.8' TO
SECOND-STORY
ADDITION
16.9' TO SECOND
FLR. CANTILEVER
4.0' SIDE
SETBACK
16.1'
BLOCK
AVG. FRONT
SETBACK
AT FIRST FLR.
2.7' CONC.
EXTENSION20.3' TO SECOND
FLR.
IF THIS DRAWING IS NOT PRINTED ON A 24"x36" SHEET, IT IS NOT TO SCALE
DATE ISSUE
PROJECT #
SHEET NUMBER
SHEET SIZE: 24" x 36"BYREV.OWNER:A0CAFFERKEY RESIDENCENEW SECOND-STORY ADDITION& DETACHED GARAGE815 MAPLE AVENUEBURLINGAME, CA 94010NEW SITE PLAN &PROJECT DATA04.06.18 PRE-APPLICATION
REVIEW PMMICHAEL & MEG CAFFERKEY815 MAPLE AVENUEBURLINGAME, CA 94010
PROJECT
LOCATION
AREA CALCULATIONS (SQ. FT.)
EXISTING LOT: 6,000
EXISTING MAIN LEVEL LIVING AREA: 1,390
EXISTING COVERED PORCH: 39
EXISTING DETACHED GARAGE (DEMO): 426
EXISTING REAR STEPS (DEMO): 23
1 1/8"=1'-0"
EXISTING SITE PLAN
2 NO SCALE
VICINITY MAP N
SITE LEGEND
EXISTING STRUCTURE
PROPERTY BOUNDARY
N120.0'120.0'50.0'
50.0'
CORNER ELEV.97.69'
PER SURVEYOR
(E) SIDEWAL
K
MAPLE AVEN
U
E
(E) 3' WIDE P
L
A
N
T
I
N
G
S
T
R
I
P
CORNER ELEV.97.53'
PER SURVEYOR
CORNER ELEV.96.28'
PER SURVEYOR
CORNER ELEV.95.82'
PER SURVEYOR
2.5'
(E) CONC.
WALK
TOP OF CURB 97.61'
PER SURVEYOR
TOP OF CURB97.49'
PER SURVEYOR
#817
MAPLE
#801
MAPLE
EXISTING
SINGLE-STORY
RESIDENCE
FIRST FLR. F.F. = 99.46'
1.6'2.3'
25.5'17.0'
0.5' (CANT.)
22.1'20.4'
46.0'
15.3'
19.5'
16.1'
1.4'
2.1'
2.7'
4.1'
WOOD
STAIRS
4.1'
17.5'
(E) CONC.
DRIVE
EXISTING
ONE-CAR
DETACHED
GARAGE
(DEMO)
IF THIS DRAWING IS NOT PRINTED ON A 24"x36" SHEET, IT IS NOT TO SCALE
DATE ISSUE
PROJECT #
SHEET NUMBER
SHEET SIZE: 24" x 36"BYREV.OWNER:A0.1CAFFERKEY RESIDENCENEW SECOND-STORY ADDITION& DETACHED GARAGE815 MAPLE AVENUEBURLINGAME, CA 94010EXISTINGSITE PLAN04.06.18 PRE-APPLICATION
REVIEW PMMICHAEL & MEG CAFFERKEY815 MAPLE AVENUEBURLINGAME, CA 94010
1/8"=1'-0"
LANDSCAPE PLAN
EXISTING CITY-OWNED
STREET TREE
1 N(N) ARTIFICIAL
TURF
(NO INFILL)
(E) GRASS
(E) DIRT(E) DIRTMAPLE AVEN
U
E
X X
XX(E)(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(N)(N)(N)
(N)
(N)
(N)
(N)
(N)
(E)
(E)
(N)
(N)
(N)
(N)
(N)
LANDSCAPE LEGEND
EXISTING 36" MAPLE TREE (1)
EXISTING 16" BLACK MAPLE TREE (1)
EXISTING 8" LEMON TREE (1)
EXISTING 8" PINE TREE (1)
EXISTING 8" ASH TREE (2)
LANDSCAPE SHRUB (23)
GENERAL NOTES
1.EXISTING LANDSCAPING IN FRONT IS CURRENTLY WATERED BY
AN AUTOMATIC SPRINKLER SYSTEM. LANDSCAPING AT REAR
YARD SHALL CONSIST OF HAND-WATERING & NATURAL
WATERING.
2.ALL EXISTING LANDSCAPING TO REMAIN.
IF THIS DRAWING IS NOT PRINTED ON A 24"x36" SHEET, IT IS NOT TO SCALE
DATE ISSUE
PROJECT #
SHEET NUMBER
SHEET SIZE: 24" x 36"BYREV.OWNER:L1CAFFERKEY RESIDENCENEW SECOND-STORY ADDITION& DETACHED GARAGE815 MAPLE AVENUEBURLINGAME, CA 94010EXISTINGLANDSCAPE PLAN04.06.18 PRE-APPLICATION
REVIEW PMMICHAEL & MEG CAFFERKEY815 MAPLE AVENUEBURLINGAME, CA 94010
~(N) MASTER
BDRM.
W.I.C.
(N)
BDRM. 2
(N)
BATH
CL.
(N)
BDRM. 3 CL.(N)
HALL
12:12
(N)
LAUND.
(N) ATTIC
DW
1 1/4"=1'-0"
NEW ROOF PLAN N(N)
PLAY AREA
12:12
LIN.
(N)
MASTER
BATH
12
6
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
14" SOLATUBE
3"
2"
A2.1
3
A2.1
3
SIM.
2"
A2.1
4
AT GABLE
A2.1
A
A2.1
B ~A2.1
A
A2.1
C
12
4
12
4
12
6
12
12
12
5
12
5
2"12:1214'-73
4"
10'-43
4"12'-634"12'-514"14'-73
4"13'-1"2 1/4"=1'-0"
REMODELED UTILITY ROOM
UP
(N) CRAWL ACCESS32"x18"N6'-314"12'-0"5'-834"12'-2"
UTIL.
ROOM
HIGH/LOW
STRAPS TO WALL
WH
FAU
HIGH/LOW
STRAPS TO WALL
(E) COMBUSTION AIR
(VENTED THRU ROOF)
(N) HATCH TO
BE LARGE ENOUGH
TO REPLACE MECH.
EQP. IF NECESSARY
PER
ROOF
PLAN
3 NO SCALE
EAVE DETAIL - 1-HOUR RATED (GA RC-2602)
30 LB. FELT PAPER
PLYWOOD REF. STRUCT. PLANS
4" GUTTER
EXT. WALL STUD
TOP PLATE
ROOF FRAMING
BAFFLE BOARD
1x FASCIA
COMP. SHINGLE
PER PLAN
REF. STRUCT. PLANS
15 LB. FELT w/ 17 ga. METAL NETTING
BUILDING PAPER (2 LAYERS GRADE 'D')
7/8" STUCCO (3-COAT)
SPAN-RATED SHEATHING
(2) LAYERS 5/8" TYPE 'X' GYP BD.
*NOTE: NO OPENINGS ALLOWED IN PROTECTED EAVE.
4 NO SCALE UL U305
RATED WALL - 1 HR.
PLYWOOD
PER STRUCT.
1-LAYER 5/8"
TYPE 'X' GYP.
1-LAYER 5/8"
TYPE 'X' GYP.
C 1/4"=1'-0"
BUILDING SECTION 'C'
D
EC
L
I
N
I
NG
H
T
.
E
N
V
.
3'-4"
7'-6"
4'-2"
(N)
BATH
(N)
HALL
B 1/4"=1'-0"
BUILDING SECTION 'B'
8'-11
8"
(N) 12" FLR. JST.
D
EC
L
I
N
I
NG
H
T
.
E
N
V
.
CL.(N)
BDRM. 2
(N)
ATTIC
A 1/4"=1'-0"
BUILDING SECTION 'A'
EXISTING
2x8 FLR. JST.
NEW FLR. JST.,
REF. STRUCT.
NEW DECK JST.,
REF. STRUCT.
(E) FIRST FLR.0'-0"
(E) FIRST FLR. PL.8'-5"
(N) SECOND FLR.9'-5 5/8"
(N) SECOND FLR. PL.17'-6 3/4"8'-118"8'-5"(N) ROOF
FRM'G.
(N) 12" FLR. JST.
EXISTING
2x8 FLR. JST.
(N) 2x4
WALL STUD
(N) 2x4
WALL STUD
(N) 2x4
WALL STUD
(N) ROOF
FRM'G.
(E) UTIL. RM. PL.(-)0'-8"
(E) UTIL. RM. FLR.(-)7'-4"6'-8"(N)
ATTIC
CL.
(E) UTIL.
ROOM
(E) CRAWL SPACE (N) CRAWL
(N)
BDRM. 3
(E) DINING
ROOM
(E) LIVING
ROOM (N) KITCHEN
(N)
BATH
(N)
MASTER
BATH
(N)
W.I.C.
IF THIS DRAWING IS NOT PRINTED ON A 24"x36" SHEET, IT IS NOT TO SCALE
DATE ISSUE
PROJECT #
SHEET NUMBER
SHEET SIZE: 24" x 36"BYREV.OWNER:A2.1CAFFERKEY RESIDENCENEW SECOND-STORY ADDITION& DETACHED GARAGE815 MAPLE AVENUEBURLINGAME, CA 94010NEWROOF & UTIL. ROOM PLANSAND DETAILS04.06.18 PRE-APPLICATION
REVIEW PMMICHAEL & MEG CAFFERKEY815 MAPLE AVENUEBURLINGAME, CA 94010
PROJECT LOCATION
401 Occidental Avenue
Item No. 8b
Regular Action Item
City of Burlingame
Design Review and Special Permit
Address: 401 Occidental Avenue Meeting Date: April 23, 2018
Request: Application for Design Review for a first floor addition to an existing single family dwelling and
Special Permit for a new attached two-car garage.
Applicant and Designer: Robert Boles, Beausoleil Architects APN: 028-282-070
Property Owners: Jeremy and Margret Werner TR Lot Area: 11,713.6 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. 2 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 December 27,
2017. 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 is 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.
Project Description: The existing two-story house with a detached one-car garage and shed contains 4,143 SF
(0.35 FAR) of floor area and has five bedrooms. The proposed project includes a first floor addition and new
attached two-car garage at the right side of the house and a new arbor at the rear, left side of the house. The
existing detached one-car garage and shed located at the right, rear corner of the lot would be demolished and
replaced with landscaping, including shrubs, synthetic turf, five 24-inch box trees and one 36-inch box tree. New
landscaping is proposed throughout the site (see Landscape Plans, sheets L1.0-L1.4).
The proposed project would increase the total floor area to 4,844 SF (0.41 FAR), where 4,848 SF (0.41 FAR) is
the maximum allowed. The calculated floor area includes 276 SF of areas within the garage and mudroom with a
ceiling height greater than 12’-0”.
The existing house has five bedrooms and with the addition, the number of bedrooms on site will not change.
Staff notes that the study/art room on the first floor qualifies as a bedroom since it is at least 70 SF in area. The
existing detached one-car garage will be demolished and replaced with a new, attached two-car garage (10’-9” x
20’-6” clear interior dimensions) towards the front of the lot. One uncovered parking space (9’ x 20’) is provided
in the driveway. All other Zoning Code requirements have been met.
Item No. 8b
Regular Action Item
Design Review and Special Permit 401 Occidental Avenue
-2-
The applicant is requesting the following applications:
Design Review for a first floor addition to an existing single family dwelling and a new attached two-car
garage (C.S. 25.57.010 (a) (6)); and
Special Permit for an attached two-car garage (C.S. 25.26.035 (a)).
401 Occidental Avenue
Lot Area: 11,713.6 SF Plans date stamped: March 6, 2018
EXISTING PROPOSED ALLOWED/REQ'D
SETBACKS
Front (1st flr):
(2nd flr):
Attached Garage:
17'-0" to porch
23’-6”
n/a
no change
no change
25’-0” (two single-wide
doors)
15'-0" or block average
20'-0"
25’-0” (two single-wide
doors)
Side (left):
(right):
9'-0"
32'-6"
9’-6” to arbor
7’-0” to garage
7'-0"
7'-0"
Rear (1st flr):
(2nd flr):
72'-6"
87’-0”
58'-6"
n/a
15'-0"
20'-0"
Lot Coverage: 2715 SF
23.1%
3250 SF
27.7%
4685 SF
40%
FAR: 4143 SF
0.35 FAR
4844 SF
0.41 FAR
4848 SF ¹
0.41 FAR
# of bedrooms: 5 no change ---
Off-Street Parking: 1 covered
(10’ x 20’)
1 uncovered
(9' x 20')
2 covered
(20' x 20')
1 uncovered
(9' x 20')
2 covered
(20' x 20')
1 uncovered
(9' x 20')
Height: 28'-1" 19'-5" 30’-0”
DH Envelope: complies complies CS 25.26.075
¹ (0.32 x 11,713.6 SF) + 1100 SF = 4,848 SF (0.41 FAR)
Staff Comments: All project review comments from City divisions have been addressed.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on April 9, 2018,
the Commission had no suggestions regarding the project and voted to place this item on the regular action
calendar (see attached April 9, 2018 Planning Commission Minutes).
