The URL can be used to link to this page

Home My WebLink AboutAgenda Packet - PC - 2018.01.22Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers7:00 PMMonday, January 22, 2018 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES 4. APPROVAL OF AGENDA 5. PUBLIC COMMENTS, NON-AGENDA Members of the public may speak about any item not on the agenda. Members of the public wishing to suggest an item for a future Planning Commission agenda may do so during this public comment period . The Ralph M. Brown Act (the State local agency open meeting law) prohibits the Planning Commission from acting on any matter that is not on the agenda. Speakers are asked to fill out a "request to speak " card located on the table by the door and hand it to staff, although the provision of a name, address or other identifying information is optional. Speakers are limited to three minutes each; the Chair may adjust the time limit in light of the number of anticipated speakers. 6. STUDY ITEMS 7. CONSENT CALENDAR Items on the consent calendar are considered to be routine. They are acted on simultaneously unless separate discussion and /or action is requested by the applicant, a member of the public or a commissioner prior to the time the Commission votes on the motion to adopt. 1333 Bayshore Highway, zoned IB - Application for a Conditional Use Permit for renewal of an existing tent structure. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301, Class 1(a) of the CEQA Guidelines. (Greg Farmer, Hyatt Regency San Francisco Airport, applicant; HMC Burlingame Hotel LP, property owner; Academy Tent and Canvas, Inc ., designer) (17 noticed) Staff contact: Catherine Keylon a. 1333 Bayshore Hwy - Staff Report 1333 Bayshore Hwy - Attachments 1333 Bayshore - Photos - 01.22.18 (no plans) Attachments: 8. REGULAR ACTION ITEMS Page 1 City of Burlingame Printed on 1/19/2018 January 22, 2018Planning Commission Meeting Agenda 1345 Balboa Avenue, zoned R-1 - Application for Design Review Amendment for changes to a previously approved application 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. (Roberty Wehmeyer, RC Wehmeyer Design, applicant and designer; Adam and Denise Steinberger, property owners) (48 noticed) Staff Contact: Catherine Keylon a. 1345 Balboa Ave - Staff Report 1345 Balboa Ave - Attachments 1345 Balboa Ave - Plans - 01.22.18 Attachments: 1327 Castillo Avenue, zoned R -1- Application for Design Review for first and second floor additions to an existing two -story single family dwelling with an attached garage. This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (e)(1). (Eiki Tanaka, Studio 02, Inc., designer and applicant; Celeste and Eric Leung, property owners) (60 noticed) Staff Contact: Erika Lewit b. 1327 Castillo Ave - Staff Report 1327 Castillo Ave - Attachments 1 1327 Castillo Ave - Attachments 2 1327 Castillo Ave - Plans - 01.22.18 Attachments: 705 Walnut Avenue, zoned R -1 - Application for Design review for a new, two -story single-family dwelling with a detached garage. This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303 (a). (James Chu, Chu Design Associates, applicant and designer; 705 Walnut Burlingame LLC, property owner) (72 noticed) Staff Contact: 'Amelia Kolokihakaufisi c. 705 Walnut Ave - Staff Report 705 Walnut Ave - Attachments 705 Walnut Ave - Plans - 01.22.18 Attachments: 1669 Bayshore Highway, Unit B, zoned IB - Application for Conditional Use Permit and Parking Variance for a commercial recreation (CrossFit studio) business. This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (a). (Craig Ranier Gadduang, applicant; Blaise Descollonges, RSS Architecture, architect; 1669 & 1699 Bayshore LLC, property owner ) (17 noticed) Staff Contact: 'Amelia Kolokihakaufisi d. 1669 Bayshore Hwy - Staff Report 1669 Bayshore Hwy - Attachments 1669 Bayshore Hwy - Plans - 01.22.18 Attachments: Page 2 City of Burlingame Printed on 1/19/2018 January 22, 2018Planning Commission Meeting Agenda 615 Airport Boulevard, zoned AA - Application to renew a Conditional Use Permit for long term airport parking as an interim use. This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301. (Airport Parking LLC, applicant and property owner) (30 noticed) Staff Contact: Ruben Hurin e. 615 Airport Blvd - Staff Report 615 Airport Blvd - Attachments 615 Airport Blvd - Plans - 01.22.18 Attachments: 9. DESIGN REVIEW STUDY 1245 Cabrillo Avenue, zoned R -1 - Application for Design Review and Special Permit for building height for a first and second story addition to an existing single family dwelling and new detached garage (Chu Design Associates Inc ., applicant and designer; Eric and Jennifer Lai, property owners) (57 noticed) Staff Contact: Ruben Hurin a. 1245 Cabrillo Ave - Staff Report 1245 Cabrillo Ave - Attachments 1245 Cabrillo Ave - Plans - 01.22.18 Attachments: 1402 Grove Avenue, zoned R-1 - Application for Design Review for a first and second story addition to an existing single -family dwelling (Jesse Geurse, Geurse Conceptual Designs, Inc., applicant and designer; Lisa Ley, property owner) (73 noticed) Staff Contact: Sonal Aggarwal - THIS ITEM HAS BEEN CONTINUED b. 2683 Summit Drive, zoned R-1 - Application for Design Review, Hillside Area Construction Permit, Special Permit for building height and Front Setback Variance for a first and second story addition to an existing single family dwelling (Samaneh Nili, TRG Architecture + Interior Design, applicant and designer; Sunil and Katherine Koshie, property owner) (38 noticed) Staff Contact: Sonal Aggarwal c. 2683 Summit Dr - Staff Report 2683 Summit Dr - Attachments 2683 Summit Dr - Plans - 01.22.18 Attachments: 772 Walnut Avenue, zoned R -1 - Application for Design Review for first and second story addition to an existing single family dwelling (Jessica Sin, JSD Architecture, applicant and designer; Vivek and Pooja Shah, property owners) (129 noticed) Staff Contact: Sonal Aggarwal d. 772 Walnut Ave - Staff Report 772 Walnut Ave - Attachments 772 Walnut Ave - Plans - 01.22.18 Attachments: 10. COMMISSIONER’S REPORTS Page 3 City of Burlingame Printed on 1/19/2018 January 22, 2018Planning Commission Meeting Agenda 11. DIRECTOR REPORTS - Commission Communications - City Council regular meeting January 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 January 22, 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 February 1, 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 1/19/2018 Hyatt Regency San Francisco Airport, Burlingame, CA January 2018 BCL Project No. 04322 Engineering Assessment Tent Structural Review A-1 Photo 1. Overall view of tent structure. Photo 2. View of typical frame at 10 ft. on center. Arrow indicates knee brace. Hyatt Regency San Francisco Airport, Burlingame, CA January 2018 BCL Project No. 04322 Engineering Assessment Tent Structural Review A-2 Photo 3. View of ceiling of tent structure. Arrow indicates tension cable at frames. Photo 4. Typical steel cable X-bracing between frames. Hyatt Regency San Francisco Airport, Burlingame, CA January 2018 BCL Project No. 04322 Engineering Assessment Tent Structural Review A-3 Photo 5. Typical base plate with ground stakes. 1 A101 A101 1 SIM GRAPHIC SYMBOLS CENTERLINE WINDOW TAG WALL TAG DOOR TAG KEYNOTE ROOM TAG GRID HEAD LEVEL HEAD SPOT ELEVATION SLOPE TRIANGLE CALLOUT HEAD SECTION/ ELEVATION HEAD INTERIOR ELEVATION HEAD REVISION TAG REVISION CLOUD NORTH ARROWPROJECT NORTHT RUE NORT H101 Name ElevationElevation +0.00 1i Elevation +0.00 Location 1 ?06 11 00.D5 1i 0 A101 1 6 4 Room name ABBREVIATIONS &And @ At (E)Existing (N)New ADJ Adjustable AFF Above Finished Floor ALUM Aluminum APPROX Approximately ARCH Architectural BLDG Building BLKG Blocking BM Beam BSMT Basement BDRM Bedroom BYND Beyond BOT Bottom CAB Cabinet CL Centerline CLG Ceiling CLR Clear CO Cased Opening COL Column CONC Concrete CONT Continuous CPT Carpet CLO Closet CONST Construction DET Detail DEPT Department DBL Double DEMO Demolish DIA Diameter DIM Dimension DN Down DR Door DWG Drawing DS Downspout EA Each EL Elevation ELEC Electrical ENG Engineer EQ Equal EXT Exterior FAR Floor Area Ratio FL Floor FO Face Of FND Foundation FPL Fireplace GA Gauge GC General Contractor GALV Galvanized GFCI Ground Fault Interrupter GYP Gypsum HT Height HR Hour HVAC Heating, Ventilating, And Air Conditioning ILO In Lieu Of IN Inch INSUL Insulation INT Interior LO Low MAT Material MAX Maximum MECH Mechanical MEMBR Membrane MIN Minimum MTL Metal MISC Miscellaneous N/A Not Applicable NIC Not In Contract NTS Not to Scale NO Number NOM Nominal OC On Center OBS Obscure OPG Opening PLUMB Plumbing PLYWD Plywood PNT Paint PBO Provided by owner RBR Rubber RCP Reflected Ceiling Plan REQD Required RM Room REFR Refridgerator RD Roof Drain SCH Schedule SECT Section SF Square Foot SIM Similar SPEC Specification SSTL Stainless Steel STL Steel STRUCT Structural STOR Storage SSD See Structural Drawings TBD To Be Determined TO Top Of TOC Top Of Curb TOS Top of Slab TYP Typical UON Unless Noted Otherwise U/S Underside VIF Verify In Field W/With W/O Without WH Water Heater WD Wood WDW Window DN DNEEEEEEEEEEEEEEEOOOOOOOOOOOOOOOO OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOS SS G GG W WW E EE D DD O OO DN DNE EEEEEEEEEEEEEEOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOD DDDDDDD DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD50'-0" N 87' - 11"E -11' - 1 25/32" +23.40 T.O.C. ELEVATION 24.45 REAR PROPERTY CORNER ELEVATION N 62' - 11 21/32"E -54' - 5 3/32" +26.71 REAR PROPERTY CORNER ELEVATION N -40' - 11 31/32"E 5' - 8 3/16" +24.10 FRONT PROPERTY CORNER ELEVATION +21.28 T.O.C. ELEVATION +21.67 FRONT PROPERTY CORNER ELEVATION N -16' - 0 7/16"E 48' - 10" N -25' - 6"E 54' - 4 1/16"N -50' - 5 13/16"E 11' - 0 11/16" 4'-0"15'-0"15'-0"120'-0"3'-0" 5'-0" 3'-0"20'-0"20'-0"G 4'-0"11'-0"W E 10'-0"21'-9"10'-0" 4'-0"56'-8"+/-4 1/2" / 12" +/-4 1/2" / 12"+/-4 1/2" / 12"+/-4 1/2" / 12"+/-4 1/2" / 12"+/-4 1/2" / 12"+/-4 1/2" / 12"+/-4 1/2" / 12"+/-4 1/2" / 12"UTILITY LEGEND G S W E WATER METER SEWER CLEAN OUT GAS METER ELECTRICAL METER BACKFLOW PREVENTION DEVICE DOWNSPOUT DIRECTION INDICATOR WATER LINE SEWER LINE GAS LINE OVERHEAD ELECTRICAL SERVICE DRAINAGE LINE FENCE B (E) TREE (E) SHADE BUSH W/ DIAMETER LESS THAN 6" SHRUBBERY ANNUALS (N) TREE SOFTSCAPE CONCRETE LANDSCAPING LEGEND 50'-0" 4'-0"15'-0"15'-0"120'-0"G 4'-0" W E 10'-0"21'-9"10'-0"4'-0"56'-8"4 1/4" / 12" 4 1/4" / 12"+/-4 1/2" / 12"+/-4 1/2" / 12"+/-4 1/2" / 12"+/-4 1/2" / 12"4 1/4" / 12"4 1/4" / 12"4 1/4" / 12"20'-0"20'-0"3'-0" 5'-0" 3'-0"11'-0" UP UP UP DN UP UP UP UP UP DN UP UP UP UP UP WALL LEGEND EXISTING WALL WALL TO BE DEMOLISHED PROPOSED WALL 1-HR FIRE RATED WALL CONSTRUCTION AT (E) EXTERIOR FRAMING NEW WALL W/ 1-HR FIRE RATED CONSTRUCTION OVERHEAD ROOF LINE OUTLINE OF WALLS BELOW A3.3 1 A3.0 1 A3.2 1 A3.1 1 1 A3.4 2 A3.4 10'-6 1/2"11'-7"38'-8 1/2"3'-9" 4'-3" 11'-6" EQ EQ 11'-6 1/2"13'-1 1/2"16'-8 1/2"22'-0"9'-9"4'-9"3'-5"3'-9"36'-0"37'-1 1/2"23'-11 1/2" GARAGE LAUNDRY/ SEWING ROOM MEDIA ROOM STORAGE BATH 1 STORAGE 3 STORAGE 2 HALL 1 10'-3" REF. PATIO W D (5'-6" CLG) (8'-8" CLG) (7'-6" CLG) (5'-11" CLG)38'-8 1/2"3'-9" 4'-3" 11'-6" EQ EQ 11'-6 1/2"13'-1 1/2"16'-8 1/2"22'-0"9'-9"3'-5"3'-9"36'-0"37'-1 1/2"23'-11 1/2" 10'-3" STORAGE 3 MEDIA ROOM LAUNDRY/ SEWING ROOM GARAGE STORAGE 1 BATH 1 STORAGE 2 PATIO HALL 1 REF. W D (5'-6" CLG) (8'-8" CLG) (7'-6" CLG) (5'-11" CLG) DN UP DN DN DN DN DN DN UP DN DN DN DN A3.3 1 A3.0 1 A3.2 1 A3.1 1 1 A3.4 2 A3.4 2'-0"9'-3" 23'-11 1/2" 36'-0"38'-8 1/2"1'-9"15'-2 1/2"37'-1 1/2"12'-3 1/2" 3'-6"EQEQ4'-6"4'-6"48" REF PANTRY 48" RANGE DW 12'-3 1/2"21'-0"3'-2 1/2"9'-8"23'-0 1/2"16'-10 3/4"3'-0"EQ EQ 13'-10 