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HomeMy WebLinkAboutAgenda Packet - PC - 2022.08.08Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Online7:00 PMMonday, August 8, 2022 On September 16, 2021, Governor Newsom signed into law AB 361, which allows a local agency to meet remotely when: 1. The local agency holds a meeting during a declared state of emergency; 2. State or local health officials have imposed or recommended measures to promote social distancing; and 3. Legislative bodies declare the need to meet remotely due to present imminent risks to the health or safety of attendees. On July 5, 2022 the City Council adopted Resolution Number 087-2022 stating that the City Council and Commissions will continue to meet remotely for at least thirty days for the following reasons: 1. There is still a declared state of emergency; 2. The State recommends that individuals in public spaces maintain social distancing and wear masks; and 3. The City can't maintain social distancing requirements for the public, staff, Councilmembers, and Commissioners in their meeting spaces. Pursuant to Resolution Number 087-2022, the City Council Chambers will not be open to the public for the August 8, 2022 Planning Commission Meeting. Members of the public may view the meeting by logging on to the Zoom meeting listed below. Additionally, the meeting will be streamed live on YouTube and uploaded to the City's website after the meeting. Members of the public may provide written comments by email to publiccomment@burlingame.org. Emailed comments should include the specific agenda item on which you are commenting, or note that your comment concerns an item that is not on the agenda or is on the consent agenda. The length of the emailed comment should be commensurate with the three minutes customarily allowed for verbal comments, which is approximately 250-300 words. To ensure your comment is received and read to the Planning Commission for the appropriate agenda item, please submit your email no later than 5:00 p.m. on August 8, 2022. The City will make every effort to read emails received after that time, but cannot guarantee such emails will read into the record. Any emails received after the 5:00 p.m. deadline which are not read into the record will be provided to the Planning Commission after the meeting. Page 1 City of Burlingame Printed on 8/4/2022 August 8, 2022Planning Commission Meeting Agenda To Join the Zoom Meeting: To access by computer: Go to www.zoom.us/join Meeting ID: 816 4833 5880 Passcode: 062429 To access by phone: Dial 1-346-248-7799 Meeting ID: 816 4833 5880 Passcode: 062429 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES Draft June 27, 2022 Planning Commission Meeting Minutesa. Draft July 11, 2022 Planning Commission Meeting Minutesb. 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 limited to three minutes each; the Chair may adjust the time limit in light of the number of anticipated speakers. 6. STUDY ITEMS There are no 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. Page 2 City of Burlingame Printed on 8/4/2022 August 8, 2022Planning Commission Meeting Agenda 1430 Palm Drive, zoned R-1 and R-3 - Application for Conditional Use Permit for a preschool use in an existing church building. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 Class 1(a) of the CEQA Guidelines. (Rita Enright, applicant; Alan William Coon, architect; New Life Community Church of Burlingame, property owner) (210 noticed) Staff Contact: 'Amelia Kolokihakaufisi a. 8. REGULAR ACTION ITEMS 713 Howard Avenue, zoned R-1 - Application for Design Review and Special Permits for first and second story plate heights and second story balcony for a new, two story single-unit dwelling and detached garage. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines. (Audrey Tse, Insite Design Inc, applicant and architect; Kevin and Christine Chung, property owners) (98 noticed) Staff Contact: Fazia Ali a. 2229 Adeline Drive, zoned R-1 - Application for Design Review and Special Permit for Declining Height Envelope for a two and half story addition to an existing single -unit dwelling. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303(e)(1) of the CEQA Guidelines. (Tim Raduenz, Form+One, applicant and designer; Cameron and Shannon Foster, property owners) (104 noticed) Staff Contact: Catherine Keylon b. 935 Paloma Avenue, zoned R -2 - Application for a Conditional Use Permit for a bathroom in a detached garage. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (e) of the CEQA Guidelines. (Scovill Family Trust, Will Scovill, applicant and property owner; Jesse Geurse, Geurse Conceptual Designs, Inc ., designer) (133 noticed) Staff Contact: Ruben Hurin c. 9. DESIGN REVIEW STUDY 2313 Ray Drive, zoned R-1 - Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single -unit dwelling. (Jeff Alan Gard, applicant and architect; Ronan McConnell and Michele McKenna, property owners) (104 noticed) Staff Contact: 'Amelia Kolokihakaufisi a. 2669 Martinez Drive, zoned R-1 - Application for Design Review and Hillside Area Construction Permit for a second story addition to an existing single -unit dwelling. (David Kuoppamaki, applicant and designer; Grace and Larry Ngai, property owners) (80 noticed) Staff Contact: 'Amelia Kolokihakaufisi b. 839 Crossway Road, zoned R-1 - Application for Design Review for a new, two -story single-unit dwelling. (Babak Nematollahi, applicant and designer; Southwest Investment Funds LLC, property owner) (126 noticed) Staff Contact: 'Amelia Kolokihakaufisi c. Page 3 City of Burlingame Printed on 8/4/2022 August 8, 2022Planning Commission Meeting Agenda 10. COMMISSIONER’S REPORTS 11. DIRECTOR REPORTS - Commission Communications 128 Elm Avenue, zoned R-1 - FYI for review of changes requested by the Planning Commission to a previously approved Design Review project for a new, two -story single-unit dwelling and attached garage. a. 12. ADJOURNMENT Notice: Any individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday, August 8, 2022 at rhurin@burlingame.org or (650) 558-7256. Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting, the materials related to it, and your ability to comment. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for inspection via www.burlingame.org/planningcommission/agenda or by emailing the Planning Manager at rhurin@burlingame.org. If you are unable to obtain information via the City's website or through email, contact the Planning Manager at 650-558-7256. An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on August 8, 2022. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on August 18, 2022, 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 $745.00, which includes noticing costs. Page 4 City of Burlingame Printed on 8/4/2022 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, June 27, 2022 1. CALL TO ORDER The meeting was called to order at 7:08 p.m. Staff in attendance: Planning Manager Ruben Hurin and Assistant City Attorney Scott Spansail. 2. ROLL CALL Comaroto, Gaul, Horan, Pfaff, and TsePresent5 - Lowenthal, and SchmidAbsent2 - 3. APPROVAL OF MINUTES There were no Minutes to approve. 4. APPROVAL OF AGENDA Planning Manager Hurin noted that Item 9a - 2313 Ray Drive was continued to a future agenda. 5. PUBLIC COMMENTS, NON-AGENDA There were no Public Comments. 6. STUDY ITEMS There were no Study Items. 7. CONSENT CALENDAR There were no Consent Calendar Items. 8. REGULAR ACTION ITEMS a.620 Trenton Way, zoned R-1 - Application for Design Review for a first and second story addition to an existing single -unit dwelling. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(2) of the CEQA Guidelines.(Ted Catlin, Dreiling Terrones Architecture Inc ., applicant and architect; Patricia and Griffin Tormey, property owners) (96 noticed) Staff Contact: Fazia Ali 620 Trenton Way - Staff Report 620 Trenton Way - Attachments 620 Trenton Way - Plans Attachments: Page 1City of Burlingame June 27, 2022Planning Commission Meeting Minutes All Commissioners have visited the project site. Planning Manager Hurin provided an overview of the staff report. Chair Gaul opened the public hearing. Ted Catlin, designer, represented the applicant and answered questions regarding the project. Public Comments: > There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >I want to thank the applicant for listening to our comments and addressing them with the revised plans. This rendition is beautiful and addressed all of our concerns. The upper floor fits much more nicely against the first story. I appreciate the added detail with the shutters on the second floor windows upstairs . The raised porch roof was a perfect solution to address not only the stacking of the second floor over the first floor, but also to address the interconnection with the roof over the garage. I support moving this project forward. Vice-Chair Pfaff made a motion, seconded by Commissioner Tse, to approve the application. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Pfaff, and Tse5 - Absent:Lowenthal, and Schmid2 - b.1829 Sebastian Drive, zoned R -1 - Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single -unit dwelling. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines. (Tim Raduenz, Form One Design, applicant and designer; Gina and Yousef Shamieh, property owners) (88 noticed) Staff Contact: 'Amelia Kolokihakaufisi 1829 Sebastian Dr - Staff Report 1829 Sebastian Dr - Attachments 1829 Sebastian Dr - Plans Attachments: All Commissioners have visited the project site. Commissioner Horan noted that he met with the neighbors at 1833 Sebastian Drive, 1829 Sebastian Drive, and 1860 Capistrano Avenue. Commissioner Tse noted that she spoke to the same three neighbors, was able to view the impact of the proposed project against the two adjacent neighbors on the left and right on Sebastian Drive, and was able to view the effects from 1860 Capistrano Avenue from the backyard only but did not get a tour inside the house . Commissioner Tse also noted that she contacted the project surveyor to check the accuracy of the drawings as there were concerns expressed by the neighbors. Commissioner Comaroto noted that she reviewed the story poles from inside the home of the neighbor at 1860 Capistrano Avenue, and also visited both neighbors on either side of 1829 Sebastian Drive and had several conversations with Ms. Lee. Commissioner Gaul noted that he spoke with the neighbor at 1860 Capistrano Avenue; he did not get inside the home but walked through the backyard with permission. Planning Manager Hurin provided an overview of the staff report. Chair Gaul opened the public hearing. Page 2City of Burlingame June 27, 2022Planning Commission Meeting Minutes Tim Raduenz, designer and Yousef Shamieh, property owner, represented the applicant and answered questions regarding the project. Public Comments: >Neighbor (no address provided): I’m the neighbor a couple of doors way. The house is blocking our dining room and the living room bay view. I realized that several Commissioners have already visited several neighbor's house. But I received this notice about a week ago that's why I joined the Planning Commission meeting so the Commission is able to hear what we have to say and see how we could avoid this blockage of the bay view. I just wanted to bring this to the owner's attention. This is blocking the bay quite a bit because we're up the hill a little bit; the roof was very obvious and it's blocking quite a bit of the bay view. >Jeffrey Hoeck, 1860 Capistrano Avenue: Some of you came out and visited. I've lived here for 45 years. As Yousef said, I did an addition in 1992-1993 to the house, prior to that I went to all the neighbors, showed them the plans, discussed with them and made a change here and there. I discussed it with everybody. It was passed and wasn't an issue. Unfortunately, through whatever fault, I only saw Yousef for the first time concerning this house on Thursday and Sunday. I was away in Los Angeles, so I really never got a chance to talk to him. It was never discussed, although I saw the drawings at the last meeting, it was never discussed with me about the addendum to the fence or the story poles that are up. The story poles definitely block view from my living room, dining room, and my kitchen, and also from the sitting area by my pool. I don't know if that counts or not, but even if that doesn't, from my living room, dining room and kitchen, without a doubt, you can see the story poles easily from my front door on the other side of the house. If I had more time, I would have talked to him longer and maybe come up with something because the height of the house, without a doubt, blocks everything for me. I appreciate those who came out and looked at the place. When he was over, he talked about the possibility of having a flat roof which would drop it quite a ways. The tree issue which he talked about keeping it cut would amount to a certain height. He thought he could drop the roof by a foot and a half or two feet but he didn't have all the engineering specifications there, but I never had a chance to go over it. So, this is the first opportunity I've had to talk to both him and of course to all of you. It definitely blocks my view. >Teresa Chang, 1833 Sebastian Drive: I'm the neighbor on the right -hand side. The issue is not having a second story. The main issue is that the building is really bulky when it's extended to the backyard rather than starting on the original roof line. The addition is really obscuring our view and I feel pressure when I stand out there. The other thing I'm wondering about when I look at the plan, I know the lot line is not something that the Commission is dealing with, but if the lot line is not correct when they try to repave the walkway from five feet to eight feet according to the plan, that may change the plan because when the architect prepares the plans, they need to be within the envelope. I'm not sure it will affect the project . Honestly, Yousef just approached me one time briefly and never talked to me further about my concerns . I think the situation would be a little bit better if he tried to open a discussion with us before the hearing starts, rather than giving me surprises when I see the plans, the layout, the lot lines and the bulkiness to my backyard. Thank you Commissioners for visiting my house and listening to my concerns. >Christine Lee, 1825 Sebastian Drive: Thank you so much for giving me the opportunity to speak . Today we had three Commissioners visit my home and Teresa's house. The building addition for the neighborhood is a percentage of lot size, but we are dealing with the yard in the back. I was really shocked when I first saw the story poles and also the large deck. I think the architect wanted to minimize it, but I wish there were no decks at all because the deck looks into my backyard. I have a private backyard. My property is surrounded by trees on three sides. If Yousef puts more landscape screening, I feel like I'm going to be trapped in my backyard so that's a concern. Yousef approached me around 5:30 pm tonight, I talked to him for about 30 minutes. Thank you Commissioner Tse, for checking with the surveyor and conforming that he did the land survey correctly. But we, Teresa and I, measured Yousef's land surveyor's mark that was three feet over to Teresa's side and 1.25 feet on my side and then two feet in the back. I said that in the last e -mail. I need some time to get a survey. We don't have time and my lot checks out to be 72 feet wide from fence to fence, so I really need to confirm the lot dimensions before anybody decides on anything. I would appreciate it if you give could give both our neighbors a chance to Page 3City of Burlingame June 27, 2022Planning Commission Meeting Minutes look into this further because we didn't have time for this. Chair Gaul closed the public hearing. Commission Discussion/Direction: >Consider a complete hipped roof over the addition, it may take a big chunk out of considerable view blockage even if the height is not reduced necessarily. >It's great that you're planting trees, but they take a long time to grow. Those are good trees, they're evergreen and can be very dense, but perhaps you might consider an obscure railing for the deck rather than a see-through design because part of the issue is probably an increased intensity of use in that backyard. >Support the suggestion to do a hipped roof. Looking on the right side elevation, it will help with the massing. There's no setback on the second story along the right side; there is no articulation so it looks like it's an apartment building. With so much space and a big property, there must be other opportunities to improve and meet the program requirements but also look more like the house that's there now . Whether it's a hipped roof or gabled roof, it does help that you have changed the orientation, but it would make a difference to your neighbor. >Study other options for the two proposed windows by the stairs facing the right side neighbor, it does feel like they're invading their privacy. Seeing the impact of the addition over their yard, it looks massive from just with the story poles in place. >Reconsider the size and location of the deck off the dining /family room area, which has an impact on the right side neighbor's backyard. Safety wise, I would not want to see a deck at all. A reduced size deck facing the backyard would be acceptable since you have the articulation along that rear elevation. >Consider using something similar to the existing roof tile on the rest of the house versus the proposed asphalt roof on the addition. The asphalt roof is going to look like it's going in a completely different direction. >Ensure that you're going through our City Arborist regarding any proposed tree removal; look to see if there's a way to trim it back so it's stable, because it appears to be protected size. >I was not in attendance for the first meeting, but I did watch the video for this part of the meeting. I have a number of issues with the whole project. The idea of the second story being setback would help this a lot because that wall on the right side is pretty sheer, it's pretty blank and flat. The roof material bothers me that they would be different roofs. It's making this look more and more like an addition and it does look like something has been added on. It has been stated a number of times that the lot is really big and they're not approaching the FAR, which is true, but it makes me think that maybe there's a better solution than a second story. That brings me to the main point that though the view of the distant view is through the trees and it's a little bit muted, there is a distant view and it's being blocked. We have rejected projects before for less of a view blockage than what I'm seeing here. I honestly think it would help if the applicant cut the trees down so the neighbor behind could see, and then maybe some kind of a solution could be brought together that everyone could agree on. At the moment, I see this as too much of a view blockage to have a second story. I don't think I could support the project. >I agree with most of what my fellow Commissioner said. Subjectively, I don't like the project; it looks like a pimple on the back of the house. It doesn't fit aesthetically. That's my subjective view. I’ve heard about why different solutions couldn't be done, I'm not there yet in saying that this is the only solution . Putting the addition above the existing house is more about money and not wanting to impact the current home than about it being impossible. To my fellow Commissioner's point, it is a large property and if they're cutting into the back hill, there could be some room for a one -story addition that doesn't minimize the lot too much. But all of that is really driven by this view blockage. I would like to see what the neighbor who called was talking about once they feel comfortable giving an address because all of us had a chance to visit with the property owner at 1860 Capistrano Avenue. I was able to go to each