Design Review and Special Permit 401 Occidental Avenue
-3-
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 gable roofs, composition shingle roofing, proportional plate heights, fiber cement horizontal siding,
aluminum clad wood doors, and painted carriage style garage doors) 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.
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.
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 front and side setback requirements and will
replace an existing detached garage/shed which is nonconforming in length (exceeds 28’-0” in length);
that the attached two-car garage contains two single-wide doors, is set back 2’-9” from the front of the
house and 25-0” from the front property line, contains a window above the garage door and a gable roof
with wood eave brackets to break up the massing, and therefore is not the dominant feature along the
front façade;
that the attached garage contains gabled and hipped roofs to match and tie into the existing house, is set
back 7’-0” from the side property line, and replaces an existing detached garage/shed located 2’-11” from
the side property line, and therefore will not have a negative impact on the adjacent property;
Design Review and Special Permit 401 Occidental Avenue
-4-
that the existing 8-inch diameter birch tree to be removed for construction of the attached garage will be
replaced with six, 24-inch box trees in the front yard and five, 24-inch box trees and one, 36-inch box tree
in the rear yard.
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
March 6, 2018, sheets A0 through A3.3 and L1.0 through L1.4;
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;
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;
Design Review and Special Permit 401 Occidental Avenue
-5-
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; and
12. 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. Robert Boles, Beausoleil Architects, applicant and designer
Jeremy and Margret Werner TR, property owners
Attachments:
April 9, 2018 Planning Commission Minutes
Application to the Planning Commission
Letter of Explanation, dated January 14, 2018
Special Permit Application
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing – Mailed April 13, 2018
Aerial Photo
Separate Attachments:
Historical Resource Evaluation prepared by Page & Turnbull, Inc., dated December 27, 2017
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM Council ChambersMonday, April 9, 2018
d.401 Occidental Avenue, zoned R -1 - Application for Design Review for a first floor
addition to an existing single family dwelling and Special Permit for a new attached
two-car garage (Robert Boles, Beausoleil Architects, applicant and architect; Jeremy and
Margret Werner TR, property owners) (71 noticed) Staff Contact: Ruben Hurin
(CONTINUED FROM 3/26/18 PLANNING COMMISSION MEETING)
401 Occidental Ave - Staff Report
401 Occidental Ave - Attachments
401 Occidental Ave - Historic Resource Evaluation
401 Occidental Ave - Plans - 03.26.18
Attachments:
All Commissioners had visited the project site. There were no ex-parte communications to report.
Senior Planner Hurin provided an overview of the staff report.
There were no questions of staff.
Vice Chair Gaul opened the public hearing.
Robert Boles, Beausoleil Architects, represented the applicant.
Commission Questions/Comments:
>What will serve as powder room for the pool? (Boles: Powder room in the mud room.)
>What is purpose for the large doors coming from the back of the garage on the West Elevation?
(Boles: Owner is a maker person, has lots of hobbies, wants garage that can be used as a workshop.)
>Is the exterior door into the water heater space really going to be as tall as shown? (Boles: Yes,
space will have a water heater on the top level and other equipment on the lower level, is a split level
mechanical room.)
>Landscape plan shows a new 7 foot tall fence along the right hand side of the property, have your
clients had a chance to talk to the neighbors about rebuilding that fence? (Boles: Yes, have discussed
the fence with them.)
>Are people confident they can pull in an out of the garage at an odd angle? Suggest testing it to
make sure cars will be able to park in the garage. (Boles: Yes, believe they can. A pull -out area in is
provided adjacent to the garage which will help pulling out.)
Public Comments:
There were no public comments.
Vice Chair Gaul closed the public hearing.
Commission Discussion:
Page 1City of Burlingame Printed on 4/17/2018
April 9, 2018Planning Commission Meeting Minutes
>Nice job...will be interesting to build.
>Applicant understands the questions that have been raised, none of which seem problematic.
Commissioner Gaul made a motion, seconded by Commissioner Terrones, to place the item on
the Regular Action Calendar. The motion carried by the following vote:
Aye:Sargent, Loftis, Kelly, Gaul, and Terrones5 -
Absent:Comaroto, and Gum2 -
Page 2City of Burlingame Printed on 4/17/2018
Secretary
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW
AND SPECIAL 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 Design
Review for a first floor addition to an existing single family dwelling and Special Permit for a new
attached two-car garage at 401 Occidental Avenue, Zoned R-1, Jeremy and Margret Werner TR,
property owners, APN: 028-282-070;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on April
23, 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 (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 Special Permit are approved subject to the conditions set forth in
Exhibit “A” attached hereto. Findings for such Design Review and Special 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 23rd day of April, 2018 by the following vote:
EXHIBIT “A”
Conditions of Approval for Categorical Exemption, Design Review and Special Permit.
401 Occidental Avenue
Effective May 3, 2018
1. that the project shall be built as shown on the plans submitted to the Planning Division date
stamped March 6, 2018, sheets A0 through A3.3 and L1.0 through L1.4;
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;
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;
EXHIBIT “A”
Conditions of Approval for Categorical Exemption, Design Review and Special Permit.
401 Occidental Avenue
Effective May 3, 2018
Page 2
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; and
12. 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.
401 Occidental Avenue (R-1)
DPR 523L
State of California The Resources Agency Primary #______________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI #__________________________________________________
PRIMARY RECORD Trinomial______________________________________________
NRHP Status Code __6Z________________________________
Other Listings_____________________________________________________________________
Review Code________ Reviewer________________________ Date_______________
Page _1_ of _15_ Resource name(s) or number(assigned by recorder) 401 Occidental Avenue
P1. Other Identifier:
*P2. Location: Not for Publication Unrestricted *a. County San Mateo
*b. USGS 7.5’ Quad San Mateo, Calif. Date 1999
*c. Address 401 Occidental Avenue City Burlingame Zip 94010
*e. Other Locational Data: Assessor’s Parcel Number 028-282-070
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.)
401 Occidental Avenue is a one-and-one-half-story residence located on the west side of Occidental Avenue at the intersection of
Occidental Avenue and Chapin Avenue in the Burlingame Park neighborhood. Research did not uncover an original building
permit, and the original architect and builder are unknown. The subject lot is irregular in shape; the building has a dog-leg plan. A
building permit from 1968 appears to detail alterations to the building: the northeast corner of the building was filled in, two single-
story masses were removed from the rear façade, and an adjacent bathhouse was constructed. In 1983, a pool was added behind
the residence. At an unknown date, a detached garage was constructed along the northern property line. The residence, adjacent
bathhouse and detached garage feature wood-frame construction. The foundation of the building is faced in brick, while the
foundation of the north addition is concrete. The residence has been re-clad in asbestos siding. All windows are wood-sash within
wood molded surrounds or frames. The primary façade features two rounded bays and a central entrance porch. 401 Occidental
Avenue is capped with a side-gabled roof and features two front-gabled dormers and one shed-roofed dormer at the primary (east)
facade. The building features one chimneystack and one chimney vent visible at the primary façade. The shingled roof features
overhanging eaves with exposed rafters, which are most prominent at the north and south facades.
(See continuation sheet)
*P3b. Resource Attributes: (list attributes and codes) HP2: Single Family Residence
*P4. Resources Present: Building Structure Object Site District Element of District Other
P5b. Photo: (view and date)
View of the primary (northeast)
façade, January 27, 2017.
*P6. Date Constructed/Age and
Sources: historic
ca. 1912-13 (city directory data and
water tap record)
*P7. Owner and Address:
Margret Werner, 401 Occidental
Avenue, Burlingame, CA 94010.
*P8. Recorded by:
Page & Turnbull, Inc.
417 Montgomery Street, 8th Floor
San Francisco, CA 94104
*P9. Date Recorded:
12/27/2017
*P10. Survey Type:
Intensive
*P11. Report Citation: (Cite survey
report and other sources, or enter “none”)
None
*Attachments: None Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record
Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record
Artifact Record Photograph Record Other (list)
DPR 523A (1/95) *Required information
P5a. Photo
State of California The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 2 of 15 Resource Name or # (Assigned by recorder) 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
*P3a. Description: (continued)
The primary façade of 401 Occidental Avenue generally faces east (Figure 1 – 7). The south (left) portion of the façade faces
southeast toward Chapin Avenue, while the central and north (right) portions of the façade face northeast toward Occidental
Avenue. The left portion of the primary façade features a pairing of single-hung windows with leaded 12-lite upper sashes. The
windows are set within a projecting square bay with a molded wood surround and cornice. Above the eave, the left side of the
primary façade also contains a chimneystack clad in stucco scored to mimic stone.
The central portion of the primary façade features the primary entrance flanked by two round bay windows. The left (south) bay
window consists of five faces and the right (north) bay window consists of four faces. Each bay face consists of one single-hung
window with a leaded 12-lite upper sash. The bays are set within a molded wood surround with cornice. The bays are capped by
parapet walls. Above the first-story bay windows are two gable-roofed dormers, with wood brackets supporting the ends of the
soffits. Each dormer contains one two-lite casement window.
The primary entrance is located between the two bay windows. The primary entrance vestibule is recessed behind the porch and
contains a glazed door in a wood frame. The door is flanked by two leaded, 12-lite sidelights. Accessed via six steps, an elevated
brick porch projects in front of the entrance. The rear porch wall features four pilasters and two fixed, leaded, six-lite windows. The
porch roof extends the slope of the primary roof, and its front edge is supported by four slender Doric columns. Above the primary
entrance is a shed-roofed dormer situated between the two gable-roofed dormers. The shed-roofed dormer contains two pairings
of 2-lite casement windows.
The right portion of the primary façade contains a pairing of windows within a square bay that is identical to that at the left end of
the façade. Because the northeast corner of the building is an addition, a concrete foundation is visible (rather than the brick-faced
foundation visible at the left and central portions).
Figure 1. Left (south) portion of primary facade.
Figure 2. Detail of window and brick foundation.
State of California The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 3 of 15 Resource Name or # (Assigned by recorder) 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
Figure 3. Detail of bay window.
Figure 4. Primary entrance porch and vestibule.
Figure 5. Detail of primary entrance porch.
Figure 6. Detail of primary entrance vestibule.
Figure 7. Right (north) portion of façade (with exposed
concrete foundation).
State of California The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 4 of 15 Resource Name or # (Assigned by recorder) 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
The north façade of the subject building (Figure 8 – 9) contains one partially glazed, 12-lite wood door, atop a landing accessed
via six wood steps. A low wood railing and a low wood wall flank the steps. Left of the door, at ground-level, is a wood and mesh
vent. Within the gable peak is a pair of single-hung windows with eight-lite upper sashes. To their right is one fixed, four-lite
window. The gabled roofline features exposed brackets that slightly project beyond the bargeboard gable trim. A one-story
bathhouse projects from the north façade (discussed below).
Figure 8. North façade.
Figure 9. Detail of bargeboard and bracket at gable roofline.
The rear (west) façade can be divided into a left (north) portion and a right (south) portion (Figure 10 – 15). A gable-roofed, wood-
clad bathhouse adjoins the main residence at the far left portion. The west façade of the bathhouse contains two panel doors. The
left portion of the main residence contains a pair of single-hung windows with eight-lite upper panes. To the right of the windows is
a rear entrance, accessed via five wood steps. The entrance projects from the main plane of the façade and is capped by a
pyramidal-shaped shingle roof. The partially glazed, 12-lite wood door is flanked by two four-lite sidelights. Above the rear entrance
is a shed-roofed dormer with two pairings of two-lite casement windows. The right, dogleg portion of the rear façade contains one
single-hung window with a six-lite upper sash. At the far right of the façade is a second rear entrance, accessed via five wood
steps, underneath a lower shed roof. The partially glazed twelve-lite door is flanked by two four-lite sidelights. A small metal lantern
and a wood and mesh vent (at ground level) is to the left of the door.
Figure 10. West façade. Figure 11. West façade of bathhouse.
State of California The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 5 of 15 Resource Name or # (Assigned by recorder) 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
Figure 12. Detail of window.
Figure 13. Projecting rear entrance and shed-roofed dormer.
Figure 14. Second rear entrance with lower shed
roof above.
Figure 15. Detail of lower shed roof.
At the south façade, the first story contains one small fixed window at center, flanked by single-hung windows. Within the gable
peak is one pair of single-hung windows with eight-lite upper sashes. The gabled roofline features exposed brackets (Figures 16-
17).
State of California The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 6 of 15 Resource Name or # (Assigned by recorder) 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
Figure 16. Corner of west and south façade. Figure 17. South façade.