1/4"7'-9"EQEQ7'-10 1/4"6'-0"17'-1 1/4"ALIGN FAMILY ROOM CLOSET POWDER LIVING ROOM DINING ROOM FOYER KITCHEN HALL 2 LOWER PATIO DECK UPPER PATIO FRONT PORCH5'-0"CLEAREQ EQ WALL LEGEND EXISTING WALL WALL TO BE DEMOLISHED PROPOSED WALL 1-HR FIRE RATED WALL CONSTRUCTION AT (E) EXTERIOR FRAMING NEW WALL W/ 1-HR FIRE RATED CONSTRUCTION OVERHEAD ROOF LINE OUTLINE OF WALLS BELOW EQEQKITCHEN OFFICE POWDER LIVING ROOM DINING ROOM FRONT PORCH BREAKFAST ROOM FAMILY ROOM FOYER DECK STOR.BR.COATS EQ EQ 5'-0"CLEAR23'-11 1/2" 36'-0"38'-8 1/2"15'-2 1/2"37'-1 1/2"12'-3 1/2" 3'-6" 12'-3 1/2"21'-0"11'-4"13'-11 3/4"EQ EQ 14'-3"7'-9" 7'-10 1/4"6'-0"17'-1 1/4"PANRY REF. 11'-3 3/4"5'-11"5'-0"CLEAR DNDN A3.3 1 A3.0 1 A3.2 1 A3.1 1 1 A3.4 2 A3.4 8'-0" 1'-0"6'-0 1/2"13'-11 1/2"2'-0"12'-3"11'-10 1/2"12'-8 1/2"9'-11 1/4"10'-4 1/4"2'-4 1/2"6'-5 1/4"12'-5"13'-1 1/4"9'-1 3/4" EQ EQ 5'-0" 3'-4"2'-0"2'-0"31'-7"5'-4 3/4"9'-6"23'-11 1/2" 12'-4 1/2" 5'-0"8'-8"3'-6"5'-0 1/4"3'-7" 2'-4 1/2" BEDROOM 3 CLOSET BEDROOM 2 CLOSET BATH 3 HALL 3 MASTER CLOSET MASTER BEDROOM MASTER BATH 2'-5 1/4" DESK DESK 9'-2" 8'-4 1/2"3'-0"12'-0"EQ EQ WALL LEGEND EXISTING WALL WALL TO BE DEMOLISHED PROPOSED WALL 1-HR FIRE RATED WALL CONSTRUCTION AT (E) EXTERIOR FRAMING NEW WALL W/ 1-HR FIRE RATED CONSTRUCTION OVERHEAD ROOF LINE OUTLINE OF WALLS BELOW BEDROOM 3 BEDROOM 2 CLOSET MASTER BATH HALL 3 MASTER BEDROOM MASTER CLOSET BATH 3 CLOSET LINEN 8'-0"1'-0"6'-0 1/2"14'-5"2'-0"12'-3" 12'-8 1/2"9'-11 1/4"10'-4 1/4"2'-4 1/2"6'-5 1/4"12'-5"13'-1 1/4" 12'-3" 5'-0"3'-4"2'-0"2'-0"31'-7"5'-4 3/4"9'-6"23'-11 1/2" 5'-0"8'-8"3'-6"5'-0 1/4" 3'-7" 2'-4 1/2" 9'-2" 2'-0 1/2"11'-10 1/2"1'-11 3/4"SKYLIGHT OVERHEAD SKYLIGHT OVERHEAD 5'-0" LOWER LEVEL REAR OF HOUSE +20.71 FIRST FL. F.F. +30.25 SECOND FLOOR F.F. +40.13 FIRST FLOOR T.O. PLATE +39.00 SECOND FL. T.O. PLATE +47.63 AVG. TOC BALBOA +22.34 T.O. RIDGE +52.34 T.O.S. GARAGE +21.884'-8 1/2"7'-6"1'-1 1/2"8'-9"8'-4 1/2"1'-2"30'-0"AVG. (E) GRADE ELEVATION ON PROPERTY LINE AVG. (E) GRADE ELEVATION ON PROPERTY LINE +23.47+25.40 12'-0"12'-0"7'-6"7'-6"4 1/2" 12" LOWER LEVEL REAR OF HOUSE +20.71 FIRST FL. F.F. +30.25 SECOND FLOOR F.F. +40.13 FIRST FLOOR T.O. PLATE +39.00 SECOND FL. T.O. PLATE +47.63 AVG. TOC BALBOA +22.34 T.O. RIDGE +52.34 T.O.S. GARAGE +21.88 AVG. (E) GRADE ELEVATION ON PROPERTY LINE AVG. (E) GRADE ELEVATION ON PROPERTY LINE +23.47+25.40 12'-0"12'-0"4'-8 1/2"7'-6"1'-1 1/2"8'-9"8'-4 1/2"1'-2"30'-0"7'-6"7'-6"4 1/4" 12" 4 1/4" 12" 4 1/2" 12" +/- LOWER LEVEL REAR OF HOUSE +20.71 FIRST FL. F.F. +30.25 SECOND FLOOR F.F. +40.13 FIRST FLOOR T.O. PLATE +39.00 SECOND FL. T.O. PLATE +47.63 AVG. TOC BALBOA +22.34 T.O. RIDGE +52.34 T.O.S. GARAGE +21.88 4'-8 1/2"7'-6"1'-1 1/2"8'-9"9'-6 1/2"30'-0"LOWER LEVEL REAR OF HOUSE +20.71 FIRST FL. F.F. +30.25 SECOND FLOOR F.F. +40.13 FIRST FLOOR T.O. PLATE +39.00 SECOND FL. T.O. PLATE +47.63 AVG. TOC BALBOA +22.34 T.O. RIDGE +52.34 30'-0"T.O.S. GARAGE +21.88 4'-8 1/2"7'-6"1'-1 1/2"8'-9"9'-6 1/2"MAX.5'-10 1/2" LOWER LEVEL REAR OF HOUSE +20.71 FIRST FL. F.F. +30.25 SECOND FLOOR F.F. +40.13 FIRST FLOOR T.O. PLATE +39.00 SECOND FL. T.O. PLATE +47.63 AVG. TOC BALBOA +22.34 T.O. RIDGE +52.34 4'-8 1/2"7'-6"1'-1 1/2"8'-9"9'-6 1/2"AVG. (E) GRADE ELEVATION ON PROPERTY LINEAVG. (E) GRADE ELEVATION ON PROPERTY LINE +23.47 +25.4012'-0"12'-0"7'-6"7'-6"+/-4'-8 1/2"30'-0"LOWER LEVEL REAR OF HOUSE +20.71 FIRST FL. F.F. +30.25 SECOND FLOOR F.F. +40.13 FIRST FLOOR T.O. PLATE +39.00 SECOND FL. T.O. PLATE +47.63 AVG. TOC BALBOA +22.34 T.O. RIDGE +52.34 4'-8 1/2"7'-6"1'-1 1/2"8'-9"9'-6 1/2"AVG. (E) GRADE ELEVATION ON PROPERTY LINEAVG. (E) GRADE ELEVATION ON PROPERTY LINE +23.47 +25.4012'-0"12'-0"7'-6"7'-6"30'-0" LOWER LEVEL REAR OF HOUSE +20.71 FIRST FL. F.F. +30.25 SECOND FLOOR F.F. +40.13 FIRST FLOOR T.O. PLATE +39.00 SECOND FL. T.O. PLATE +47.63 AVG. TOC BALBOA +22.34 T.O. RIDGE +52.34 30'-0"4'-8 1/2"7'-6"1'-1 1/2"8'-9"9'-6 1/2"LOWER LEVEL REAR OF HOUSE +20.71 FIRST FL. F.F. +30.25 SECOND FLOOR F.F. +40.13 FIRST FLOOR T.O. PLATE +39.00 SECOND FL. T.O. PLATE +47.63 AVG. TOC BALBOA +22.34 T.O. RIDGE +52.34 4'-8 1/2"7'-6"1'-1 1/2"8'-9"9'-6 1/2"30'-0" LOWER LEVEL REAR OF HOUSE +20.71 FIRST FL. F.F. +30.25 SECOND FLOOR F.F. +40.13 FIRST FLOOR T.O. PLATE +39.00 SECOND FL. T.O. PLATE +47.63 AVG. TOC BALBOA +22.34 T.O. RIDGE +52.34 30'-0"4'-8 1/2"7'-6"9'-10 1/2"7'-11"1'-7 1/2"FAMILY ROOM MEDIA ROOM BEDROOM 2 HALL 3 FOYER HALL 1 STORAGE HALL 2 5'-11"5'-11"11'-2 1/2"8'-8"8'-9"7'-6"7'-6"8'-0"LOWER LEVEL REAR OF HOUSE +20.71 FIRST FL. F.F. +30.25 SECOND FLOOR F.F. +40.13 FIRST FLOOR T.O. PLATE +39.00 SECOND FL. T.O. PLATE +47.63 AVG. TOC BALBOA +22.34 T.O. RIDGE +52.34 30'-0"STORAGE 3 MEDIA ROOMLAUNDRY/ SEWING ROOM FAMILY ROOM MASTER CLOSET HALL 3 BATH 3 KITCHEN 8'-9"5'-6"1'-7 1/2"7'-11"9'-10 1/2"7'-6"4'-8 1/2"8'-8"A3.4 3 5'-6"3'-7"5'-6"8" City of Burlingame Conditional Use Permit and Parking Variance Address: 1669 Bayshore Highway, Unit B Meeting Date: January 22, 2018 Request: Application for Conditional Use Permit for a commercial recreation use (CrossFit studio) and Parking Variance. Applicant: Craig Ranier Gadduang, Marvelous Performance APN: 026-302-530 Architect: Blaise Descollonges, RSS Architecture Lot Area: 52,898 SF Property Owner: 1669 & 1699 Bayshore LLC Zoning: IB Bayfront Specific Plan: Office and Warehouse; Bayshore Overlay Area Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (a) which states that Interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveniences are exempt from environmental review. Project History: This application is the result of code enforcement complaints about the business due to its operating in a location where their use is not permitted . Prior to operating business at the current location, the applicant opened a CrossFit (commercial recreation) studio at 384 Beach Road, zoned APS (Anza Point South), in January 2014. Commercial recreation uses are prohibited in the APS Zoning District (Code Section 25.49.030 (f)). Based on a complaint and partial inspection conducted at the site, a Code Enforcement case (#CE14-0109) was opened on December 22, 2014 for operating in a non-permitted zone. A letter (dated January 5, 2015) was sent to the property owner, from the former Code Compliance Officer, to notify them about the violation. In October 2016, the current Code Compliance Officer took over the case. The applicant made contact with the Planning Division to seek out other site locations within the City that permits commercial recreation uses. Only the SL (Shoreline Area) Zoning District permits commercial recreation uses by-right. Other zoning districts where commercial recreation is allowed require a Conditional Use Permit, and in many instances also require a Parking Variance depending on the nature of the site and building . Based on a deadline provided by the Code Compliance Officer, the applicant moved out of 384 Beach Road in December 2016. The Planning Division was notified in early March 2017 that a CrossFit studio was operating at 1669 Bayshore Highway, zoned IB (Inner Bayshore). Based on this complaint, a code enforcement case was opened on March 13, 2017 (#CE17-0026) and a ‘Notice of Violation’ (dated March 13, 2017) was sent to the applicant and property owner. In the IB Zoning District, commercial recreation uses with a Conditional Use Permit are allowed to operate at properties that have frontage on Bayshore Highway (Code Section 25.43.045 (b)(3)). The parcel has frontages on both Bayshore Highway and Stanton Road. On March 16, 2017, the applicant submitted Planning application fees for a Conditional Use Permit and Parking Variance; a completed application to the Planning Commission and plans were submitted on April 13, 2017. Project Description: The applicant, Craig Ranier Gadduang of Marvelous Performance, is requesting a Conditional Use Permit and Parking Variance to operate a CrossFit studio at 1669 Bayshore Highway, zoned IB. The existing multi-tenant building consists of three tenant spaces/units and two tenants : the applicant (Unit B, commercial recreation use) and Joe’s Café (Unit A, food establishment/restaurant use). The third tenant space (Unit C) is vacant. Prior to Marvelous Performance, the furniture store business Repo Depot occupied both Units Item No. 7a Regular Action Items Conditional Use Permit and Parking Variance 1669 Bayshore Highway 2 B and C from 1981 until it closed operations in 2014 . Please refer to the attached Letter of Explanation and the Commercial Application to review the proposed commercial recreation use and the proposed hours. The applicant notes that the CrossFit studio offers both small group classes (60 minutes long for each class session) and personal training. T he current and projected maximum number of employees (full-time and part-time) that would be on-site at any one time is 8 to 12 and the current and projected maximum number of clients on-site at any one time is 25 to 30 for a total maximum of 33 to 42 people on-site at any one time. The applicant also indicates that the business intends to remain at 1669 Bayshore Highway, Unit B for a duration less than 5 years. There are a total of 57 on-site parking spaces which includes 1 ADA compliant parking space; of this total, 19 on-site parking spaces are designated for Marvelous Performance (includes the 1 ADA compliant parking space). With the proposed use, a total of 76 on -site parking spaces are required where 48 on -site parking spaces were required for the previous uses. The applicant is requesting a 28-space Parking Variance. Please refer to the table below for a breakdown of the uses and par king required on-site. The applicant is requesting approval of the following applications:  Conditional Use Permit for a commercial recreation use (CrossFit studio proposed) (Code Section 25.43.045(b)(3)); and  Parking Variance for an incremental increase in the number of parking spaces required on-site due to the conversion of warehouse space to a commercial recreation use (increase of 28 spaces) (Code Section 25.70.040). This space intentionally left blank. Conditional Use Permit and Parking Variance 1669 Bayshore Highway 3 1669 Bayshore Highway Lot Area: 52,898 SF Plans date stamped: September 1, 2017 PREVIOUS/EXISTING PROPOSED ALLOWED/REQ’D Use : (includes total SF, parking ratio, and parking required) Unit A (Joe’s Café) restaurant 1,864 SF (1:200 SF, 10 spaces) Unit B (formerly Repo Depot) office 1,516 SF (1:300 SF, 6 spaces) storage 164 SF (1:1,000 SF, 1 space) warehouse 7,330 SF (1:1,000 SF, 8 spaces) Unit C (formerly Repo Depot) furniture store 13,526 SF (1:600 SF, 23 spaces) Unit A (Joe’s Café) no change Unit B (Marvelous Performance)1 office 1,467 SF (1:300 SF, 5 spaces) storage 213 SF (1:1,000 SF, 1 space) warehouse 153 SF (1:1,000 SF, 1 space) commercial recreation 7,177 SF (1:200 SF, 36 spaces) Unit C (formerly Repo Depot) no change, currently vacant commercial recreation use allowed with a Conditional Use Permit if located on a property with frontage on Bayshore Highway (Code Section 25.43.045 (b)(3)).1 Parking: 48 spaces required (in total) 76 spaces required (in total) Variance required for intensification of use (28 parking space increase) Total On-Site Parking: 58 spaces provided 57 spaces provided (including 1 ADA space) existing uses: 48 spaces proposed uses: 76 spaces Staff Comments: See attached memos from the Engineering, Building, Fire, Parks, a nd Stormwater Divisions. Conditional Use Permit and Parking Variance 1669 Bayshore Highway 4 Study Meeting: At the Planning Commission study meeting on November 13, 2017, the Commission had a few questions regarding this application (November 13, 2017 Planning Commission Minutes attached). The following is a summary of the Commission’s questions and respective responses: Were any of the code enforcement complaints related to parking? None of the complaints were related to parking. Code enforcement is primarily due to the fact that the business was operating in a zoning district where commercial recreation use is not permitted without a Conditional Use Permit. What is the justification for the Variance? The applicant has conducted their own parking survey to demonstrate that the parking on -site is sufficient for their use. Please see the applicant’s response letter and parking photos in the attachments. How many people are on site on a typical day? At the Study meeting, the applicant stated that class sizes are limited and that there is a range of 10 -20 people in each class. The applicant has also pulled attendance records over specific time periods and found that the overall average class size is less than 15 people; most classes have an average attendance of 10 people or less. For more detail, please see applicant’s resp onse letter and attendance reports in the attachments. Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.52.020, a -c): (a) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; (b) The proposed use will be located and conducted in a manner in accord with the Burlingame general plan and the purposes of this title; (c) The planning commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of this title and to ass ure operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general vicinity. Required Findings for Parking Variance: In order to grant a Parking Variance the Planning Commission must find that the following conditions exist on the property (Code Section 25.54.020 a -d): (a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; (b) the granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship; (c) the granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and (d) that the use of the property will be compatible with the aesthetics , mass, bulk and character of existing and potential uses of properties in the general vicinity. Conditional Use Permit and Parking Variance 1669 Bayshore Highway 5 Suggested Variance Findings (Parking): That the proposed commercial recreation use operates in a less intense manner than typical gymnasiums because it will be used for personal training and will therefore generate less traffic and fewer parking needs. The other existing tenant on the site has been made aware of the application and supports the use. Operating before and after main hours of neighboring busine sses, the attendance reports, and the parking survey indicate available on -site parking during the hours of operation proposed for the commercial recreation use and that the site can therefore accommodate the proposed use. 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 September 1, 2017, sheets A0.0 through A4.0; and that the business owner shall apply for a Burlingame Business License prior to submitting to the Building Division for the required Building permit; 2. that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls or increasing the size of the mezzanine, shall require an amendment to this conditional use permit; 3. that any changes in operation, floor area, use, number of employees, or number of customers shall require an amendment to this use permit; 4. 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 s ite work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 5. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new constructi on 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; 6. that if the structure is demolished or the envelope chang ed at a later date, or if the use in the existing space is changed, the parking variance as well as any other exceptions to the code granted here will become void; and 7. that the project shall meet all the requirements of the California Building and Unif orm Fire Codes, 2013 Edition, as amended by the City of Burlingame. ‘Amelia Kolokihakaufisi Associate Planner c. Craig Ranier Gadduang, Marvelous Performance, applicant Blaise Descollonges, RSS Architecture , architect Conditional Use Permit and Parking Variance 1669 Bayshore Highway 6 Attachments: November 13, 2017 Planning Commission Minutes Applicant’s Response Letter Parking Photos Attendance Reports Updated Commercial Application Letter of Support from Joe’s Cafe Application to the Planning Commission Commercial Application Letter of Explanation from Applicant Conditional Use Permit Application Parking Variance Application Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed November 3, 2017 Aerial Photo City of Burlingame Design Review and Special Permit Address: 1245 Cabrillo Avenue Meeting Date: January 22, 2018 Request: Application for Design Review and Special Permit for building height for a first and second story addition to an existing single family dwelling and new detached garage. Applicant and Designer: Chu Design Associates APN: 026-171-050 Property Owners: Eric and Jennifer Lai Lot Area: 6,119 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The existing two-story house and two-story detached accessory structure contain 2,793 SF (0.46 FAR) of floor area. The applicant is proposing to demolish the existing accessory structure, build a new detached garage and add onto the first and second floors of the existing house. The proposed project will increase the total floor area to 3,257 SF (0.53 FAR), where 3,278 SF (0.53 FAR) is the maximum allowed. The project is 21 SF below the maximum allowable floor area and is therefore within 1% of the maximum allowed FAR. The roof ridge of the existing house measures 30’-2” above average top of curb. The applicant is proposing to match the existing roof ridge at the addition. Therefore, a request for a Special Permit is required for overall building height (30’-2” proposed where between 30’-0” and 36’-0” is allowed with a Special Permit). The existing house has four bedrooms and there is no change in the number of bedrooms with this project. Two parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the new detached garage (10’ x 20’ clear interior dimensions); one uncovered parking space (9’ x 20’) is provided in the driveway. All other Zoning Code requirements have been met. Planning staff would note that Easton Creek runs along the rear of the property. The existing two-story accessory structure, which contains a garage and storage areas, will be removed as a part of this project. A portion of the rear of the accessory structure extends beyond the top of creek bank (see sheets A.2.1 and Topographic Survey Plan). No improvements are proposed beyond the top of bank after the accessory structure is removed. The proposed detached garage is located above the top of bank (see sheets A.2 and L1.0). The application includes removing a protected size Lawson cypress (Port Orford cedar), measuring 35.8 inches in diameter and located in the rear third of the lot. The arborist report, prepared by Kielty Arborist Services (Kielty), dated December 15, 2017 (attached), notes that the tree is in fair condition and that “the poor location of the tree being surrounded by non-pervious paving has caused the aggressive surface roots to cause severe damage to the property”. In order for it to be located above the top of creek bank, the new detached garage is proposed to be built closer to the cypress tree than the existing garage. This will require severing a high percentage of surface roots, resulting in 35-40% root loss and causing a poor performing unstable tree. Kielty notes that “impacts to the tree will be moderate to severe with decline expected in the tree” and that “root loss will also reduce the structural integrity of the tree.” Kielty recommends removing the existing cypress tree and replacing it with a red maple or Chinese pistache or comparable tree planted in a location where it will thrive without damaging the new detached garage. Two new Japanese maple trees, one at the front and one at the rear of the site, are proposed on the site (see Landscape Plan, sheet L1.0). In his memo dated December 27, 2017, the City Arborist notes that an application for a Protected Tree Removal Permit to remove the cypress tree “was denied in December 2016 because the tree was in good condition and there was no effort to explore a means to preserve the tree and eliminate tripping hazard”. His memo also acknowledges Item No. 9a Design Review Study Design Review and Special Permit 1245 Cabrillo Avenue 2 that an application is now being proposed on the site that would adversely affect the tree and notes that “the tree will most likely be approved for removal since the demolition and construction of the new garage and patio will damage the roots and cause the tree to decline.” A Protected Tree Removal Permit will be required for removal of the cypress tree. The City Arborist notes that it will not be effective until the Planning Commission review and approves the project. The applicant is requesting the following applications:  Design Review for a first and second story addition to an existing single family dwelling and new detached garage (C.S. 25.57.010 (a) (2)); and  Special Permit for overall building height (30’-2” existing and proposed where between 30’-0” and 36'-0" is allowed with a Special Permit) (C.S. 25.26.060 (a) (1)). 1245 Cabrillo Avenue Lot Area: 6,119 SF Plans date stamped: January 8, 2018 EXISTING PROPOSED ALLOWED/REQ'D SETBACKS Front (1st flr): (2nd flr): 17'-1" 19’-7” no change no change 18'-9" (block average) 20'-0" Side (left): (right): 1'-6" ¹ 10'-6" no change (1st floor) 8’-4” (2nd floor) 11’-3” (1st floor) 10’-6” (2nd floor) 4'-0" 4'-0" Rear (1st flr): (2nd flr): 39'-0" 65’-0” 40’-7” 49'-7" 15'-0" 20'-0" Lot Coverage: 2498 SF 40.8% 2420 SF 39.5% 2447 SF 40% FAR: 2793 SF 0.46 FAR 3257 SF 0.53 FAR 3278 SF ² 0.53 FAR # of bedrooms: 4 4 --- Off-Street Parking: 1 covered 1 uncovered 1 covered (10’ x 20') 1 uncovered (9' x 20') 1 covered (10' x 20') 1 uncovered (9' x 20') Building Height: 30'-2" 30'-2" ³ 30'-0" DH Envelope: complies complies C.S. 25.26.075 ¹ Existing nonconforming left side setback. ² (0.32 x 6,119 SF) + 1100 SF + 220 SF = 3,278 SF (0.53 FAR) ³ Special Permit requested for overall building height (30’-2” existing and proposed where between 30’-0” and 36'-0" is allowed with a Special Permit). Design Review and Special Permit 1245 Cabrillo Avenue 3 Staff Comments: See attached memos from the Parks and Engineering Divisions. Ruben Hurin Senior Planner c. Chu Design Associates, applicant and designer Eric and Jennifer Lai, property owners Attachments: Application to the Planning Commission Special Permit Application Report Prepared by Kielty Arborist Services, dated December 15, 2017 Staff Comments Notice of Public Hearing – Mailed January 12, 2018 Aerial Photo N 34°56'16" E 119.87'N 34°56'16" E 124.87'S 55°03'44" E25.00'S 34°56'16" W5.00'S 55°03'44" E 25.00'S 55°03'44" E 50.00'464746464646454445444 4 4343434242426"PRIVET32"CEDAR13"BIRCH6"PEAR12"PRUNUS8"ESCALLONIA16"PITTOSPORUM12"PITTOSPORUM8"RHUS8"RHUS8"RHUS8"RHUS18"GINKGO222222233336444668857777533311111111111111111111111111111188333BAG1G1G1RESIDENCE(E)GARAGE(N)C A B R I L L O A V E N U E50' R.O.W.