room inside of his house and the addition does block the view, so that's probably the primarily concern. While I feel for the neighbors in terms of the privacy concerns and how daunting the addition looks, it's not necessarily a code issue or something that we're able to influence from a design perspective. I do appreciate the architect and homeowner being willing to modify the design based on our recommendations. I just feel like Page 4City of Burlingame June 27, 2022Planning Commission Meeting Minutes there's more room for that going forward to find a way to get an approval. >I echo a lot of what my fellow Commissioner just stated. I had also shared with the neighbors about the applicant's right to add on to their property wherever that addition may be, but I agree that this particular proposed design doesn't seem to fit well with the existing house. It seems like the addition is lopsided. There's a considerable amount of massing to go with it and so it doesn't feel like it's a natural extension of the home. Having visited the two neighbors on Sebastian Drive, I am concerned about the deck, the noise and the privacy issues for the left side neighbor because I can already imagine the impact of that deck even reduced over that neighbor's property. For the neighbor to the right, it's the massing that just doesn't suit the space, the location on that part of the property. I just feel like there can be a better solution. We have a talented designer and it may be budgetary constraints that are creating this design . There are many other opportunities on such a large lot to really come up with a solution to give the family some additional living space. As I see it now, I can't support the project either as it's presented. >I agree with my fellow Commissioners. I went to Capistrano Avenue as well, although I was having a bit of a hard time understanding the distant views because the trees are in the way. To really understand where that view is coming from, I looked at a two -story house located across the street from the project house and the roof line seems to also be impacting the house at Capistrano Avenue. But it's too hard to really understand the layout of the land with the trees there. I'm not disputing that there's a view ordinance issue, I'm just not sure what it is. But I agree with my fellow Commissioners about the deck. I'm completely not in agreement with the second story deck and would like to see it eliminated for the privacy issues of the neighbor to the left. It's looking right into her backyard. The sheer wall on the right side of the house looks like it’s just been placed on top of a cake and it doesn't feel like it fits the neighborhood . There's enough space in that yard and I don't know why we can't utilize what we have as a single story. I'd much rather see giving them more square footage if they kept it as a single -story house versus a two -story house on that property. >If they cut the trees down to start with because they're going to get cut down anyway, there would be a clearer view of what's being impacted. The applicant has said it would probably enhance the view, but the view impact is there and I saw it today from outside the building. Whether it's filtered or muted by the trees now, it's going to be enhanced by the trees being removed which is going to give the neighbor on Capistrano Avenue a stronger case. That’s where they should start cutting the trees. The neighbor to the right of 1860 Capistrano Avenue, to my understanding is tenant occupied. The owner is 90 years old and they have a right to come to us to talk about the project for themselves and the impact it has on them . But standing in Mr. Hoeck's backyard, you could easily see there were some rooms on that property that may or may not be impacted. It's not for me to say and it's not for me to determine that at this moment . Those owners need to take responsibility to come to us. There’s more impacts on bay views in that location, so I just want to be cognizant of everyone on that block. Commissioner Comaroto made a motion, seconded by Commissioner Tse, to continue the application. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Pfaff, and Tse5 - Absent:Lowenthal, and Schmid2 - c.2758 Summit Drive, R-1 - Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single -unit dwelling. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(2) of the CEQA Guidelines. (Raymond Frank, applicant and architect; Charles Chiparo and Laura Rupenian, property owners) (77 noticed) Staff Contact: Erika Lewit 2758 Summit Dr - Staff Report 2758 Summit Dr - Attachments 2758 Summit Dr - Plans Attachments: Page 5City of Burlingame June 27, 2022Planning Commission Meeting Minutes All Commissioners have visited the project site. Planning Manager Hurin provided an overview of the staff report. Chair Gaul opened the public hearing. Raymond Frank, architect, represented the applicant and answered questions regarding the project. Public Comments: > There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >Provide drawings to show the location of the neighbor ’s kitchen and bedroom windows so we can have a better idea of how those windows relate to the proposed addition and decks. >It’s greatly improved from the last time. I appreciate that it looks more together and is a tighter design . We received the e -mail from the neighbor regarding trees and staff responded to it. Suggest helping the neighbor, who appears very close to this project, by planting additional landscaping to make this work out for her, that would be greatly appreciated. The project has come along nicely. >I would echo that, thanks to the applicant and the architect for listening to all the comments and making all of those changes. It fully reflects the conversation we had at the last meeting. >Planters should be added at the sides of all three decks in order to provide privacy between the subject property and the neighbor to the right. I would like to make sure we do see those permanent planters put on the decks with the final plan; that could potentially come back as an FYI. >I would also like to see a more developed landscape plan. It is pretty bare between the two houses and if you go into the neighbor's house on the right, you look right out at the deck. It would be a benefit to both parties, especially if this deck is going to be increased in size, if the applicant would add trees on that property line. A landscape plan showing additional plantings along the right side property line should be provided to investigate further opportunities for new landscaping that can provide enhanced privacy. Chair Gaul made a motion, seconded by Commissioner Horan, to approve the application with the following added condition: >that prior to issuance of a building permit, an FYI application shall be submitted showing planters at the sides of each of the three decks and a more developed landscape plan to provide screening along the right side property line between the two single-unit dwellings. Aye:Comaroto, Gaul, Horan, Pfaff, and Tse5 - Absent:Lowenthal, and Schmid2 - 9. DESIGN REVIEW STUDY a.2313 Ray Drive, zoned R-1 - Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single -unit dwelling. (Jeff Alan Gard, applicant and architect; Ronan McConnell and Michele McKenna, property owners) (104 noticed) Staff Contact: 'Amelia Kolokihakaufisi 2313 Ray Dr - Staff Report 2313 Ray Dr - Attachments 2313 Ray Dr - Plans Attachments: Page 6City of Burlingame June 27, 2022Planning Commission Meeting Minutes Item 9a - 2313 Ray Drive was continued to a future agenda. 10. COMMISSIONER’S REPORTS There were no Commissioner's Reports. 11. DIRECTOR REPORTS There were no reportable actions from the last City Council meeting regarding Planning matters, and there were no FYI reports. 12. ADJOURNMENT The meeting was adjourned at 8:29 p.m. Page 7City of Burlingame BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, July 11, 2022 1. CALL TO ORDER The meeting was called to order at 7:00 p.m. Staff in attendance: Community Development Director Kevin Gardiner, Planning Manager Ruben Hurin, Associate Planner 'Amelia Kolokihakaufisi, and Assistant City Attorney Scott Spansail. 2. ROLL CALL Commissioner Tse joined the meeting at 7:28 p.m. Comaroto, Gaul, Lowenthal, Pfaff, Schmid, and TsePresent6 - HoranAbsent1 - 3. APPROVAL OF MINUTES a.Draft June 13, 2022 Planning Commission Meeting Minutes Draft June 13, 2022 Planning Commission Meeting MinutesAttachments: Vice-Chair Pfaff made a motion, seconded by Commissioner Comaroto, to approve the meeting minutes. The motion carried by the following vote: Aye:Comaroto, Gaul, Lowenthal, Pfaff, and Schmid5 - Absent:Horan, and Tse2 - b.Draft June 27, 2022 Planning Commission Meeting Minutes Draft June 27, 2022 Planning Commission Meeting MinutesAttachments: Commissioner Comaroto made a motion, seconded by Chair Gaul, to approve the meeting minutes. The motion failed due to a lack of quorum. Action on the June 27, 2022 meeting minutes was continued to the August 8, 2022 Planning Commission meeting. Aye:Comaroto, Gaul, and Pfaff3 - Absent:Horan, and Tse2 - Abstain:Lowenthal, and Schmid2 - 4. APPROVAL OF AGENDA Community Development Director Gardiner noted that Item 9a - 713 Howard Avenue will be brought forward as the first agenda item since the applicant representing the application is a commissioner. After review of the item is finished, she will then join the meeting as a commissioner for the remainder of the Page 1City of Burlingame July 11, 2022Planning Commission Meeting Minutes meeting. 5. PUBLIC COMMENTS, NON-AGENDA There were no Public Comments. 6. STUDY ITEMS There were no Study Items. 7. CONSENT CALENDAR There were no Consent Calendar Items. 8. REGULAR ACTION ITEMS a.34 Dwight Road, zoned R-1 - Application for Design Review for a first and second story addition to an existing single -unit dwelling. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines. (Jesse Geurse, Geurse Conceptual Design, Inc ., applicant and designer; Peter Gorski and Suzanne Nguyen, property owners) (130 noticed) Staff Contact: Erika Lewit 34 Dwight Rd - Staff Report 34 Dwight Rd - Attachments 34 Dwight Rd - Plans Attachments: All Commissioners have visited the project site. Community Development Director Gardiner provided an overview of the staff report. Chair Gaul opened the public hearing. Jesse Geurse, designer, represented the applicant and answered questions regarding the project. Public Comments: >There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >I don't see any changes made. Both the doors and windows on the rear elevations, the lowest ones on the right-hand side, still appeared to be very oversized. >I really enjoy the design. I like the two -tone of the older bungalow where you can see the entry way and the way you have designed that is beautiful, thank you for that. >I like this project. The last time it was in front of us, I liked the adaptive reuse of the split -level house that was there. I like the height of it and the whole thing is working nicely in that space. >I agree with my fellow commissioner. I like the design and the designer has done a nice job. I like the architecture, it fits into the neighborhood very nicely. >I agree with what my fellow commissioners said. >It's a good job working with split level home which is typically difficult to make of it, this looks real nice. Page 2City of Burlingame July 11, 2022Planning Commission Meeting Minutes >I wanted to echo what my fellow commissioners said and would like to thank the designer for addressing the header heights and the window below the bay window on the lower floor, I appreciate that. Commissioner Tse made a motion, seconded by Commissioner Schmid, to approve the application. The motion carried by the following vote: Aye:Comaroto, Gaul, Lowenthal, Pfaff, Schmid, and Tse6 - Absent:Horan1 - b.1425 Castillo Avenue, zoned R -1 - Application for Design Review and Special Permit for building height for a new, two -story single-unit dwelling and detached garage .This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines. (Jesse Geurse, Geurse Conceptual Designs, Inc., applicant and designer; Rajiv Gujral, property owner) (116 noticed) Staff Contact: Fazia Ali 1425 Castillo Ave - Staff Report 1425 Castillo Ave - Attachments 1425 Castillo Ave - Plans Attachments: All Commissioners have visited the project site. Community Development Director Gardiner provided an overview of the staff report. Chair Gaul opened the public hearing. Jesse Geurse, designer, represented the applicant and answered questions regarding the project. Public Comments: >Melinda Earlywine, 1427 Castillo Avenue: Thank you for the planned revisions. They were awesome. I think this is going to be a beautiful home. I would love to have been afforded the same courteous presentation of the plans ahead of time so we could walk through them as you did with the folks at the other house that you're designing. I would like to extend an invitation to have you come out and visit us and see what we're talking about, mostly for the window placement, but also with that 3'-6" setback on the right side of the house with the door, the stairs, and the landscape planting. I think if you come out, you'll see there won't be space for that landscape planting with the birch trees that are currently there. I really would like to have you come out and take a look and talk with my husband and I to address some of these concerns. This home is 108 years old. It's a historic part of Burlingame and it was the first house built on this block. I’m very passionate about why we bought this home, why we have stayed here for so many years, and why we care for it so much. So if someone could give me a call and sit down with my husband and I so we can take a look at these plans and see how it's going to affect the way we live at 1427 Castillo Avenue. For the record, our home does not have a third floor. It's a garage that was dug into the ground as it was subdivided with 1429 Castillo Avenue, which was a two -car detached garage. I don't see why the house which is on a higher hill can't be graded as ours was as with others on this street. Chair Gaul closed the public hearing. Commission Discussion/Direction: >On the very left-hand side at the rear elevation there's a little bit of a shed roof hanging out by the chimney. It's drawn as a flat roof or soffit on the right side elevation, but on the rear elevation it's coming out as a shed roof. Instead of handling it like a soffit, consider applying a shed roof over that window. It seems like it would be higher than what is showing on the rear elevation. There's something not matching Page 3City of Burlingame July 11, 2022Planning Commission Meeting Minutes up. >That roof you're talking about wouldn't exist if the right elevation is drawn correctly or as intended, then that little roof will not show up on the rear elevation. >The design has been greatly improved by dropping it down. It's very simple to drop a house into the site and just have your backyard surrounded by a series of retaining walls, and that has given us what we're looking for. I agree with the applicant, the way the house is designed, it steps back on all sides and that will help with the impact. It's always tough when you're at the top of the hill on the street and you're working against the other houses next door. Because of the elevation changes from site to site, you're going to have one house taller than the other, but this works really well. >I agree. When you look at the elevation it looks like a tall house. However, a lot of the house slopes back to the middle of the site. Using that perceived as attic space from the second floor, this is a compact house in 24 feet of height and we're not asking that of too many second story homes. The applicant has done a good job and I appreciate the extra effort being put into lowering it by two feet, which makes this a lot easier to approve. Again, I don't think this is going to suddenly be the largest house looming over the other houses in the area. Sure, it will be higher than the ones across the street that are downhill, but as far as the immediate neighbors on either side, it should be in similar capacity. I felt from the first time that this is a really nice design. It's going to look well here, so I can support this project. >I agree with my fellow commissioner. The designer did a great job on this design; it ’s a tough site and it fits into the neighborhood very nicely. >I would like to echo everything that has been said. I really appreciate you taking the height down a bit in a way that's easily doable and your attention to detail; it's a really very beautiful house. As the applicant has offered, it would be great to meet with the neighbors to figure out how to space the birch trees properly so that they have room to grow and there is room for screening, because that's going to be needed. >The Special Permit for building height is supportable, especially since it has been pulled back from a Variance. It's a tough lot and slopes up at the top of the hill on the street, so it's going to appear larger but it's not going over the top, the roof slopes to the floor. The floor is going to be a slab on grade and that's going to be significantly higher than the street elevation, so I can see reasoning for approving the Special Permit for the height. Chair Gaul made a motion, seconded by Commissioner Comaroto, to approve the application. The motion carried by the following vote: Aye:Comaroto, Gaul, Lowenthal, Pfaff, Schmid, and Tse6 - Absent:Horan1 - c.1556 Cypress Avenue, zoned R -1 - Application for Design Review Amendment for as-built changes to a previously approved first and second story addition to an existing single-unit dwelling and new detached garage. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(2) of the CEQA Guidelines. (Tim Raduenz, Form +One, applicant and designer; Kasey and Bill Schuh, property owners) (113 noticed) Staff Contact: 'Amelia Kolokihakaufisi 1556 Cypress Ave - Staff Report 1556 Cypress Ave - Attachments 1556 Cypress Ave - Historic Resource Evaluation 1556 Cypress Ave - Plans Attachments: All Commissioners have visited the project site. Commissioner Comaroto was recused from this item because she lives within 500 feet of the project site. Commissioner Pfaff was recused from this item because she had previously commented on this project as a member of the public. Associate Planner Kolokihakaufisi provided an overview of the staff report. Page 4City of Burlingame July 11, 2022Planning Commission Meeting Minutes Chair Gaul opened the public hearing. Tim Raduenz, designer, and Bill and Kasey Schuh, property owners, represented the applicant and answered questions regarding the project. Public Comments: > There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >I was not part of the original commission when this was originally approved, but having looked at this a few times now and looking at the completed project, I really like this project. I don't necessarily miss a lot more detail. What they're proposing is reasonable and helps bridge the gap of what was originally proposed and what maybe is more realistic at this point in time. I would like to see this move forward. >I'm struggling with this. The pop -out feature over the front door was a nice detail and it tied in nicely with the way the gable ends were done. You can say there's no paneling to match up with because the paneling has been removed. I'm having a tough time with the argument about the waterproofing and the amount of work. If you're going to be punching gable vents into the ends of these things, you're going to have waterproofing issues also. I hate to see things get torn apart, but I thought a really nice job was done with the original design and I'm not completely sold on this design. >I agree with my fellow commissioner, mainly because we're talking about the entrance. If this was a side or back door entry and it's a little bit more plain vanilla, I can see accepting this. But it's minimizing the effect of the entry. At the bare minimum, the dentil blocks should be added in as the property owner was saying that those were in the proposed design. I would want to at least see that if there was no way to get some paneling detail. The paneling detail does add a nice quality, some nice character to that design . I too was not on the commission the first time this was approved, so I wasn't a part of that discussion. I do like the originally proposed design for that specific area so I'm willing to make a compromise on adding the dentil blocks. If there were a decorative element that could be added over the entry, somewhat like the paneling that was originally proposed, I would appreciate that. >I don't disagree with any of my fellow commissioners. I wasn't at the original meetings when these were approved. However, I do think there's a compromise here to be done. Seeing the house in person, it doesn't strike me as being stark or unattractive to the neighborhood. It doesn't make me stop and say wow, a couple of blocks here and a couple of blocks there is going to change my opinion. However, I agree that a waterproofing issue from a contractor is not a good reason. We should try and get this going for them. They have been through quite a ride here and I don't see a huge discrepancy on this proposed plan. Chair Gaul reopened the public hearing. >Community Development Director Gardiner: We should reopen the public hearing to allow the applicant to indicate whether they would accept this change. It was not what was shown on the proposed plans, so just want to make sure that this is something that is acceptable to them. >Schuh: If I understood correctly, we are taking the June 22nd drawings and adding the dentil blocks underneath the front area. We would be happy to do that. Chair Gaul closed the public hearing. Commissioner Lowenthal made a motion, seconded by Commissioner Schmid, to approve the application with the following amended condition: >that the project shall be built as shown on the plans submitted to the Planning Division date Page 5City of Burlingame July 11, 2022Planning Commission Meeting Minutes stamped June 22, 2022, sheets T1.0, A1.0 through A5.0, and A9.0, and shall include 6x6 wood corbels below the projection above the front entry. Aye:Gaul, Lowenthal, Schmid, and Tse4 - Absent:Horan1 - Recused:Comaroto, and Pfaff2 - d.1345 Vancouver Avenue, zoned R -1 - Application for Design Review Amendment for proposed changes to a previously approved project for a new, two -story single-unit dwelling and detached garage. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines. (SJA Development, applicant and designer; 16 Goethe Street LLC, property owner) (122 noticed) Staff Contact: 'Amelia Kolokihakaufisi 1345 Vancouver Ave - Staff Report 1345 Vancouver Ave - Attachments 1345 Vancouver Ave - Plans Attachments: All Commissioners have visited the project site. Associate Planner Kolokihakaufisi provided an overview of the staff report. Chair Gaul opened the public hearing. The applicant was not in attendance to represent and answer questions for the project. Public Comments: > There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >The applicant's letter discussed why there was a change in the materials and mentioned difficulty in supplies. I would like to have a clarification of what the actual problem was in more detail; should identify what the material was that they had difficulty getting, if that was really the reason why they made the change. I did notice the changes were already made as if the item was approved. >I actually thought by looking at the elevations that this was going to be a horrible change. But in reality seeing that it is already done, the siding doesn't look bad with the forms in the shape of this house . So I don't really have any objection to the change to the siding based on what they have done. >I'm going in a different direction. I do remember this house when it first came up to us for approval and it looked very similar to this. We sent it to the design review consultant who came back and we approved the changes as a modern farmhouse. Part of the problem was there were a number of houses on that street that have been recently built and we didn't want to have too similar of a design. There was work done with the design review consultant. I'm irked by people spending our Monday evenings going over their designs, building what they want, and coming back later saying this is what we have built and we want you to approve it. With that being said, I will not approve the design as it stands now. I would like to see the stucco walls as approved. I'm not buying the reasoning that the revisions were due to material shortage, stucco and cement; that doesn't hold any water to me. I would like to see this built as it was designed. I don't agree with the shortage of the cable railing system. There are plenty of vendors with that material and that fits the design of the house. It was supposed to be a modern farmhouse and the design Page 6City of Burlingame July 11, 2022Planning Commission Meeting Minutes has been washed out, so I will not support these changes. The wood siding as specified and the corner boards on it, I could probably live with, but the stucco areas need to be stucco. >I wholeheartedly agree with my fellow commissioner. For perspective, I had a client where they wanted the whitest colored stucco. Because there's issue in the industry finding that super white pigment, clients reject them because it comes out yellow. This is a horizontal white house and I don't like the way they look in the neighborhood as it sticks out like a sore thumb. Modern farmhouse is a loose term and when you put this white thin rail siding, it just doesn't blend in at all with the rest of the neighborhood. >I agree with my fellow commissioner. We're working our Monday nights for free and we are here. This project did go to a design review consultant. We asked for certain things and we approved it. We have gone through the system and they just did whatever they wanted. I would love to hear from them, but I can't approve the project the way it sits. >I agree with my fellow commissioners. If the applicant is not here to speak, are we wasting more time airing all these concerns and having to talk to them at a future meeting? Or are we making a decision tonight? >These comments can be read into the minutes so the applicant knows our grievances and what we're upset about because we weren't able to do this when pulled as an FYI. >I'm wondering if we can make the motion to deny this? I don't know that the applicant is going to come back and explain this away and convince us that this is the design we should approve. As much as it doesn't bother me as much, I'm in support of what has happened in the past. The fact is that it went to a design review consultant and the previous commission worked through this. I’m in support of holding them accountable for that and I don't see any reason why we shouldn't be voting this as a denial now. Commissioner Schmid made a motion, seconded by Chair Gaul, to deny the application. The motion carried by the following vote: Aye:Comaroto, Gaul, Lowenthal, Pfaff, Schmid, and Tse6 - Absent:Horan1 - e.1251 California Drive, zoned CMU - Application for a Conditional Use Permit to convert an existing commercial building to an 8-room hotel. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 – Class I of the CEQA Guidelines. (Ted Catlin, Dreiling, Terrones Architecture, applicant and architect; Paul Dimech, property owner) (114 noticed) Staff Contact: Erika Lewit 1251 California Dr - Staff Report 1251 California Dr - Attachments 1251 California Dr - Plans Attachments: All Commissioners have visited the project site. Community Development Director Gardiner provided an overview of the staff report. Chair Gaul opened the public hearing. Richard Terrones and Ted Catlin, architects, and Paul Dimech, property owner, represented the applicant and answered questions regarding the project. Public Comments: >Michael Grant: My wife and I have been living around the corner from the proposed project for decades on Juanita Avenue. We're excited to hear the building could be used for a different purpose because it's a lovely building, but we are concerned about parking. Because Juanita Avenue is two blocks from Broadway, there's rarely an open space for parking on the street. The proposal is that the clientele might Page 7City of Burlingame July 11, 2022Planning Commission Meeting Minutes be airline employees but there's no guarantee of that. So that’s our biggest concern, the parking issue. >Public comment via email by Athan Rebelos: I want to express my support for the proposed boutique hotel at 1251 California Drive. I believe the hotel will benefit the businesses along the Broadway corridor . My understanding is that the current residential tenants are airline employees alleviating any concerns I had about losing housing stock. I would ask City staff and Burlingame Police Department to closely monitor the bicycle lanes for any issues during the construction phase and months after the hotel parking. >Public comment via email by Holly Allen, 1121 Juanita Avenue: My family and I reside around the corner from the proposed hotel. We’re very concerned about the congestion and parking issues at the proposed site. While the claim is that it's for airline employees and mostly Uber, I question the plausibility of that statement and the owner ’s plans to address parking issues. This is an already congested area with the laundromat, bike lane, and gas station. What's the benefit of this proposal to our local community? >Public comment via email by Teresa Chambers, 1125 Juanita Avenue: I'm writing regarding project 8e located at 1251 California Drive. I live on Juanita Avenue and I have concerns regarding the hotel discussed. I have concerns regarding parking and congestion in the current area, including bike lane . Caltrain does not stop at Broadway and there are no other hotels on this side of California Drive. I have concerns as a family in the area. Visitors will have cars. There is limited parking on our street. Chair Gaul closed the public hearing. Commission Discussion/Direction: >Suggest including information regarding the parking situation and potential parking areas adjacent to the project on their website or business plan for the hotel as part of the condition of approval. >It's a great building, so I would like to see this move forward. >This is a wonderful project. It's very petite' it's not large. I did see a lot of coming and going with the laundromat. I can't help but think that there will be a lot less activity. This would be a project in order to encourage reuse of such properties that would have tipped into a range where the parking requirement would have been reduced or eliminated anyway. I think this is a great developer, sounds like a really responsible owner, and they can find a way to make this work. It's absolutely fabulous; I'm very excited. It has been a laundromat for its entire life. I looked it up, it was built as a laundry place for washing and drying and it's very, very cool. So thank you for your submission and all the explanations. >I grew up on Paloma Avenue so I would walk by this daily picking my mom up at the train station when I was a little girl. I think this is ingenious; the idea of doing a little boutique hotel here is great. We always see flight attendants with their suitcases going down Broadway and they're all walking around. What better place to have it where it can regenerate and reinvigorate the Broadway area and have people coming and going. Most of these flight attendants take Uber or taxis to where they're going so they don't really have cars and if they live here, they have their own car. This is great and I applaud the applicant for doing this. >Just as a matter of discussion, I would like to add that as previously said, I lived on that street and the flight attendants do park on those streets because I have seen them. So, I would encourage the neighbors to do something that has been done in other neighborhoods around and that is to approach the city about residential parking permits. It would help ease some of that pressure because the people that work on Broadway also like to park down the side streets. There have been a number of times I would come home near the middle of the day and have to park a block away from my own house because there's no room. Those are steps that may need to be taken by the neighbors, but I would support this project. Commissioner Schmid made a motion, seconded by Commissioner Comaroto, to approve the application with the following added condition: >that the hotel operator shall include on the website information regarding available public parking lots in the vicinity. Aye:Comaroto, Gaul, Lowenthal, Pfaff, Schmid, and Tse6 - Page 8City of Burlingame July 11, 2022Planning Commission Meeting Minutes Absent:Horan1 - 9. DESIGN REVIEW STUDY a.713 Howard Avenue, zoned R-1 - Application for Design Review and Special Permits for first and second story plate heights and second story balcony for a new, two story single-unit dwelling and detached garage. (Audrey Tse, Insite Design Inc, applicant and architect; Kevin and Christine Chung, property owners) (98 noticed) Staff Contact: Fazia Ali 713 Howard Ave - Staff Report 713 Howard Ave - Attachments 713 Howard Ave - Plans Attachments: All Commissioners have visited the project site. Associate Planner Kolokihakaufisi provided an overview of the staff report. Chair Gaul opened the public hearing. Audrey Tse, architect, represented the applicant and answered questions regarding the project. Public Comments: > There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >On the second floor at the rear of the house, consider continuing the same roof form all the way across instead of the gable roof. >I share the same concern on the rear elevation, otherwise the materials worked pretty well. All the façades were pretty well broken up. It doesn ’t feel like it is an overly tall house that it is out of proportion . So, I don’t have a lot of concern for the request for the height. Overall, it looks like a good project and can find support for it. >I agree with my fellow commissioner regarding the roof line at the rear of the house. Please provide a 3D rendering so we can really see what that roof line looks like. >On the landscape plan, there were no specifications on the three Japanese maple trees. It would be preferable and would look better to have a maple tree that is a decent height rather than a 5’ maple tree. It is a nice looking project. I don ’t have an issue with the height so much because the spaces are broken down nicely. It would be great if you could look at the roof issue at the rear of the house, there could be a better solution for it. >I have some concerns about the plate heights, especially in the application, the applicant mentioned that there are a number of two -story homes in the area. There are but there is not a preponderance of those. Also, the houses on either side are both single -story homes. I’m worried that this house will really stick out and dwarf those smaller homes on either side. A 9’ plate height on a house of this scale is still in keeping with the architecture that is being proposed. For an 8’ ceiling on the second floor, most people would coffer the ceiling to get a little bit of height, if you need to. I am not sold on the Special Permit for the higher plate heights mainly because of the scale of the other houses in the neighborhood. This house will be about 9” below the maximum allowable ridge height; it will appear too big. Anything we can do to bring it down will enhance the design and will be better for the neighborhood. The design is nice but I don ’t know that I can support the Special Permit. Page 9City of Burlingame July 11, 2022Planning Commission Meeting Minutes Commissioner Schmid made a motion, seconded by Commissioner Lowenthal, to place on the item on the Regular Action Calendar when plans have been revised as directed. The motion carried by the following vote: Aye:Comaroto, Gaul, Lowenthal, Pfaff, and Schmid5 - Absent:Horan, and Tse2 - b.2229 Adeline Drive, zoned R -1 - Application for Design Review and Special Permit for Declining Height Envelope for a two and half story addition to an existing single -unit dwelling. (Tim Raduenz, Form+One, applicant and designer; Cameron and Shannon Foster, property owners) (104 noticed) Staff Contact: Catherine Keylon 2229 Adeline Dr - Staff Report 2229 Adeline Dr - Attachments 2229 Adeline Dr - Plans Attachments: All Commissioners have visited the project site. Commissioner Lowenthal was recused from this item as he lives within 500’ from this property. Associate Planner Kolokihakaufisi provided an overview of the staff report. Chair Gaul opened the public hearing. Tim Raduenz, designer, represented the applicant and answered questions regarding the project. Public Comments: >Public comment via email from George Heeren: I live directly behind this proposed addition. This gives my wife and I little to no privacy in our backyard. It also can make our property lose value if we decide to sell. I am in my 80’s with some health conditions. The Foster ’s sent a letter saying this will be a small rear addition. This does not seem small as stated, I have looked at the blueprints. How long will it take to complete? Chair Gaul closed the public hearing. Commission Discussion/Direction: >I like the project. I agree that the rear elevation becomes a little bit more cohesive. I like the fact that windows were added. Suggest that the applicant reach out to their neighbors at the rear. There’s an opportunity for landscape screening to try and help with the privacy issue. In reality, the rear elevation is already two stories with windows on the second story, so this doesn ’t make it any worse, it ’s just a little closer. This is a good looking project. >I concur with my fellow commissioner. It is really well done; it looks great and holds together nicely. I would also suggest revisiting the landscape, without ruining the existing, to fill in what could be lacking. >I too appreciate the design that has been developed, even the little details, such as the trim detail on the front elevation being carried over to the right elevation. I like the improvements to the rear elevation . Overall, this is a nicely pulled together project. I also appreciate that we are retaining a nicely designed home, generally in its original state, and improving upon that rather than tearing something down and starting from scratch. >I too can support the project; it blends in very well. I can support the Special Permit for declining height envelope because part of the house already extends beyond the declining height envelope. I don ’t find it obtrusive or overbearing on the neighbors. I would encourage the applicant to speak with the neighbors behind them to see if you can add a little bit more landscaping or something that would appease their concerns. Page 10City of Burlingame July 11, 2022Planning Commission Meeting Minutes Chair Gaul made a motion, seconded by Commissioner Tse, to place on the item on the Regular Action Calendar when plans have been revised as directed. The motion carried by the following vote: Aye:Comaroto, Gaul, Pfaff, Schmid, and Tse5 - Absent:Horan1 - Recused:Lowenthal1 - 10. COMMISSIONER’S REPORTS There were no Commissioner's Reports. 11. DIRECTOR REPORTS a.2758 Summit Drive, zoned R-1 - FYI for revisions to a previously approved Design Review project for a first and second story addition to an existing single-unit dwelling. 2758 Summit Dr - FYI 2758 Summit Dr - FYI Attachments 2758 Summit Dr - FYI Plans Attachments: Pulled for further discussion. Commissioner noted the following concerns: >Asked for the landscaping plan along the right side of the house to be further developed; concerned that only one, 15-gallon tree is proposed. Would like to see it developed further. 12. ADJOURNMENT The meeting was adjourned at 9:18 p.m. Notice: Any individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday, July 11, 2022 at rhurin@burlingame.org or (650) 558-7256. Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting, the materials related to it, and your ability to comment. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for inspection via www.burlingame.org/planningcommission/agenda or by emailing the Planning Manager at rhurin@burlingame.org. If you are unable to obtain information via the City's website or through email, contact the Planning Manager at 650-558-7256. An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on July 11, 2022. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on July 21, 2022, 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 $745.00, which includes noticing costs. Page 11City of Burlingame City of Burlingame Conditional Use Permit Address: 1430 Palm Drive Meeting Date: August 8, 2022 Request: Application for Conditional Use Permit for a preschool use in an existing church building. Applicant: Rita Enright, One Love Montessori APN: 029-012-220 Property Owner: New Life Community Church of Burlingame Lot Area: 29,725 SF Architect: Alan William Coon Zoning: R-1 and R-3 General Plan: Low Density and Medium and High Density Residential Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 - Existing facilities, Class 1(a) of the CEQA Guidelines, which states that interior or exterior alterations involving such things as interior partition s, plumbing, and electrical conveyances are exempt from environmental review. Property History: New Life Community Church is located on the subject property. The property has three street frontages which include Palm Drive, El Camino Real, and Fairfield Road. In addition to a church use, the site has also historically served school type uses. Planning Division records show that a Variance for a summer school was granted in 1957 for the time period of June 24 through August 2, 1957. In 1987, a Special Permi t was approved to allow music classes for children aged one to seven. Project Description: The applicant, owner of One Love Montessori, is proposing to operate a preschool/prekindergarten in the existing church building at 1430 Palm Drive, zoned R-1 and R-3 (zoning boundary runs through middle of property). Code Section 25.10.020 requires a Conditional Use Permit for school uses in the R-1 and R-3 zoning districts. One Love Montessori provides educational and enrichment programming for children between the ages of two and a half years to six years of age. They currently operate as a home -based Montessori preschool/ prekindergarten in San Mateo and are seeking to expand into a larger space and to serve more children in the area. There are two floors in the church building and the applicant is proposing to operate on the first floor only. The existing social hall/stage, nursery, and meeting room would be used as classroom space. A new fence is proposed to enclose an existing lawn area along Fairfield Roa d and would serve as a playground area for the children. Since the proposed use is not intensifying the existing activities on site, no additional parking is required for the project. The existing parking lot provides 20 on-site parking spaces. An existing parking lot across the street on Palm Drive, also owned by New Life Community Church, provides 19 parking spaces. There would be three designated drop-off and pick-up zones for the preschool; they include the existing church parking lot at the corner of El Camino Real and Palm Drive , a portion of the street frontage along Palm Drive, and the parking lot across the street at the southeast corner of El Camino Real and Palm Drive (owned by the church). Hours of operation would be from 8:00 a.m. to 6:00 p.m., Monday through Friday. There is expected to be a total of 45 – 50 children attending the preschool. Approximately 45 children are expected to be on site between the hours of 8:00 a.m. to 5:00 p.m.; and the number would decrease to about 24 children during the last hour of operation (5:00 to 6:00 p.m.). Including the applicant, the re would be a total of six staff members. At any one time on site, there is expected to be a maximum of 45-50 children and 3-6 staff members for a total of 48 -56 persons. Item No. 7a Consent Calendar Conditional Use Permit 1430 Palm Drive 2 1430 Palm Drive Plans date stamped: May 13, 2022 Existing Proposed Allowed/Req’d Use: Religious Assembly Facility (church) Preschool 1 Schools with a Conditional Use Permit ¹ Conditional Use Permit for a preschool in an existing church building (falls under school use) (C.S. 25.10.020). Staff Comments: None. Study Meeting: At the Planning Commission Study meeting on June 13, 2022, the Commission noted that the preschool was a compatible use with the existing church uses on site and voted to place this item on the Consent Calendar (see attached June 13, 2022 Planning Commission Minutes). There were no changes suggested by the Commission. Findings for a Conditional Use Permit: Any decision to approve a Conditional Use Permit application pursuant to Chapter 25.66 shall be supported by written findings. In making such determination, the following findings shall be made: A. The proposed use is consistent with the General Plan and any applicable specific plan. B. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. C. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity. D. The site is physically suitable in terms of: 1. Its design, location, shape, size, and operating characteristics of the proposed use to accommodate the use, and all fences, landscaping, loading, parking, spaces, walls, yards, and other features required to adjust the use with the land and uses in the neighbor hood; 2. Streets and highways adequate in width and paveme nt type to accommodate public and emergency vehicle (e.g., fire and medical) access; 3. Public protection services (e.g., fire protection, police protection, etc.); and 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). E. The measure of site suitability shall be required to ensure that the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located. Suggested Conditional Use Permit Findings: A. The proposed preschool use is consistent with the General Plan in that there is no increase in density (proposed use is within an existing church facility). Conditional Use Permit 1430 Palm Drive 3 B. The proposed use is allowed within the zoning district with a Conditional Use Permit and complies with all other applicable provisions of this Zoning Code and the Municipal Code. C. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity in that the preschool is located within an existing church building and there are no changes proposed to the interior or exterior of the building. D. The site is physically suitable for the proposed use in that there is no change to the site or church building required; that besides using a portion of Palm Drive as a drop off/pick up zone, there is no change to the existing street which has been adequate to accommodate public and emergency vehicles; that the proposed use does not impact public protection services or provision of utilities to the site. E. The proposed use, which includes a preschool use on the grounds and within an existing church building, will not adversely affect the public convenience, he alth, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located in that the use. For these reasons, the project may be found to be compatible with the Conditional Use Permit criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the ana lysis 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 r ecord. At the public hearing the following conditions should be considered: 1. that the preschool shall be limited to operating on the first floor of the building and within the designated areas shown on the plans submitted to the Planning Division and date stamped May 13, 2022, sheets A- 1 and A-2; 2. that the Conditional Use Permit shall apply only to a preschool use and shall become void if the preschool changes the uses provided on -site or ceases, is replaced by a permitted use, is ever expanded, demolished or destroyed by catastrophe or natural disaster or for replacement; 3. that any changes in operation, floor area, use, number of employees, or number of students shall require an amendment to this Conditional Use Permit; 4. that interior demolition or removal of existing structures on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 5. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interio r or exterior, shall require a demolition permit; and 6. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame. ‘Amelia Kolokihakaufisi Associate Planner Conditional Use Permit 1430 Palm Drive 4 c. Rita Enright, One Love Montessori, applicant Alan William Coon, architect Attachments: June 13, 2022 Planning Commission Minutes Application to the Planning Commission Letter of Explanation Conditional Use Permit Form Commercial Application Form Letter of Support, dated May 31, 2022 Planning Commission Resolution (proposed) Notice of Public Hearing – Mailed July 29, 2022 Area Map BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, June 13, 2022 a.1430 Palm Drive, zoned R-1 and R-3 - Application for Conditional Use Permit for a preschool use in an existing church building. (Rita Enright, applicant; Alan William Coon, architect; New Life Community Church of Burlingame, property owner) (210 noticed) Staff Contact: 'Amelia Kolokihakaufisi 1430 Palm Dr - Staff Report 1430 Palm Dr - Attachments 1430 Palm Dr - Plans Attachments: All Commissioners have visited the project site. Planning Manager Hurin provided an overview of the staff report. Chair Gaul opened the public hearing. Rita Enright represented the applicant and answered questions regarding the project. Public Comments: >Public comment sent via email: Can the small lawn accommodate 45 children? (Enright: We can actually have one classroom at a time, which is a group of 20 children. The requirement is 25 square feet per child so we can have at least 20 to 25 children on that lawn area at one time.) (Hurin: Sounds like the play time might be staggered then. (Enright: Yes, we can rotate the play time.) (Hurin: You're restricted by State regulations like you said, 75-square feet per children? (Enright: Yes.) Chair Gaul closed the public hearing. Commission Discussion/Direction: >This is a good alternative use to the location during different hours. It's a great cause and I don't see anything with the program itself that is of concern. >This is great use for the facility during the week when there are no church services so I don't see any reason to hold this up. Chair Gaul made a motion, seconded by Commissioner Schmid, to place the item on the Consent Calendar. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Lowenthal, Pfaff, Schmid, and Tse7 - Page 1City of Burlingame Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL USE PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Conditional Use Permit for a preschool use in an existing church building at 1430 Palm Drive, Zoned R- 1 and R-3, New Life Community Church of Burlingame, property owner, APN: 029-012-220; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on August 8, 2022, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, pursuant to the California Environmental Quality Act (CEQA), per Section 15301 - Existing facilities, Class 1(a) of the CEQA Guidelines, which states that interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances are exempt from environmental review, is hereby approved. 2. Said Conditional Use Permit is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Conditional Use Permit is set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairperson I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 8th day of August, 2022 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption and Conditional Use Permit 1430 Palm Drive Effective August 19, 2022 Page 1 1. that the preschool shall be limited to operating on the first floor of the building and within the designated areas shown on the plans submitted to the Planning Division and date stamped May 13, 2022, sheets A-1 and A-2; 2. that the Conditional Use Permit shall apply only to a preschool use and shall become void if the preschool changes the uses provided on-site or ceases, is replaced by a permitted use, is ever expanded, demolished or destroyed by catastrophe or natural disaster or for replacement; 3. that any changes in operation, floor area, use, number of employees, or number of students shall require an amendment to this Conditional Use Permit; 4. that interior demolition or removal of existing structures on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 5. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; and 6. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame. 1430 Palm Drive 300’ noticing APN #: 029-012-220 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION City of Burlingame Design Review and Special Permits Address: 713 Howard Avenue Meeting Date: August 8, 2022 Request: Application for Design Review and Special Permits for first and second story plate heights and second story balcony for a new, two-story single-unit dwelling and detached garage. Applicant and Architect: Audrey Tse, Insite Design Inc. APN: 029-272-010 Property Owners: Kevin and Christine Chung Lot Area: 5,247 SF General Plan: Low Density Residential Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures, including one single-family residence, or a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of a project. Project Description: The subject property is an interior lot and currently contains a single-unit dwelling and a detached garage. The applicant proposes to demolish the existing single-unit dwelling and detached garage and build a new, two-story single-unit dwelling and detached garage. The total proposed floor area would be 3,129 SF (0.60 FAR), where 3,179 SF (0.61 FAR) is the maximum allowed (includes covered porch and basement exemptions). The applicant is also requesting a Special Permit for a 9’-6” plate height at the first floor (where 9’-0” is the maximum allowed) and an 8’-6” plate height at the second floor (where 8’-0” is the maximum allowed). A Special Permit is also being requested for a 75 SF second story balcony at the rear of the house (Special Permit required for any second story balcony; 75 SF maximum allowed). The proposed project includes a 600 SF basement. Because the basement does not exceed 600 SF and the top of the finished floor above the basement is less than 2’-0” above existing grade, the basement is exempt from floor area. There would be a total of four bedrooms in the proposed dwelling. Two parking spaces, one of which must be covered, are required for a four-bedroom house. The proposed detached garage (19’-6” wide x 20’-0” deep clear interior dimensions) provides one covered parking space (the proposed garage does not qualify for a two-car garage since the interior clear width dimension is 19’-6” where 20’-0” is required for a two-car garage); one uncovered space (9’-0” x 18’-0”) is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. All other Zoning Code requirements have been met. Accessory Dwelling Unit (ADU) This project includes building a new, 327 SF detached accessory dwelling unit at the rear of the lot (attached to the detached garage). Review of the ADU application is administrative and not reviewed by the Planning Commission. Per C.S. 25.48.030(L)(3)(a) no parking is required for the ADU because it is located within one- half mile walking distance of public transit. Staff has determined the ADU complies with the ADU regulations. The applicant is requesting the following applications: ▪ Design Review for a new, two-story single-unit dwelling and detached garage (C.S. 25.68.020(C)(1)(a)); ▪ Special Permit for first and second story plate heights (9’-6” first floor plate height proposed where 9’-0” is allowed; 8’-6” second floor plate height proposed where 8’-0” is allowed) (C.S. 25.10.030 and 25.78.020. (A)(6)); and Item No. 8a Regular Action Item Design Review and Special Permits 713 Howard Avenue 2 ▪ Special Permit for second floor balcony (75 SF proposed where up to 75 SF is allowed with a Special Permit) (C.S. 25.10.030 and 25.78.020(A)(7)). 713 Howard Avenue Lot Size: 5,247 SF Plans date stamped: July 27, 2022 1 (0.32 x 5,247 SF) + 1,100 SF + 400 SF = 3,179 SF (0.61 FAR) 2 Special Permit for first and second story plate heights. 3 Special Permit for second floor balcony (75 SF proposed where up to 75 SF is allowed with a Special Permit). Summary of Proposed Exterior Materials: • Windows: aluminum clad with simulated true divided lites • Doors: aluminum clad garage door • Siding: batten and board • Roof: standing seam metal roofing • Other: decorative wood knee braces, wood fascia PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): 17’-6” (to covered porch) 20’-0” 15’-7” (block average) 20’-0” Side Setback (left): (right): 4’-10” 10’-9” 4'-0" 4'-0" Rear Setback (1st flr): (2nd flr): 33’-3” 48’-5” 15'-0" 20'-0" Lot Coverage: 2,099 SF 40% 2,099 SF 40% FAR: 3,129 SF 0.60 FAR 3,179 SF ¹ 0.61 FAR Off-Street Parking: 1 covered (19’-6” x 20’-0” clear interior dimensions) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’) 1 uncovered (9' x 18') Building Height: 29’-1” 30'-0" Plate Height (1st flr): (2nd flr): 9’-6” 2 8’-6” 2 9’-0” 8’-0” DH Envelope: Complies C.S. 25.10.055(A)(1) Second Floor Balcony: 75 SF 3 (7’-10” left side setback & 27’-10” right side setback) 75 SF (8’-0” side setbacks) Design Review and Special Permits 713 Howard Avenue 3 Staff Comments: None. Design Review Study Meeting: At the Planning Commission Design Review Study meeting on July 11, 2022, the Commission had several suggestions regarding this project and voted to place this item on the Regular Action Calendar when all information has been submitted and reviewed by the Planning Division (see attached July 11, 2022 Planning Commission Minutes). The applicant submitted a response letter, dated July 20, 2022 and revised plans date stamped July 27, 2022, to address the Planning Commission’s comments. Please refer to the applicant’s letter for a detailed list of the changes made to the project in response to the Commission’s comments. Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Suggested Findings for Design Review: 1. The proposed new, two-story single-unit dwelling is consistent with the General Plan designation of Low Density Residential and is in compliance with all applicable provisions of Title 25, with the exception of the first and second story plate heights and the second story deck for which Special Permits are being requested; the proposed style of the house will blend with the existing neighborhood based on the proposed massing and variety of exterior building materials; the proposed architectural details, such as the covered front porch, aluminum clad windows and exterior doors, and batten and board siding complement the architectural style of the house and is compatible with the existing character of the neighborhood. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development as shown on the proposed plans. 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property because the project complies with setback, lot coverage, floor area ratio and declining height envelope Design Review and Special Permits 713 Howard Avenue 4 requirements. For these reasons, the project may be found to be compatible with the requirements of the City's design review criteria. Required Findings for a Special Permit: Any decision to approve a Special Permit application in the R-1 zoning district pursuant to Chapter 25.78 shall be supported by written findings. In making such determination, the following findings shall be made: 1. 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 well-defined character of the street and neighborhood; 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood; 3. The proposed project is consistent with the residential design guidelines adopted by the City; and 4. 