The subject lot contains several landscape features and a detached garage (Figure 18 – Figure 23). Two brick piers topped with
metal lanterns flank a brick sidewalk leading to the building’s primary entrance on Occidental Avenue. The front yard contains
hedges and mixed plantings. A swinging wood gate at the south side of the property provides access to the rear yard. A wood
plank fence borders the majority of the south, west, and north portions of the lot. A mature tree is located in the rear yard, along
with a pool and concrete patio. The detached, wood-clad garage (northwest of the subject building) is accessed from Occidental
Avenue. The primary (east) façade of the garage features a roll-up door. The south façade of the garage contains one wood panel
door and one wood vent, and the rear (west) façade contains three fixed windows (2-lite). The north façade is not accessible from
the subject property. The east portion of the garage has a flat roof, the central portion has a gable roof and the west portion has a
shed roof.
Figure 18. Brick entrance piers and primary entrance.
Figure 19. Swinging wood gate leading to the (south) side and
rear yard.
State of California The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 7 of 15 Resource Name or # (Assigned by recorder) 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
Figure 20. Rear yard with pool and detached garage, looking north.
Figure 21. Rear yard, looking northwest.
Figure 22. Rear yard, looking south.
Figure 23. Driveway and detached garage,
looking west.
State of California The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 8 of 15 Resource Name or # (Assigned by recorder) 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
Figure 25. East façade of detached garage, looking west.
Figure 26. South façade of detached garage.
Figure 27. South and west facades of detached garage.
The primary façade of the residence faces Occidental Avenue and the intersection of Occidental Avenue and Chapin Avenue . The
property visible across the intersection is 344 Occidental Avenue, and the neighboring adjacent property to the north is 405
Occidental Avenue (Figure 28 – 29). The neighboring property to the south (1604 Chapin Avenue) is partially visible from the rear
yard (Figure 22).
Figure 28. 344 Occidental Avenue. Figure 29. 405 Occidental Avenue.
State of California The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 9 of 15 Resource Name or # (Assigned by recorder) 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
Figure 30. Current aerial of 401 Occidental Avenue (outlined in orange). North is up.
Source: Google Maps, 2017, edited by author.
DPR 523L
State of California The Resources Agency Primary #__________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI#______________________________________________
BUILDING, STRUCTURE, AND OBJECT RECORD
Page 7 of 15 *NRHP Status Code__6Z__________________
*Resource Name or # 401 Occidental Avenue
B1. Historic name: 401 Occidental Avenue and/or 1700 Chapin Avenue (1913 water tap record includes both addresses
B2. Common name: 401 Occidental Avenue
B3. Original Use: Single-Family Residence
B4. Present use: Single-Family Residence
*B5. Architectural Style: Eclectic Revival
*B6. Construction History: (Construction date, alterations, and date of alterations)
Based on city directory data from 1912, 401 Occidental Avenue is likely to have been constructed prior to 1912. The building is
known to have been connected to the municipal water system September 8, 1913, but likely had access to well water prior to 1913.
According to the earliest Sanborn Fire Insurance Co. map (1921), the subject building has since been filled in at the northeast
corner, and two single-story masses have been removed from the rear facade. The adjacent bathhouse and detached garage were
not depicted on the 1921 Sanborn map, nor the following 1949 Sanborn map. Unpermitted changes include the re-cladding of the
building with asbestos shingles and the addition of windows above the front bays. A permit from 1968 details “alterations to
dwelling and bath addition,” likely referencing the addition at the building’s northeast corner, the bathhouse addition, and the
removal of the rear masses. The following building permits are on file at the Burlingame Building Department:
Permit # Date Description
R72 6/12/1968 Alterations to dwelling and bath addition
R940 9/23/1969 Roof replacement
U-1717 4/8/1974 Termite repair
6449 7/28/1983 Swimming pool and solar
7102 10/25/1983 Pool deck and drainage
*B7. Moved? No Yes Unknown Date:
Original Location:_ ____________________________
*B8. Related Features: No
B9a. Architect: Architect unknown b. Builder: Builder unknown
*B10. Significance: Theme_Residential Architecture Area Burlingame Park___________________________
Period of Significance _ca. 1912-13 Property Type_Residential_________________Applicable Criteria_N/A
(Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity)
Historic Context:
City of Burlingame
The lands that would become the City of Burlingame were initially part of Rancho San Mateo, a Mexican-era land grant given to
Cayetano Arena by Governor Pio Pico in 1845. Over the next four decades, the lands passed through the hands of several
prominent San Francisco businessmen, including William Howard (purchased 1848) and William C. Ralston (purchased 1856). In
1866, Ralston sold over 1,000 acres to Anson Burlingame, the US Minister to China. Following Burlingame’s death in 1870, the
land reverted to Ralston and eventually to Ralston’s business
partner, William Sharon. Very little formal development occurred
during this period, with most of the land used for dairy and stock
farm operations.
In 1893, William Sharon’s trustee, Francis G. Newlands, proposed
the development of the Burlingame Country Club as an exclusive
semi-rustic destination for wealthy San Franciscans. A railroad
depot was constructed in 1894, concurrent with
small-scale subdivisions in the vicinity of Burlingame Avenue.
(See Continuation Sheet)
B11. Additional Resource Attributes: (List attributes and codes)
*B12. References: See Page 14
B13. Remarks:
*B14. Evaluator: Katherine Wallace, Page & Turnbull, Inc.
*Date of Evaluation: January 27, 2017
DPR 523B (1/95) *Required information
Source: San Mateo County Assessor’s Office, 2017. Property outlined in
orange. Modified by Page & Turnbull.
(This space reserved for official comments.)
State of California The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 11 of 17 Resource Name or # 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
B10. Significance (cont’d):
During this time, El Camino Real acted as a de facto dividing line between large country estates to the west and the small vi llage of
Burlingame to the east. The latter developed almost exclusively to serve the needs of the wealthy estate owners. Burlingame
began to develop in earnest with the arrival of an electric streetcar line between San Mateo and San Francisco in 1903. Howev er,
the 1906 Earthquake had a far more dramatic impact on the area. Hundreds of San Franciscans who had lost their homes began
relocating to Burlingame, which boomed with the construction of new residences and businesses. Over the next two years, the
village’s population grew from 200 to 1,000. In 1908, Burlingame incorporated as a city, and in 1910, annexed the north adjacent
town of Easton. The following year, the Burlingame Country Club area was also annexed to the City. By 1920, Burlingame’s
population had increased to 4,107.
Burlingame Park Neighborhood
The subject property was constructed in the Burlingame Park neighborhood, one of three subdivisions (including Burlingame
Heights and Glenwood Park) created from lands that were part of the San Mateo Rancho. William C. Ralston, having reacquired
the property following Burlingame’s death, began to develop plans for a residential park in this area as early as 1873. Initially,
Ralston hired William Hammond Hall to draw up a plan for an exclusive residential development to be called Burlingame Park.
Hall’s early plan was never realized, but work began on the residential development in the 1890s under Francis Newlands.
Newlands commissioned Hall’s cousin, Richard Pindell Hammond, Jr., to draw up a new plan for the subdivision. The plan
“centered on a communal country club and featured winding tree-lined roads, ample lots, and polo fields for the residents.”1 The
land was subdivided and the streets were laid out in May 1905 by Davenport Bromfield and Antoine Borel. The residential
neighborhood is located in close proximity to the Burlingame Country Club and the neighborhood was officially annexed to the City
of Burlingame in 1911.2
Burlingame Park, Burlingame Heights, and Glenwood Park were the earliest planned residential developments in Burlingame and
were subsequently followed by Burlingame Terrace, Burlingame Grove, Burlingame Villa Park, and Easton. Burlingame Park is
bounded by County Road to the north; Burlingame Park, Crescent, and Barroilhet avenues to the east; Pepper Avenue to the
south; and Bellevue Avenue to the west. Sanborn Fire Insurance Company maps indicate that Burlingame Park developed over a
period of about 50 years. Modest residences were constructed within the subdivision in the early years. The town of Burlingame
experienced a residential building boom in the early 1920s and most the residences within the neighborhood were constructed in
the 1920s and 1930s. Thus, 401 Occidental was among the earlier properties to be constructed in the neighborhood. Today, the
neighborhood represents the progressive development of the subdivision from the time it was first laid out in 1905, through the
early twentieth century building boom, to the present day. In terms of architecture, most of the homes in the neighborhood are
some variation of Craftsman or various revival styles (often altered).
401 Occidental Avenue
Research did not uncover an original building permit for the subject property, and the original architect and /or builder are unknown.
401 Occidental Avenue was connected to the municipal water system in September 1913, though the building was likely completed
earlier with access to well water (Figure 31). City directory data indicates the building was occupied in 1912 by Henry P. West (no
earlier city directories are available). The earliest Sanborn Map of the property dates from 1921 and shows a one-story wing at the
north façade (Figure 32). The subject property is also depicted on the 1949 Sanborn map (Figure 33). The building was originally
constructed with a slightly different plan-ending after the north projecting round bay-that was later expanded in 1968 with an
addition.
The earliest historic photograph (a real estate listing) dates from June 8, 1976. The home is described as “Burlingame’s most
distinguished residence, west of El Camino” (Figure 34). The photograph shows that the gable-roofed dormers of the primary
façade did not feature windows. A second historic photograph (undated) similarly highlights the lack of windows within the gable-
roofed dormers (Figure 35). The property is also shown with many mature trees, bushes and hedges that partially obscure the
primary façade. No other historic photographs were found of other façades, bathhouse or garage.
Owner and Occupant History
Research has identified Henry P. West as the likely original owner of 401 Occidental Avenue. The 1912 Burlingame City Directory
lists Henry P. West as a resident of Occidental Avenue (address unspecified). The next available directory from 1918 lists Henry P.
West residing at 401 Occidental Avenue. Research did not uncover additional information about Henry West. Subsequent owners
and occupants typically lived at the subject property for a relatively short period of time--at times as briefly as one year. The
following table outlines the ownership and occupancy history of 401 Occidental Avenue, compiled from Burlingame city directories,
San Mateo County Assessor records, obituaries, Ancestry.com, and other available resources:
1 Gray Brechin, Imperial San Francisco (Berkeley, CA: University of California Press, 1999), 94.
2 Diane Condon-Wirgler, “Burlingame Park, Burlingame Heights, Glenwood Park,” (Burlingame, CA: Burlingame Historical Society, ca. 2004).
State of California The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 12 of 17 Resource Name or # 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
Years of Ownership Name(s) of Owners (known owners in bold) and Tenants Occupation
At least 1912 - 1918 Henry P. West Retired
1920 E. P. West
1924-25 Omar W. Stoner and his wife, Hattie J. Stoner Traveling Salesman/Clay products
1926 W.O. Callaway
1927 D.E. Lyon
1928 Jackson Brandt
1929 J.A. Boland
1930-36 C.L. Duncan and his wife, Geraldine Duncan Oil Broker
1937 R. Bruce Carter and his wife, Aileen Carter Insurance Broker
1938- 47 Keith Dalton and his wife, Claire Insurance Adjuster
1947-48 Jos De Narie and his wife, Marie De Narie Photog. Exam.
1948-49 W.E. Hockey
1949-51 W.E. Hockey
1952- 74 George Marr and his wife, Dorris E. Marr City Engineer for Burlingame
1975-76, 1980, 1985, 1991 No return
3/24/2016 Jeremy Werner and Margret Werner
Evaluation (Significance):
The property at 401 Occidental Avenue is not currently listed in the National Register of Historic Places (National Register) or the
California Register of Historical Resources (California Register). The building does not appear in the California Historical
Resources Information System (CHRIS) as of 2012, indicating that no record of previous survey or evaluation is on file with the
California Office of Historic Preservation (OHP). The City of Burlingame does not currently have a register of historic properties
beyond the Downtown Specific Plan area, and therefore the property is not listed locally.
401 Occidental Avenue does not appear to be individually eligible for listing in the California Register under Criterion 1 (Events) for
its association with any events that have made a significant contribution to the broad patterns of local or regional history, or the
cultural heritage of California or the United States. Constructed ca. 1912-13 (possibly earlier, though no records exist) the house
does express contextual significance as a single-family residence associated with the development of the Burlingame Park
subdivision, but it would best convey this significance as a contributing resource within a historic district. Such a distric t evaluation
is outside the scope of this report. The property, therefore, does not rise to the level of significance necessary to be individually
eligible for register inclusion under Criterion 1.Therefore, the property does not appear to be eligible for listing under Criterion 1.
401 Occidental Avenue does not appear to be individually eligible for listing in the California Register under Criterion 2 (Persons).
Research does not indicate that any other former owners and occupants rose to a level of significance at the local, state, or
national level such that the property would be individually eligible for listing under Criterion 2.
401 Occidental Avenue does not appear to be individually eligible for listing in the California Register under Criterion 3
(Architecture) as a building that embodies the distinctive characteristics of a type, period, or method of construction. Though the
main portions of the house are original from at least 1921, the original (ca. 1912-13) design is unknown. Two single-story rear
additions were demolished, and an addition was constructed to extend the building (likely in 1968). The building has been re-clad
with asbestos shingles and new window openings have been added. Research did not uncover an original building permit, and the
original architect and builder are unknown. The building cannot be said to be the work of a master at this time. Additionally, the
building is not a particularly strong representation of an architectural style. Therefore, the property does not appear eligible for
listing to the California Register under Criterion 3.