(E)LAWN(N)UNIT PAVERDRIVEWAYCONCRETE(N)UNIT PAVERDRIVEWAYCONCRETE(E)VEGETATION(E)LAWN(E)PORCH(E)PORCH(E) FENCINGTO REMAIN(E) FENCINGTO REMAINADJACENTBUILDINGADJACENTBUILDING(E) WALLTO REMAIN(N) WOODFENCING*MATCH (E)(E) EVERGREENTREES(E) FENCINGTO REMAIN(E) TREESTO REMAIN(E) WATERMETER(E) CONCRETESIDEWALK(E) BIRCHTREE TOREMAIN(E) TREESTO REMAIN(E) CEDARTREE TO BEREMOVED(E) FENCINGTO REMAIN(E) STEPS(E) LANDING /STEPS(E) VEGETATION(E) CONCRETEDRIVEWAY APRON46474646464645444544444343434242 42RESIDENCE(E)GARAGE(N)C A B R I L L O A V E N U E50' R.O.W.ADJACENTBUILDINGADJACENTBUILDING(E)IRRIGATION(E)IRRIGATION(N) VALVE*CONNECT TO (E)IRRIGATION MAINLINEL1.0DATE:NOVEMBER 21, 2017SCALE: 1/8" = 1'-0"LANDSCAPE PLANTITLE:SHEET NO:PLANLANDSCAPEREVISIONSLAI RESIDENCE 1245 CABRILLO AVE. BURLINGAME, CALIFORNIASCALE: 1/8" = 1'-0"IRRIGATION PLANPLANTING NOTES1. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD QUANTITIES PRIOR TO SUBMITTING BID FOR WORK.2. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST STANDARDS OF NURSERY STOCK, PUBLISHED BY THE AMERICAN NURSERY & LANDSCAPEASSOCIATION.3. PLANT MATERIAL CANNOT BE GUARANTEED AS DEER RESISTANT DUE TO CHANGING HABITS OF DEER.4. ALL PLANTING AREAS SHALL BE COVERED WITH A LAYER OF BARK MULCH TO A MINIMUM DEPTH OF 2 INCHES, WITH A CHIP SIZE OF NO LESS THANONE INCH. A 2 INCH LAYER OF GREENWASTE MULCH UNDER THE BARK MULCH IS RECOMMENDED.5. SOIL AMENDMENTS SHALL BE USED AS NECESSARY. SOIL AMENDMENT SHALL BE FREE OF DEBRIS. ROCKS LARGER THAN ONE INCH DIAMETERWILL NOT BE PERMITTED. SOIL AMENDMENTS ARE NOT PERMITTED IN TYPICAL NATIVE PLANT LANDSCAPE AREAS.6. PLANTING HOLES SHALL GENERALLY BE 2x - 3x THE SIZE OF THE ROOT BALL. THE WALLS AND BASES OF PLANT HOLES SHALL BE SCARIFIED.HOLES SHALL BE BACKFILLED WITH 5% ORGANIC COMPOST & 95% EXISTING SOIL. PLANTING HOLES OF NATIVE PLANT MATERIAL SHOULD BEINOCULATED WITH MYCORRHIZAL FUNGI, PER MANUFACTURER'S SPECS.7. TREES SHALL BE STAKED WITH TWO PRESSURE TREATED 2" DIA. POLES. TREE TRUNK SHALL BE SECURED WITH TWO RUBBER TIES OR STRAPSFORMING A FIGURE-EIGHT BETWEEN TRUNK AND STAKE.8. RESIDUAL WEED PRE-EMERGENT SHALL BE APPLIED BY THE CONTRACTOR AS NECESSARY. APPLICATION SHALL BE ACCORDING TOMANUFACTURER'S INSTRUCTIONS.9. LAWN SHALL NOT BE INSTALLED ON SLOPES GREATER THAN 25%. ALL TURF AREAS SHALL BE FERTILIZED AT TIME OF INSTALLATION.RAINBIRD XERI-POP W/ MPR NOZZLEHUNTER MPR40 BODY W/ MP ROTATOR SERIES30-55(C)-CORNER, (1)-1000 etc.(5)-5 SERIES, (8)-8 SERIESCL(L)-LEFT, (S)-SIDE, (R)-RIGHTRAINBIRD XERI-POP W/ SQ NOZZLE(Q)-QUARTER, (H)-HALF, (F)-FULL5FILTER / PRESSURE REGULATORFEBCO 825Y REDUCED PRESSURE ASSEMBLYPVC SCH 40 SLEEVINGIRRIGATION LEGENDDESCRIPTIONPVC SCH 40 LATERAL PIPINGPVC SCH 40 MAINLINEIRRITROL 100 SERIES CONTROL VALVESHUT-OFF VALVESYMUNDER ALL PAVING / WALLS AS NEEDED PER MFR'S SPECSSIZING TBD BY CONTRACTORW/ GLOBE VALVEW/ SHUT-OFF VALVESBRASS BALL VALVEREMARKSSEE PLAN FOR SIZINGW/ WEATHER STATIONWEATHERMATIC SMARTLINE SERIES CONTROLLERHOSEBIB30" TALL BRASS LINE & FIXTURE60-10030-55--60-10060-100-175 max.PSI30-5510-3060-10020-5020-50RAINBIRD XERI-BUBBLER SPIKE *NOT SHOWNAS NEEDED, SEE DETAIL15-30-INSTALL PER MFR'S SPECSHUNTER MPR40 BODY W/ MP STRIP SERIESGPM.07-2.63.14-.55-----.02-.41.13-.52.02-.22------QSIZING TBD BY CONTRACTORIRRIGATION METHODWATER USE(SPY: SPRAY DRP: DRIP BUB: BUBBLER SUB: SUB-SURFACE)(VL: VERY LOW L: LOW M: MEDIUM H: HIGH MX: MIXED)MXDRPNETAFIM TECHLINE CV DRIPLINENETAFIM TECHLINE CV (SUBSURFACE)IRRIGATION NOTES1. THE CONCEPTS ON THE IRRIGATION PLAN ARE SCHEMATIC MINIMUM REQUIREMENTS, THE FULL EXTENT OF WHICH ARE TO BE DETERMINED BY THECONTRACTOR. THE CONTRACTOR SHALL MAKE ADJUSTMENTS AS NECESSARY BASED ON ACTUAL SITE CONDITIONS.2. ALL IRRIGATION SYSTEM COMPONENTS SHALL BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS. MANUFACTURER'S SPECIFICATIONSSUPERSEDE ANY SPECS ON THESE PLANS / DETAILS.3. IRRIGATION SYSTEM SHALL USE PRESSURE REGULATORS AS NEEDED TO KEEP ALL COMPONENTS WITHIN OPTIMAL PSI RANGE, PERMANUFACTURER'S SPECS.4. CONTROLLER TYPE SHALL BE A SMART CONTROLLER. RAIN SENSORS AND / OR WEATHER STATIONS ARE RECOMMENDED.5. CONTROLLER SHALL BE SET TO IRRIGATE BETWEEN THE HOURS OF 8PM AND 10AM. CONTROLLER SHALL BE SET TO IRRIGATE DEEPLY AND LESSFREQUENTLY TO ENCOURAGE DROUGHT RESISTANT ROOT GROWTH. IRRIGATION SCHEDULE TO BE DETERMINED BY AUDITOR / CONTRACTOR.6. PIPING BETWEEN THE WATER METER AND A REDUCED PRESSURE ASSEMBLY SHALL BE BRASS OR COPPER TYPE 'K'.7. THE BOTTOM OF THE REDUCED PRESSURE ASSEMBLY SHALL BE INSTALLED MIN. 12" ABOVE THE GROUND.8. A 100 MESH FILTER SHALL BE INSTALLED ON THE MAINLINE BEFORE THE REDUCED PRESSURE ASSEMBLY.9. VALVES SHALL BE HOUSED IN WEATHER-PROOF PLASTIC BOXES, WITH LOCKABLE LIDS MARKED WATER.10. CONTROL WIRE CONNECTIONS SHALL BE MADE WITH WATERPROOF PLASTIC WIRE NUTS.11. MAIN SUPPLY LINES & FITTINGS SHALL BE PVC SCH 40, SIZE AS NOTED ON PLAN, BURIED 12" - 16" DEEP.12. LATERAL SUPPLY LINES & FITTINGS SHALL BE PVC SCH 40, SIZE TO BE DETERMINED BY CONTRACTOR, BURIED 9" - 12" DEEP.13. FLEXIBLE POLY PIPE TO BE 12" -34", DETERMINED BY CONTRACTOR . ALL 14" FLEXIBLE DISTRIBUTION LINES TO BE A MAXIMUM OF 5'-0" IN LENGTH& ARE TO BE STAKED.14. BUBBLERS SHALL BE SPACED TO CREATE AN EVEN WET ZONE ABOUT THE SIZE OF THE CANOPY OF ALL NEW SHRUBS, NEW TREES & EXISTINGIMMATURE NON-NATIVE TREES. BUBBLERS SHALL BE PLACED TO AVOID AS MUCH AS POSSIBLE IRRIGATING OAK TREES & ANY OTHER EXISTING,MATURE NATIVE OR DROUGHT TOLERANT PLANTS.15. HOSE BIBS SHALL BE MOUNTED ON GALVANIZED STEEL RISERS 30" ABOVE FINISHED GRADE. SECURE TO A #4 STEEL BAR DRIVEN 18" INTOSOLID GROUND.16. CHECK VALVES SHALL BE INSTALLED ON ALL DOWNHILL DRIPLINE & DISTRIBUTION LINE.17. RISER HEIGHT IN LAWN AREAS SHALL BE 4". RISER HEIGHT IN MEADOW AREAS AND OTHER LANDSCAPE AREAS SHALL BE 12". THE RISERS FORSPRINKLERS ON SLOPES SHALL BE SET APPROXIMATELY PERPENDICULAR TO THE PLANE OF THE SLOPE.18. IF LOCATION OF A SUPPLY LINE INTERFERES WITH THE DRILLING OF THE PLANT HOLES, THE PLANT HOLES SHALL BE LOCATED AS TO CLEAR THESUPPLY LINES.18. ALL LINES SHALL BE THOROUGHLY FLUSHED OUT PRIOR TO ATTACHMENT OF VALVES, SPRINKLERS, EMITTERS, & OTHER TERMINAL FITTINGS.19. THE CONTRACTOR SHALL MAKE FINAL ADJUSTMENTS TO THE IRRIGATION SYSTEM TO ENSURE PROPER COVERAGE AND PREVENT WATER RUN-OFFAND EXCESS SPRAY.20. ALL SPRAY AND DRIP ZONES TO BE MIN. 5'-0" AND PREFERABLY 10'-0" AWAY FROM OAK TREE TRUNKS.7/31/19 PROJECT LOCATION 2683 Summit Drive Item No. 9c Design Review Study City of Burlingame Design Review, Special Permit and Variance Address: 2683 Summit Drive Meeting Date: January 22, 2018 Request: Design Review for the new second-story, Special Permit for height, and Variance for front setback of the second-story addition. Applicant and Designer: Samaneh Nili, TRG Architects+ Interior Design APN: 029-182-140 Property Owners: Sunil and Katherine Koshie Lot Area: 10,164 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is located on Summit Drive on the second lot from the corner in the Hillside Area Construction Region . The site is located on a sloping lot, which slopes from back to front with a grade difference of 15 feet from the average at the rear property line (112.76’) to the average top of the curb (97.85’). The applicant proposes to extend the kitchen, family room and living room on the first-floor and move the master bedroom on the second-floor. The proposed project will contain a living/dining room, a family room, an office and a guest bedroom on the first-floor and three (3) bedrooms on the second floor, making it a total of four (4) bedrooms in the house. The total proposed floor area of the project is 3711 SF (0.36 FAR), where 4352 SF (0.42 FAR) is the maximum allowed (including covered porch exemptions). The proposed house is 641 SF below the maximum allowed floor area and 1626 SF below the maximum permissible lot coverage, where 2444 SF (24%) is the lot coverage proposed and 4070 SF (40%) is the maximum allowed as per the code. The existing front setback of the house is 24’-6” and there is a block average of 46’-0” on Summit Drive. The new second-story is proposed to be built keeping the same setback as the existing f irst-story 24’-6”, and therefore, the applicant requests for a Variance to the second-story front setback requirement. All other setbacks comply. The proposed height is 35’-11” and an application for Special Permit for height greater than 30 feet is also requested for the project. The existing house has three (3) bedrooms and would increase to four (4) bedrooms, which requires two parking spaces, one of which must be covered. The house has an existing two (2) car attached garage with (clear interior dimensions 19’-4 ½” X 19’-5”) and therefore meets the current parking code requirements, which requires one covered (10’-0” X 20’-0”) space and one uncovered (9’-0” X 20’-0”) parking space. A new driveway is also proposed with the construction, which would remove three trees from the front yard (one 8” Oak, one 12” Oak and one 17” multi-trunk Pine). These are not protected trees. All other Zoning Code requirements have been met. The applicant requests the following applications: ▪ Design Review for a second story addition (C.S. 25.57.010 (a) (2)); ▪ Variance for front setback for the second-story which is less than block average of 46’-0” (C.S. 25.26.072 (3)); and ▪ Special Permit for building height between thirty (30) and thirty-six (36) feet (35’-5” proposed) (C.S. 25.26.060 (a) (1)). Item No. 9c Design Review Study Design Review, Special Permit and Variance 2683 Summit Drive -2- 2683 Summit Drive Lot Area: 10,164 SF Plans date stamped: January 5, 2018 EXISTING PROPOSED ALLOWED/REQ'D SETBACKS Front (1st flr): (2nd flr): 24'-6" --- 24'-6" 24'-6" 1 15'-0" or block average 46'-0" (block average) Side (left): (right): 10'-0" 10’-0” 7’ 2 3/8” 10’-0” 7'-0" 7'-0" Rear (1st flr): (2nd flr): 35’-1 ½” --- 35’- 1 ½” 35’-1 ½” 15'-0" 20'-0" Lot Coverage: 2,430 SF 23.9% 2,444 SF 24% 4,070 SF 2 40% FAR: 2,250 SF 0.22 FAR 3,711 SF 0.36 FAR 4,352 SF 3 0.42 FAR # of bedrooms: 3 4 --- Parking: 2 covered (19-4 ½” x 19'-5”) 1 uncovered No change 1 covered (10' x 20') 1 uncovered (9' x 20') Height: 26'- 5 7/8” 35'-11" 4 30'-0" DH Envelope: --- complies CS 25.26.075 1 Variance required for second-story front setback less than the block average of 46’. 2 (0.40 X 10,164 SF) = 4,070 SF (40%) 3 (0.32 x 10,164 SF) + 1100 SF = 4,352 SF (0.42 FAR). 4 Special Permit required for height greater than 30’-0”. Staff Comments: See attached memos from the Chief Building Official, Fire Division, Engineering Division, Parks Division, and Stormwater Division. 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 th e neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Design Review, Special Permit and Variance 2683 Summit Drive -3- Required Findings for Variance: In order to grant a Variance, the Planning Commission must find that the following conditions exist on the property (Code Section 25.54.020 a -d): (a) there are exceptional or extraordinary circumstances or conditions applicable to the pr operty involved that do not apply generally to property in the same district; (b) the granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss o r unnecessary hardship; (c) the granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and (d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing and potential uses of properties in the general vicinity. 