This property was not assessed for its potential to yield information important in prehistory or history, per National Register and
California Register Criterion D/4 (Information Potential). This Criterion is typically reserved for archeological resources. The
analysis of the house at 401 Occidental Avenue for eligibility under California Register Criterion 4 (Information Potential) is beyond
the scope of this report.
Conclusion
The residence at 401 Occidental Avenue was constructed ca. 1912-13 (possibly earlier, though no records exist) within the
Burlingame Park neighborhood, which was annexed in 1911. The side-gable roofed residence is dog-leg in plan. The central and
south portions of the house are original, while the northeast additions and bathhouse were added in 1968. The garage was added
at an unknown date. The building has been re-clad in asbestos shingles, and new window openings have been added to the front
dormers. The building is not a strong representation of an architectural style. No significant events are associated with the property,
nor do any owners or occupants appear to be have contributed to history in a significant way. As such, the California Historical
State of California The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 13 of 17 Resource Name or # 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
Resource Status Code (CHRSC) of “6Z” has been assigned to the property, meaning that it was “found ineligible for the California
Register as an individual property through survey evaluation.”3
The conclusion does not address whether the building would qualify as a contributor to a potential historic district. A curso ry
inspection of the surrounding area reveals a high concentration of early twentieth -century residences that warrant further study.
Additional research and evaluation of Burlingame Park as a whole would need to be done to verify the neighborhood’s eligibili ty as
a historic district.
3 California State Office of Historic Preservation Department of Parks and Recreation, Technical Assistance Bulletin #8: User’s Guide to the
California Historical Resource Status Codes & Historical Resource Inventory Directory, Sacramento, November 2004.
State of California The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 14 of 17 Resource Name or # 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
*B12. References:
Ancestry.com
Brechin, Gray. Imperial San Francisco. Berkeley, CA: University of California Press, 1999.
Building Permit Records, 401 Occidental Avenue, Burlingame, CA
Burlingame City Directories.
California State Office of Historic Preservation Department of Parks and Recreation, Technical Assistance Bulletin #8: User’s
Guide to the California Historical Resource Status Codes & Historical Resource Inventory Directory, Sacramento, November
2004.
Carey & Company. “Draft Inventory of Historic Resources: Burlingame Downtown Specific Plan.” February 19, 2008.
Condon-Wirgler, Diane. “Burlingame Park, Burlingame Heights, Glenwood Park.” Burlingame, CA: Burlingame Historical Society,
ca. 2004.
Diane Condon-Wirgler, “Burlingame Park, Burlingame Heights, Glenwood Park,” (Burlingame, CA: Burlingame Historical Society,
ca. 2004).
Garrison, Joanne. Burlingame: Centennial 1908-2008. Burlingame, CA: Burlingame Historical Society, 2007.
Gray Brechin, Imperial San Francisco (Berkeley, CA: University of California Press, 1999), 94.
McAlester, Virginia & Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 2003.
“Preliminary Historic Resources Inventory: City of Burlingame.” July 26, 1982.
San Mateo County Assessor Grantor-Grantee Index.
Sanborn Fire Insurance Company maps: (dated 1921 and 1921-1949).
Water Tap Record. 401 Occidental Avenue, Lot 4, Block 14. September 8,1913.
State of California The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 15 of 17 Resource Name or # 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
Historic Maps and Drawings:
Figure 31. Water record card. Source: Burlingame Historical Society.
Figure 32. Sanborn Fire Insurance Co. Map (March 1921).
Property outlined in orange. Edited by author.
State of California The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 16 of 17 Resource Name or # 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
Figure 33. Sanborn Fire Insurance Co. Map (March 1921 – November 1949).
Property outlined in orange. Edited by author.
Figure 34. 401 Occidental Avenue, primary facade. Real estate listing (June 8, 1976).
Burlingame Historic Society.
State of California The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 17 of 17 Resource Name or # 401 Occidental Avenue
*Recorded by Page & Turnbull, Inc. *Date January 27, 2017 Continuation Update
DPR 523L
Figure 35. 401 Occidental Avenue, primary façade. Undated photograph.
Burlingame Historic Society.
L1.0Landscape Layout/Hardscape PlanWerner Residence401 OccidentalBurlingame, CAAPN: 028282070PO Box 7543
Menlo Park, CA 94026
Tel: 650.847.1252
jim@elements-landscape.com
Drawn 6/3/17
Rev 3/1/18
By: JGR
Scale: NOTED
LANDSCAPE LAYOUT/HARDSCAPE PLAN1
RESIDENCE
(E) COVERED
ENTRY AND STEPS
(N) GARAGE ADDITION
(SEE ARCH DRAWINGS)
(N) 24X24X48 STONE
COLUMNS FOR DW GATE
(SEE DETAIL 5/L1.0)
(N) 24X24X48 STONE
COLUMNS MEASURED FROM CURB HEIGHT
FOR ENTRY GATE
(SEE DETAIL 5/L1.0)
(N) CONCRETE PAVER
DRIVEWAY
GRASSPAVE II SUPPORT MATERIAL
WITH SOD TURNAROUND AREA
(SEE DETAIL 4/L1.2)
(N) LAUREL HEDGE
(N) 36X36 BLUESTONE STEP PADS
IN LAWN (TYP)
(N) SOD LAWN
(N) SOD LAWN
(N) SYNTHETIC TURF
(N) FLAGSTONE ON
CONCRETE ENTRY
WALK
(N) TREE TYP
REMODEL (E) POOL
WITH NEW PLASTER,
TILE AND COPING (UNDER
SEPARATE PERMIT)
(N) SCREENING TREES (TYP)
(N) RAISED PLANTER
18” ABOVE DECK LEVEL
(N) OUTDOOR KITCHEN/
SERVING COUNTER (SEE DETAIL 2/L1.0)
(N) IPE DECKING
(MAX 30” ABOVE GRADE;
SEE DETAIL 1/L1.4)(N) FLAGSTONE ON CONCRETE
PATIO SURFACE
(N) GRAVEL PATHWAY WITH
STEEL HEADERBOARD
(N) BARK MULCH
PLAY AREA
(N) 42” SLIDING DRIVEWAY
GATE TO MATCH FRONT FENCE
(SEE DETAIL 5/L1.0)
AC
6X6 ARBOR
POSTS
(N) POOL EQ
ENCLOSURE (SEE ARCH
DRAWINGS)
(N) RAILINGS TYP
OUTLINE OF OVERHEAD ARBOR
(N) GAS FIRE PIT (SEE DETAIL 3/L1.O)
DN
DN
DN
DN
DECK LANDINGS (TYP)
(N) CONCRETE PAVER SIDE YARD
6’ DOUBLE GATES
WITH POOL SAFE LATCH
AND SELF CLOSING HINGES
(SEE DETAIL 4/L1.0)
(N) 6’ FENCE AND GATE
(SEE DETAIL 4/L1.0)
(E) SIDEWALK
DN
(N) 42” CUSTOM FENCE MEASURED
FROM CURB HEIGHT (TYP)
(SEE DETAIL 5/L1.0)
DN
DN
O C C I D E N T A L A V E
C
H
A
P
I
N
A
V
E
NEIGHBORS PALM TREE
NEIGHBORS TREE
(SPP UNKNOWN)
(E) 10” MULTI BIRCH
(E) 12” BIRCH
(E) 24” LIQUIDAMBAR
(E) 36” REDWOOD
(E) 7’ FENCE TO REMAIN
PROPERTY LINE (TYP)
(E) AIR CONDITIONER35”OUTDOOR KITCHEN NOTES:
1. Granite counter top secured to Hardibacker underlayment
material screwed to framing
2. Provide two 8”x16” vents at ends of unit
3. Kingston Series Roll-Out Steel
Trash Bin/paper towel holder
4. Lynx 36-Inch All Infrared ProSear Built-In
Natural Gas BBQ Grill With Rotisserie L36ASR-NG
(69,000 BTU) set in Lynx Insulated Jacket For
36-Inch Gas Grill with Kingston Series 36 inch
Stainless Steel Access Door & Double Drawer
Combo underneath
5. Water proof/tamper proof GFI outlet for grill and
general use. Install per code with waterproof cover
6. (N) 3/4" gas supply line for grill. Connect with
3/4" flex line and accessible shut off valve
per code
7. Outdoor kitchen structure: 2x4 PT framed
construction on wood deck base with galvanized
screws/bolts. Skin will be horizontal siding to
match house.
1
22
4
33
4
3/4” LINE FROM GAS METER
6
5
7’-3”6’-8”
7
(N) DECK SURFACE
16”
3’-4”
7
4
FRONT VIEW SIDE VIEW
HOUSE WALL
OUTDOOR KITCHEN ELEVATION2 DIMENSIONS NOTED
3
1
FIRE PIT ELEVATION DETAIL3 DIMENSIONS NOTED
LEDGER STONE SURFACE
TO MATCH FRONT COLUMNS
DRAIN ROCK FILL
LAVA ROCK SURFACE
CFBH240NG CROSSFIRE
BRASS BURNER
(240000 BTU)
MANUAL GAS KEY14”8”
6’
-
8
”
7’-3”5’-0”3’
-
0
”
FENCE DETAIL4 DIMENSIONS NOTED
FRONT LOW FENCE/COLUMN DETAIL5 DIMENSIONS NOTED
2X6 REDWOOD CON
HEART B CAP
7’ MAX ABOVE GRADE AT PROPERTY LINE/6’ FOR INTERIOR FENCES8’ OC MAX
FG
1X8 REDWOOD CON
HEART B FENCE BOARDS
(OVERLAP 3/4”)
2X6 REDWOOD CON
HEART B
2X6 REDWOOD CON
HEART B
12” DIA X 24” CONCRETE
FOOTING (TYP)4’ MAX IN FRONT SETBACK12” REDWOOD JUMBO
GRID LATTICE PANEL
4X6 PTDF POSTS (TYP)
1X1 REDWOOD TRIM (TYP)
2X12 PTDF KICKBOARD
(N) 36X36 BLUESTONE STEP PADS
IN LAWN (TYP)
(N) 7’ MAX FENCE TO MATCH
EXISTING (SEE DETAIL 4/
L1.0)
(N) 4’ FENCE TO MATCH
EXISTING (SEE DETAIL 4/
L1.0)
(E) SYCAMORE
(E) SYCAMORE
6’ SINGLE GATE
WITH POOL SAFE LATCH
AND SELF CLOSING HINGES
(SEE DETAIL 4/L1.0)
*GATES TO HAVE POOL
SAFE LATCH AND SELF
CLOSING HNGES7’ MAX ABOVE GRADE AT PROPERTY LINE/6’ FOR INTERIOR FENCES8’ OC MAX
FG
1X8 REDWOOD CON
HEART B FENCE BOARDS
(OVERLAP 3/4”)
2X6 REDWOOD CON
HEART B
2X6 REDWOOD CON
HEART B
12” DIA X 24” CONCRETE
FOOTING (TYP)4’ MAX IN FRONT SETBACK4X6 PTDF POSTS (TYP)
1X1 REDWOOD TRIM (TYP)
2X12 PTDF KICKBOARD
FG
S
14” DIA X 24” CONCRETE
FOOTING (TYP)
30” X 18” CONCRETE
FOOTING (WITH #3 REBAR
CAGE (TYP)
LEDGER STONE SURFACE