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. Sonal Aggarwal Contract Planner c. Samaneh Nilli, applicant and architect Sunil and Katherien Koshie, property owners Attachments: Application to the Planning Commission Variance Form Special Permit Form Staff Comments Notice of Public Hearing – Mailed January 12, 2018 Aerial Photo 1014 Howard Ave, San Mateo, CA 94401 ● 650.579.5762 voice ● 650.579.0115 fax ● admin@trgarch.com January 10, 2018 Planning Commission City of Burlingame 501 Primrose Road Burlingame, CA 94010 Re: 2683 Summit Dr. Dear Commissioner, Thank you for reviewing this proposal to remodel the house at 2683 Summit Dr. This is a deceptively tricky site to work with, and we have strived to find the best composition of elements possible. The project requirement for a special permit for height due to topography, and setback variance to b uild on top of the existing footprint, are addressed in the other write-ups, and will be covered in detail at the meeting. For the owners, the most concerning issue with the is the dangerous existing driveway. In its current configuration, it is extremely steep, and backing out is hazardous for both the residents and those driving on Summit. There is virtually no visibility for one when backing out right into a blind curve where traffic certainly moves at least at the speed limit. We studied numerous options to improve the situation; lowering the garage to lessen the slope of the driveway, moving the garage to the other side of the house etc… What we are proposing is to lengthen the driveway in order to reduce its pitch, and enter into Summit Dr. further away from the blind curve to improve visibility for all. There has been an ongoing effort to reach out to immediate neighbors, to share the plans, and assess any potential impacts; especially the neighbor to the left. The owners of 2683 Summit (this proje ct) left a letter with their contact information early on in the design process. Once plans were developed, a complete set of drawings, including 3D images, was delivered to the neighbor with additional contact information. Thanks for taking the time to review this project. We look forward to the meeting. Sincerely, Randy Grange AIA LEED AP Project Address: 2683 Summit Drive, zoned R-1, APN: 027-224-020 Description: Request for Design Review and Hillside Area Construction Permit for a first and second floor addition to an existing single-story house and Special Permit for building height. 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 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 Calif ornia Fire Code Appendix B. Contact Burlingame Engineering Department for fire flow information. Reviewed By: Christine Reed Date: 11/11/17 650-558-7617 Project Comments – Planning Application Project Address: 2683 Summit Drive, zoned R-1, APN: 027-224-020 Description: Request for Design Review and Hillside Area Construction Permit for a first and second floor addition to an existing single-story house and Special Permit for building height. 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: November 7, 2017 (650) 342 3727, ext. 118 Project Comments – Planning Application Project Address: 2683 Summit Drive, zoned R-1, APN: 027-224-020 Description: Request for Design Review and Hillside Area Construction Permit for a first and second floor addition to an existing single-story house and Special Permit for building height. 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. 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. 1. Based on the scope of work, this is a “Type II” 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. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. 3. Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. for all activities (including hauling). 4. The project shall comply with the City’s NPDES permit requirements to prevent storm water pollution. 5. Replace damaged and displaced curb, gutter and/or sidewalk fronting site. 6. All water lines connections to city water mains for services or fire line protection are to be installed per city standard procedures and material specifications. Contact the city Water department for connection fees. If required, all fire services and services 2" and over will be installed by buil der. All underground fire service connections shall be submitted as separate Underground Fire Service permit for review and approval. 7. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit. 8. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is available at the Building department counter. A Sewer Lateral Test encroachment permit is required. 9. Insert the ‘Best Management Practices’, updated June 2014, construction sheet into the plans set. A copy can be found at http://www.flowstobay.org/sites/default/files/Countywide%20Program%20BMP%20Plan%20Sheet - June%202014%20Update.pdf#overlay-context=brochures or http://www.flowstobay.org/brochures then click “construction bmp plan sheet” Reviewed By: Martin Quan Date: 11/9/17 650-558-7245 Project Comments – Planning Application Project Address: 2683 Summit Drive, zoned R-1, APN: 027-224-020 Description: Request for Design Review and Hillside Area Construction Permit for a first and second floor addition to an existing single-story house and Special Permit for building height. From: Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. 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. Reviewed By: BD Date: 12.14.17 650.558.7330 Project Comments – Planning Application Project Address: 2683 Summit Drive, zoned R-1, APN: 027-224-020 Description: Request for Design Review and Hillside Area Construction Permit for a first and second floor addition to an existing single-story house and Special Permit for building height. 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. 7) Provide lighting at all exterior landings. Was not shown on plan / sheet A2.1 per comment response from applicant. Note: that I did not see a legend or sign table indicating what would represent the exterior lighting being provided. Also the elevation drawings did not reflect that there were exterior lighting provided. 10) As of January 1, 2014, SB 407 (2009) requires non-compliant plumbing fixtures to be replaced by water-conserving plumbing fixtures when a property is undergoing alterations or improvements. This law applies to all residential and commercial property built prior to January 1, 1994. Details can be found at http://www.leginfo.ca.gov/pub/09- 10/bill/sen/sb_0401-0450/sb_407_bill_20091011_chaptered.html. Revise the plans to show compliance with this requirement. 11) 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. 12) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. Reviewed By: Rick Caro III Date: December 27, 2017 650 558-7270 Project Comments – Planning Application 2683 Summit Drive, R-1 2683 SUMMIT DRIVEA D D I T I O N A N D R E M O D E LA0.0COVER SHEETPROPOSED SITE PLANA1.1EXISTING FLOOR PLANA2.0EEXISTING ROOF PLANA2.01EPROP0SED FIRST FLOOR PLANA2.1A2.2PROPOSED ROOF PLANA2.3TRG ARCHITECTS, INC.1014 HOWARD AVENUE,SAN MATEO, CA 94401650.579.5762 tel650.579.0115 faxCIVIL ENGINEERPRECISION ENGINEERING901 WALTERMIRE ST.BELMONT, CA 94002415.743.0527 teltlutze@gmail.comARCHITECTSURVEYORB & H SURVEYING, INC.901 WALTERMIRE ST.BELMONT, CA 94002650.637.1590 tel650.637.1059 faxSUBJECT PROPERTY2683 SUMMIT DR.BURLINGAME, CA94010027-224-02010,164 SF4,066 sf4,352 sfPROJECT ADDRESS:OWNER: SUNIL & KATHERINE KOSHIEPARCEL NUMBER:LOT AREA:MAX. LOT COVER (40%):MAX. FLOOR AREA (32%+1,100)1,847.14 sf402.6 sf86 sf1151.36 sf70 sf-70 sf3,487 sfPROPOSED FLOOR AREA:(E) 1st FLOOR:(E) GARAGE: (N) ADDITION:(N) 2nd FLOOR:(N) COVERED PORCH:(200sf exemption)TOTAL FLOOR AREA:1847.14 sf86 sf70 sf402.6 sf-48 sf2358 sf23.2 %PROPOSED LOT COVERAGE:(E) HOUSE(N) ADDITION (STAIRWELL+SEATING AREA)(N) PORCH ENTRANCE(E) GARAGE:(E) ENTRY STAIRS(N) TOTAL LOT COVERAGE:LOT COVERAGE %:A1SheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG10-31-2017PLANNING SUBMITTALPROP0SED SECOND FLOOR PLANEXISTING & PROPOSED FRONT ELEVATIONA3.1A3.2A3.3A3.4EXISTING & PROPOSED LEFT ELEVATIONEXISTING & PROPOSED REAR ELEVATIONEXISTING & PROPOSED RIGHT ELEVATIONC0.1SITE SURVEYEXISTING SITE PLANA1.0A4.1SECTION12-04-17CAPLANNING COMMENTS12-22-17CAPLANNING COMMENTSL1.0LANDSCAPE PLAN1,847.14 sf402.6 sf126+48+6 sf2,430 sfEXISTING LOT COVERAGE:(E) HOUSE(E) GARAGE:(E) PORCH & ENTRANCE STEPS:1,847.14 sf402.6 sf48 sf126+6=132 sf-132 sf2298 sfEXISTING FLOOR AREA:(E) 1st FLOOR:(E) GARAGE(E) ENTRANCE STEPS(E) PORCH (200sf exemption)01-05-18CAPLANNING COMMENTS SheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG10-31-2017PLANNING SUBMITTAL12-04-17CAPLANNING COMMENTS12-22-17CAPLANNING COMMENTS01-05-18CAPLANNING COMMENTS SheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG10-31-2017PLANNING SUBMITTALSOUTH ELEVATION ELEVATION 7'-0" FROM PROPERTY LINETOTAL WALL AREA, 7 FEET FROM PROPERTY LINE: 858 SQFT75.25 SQFTTOTAL OPENING AREA:PERCENTAGE ALLOWED PER 2016 CBC, TABLE 705.8: 25%PERCENTAGE PROPOSED: 8.9%PERCENTAGE ALLOWED PER 2016 CRC, TABLE R302.1(1) FOR WALLS BEYOND 5 FEET: UNLIMITED12-04-17CAPLANNING COMMENTS12-22-17CAPLANNING COMMENTS01-05-18CAPLANNING COMMENTS SheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG10-31-2017PLANNING SUBMITTALEXIT WINDOW CHARTWINDOW NET CLEAR AREA, HEIGHT & WIDTH260" X 60"12-04-17CAPLANNING COMMENTS12-22-17CAPLANNING COMMENTS01-05-18CAPLANNING COMMENTS SheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG10-31-2017PLANNING SUBMITTALEXIT WINDOW CHARTWINDOW NET CLEAR AREA, HEIGHT & WIDTH136" X 60" CHART OF OPENINGWEST ELEVATION ELEVATION 7'-0" FROM PROPERTY LINETOTAL WALL AREA, 7 FEET FROM PROPERTY LINE: 858 SQFT58.5 SQFTTOTAL OPENING AREA:PERCENTAGE ALLOWED PER 2016 CBC, TABLE 705.8: 45%PERCENTAGE PROPOSED: 8.9%PERCENTAGE ALLOWED PER 2016 CRC, TABLE R302.1(1) FOR WALLS BEYOND 5 FEET: UNLIMITED12-04-17CAPLANNING COMMENTS12-22-17CAPLANNING COMMENTS01-05-18CAPLANNING COMMENTS SETBACK LINE12"OAK12"CLUSTER18"CLUSTER12"CLUSTER14"CLUSTER24"CLUSTER12"TREE30"CLUSTER15"CLUSTER15"CLUSTER12"CLUSTER7" ORANGE TREE8" TREE OAKSheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG10-31-2017PLANNING SUBMITTAL12-04-17CAPLANNING COMMENTS12-22-17CAPLANNING COMMENTS01-05-18CAPLANNING COMMENTS REMODELED RESIDENCEAPN: 027-224-020LOT AREA: 10,164 sfPROPERTY LINESETBACK LINE12"OAK12"CLUSTER18"CLUSTER12"CLUSTER14"CLUSTER24"CLUSTER12"TREE30"CLUSTER15"CLUSTER15"CLUSTER12"CLUSTER7" ORANGE TREE8" TREE OAKSheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG10-31-2017PLANNING SUBMITTAL12-04-17CAPLANNING COMMENTS12-22-17CAPLANNING COMMENTS01-05-18CAPLANNING COMMENTS PROPERTY LINESETBACK LINE12"OAK12"CLUSTER18"CLUSTER12"CLUSTER14"CLUSTER24"CLUSTER12"TREE30"CLUSTER15"CLUSTER15"CLUSTER12"CLUSTER7" ORANGE TREE8" TREE OAKSheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG10-31-2017PLANNING SUBMITTAL12-04-17CAPLANNING COMMENTS12-22-17CAPLANNING COMMENTS01-05-18CAPLANNING COMMENTS Item No. 9d Design Review Study City of Burlingame Design Review Address: 772 Walnut Avenue Meeting Date: January 22, 2018 Request: Application for Design Review for first and second-story addition to an existing single-family dwelling Applicant and Architect: Jessica Sin, JSD Architecture + Interiors APN: 281-141-200 Property Owner: Vivek and Pooja Shah Lot Area: 9,015 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is located on an interior lot and is surrounded by single-family houses. The applicant proposes to expand the kitchen and add a family room and patio by adding 202 SF on the first- floor and expand the master bedroom on the second -floor by adding 204 SF. The total proposed floor area of the project is 3,922 SF (0.43 Floor Area Ratio, FAR), where 3,985 SF (0.44 FAR) is the maximum allowed per code. The proposed project is 63 SF below the maximum allowed floor area and 815 SF below the maximum allowed lot coverage, with 2,791 SF (31%) proposed, where 3,606 SF (40%) is the maximum allowed lot coverage per code (CS 25.26.065). The existing house has a non-conforming left side setback (0-11”), which will be maintained during the construction. All other setback requirements have been met. The proposal will reduce the bedroom count from six (6) to five (5) bedrooms. The house will include one bedroom, one family and a dining room on the first-floor and four (4) bedrooms on the second-floor. The code requires two (2) covered and one (1) uncovered parking spaces for houses with more than four (4) bedrooms. The existing house has a one-car garage that is non-conforming because the site requires 2 covered side-by- side and 1 uncovered space. However, as the bedroom count reduces from six (6) to five (5) bedrooms, the project may retain the existing non-conforming parking since the number of bedrooms is not increasing . The interior dimensions of the garage will be modified with the project t o provide space for a new pantry and mud room; however, a clear internal space of 10’-0” X 20’-0” is maintained to meet the parking requirement. One uncovered parking space (10’-0” x 20’-0”) is provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following:  Design Review for second-story addition (C.S. 25.57.010 (a)(2)); 772 Walnut Avenue Lot Size: 9,015 SF Plans date stamped: January 9, 2018 EXISTING PROPOSED ALLOWED/REQ’D SETBACKS Front (1st flr): 19’-8 ¼” No change 15’-0” or block average (2nd flr): 19’-8 ¼” No change 20'-0"or block average Side (left): (right): 0’-11” 1 5’-10” No change 4’-10 ½” 4'-0" 4'-0" Rear (1st flr): (2nd flr): 67’-0 ¼” 67’-0 ¼” 67’-0 ¼” 100’-5” 15'-0" 20'-0" Lot Coverage: 2253 SF 24% 2791 SF 31% 3606 SF 2 40% Design Review 772 Walnut Avenue 2 772 Walnut Avenue Lot Size: 9,015 SF Plans date stamped: January 9, 2018 EXISTING PROPOSED ALLOWED/REQ’D FAR: 3516 0.39 FAR 3922 SF 0.43 FAR 3985 SF 3 0.44 FAR # of bedrooms: 6 5 --- Off-Street Parking: 1 covered (10’X20’) 4 1 uncovered (10’X20’) 1 covered (10’X20’) 1 uncovered (10’X20’) 2 covered (20’x20’) 1 uncovered (9'x20') Height: 28’-0” 28’-0” 30'-0" DH Envelope: Doesn’t comply complies CS 25.26.075 1 Existing non-conforming side setback 2 (0.40 x 9015 SF) = 3606 SF (40%) 3 (0.32 x 9015 SF) + 1100 SF = 3985 SF (0.44 FAR) 4 Existing non-conforming one car garage 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. Jessica Sin, applicant Vivek and Pooja Shah, property owner Attachments: Application to the Planning Commission Staff Comments Notice of Public Hearing – Mailed January 12, 2018 Aerial Photo Project Address: 772 Walnut Avenue, zoned R-1, APN: 028-141-200 Description: Request for Design Review for a first and second story addition to an existing two-story house. From: Christine Reed Fire Dept. Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. BBQ unit providing an open flame shall be installed at least 15’ from the structure or provide fire wall construction separation between the structure and BBQ unit that also provides both horizontal and vertical separation from the unit, based on manufacturer’s specifications. 12/21/17 – Item addressed. 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: 12/21/17 650-558-7617 Project Comments – Planning Application Project Address: 772 Walnut Avenue, zoned R-1, APN: 028-141-200 Description: Request for Design Review for a first and second story addition to an existing two-story house. 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. On the site plan, please show the location of all the existing or proposed locations for utilities (PG&E, water, sewer, and sewer cleanout). 2. Please relocate or remove the existing brick retaining wall that is within the City’s right-of-way to the property line. 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. 4. 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). 5. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. 6. Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. for all activities (including hauling). 7. The project shall comply with the City’s NPDES permit requirements to prevent storm water pollution. 8. Replace damaged and displaced curb, gutter and/or sidewalk fronting site. 9. All water lines connections to city water mains for services or fire line protection are to be installed per ci ty standard procedures and material specifications. Contact the city Water department for connection fees. If required, all fire services and services 2" and over will be installed by builder. All underground fire service connections shall be submitted as separate Underground Fire Service permit for review and approval. 10. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit. 11. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is available at the Building department counter. A Sewer Lateral Test encroachment permit is required. 12. Insert the ‘Best Management Practices’, updated June 2014, construction sheet into the plans set. A copy can be found at http://www.flowstobay.org/sites/default/files/Countywide%20Program%20BMP%20Plan%20Sheet - June%202014%20Update.pdf#overlay-context=brochures or http://www.flowstobay.org/brochures then click “construction bmp plan sheet” Reviewed By: Martin Quan Date: 12/18/17 650-558-7245 Project Comments – Planning Application Project Address: 772 Walnut Avenue, zoned R-1, APN: 028-141-200 Description: Request for Design Review for a first and second story addition to an existing two-story house. 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. 11) 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 percentages of the windows for the project are not reflected in the chart. At the time of the building permit submittal, show that the opening percentages allowed comply with the building code and also show that the size and percentages meet natural lighting and ventilation. 14) 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. Reviewed By: Rick Caro III Date: December 13, 2017 650 558-7270 Project Comments – Planning Application Project Address: 772 Walnut Avenue, zoned R-1, APN: 028-141-200 Description: Request for Design Review for a first and second story addition to an existing two-story house. 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: November 7, 2017 (650) 342 3727, ext. 118 Project Comments – Planning Application Project Address: 772 Walnut Avenue, zoned R-1, APN: 028-141-200 Description: Request for Design Review for a first and second story addition to an existing two-story house. From: Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. No further comments: landscape to remain the same; no existing tree are proposed for removal. 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. Reviewed By: BD Date: 12.19.17 558.7333 Project Comments – Planning Application 772 Walnut Avenue, R-1 A0.0 COVER 772 WALNUT AVENUE BURLINGAME CA 94010 GENERAL NOTES 1.THE CONTRACTOR IS SOLELY RESPONSIBLE FOR THE CONSTRUCTION MEANS , METHODS , TECHNIQUES , SEQUENCES AND PROCEDURE AND FOR ALL SAFETY PROGRAMS AND PRECAUTIONS IN CONNECTION WITH THE PROJECT. NEITHER THE OWNER NOR THE ARCHITECT IS RESPONSIBLE FOR THE CONTRACTOR'S FAILURE TO FOLLOW PROPER SAFETY PROCEDURES . 2.ALL CODES HAVING JURISDICTION ARE HEREBY MADE A PART OF THIS DOCUMENT AND ARE TO BE STRICTLY OBSERVED BY THE CONTRACTOR IN THE CONSTRUCTION OF THE PROJECT. IN THE EVENT OF CONFLICT BETWEEN THESE DOCUMENT AND THE CODE , THE CODE SHALL PREVAIL . ANY CONFLICT OR DISCREPANCY SHALL IMMEDIATELY BE BROUGHT TO THE ATTENTION OF THE ARCHITECT. 3.ALL WORK , TO BE ACCEPTABLE , MUST BE IN COMPLIANCE WITH THESE DRAWINGS AND SPECIFICATIONS , AND MUST BE OF A QUALITY EQUAL OR BETTER THAN THE STANDARD OF THE TRADE . FINISHED WORK SHALL BE FIRM , WELL-ANCHORED , IN TRUE ALIGNMENT, PLUMB , LEVEL , WITH SMOOTH , CLEAN , UNIFORM APPEARANCE . 4.CONTRACTOR SHALL AT ALL TIMES PROVIDE PROTECTION AGAINST WEATHER , RAIN , WINDSTORMS , OR HEAT SO AS TO MAINTAIN ALL WORK , MATERIALS , EQUIPMENT AND APPARATUS FREE FROM INJURY OR DAMAGE . 5.CONTRACTOR SHALL VISIT THE SITE OF THE PROJECT, EXAMINE FOR HIMSELF/HERSELF THE NATURE OF THE EXISTING CONDITIONS AND ALL OTHER CONDITIONS RELEVANT TO THE SATISFACTORY COMPLETION OF THE PROJECT. SUBMISSION OF A BID FOR CONSTRUCTION SHALL BE CONSIDERED EVIDENCE OF SUCH EXAMINATION BY THE CONTRACTOR . 6.BEFORE ORDERING MATERIAL OR COMMENCING WORK WHICH IS DEPENDENT FOR THE PROPER SIZE AND INSTALLATION UPON COORDINATION WITH CONDITIONS IN THE BUILDING , THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND SHALL BE RESPONSIBLE FOR THE CORRECTNESS . ANY DISCREPANCIES BETWEEN THE DOCUMENTS AND THE EXISTING CONDITIONS SHALL BE REFERRED TO THE ARCHITECT FOR ADJUSTMENTS BEFORE ANY WORK BEGINS OR MATERIALS ARE PURCHASED . 7.MATERIALS , PRODUCTS AND EQUIPMENT SHALL ALL BE NEW, EXCEPT AS SPECIFICALLY NOTED OTHERWISE . 8.CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL DEBRIS IN A LOCATION OF THE PROPERTY APPROVED BY THE OWNER AND SHALL REMOVE SAME IN A TIMELY MANNER DURING THE COURSE OF WORK . 9.CONTRACTOR SHALL REMOVE FROM SITE ALL EXISTING CONSTRUCTION AND IMPROVEMENTS NECESSARY FOR COMPLETION OF THE PROJECT, PROTECTION FROM DAMAGE OR INJURY ALL EXISTING TREES , LANDSCAPING AND IMPROVEMENTS INDICATED BY THE DRAWINGS . 10.EXCAVATE ALL FOOTING AS INDICATED ON THE DRAWING TO REACH SOLID , UNDISTURBED SOIL. BOTTOMS OF EXCAVATIONS SHALL BE LEVEL , CLEAN AND DRY AND AT THE ELEVATIONS INDICATED ON THE STRUCTURAL DRAWINGS . 11 .PROVIDE FINISH GRADES TO DRAIN AWAY FROM THE FOUNDATIONS ON ALL SIDE OF THE BUILDING . 12. CONTRACTOR TO PRECISELY LOCATE ALL UTILITIES PRIOR TO ANY CONSTRUCTION AND/OR EXCAVATION . 13. SEE STRUCTURAL DRAWINGS FOR REQUIRED SPECIAL INSPECTIONS . 14. AS OF JANUARY 1, 2014, SB 407 (2009) REQUIRES NON-COMPLIANT PLUMBING FIXTURES TO BE REPLACED BY WATER -CONSERVING PLUMBING FIXTURES WHEN A PROPERTY IS UNDERGOING ALTERATIONS OR IMPROVEMENTS . THIS LAW APPLIES TO ALL RESIDENTIAL AND COMMERCIAL PROPERTY BUILT PRIOR TO JANUARY 1, 1994. DETAILS CAN BE FOUND AT HTTP://WWW .LEGINFO .CA.GOV/PUB/09-10/BILL/SEN/SB 0401-0450/SB 407 BILL 20091011 CHAPTERED .HTML . 15. 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 . 16. ANYONE WHO IS DOING BUSINESS IN THE CITY MUST HAVE A CURRENT CITY OF BURLINGAME BUSINESS LICENSE . 17. THIS PROJECT WILL BE CONSIDERED A NEW BUILDING BECAUSE , ACCORDING TO THE CITY OF BURLINGAME MUNICIPAL CODE , "WHEN ADDITIONS , ALTERATIONS OR REPAIRS WITHIN ANY TWELVE-MONTH PERIOD EXCEED FIFTY PERCENT OF THE CURRENT REPLACEMENT VALUE OF AN EXISTING BUILDING OR STRUCTURE , AS DETERMINED BY THE BUILDING OFFICIAL , SUCH BUILDING OR STRUCTURE SHALL BE MADE IN ITS ENTIRETY TO CONFORM WITH THE REQUIREMENTS FOR NEW BUILDINGS OR STRUCTURES ." THIS BUILDING MUST COMPLY WITH THE 2016 CALIFORNIA BUILDING CODE FOR NEW STURCTURES . BMC 18.07.020. 18. DUE TO THE EXTENSIVE NATURE OF THIS CONSTRUCTION PROJECT THE CERTIFICATE OF OCCUPANCY WILL BE RESCINDED ONCE CONSTRUCTION BEGINS . A NEW CERTIFICATE OF OCCUPANCY WILL BE ISSUED AFTER THE PROJECT HAS BEEN FINAL. NO OCCUPANCY OF THE BUILDING IS TO OCCUR UNTIL A NEW CERTIFICATE OF OCCUPANCY HAS BEEN ISSUED . 19. A COMPLETED SUPPLEMENTAL DEMOLITION PERMIT APPLICATION WILL BE COMPLETED WHEN SUBMITTING PLANS TO THE BUILDING DIVISION FOR PLAN REVIEW. NOTE: THE DEMOLITION PERMIT WILL NOT BE ISSUED UNTIL A BUILDING PERMIT IS ISSUED FOR THE PROJECT. 