2” BLUESTONE CAP
48” MAX16”X8” FILLED CMU BLOCK
WITH #3 REBAR42" MAX24”
GRID OF 3X3
AT 3” SPACING
2X6 KICKBOARD
2X6 CAP
1X1 TRIM
6X6 POST WITH
CHAMFER
BITUTHANE WATER-
PROOFING MATERIAL (TYP)2”2X6
* NOTE: ALL WOOD MATERIAL
TO BE CEDAR STK. ENTRY GATE
TO MATCH FENCE STYLE
1/2” X 6” LAG BOLTS W
CONCRETE ANCHORS
2” BLUESTONE CAP
IPE DECK SURFACE
(SEE DECK DETAILS)
STACKED HIGH HEAT FIRE BRICK
3” DIA DRAIN HOLE
(N) 1” GAS SUPPLY LINE
8” THICK CONCRETE BASE WITH
#3 REBAR AT 16” OC BW
5’-0”
FG
6” COMPACTED BASE ROCK
SCALE: 1” = 8’
(E) PLANTING TO REMAIN
0 8 16
N
TREE 2
TREE 3
TREE 4
TREE 5 TREE 6
TREE 7
SITE CALCULATIONS
TOTAL SITE AREA: 11,714 SF
NEW PROJECT
IMPERVIOUS
STRUCTURES (HOUSE AND GARAGE) 2564 SF
FRONT ENTRY WALK AND STEP PADS 225 SF
DRIVEWAY PAVERS: 510 SF
NORTH SIDE YARD PAVERS: 303 SF
FLAGSTONE POOL PATIO: 1006 SF
NEW SYNTHETIC TURF: 1110 SF
POOL/SPA: 501 SF
WOOD DECK AND STEPS: 615 SF
OUTDOOR KITCHEN SHELL: 42 SF
FIRE PIT: 30 SF
PERVIOUS
FRONT SOD LAWN: 476 SF
GRASSPAVE II SOD PARKING AREA: 122 SF
GRAVEL PATHWAY: 189 SF
PLAY AREA BARK MULCH: 498 SF
PLANTING AREAS: 2278 SF
NON PLANTED/NON IRRIGATED AREA: 1245 SF
TOTAL PROJECT AREA: 11,714 SF
PROPERTY LINE (TYP)1'-11"11”11”2'-2"73'-4" AVAILABLE STREET PARKING
9
NOTE: All doors and gates providing direct access
from the home to the swimming pool shall be
equipped with a selfclosing, self latching device with
a release mechanism no lower than 54" above the
floor PER 2016 CBC3109.4.4.2
REMOVAL AND REPLACEMENT
OF CURB CUT PER CITY DETAIL
15’
1
5
’
TRIANGLE OF VISIBILITY
L1.1Plan%ng/Hydrozone PlanWerner Residence401 OccidentalBurlingame, CAAPN: 028282070PO Box 7543
Menlo Park, CA 94026
Tel: 650.847.1252
jim@elements-landscape.com
Drawn 6/3/17
Rev 3/1/18
By: JGR
Scale: NOTED
PLANTING PLAN1WELO CALCULATIONS5
RESIDENCE (N) GARAGE ADDITION
(N) SOD LAWN
(N) SYNTHETIC TURF
AC
DN
DN
DN
DN
DN
DN
DN
O C C I D E N T A L A V E
C
H
A
P
I
N
A
V
E
0 8 16
N
SCALE: 1” = 8’
(N) SOD LAWN
OVER GRASSPAVE II
SUPPORT MATERIAL
(SEE DETAIL 4/L1.2)
(E) PLANTING TO REMAIN
1-36” BOX LI MULTI
5-24” BOX LI STD
11-24” BOX PC 8-1 GAL MP
2-5 GAL DV
29-1 GAL AR
(N) SOD LAWN
7-5 GAL HY
2-5 GAL DV10 - 1 GAL AR
46-1 GAL DR
5-1 GAL AR
26-1 GAL DR
1-24” BOX CL
1-15 GAL PB
3-15 GAL PB
8-1 GAL VE
9-5 GAL DV
6-5 GAL CS
BARK MULCH THIS AREA
34-1 GAL PE
13-1 GAL VB
16-1 GAL DN BARK MULCH THIS AREA
12-1 GAL AR
2-5 GAL AS
HERBS AND FLOWERS
PER OWNER
8
3/16” X 5” STEEL
HEADER (TYP) AT
SOD PERIMETER
1 2 4
6
3
4
7
HYDROZONE NUMBER (TYP)
(SEE LIST DETAIL 3/L1.1)
HYDROZONE OUTLINE (TYP)
(SEE LIST DETAIL3/L1.1)
5
PLANT LEGEND2
HYDROZONE LEGEND3
PLANTING LEGEND
NOTES/WATER USE
SYM QTY SIZE BOTANICAL NAME COMMON NAME SPECS CATEGORY
CI 2 24" BOX CITRUS DWARF IMPROVED MEYER LEMON STD M
CL 1 24" BOX CITRUS DWARF BEARSS LIME STD M
LI 1 36" BOX LAGERSTROEMIA INDICA CREPE MYRTLE 'TUSCARORA' MULTI L
LI 5 24" BOX LAGERSTROEMIA INDICA CREPE MYRTLE 'MUSKOGEE' STD L
PB 4 15 GAL PODOCARPUS ICEE BLUE ICEE BLUE PODOCARPUS M
PC 17 24" BOX PRUNUS CAROLINIANA 'COMPACTA'LAUREL CHERRY STD L
PL 23 15 GAL PRUNUS LAUROCERASUS ENGLISH LAUREL M
AS 19 5 GAL ASPARAGUS MEYERII MEYERS ASPARAGUS M
AR 84 1 GAL AJUGA REPTANS 'CATLINS GIANT'CARPET BUGLE M
CS 6 5 GAL COLEONEMA SUNSET GOLD COLEONEMA M
DN 16 1 GAL DIANELLA TASMANICA VARIEGATED VARIEGATED LILY TURF M
DR 96 1 GAL DIANELLA REVOLUTA LITTLE REV' FLAX LILY M
DV 15 5 GAL DIETES VEGETA VARIEGATED VARIEGATED FORTNIGHT LILY L
HY 19 5 GAL HYDRANGEA MICROPHYLLA HYDRANGEA WHITE M
MP 8 1 GAL MYOPORUM PARVIFOLIUM WHITE RACER L
PE 34 1 GAL PENSTEMON SPP PENSTEMON MIDNIGHT L
VE 54 1 GAL VERBENA CANADIENSIS PURPLE SPREADER VERBENA L
WF 12 5 GAL WOODWARDIA FIMBRIATA CHAIN FERN M
SOD BOLERO PLUS DWARF FESCUE
CALIFORNIA WATER EFFICIENT LANDSCAPE WORKSHEET
Project address: 401 Occidental Ave, Burlingame, CA
Reference Evapotranspiration (Eto)42.8 Project Type: Residential 0.55
Hydrozone
#/Planting
Description (a)
Plant
Factor
(PF)
Irrigation
Method (b)
Irrigation
Efficiency
(IE)c
ETAF
(PF/IE)
Irrigated
Landscape
Area (Sq Ft)
ETAF x Area Estimated
Total Water
Use
(ETWU)d
Regular Landscape Areas a Hydrozone #/Planting Description e.g.
#1 Front lawn west 0.7 Overhead 0.81 0.9 345 298 7912 1) Front lawn
#2 Front lawn east 0.7 Overhead 0.81 0.9 131 113 3004 2) low water use planting
#3 Parking area lawn 0.7 Overhead 0.81 0.9 122 105 2798 3) Medium water use planting
#4 Front fence line 0.4 Drip 0.75 0.5 540 288 7642 b Irrigation Method
#5 Front house wall 0.4 Drip 0.75 0.5 382 204 5406 1) Overhead Spray
#6 Front west corner 0.4 Drip 0.75 0.5 370 197 5236 2) Drip
#7 Rear deck area 0.4 Drip 0.75 0.5 426 227 6029 3) Bubblers
#8 Rear fence line 0.1 Drip 0.75 0.1 560 75 1981 c Irrigation Efficiency
1) 0.75 for Overhead Spray
2) 0.81 for Drip
d ETWU (Annual Gallons Required) =
Eto x 0.62 x ETAF x Area
Where 0.62 is a conversion factor to change acre-
inches/acre/year to gallons per sq ft/year
Totals 2876 1508 40009
Special Landscape Areas e MAWA (Annual Gallons Allowed) =
None 1 (Eto)(0.62)[(ETAF x LA)+(1-ETAF) x SLA)]
1 Where 0.62 is a conversion factor to change acre-
1 inches/acre/year to gallons/sq ft/year. LA is the total
1 regular landscape area in sq ft. SLA is the total special
Totals 0 0 0 landscape area in sq ft and ETAF is 0.55 for residential
ETWU Total:40009 areas and 0.45 for non-residential areas.
Maximum Allowed Water Allowance (MAWA)e 41923
ETAF Calculations MAWA:
Regular Landscape Areas All Landscape Areas Eto x .62 26.5 0.62 Conversion factor
Total ETAF x Area 1508 ETAF x Area 1508 Total Area x .55 1582 0.45 Non-residential
Total Area 2876 Total Area 2876 SLA 1 0.55 Residential
Avg ETAF 0.52 Avg ETAF 0.52 MAWA 41923 0.81 Drip IE
0.75 Overhead IE6'-0"5'-8"2'-3"2'-0"WIDTH VARIESV.I.T. CINCH-BELT STRAPS LOOPED
AROUND CENTRAL LEADER AND
SCREWED TO ROUND POST
LEAVE 1/2" PLAY TO ALLOW FOR
MOVEMENT
2" ROUND STAKES
PLACE STAKES TO OUTSIDE EDGE OF
ROOTBALL
FINISH GRADE
NATIVE SOIL BACKFILL
section detail: tree staking detail 3
PD-011"=1'-0"
STEEL WIRE - SEE PLAN
VINE: REMOVE STAKE AGAINST WALL
SET ROOT BALL 2" ABOVE FINISH
GRADE.
MULCH: 3" LAYER
PLANT PIT, 2 X CONTAINER WIDTH.
WATER BASIN, 3" HEIGHT.
FINISH GRADE.
BACKFILL.
SHOVELFUL DIESTEL STRUCTURED
COMPOST
NATIVE SOIL, SCARIFIED TO 3" MIN.
DEPTH.
ROOTBALL
vine on steel wire 2
PD-1Scale: N.T.S.4'-0"2" MIN10' ON CENTERMAXIMUM12 GAUGE BLACK VINYL - COATED
WELDED WIRE FENCING, SECURELY
ATTACH TO POST, TYP.
2" GALVANIZED METAL POST DRIVEN
INTO GROUND 2'-0"
FINISH GRADE
FIRM, NATIVE SOIL
section detail: tree protection fencing 1
PD-011"=1'-0"
UNDISTURBED NATIVE SOIL
2X CONTAINER DEPTH2X CONTAINERWIDTHCONTAINER STOCK
MULCH 3" DEPTH
FINISH GRADE
FIRM NATIVE SOIL
BACKFILL NATIVE SOIL MIXED
W/DIESTEL COMPOST
section detail: shrub planting 4
PD-01Scale: 3/4" = 1'-0"
This is a conceptual guideline and planting plan only, not intended to be complete for construction. This rendering is based on a site plan provided by the architect. Owner/Contractor is responsible for verifying measurements, easements, property boundaries, and the location of underground utilities, as well as obtaining permits if required, before construction. Owner is responsible for compliance with all
easements, setbacks, and permit inspection requirements. Designer's total aggregate liability to you or any third party for any act or omission, including breach of contract or negligence not amounting to a willful or intentional wrong, is limited to the amount of compensation to be paid pursuant to this project. This amount shall include all liability for attorney’s fees and expenses. No warranty or guarantee is
expressed or implied that the design will be free of errors, including but not limited to non-toxicity, suitability for a particular purpose, health of plants, or the ultimate ability to construct the design.DRAFT FOR COORDINATIONPURPOSES ONLY. NOT FORCONSTRUCTIONCopyright 2016
Contact information:
KELLY GREENWOOD
611 Industrial Ave #1
San Carlos, CA 94070
p. 888.862.5230
www.gda-llc.com
HYDRO IRRIGATION WATER USE SQUARE
ZONE TYPE LOCATION CATEGORY FOOTAGE
1 OVERHEAD FRONT LAWN WEST H 345
2 OVERHEAD FRONT LAWN EAST H 131
3 OVERHEAD PARKING AREA LAWN H 122
4 DRIP FRONT FENCE LINE M 540
5 DRIP FRONT HOUSE WALL M 382
6 DRIP FRONT WEST CORNER M 370
7 DRIP REAR DECK AREA M 426
8 DRIP REAR FENCE LINE L 560
TOTAL SF:2,876 6'-0"5'-8"2'-3"2'-0"WIDTH VARIESV.I.T. CINCH-BELT STRAPS LOOPED
AROUND CENTRAL LEADER AND
SCREWED TO ROUND POST
LEAVE 1/2" PLAY TO ALLOW FOR
MOVEMENT
2" ROUND STAKES
PLACE STAKES TO OUTSIDE EDGE OF
ROOTBALL
FINISH GRADE
NATIVE SOIL BACKFILL
section detail: tree staking detail 3
PD-011"=1'-0"
STEEL WIRE - SEE PLAN
VINE: REMOVE STAKE AGAINST WALL
SET ROOT BALL 2" ABOVE FINISH
GRADE.
MULCH: 3" LAYER
PLANT PIT, 2 X CONTAINER WIDTH.
WATER BASIN, 3" HEIGHT.
FINISH GRADE.
BACKFILL.
SHOVELFUL DIESTEL STRUCTURED
COMPOST
NATIVE SOIL, SCARIFIED TO 3" MIN.
DEPTH.
ROOTBALL
vine on steel wire 2
PD-1Scale: N.T.S.4'-0"2" MIN10' ON CENTERMAXIMUM12 GAUGE BLACK VINYL - COATED
WELDED WIRE FENCING, SECURELY
ATTACH TO POST, TYP.