20. A GRADING PERMIT, IF REQUIRED , WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS . PROJECT SUMMARY APPLICABLE CODES 2016 California Building Code 2016 California Residential Code 2016 California Mechanical Code 2016 California Plumbing Code 2016 California Electrical Code 2016 California Green Building Code (CalGreen) 2016 California Fire Code (with local amendments) 2015 International Property Maintenance Code 2016 State of California Title 24 Energy Regulations PROJECT DESCRIPTION THIS PROJECT INCLUDES A TWO STORY ADDITION TO AN EXISTING TWO STORY RESIDENCE. THE PROJECT ALSO INVOLVES INTERIOR REMODELING AND RECONFIGURATION OF THE INTERIOR SPACES OF THE MAIN HOUSE AS WELL AS INTERIOR REMODELING OF THE EXISTING ACCESSORY STRUCTURE AND GARAGE. PROJECT TEAM ARCHITECT: JESSICA SIN JSD ARCHITECTURE + INTERIORS 1328 EBENER STREET REDWOOD CITY CA 94061 INFO@JESSICASINDESIGNS .COM 650-206-4608 BURLINGAME LICENSE NUMBER: 31999 SURVEYOR: WADE HAMMOND WADE HAMMOND PLS 36660 NEWARK BLVD . SUITE C NEWARK , CA 94560 WADE@WHLANDSURVEYOR .COM 510-579-6112 APN#: 028-141-200 ZONING: R1 CONSTRUCTION TYPE: V-B OCCUPANCY TYPE: R-3 LOT SIZE: 9,015 SF SETBACKS: 15'-0" FRONT (FIRST FLOOR) 20'-0" FRONT (SECOND FLOOR) 15'-0" REAR (FIRST FLOOR) 20'-0" REAR (SECOND FLOOR) 4'-0" MIN. SIDE (FIRST FLOOR) FOR ± 50' LOT WIDTH SECOND FLOOR SIDE SETBACK PER DECLINING HEIGHT ENVELOPE MAX. HEIGHT: 30'-0" EXISTING HEIGHT: ±28'-8 3/4" PROPOSED HEIGHT: ±28'-8 3/4" MAX. LOT COVERAGE: 40% = 3,606 SF MAX. FLOOR AREA: 32% + 1,100 = 3,984.8 SF EXISTING LOT COVERAGE: EXISTING HOUSE 1293 SF EXISTING PORCH 7 SF EXISTING GARAGE 614 SF EXISTING ACCESSORY STRUCTURE 301 SF EXISTING 2ND STORY BALCONY 38 SF TOTAL EXISTING LOT COVERAGE: 2,253 SF PROPOSED LOT COVERAGE: EXISTING HOUSE 1293 SF EXISTING GARAGE 614 SF EXISTING ACCESSORY STRUCTURE 301 SF FIRST FLOOR ADDITION 229 SF REAR COVERED PATIO 354 SF TOTAL PROPOSED LOT COVERAGE: 2,791 SF EXISTING FLOOR AREA: EXISTING FIRST FLOOR: 1,293 SF EXISTING GARAGE 614 SF EXISTING ACCESSORY STRUCTURE 301 SF EXISTING SECOND FLOOR 1,308 SF TOTAL EXISTING FLOOR AREA: 3,516 SF PROPOSED FLOOR AREA: EXISTING FIRST FLOOR: 1,293 SF EXISTING GARAGE 614 SF EXISTING ACCESSORY STRUCTURE 301 SF EXISTING SECOND FLOOR 1,308 SF PROPOSED FIRST FLOOR 202 SF PROPOSED SECOND FLOOR 204 SF TOTAL PROPOSED FLOOR AREA: 3,922 SF VICINITY MAP DRAWING SHEET INDEX ARCHITECTURAL: A0.0 COVER SHEET A0.1 AREA CALCULATIONS A1.0 SITE PLAN A1.1 LANDSCAPE PLAN A2.0 EXISTING FLOOR PLAN A2.1 NEW FIRST & SECOND FLOOR PLAN A3.0 EXISTING ELEVATIONS 1 A3.1 EXISTING ELEVATIONS 2 A3.2 NEW ELEVATIONS 1 A3.3 NEW ELEVATIONS 2 A3.4 SECTION 1 SURVEY: SU01 SURVEY GREEN BUILDING MEASURES TWO COPIES OF THE GREEN BUILDING MANDATORY MEASURES CHECKLIST WILL BE PROVIDED WITH SUBMITTAL OF THE PLANS FOR BUILDING CODE PLAN CHECK. PROPOSED VIEW FROM WALNUT AVENUE CONSTRUCTION HOURS AS OF OCTOBER 19, 2016, THE WORKING HOURS HAVE CHANGED AS FOLLOWS. CONSTRUCTION HOURS WEEKDAYS: 8:00 AM - 7:00 PM SATURDAYS: 9:00AM - 6:00 PM SUNDAYS AND HOLIDAYS: NO WORK ALLOWED (SEE CITY OF BURLINGAME MUNICIPAL CODE, 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. 1 JESSICA SIN C-35445 REN 5/31/19772 WALNUT AVENUEBURLINGAME, CA 94010 APN# 028-141-200HOME OWNERS: VIVEK AND POOJA SHAHOCT 25 , 2017 DESIGN REVIEW SUBMITTAL DEC 8, 2017 DESIGN REVIEW RESPONSE1 JAN 8, 2018 DESIGN REVIEW RESPONSE2 A3.0 (EXISTING) ELEVATIONS 1 12 ±6 (E) ROOF SLOPE TO BE CONFIRMED BY CONTRACTOR 53.3 T.O. FINISH FLOOR 51.5 53.2 49.2' SOUTH ELEVATION (FRONT) 1 SCALE: 1/4" = 1'-0" 0'2'4'8'±8'-9"1ST FLOOR±8'-0"2ND FLOOR±1'-3"50.2 T.O. AVG. T.O.CURB ±28'-0"PROPERTY LINE@ LINE A-A(SEE SITE PLAN)SIDE SETBACK@ LINE A-A(SEE SITE PLAN)PROPERTY LINE@ LINE A-A(SEE SITE PLAN)SIDE SETBACK@ LINE A-A(SEE SITE PLAN)50.5 AVG. ORIGINAL (E) GRADE 12'-0"7'-6"DECLINING HEIGHT ENVELOPE 45°3'-1 1/4"(E) BRICK CHIMNEY TO BE DEMO (E) HORIZONTAL WOOD SIDING (E) WOOD PORCH AND COLUMNS TO BE DEMO (E) HORIZONTAL WOOD SIDING (E) WOOD ROOF BARGE (E) WOOD WINDOWS AND TRIM , THROUGHOUT THE HOUSE , TYP. (E) WOOD ROOF BARGE (E) WOOD DOOR TO BE REPLACED AND RELOCATED (E) WOOD GARAGE DOOR AND TRIM TO BE REPLACED (E) COMPOSITION GABLE ROOF TO REMAIN , TYP. (E) ±6:12 COMPOSITION GABLE ROOF TO BE DEMO (E) WOOD ROOF BARGE (E) WOOD VENT / TRIM (E) WOOD ROOF FASCIA (E) ±2:12 ROOF AT GARAGE OVER INTERIOR STAIR TO HOUSE (E) ±1.5:12 ROOF SLOPE TO BE CONFIRMED BY CONTRACTOR (E) ALUMINUN GUTTER THROUGHOUT THE HOUSE (E) BRICK STAIRS AND LANDINGS TO BE REMOVED (E) METAL RAILING TO BE REMOVED (E) WOOD SHUTTERS IN ALL FACADE WINDOWS EAST ELEVATION 2 SCALE: 1/4" = 1'-0" 0'2'4'8' 53.3 T.O. FINISH FLOOR ±8'-9"1ST FLOOR±8'-0"2ND FLOOR±1'-3"50.2 T.O. AVG. T.O.CURB 3'-1 1/4"±28'-0"±25'-0 3/4"(E) HORIZONTAL WOOD SIDING (E) WOOD DECK RAILING TO BE DEMO (E) WOOD DECK TO BE DEMO (E) ±6:12 COMPOSITION GABLE ROOF TO BE DEMO (E) WOOD PORCH COLUMN TO BE DEMO (E) BRICK STAIRS AND LANDING TO BE DEMO (E) HORIZONTAL WOOD SIDING (E) WOOD WINDOWS AND TRIM THROUGHOUT HOUSE , TYP. (E) VERTICAL WOOD SIDING (E) GLASS SLIDING DOOR / WOOD TRIM , TYP. (E) ±1.5:12 COMPOSITION GABLE ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR (E) VERTICAL WOOD SIDING (E) BRICK VENEER (E) BRICK VENEER (E) BRICK VENEER (E) WOOD DOOR TO BE REMOVED (E) WOOD ROOF FASCIA (E) WOOD ROOF FASCIA (E) ±6:12 COMPOSITION ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR (E) ±6:12 COMPOSITION ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR (E) ALUMINUN GUTTER THROUGHOUT THE HOUSE (E) ±1’9” X 2’11” SKYLIGHT TO REMAIN 1 1 1 2 2 JESSICA SIN C-35445 REN 5/31/19772 WALNUT AVENUEBURLINGAME, CA 94010 APN# 028-141-200HOME OWNERS: VIVEK AND POOJA SHAHOCT 25 , 2017 DESIGN REVIEW SUBMITTAL DEC 8, 2017 DESIGN REVIEW RESPONSE1 JAN 8, 2018 DESIGN REVIEW RESPONSE2 A3.1 (EXISTING) ELEVATIONS 2 WEST ELEVATION2SCALE: 1/4" = 1'-0" 0'2'4'8' 53.3 T.O. FINISH FLOOR±8'-9"1ST FLOOR±8'-0"2ND FLOOR±1'-3"50.2 T.O. AVG. T.O.CURB 3'-1 1/4"±28'-0"(E) BRICK FIREPLACE AND CHIMNEY TO BE DEMO (E) ±2:12 SHED ROOF AT GARAGE OVER INTERIOR STAIR TO HOUSE SLOPE TO BE CONFIRMED BY CONTRACTOR (E) ±6:12 COMPOSITION GABLE ROOF TO BE DEMO (E) WOOD WINDOWS AND TRIM , THROUGHOUT THE HOUSE ,TYP. (E) WOOD ROOF FASCIA (E) WOOD ROOF FASCIA (E) HORIZONTAL WOOD SIDING (E) HORIZONTAL WOOD SIDING (E) ±1.5:12 COMPOSITION SHED ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR(E) ±1.5:12 COMPOSITION GABLE ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR (E) WOOD ROOF FASCIA (E) BRICK TO BE DEMO (E) WOOD COLUMN TO BE DEMO (E) BRICK STEPS TO BE DEMO (E) ±6:12 COMPOSITION SHED ROOF TO REMAIN , TYP. (E) ±1.5:12 COMPOSITION SHED ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR (E) ±6:12 COMPOSITION GABLE ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR (E) ±6:12 COMPOSITION GABLE ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR (E) ALUMINUN GUTTER THROUGHOUT THE HOUSE NORTH ELEVATION (REAR) 1 SCALE: 1/4" = 1'-0" 0'2'4'8' 53.3 T.O. FINISH FLOOR ±8'-9"1ST FLOOR±8'-0"2ND FLOOR±1'-3"50.2 T.O. AVG. T.O.CURB PROPERTY LINE@ LINE B-B(SEE SITE PLAN)SIDE SETBACK@ LINE B-B(SEE SITE PLAN)3'-1 1/4"12'-0"DECLINING HEIGHT ENVELOPE 45°7'-6"50.5 AVG. ORIGINAL (E) GRADE ±28'-0"50.2 T.O. AVG. T.O.CURB ±8'-5"±8'-5"±25'-0 3/4"(E) ±2:12 ROOF AT GARAGE OVER INTERIOR STAIR TO HOUSE SLOPE TO BE CONFIRMED BY CONTRACTOR (E) WOOD BALCONY (E) WOOD BALCONY RAILING (E) VERTICAL WOOD SIDING (E) HORIZONTAL WOOD SIDING(E) WOOD WINDOWS AND TRIM , THROUGHOUT THE HOUSE , TYP. (E) WOOD ROOF BARGE (E) ±6:12 COMPOSITION GABLE ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR (E) COMPOSITION GABLE ROOF (E) WOOD DOOR AND TRIM , TYP. (E) WOOD ROOF BARGE (E) WOOD ROOF BARGE (E) ±1.5:12 COMPOSITION SHED ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR (E) BRICK CHIMNEY TO BE DEMO (E) WOOD WINDOWS AND TRIM , THROUGHOUT THE HOUSE ,TYP. (E) GLASS SLIDING DOOR AND WOOD TRIM (E) WOOD DECK RAILING TO BE DEMO (E) WOOD DECK TO BE DEMO (E) WOOD DOOR / TRIM ,TYP. (E) ±1.5:12 COMPOSITION GABLE ROOF SLOPE TO BE CONFIRMED BY CONTRACTOR (E) ALUMINUN GUTTER THROUGHOUT THE HOUSE (E) WOOD SHUTTERS 1 1 12 2 JESSICA SIN C-35445 REN 5/31/19772 WALNUT AVENUEBURLINGAME, CA 94010 APN# 028-141-200HOME OWNERS: VIVEK AND POOJA SHAHOCT 25 , 2017 DESIGN REVIEW SUBMITTAL DEC 8, 2017 DESIGN REVIEW RESPONSE1 JAN 8, 2018 DESIGN REVIEW RESPONSE2 53.3 T.O. FINISH FLOOR 51.5 53.2±8'-9"1ST FLOOR±8'-0"2ND FLOOR±1'-3"SOUTH ELEVATION (FRONT) 1 SCALE: 1/4" = 1'-0" 0'2'4'8'±6'-10 3/4"50.2 T.O. AVG. T.O.CURB ±28'-0"PROPERTY LINE@ LINE A-A(SEE SITE PLAN)SIDE SETBACK@ LINE A-A(SEE SITE PLAN)50.5 AVG. ORIGINAL (E) GRADE 12'-0"7'-6"DECLINING HEIGHT ENVELOPE 45°PROPERTY LINE@ LINE A-A(SEE SITE PLAN)SIDE SETBACK@ LINE A-A(SEE SITE PLAN)3'-1 1/4"(N) BOARD AND BATTEN SIDING , TYP. (N) METAL AND GLASS GARAGE DOOR (N) STEEL AND WOOD ENTRY CANOPY (N) METAL ATTIC VENT (N) SOLID WOOD DOOR WITH METAL FRAME . CLEAR GLASS SIDELIGHTS WITH METAL FRAME . (N)(N)(N)(N) (N)(N) (N) (N) PAINTED 2X WOOD BARGE (N) CONCRETE ENTRY PORCH AND STAIRS (N) ALUMINUM CLAD WOOD WINDOWS THROUGHOUT THE HOUSE , TYP. (E) WOOD BARGE (E) WOOD FASCIA (E) COMPOSITION ±6:12 SHED ROOF TO REMAIN , SLOPE TO BE CONFIRMED BY CONTRACTOR (N) COMPOSITION 2:12 SHED ROOF WOOD BARGE 12 ±6 (E) ROOF SLOPE TO BE CONFIRMED BY CONTRACTOR 12 ±1.5 (E) ROOF SLOPE TO BE CONFIRMED BY CONTRACTOR (N) 2X PLAIN WOOD CASING AT ALL OPENINGS , TYP. ALL GUTTERS TO BE ALUMINUM EAST ELEVATION 2 SCALE: 1/4" = 1'-0" 0'2'4'8' 53.3 T.O. FINISH FLOOR ±8'-9"1ST FLOOR±8'-0"2ND FLOOR±1'-3"50.2 T.O. AVG. T.O.CURB ±8'-5"3'-1 1/4"±28'-0"±27'-3 3/4"(N) ALUMINUM CLAD WOOD WINDOW THROUGHOUT HOUSE , TYP. (E) ±6:12 COMPOSITION ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR (N) ±6:12 COMPOSITION ROOF TO MATCH EXISTING (N) 2X PLAIN WOOD CASING AT ALL OPENINGS , TYP. (N) WINDOW AT STAIR . EXTENDS 4” FROM SIDING . (N) METAL AND WOOD ENTRY CANOPY (N) (N) (N) (N) (N)(N)(N)(N) (N) (N)(N) (N) STEEL CABLE RAILING WITH PAINTED WOOD CAP WOOD DECK SLOPE MIN. 1/4” PER FOOT PAINTED 2X WOOD FASCIA (N) WOOD PLANTERS , TYP.(N) DOWNSPOUTS , TYP.PAINTED WOOD POSTS (N) BUILT-IN BBQ ON COVERED PATIO (N) TREE SHOWN DASHED ALL GUTTERS TO BE ALUMINUM PAINTED 2X WOOD FASCIA PAINTED 2X WOOD FASCIA (N) ALUMINUM CLAD WOOD WINDOWS / WOOD TRIM THROUGHOUT THE HOUSE , TYP. (E) ±1.5:12 COMPOSITION GABLE ROOF TO REMAIN , TYP. (E) ±1’9” X 2’11” SKYLIGHT TO REMAIN A3.2 (NEW) ELEVATIONS 1 STEEL AND WOOD ENTRY CANOPY3 1 1 1 JESSICA SIN C-35445 REN 5/31/19772 WALNUT AVENUEBURLINGAME, CA 94010 APN# 028-141-200HOME OWNERS: VIVEK AND POOJA SHAHOCT 25 , 2017 DESIGN REVIEW SUBMITTAL DEC 8, 2017 DESIGN REVIEW RESPONSE1 JAN 8, 2018 DESIGN REVIEW RESPONSE2 NORTH ELEVATION (REAR) 1 SCALE: 1/4" = 1'-0" 0'2'4'8'±8'-5"53.3 T.O. FINISH FLOOR ±8'-9"1ST FLOOR±8'-0"2ND FLOOR±1'-3"50.2 T.O. AVG. T.O.CURB 50.5 AVG. ORIGINAL (E) GRADE PROPERTY LINE@ LINE B-B(SEE SITE PLAN)SIDE SETBACK@ LINE B-B(SEE SITE PLAN)12'-0"DECLINING HEIGHT ENVELOPE 45.00°7'-6"±1'-8"3'-1 1/4"±28'-0"50.2 T.O. AVG. T.O.CURB ±27'-3 3/4"(N) ALUMINUM CLAD WOOD SIDING DOORS (N) ALUMINUM CLAD WOOD WINDOWS AND PATIO DOORS , TYP. (N) METAL ATTIC VENT (N)(N) (N) (N) (N)(N) PAINTED 2X WOOD BARGE (N) WOOD PLANTERS , TYP. (N) WOOD STAIRS (N) ±6:12 COMPOSITION GABLE ROOF TO MATCH EXISTING , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR ALL GUTTERS TO BE ALUMINUM (E) ±6:12 COMPOSITION GABLE ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR (E) ±2:12 ROOF AT GARAGE OVER INTERIOR STAIR TO HOUSE (E) WOOD ROOF BARGE (E) ±1.5:12 COMPOSITION SHED ROOF TO REMAIN , TYP. (E) ±1.5:12 COMPOSITION GABLE ROOF (N) ALUMINUM CLAD WOOD WINDOWS / WOOD TRIM THROUGHOUT THE HOUSE , TYP. (N) 2X PLAIN WOOD CASING AT ALL OPENINGS (N) WOOD ROOF BARGE (N) STEEL CABLE RAILING WITH PAINTED WOOD CAP WOOD DECK SLOPE MIN. 1/4” PER FOOT WEST ELEVATION 2 SCALE: 1/4" = 1'-0" 0'2'4'8' 53.3 T.O. FINISH FLOOR±8'-9"1ST FLOOR±8'-0"2ND FLOOR±1'-3"50.2 T.O. AVG. T.O.CURB 3'-1 1/4"±28'-0"(N) BOARD AND BATTEN . SIDING , TYP. (N) ALUMINUM CLAD WOOD WINDOW THROUGHOUT HOUSE , TYP. (E) ±6:12 COMPOSITION GABLE ROOF TO REMAIN , TYP. SLOPE TO BE CONFIRMED BY CONTRACTOR (N) ±6:12 COMPOSITION GABLE ROOF TO MATCH EXISTING SLOPE TO BE CONFIRMED BY CONTRACTOR (N) 2X PLAIN WOOD CASING AT ALL OPENINGS (N)(N)(N) (N) (N)(N) (N)(N) (N) (N) (N) ±2:12 COMPOSITION ROOF EXTENDED FROM (E) COMPOSITION ROOF AT GARAGE OVER (N) INTERIOR STAIR TO HOUSE AND MUD ROOM WOOD FASCIA PAINTED 2X (E) 6:12 COMPOSITION SHED ROOF TO REMAIN , TYP. (E) VERTICAL WOOD SIDING (E) ±1.5:12 COMPOSITION SHED ROOF TO REMAIN , TYP. (E) ±1.5:12 COMPOSITION GABLE ROOF TO REMAIN , TYP. (E) WOOD ROOF BARGE (E) WOOD ROOF FASCIA (E) ±1.5:12 COMPOSITION SHED ROOF TO REMAIN , TYP. ALL GUTTERS TO BE ALUMINUM A3.3 (NEW) ELEVATIONS 2 1 1 1 JESSICA SIN C-35445 REN 5/31/19772 WALNUT AVENUEBURLINGAME, CA 94010 APN# 028-141-200HOME OWNERS: VIVEK AND POOJA SHAHOCT 25 , 2017 DESIGN REVIEW SUBMITTAL DEC 8, 2017 DESIGN REVIEW RESPONSE1 JAN 8, 2018 DESIGN REVIEW RESPONSE2 A1.0 SITE PLAN 51 .4 50 .6 49 .2 48 .1 48.1 F L 48.7 T C 49.6 T C 49.6 F L 50.4 T C 51.4 T C 50.8 F L 52.0 T C 52.2 B W 49.5 B W PPRIM=50.63SSMHEl=47.26" FL48.0 T C 48.3 F L 49.4 T C 50.3 T C 49.7 F L 50.5 F L 51.0 T C 51.2 T C 51.5 B W 50.9 B W 50.3 B W 49.7 B W 49.0 B W 47.8 B W 48 .9 SSCO WM 50 .08 TREE 50.810 TREE51.251 .5 51 .5 51 .4 50 .2 El=53 .3 FINISH FLOOR 51.5 51.8 5 2 . 