2" GALVANIZED METAL POST DRIVEN
INTO GROUND 2'-0"
FINISH GRADE
FIRM, NATIVE SOIL
section detail: tree protection fencing 1
PD-011"=1'-0"
UNDISTURBED NATIVE SOIL
2X CONTAINER DEPTH2X CONTAINERWIDTHCONTAINER STOCK
MULCH 3" DEPTH
FINISH GRADE
FIRM NATIVE SOIL
BACKFILL NATIVE SOIL MIXED
W/DIESTEL COMPOST
section detail: shrub planting 4
PD-01Scale: 3/4" = 1'-0"
This is a conceptual guideline and planting plan only, not intended to be complete for construction. This rendering is based on a site plan provided by the architect. Owner/Contractor is responsible for verifying measurements, easements, property boundaries, and the location of underground utilities, as well as obtaining permits if required, before construction. Owner is responsible for compliance with all
easements, setbacks, and permit inspection requirements. Designer's total aggregate liability to you or any third party for any act or omission, including breach of contract or negligence not amounting to a willful or intentional wrong, is limited to the amount of compensation to be paid pursuant to this project. This amount shall include all liability for attorney’s fees and expenses. No warranty or guarantee is
expressed or implied that the design will be free of errors, including but not limited to non-toxicity, suitability for a particular purpose, health of plants, or the ultimate ability to construct the design.DRAFT FOR COORDINATIONPURPOSES ONLY. NOT FORCONSTRUCTIONCopyright 2016
Contact information:
KELLY GREENWOOD
611 Industrial Ave #1
San Carlos, CA 94070
p. 888.862.5230
www.gda-llc.com
PLANTING DETAILS4
2-24” BOX CI STD
23-15 GAL PL
2-5 GAL DV
18-1 GAL VE
4-1 GAL AR24-1 GAL DR
12-5 GAL HY
12-5 GAL WF
28 - 1 GAL AR
17-1 GAL AS
15-1 GAL VE
(E) SIDEWALK
6-24” BOX PC
BARK MULCH
THIS AREA
L1.2Irriga&on PlanWerner Residence401 OccidentalBurlingame, CAAPN: 028282070PO Box 7543
Menlo Park, CA 94026
Tel: 650.847.1252
jim@elements-landscape.com
Drawn 6/3/17
Rev 3/1/18
By: JGR
Scale: NOTED
IRRIGATION PLAN1
RESIDENCE
(E) ENTRY
(N) GARAGE ADDITION
AC
1) VERIFY POINT OF CONNECTION (POC) AND PLACEMENT OF BACKFLOW PREVENTER
2) INCLUDE MASTER SHUT OFF VALVE AT POINT OF CONNECTION
3) VERIFY SITE WATER PRESSURE AT 55 PSI
4) VERIFY ELECTRICAL SOURCE AND PLACEMENT OF CONTROLLER WITH OWNER
5) VERIFY OPERATION OF SYSTEMS AND PRESSURE BEFORE BACKFILLING TRENCHES. DRIP LINES
TO BE SECURED TO GRADE WITH 6" LANDSCAPE STAPLES AND COVERED WITH MULCH
6) SYSTEM LAYOUT IS DIAGRAMMATIC. ACTUAL FIELD CONDITIONS WILL DICTATE FINAL LAYOUT,
ADDITION OF DRIP LINES, ETC
7) VERIFY CONTROL WIRE PLACEMENT AND VALVE OPERATION
8) VERIFY RAIN SENSOR IN FIELD
9) CONTRACTOR SHALL BE RESPONSIBLE FOR SETTING AND MONITORING IRRIGATION SYSTEM TO
APPLY ADEQUATE WATER FOR ESTABLISHMENT BUT TO ELIMINATE RUNOFF AND SOIL SATURATION
10) CONTRACTOR TO SUBMIT IRRIGATION SCHEDULE TO OWNER AT COMPLETION OF INSTALLATION AND
WARRANTY PERIOD
11) CONTRACTOR SHALL VERIFY LOCATION OF ALL NEW UNDERGROUND UTILITIES PRIOR TO TO ANY
TRENCHING OR IRRIGATION
12) HAND TRENCHING TO BE DONE NEAR EXISTING TREES. NO ROOTS 1" DIAMETER AND LARGER SHALL
BE CUT WITHOUT APPROVAL OF OWNER.
13) VERIFY AND COORDINATE INSTALLATION OF MAINLINE AND LATERAL LINES UNDER ALL PAVEMENT
14) CONTROL WIRES SHALL BE SET ADJACENT OT MAINLINE
15) MAINTAIN IRRIGATION TO OFFSITE PLANTING AREAS TO REMAIN. CONFIRM IN FIELD.
C IRRITROL RAINDIAL RD-900 9 STATION WEATHER BASED CONTROLLER WITH RAIN SENSOR (VERIFY PLACEMENT)
FEBCO 825Y 1.25” REDUCED PRESSURE BACKFLOW PREVENTER (VERIFY PLACEMENT)
1" GATE VALVE BEFORE EACH VALVE SET
PVC SCH 40 MAINLINE (SIZE NOTED; MINIMUM 18" DEPTH)
PVC SCH 40 LATERAL LINE (SIZE NOTED; MINIMUM 12' DEPTH)
RAINBIRD PEB SERIES CONTROL VALVES (OR EQUAL) SIZED PER MAINLINE. DRIP LINES TO INCLUDE
IN LINE PRESSURE REDUCER AND Y FILTER
RAINBIRD 1806 POP-UP SPRAY HEAD WITH RVAN14 ADJUSTABLE ARC NOZZLE (SUGGESTED ARC ANGLE NOTED)
AGRIFIM IN-LINE DRIP LINES WITH .9 GPH CHECK VALVE EMITTERS AT 12" SPACING WITH FLUSH
VALVES AT END OF RUNS (STAKED TO GRADE WITH 6" LANDSCAPE STAPLES)
3/4" BRASS HOSE BIB (VERIFY LOCATIONS WITH OWNER)
3" STYRENE SLEEVE UNDER HARDSCAPE WHERE NECESSARY
HB
NOTE: "I have complied with the criteria of the ordinance and
applied them for the efficient use of water in the landscape and
irrigation design plan", signed by the licensed landscape
professional:
NOTE: "I agree to comply with the requirements of the Water
Efficient Landscape Ordinance and submit a complete Landscape
Documentation Package", signed by the applicant and/or owner:
O C C I D E N T A L A V E
C
H
A
P
I
N
A
V
E
0 8 16
N
SCALE: 1” = 8’
HB
HB
HB
12'-7"8’-0”8'-8"90
90 90
180
180
90
90
9090
90
90
180
180
90
90
90
90
90
VAN
VAN
180 1 1/4”1"
1"
1"
1"
1"
1"
1"
1"
180
180
3/4"
3/4"3/4"
3/4"
3/4"
3/4"
3/4"
VALVE 1 (SPRAY)
VALVE 6 (DRIP; SHADE AREA)
VALVE 2 (SPRAY)
VALVE 3 (SPRAY)
VALVE 4 (DRIP)
VALVE 5 (DRIP)
VALVE 7 ( DRIP)
VALVE 8 (DRIP)
1"
3/4"
3/4"
1 1/4”
1"
3/4"
3/4"
3/4"
3/4"
3/4"
IRRIGATION LEGEND2
IRRIGATION NOTES3
NOTE: HAND TRENCH ONLY
WITHIN DRIP LINE OF TREE
C
GRASSPAVE II DETAIL4
GRASSPAVE2 SQUARES
COMPACTED SANDY GRAVEL ROAD BASE
RINGS FILLED WITH CONCRETE SAND (CLEAN, SHARP SAND)
SECTION
PLAN
ADJACENT GRASSPAVE2 SQUARES
HYDROGROW MIX BELOW RING
SUPPLIED FREE BY MANUFACTURER
50 CM (19.7")
6 CM (2.4")
2.3 CM (0.9")
8.3 CM (3.3")
16.7 CM (6.6")25 CM (9.8")
SEE ENLARGEMENT BELOW
ENLARGEMENT
COMPACTED SUBGRADE,
TOP OF GRASS ROOT MASS 6 MM
(1/4") ABOVE TOP OF RING
GRASSPAVE2 ATTACH WITH
SNAP-FIT FASTENERS
ROOT MASS TO FILL
GRASSPAVE2
COMPACTED SANDY GRAVEL
BASE COURSE
SPECIFICATIONS
UNIT SIZE - 50 CM X 50 CM X 2.5 CM
(20" X 20" X 1")
UNIT WEIGHT - 510 GRAMS (18 OZ.)
STRENGTH - 402 KG/CM (5720 PSI)
COLOR - BLACK (STANDARD)
RESIN - HDPE (WITH SOME POST-CONSUMER
2
VARIES<
<
OR 2.0 KG (4.5 POUNDS)
RECYCLED CONTENT)AS PER LOADINGREQUIREMNETS
NOTE: GRASS/PLANT TYPES SHALL BE SPECIFIED BY A LANDSCAPE ARCHITECT OR
LANDSCAPE DESIGNER.
95% MODIFIED PROCTOR DENSITY
- 6 INCHES TO 12 INCHES
(DEPTH OF BASE COURSE TO BE DETERMINED
BY ON-SITE ENGINEER)
AVAILABLE IN 9 STANDARD ROLL SIZES
TYPICA L GRASSPAVE2 DETAIL
GPDET.DWG
1 OF 1CHOOSE THIS PRODUCT FOR REINFORCING GRASS WEARING SURFACES
1
Invisible
1600 Jackson St., Ste. 310
GOLDEN, COLORADO 80401
800-233-1510 OR 303-233-8383
FAX: 800-233-1522 OR 303-233-8282
www.invisiblestructures.com
rev. 10/05
NOT TO SCALE
Structures, Inc.
9
VERIFY POC
L1.3Ligh%ng PlanWerner Residence401 OccidentalBurlingame, CAAPN: 028282070PO Box 7543
Menlo Park, CA 94026
Tel: 650.847.1252
jim@elements-landscape.com
Drawn 6/3/17
Rev 3/1/18
By: JGR
Scale: NOTED
LANDSCAPE LIGHTING PLAN1LIGHTING LEGEND2
RESIDENCE (N) GARAGE ADDITION
AC
DN
DN
DN
DN
(E) SIDEWALK
DN
DN
DN
0 8 16
N
SCALE: 1” = 8’
PATHLIGHTS (20):
FX LUMINAIRE BD IN COPPER
TREE UPLIGHTS (19):
FX LUMINAIRE PB 3 LED IN BZ
TREE/ARBOR DOWN LIGHTS (6):
FX LUMINAIRE PS 3LED IN COPPER
WALL AND STEP LIGHTS (23):
FX LUMINAIRE UN 1LED IN BZ
600W TRANSFORMER W/TIMER AND
PHOTOCELLT
T
MOUNT 18”
HIGH (TYP)
MOUNT 18”
HIGH (TYP)
O C C I D E N T A L A V E
C
H
A
P
I
N
A
V
E
TREE UPLIGHT DETAIL3
9
L1.4DetailsWerner Residence401 OccidentalBurlingame, CAAPN: 028282070PO Box 7543
Menlo Park, CA 94026
Tel: 650.847.1252
jim@elements-landscape.com
Drawn 6/3/17
Rev 3/1/18
By: JGR
Scale: NOTED
9
6x6 CEDAR POST
IN CB66 BRACKET
(TYP OF 2)
3X10 DOUBLE CEDAR JOIST
AT 4’ OC MAX
3X3 CEDAR STRINGERS
AT 9” OC
3X12 DOUBLE CEDAR
BEAMS WITH 1/2” THRU
BOLTS
3X12 CEDAR JOIST
WITH 5/8” LAG BOLTS
AND DRIP CAP
6x6 CEDAR POST
IN CB66 BRACKET
(TYP OF 2)
3X12 CEDAR JOIST
WITH 5/8” LAG BOLTS
AND DRIP CAP20'-2"1
7
'
-
0
"8'-3"11'-9"DECK
LANDING
PLAN VIEW 1/4”=1’-0”ELEVATION 1/4”=1’-0”
*NOTE: DECK AND PLANTERS
BELOW REMOVED FOR CLARITY
ARBOR DETAIL/ELEVATION1 SCALE: 1” = 4’
PROJECT LOCATION
118 Loma Vista Drive
Item No. 8c
Action Item
City of Burlingame
Design Review
Address: 118 Loma Vista Drive Meeting Date: April 23, 2018
Request: Application for Design Review for a new, two-story single-family dwelling with a detached garage
Applicant and Designer: James Chu, Chu Design Ass ociates, Inc. APN: 027-051-230
Property Owner: Kevin O’ Sullivan Lot Area: 6,175 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) of the CEQA Guidelines, 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 f rom environmental review. In urbanized areas, this
exemption may be applied to the construction or conversion of up to three (3) single -family residences as part of
a project.
Project Description: The proposed project includes demolishing an existing one-story house (1,452 SF) to build
a new two-story house (3,407 SF) on Loma Vista Drive. The project site is located on an interior lot with one and
two-story houses within the vicinity. The site abuts single-story houses on both sides and Highway 280 to the
rear. There is a block average front setback of 18.25’ on Loma Vista Drive and the applicant proposes to build
the new house with a front setback of 20’-0” for the first and the second-stories. The new house will contain one
(1) bedroom, living, dining and family room on the first-floor and three (3) bedrooms on the second floor. With the
proposed project, the floor area will reach its maximum permissible limit of 3,407 SF (0.55 FAR). However, the
project would be 125 SF below its maximum permissible lot coverage, where 2,345 SF (37%) is proposed and
2,470 SF is allowed as per code. All other development standard requirements such as setbacks comply with the
zoning code.