0 52.0 51 .9 52.06 4 JAPANESE MAPLE51 .8 52 .8 18 OAK 52.4 52.4El=50 .00 BENCHMARK SET NS ASSUMED 49.549.649.651 .4 50 .650.9 SSCO ELEC METER 51.0 51 .26 TREE 49.949.849.750.15 0 . 0 50.0 El=50 .0 GARAGE SLAB 49 .9 49.9FL49.9FL49.7FL49.6FL49.4FL49.3FL49.1FL49.649.749.450.050.049 .0 48.949 .0 49.950 .5 4 9 .8 4 9 .5 49 .020 RDWD 48.7 49.149.248.148.05 1 . 751.951.8 51.951.852.35 2 . 0 51 .7 GATE 51.552.052.252.152.451.7 5 1 . 3 51 .38 6 TREE 51.78 8 PALM51.351.351. 1 51.151. 1 51.051.351.251.151 .3 51.3SSCO50.0 50 .150.249.951 .0 49.949.74 9 .3 4 9 . 1 49.04 8 . 9 4 8 .949.048 .9 49.84 9 .6 50.250.551.050 .614 TREE 50 .78 TREE 50 .48 TREE50.06 PEAR 48.7 48 .5 48 .5 48 .5 48.248.648.748.648.64 9 .0 49 .0 49 .149.048.949.249 .3 49 .2 49 .249.249.249.2 49 .3 49.249.248.948.848.9 48.9 6 RDWD 48 .8 10 RDWD 48 .8 10 RDWD 48 .910 TREE 48 .6 49.449.3 49 .3 49 .6 49.8 50 .1 50 .0 51 .0 50 .0 El=53.1WOOD DECK4 9 . 9 49 .749.649 .4 49 .3 49.1 49.2 El=49 .6 FINISH FLOOR 4 9 .1 36 30 RDWD 47 .5 47 .2 4 8 .9 47.547.046.947.345 .4 47 .2 48 .1 56 .6 RIDG E 59 .0 RIDG E 75.2 RIDG E 78.2RIDGE51.051.451.349.4 2 4 2 4 O A K 52.052.048.049.449.2 FIRE HYDRANT 275' N50°23'46"W 50 .00' N35°57'46"E 182 .21' N46°47'00"W 50 .33' S35°58'23"W 179 .03' FIRE HYDRANT 225'DrivewayBuilding 2nd Story Building Line Building DrivewayTanbarkGravelGravelDirt Building House Bay Window Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Conc . Conc . Dirt GravelWood Ret . Wall Brick Brick Brick LAWN Wood Steps Conc . DirtBrick Ret . Wall Brick BBQ Overhang Conc . Ret . Wall With Wood Fence On Top Conc . Ret . Wall With Wood Fence On Top Brick Ret . Wall Brick Ret . Wall Brick Ret. Wall Brick Ret. Wall Brick Planter Brick Planter (Below) Brick PlanterBrick Planter Brick Planter Conc.Dirt Dirt (Below) Conc . Ret . Wall With Wood Fence On Top Overhang Brick Ret . Wall 2nd Story Building Line Conc . Curb Conc . Curb Fire Place Conc. SidewalkConc. SidewalkConc. SidewalkDirtConc. Curb/GutterConc. Curb/GutterConc. Curb/GutterConc. Curb/GutterDirtBrick Wall With Fence On Top 6" SS SLOPE=-5.8%6" SS SLOPE=-0.5%Brick BorderTyp.11.4'5.8'16.0'24.8'67 .1' 0 .8' 0 .9' 3 .1'12.5'19.9' 19.7'47484 9 5049 4949495051 4950 50 5 1 5 1 49 49 5252 47 48 4 9 5 1 (50' WIDE)WALNUT AVE.51.6 A/C A/C XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXA A B NOTE: 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 AVERAGE ORIGINAL EXISTING GRADE AT WEST SIDE OF PROPERTY IS (48.0+49.2) /2 = 48.6 53.3 T.O FF PER SURVEY (N) ONE-STORY OUTDOOR UNCOVERED PATIO ±6'-4 3/4"±4'-10 1/2"±5'-9 1/4"±11'-4 1/4"(E) ONE-STORY CANTILEVERED BAY WINDOW TO REMAIN (N) ±2’-0” RETAINING WALL (STARTS AT WALL EDGE) ±19'-8 1/4" (E) HOUSE OUTLINE SHOWN DASHED NOTE: PLEASE REFER TO SURVEY ON SHEET A-0.1 IN DRAWING SET FOR DETAILED SITE INFO. (E) FIREPLACE AND CHIMNEY TO BE REMOVED ±12'-6 1/4"(E) 10’X20’ COVERED PARKING SPACE TO REMAIN SHOWN DASHED (E) CRAWL SPACE ACCESS TO REMAIN (E) 9’X20’ OPEN PARKING SPACE TO REMAIN SHOWN DASHED (N) TWO-STORY ADDITION SHOWN HATCHED (E) GAS METER TO REMAIN (N) 200 AMP ELECTRICAL METER IN (E) LOCATION B PROPOSED SITE PLAN SCALE: 1/8" = 1'-0"1 0 2 4 6 FT (N) CONCRETE LANDSCAPE STEPS AND STAIRS PROPERTY LINE4'-0" SIDESETBACK20'-0" FRONT SETBACK PROPERTY LINEPROPERTY LINE PROPERTY LINE4'-0" SIDESETBACK20'-0" REAR SETBACK (E) CONCRETE DRIVEWAY AND CURB CUT TO REMAIN (N) GRAVEL (E) BRICK PAVING TO REMAIN (E) ROOF SLOPE , DRAINAGE DIRECTION AND MATERIAL TO BE CONFIRMED WITH CONTRACTOR ON SITE (E) ROOF SLOPE , DRAINAGE DIRECTION AND MATERIAL TO BE CONFIRMED WITH CONTRACTOR ON SITE (E) ROOF SLOPE , DRAINAGE DIRECTION AND MATERIAL TO BE CONFIRMED WITH CONTRACTOR ON SITE (E) ROOF SLOPE , DRAINAGE DIRECTION AND MATERIAL TO BE CONFIRMED WITH CONTRACTOR ON SITE ±6:12 ±6:12 ±6:12 (E)DS (E)DS (N)DS (E)DS(E)DS ±1.5:12 ±2:12 ±1.5:12 ±1.5:12 ±1.5:12 ±6:12 182'-2 1/2" 179'-0 1/4"50'-0"50'-4"(E) ± 2’-0” HIGH CONCRETE RETAINING WALL WITH ± 6’-0” WOOD FENCE ABOVE WITH ±1’-0” LATTICE AT TOP (E) ± 6’-0” FENCE WITH ±1’-0” LATTICE ABOVE (E) ± 6’-0” FENCE WITH ±1’-0” LATTICE ABOVE CONC . RETAINING WALL HEIGHT ± 2’-0” ± 2’-0“ BRICK RETAINING WALL TO BE REMOVED PROPOSED SECOND STORY REAR SETBACK NOTE: THE PROPOSED HOUSE HAS EXISTING NON CONFORMING SETBACK ON THE WEST SIDE OF THE PROPERTY.11" (E) SIDE SETBACK3'-1"(N)DS(N)DS (N)DS (N)DS (E) 1’9” X 2’11” SKYLIGHT TO REMAIN AVERAGE ORIGINAL EXISTING GRADE AT EAST SIDE OF PROPERTY IS (49.4+51.6) /2 = 50.5 (E) SEWER CLEANOUT (E) SEWER CLEANOUT (E) WATER METER SSCO SSCO (E) ±1’-0” WOOD RETAINING WALL (E) ±4’-0” LATTICE FENCE ±100'-5" (E) CONCRETE DRIVEWAY AND CURB CUT TO REMAIN NOTE: LANSCAPE WILL REMAIN AS IS IN AREAS UNAFFECTED BY THE BUILDING ADDITIONS OR ALTERATIONS. ALL ROOF PROJECTIONS WHICH PROJECT BEYOND THE POINT WHERE FIRE-RESISTIVE CONSTRUCTION WOULD BE REQUIRED WILL BE CONSTRUCTED OF ONE-HOUR FIRE RESISTANCE-RATED CONSTRUCTION PER 2016 CRC R302.1(1) OR 2016 CBC 705.2. (E) BOUNDARY FENCE (E) BOUNDARY FENCE ENDS HERE PER SURVEY (E) BOUNDARY FENCE (E) BOUNDARY FENCE (E) BOUNDARY FENCE (E) BOUNDARY FENCE (E) BOUNDARY FENCE STARTS HERE (E) BOUNDARY FENCE ENDS HERE PER SURVEY ±105'-2 1/4" EXISTING SECOND STORY REAR SETBACK EXISTING FIRST STORY REAR SETBACK TO REMAIN AS IS (E) BOUNDARY FENCE (E) BOUNDARY FENCE STARTS HERE 12 JESSICA SIN C-35445 REN 5/31/19772 WALNUT AVENUEBURLINGAME, CA 94010 APN# 028-141-200HOME OWNERS: VIVEK AND POOJA SHAHOCT 25 , 2017 DESIGN REVIEW SUBMITTAL DEC 8, 2017 DESIGN REVIEW RESPONSE1 JAN 8, 2018 DESIGN REVIEW RESPONSE2 A1.1 LANDSCAPE PLAN 51 .4 50 .6 49 .2 48 .1 48.1 F L 48.7 T C 49.6 T C 49.6 F L 50.4 T C 51.4 T C 50.8 F L 52.0 T C 52.2 B W 49.5 B W PPRIM=50.63SSMHEl=47.26" FL48.0 T C 48.3 F L 49.4 T C 50.3 T C 49.7 F L 50.5 F L 51.0 T C 51.2 T C 51.5 B W 50.9 B W 50.3 B W 49.7 B W 49.0 B W 47.8 B W 48 .9 SSCO WM 50 .08 TREE 50.810 TREE51.251 .5 51 .5 51 .4 50 .2 El=53 .3 FINISH FLOOR 51.5 51.8 5 2 . 0 52.0 51 .9 52.06 4 JAPANESE MAPLE51 .8 52 .8 18 OAK 52.4 52.4El=50 .00 BENCHMARK SET NS ASSUMED 49.549.649.651 .4 50 .650.9 SSCO ELEC METER 51.0 51 .26 TREE 49.949.849.750.15 0 . 0 50.0 El=50 .0 GARAGE SLAB 49 .9 49.9FL49.9FL49.7FL49.6FL49.4FL49.3FL49.1FL49.649.749.450.050.049 .0 48.949 .0 49.950 .5 4 9 .8 4 9 .5 49 .020 RDWD 48.7 49.149.248.148.05 1 . 751.951.8 51.951.852.35 2 . 0 51 .7 GATE 51.552.052.252.152.451.7 5 1 . 3 51 .38 6 TREE 51.78 8 PALM51.351.351. 1 51.151. 1 51.051.351.251.151 .3 51.3SSCO50.0 50 .150.249.951 .0 49.949.74 9 .3 4 9 . 1 49.04 8 . 9 4 8 .949.048 .9 49.84 9 .6 50.250.551.050 .614 TREE 50 .78 TREE 50 .48 TREE50.06 PEAR 48.7 48 .5 48 .5 48 .5 48.248.648.748.648.64 9 .0 49 .0 49 .149.048.949.249 .3 49 .2 49 .249.249.249.2 49 .3 49.249.248.948.848.9 48.9 6 RDWD 48 .8 10 RDWD 48 .8 10 RDWD 48 .910 TREE 48 .6 49.449.3 49 .3 49 .6 49.8 50 .1 50 .0 51 .0 50 .0 El=53.1WOOD DECK4 9 . 9 49 .749.649 .4 49 .3 49.1 49.2 El=49 .6 FINISH FLOOR 4 9 .1 36 30 RDWD 47 .5 47 .2 4 8 .9 47.547.046.947.345 .4 47 .2 48 .1 56 .6 RIDG E 59 .0 RIDG E 75.2 RIDG E 78.2RIDGE51.051.451.349.4 2 4 2 4 O A K 52.052.048.049.449.2 FIRE HYDRANT 275' N50°23'46"W 50 .00' N35°57'46"E 182 .21' N46°47'00"W 50 .33' S35°58'23"W 179 .03' FIRE HYDRANT 225'DrivewayBuilding 2nd Story Building Line Building DrivewayTanbarkGravelGravelDirt Building House Bay Window Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Conc . Conc . Dirt GravelWood Ret . Wall Brick Brick Brick LAWN Wood Steps Conc . DirtBrick Ret . Wall Brick BBQ Overhang Conc . Ret . Wall With Wood Fence On Top Conc . Ret . Wall With Wood Fence On Top Brick Ret . Wall Brick Ret . Wall Brick Ret. Wall Brick Ret. Wall Brick Planter Brick Planter (Below) Brick PlanterBrick Planter Brick Planter Conc.Dirt Dirt (Below) Conc . Ret . Wall With Wood Fence On Top Overhang Brick Ret . Wall 2nd Story Building Line Conc . Curb Conc . Curb Fire Place Conc. SidewalkConc. SidewalkConc. SidewalkDirtConc. Curb/GutterConc. Curb/GutterConc. Curb/GutterConc. Curb/GutterDirtBrick Wall With Fence On Top 6" SS SLOPE=-5.8%6" SS SLOPE=-0.5%Brick BorderTyp.11.4'5.8'16.0'24.8'67 .1' 0 .8' 0 .9' 3 .1'12.5'19.9' 19.7'47484 9 5049 4949495051 4950 50 5 1 5 1 49 49 5252 47 48 4 9 5 1 (50' WIDE)WALNUT AVE.51.6 A/C A/C A AVERAGE ORIGINAL EXISTING GRADE AT EAST SIDE OF PROPERTY IS (49.4+51.6) /2 = 50.5 AVERAGE ORIGINAL EXISTING GRADE AT WEST SIDE OF PROPERTY IS (48.0+49.2) /2 = 48.6 53.3 T.O FF PER SURVEY (E) ±6” - 10” REDWOOD TREES TO REMAIN (N) OUTDOOR PATIO (E) ± 8” GINGKO TREE TO REMAIN (E) ± 8” PALM TREE TO REMAIN (E) ± 18” OAK TREE TO REMAIN ±67'-0 1/4" (E) ±8” - 14” IDAHO LOCUST TREES TO REMAIN (E) ±10” VICTORIAN BOX TREE TO REMAIN ±11'-4 1/4"50.3 T.O. CURB PER SURVEY (N) RETAINING WALL (STARTS AT WALL EDGE) (E) HOUSE OUTLINE SHOWN DASHED NOTE: PLEASE REFER TO SURVEY ON SHEET A-0.1 IN DRAWING SET FOR DETAILED SITE INFO. (E) 6” MAPLE TREE TO BE REMOVED (E) GAS METER TO REMAIN (N) 200 AMP ELECTRICAL METER IN (E) LOCATION PROPOSED LANDSCAPE PLAN SCALE: 1/8" = 1'-0"1 0 2 4 6 FT (N) CONCRETE LANDSCAPE STEPS AND STAIRS PROPERTY LINE4'-0" SIDESETBACK20'-0" FRONT SETBACK PROPERTY LINEPROPERTY LINE PROPERTY LINE4'-0" SIDESETBACK20'-0" REAR SETBACK (E) CONCRETE DRIVEWAY AND CURB CUT TO REMAIN (N) GRAVEL (E) GRASS TO REMAIN (E) BRICK PAVING TO REMAIN (E) LAWN TO REMAIN (N) FLOWERING PEAR “RED SPIRE” TREE NEAR STAIR WINDOW. 24” BOX MIN. ±6:12 ±6:12 ±6:12 DS DS DS DSDSDS ±1.5:12 ±2:12 ±1.5:12 ±1.5:12 ±1.5:12 ±6:12 50 .08 TREE 50.810 TREE52.06 4 JAPANESE MAPLE52 .8 18 OAK 51 .26 TREE 49 .020 RDWD 51 .38 6 TREE 51.78 8 PALM50 .614 TREE 50 .78 TREE 50 .48 TREE 48.9 6 RDWD 48 .8 10 RDWD 48 .8 10 RDWD 48 .910 TREE 36 30 RDWD 2 4 2 4 O A K TanbarkGravelGravelDirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Dirt Conc . Conc . Dirt GravelBrick Brick LAWN Brick Ret . Wall Brick BBQ Brick Ret . Wall Brick Planter Brick Planter Dirt Conc . Curb Conc . Curb Conc. Curb/Gutter(N) WOOD PLANTERS (E) CONCRETE DRIVEWAY TO REMAIN Brick Brick Dirt Dirt Brick Brick Dirt Brick (E) GRASS TO REMAIN Brick (E) ±2’-0” RETAINING WALL TO BE REMOVED ±7'-1"±12'-6 1/4"±7'-3 1/2" ±10'-7" ±23'-10 1/4" (E) ±5-0” HEDGE (E) ±36” REDWOOD TREE (E) ±20” REDWOOD TREE NOTE: TREE DRIP LINES ARE APPROXIMATE AND TREE SPECIES ARE IDENTIFIED WITH BEST EFFORTS. BOTH ARE TO BE CONFIRMED BY AN ARBORIST OR DENDROLOGIST. (E) ±24” OAK TREE ±7'-2 1/2"±6'-10"±8'-0"±4'-6"±10'-0"(E) CONCRETE DRIVEWAY AND CURB CUT TO REMAIN ±13'-8" NOTE: LANSCAPE WILL REMAIN AS IS IN AREAS UNAFFECTED BY THE BUILDING ADDITIONS OR ALTERATIONS. 1 JESSICA SIN C-35445 REN 5/31/19772 WALNUT AVENUEBURLINGAME, CA 94010 APN# 028-141-200HOME OWNERS: VIVEK AND POOJA SHAHOCT 25 , 2017 DESIGN REVIEW SUBMITTAL DEC 8, 2017 DESIGN REVIEW RESPONSE1 JAN 8, 2018 DESIGN REVIEW RESPONSE2