For four (4) bedrooms, one (1) covered (10’-0” X 20’-0”) and one (1) uncovered space (9’-0” X 20’-0”) is required.
The house would have space for one (1) covered parking space in the garage (10’-0” x 20’-0”) and one (1)
uncovered parking space (9’-0”x 20’-0”) in the side yard that leads to the garage. The project would construct a
new single car detached garage located in the rear 30% of the lot. In addition to the covered parking space, the
garage structure will contain a workshop/storage area. The proposed storage area within the detached garage is
permitted as long as it does not exceed 10% of the area of the house (90 SF proposed where 340 SF is
allowed). Therefore, the project is in compliance with the off -street parking requirements. All other Zoning Code
requirements have been met.
The applicant requests the following:
Design Review for a new two-story single-family dwelling (CS 25.57.010 (a) (2)).
118 Loma Vista Drive
Lot Size: 6,175 SF Plans date stamped: April 12, 2018
EXISTING PROPOSED ALLOWED/REQ’D
SETBACKS
Front (1st flr): NA 20’-0” 15’-0” (or block average (18.25’))
(2nd flr): NA 20’-0” 20'-0" (or block average (18.25’))
Side (left):
(right):
NA 12’-0”
7’-0”
7’-0"
7'-0"
Rear (1st flr):
(2nd flr):
NA 25’-0 ”
27’-0”
15'-0"
20'-0"
Item No. 8c
Action Item
Design Review 118 Loma Vista Drive
2
EXISTING PROPOSED ALLOWED/REQ’D
Lot Coverage: NA 2,345 SF
37%
2,470 SF1
40%
FAR: 1,452 SF
0.23 FAR
3,407 SF
0.55 FAR
3,407 SF 2
0.55 FAR
# of bedrooms: NA 4 ---
Off-Street
Parking:
NA
1 covered (10’-0” X20’-0”)
1 Uncovered (9’-0”X20’-0”)
1 covered (10’x20’ for new garage)
1 uncovered (9'x20')
Height: NA 25’-9” 30'-0"
DH Envelope: NA complies CS 25.26.075
1 (0.40 X 6,175 SF) = 2,470 SF (40%) 2 (0.32 x 5000 SF) + 1100 SF+331 SF = 3,407 SF (0.55 FAR)
Staff Comments: See attached memos from the Building, Parks, Engineering, Fire, and Stormwater Divisions.
The changes made to the design were architectural and it d oesn’t affect the zoning compliance above.
Design Review Study Meeting: At the Planning Commission design review study meeting on April 9, 2018, the
Commission was overall satisfied with the design of the project. However, they believed that the project could be
better designed by revising the front porch roof and adding a window in the kitchen to provide more light in that area
and relief to the exterior elevation. Overall, the commission was satisfied with the design and voted to place this item
on the regular action calendar when the plans have been revised and reviewed by the Planning Division (see
attached April 9, 2018, Planning Commission Minutes).
The applicant submitted a response letter and revised sheets dated April 12, 2018. The plans have been revised
to change the design of the front porch roof and the applicant has also added a new window in the kitchen as
asked by the Commission. This change does not affect any other zoning requirements. There are no other
changes to the plans.
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 bu lk of structural components.
Suggested Findings for Design Review: The proposed project appears to be well balanced by having a
central porch. The porch provides uniformity to the design as it is well positioned between the two upper gable
roofs and follows the similar roof pattern. However, to make it stand out from the rest of the house, this new
porch would have board and batten siding on the top. Overall, the house is well -designed by using high quality
materials such as wood shingle and wood scallop siding, and it appears to be well articulated by adding stone
veneer siding at the bottom of the house and on the fire place. At the April 9, 2018, Design Review meeting,
Planning Commissioners indicated that the home is well designed and voted to place it on the Action calendar.
For these reasons, the project may be found to be compatible with the requirements of the Cit y's five design
Design Review 118 Loma Vista Drive
3
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 an y
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 revised plans submitted to the Planning Division date
stamped April 12, 2018, sheets A1 through L2.5;
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 Engineering Division's March 2, 2018 and November 13 , 2017 memos, the
Building Division's January 31, 2018 and November 14 , 2017 memos, the Parks Division's February 26,
2018 and November 28, 2017 memo, Fire Department’s November 21, 2017 memo and the Stormwater
Division's March 12, 2018 and February 22 , 2017 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 Develop ment 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 appro val 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 venti ng 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 Californ ia Building and Uniform Fire Codes, 2013
Edition, as amended by the City of Burlingame;
Design Review 118 Loma Vista Drive
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 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 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;
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.
Sonal Aggarwal
Contract Planner
c. James Chu, applicant and designer
Kevin O’ Sullivan, property owner
Attachments:
Design Review Study Meeting Minutes, April 9, 2018
Applicant’s Response to Commission’s Comments, dated April 1 2, 2018
Application to the Planning Commission
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing – Mailed April 13, 2018
Aerial Photo
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM Council ChambersMonday, April 9, 2018
e.118 Loma Vista Drive, zoned R-1 - Application for Design Review for a new, two -story
single family dwelling and detached garage. (James Chu, Chu Design Associates,
applicant and designer; Kevin O'Sullivan, property owner) (58 noticed) Staff contact:
Sonal Aggarwal (CONTINUED FROM 3/26/18 PLANNING COMMISSION MEETING)
118 Loma Vista Drive - Staff Report
118 Loma Vista Drive - Attachments
118 Loma Vista Drive - Plans - 3.26.18
Attachments:
All Commissioners had visited the project site. Commissioner Terrones reported that he met
Commissioner Sargent on the property but did not discuss the project.
Senior Planner Hurin provided an overview of the staff report.
There were no questions of staff.
Vice Chair Gaul opened the public hearing.
James Chu represented the applicant, with property owner Kevin O' Sullivan.
Commission Questions/Comments:
>Where did the eyebrow entry archway come from? Seems alien to the rest of the building. (Chu: Can
be reconsidered.)
>Reason for the blank wall on the right side elevation along the kitchen? Consider adding windows to
either side of the cooktop? (O'Sullivan: Wanted room for kitchen cabinet space.)
Public Comments:
There were no public comments.
Vice Chair Gaul closed the public hearing.
Commission Discussion:
>Eyebrow seems alien to the rest of building. Does not seem to fit the style of the rest of the building.
>House is nicely articulated.
>Rest of house is consistent with itself.
>Kitchen is large and long with windows on just one side. Encourages some small windows. Blank wall
is not a highly visible part of the facade, but kitchen would be nicer with light on a couple of sides.
>Talk to neighbors about new fencing on both sides.
>Has the level of complexity that is expected.
Commissioner Kelly made a motion, seconded by Commissioner Loftis, to place the item on the
Page 1City of Burlingame Printed on 4/18/2018
April 9, 2018Planning Commission Meeting Minutes
Regular Action Calendar when plans have been revised as directed. The motion carried by the
following vote:
Aye:Sargent, Loftis, Kelly, Gaul, and Terrones5 -
Absent:Comaroto, and Gum2 -
Page 2City of Burlingame Printed on 4/18/2018
Project Address: 118 Loma Vista Drive, zoned R-1, APN: 027-051-230
Description: Request for Design Review for a new, two-story single-family dwelling and
detached garage.
From: Bob Disco
Parks Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
No further comments
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
Landscape and Irrigation Plan ok
Water Conservation in Landscape checklist submitted
Reviewed By: BD Date: 2.26.18
650.558.7333
bdisco@burlingame.org
Project Comments – Planning Application
Project Address: 118 Loma Vista Drive, zoned R-1, APN: 027-051-230
Description: Request for Design Review for a new, two-story single-family dwelling and
detached garage.
From: Rick Caro III
Building Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal: No Comment
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
1) Provide two completed copies of the Mandatory Measures with the submittal of your plans for
Building Code compliance plan check. In addition, replicate this completed document on the
plans. Note: On the Checklist you must provide a reference that indicates the page of the plans
on which each Measure can be found.
2) On the first page of the plans specify the following: “Any hidden conditions that require work to
be performed beyond the scope of the building permit issued for these plans may require further
City approvals including review by the Planning Commission.” The building owner, project
designer, and/or contractor must submit a Revision to the City for any work not graphically
illustrated on the Job Copy of the plans prior to performing the work.
3) Anyone who is doing business in the City must have a current City of Burlingame business
license.
18.10.100 Appendix C, Figure C amended—Exit terminals of mechanical draft and direct-vent
venting systems.
Reviewed By: Rick Caro III Date: January 31, 2018
650 558-7270
Project Comments – Planning Application
Project Address: 118 Loma Vista Drive, zoned R-1, APN: 027-051-230
Description: Request for Design Review for a new, two-story single-family dwelling and
detached garage.
From: Christine Reed
Fire Dept.
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
Provide a residential fire sprinkler system throughout the residence:
1. Provide a 1-inch water meter or size to accommodate sprinkler system flow demand.
2. Provide a backflow prevention device/double check valve assembly – A schematic of water
lateral line after meter shall be shown on Building permit site plan prior to approval indicating location of
the device after the split between domestic and fire protection lines.
3. Drawings submitted to Building Department for review and approval shall clearly indicate fire
sprinklers shall be installed under a separate deferred fire permit, approved by the Fire Department
prior to installation.
4. Fire flow shall meet requirements of California Fire Code Appendix B. Contact Burlingame
Engineering Department for fire flow information.
Reviewed By: Christine Reed Date: 11/21/17
650-558-7617
Project Comments – Planning Application
Project Address: 118 Loma Vista Drive, zoned R-1, APN: 027-051-230
Description: Request for Design Review for a new, two-story single-family dwelling and
detached garage.
From: Martin Quan
Public Works Engineering
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Please be aware that there is a drainage issue along the curb face of the property.
2. Please show the drainage pattern for the property. No additional storm runoff is permitted from the
site.
3. No further comments at this time.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
1. Based on the scope of work, this is a “Type I” project that requires a Stormwater Construction
Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field
inspection is required prior to the start of any construction (on private property or in the public right-of-
way).
2. A remove/replace utilities encroachment permit is required to (1) replace all curb, gutter,
driveway and sidewalk fronting site, (2) plug all existing sanitary sewer lateral connections and install a
new 4" lateral, (3) all water line connections to city water mains for services or fire line are to be
installed per city standard procedures and specification, (4) any other underground utility works within
city’s right-of-way.
3. Please show how the post-construction will address the additional stormoff due to the project.
Please be aware that no additional storm runoff is allowed from post-construction project site.
4. Please submit an erosion control plan. This plan shall include, but not limited to, delineation of
area of work, show primary and secondary erosion control measures, protection of creek or storm drain
inlets, perimeter controls, protections for construction access points, and sediment control measures.
Reviewed By: Martin Quan Date: 3/2/18
650-558-7245
Project Comments – Planning Application
Project Address: 118 Loma Vista Drive, zoned R-1, APN: 027-051-230
Description: Request for Design Review for a new, two-story single-family dwelling and
detached garage.
From: Carolyn Critz
Stormwater
Please address the following comments at this time; provide a written response and revised plans
with your resubmittal:
Project does not appear to create or replace >2,500 square feet of impervious surface or use
architectural copper. If there is architectural copper or project does create or replace greater than or
equal to 2,500 square feet of impervious surface, please adhere to following:
1. If the project will create and/or replace >2,500 ft2 to <10,000 square feet of impervious surface,
then one or more site design measures listed on the Stormwater Checklist for Small Projects
must be installed. Please complete, sign and return the Small Projects Checklist, which
can be found at the link referenced http://flowstobay.org/newdevelopment - SUBMITTED
03/12/2018
2. Required Best Management Practices (BMPs) apply to all construction projects utilizing
architectural copper. Please read “Requirements for Architectural Copper.” A downloadable
electronic file is available at:
http://www.flowstobay.org/files/newdevelopment/flyersfactsheets/ArchitecturalcopperBMPs.pdf
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
1. Any construction project in the City, regardless of size, shall comply with the city’s stormwater
NPDES permit to prevent construction activity stormwater pollution. Project proponents shall
ensure that all contractors implement appropriate and effective Best Management Practices
(BMPs) during all phases of construction, including demolition. When submitting plans for a
building permit, please include a list of construction BMPs as project notes, preferably on a
separate full size (2’x 3’ or larger) plan sheet. A downloadable electronic file is available at:
http://www.flowstobay.org/Construction under Construction BMP Brochures: Construction
BMP Plan Sheet.
For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance
Manager, at (650) 342 3727, ext. 118, or carolyn.critz@veolia.com
Reviewed By: Carolyn Critz Date: December 4, 2017
(650) 342 3727, ext. 118 March 12, 2018
Project Comments – Planning Application
Secretary
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Design Review for a new, two-story single-family dwelling and detached garage at 118 Loma
Vista Drive, zoned R-1, Kevin O’ Sullivan, property owner, APN: 027-051-230;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
April 23, 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 15303 (a) of the CEQA Guidelines, 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, this exemption may be applied to the
construction or conversion of up to three (3) single-family residences as part of a project,
is hereby approved.
2. Said Design Review 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 23rd day of April, 2018 by the following
vote:
EXHIBIT “A”
Categorical Exemption and Design Review
118 Loma Vista Drive
Effective May 3, 2018
Page 1
1. that the project shall be built as shown on the revised plans submitted to the Planning
Division date stamped April 12, 2018, sheets A1 through A6;
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 Engineering Division's March 2, 2018 and November 13, 2017
memos, the Building Division's January 31, 2018 and November 14, 2017 memos, the
Parks Division's February 26, 2018 and November 28, 2017 memo, Fire Department’s
November 21, 2017 memo and the Stormwater Division's March 12, 2018 and February
22, 2017 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 t he 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, 2013 Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING
INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH
CONDITION:
11. that prior to scheduling the framing inspection the project architect or residential
designer, or another architect or residential design professional, shall provide an
architectural certification that the architectural details shown in the approved design
which should be evident at framing, such as window locations and bays, are built as
shown on the approved plans; architectural certification documenting framing
compliance with approved design shall be submitted to the Building Division before the
final framing inspection shall be scheduled;
12. that prior to scheduling the 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;
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 D ivision;
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.
118 Loma Vista Drive, zoned R-1
BURLINGAME, CA118 LOMA VISTA DRIVENEW RESIDENCEA.P.N.: 027-051-230TEL: (650) 345-9286CHUSAN MATEO, CALIFORNIA 9440355 W. 43rd AVENUEDESIGN ASSOCIATES INC.FAX: (650) 345-9287
BURLINGAME, CA118 LOMA VISTA DRIVENEW RESIDENCEA.P.N.: 027-051-230TEL: (650) 345-9286CHUSAN MATEO, CALIFORNIA 9440355 W. 43rd AVENUEDESIGN ASSOCIATES INC.FAX: (650) 345-9287
118
1 BURLINGAME, CA118 LOMA VISTA DRIVENEW RESIDENCEA.P.N.: 027-051-230TEL: (650) 345-9286CHUSAN MATEO, CALIFORNIA 9440355 W. 43rd AVENUEDESIGN ASSOCIATES INC.FAX: (650) 345-92872
BURLINGAME, CA118 LOMA VISTA DRIVENEW RESIDENCEA.P.N.: 027-051-230TEL: (650) 345-9286CHUSAN MATEO, CALIFORNIA 9440355 W. 43rd AVENUEDESIGN ASSOCIATES INC.FAX: (650) 345-9287
BURLINGAME, CA118 LOMA VISTA DRIVENEW RESIDENCEA.P.N.: 027-051-230TEL: (650) 345-9286CHUSAN MATEO, CALIFORNIA 9440355 W. 43rd AVENUEDESIGN ASSOCIATES INC.FAX: (650) 345-9287
PROJECT LOCATION
373 Lexington Way
Item No. 9b
Design Review Study
City of Burlingame
Design Review
Address: 373 Lexington Way Meeting Date: April 23, 2018
Request: Application for Design Review for a major renovation and a first-floor addition to an existing single-
family dwelling with an attached garage.
Applicant and Designer: Jesse Geurse APN: 029-192-020
Property Owner: Gary Haslam Lot Area: 5,375 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: The existing one-story house with an attached one-car garage is located on an interior lot
on Lexington Way. It contains 1,386 square feet (SF) (0.25 Floor Area Ratio, FAR) of floor area and has three
bedrooms. The applicant proposes a major remodel by removing all exterior walls and retaining walls around the
garage, living room and laundry room. The new house will have a new front porch and decorative stone veneer
siding on exterior finish of the garage and the porch.
The proposed remodel will increase the floor area of the project to 2,147 SF (0.39 FAR), where 2,820 SF is the
maximum allowed per the code. The project would be 673 SF below the maximum allowed floor area. However,
the project would reach closer to its maximum allowed lot coverage, where 2,150 SF is the maximum allowed lot
coverage and 2,131 SF is the proposed lot coverage. The proposed project would be 19 SF below the allowed
lot coverage. All other zoning requirements such as setbacks comply.
The project includes three bedrooms. Based on the number of bedrooms, the project requires two (2) parking
spaces, with one (1) of which that must be covered. With the proposed project, no new bedrooms are proposed
and the project would retain its exiting one-car attached garage. However, with the construction, the interior
width of the existing garage would be reduced by one (1) foot to accommodate the storage cabinets and coat
closet wall. The garage would now have clear interior dimensions of 10’-2 ½” x 18’-0”, where 9’-0” x 18’-0” is
required for existing one car garage and one uncovered space 9’-0” x 20’-0” is provided within the driveway.
Therefore, the project is in compliance with o ff-street parking requirements. The project complies with all other
Zoning Code requirements. The applicant requests the following:
Design Review for an addition to an existing second story of a single-family dwelling (CS 25.57.010
(a) (3), (4) and (5)).
373 Lexington Way
Lot Size: 5,375 SF Plans date stamped: April 3, 2018
EXISTING PROPOSED ALLOWED/REQ’D
SETBACKS
Front (1st flr): 21’- 0 ½” 21’-10” (up to front porch) 15'-0" or 19’-5” (block average)
Side (left):
(right):
7’-10 ½”
7’-1”
4’-0 ½” (up to the hot tub)
4’-8 ½” (at the rear addition)
4’-0"
4’-0"
Rear (1st flr): 39’-0” 21’-11 ½” 15'-0"
Lot Coverage: 1.850 SF
34.4 %
2,131 SF
39.6 %
2,150 SF1
40%
FAR: 1,386 SF
0.25 FAR
2,147 SF
0.39 FAR
2,820 SF 2
0.52 FAR
Item No. 9b
Design Review Study
Design Review 373 Lexington Way
2
373 Lexington Way
Lot Size: 5,375 SF Plans date stamped: April 3, 2018
EXISTING PROPOSED ALLOWED/REQ’D
# of bedrooms: 3 3 ---
Off-Street
Parking:
1 covered (11’-2 ½ ”X18’-0”)
1 Uncovered (9’-0”X20’-0”)
1 covered (10’-2 ½ ” X18’-0”)
1 Uncovered (9’-0”X20’-0”)
1 covered (9’x18’ for
existing garage)
1 uncovered (9'x20')
Height: 17’- 5” 25’- 7” 30'-0"
DH Envelope: complies complies CS 25.26.075
1 (0.40 X 5,375 SF) = 2,150 SF (40%) 2 (0.32 x 5,375 SF) + 1100 SF = 2,820 SF (0.52 FAR)
Staff Comments: See attached memos from the Engineering, Building, Fire, Parks, and Stormwater Divisions.
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. Jesse Geurse, applicant and designer
Gary Haslam, property owner
Attachments:
Application to the Planning Commission
Staff Comments
Notice of Public Hearing – Mailed April 13, 2018
Aerial Photo
Project Address: 373 Lexington Way, zoned R-1, APN: 029-192-020
Description: Request for Design Review for a major renovation and a first and second
story addition to an existing single family dwelling with an attached garage.
From: Rick Caro III
Building Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal: No Comment
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
9) On the plans specify that the roof eaves will not project within two feet of the property line 2016
CRC § Table R302.1 (1) or 2016 CBC Table 705.2. Note: it does not state on the drawing on
sheet A.2 that the roof eaves will not project within two feet of the property line.
11) Indicate on the floor plans that exterior bearing walls less than five feet from the property line
will be built of one-hour fire-rated construction. 2016 CRC Table R302.1 (1) § or 2016 CBC,
Table 602) Note: That the wall legend on sheet A.1 which reflects a one hour wall, is not
reflected on the floor plan. Indicate on the floor plan which walls are required to be of one hour
construction.
12) On the plans show that all openings in exterior walls, both protected and unprotected, will
comply with 2016 CBC, Table 705.8. Provide a table or chart that specifies 1) the openings
allowed and; 2) the size and percentage of the openings proposed. Note: The response given by
GCD that they Reviewed and project complies does not show how the openings in the exterior
walls both protected and unprotected comply with the code. Provide a chart or table which shows
the size and percentages proposed.
13) RESIDENTIAL: Rooms that could be used for sleeping purposes must have at least one window
or door that complies with the egress requirements. On the elevation drawings specify the
location and the net clear opening height and width of all required egress windows. 2016
California Residential Code 2016 CRC § R310 or CBC 1030. Note: The elevation drawings do
not reflect the net clear opening height and width of all the required egress windows.
Project Comments – Planning Application
18.10.100 Appendix C, Figure C amended—Exit terminals of mechanical draft and direct-vent
venting systems.
The Figure in Appendix C of the 2016 California Residential Code is amended by adding the
following note:
Acknowledge that where the property line is less than ten (10) feet from the exit terminal of any newly
installed or replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of
any terminal must be increased to three inches (3″) or, as an alternative, manufacturer-approved baffles
must be installed.
(Ord. 1856 § 7, (2010); Ord. 1889 § 8, (2013))
Reviewed By: Rick Caro III Date: March 21, 2018
650 558-7270
Project Address: 373 Lexington Way, zoned R-1, APN: 029-192-020
Description: Request for Design Review for a major renovation and a first and second
story addition to an existing single family dwelling with an attached garage.
From: Christine Reed
Fire Dept.
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Built-in fireplace unit providing an open flame shall be installed at least 15 feet from the
structure or provide fire wall construction separation between the structure and fireplace unit that also
provides both horizontal and vertical separation distance, based on manufacturer’s specifications.
3/26/18 Item addressed (sheet A.1). No further comments at this time.
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
Provide a residential fire sprinkler system throughout the residence:
1. Provide a 1-inch water meter or size to accommodate sprinkler system flow demand.
2. Provide a backflow prevention device/double check valve assembly – A schematic of water
lateral line after meter shall be shown on Building permit plans prior to approval indicating location of
the device after the split between domestic and fire protection lines.
3. Drawings submitted to Building Department for review and approval shall clearly indicate fire
sprinklers shall be installed under a separate deferred fire permit, approved by the Fire Department
prior to installation.
4. Fire flow shall meet requirements of California Fire Code Appendix B. Contact Burlingame
Engineering Department for fire flow information.
Reviewed By: Christine Reed Date: 3-26-18
650-558-7617
Project Comments – Planning Application
‘
Project Address: 373 Lexington Way, zoned R-1, APN: 029-192-020
Description: Request for Design Review for a major renovation and a first and second
story addition to an existing single family dwelling with an attached garage.
From: Martin Quan
Public Works Engineering
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Due to the extensive amount of remodeling, the project will fall under “new construction”.
Therefore, a remove/replace utilities encroachment permit will be required to (1) replace all curb, gutter,
driveway and sidewalk fronting site, (2) plug all existing sanitary sewer lateral connections and install a
new 4" lateral, (3) all water line connections to city water mains for services or fire line are to be
installed per city standard procedures and specification, (4) any other underground utility works within
city’s right-of-way. (Please show compliance on the site plan)
2. No comments at this time.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
3. Based on the scope of work, this is a “Type I” project that requires a Stormwater Construction
Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field
inspection is required prior to the start of any construction (on private property or in the public right-of-
way).
4. Please submit an erosion control plan. This plan shall include, but not limited to, delineation of area
of work, show primary and secondary erosion control measures, protection of creek or storm drain
inlets, perimeter controls, protections for construction access points, and sediment control measures.
Reviewed By: Martin Quan Date: 3/21/18
650-558-7245
Project Comments – Planning Application
Project Address: 373 Lexington Way, zoned R-1, APN: 029-192-020
Description: Request for Design Review for a major renovation and a first and second
story addition to an existing single family dwelling with an attached garage.
From: Bob Disco
Park Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. No Comments
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
No protected trees proposed for removal; two new landscape trees added to rear landscape;
existing landscape to remain
Reviewed By: BD Date: 2.7.18
bdisco@burlingame.org
Project Comments –
Project Address: 373 Lexington Way, zoned R-1, APN: 029-192-020
Description: Request for Design Review for a major renovation and a first and second
story addition to an existing single family dwelling with an attached garage.
From: Carolyn Critz
Stormwater
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
Project does not create or replace >2,500 square feet of impervious surface or use architectural
copper. Nothing further needed at this time.
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
1. Any construction project in the City, regardless of size, shall comply with the city’s stormwater
NPDES permit to prevent construction activity stormwater pollution. Project proponents shall
ensure that all contractors implement appropriate and effective Best Management Practices
(BMPs) during all phases of construction, including demolition. When submitting plans for a
building permit, please include a list of construction BMPs as project notes, preferably on a
separate full size (2’x 3’ or larger) plan sheet. A downloadable electronic file is available at:
http://www.flowstobay.org/Construction under Construction BMP Brochures: Construction
BMP Plan Sheet.
For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance
Manager, at (650) 342 3727, ext. 118, or carolyn.critz@veolia.com
Reviewed By: Carolyn Critz Date: March 2, 2018
(650) 342 3727, ext. 118
Project Comments – Planning Application
373 Lexington Way, zoned R-1