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 that the mitigation for the removal that is proposed is consistent with established City policies and practices. Suggested Findings for a Special Permit (Plate Height and Second Story Balcony): 1. The blend of mass, scale, and dominant structural characteristics of the new two-story single-unit dwelling are consistent with the character of the street and neighborhood which consists of two-story single-unit dwellings in a variety of architectural styles and massing; the 9’-6” first floor plate height and the 8’-6” second floor plate height are not significantly taller than allowed by right (additional 0’-6” per floor); the 75 SF second story balcony is within the maximum balcony size allowed (75 SF) and is setback from the side property lines in excess of the minimum required (27’-10” right side setback and 7’-10” left side setback proposed where 8’-0” is the minimum required). 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new single - unit dwelling are consistent with the existing street and neighborhood in that the hip and gable roof configurations and pitches, batten and board siding and porch columns are consistent with those architectural features found on existing structures in the neighborhood. 3. The proposed project is consistent with the residential design guidelines adopted by the City in that the proposed structure is compatible with the requirements of the City's design review criteria as noted above. For these reasons, the project may be found to be compatible with the requirements of the City's Special Permit criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division and date stamped July 27, 2022, sheets SP1, A.0 through A.7, G.1 through G.3, LS.1, Topographic Survey; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height Design Review and Special Permits 713 Howard Avenue 5 or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 3. that any changes to the size or envelope of the first or second floors which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Unif orm Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first-floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and Design Review and Special Permits 713 Howard Avenue 6 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Fazia Ali Assistant Planner c. Audrey Tse, Insite Design Inc, applicant and architect Kevin and Christine Chung, property owners Attachments: July 11, 2022 Planning Commission Minutes Applicant Response Letter, dated July 20, 2022 Application to the Planning Commission Special Permit Applications Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed July 29, 2022 Area Map BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, July 11, 2022 a.713 Howard Avenue, zoned R-1 - Application for Design Review and Special Permits for first and second story plate heights and second story balcony for a new, two story single-unit dwelling and detached garage. (Audrey Tse, Insite Design Inc, applicant and architect; Kevin and Christine Chung, property owners) (98 noticed) Staff Contact: Fazia Ali 713 Howard Ave - Staff Report 713 Howard Ave - Attachments 713 Howard Ave - Plans Attachments: All Commissioners have visited the project site. Associate Planner Kolokihakaufisi provided an overview of the staff report. Chair Gaul opened the public hearing. Audrey Tse, architect, represented the applicant and answered questions regarding the project. Public Comments: > There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >On the second floor at the rear of the house, consider continuing the same roof form all the way across instead of the gable roof. >I share the same concern on the rear elevation, otherwise the materials worked pretty well. All the façades were pretty well broken up. It doesn ’t feel like it is an overly tall house that it is out of proportion . So, I don’t have a lot of concern for the request for the height. Overall, it looks like a good project and can find support for it. >I agree with my fellow commissioner regarding the roof line at the rear of the house. Please provide a 3D rendering so we can really see what that roof line looks like. >On the landscape plan, there were no specifications on the three Japanese maple trees. It would be preferable and would look better to have a maple tree that is a decent height rather than a 5’ maple tree. It is a nice looking project. I don ’t have an issue with the height so much because the spaces are broken down nicely. It would be great if you could look at the roof issue at the rear of the house, there could be a better solution for it. >I have some concerns about the plate heights, especially in the application, the applicant mentioned that there are a number of two -story homes in the area. There are but there is not a preponderance of those. Also, the houses on either side are both single -story homes. I’m worried that this house will really stick out and dwarf those smaller homes on either side. A 9’ plate height on a house of this scale is still in keeping with the architecture that is being proposed. For an 8’ ceiling on the second floor, most people would coffer the ceiling to get a little bit of height, if you need to. I am not sold on the Special Permit for Page 1City of Burlingame July 11, 2022Planning Commission Meeting Minutes the higher plate heights mainly because of the scale of the other houses in the neighborhood. This house will be about 9” below the maximum allowable ridge height; it will appear too big. Anything we can do to bring it down will enhance the design and will be better for the neighborhood. The design is nice but I don ’t know that I can support the Special Permit. Commissioner Schmid made a motion, seconded by Commissioner Lowenthal, to place on the item on the Regular Action Calendar when plans have been revised as directed. The motion carried by the following vote: Aye:Comaroto, Gaul, Lowenthal, Pfaff, and Schmid5 - Absent:Horan, and Tse2 - Page 2City of Burlingame I inSite ] htly 20,2022 City of Burlingame Community Developmant Departments 501 Primrose Road Burlingame, Califomia 940 1 0 Regarding: 713 Howard Avenue - Response to Design Review Study Comments Please find enclosed revised plans labeled Planning Review Comments and dated 7120/22to address the Planning Commission's Design Review Study comments from the July l lth meeting 1. Roof at rear elevation: we have taken a look at the rear elevation and agree with the Commissioners' comments. We have revised the rear elevation accordingly with a full gable roof extension across a pofiion ofthe 2nd floor and eliminated the wrap-around roof element in the previous design. Please also see enclosed rendering. 2. Tree species: our client has an affiniry for Japanese Maple trees, specifically t}te green acer palmatum, which has now been specifically called out on the landscape plan. They have this particular species offee at their current home in San Francisco, which has grown magnificently tall and full. It is their deste to plant this tree species per the landscape plan. As there is a large street tree in fiont of their property, they feel the delicate nature of the Japanese Maple tree will comp'lement the street tree and will provide increased daylight infiltration into the office and living room during the winter months. 3. Plate heights: as shared at the meeting, our client has enjoyed the taller ceiling heights oftheir San Francisco home. They have applied for a Special Permit for plate heights so they can continue to enjoy this feature in their new home. The finished floor height of the house has been reduced by approximately 18" to help mitigate against the proposed plate height, resulting in a similar elevation height as the existing house. ln reading the meeting minutes, it appears that most Commissioners did not have an issue with the proposed plate heights as the articulation in the proposed design helps to manage the scale and size ofthe house. Our client's meetings with their adjacent neighbors garnished support for the proposed design with no issues regarding the sffucture's height or design. Please also see enclosed rendering. Respectfu lly submitted, Lauren Lee Principal, Insite Design Inc. 1534 Plaza Lane, #3'lE Burlingame, CA 94010 . ltl 650.597.1]18 . lfl 650.697.0338 . www.insite?deiign.com City of Burlingame . Community Development Department . 501 Primrose Road . (650) 55&7250 . olanninsdept@burlinEame.ors Project Application - Planning Division Type of Application:Accessory Dwelling Unit Design Review Special Permit fl conditional Use/Minor Use Permit l-- Hillside Area construction Permit ! variancetr Minor Modification Eotn"t Proiect Address:713 Howard Avenue Assessor's Parcel #: Pioiect Description: New 2-story home with detached garage and detached ADU Audrey Tse, lnsite Design lnc 1534 Plaza Lane, #318 Burlingame, CA 94010 650-235-9566 audrey@ insite2design.com Property Owner Kevin and Christine ChungName: Address:713 Howard Avenue Burlingame, CA 94010 zoning: Applicant Name: Address: Phone: E-mail: Phone: E-mail: Authorization to Reproduce Proiect Plans: lhereby grant the City of Burlingame the authority to post plans submitted with this application on the Cit/s website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. - (lnitialsofArchitect/Designer) 650-235-9566 Phone: E-mail: audrey@insite2design.com Burlin8ame Business License #:9181 91 * Architect/Designer must have a valid Burlingame Business License. App licant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief Applicant's signature 04t22t22Date: Property Owner: I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Divisi Property owne/s signature:04t22t22 on Date: HEEE IVED APR 22 202? CITY OF BURLINGAME cDo-P|-ANNTNG DrV. Dote Application Received (stolf only): 029284060 R1 Architect/Designer Name: Audrey Tse, lnsite Design lnc. Same as aboveAddress: LINGAME City of Burlingame . Community Development Department . 501 Primrose Road. P(650)558-7250. www. burlinea me.orp City of Burlingame Special Permit Application (R-1 and R-2) Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existint structure's design and with the existing street and neighborhood. Untiil recently, plate heights of 9'6" and 8'6" in this neighborhood were customary and often granted without comment. The proposed design provides greater balance and scale with increased plate heights beyond 8'0". The neigh borhood has a m ix of old one-story homes and some remodeled 2-story homes. Washington Elementary School is on the next block just a few structures away and has a large presence and building height. This proposed house is supportable and balances the massing of the neighborhood in context with the school. E Explain how 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. The neighborhood has an eclectic collection of architectural style homes with no predominant style. The proposed gable-roofed farmhouse style home fits into the neighborhood in that context with interesting articulation and scale of windows/materials that blend into the fabric of the neighborhood. EI How will the proposed project be consistent with the residential design guidelines adopted by the City? The proposed home meets design review guidelines, meets all Planning guidelines and offers a design that matches elements in the nieghborhood such as front porches, detached garage, painted wood siding, gabled roof. E Explain how the 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. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. No large trees are proposed to be removed. Only small trees in the area of construction in the backyard are to be removed and replaced with trees in the front yard to be enjoyed by the neighboorhood. 2 3 4 The Planning Commission is required by law to make findings as defined by the City's Ordinance (Chapter 25.78). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Refertotheend ofthisform for assistance with these questions. 1. 7 Exploin why the blend of moss, scole ond dominont sttudutdl chdrdcteristics of the new construdion or oddition drc consistent with the existing structute's design ond with the existing stteet ond neighborhood. How will the proposed structure or addition affect neighboring properties or structures on those properties? lf neighboring properties will not be affected, state why. Compare the proposed addition to the mass, scale and characteristics of neighboring properties. Think about mass and bulk, landscaping, sunlight/shade, views from neighboring properties. Neighboring properties and structures include those to the ri8ht, left, rear and across the street. How does the proposed structure compare to neighboring structures in terms of mass or bulk? lf there is no change to the structure, say so. lfa new structure is proposed, compare itssize, appearance, orientation etc. with other structures in the neighborhood or area. Exploin how the voriety of rool line, focade, exterior finish mdteidls ond elevotions of the proposed new sttucturc or oddition orc consistent with the existing strudurc, street ond neighborhood. How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? lf it does not affect aesthetics, state why. Was the addition designed to match existing architecture and/or pattern of development on ad.lacent properties in the neighborhood? Explain why your proposal fits in the neighborhood. How will the structure or addition change the character of the neighborhood? Think of character as the image or tone established by size, density of development and general pattern of land use. lf you don't feel the character of the neighborhood will change, state why. 3. How will the proposed projed be consistent with the residentiol design guidelines odopted by the CW? Following are the design criteria adopted by the city Council for residential design review. How does your project meet these guidelines? 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. lnterface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Exploin how the removal oI dny trees locdted within the lootqint of ony new sttucture or dddition is necessdry ond is consistent with the civs reforestation requircments. Whdt mitigotion is proposed fot the removal of any trees? Exploin why this mitigdtion is opptoptiote. Will any trees be removed as a result of this proposal? lf so, explain what type of trees will be removed and if any are protected under city ordinance (C.S. 11.06), why it is necessary to remove the trees, and what is being proposed to replace any trees being removed. lf no trees are to be removed, say so. 2 4 City of Burlingame . Community Development Department. 501. Primrose Road . P (650)558-7250 . www.burlingame.org City of Burlingame Special Permit Application (R-1 and R-2) The Planning Commission is required by law to make findings as defined by the City's Ordinance (Chapter 25.78). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Refer to the end ofthis form for assistance with these questions. t.Explain why 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. The proposed primary bedroom roof balcony is tucked behind the bedroom oriented towards the backyard. lt is set in on both sidesfrom the sides of the house and is a small size justtogivethe homeowners a little place of retreat where one can relax and read a book or have a cup oftea. The design of it is consistent with the design of the house with a private guardrail matching that of the exterior walls on the house. This provides privacy for both the homeowners as well as reduced visual impact for neighboring properties. El Explain how 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. The proposed location ofthe primary bedroom balcony should not create any adverse effects on neighboring properties. The balcony is approximately 75sf and is oriented towards the backyard and away from surrounding neighbors. lts design correlates with the proposed design of the house. The addition of the primary bedroom balcony is consistent with the General Plan and meets guidelines in terms of size and orientation. Explain how the 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. What mititation is proposed for the removal of any trees? Explain why this mitigation is appropriate. 3 No trees are proposed to be removed to create this element. 2. 4. How will the proposed project be consistent with the residential design guidelines adopted by the City? 7 Exploin why the hlend of moss, scale dnd dominant structutol chdracteristics ol the new construdion or addition ore consistent with the existing sttucture's design and with the existing strcet and neighborhood. How will the proposed structure or addition affect neighboring properties or structures on those properties? lf neighboring properties will not be affected, state why. Compare the proposed addition to the mass, scale and characteristics of neighboring properties. Think about mass and bulk, landscaping, sunlight/shade, views from neighboring properties. Neighboring properties and structures include those to the right, left, rear and across the street. How does the proposed structure compare to neighboring structures in terms of mass or bulk? lfthere is no change to the structure, say so. lf a newstructure is proposed, compare itssize, appearance, orientation etc. with other structures in the neighborhood or area. Exploin how the vaiety ol rool line, locode, exteriot frnish moteials and etevotions of the proposed new sttucture ot oddition ore consistent with the existing sttudure, street ond neighborhood. How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? lf it does not affect aesthetics, state why. Was the addition designed to match existing architecture and/or pattern of development on adjacent properties in the neighborhood? Explain why your proposal fits in the neighborhood. How will the structure or addition chan8e the character ofthe neighborhood? Think ofcharacter as the image or tone established by size, density of development and general pattern of land use. lf you don't feel the character of the neighborhood will change, state why. 3. How will the proposed project be consistent with the rcsidential design guidelines odopted by the City? Following are the design criteria adopted by the City Council for residential design review. How does your project meet these guidelines? 1. Compatibility ofthe architectural style with that ofthe existing character ofthe neighborhood; 2. Respect for the parking and Barage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. lnterface ofthe proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. 4.Expldin how the removol of ony trees locoted within the lootprint of any new structure ot dddition is necessory ond is consistent with the civs relorestotion requircments. Whot mitigdtion is proposed lot the removol of dny trees? Exploin why this mitigotion is dpprop ate. Will any trees be removed as a result of this proposal? lf so, explain what type of trees will be removed and if any are protected under city ordinance (C.S. 11.06), why it is necessary to remove the trees, and what is being proposed to replace any trees being removed. lf no trees are to be removed, say so. 2. RESOLUTION APPROV]NG CATEGORICAL EXET'PTION DESIGN REVIEW AND SPECIAL PERTIITS WHEREAS, a Categorical Exemption has been prepared and application has been made for Desion Review and Special Permits for pl heioht and a second storv balconv for a new. tlvo storv sinole-unit dwellino and detached qaraoe at 713 Howard Avenue. Zoned R-1 , Kevin and Christine Chunq, prooertv APN: 029-284-060 WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Auoust 8. 2022, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that On the basis of the lnitial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. ln urbanized areas, up to three single-family residences maybe constructed or converted under this exemption, is hereby approved. Said Design Review and Special Permit are approved subject to the conditions set forth in Exhibit "A' attached hereto. Findings for such Design Review and Special Permits are set forth in the staff report, minutes, and recording of said meeting. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairperson l, _, Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 8th dav of Auoust. 2022 by the following vote: 1 2 3 Secretary RESOLVED, by the Planning Commission of the City of Burlingame that: 2 3 4 q o EXHIBIT'A" Conditions of Approval for Categorical Exemption Design Review and Special Permits 7'13 Howard Avenue Effective August 18, 2022 Page 1 that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYl or amendment to be determined by Planning stafQ; that any changes to the size or envelope of the first or second floors which would include adding or enlarging a dormer(s), shall require an amendment to this permit; that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a parl of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; that the project shall meet all the requirements of the Califomia Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 8 I that the project shall be built as shown on the plans submitted to the Planning Division and date stamped July 27,2022, sheets SP1, A.0 through A.7, G.1 through G.3, LS.'1, Topographic Survey; 7. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; EXHIBIT "A" Conditions of Approval for Categorical Exemption Design Review and Special Permits 713 Howard Avenue Effective August 18, 202211. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first-floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12 that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13 that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14 that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the poect has been built according to the approved Planning and Building plans. 713 Howard Avenue 300’ noticing APN: 029-272-010 City of Burlingame Design Review and Special Permit Address: 2229 Adeline Drive Meeting Date: August 8, 2022 Request: Application for Design Review and Special Permit for Declining Height Envelope for a two and a half story addition to an existing single-unit dwelling. Applicant and Designer: Form + One, Tim Raduenz APN: 027-161-160 Property Owners: Cameron and Shannon Foster Lot Area: 5,190 SF General Plan: Low Density Residential Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Project Description: The subject property is an interior lot which slopes down approximately four feet between the front and rear property lines. Due to this slope, the existing house has three separate living levels, consisting of a lower level (at the rear only), a main living (1st floor at front), and a second floor. The existing single-unit dwelling has four bedrooms and is 2,727 SF in floor area, including a detached garage. The applicant is proposing a rear addition to all living levels. The lower floor addition would include an expansion at the rear of the house. This space is currently used as a den and would be converted to an accessory dwelling unit (ADU). The proposed addition also includes a small expansion to the main living level at the rear onto the existing rear deck, as well as a second story addition that would be located at the rear of the existing second story. There is no construction or changes proposed to the existing detached garage. While the proposed addition would add approximately 500 SF at the rear, because the lower floor would be converted to an ADU and that square footage is not counted toward the overall FAR, the total floor area is being reduced with the proposed addition from 2,727 SF (0.50 FAR) to 2,624 SF (0.50 FAR) where 3,160 SF (0.60 FAR) is the maximum allowed. With this application, the number of bedrooms would be remain at four. Two parking spaces, one of which must be covered, are required on site. The existing detached garage has two separate garage doors for two covered off-street spaces. However, because the interior dimensions measure 17’-7” wide by 22’-6” deep (18’ x 18’ clear interior dimensions required for an existing two-car garage), the existing detached garage is only counted as a one-car garage; one uncovered parking space (9’ x 18’) is provided in the driveway. Per C.S. 25.48.030(L)(3)(a), no on-site parking is required for the ADU because it is located within one-half mile walking distance of public transit. The existing left side of the second floor currently encroaches into the declining height envelope. Given the downward slope on the property, the proposed second floor addition would continue this encroachment into the declining height envelope. Therefore, the application includes a request for a Special Permit for Declining Height Envelope since 169 SF of the left side of the proposed second floor addition would encroach into the declining height envelope. Planning staff would note that a Special Permit is not required for the deck at the rear of the house since it does not qualify as a second story deck (deck floor is 7’-6” above grade). Accessory Dwelling Unit (ADU) This project includes building a new attached 467 SF ADU by converting a portion of the existing lower level and by adding 174 SF at the rear of the lower floor to accommodate the new ADU. Review of the ADU application is administrative only and is not reviewed by the Planning Commission. Staff has determined that the ADU complies with the regulations in Code Section 25.48.030 (Accessory Dwelling Units). Among those regulations Item No. 8b Regular Action Item Design Review and Special Permit 2229 Adeline Drive is an exemption from both lot coverage and FAR for ADUs that are 850 SF or less in size. Therefore, this proposed attached ADU did not count towards the overall lot coverage or FAR for this project. The applicant is requesting the following applications:  Design Review for a two and a half story addition to an existing single-unit dwelling (C.S. 25.68.020(C)(1)(b)); and  Special Permit for Declining Height Envelope (DHE) along the left side of the house (169 SF of the proposed addition would extend beyond the DHE) (C.S. 25.10.055). 2229 Adeline Drive Lot Area: 5,190 SF Plans date stamped: July 26, 2022 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS Front (Lower flr): (Main flr): (Upper flr): N/A 15’-0” 35’-10" No change No change No change 15'-0" 15’-0” 20’-0" Side (left): (right): 4’-3" 10’-2" 4’-3" to addition No change 4’-0 4’-0 Rear (Lower flr): (Main flr): (Upper flr): 48’-1" 48’-1” 48’-1” 40’-9" 31’-5” 40’-9” 15’-0" 20’-0" 20’-0" Lot Coverage: 1,822 SF 35.0% 1,948 SF 38% 2,760 SF 40% FAR: 2,727 SF 0.50 FAR 2,624 SF (3,212 SF – 588 SF ADU) 0.50 FAR 3,160 SF 1 0.60 FAR # of bedrooms: 4 No change --- Off-Street Parking: 1 covered (17’-7” x 22’-6” clear interior) 1 uncovered (9’ x 18’) No change 1 covered (9’ x 18’ clear interior for existing) 1 uncovered (9' x 18') Building Height: 28’-0” 26’-7” at addition 30'-0" Plate Height (1st flr): (2nd flr): 8’-3” 8’-4” 8’-3” (matching) 8’-4” (matching) 9’-0” 8’-0” DH Envelope: Encroachment 2 Special Permit requested for DHE encroachment on left side 3 C.S. 25.10.055 1 (0.32 x 5,190 SF) + 1,100 SF + 400 SF = 3,160 SF (0.60 FAR). 2 Existing nonconforming Declining Height Envelope along left side. 3 Special Permit requested for Declining Height Envelope (169 SF encroachment into the DHE on left side of house). 2 Design Review and Special Permit 2229 Adeline Drive None of the changes made to the revised plans, date stamped July 26, 2022, resulted in changes to the zoning code compliance documented in the table above. Staff Comments: While the new Zoning Code requires a Special Permit for upper floor plate heights exceeding 8’- 0”(C.S. 25.10.035(A)(6)), staff has made a determination that a Special Permit would not be required for second floor additions where the plate height of the addition matches the existing plate height up to 8’-6” above second floor. This will be incorporated into the Zoning Code with the next code update. Summary of Proposed Exterior Materials: • Windows: Wood clad windows with simulated true divided lites with wood trim around windows. • Siding: Stucco. • Roof: Terracotta barrel tiles. • Other: Wood railing and wood decking. Design Review Study Meeting: At the Planning Commission Design Review Study meeting on July 11, 2022, the Planning Commission had several comments and suggestions regarding this project and voted to place this item on the Regular Action Calendar when all information has been submitted and reviewed by the Planning Division (see attached July 11, 2022 Planning Commission Minutes). The applicant submitted a response letter and revised plans, date stamped July 26, 2022 to address the Planning Commission’s comments and suggestions. The only change to the plans includes labeling of the existing landscaping in the rear yard, which provides screening to the neighbors. Please refer to the applicant’s letter with a summary of the neighbor outreach in response to the public comments received at the Design Review Study meeting. Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. 3 Design Review and Special Permit 2229 Adeline Drive Suggested Findings for Design Review: 1. The proposed addition to an existing single-unit dwelling is consistent with the General Plan designation of Low Density Residential and is in compliance with all applicable provisions of Title 25, with the exception of the declining height envelope for which a Special Permit is being requested; the addition is at the rear portion of the house with the mass of the addition concentrated toward the back of the lot; that the addition is sensitive to the architectural style, mass and bulk of the existing house with multiple levels as well as sensitive to the siting of the house on this sloped lot; and that the addition has been designed to include elements of the existing architectural style to help integrate the addition into the existing structure. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development as shown on the proposed plans. 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property because the project complies with setback, lot coverage, floor area ratio and declining height envelope requirements. For these reasons, the project may be found to be compatible with the requirements of the City's design review criteria. Required Findings for a Special Permit: Any decision to approve a Special Permit application in the R-1 zoning district pursuant to Chapter 25.78 shall be supported by written findings. In making such determination, the following findings shall be made: 1. 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 well-defined character of the street and neighborhood; 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood; 3. The proposed project is consistent with the residential design guidelines adopted by the City; and 4. 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 that the mitigation for the removal that is proposed is consistent with established City policies and practices. Suggested Special Permit Findings for Declining Height Envelope: 1. The blend of mass, scale, and dominant structural characteristics of the proposed addition are consistent with the character of the street and neighborhood which consists of one and two-story single- unit dwellings in a variety of architectural styles and massing. 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed addition are consistent with the existing street and neighborhood in that the hip and gable roof configurations and pitches, stucco siding, and articulation in elevations are consistent with those architectural features found on existing structures in the neighborhood; that the lot slopes downward from the front property line to the rear property line therefore causing the point of departure for the declining height envelope to be below the finished floor of the house; that because the existing house placement of the existing house it is currently nonconforming encroaching into the declining height envelope on the left side; and that the architectural style that would result from a code complying project would not be compatible or true to the massing and style of the house if the second floor were offset in order to comply with Declining Height Envelope. 4 Design Review and Special Permit 2229 Adeline Drive 3. The proposed project is consistent with the residential design guidelines adopted by the City in that the proposed structure is compatible with the requirements of the City's design review criteria as noted above. For these reasons, the project may be found to be compatible with the requirements of the City's Special Permit criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission’s decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 26, 2022, sheets T1.0, A1.0 through G2.0; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; 5 Design Review and Special Permit 2229 Adeline Drive THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 12. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Catherine Keylon Senior Planner c. Tim Raduenz, Form + One,, applicant and designer Attachments: July 11, 2022 Planning Commission Minutes Applicant’s Response Letter to the Planning Commission, dated July 26, 2022 Application to the Planning Commission Special Permit Application Neighbor comment letter, G. Heeran, August 1, 2022 Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed July 29, 2022 Area Map 6 City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, July 11, 2022 7:00 PM Online b. 2229 Adeline Drive, zoned R-1 - Application for Design Review and Special Permit for Declining Height Envelope for a two and half story addition to an existing single -unit dwelling. (Tim Raduenz, Form+One, applicant and designer; Cameron and Shannon Foster, property owners) (104 noticed) Staff Contact: Catherine Keylon Attachments: 2229 Adeline Dr - Staff Report 2229 Adeline Dr - Attachments 2229 Adeline Dr - Plans All Commissioners have visited the project site. Commissioner Lowenthal was recused from this item as he lives within 500’ from this property. Associate Planner Kolokihakaufisi provided an overview of the staff report. Chair Gaul opened the public hearing. Tim Raduenz, designer, represented the applicant and answered questions regarding the project. Public Comments: > Public comment via email from George Heeren: I live directly behind this proposed addition. This gives my wife and I little to no privacy in our backyard. It also can make our property lose value if we decide to sell. I am in my 80’s with some health conditions. The Foster’s sent a letter saying this will be a small rear addition. This does not seem small as stated, I have looked at the blueprints. How long will it take to complete? Chair Gaul closed the public hearing. Commission Discussion/Direction: > I like the project. I agree that the rear elevation becomes a little bit more cohesive. I like the fact that windows were added. Suggest that the applicant reach out to their neighbors at the rear. There’s an opportunity for landscape screening to try and help with the privacy issue. In reality, the rear elevation is already two stories with windows on the second story, so this doesn ’t make it any worse, it’s just a little closer. This is a good looking project. > I concur with my fellow commissioner. It is really well done; it looks great and holds together nicely. I would also suggest revisiting the landscape, without ruining the existing, to fill in what could be lacking. > I too appreciate the design that has been developed, even the little details, such as the trim detail on the front elevation being carried over to the right elevation. I like the improvements to the rear elevation . Overall, this is a nicely pulled together project. I also appreciate that we are retaining a nicely designed home, generally in its original state, and improving upon that rather than tearing something down and starting from scratch. > I too can support the project; it blends in very well. I can support the Special Permit for declining height envelope because part of the house already extends beyond the declining height envelope. I don ’t find it obtrusive or overbearing on the neighbors. I would encourage the applicant to speak with the City of Burlingame Page 1 Planning Commission Meeting Minutes July 11, 2022 neighbors behind them to see if you can add a little bit more landscaping or something that would appease their concerns. Chair Gaul made a motion, seconded by Commissioner Tse, to place on the item on the Regular Action Calendar when plans have been revised as directed. The motion carried by the following vote: Aye: 5 - Comaroto, Gaul, Pfaff, Schmid, and Tse Absent: 1 - Horan Recused: 1 - Lowenthal City of Burlingame Page 2 Page 1 of 1 Form + One 4843 Silver Springs Drive Park City, UT 84098 P+ 415.819.0304 E + tim@formonedesign.com TRANSMITTAL FORM To: City of Burlingame (Catherine Keylon) From: Tim Raduenz Subject: 2229 Adeline Commission Responses Date Sent: 07/26/2022 Number of Pages:1 Response to Planning Commission Comments: 1. Did you look at design that would not encroach in the DHE? : - We did, but it would cut off the existing garage and back yard because of having to move the addition towards the left side of the property (when looking from the backyard). We also feel as though it will help the design be more cohesive as the encroachment follows the same outline as the existing does, so it’ll help the rear elevation blend better and not create an overly complicated elevation. 2. How tall is the hedge at the rear? : - The existing hedge is 8’-6”. Site plan has been updated to call out hedge height. We will be protecting the hedge to help ensure everyone’s privacy. 3. Support proposal, blends in with the existing style; Good looking project; Rear looks more cohesive; Appreciate the design and details : - Thank you! 4. Addition is not making anything worse, just getting closer : - Correct. 5. Speak to rear neighbor at the rear- look at adding landscape screening : - Emailed / talked to two neighbors. Our reviews seemed to have eased their concerns. Best, Tim Raduenz Form + One ▪ Design & Planning ▪ 4843 Silver Springs Drive▪ Park City ▪ UT ▪ 84098 ▪ (415) 819.0304 ▪ tim@formonedesign.com + adu in exisitng basement w/ addition ADU in existing basement + lower addition, also special permit for Declining Height Envelope DECLINING HEIGHT ENVELOPE - "SPECIAL PERMIT FOR DHE" City of Burlingame  Community Development Department  501 Primrose Road  P (650) 558-7250  www.burlingame.org City of Burlingame Special Permit Application (R-1 and R-2) The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Chapter 25.78). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Refer to the end of this form for assistance with these questions. 1. Explain why 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. The spanish style is more of a block style w/ dominant forms, which we used in the addition @ rear. Also, neighbor to the right has a prominent balcony looking down into 2229's yard, which we trying to down play + create more privacy for both parties. Finally the the existing lot slope has a lot to do about the special permit for "DHE", the lot slopes toward the rear lot with a difference of about 5-6 ft. from the front to the rear property line since the point of departure is taken by averaging the front and rear property corners 2. Explain how 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. We have stayed consistent w/ the (e) architecture (roof styles) and have borrowed it (design) for the (n) addition. Also we have preserved the old clay barrel tiles for use w/ the new addition. Street + Neighborhood: Front elevation will be preserved + retained, which the part of Adeline has some good older homes and to that end we are keeping the look of existing which has a cool tower entry and good back and forth of structures. 3. How will the proposed project be consistent with the residential design guidelines adopted by the City? Its consistent w/ the design of (e) elements, its also creating more privacy for both neighbors (side neighbor w/ balcony) Street + Neighborhood: Front elevation will be preserved and retained. 4. Explain how the 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. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. Not applicable, we are saving the tree @ property line and all (e) landscape, which is in great condition and well taken care of + finally very mature! Great privacy From: Burlingame Planning Dept To: CD/PLG-Catherine Keylon Subject: FW: 2229 Adeline Drive,zoned r-1 Date: Monday, August 1, 2022 3:03:12 PM -----Original Message----- From: George Heeren < Sent: Monday, August 1, 2022 2:16 PM To: Burlingame Planning Dept <planningdept@burlingame.org> Subject: 2229 Adeline Drive,zoned r-1 Sent from my iPad Hello Rubin, I see that there is another meeting on the addition for 2229 Adeline Drive.The top floor windows in this proposal look directly into my back yard and deck.They are ten feet closer then the existing windows that look into our yard.We will be under the microscope. Thanks again [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND SPECIAL PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Design Review and Special Permit for Declining Height Envelope for a two and a half story addition to an existing single-unit dwelling at 2229 Adeline Drive, Zoned R-1, Cameron D. and Shannon E. Foster Tr., property owner, APN: 027-161-160; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on August 8, 2022, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, is hereby approved. 2. Said Design Review and Special Permit are approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Design Review and Special Permit are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairperson I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 8th day of August, 2022 by the following vote: Secretary EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review and Special Permit 2229 Adeline Drive Effective August 19, 2022 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 26, 2022, sheets T1.0, A1.0 through G2.0; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review and Special Permit 2229 Adeline Drive Effective August 19, 2022 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 12. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. 2229 Adeline Drive 300’ noticing APN: 027-161-160 TITLE PAGE See DetailsT1.0 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22 RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22SITEDESIGNER FORM + ONE DESIGN CONTACT: TIM RADUENZ 4843 SILVER SPRINGS DRIVE PARK CITY, UT 84098 PHONE: 415-819-0304 TIM@FORMONEDESIGN.COMOWNERS MR. + MRS. FOSTER 2229 ADELINE DRIVE BURLINGAME, CA 94010MR. + MRS. CAMERON FOSTER 2229 ADELINE DRIVEBURLINGAME, CA 94010APPLICABLE CODESREFERENCE SYMBOLSBUILDING DATAFIXTURE OR EQUIPMENT SYMBOL T.W. 12.0 T.P 15.6 T.C 14.0 78 92203BED RM.CDABSheet numberMATCH LINE, SHADED SIDE ISCONSIDEREDNumber indicates color and / or materialEXISTING CONTOURSNEW OR FINISHED CONTOURSTOP OF PAVEMENTTOP OF WALLTOP OF CURBSETBACK LINEPROPERTY LINEREVISION SYMBOLSCloud around revisionWORK, CONTROL, OR DATUM POINTCOLOR / MATERIAL SYMBOLROOM REFERENCEEXT. DOOR & WINDOW SYMBOLIndicates door & window numberINTERIOR DOOR SYMBOLIndicates door numberRoom nameRoom numberNumber indicated elevation, wall sectionor detailBLDG & WALL SECTION REFERENCEArrow indicates direction of viewLetter indicates building sectionSheet numberINTERIOR ELEVATION REFERENCEArrow indicates direction of viewLetter indicates building elevationSheet numberDETAIL REFERENCENumber indicates wall sectionEXTERIOR ELEVATION REFERENCEArrow indicates direction of viewSheet numberTITLE SYMBOLSSheet numberGRID LINE REFERENCEParticle Bd.Prefabricate(d)Plate (line)PlasterPlywoodPanel(ing)Paint(ed)PairPre CastPressure TreatedQuarry TileRiserRadiusReinforceRelocateRemoveRequiredResilentRough OpeingRedwoodSee Struct. Dwg.ShelfSheathingSimilarSealerSpecificationSquareStandardStainless SteelSuspendedSymmetricalTreadTowel BarTemperedTougue & GrooveThroughTop of SurfaceToilet PaperDispenserTypicalUnless OtherwiseNotedUnfinishedVerticalVert. GrainWhite BrothersWoodWindowWrought IronWith (out)WaterproofWater ResistantWainscotPBDPFBPLPLASPLYWDPNLPNTPRPRCSTPTQTRRADREINFRELOREMOREQDRESILRORWDSSDSHSHRSIMSLRSPECSQSLDS. STLSUSPSYMTTBTEMPT&GTHRUTOSTPDTYPUONMECHUNFVERTVGWBWDWDWWIW/OWPWRWSCT&d@CO#ABABVACACOUSADHADJAGGALAPAPXBDBELBLKBMBOTBRKBSBTWNCABCEMCERCICLGCLKGCLRCMUCNTRCOLCOMPOCONCCONNCONSTCONTCPTDBLDEMODFDIADIAGDNDRDSDRAEAELELECENCLEQEQPTEW(EX)AndPennyAngleAtCenter lineDia. or roundPerpendicularPound or No.Anchor BoltAboveAsphalt Conc.AcousticalAdhesiveAdjustableAggregrateAluminumAccess PanelApproximateBoardBelowBlock(ing)BeamBottomBrickBoth SidesBetweenCabinetCementCeramicCast IronCeilingCaulkingClearConc. Mas. UnitCounterColumnCompositionConcreteConnect(ion)ConstructionContinuousCarpetDoubleDemolishDouglas FirDiameterDiagonalDownDoorDown SpoutDrawerEachElevationElectricalEnclosureEqualEquipmentEach WayExistingEXHEXPEXPOEXTFBOFDNFINFLFLASHFLOURFLXFOCFOFFOXFOFPLFTGFURRFUTGAGALVGBGIGLGRGYPHBDHDHDRHWDHORINTINSULJSTJTLAMLTLVRMASMCMECHMEMBMFRMIRMNTMTLNICNTSO/OCOPNGOPPPPARExhaustExpansionExposedExteriorFurinshed byOwnerFoundationFinishFloor (line)FlashingFluorescentFlexiableFace of Conc.Face of Fin.Face of StudFinished OpeningFireplaceFootingFurringFutureGaugeGalvanizedGrab BarGrab IronGlass/GlazingGrade (Ground)GypsumHard BoardHeavy DutyHeaderHardwareHorizontalInteriorInsulationJoistJointLaminateLightLouverMasonryMedicine CabinetMechanicalMembraneManufacturerMirrorMount(ed)MetalNot inContractNot to ScaleOverOn CenterOpeningOppositePlasticParallelSHEET INDEXELECT/MECH SYMBOLSABBREVIATIONSMATERIAL SYMBOLSDuplex convenience outlet & plateFloor convenience outletGFI duplex convenience outletFourplex outletDuplex conv. outlet, 1/2 hot, 1/2 switched220V amerage as per equipmentGFI/W.P. weatherproof outletFlush mounted floor & ceiling outletJunction boxTelevision outletTelephone outlet & plateFlood lightCeiling fixtureWall lightPorclein recepticle w/ pull chainIndirect cove lightingRecessed ceiling can lights4" recessed low voltage w/ directional trimRecessed ceiling lightWaterproof ceiling fan/light & plateRecessed waterproof exterior up lightSingle pole switch3 way switchSwitch w/ dimmerDoor activated switchMotion detectorTimer (switch)Vacancy sensor w/ dimmer "manual on"Vacancy sensor "manual on"Weatherproof switchCountertop air switchDoorbell pushbuttonChimeSmoke detectorThermostatSpecial outletInstant start florescent lightLandscape lightElectrical panel boardExistingDelete existingReplace existingGas outletHose bibCeiling/floor supply registerCeiling/floor return registerWall diffuserT.V./Computer OutletCentral vacuum inletAutomatic garage door switchAlarm control keypadRE DEE 36" ETC CH T SD CSM S D 3S S FAN S JSSTSV/DSVSWP GFI220vWP G HB4 x 12 CDFD4 x 12 CDFDCvGA:027-161-160: 5,190 SQ.FT. LOT AREA:CAL GREEN BUILDING MEASURE1. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER AND INSTALLED ATTHE TIME OF FINAL INSPECTION. 2019 CGC §4.304.12. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION + DEMOLITION WASTER GENERATED AT THE SITE WILL BEDIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME ORDINANCE + 2019 CGC §4.4083. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2019 CGC §4.410.14. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEBUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2019 CODE REQUIREMENT.2019 CGC §703.15. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THEHEATING,COOLING & VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS WILL BECOVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THEAMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).(*) = FUTURE BUILDING SHEETSGravel / Rock fillPrecast concreteBituminous pavingPlywoodRigid insulationEarthWoodSteelStone VeneerConcrete BlockGypsum boardConcreteBrick VeneerBatt insulationMetal LathMarble / tileExisting constructionWood frame constructionMetalSand/ Mortar/ PlasterExisting const. removedCONSTRUCTION HOURS1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTEROR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE HOURS LISTEDBELOW.CAL GREEN BUILDING CODE CHECKLIST: Single Family to be attached to jobsite building set2019 California Plumbing Code2019 California Mechanical Code2019 California Electric Code2019 California Energy Code CITY OF BURLINGAME MUNICIPAL CODE2019 California Fire Code2019 California Green Building Standards Code2019 California Residential Code2019 California Building CodeCONSTRUCTION HOURSWEEKDAYS:SATURDAYS:SUNDAYS AND HOLIDAYS:8:00 A.M. - 7:00 P.M.9:00 A.M. - 6:00 P.M.NO WORK ALLOWEDHIDDEN CONDITION NOTES1. Any hidden conditions that require work to be performed beyond the scope of the building permit issuedfor these plans may require further City approvals including review by the Planning commission.CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYSAND NON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS)APN #:CONSULTANTSEXTERIOR FINISHESWALL FINISH: (N) STUCCO TO MATCH (E) HOUSEROOF: CLAY BARREL TILE TO (MATCH) EXISTINGWINDOWS: (N) WOOD/WOOD WINDOWSSIERRA PACIFIC OR MARVIN, W/ S.D.L. OR EQ.TITLE 24 RICK ROCKLEWITZ NRG COMPLIANCE INC. PO BOX 3777 SANTA ROSA, CA 95402 PHONE:707-237-6957USE OF BUILDING: RESIDENTIALOCCUPANCY: R1TYPE OF CONST.: V-BNUMBER OF (E) STORIES: 2-STORY(E) NUMBER OF DWELLINGS: 1PARKING: (E) 2- STALL GARAGE (E) 1 UNCOVERED SPACESPRINKLERED: (N) FIRE SPRINKLERDEFERRED SUBMITALS1. FIRE SPRINKLER PLAN (IF REQUIRED)2. PRE-MANUFACTURED ROOF TRUSSES (CBC 1603.1)10. (SUPPLEMENTAL) DEMOLITION PERMIT WILL NOT BEISSUED UNTIL A BUILDING PERMIT IS ISSUED FOR THEPROJECT3. PV SYSTEM, PER CODE MIN. (TBD) KW1. STORM WATER CONSTRUCTION POLLUTION PREVENTION PERMIT(PRIOR TO PERMIT ISSUANCE)(INITIAL FIELD IS REQUIRED BEFORE START OF CONSTRUCTION)2. SEWER BACKWATER PROTECTION CERTIFICATE(FINISHED BEFORE ISSUANCE)3. RECYCLING & WASTE REDUCTION FORM (FINISHED BEFOREISSUANCE)4. SEWER LATERAL TEST ENCROACHMENT PERMIT(FINISHED BEFORE ISSUANCE)5. BAAQMD J-NUMBER (FINISHED BEFORE ISSUANCE)6. PREMANUFACTURED ROOF TRUSSES (CBC 1603.1)7. AT TIME OF BUILDING SUBMITTAL: AN EROSION CONTROL PLAN ANDSTIPULATE ON DRAWINGS THE REMOVAL AND REPLACEMENT OFSIDEWALK, CURB, GUTTER, SEWER LATERAL, + WATER LINE TO THEPUBLIC WORKS DEPART.8. SUPPLEMENTAL DEMOLITION PERMIT APPLICATION (IF REQUIRED)WILL BE SUBMITTED AT TIME OF BUILDING SUBMITTAL, NOTE: THEDEMOLITION PERMIT WILL NOT BE ISSUED UNTIL A BUILDING PERMIT ISISSUED FOR PROJECT.DUE BEFORE ISSUANCEHERS FEATURES SUMMARY/REQUIRED SPECIAL FEATUREST1.0GNPHCGSWFAR1 OF 1A1.0A1.1A2.0A2.1A2.2A3.0A3.1A3.2A4.0A5.0A9.0G2.0TITLE PAGEGENERAL NOTESPHOTOS OF EXISTING LANDSCAPE & HOMECAL GREENCONSTRUCTION BEST MANAGEMENT PRACTICESPROPOSED FARSURVEYPROPOSED SITE PLANPROPOSED DRAINAGE PLANARCHITECTURAL DRAWINGSEXISTING / PROPOSED 1ST FLOOR PLANEXISTING / PROPOSED BASEMENT + 2ND FLOOR PLANEXISTING / PROPOSED ROOF PLANEXISTING / PROPOSED ELEVATIONSEXISTING / PROPOSED ELEVATIONSEXISTING / PROPOSED ELEVATIONSPROPOSED BUILDING SECTIONSCONSTRUCTION DETAILSFINISH SCHEDULEEXISTING GARAGE PLAN & ELEVATIONSSCOPE OF WORKVICINITY MAPMECHANICAL + ELECTRIC DRAWINGSMECH. + ELECT PLANSMECH. + ELECT. CUTSHEETSTITLE-24TITLE-24 CONT.LANDSCAPE DRAWINGSPROPOSED LANDSCAPE PLANPROPOSED IRRIGATION PLANPROPOSED IRRIGATION DETAILSSTRUCTURAL DRAWINGS-ME2.0ME3.0ME4.0ME4.1L1.0- 1. BASEMENT, FIRST & SECOND STORY ADDITIONS.2. PARTIAL BASEMENT CONVERSION INTO (N) ADU.(*)BUILDING + PUBLIC WORKS NOTES:1. PUBLIC WORKS REQUIRES A SEWER BACKWATER PROTECTION CERTIFICATE PRIOR TO PERMIT BEING ISSUED. PLEASE CONTACT PUBLICWORKS @ 650.558.7230.2. STORM WATER CONSTRUCTION POLLUTION PREVENTION PERMIT IS REQUIRED, NOTE: AN INITIAL FIELD INSPECTION IS REQUIRED PRIORTO START OF ANY CONSTRUCTION (ON PRIVATE PROPERTY OR IN THE PUBLIC RIGHT-OF-WAY.3.RECYCLING + WASTE REDUCTION FORM WILL NEED TO BE SUBMITTED + APPROVED PRIOR TO ISSUANCE OF BUILDINGPERMIT, CONTACT JOE MCCLUSKEY OUR RECYCLING SPECIALIST @ 650-558-7273.4. A GRADING PERMIT IF REQUIRED, WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS.1. AN AUTOMATIC SPRINKLER SYSTEM MAYBE REQUIRED THROUGHOUT THE ENTIRE MAIN HOUSE, UNDER A SEPARATE PERMIT IFREQUIRED AT TIM OF BUILDING SUBMITTAL.2. AN AUTOMATIC SPRINKLER SYSTEM MAYBE REQUIRED THROUGHOUT THE (N) ADU.3. APPROVED NUMBERS OR ADDRESSES SHALL BE PLACED ON ALL NEW AND EXISTING BUILDINGS IN SUCH A POSITION AS TO BE PLAINLYVISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. NUMBERS SHALL CONTRAST W/ THEIR BACKGROUND.4. PROVIDE A BACKFLOW PREVENTION DEVICE-USC APPROVED DOUBLE CHECK VALVE ASSEMBLY FOR FIRE LINE. GENERAL CONTRACTORSHALL ENSURE THE DOUBLE VALVE ASSEMBLY FOR FIRE PROTECTION SHALL BE TESTED AND APPROVED BY A SAN MATEO COUNTYENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPARTMENT FINAL.5. A SCHEMATIC OF THE DOMESTIC/FIRE PROTECTION WATER LINE SHALL BE SHOWN ON THE SITE PLAN/CIVIL DRAWINGS PAGE OF THEBUILDING PLANS. THIS SCHEMATIC SHALL DETAIL THE LINE FROM THE WATER METER TO STRUCTURE AND INDICIATE THE LOCATION OFTHE DOUBLE BACKFLOW PREVENTION DEVICE ON THE FIRE PROTECTION LINE AFTER THE SPLIT BETWEEN DOMESTIC AND FIREPROTECTION LINES.6. FIRE FLOW SHALL MEET REQUIREMENTS OF CALIFORNIA FIRE CODE APPENDIX IIIA. FIRE FLOW FOR RESIDENTIAL BUILDINGS LESS THAN3,600 SQ. FT. SHALL BE PROVIDED AT 1,000 GPM UNLESS PROTECTED BY AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM, THEN ITMAY BE REDUCED BY 50%7. MIN. 1" WATER METER REQUIRED.8.IF AN ELECTRONIC GATE CROSSES THE DRIVEWAY, PROVIDE A KNOX KEY SWITCH CONNECTED TO THE GATE TO ALLOW FOR FIREDEPARTMENT EMERGENCY ACCESS.FIRE DEPARTMENT NOTES(*)(*)(*)(*)REACH CODE1. NATURAL GAS IN NOT ALLOWED FOR SPACE HEATING, SPACE COOLING,WATER HEATING, OR CLOTHES DRYING FOR NEW BUILDINGS.(*)(*)(*)SOILSGEOFOUNDATION, INC.486 CHELSEA XINGSAN JOSE, CA. 95138PHONE: 408-710-6701SURVEYSAVIOR MICALLEFLAND SURVEYING421 WILDWOOD DR.S. SAN FRANCISCO, CA.94080PHONE: 805-709-2423COMPLETE (FAR):(E) BASEMENT :432.00 SQ. FT.(E) 1ST FLOOR : 1,130.00 SQ. FT.(E) 2ND FLOOR : 797.00 SQ. FT.(E) GARAGE: 0.00 SQ. FT.SUB-TOTAL: 2,359.00 SQ. FT.(N) BASEMENT (ADU-PARTIAL): 138.00 SQ. FT.(N) 1ST FLOOR :162.00 SQ. FT.(N) 2ND FLOOR:176.00 SQ. FT.SUB- TOTAL:476.00 SQ. FT.TOTAL: 2,835.00 SQ. FT.ADU (N) : 467.00 SQ. FT.LOT COVERAGE:(E) 1ST FLOOR : 1,130.00 SQ. FT.(E) GARAGE (2 STALL) :360.00 SQ. FT.(N) 1ST FLR ADDITION :162.00 SQ. FT.TOTAL: 1,652.00 SQ. FT.3 MECHANICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIA MECHANICAL CODE(CMC) AND ALL APPLICABLE FEDERAL, STATE AND LOCAL CODES.2. MECHANICAL CONTRACTOR TO ACCEPT SOLE RESPONSIBILITY FORPROPER DESIGN AND INSTALLATION OF MECHANICAL SYSTEM. SEEMECHANICAL DWGS. BY OTHER FOR SPECIFIC INFORMATION.3. MECHANICAL CONTRACTOR TO COORDINATE WITH GENERALCONTRACTOR TO DESIGN AND INSTALL SUITABLE DISTRIBUTION SYSTEMPER TITLE 24. MECH. CONTRACTOR TO FIELD VERIFY AND DETERMINESIZE AND CONFIGURATION OF DUCTS AND REGISTER. SEE SHEET INDEXFOR LOCATION OF TITLE 24 CONFORMANCE WORKSHEETS AND ENERGYCOMPLIANCE NOTES WITHIN THIS SET. HVAC DUCTS LOCATED IN ATTICSPACE SHALL BE PLACED AS CLOSE TO PERIMETER AS POSSIBLE SO ASNOT TO INTERFERE WITH USEABLE ATTIC STORAGE SPACE.4. MECHANICAL LAYOUT SHOWN IS SCHEMATIC AND IS SHOWN FORDESIGN INTENT ONLY.5. PROVIDE COMBUSTION AIR SUPPLY TO GAS FIRED APPLIANCES BYCOMBUSTION AIR DUCTS PER (CMC) & CPC. VERIFY DUCT SIZE WITHMANUFACTURER'S SPECIFICATIONS.6. FURNACES OR BOILERS SHALL BE INSTALLED PER MANUFACTURER'SSPECIFICATIONS AND SHALL MEET THE REQUIREMENTS OF THECALIFORNIA MECHANICAL CODE (CMC)7. PER CMC, COMBUSTION AIR DUCTS FROM THE ATTIC SHALL BELOCATED WITHIN THE UPPER AND LOWER 12 INCHES OF THEENCLOSURE. DUCTS SHALL BE SEPARATE AND SHALL NOT BEOBSTRUCTED.8. APPLIANCES DESIGNED TO BE FIXED IN POSITION SHALL BE SECURELYFASTENED IN PLACE. SUPPORTS FOR APPLIANCES SHALL BE DESIGNEDAND CONSTRUCTED TO SUSTAIN VERTICAL AND HORIZONTAL LOADS ASREQUIRED BY CMC. WATER HEATERS TO BE SECURED WITH A MINIMUMOF 2 STRAPS, ONE EACH TO BE LOCATED IN THE UPPER AND LOWERTHIRD OF THE UNIT.9. UNDERCUT ALL INTERIOR DOORS (AS APPROPRIATE) FOR AIR RETURNCIRCULATION TO VENTS, TYPICAL OF INTERIOR CONDITIONED SPACES.10. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIOR TOINSTALLATION.11. ALL FIXTURES TO BE SELECTED (OR APPROVED) BY OWNER.12. EXHAUST FANS IN LAUNDRY AND BATHROOMS MUST CONNECTDIRECTLY TO THE OUTSIDE AND PROVIDE A MINIMUM OF 5 AIR CHANGESPER HOUR. EXHAUST FAN VENTS MUST TERMINATE A MINIMUM OF 3FEET FROM ANY OPENINGS INTO THE BUILDING AND BE PROVIDED WITHBACKDRAFT DAMPERS.13. AT NEW FORCED AIR FURNACE INSTALLATIONS PROVIDE 3' MIN.WORKING SPACE ALONG EACH SIDE (WITH A TOTAL OF AT LEAST 12" ONBOTH SIDES COMBINED), BACK AND TOP OF FURNACE.14. INSTALLATION INSTRUCTIONS FOR ALL LISTED EQUIPMENT SHALL BEPROVIDED TO THE FIELD INSPECTOR AT TIME OF INSPECTION.PLUMBING NOTES:1. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIOR TOINSTALLATION.2. ALL FIXTURES TO BE SELECTED AND (OR APPROVED) BY OWNERS.3. ALL NEW WATER CLOSETS SHALL BE 1.28 GALLON/FLUSH MAXIMUM.4. NO DISHWASHER MACHINE SHALL BE DIRECTLY CONNECTED TO ADRAINAGE SYSTEM OR FOOD DISPOSER WITHOUT THE USE OF ANAPPROVED AIR GAP FITTING ON THE DISCHARGE SIDE OF THEDISHWASHING MACHINE. LISTED AIR-GAPS SHALL BE INSTALLED WITHTHE FLOOD LEVEL MARKING AT OR ABOVE FLOOD LEVEL OF SINK ORDRAINBOARD, WHICHEVER IS HIGHER5. (N) ELECT. WATER HEATER, SEE TITLE-24, CONFIRM WITH OWNER,RECIPROCATING PUMP AS OPTION.ELECTRICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIA ELECTRIC CODE(CEC) AND ALL APPLICABLE FEDERAL, STATE, AND LOCAL CODES ANDORDINANCES.2. PER CEC, ALL ELECTRICAL RECEPTACLES INSTALLED AT CRAWLSPACES AT OR BELOW GRADE, AND OUTDOORS SHALL HAVEGROUND-FAULT CIRCUIT-INTERRUPTER (G.F.C.I.) PROTECTION. ALLRECEPTACLES LOCATED IN BATHROOMS SHALL HAVE GROUND-FAULTCIRCUIT INTERRUPTER (G.F.C.I.) PROTECTION.3. SMOKE DETECTORS SHALL BE INSTALLED PER CBC. A DETECTORSHALL BE INSTALLED IN EACH SLEEPING ROOM AND AT A POINTCENTRALLY LOCATED IN THE CORRIDOR OR AREA GIVING ACCESS TOROOMS USED FOR SLEEPING PURPOSES. A DETECTOR SHALL BEINSTALLED ON EACH LEVEL OF A MULTI-STORY DWELLING, INCLUDINGBASEMENT LEVELS. IN SPLIT-LEVEL OR MULTI-LEVEL FLOORS, A SMOKEDETECTOR SHALL BE INSTALLED ON THE UPPER LEVEL, OR ON BOTHLEVELS IF THE LOWER LEVEL CONTAINS SLEEPING AREAS. WHERE THECEILING HEIGHT OF A ROOM OPEN TO THE HALLWAY SERVING THEBEDROOMS EXCEEDS THAT OF THE HALLWAY BY 24 INCHES, SMOKEDETECTORS SHALL BE INSTALLED IN THE HALLWAY AND IN THEADJACENT ROOM. DETECTORS SHALL BE INSTALLED IN ACCORDANCEWITH APPROVED MANUFACTURER'S INSTRUCTIONS. WHEN THEVALUATION OF AN ADDITION OR REPAIR EXCEEDS $1,000.00, OR WHENONE OR MORE SLEEPING ROOMS ARE ADDED OR CREATED IN ANEXISTING DWELLING, THE ENTIRE DWELLING SHALL BE PROVIDED WITHSMOKE DETECTORS LOCATED AS REQUIRED FOR NEW DWELLINGS. INNEW CONSTRUCTION, REQUIRED SMOKE DETECTORS SHALL RECEIVETHEIR PRIMARY POWER FROM THE BUILDING WIRING WHEN SUCHWIRING IS SERVED FROM A COMMERCIAL SOURCE AND SHALL BEEQUIPPED WITH A BATTERY BACKUP. THE DETECTOR SHALL EMIT ASIGNAL WHEN THE BATTERIES ARE LOW. WIRING SHALL BE PERMANENTAND WITHOUT A DISCONNECTING SWITCH OTHER THAN THOSEREQUIRED FOR OVER CURRENT PROTECTION. SMOKE DETECTORS MAYBE SOLELY BATTERY OPERATED WHEN INSTALLED IN EXISTINGBUILDINGS, OR IN BUILDINGS WITHOUT COMMERCIAL POWER, OR INBUILDINGS WHICH UNDERGO ALTERATION, REPAIRS, OR ADDITIONSREGULATED AS OUTLINED ABOVE.4. TELEPHONE OUTLETS TO BE PREWIRED BY SUBCONTRACTOR.CONTRACTOR TO COORDINATE AS REQUIRED. VERIFY LOCATION OF ALLTELEPHONE OUTLETS WITH OWNER PRIOR TO INSTALLATION.5. ELECTRICAL OPENINGS (SWITCHES, RECEPTACLES, ETC.) ONOPPOSITE SIDES OF FIRE RATED WALLS SHALL BE MAINTAINED AT LEAST24 INCHES APART.6. PER CEC, RECEPTACLE SPACING SHALL NOT EXCEED 12 FEETMEASURED HORIZONTALLY ALONG THE WALL.7. PER CEC, AT LEAST ONE WALL SWITCH-CONTROLLED LIGHTINGOUTLET SHALL BE INSTALLED IN EVERY HABITABLE ROOM; INBATHROOMS, HALLWAYS, STAIRWAYS, ATTACHED GARAGES, ANDDETACHED GARAGES WITH ELECTRICAL POWER, AND OUTDOORENTRANCES OR EXITS.8. PER CEC, LIGHTING FIXTURES LOCATED WITHIN CLOTHES CLOSETSSHALL BE MOUNTED ON THE WALL ABOVE THE DOOR OR ON THECEILING. CLEARANCES SHALL BE AS FOLLOWS:A. SURFACE MOUNTED INCANDESCENT FIXTURES - 12"B. SURFACE MOUNTED FLUORESCENT FIXTURES - 6" 9. ELECTRICALCONTRACTOR RESPONSIBLE FOR PROVIDING NECESSARY TEMPORARYPOWER.10. VERIFY ANY AND ALL LANDSCAPE LIGHTING AND SWITCHES WITHOWNER PRIOR TO INSTALLATION OF ROUGH ELECTRICAL.11. ALL ELECTRICAL HANGING FIXTURES TO BE SELECTED ANDPURCHASED BY OWNER. VERIFY EXACT LOCATIONS WITH OWNER PRIORTO INSTALLATION.13. ALL INCANDESCENT LIGHTING FIXTURES RECESSED INTO INSULATEDAREAS SHALL BE APPROVED FOR ZERO CLEARANCE INSULATION COVERPER 2019 CALIFORNIA ENERGY CODE AND RATED IC OR APPROVEDEQUAL MEETING UL RATING OR OTHER TESTING /RATING LABORATORIESRECOGNIZED BY THE ICC.14. THIS DRAWING IS FOR LAYOUT PURPOSES ONLY. NEW ELECTRICALSHALL BE DESIGN-BUILD. NEW ELECTRICAL WORK SHALL BE DESIGNEDAND BUILT IN ACCORDANCE WITH THE NATIONAL ELECTRIC CODE ANDAPPLICABLE CODES, STANDARDS AND REGULATIONS FOR BUILDING LIFESAFETY, EMERGENCY, EGRESS AND NIGHT LIGHTING. ELECTRICALCONTRACTOR IS RESPONSIBLE FOR OBTAINING SEPARATE PERMIT.ELECTRICAL CONTRACTOR TO PROVIDE COMPLETE DESIGN-BUILDELECTRICAL SYSTEM AS REQUIRED TO PROVIDE THE (NEW) SERVICESHOWN (SCHEMATICALLY) ON THE DRAWINGS.GENERAL NOTES:ALL WORK SHALL COMPLY W/ THE 2019 EDITION OF THE CA. BUILDINGCODE AND ALL OTHER CODES AND REQUIREMENTS, IN THEIR MOSTRECENT EDITION INCLUDING THE FOLLOWING:2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA ELECTRICAL CODE2. THE INTENTION OF THE CONSTRUCTION DOCUMENTS IS TO INCLUDEALL LABOR, MATERIAL, EQUIPMENT FACILITIES AND TRANSPORTATIONNECESSARY FOR A COMPLETE AND PROPER EXECUTION OF THE WORKIN AN ACCEPTABLE INDUSTRY'S STANDARDS. CONTRACTOR IS TO OBTAINANY REQUIRED PERMITS FOR THIS OR HER WORK.3.THE MIN. ACCEPTABLE QUALITY OF MATERIALS, WORKMANSHIP, ANDMETHOD OF INSTALLATION SHALL MEET THE FOLLOWING CRITERION:CONFORM TO THE AMERICAN NATIONAL INSTITUTE STANDARDS WHERESUCH STANDARDS EXISTS.4. CONTRACTOR SHALL PERFORM ALL ADDITIONAL ELECTRICAL,PLUMBING, AND FIRE PROTECTION WORK REQUIRED BY THE BUILDINGDEPARTMENT.5. CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMISSION OF BID TOREVIEW SCOPE OF WORK, DEMOLITION, ETC.6. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFY ALLDIMENSIONS AND EXISTING CONDITIONS PRIOR TO STARTING WORK.ANY DISCREPANCIES SHALL BE REPORTED TO THE DESIGNER FORREVIEW.7. DIMENSIONS ARE TO FACE OF FRAMING, UNLESS OTHERWISE NOTED,(U.O.N.)8. DIMENSIONS NOTED CLEAR (CLR.) ARE NOT ADJUSTABLE WITHOUTAPPROVAL FROM THE DESIGNER.9. SAFETY MEASURES: AT ALL TIMES THE CONTRACTOR SHALL BESOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS OF THE JOBSITE INCLUDING SAFETY OF PERSONS AND PROPERTY.10. CUTTING AND DEMOLITION SHALL BE DONE BY METHODS, WHICH WILLAND WILL NOT JEOPARDIZE STRUCTURAL INTEGRITY OF EXISTINGCONSTRUCTION AND WILL NOT DAMAGE PORTIONS TO REMAIN.11. CONTRACTORS SHALL REMOVE, CUT, CAP, AND REPAIR, ASNECESSARY, ANY UTILITES. INCLUDING BUT NOT LIMITED TO:ELECTRICAL, MECHANICAL, PLUMBING, AND FIRE SPRINKLERS, WHEREPARTITIONS ARE SCHEDULED FOR DEMOLITION OR ARE NO LONGEROPERATIONAL OR IN SERVICE. ALL OTHER EXISTING UTILITES ARE TOREMAIN FULLY OPERATIONAL.12. IN GENERAL, THE OWNER RESERVES THE RIGHT TO RETAIN ALLMATERIALS AND EQUIPMENT REMOVED FROM THE PROJECT. ANY ITEMSOR MATERIAL NOT DESIRED BY THE OWNER ARE TO BE REMOVED FROMTHE SITE BY THE CONTRACTOR AT CONTRACTOR'S EXPENSE.13.CONTRACTOR IS TO PROVIDE ALL NECESSARY DUST PROTECTIONAND/OR BARRICADING REQUIRED TO PROTECT ADJACENT SPACES ANDEXISTING FINISHES. CONTRACTOR OS RESPONSIBLE TO REPAIR ANYDAMAGES CAUSED BY CONTRACTOR OR THEIR SUB-CONTRACTORS.14. PATCH AND REPAIR ANY DAMAGES TO FLOORS, WALLS, CEILINGS,HARDWARE, FIXTURES, WINDOWS, ETC. AS A RESULT OF THEDEMOLITION PROCESS. MATCH EXISTING ADJACENT FINISHES ASCLOSELY AS POSSIBLE.15. IF ANY QUESTIONS ARISE TO THE INSTALLATION OF ANY MATERIALSAND/OR EQUIPMENT, OR WITH THE CONSTRUCTION DOCUMENTS, THECONTRACTOR SHALL CLARIFY THE QUESTIONS W/ THE DESIGNERBEFORE PROCEEDING. NO SUBSTITUTIONS SHALL BE MADE W/O THEDESIGNERS AND OR OWNERS APPROVAL.16. TOTAL THICKNESS OF NEW WALLS SHALLMATCH THAT OF ADJACENTWALLS.17. THE CONTRACTOR SHALL DO ALL CUTTING, FITTING, OR PATCHING OFWORK THAT MAY BE REQUIRED TO MAKE ITS PARTS FIT TOGETHERPROPERLY AND SHALL NOT ENDANGER ANY OTHER WORK BY CUTTING,EXCAVATION, OR OTHERWISE ALTERING THE TOTAL WORK OR ANY PARTOF IT. ALL PATCHING REPAIRING, AND REPLACING OF MATERIALS ANDSURFACES, CUT OR DAMAGE IN EXECUTION OF WORK, SHALL BE DONEW/ APPLICABLE MATERIALS SO THAT SURFACES REPLACED WILL, UPONCOMPLETION, MATCH SURROUNDING SIMILAR SURFACES.18. ALL WORK SHALL BE SCHEDULED AND PERFORMED SO AS NOT TODISTURB ANY OTHER TENANTS IN THE BUILDING. ANY WORK THAT WILLDISTURB ANOTHER TENANT, ABOVE OR BELOW, OR IN THE FLOOR ,SHALL BE PERFORMED MOST EXPEDITIOUSLY AND THE DISTURBEDTENANT SHALL HAVE FULL USE OF THE PREMISE.19. ALL TRADES SHALL FURNISH ALL LABOR, EQUIPMENT, MATERIALS,AND PERFORM ALL NECESSARY, INDICATED, REASONABLY INFERRED ORREQUIRED BY ANY CODE W/ JURISDICTION TO COMPLETE THEIR SCOPEOF WORK FOR A COMPLETE AND PROPER FINISHED JOB. ANYCUSTOMARY AND NECESSARY ITEMS WHICH ARE REASONABLY IMPLIEDAND REQUIRED TO COMPLETE PROPERLY THE WORK OUTLINED SHALLBE FURNISHED, EVEN IF NOT SPECIFICALLY SHOWN ON THE DRAWINGSOR MENTIONED IN THE SPECIFICATION.20. CONTRACTOR IS RESPONSIBLE FOR ALL CONSTRUCTION CLEAN-UP,DURING AND FINAL.21. THE AMERICANS WITH DISABILITIES ART (ADA) IS SUBJECT TOVARIOUS AND POSSIBLY CONTRADICTORY INTERPRETATIONS. THESEPLANS AND ANY ACCOMPANYING SPECIFICATIONS ("PLANS") REPRESENTTHE DESIGNER'S OPINION REGARDING ITS INTERPRETATION OF THE ADAAS IT APPLIES TO THE SUBJECT PROJECT. IT IS NOT IN ANY WAY AWARRANTY OR GUARANTEE THAT SAID PLANS COMPLY WITH ANY OR ALLPOSSIBLE INTERPRETATIONS OF THE ADA BY OTHERS. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22 General Notes See DetailsGNScale: NAGNREACH CODE1 GNEXISTING LANDSCAPING1 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22 Photos of Existing See DetailsPHScale: NA Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 TBA 2229 Adeline Drive Burlingame CA 94010 oneDESIGN PLANNING formCal Green See DetailsCG2229 ADELINE DRIVE2229 ADELINE DRIVETIM RADUENZ - FORM+ONE4843 SILVER SPRINGS DRIVEPARK CITY, UT 8409804.06.22SW / A1.0 CG#1A1.0 CG#2G2.0/ A1 CG#3ME4.0.4.1/4.2/4.3A2.0 , #7A2.0, #3A2.1, #1A2.0, #8A2.0, #4A2.0, #9A2.0, #28ME2.0, #1ME2.0, #3A9.0, CG#8A9.0, CG #10A9.0, CG #11TITLE SHEET /+ TITLE 24ME2.0 #38A9.0 CG#8A2.0 / NOTE #37A1.0 / #1ME2.0, #47T1.0 CG#2T1.0A2.0 / ME2.0A2.0, #20A2.0, #21ME2.0 #49ME2.0 #51ME2.0 #52T1.0 CG#4ME2.0 #50A2.0 POL. CTRL. #7A2.0 POL. CTRL. #9A2.0 POL. CTRL. #6A2.0 POL. CTRL. #2A2.0 POL. CTRL. #3A2.0 POL.CTRL. #4A2.0 POL.CTRL. #5ME2.0 #48ME2.0 #39ME2.0 #41ME2.0 #42- Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 TBA 2229 Adeline Drive Burlingame CA 94010 oneDESIGN PLANNING formSee DetailsSWBMP'S & Pollution Prevention B. 286SQ.FT.C. 125SQ.FT.(ADDITION)A. 138SQ.FT.D. 56 SQ.FT.(ADDITION)E. 162SQ.FT.(ADDITION)D. 1,130SQ.FT.D.S.D.S.D.S.D.S.D.S.D.S.D.S.H. 12 SQ.FT.I. 11 SQ.FT.F. 774 SQ.FT.G. 176SQ.FT.(ADDITION)GR. 360 SQ.FT.Floor Area Calc.See DetailsFARFLOOR AREA CALC.(ADU)FAR1Scale: 3/16" = 1'-0" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22 RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22FLOOR AREA CALC.(MAIN FLOOR)FAR2Scale: 3/16" = 1'-0"LOT SIZE: 5,190 SQ. FT.DETAILSLOT COVERAGE = LOT SIZE X .40 = MAX LOT= 5,190 X .40 = 2,076 SQ. FT.APN = 027-161-160FAR = (LOT SIZE X .32) + 1,100 = MAX LOT COVERAGE= (5,190 X .32) + 1,100 = 2,760.80 SQ.FT.* 100 SQ.FT. ALLOWED FOR COVERED PORCH**400 SQ.FT. ADDED FOR DETACHED GARAGELOCATIONFARSQ. FT.:COMPLETE FARREMARKS:BMST LOT COVERAGE TOTALLOT COVERAGESQ. FT.:2ND FLR FAR TOTALA.-2,4032,760.80 MAX ALLOWABLE SQ. FT.2,076 MAX ALLOWABLE LOT COVERAGE**400 SQ.FT. DEDUCTED FOR DETACHED GARAGE1,652*200 SQ.FT. ALLOWED FOR COVERED PORCHSQ.FT.SQ.FT.(N) ADU (IN EXISTING BASEMENT)774F.SUBTOTALSUBTOTALGR GR. 0**DEDUCT 360 SQ. FT. FOR DETACHED GARAGESUBTOTAL23-FLOOR AREA CALC.(UPPER FLOOR)FAR3Scale: 3/16" = 1'-0"--9731ST FLR FLOOR AREA CALC.(GARAGE)FAR4Scale: 3/16" = 1'-0"SUBTOTAL-138D.E.1,1301,1301621621,2921,292360 0360176G.ADDITIONADDITIONEXISTING FIRST FLOOREXISTING SECOND FLOORH.I.12111211EXISTING SECOND FLOOREXISTING SECOND FLOOR138EXISTING BASEMENT (REMAINING AS BASEMENT)ADU B.SUBTOTAL------C.--(N) ADU (ADDITION)D.--(N) ADU (ADDITION)3 PROPERTY LINE 110.00' PROPERTY LINE 110.00'PROPERTY LINE 44.36'PROPERTY LINE 50.00'CHIMNEY(E) CHIMNEY(E) PAVERDRIVEWAY(PROTECT)CONCRETE SIDEWALKWATERMETEROHEOHEOHEOHEOHEUTILITYPOLEUTILITYPOLEUTILITYPOLE(E) 12"EVERGREENPEAR PYRUS(PROTECT)(E) 6" CREPEMYTRLE(PROTECT)(E) 4"PALM(PROTECT)(E) (4)4" OLIVE(PROTECT)(E)BRICK(PROTECT)(E) CONC.WALL(PROTECT)(E) CONC.WALL(PROTECT)(E) GARAGEEL=63.90(N) 1ST FLRDECK7" CREPEMYRTLE(PROTECT)(E) 8'-6" HEDGE(PROTECT)(E) CONC.WALL(PROTECT)(E) 6" ITL. CYPRESS (PROTECT)(E) CONC.WALL(PROTECT)(E) CONC.WALL(PROTECT)(E) LAWN(E) LAWN(E) 3" TREE(PROTECT)CONCRETE GUTTERA D E L I N E D R I V E( 5 0 ' R / W )AREA=5,190SQ. FT.ADDITION @1ST + 2NDNEIGHBOR'S 2ND STORYBALCONY OVERLOOKING2229 YARD4'-0" SIDE SETBACK4'-0" SIDE SETBACK15'-0" FRONTSETBACK15'-0" REAR SETBACK20'-0" REAR SETBACK(2ND FLR)(E) 2ND FLOOR(E) 1STFLOOR(PROTECT)(PROTECT)(PROTECT)(PROTECT)(E) PAVERDRIVEWAY(PROTECT)(E) GATE(PROTECT)(349 SQ. FT.)(PROTECT)40'-9" (N) LOWER, 1ST & 2ND ADDITION) 48'-1" (E) LOWER, 1ST & 2ND FLRS 31'-5"7'-3"4'-3"15'-0"REPLACE ALL CURB, GUTTER, DRIVEWAY, AND SIDEWALKFRONTING SITE. PLUG ALL EXISTING SANITARY SEWERLATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL TOCITY SEWER CLEANOUT. NEW WATER SERVICE TO WATERMETER. WHEN APPLICABLE WATER LINES ABOVE 2" AND ALLFIRE SERVICES OF ANY SIZE ARE TO BE INSTALLED BYAPPLICANT AND PER CITY STANDARD PROCEDURES ANDSPECIFICATIONS.SEWERCLEANOUT(N) GAS METER(U/ DECK)(N) ELEC.METER (U/ DECK)NO REAR ACCESS FROMPROPERTY TO 10' CITY ALLEYNO PERMANENT STRUCTURES (RETAININGWALLS, FENCES, COLUMNS, MAILBOXES,ETC) ARE TO BE CONSTRUCTED BEYONDTHE PROPERTY LINE AND INTO THE PUBLICRIGHT-OF-WAY8"(1ST FLR)20' FRONT SETBACK (2ND FLR)65.77'61.71'64.58'68.01'35'-10"(NO WORK)9'x18' UNCOVEREDPARKING Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22 Site Plan See DetailsA1.0GENERAL NOTES & SCOPE1. PROTECT ALL EXISTING TREES DURING CONSTRUCTION, CONSULT ARBORIST AS REQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREE MAY BEREMOVED WITHOUT A PROTECTED TREE PERMIT FROM THE PARKS DIVISION (558-7330) NOTREES ARE TO BE REMOVED FOR THIS PROJECT.3. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIRED SINCE LANDSCAPE WILLNOT BE REHABILITATED AS NOTED ON PLANS.4. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORM WATERDRAINAGE DURING CONSTRUCTION. CGC 4.106.2 & CGC 4.106.35. ALL SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPING AREAS6. (N) A/C EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL OF 60 DBADAYTIME (7AM-10PM OR DBA NIGHTTIME (10 PM-7 AM) AS MEASURED FROM THE PROPERTYLINE. PER BURLINGAME MUNICIPAL ZONING CODE 25.58.050.7. (E) LANDSCAPE TO REMAIN AND SHALL BE PROTECTED DURING CONSTRUCTION. LANDSCAPESHALL BE REHABILITATED POST-CONSTRUCTION IF NEEDED.8. IF PUBLIC WORKS REQUIRES SIDEWALK REPLACEMENT, POLICY FOR EXPANDING WIDTH OFPLANTER STRIP NEEDS TO BE IMPLEMENTED.STREET TREES1. PROTECT ALL STREET TREES DURING CONSTRUCTIONPUBLIC WORKS NOTES1. TO REMOVE/REPLACE UTILITIES, AN ENCROACHMENT PERMIT IS REQUIRED TO(1) REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE.(2) PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL.(3) ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OF FIRE LINE ARE TO BEINSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATION.(4) AND OTHER UNDERGROUND UTILITY WORKS WITHIN CITY'S RIGHT-OF WAY.2. GRADING PERMIT, IF REQUIRED WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS.3. ALL ABANDONED SEWER LATERAL OR WATER SERVICE SHALL BE DISCONNECTED AT THE MAINAND PER CITY STANDARDS, AN ENCROACHMENT PERMIT IS REQUIRED.4. ANY WORK IN CITY RIGHT OF WAY, SUCH AS PLACEMENT OF DEBRIS BIN IN STREET, WORK INSIDEWALK AREA, PUBLIC EASEMENTS, AND UTILITY EASEMENTS, IS REQUIRED TO OBTAIN ANENCROCHMENT PERMIT PRIOR TO STARTING WORK. PORTA POTTY'S ARE NOT ALLOWED TO BEPLACED IN CITY RIGHT OF WAY.5. SEWER BACKWATER PROTECTION CERTIFICATION IS REQUIRED FOR INSTALLATION OF ANY NEWSEWER FIXTURE PER ORDINANCE #1710, THE SEWER BACKWATER PROTECTION CERTIFICATE ISREQUIRED PRIOR TO THE ISSUANCE OF BUILDING PERMIT.6. ALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINEPROTECTION ARE TO BE INSTALLED PER CITY STANDARDS PROCEDURES AND MATERIALSSPECIFICATION. CONTACT THE CITY WATER DEPARTMENT FOR CONNECTION FEES. IF REQUIRED,ALL FIRE SERVICES AND SERVICES 2" AND OVER WILL BE INSTALLED BY BUILDER. ALLUNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE SUBMITTED AS SEPARATE UNDERGROUNDFIRE SERVICES PERMIT FOR REVIEW AND APPROVALSTORMWATER CHECKLIST NOTES1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USE RAINWATER FORIRRIGATION OR OTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTO VEGETATED AREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTS ONTO VEGETATEDAREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLE SURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASED DETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, AND MINIMIZECHANGES TO THE NATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OR EQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSE SPECIESAPPROPRIATE TO THE SITE. INCLUDE PLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT,DROUGHT-TOLERANT, AND/OR ATTRACT BENEFICIAL INSECTS. (C) MINIMIZE USE OF PESTICIDESAND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPE OR SANITARYSEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTIL PERMANENTEROSION CONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS, EASEMENTS,SETBACKS, SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREES TO BE PROTECTED ANDRETAINED, DRAINAGE COURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THE FOLLOWING: (A)CONSTRUCTION, OPERATION AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS,INCLUDE INSPECTION FREQUENCY; (B) METHODS AND SCHEDULE FOR GRADING, EXCAVATION,FILLING, CLEARING OF VEGETATION , AND STORAGE AND DISPOSAL OF EXCAVATED ORCLEARED MATERIAL, (C) SPECIFICATIONS FOR VEGETATIVE COVER & MULCH, INCLUDEMETHODS AND SCHEDULES FOR PLANTING AND FERTILIZATION (D) PROVISIONS FORTEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHEN DEWATERING ANDOBTAIN ALL NECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS (E.G.BERMS, SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS OR TRAPS, EARTHENDIKES OR BERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTE MATS, COVERSFOR SOIL STOCK PILES, ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STE RUNOFF AROUND THESITE (E.G SWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTIONIMPACTS USING VEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS,DIKES,MULCHING OR OTHER MEASURES AS APPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN A DESIGNATED AREAWHERE WASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERLY TOPREVENT CONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALLEMPLOYEES/SUBCONTRACTORS RE: CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS, INCLUDINGPAVEMENT CUTTINGWASTES,PAINTS,CONCRETE, PETROLEUMPRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS, RINSE WATER FROM ARCHITECTURALCOPPER, AND NON-STORMWATER DISCHARGES TO STORM DRAINS AND WATERCOURSES.1. SANITARY SEWER LATERAL FROM THE ACCESSORY DWELLING UNIT SHALL E CONNECTED TO THEEXISTING LATERAL ON PRIVATE PROPERTY SIDE PER MUNCIPAL CODE 15.08.050, NO SUB-LATERALTO THE MAIN SEWER IS PERMITTED.2. A SEPARATE ADDRESS TO THE ADU IS REQUIRED, PLEASE COMPLETE THE APPLICATION FORMFOUND AT: WWW.BURLINGAME.ORG.PUBLIC WORKS ADU NOTESScale: 1/8" = 1'-0"1PROPOSED SITE PLANA1.03 PROPERTY LINE 110.00' PROPERTY LINE 110.00'PROPERTY LINE 44.36'PROPERTY LINE 50.00'(E) PAVERDRIVEWAY(PROTECT)CONCRETE SIDEWALKOHEOHEOHEOHEOHE(E)BRICK(PROTECT)(E) GARAGEEL=63.90(N) 1ST FLRDECK(E) LAWN(E) LAWNA D E L I N E D R I V E( 5 0 ' R / W )1 " = 8 'AREA=5,190SQ. FT.ADDITION @1ST + 2ND4'-0" SIDE SETBACK4'-0" SIDE SETBACK15'-0" FRONTSETBACK15'-0" REAR SETBACK20'-0" REAR SETBACK(2ND STORY)(E) 2ND FLOOR(E) 1STFLOOR(PROTECT)(PROTECT)(PROTECT)(PROTECT)(E) PAVERDRIVEWAY(PROTECT)(PROTECT)(NO WORK)40'-9" 48'-1" 31'-5"15'-0"D.S. D.S. D.S.D.S. D.S. D.S. D.S. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22 Drainage Plan See DetailsA1.1A1.1Scale: 1/8" = 1'-0"1PROPOSED DRAINAGE PLANScale: N/A2STRAW ROLL DETAILA1.11. Rain Gardens (USING THIS APPLICATION): (or bioretention areas) are shallow, recessed, and vegetated basins that collect andabsorb runoff from rooftop, sidewalks, and streets. These landscapes contain soil of a specified biotreatment mix that slows, retains, and filters stormwater.2. Permeable Pavements (USING THIS APPLICATION): infiltrate, treat, and/or store rainwater where it falls. These pre-manufacturedpavers allow stormwater to percolate through the pavement and into the subgrade. Examples of these systems include interlocking pavers or other pavingsystems with a gap between the pavers filled with crushed aggregate or similar porous material.3. Rainwater harvesting systems: collect and store rainwater for later use, such as for irrigation or toilet flushing. These systems slow andreduce runoff while providing a limited water supply. (OPTIONAL METHOD - VERIFY AT TIME OF GRADING + INSTALLATION OF DRAINAGE)DRAINAGE PLAN NOTES1 NICHE NICHE DN5R(E ) A R C H D DN8R UP14RDN13R(N) ARCHD(E) ARCHD(E) ARCHD (E) DINING(N) KITCHEN(E) HALL(E) LIVING(E) BED-1FBOXARCHDHEARTHMANTEL(N) DECK(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)20'-10 1/2"14'-1 1/2"18'-10 1/2"14'-1 1/2" 1'-2"33'-0"35'-0"63'-8 1/2"(E) WD.35'-1 1/2"9'-0"4'-3"21'-10 1/2"11'-6"46'-7 1/2"2'-0 1/2" 27'-11 1/2"8'-6 1/2"6"30" WALL OVENS (N) 4/672" x 72"ISLAND(N) 4/8MATCH DINING(N) 5/0TEMP.10'-6 1/2"17'-5"7'-0"AREA OF WORKMODELNUMBERTRADENAMEPRODUCTMATERIAL(N) 2/011'-6"3'-0"3'-0 1/2"5'-0"6"5'-9"3 1/2"4'-0" (E) (N)8'-0"21'-3"32x72(N) WATER PROOF DECKW/ TILE FINISHA3.01A3.12A3.22A3.0342" OR 48" REF.(E) WD.(E) WD.(E) WD.(E) WD.(E)(N) TILE(E)2/8(N)2/6BATH-1(N) TILE36x8824" DW(N)2/0(N) ARCHD PANTRY(N)1/8(N)1/8LIN.BROOM2'-0"BBQ W/ NAT. GAS LINEU/C BEV.FRIDGE(TEMP.)(N)2/048" COOKTOP24" RECYCLE3'-0"6'-0"4'-0"2'-1"30" BASE21" BASE30" BASE21" BASE30" BASE4'-0"6'-0"7'-5" 2'-0"10'-2"ADDITIONADDITION1011001021031041055'-2"ON/OFFSHOWER(N) FRAMINGU/C MICROOPTION (N) W.I. RAILING(E) WD.TEMP.A4.01A4.01A4.02A4.02PROPERTY LINE4'-3"EGRESS4'-1 1/2"(N) ARCHDNICHE NICHE DN5RA R C H D DN8R UP14RDN13RNICHEARCHDARCHDARCHD (E) DINING(E) KITCHEN(E) HALL(E) LIVING(E) FAMILY RM(E) BATH(E) CLOFBOXARCHDHEARTHMANTELDECKSKL/TYP(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)20'-10 1/2"22'-8"18'-10 1/2"14'-1 1/2" 1'-2"33'-0"3'-1"46'-7 1/2"(E) -(E) -(E) -(E) -(E) -(E) TILE35'-1 1/2"11'-6"46'-7 1/2"2'-0 1/2" 22'-6"8'-6" 30'-11 1/2"A3.01A3.11A3.21A3.02 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22 Existing + Proposed Kitchen Plan See DetailsA2.0A2.0Scale: 1/4 = 1'-0"2PROPOSED MAIN FLOOR PLANRELATED CODE REQUIREMENTS: (EGRESS + WINDOWS +DRS.)1. EGRESS WINDOWS SHALL HAVE A MIN. NET CLEAR OPERABLE AREA OF 5.7SQUARE FEET.2. THE MINIMUM NET CLEAR WIDTH DIMENSION SHALL BE 20"3. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24"4. MAX. U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS 2019 CEC 150.0 (Q)5. MAX. TOTAL AREA, 20%, NO MAXIMUM FOR WEST FACING AREA TABLE150.1-A, & B6. FENESTRATION MAX. U-FACTOR 0.30. NO SHGC REQUIREMENT TABLE 150.1-A,& B7. DOOR MAX. U-FACTOR: 0.20 TABLE 150.1A, & B2019 CODE REQUIREMENTS: (PLUMBING)1. REQUIRES NON-COMPLIANT PLUMBING FIXTURES TO BE REPLACED BYWATER-CONSERVING PLUMBING FIXTURES WHEN A PROPERTY ISUNDERGOING ALTERATIONS OR IMPROVEMENTS. THIS LAW APPLIES TO ALLRESIDENTIAL AND COMMERCIAL PROPERTY BUILT PRIOR TO JANUARY 1, 1994.DETAILS CAN BE FOUND ATHTTP://LEGINFO.CA.GOV/PUB/09-10/BILL/SEN/SB0401-0450/SB407 BILL 20091011CHAPTERED.HTML.2. PER CALIFORNIA CIVIL CODE ARTICLE 1101.4 AND CAL GREEN SECTION301.1,FOR ALL BUILDING ALTERATIONS OR IMPROVEMENTS TO A SINGLEFAMILY RESIDENTIAL PROPERTY, EXISTING PLUMBING FIXTURES IN THE ENTIREHOUSE THAT DO NOT MEET COMPLIANT FLOW RATES WILL NEED TO BEUPGRADED. WATER CLOSETS WITH A FLOW RATE EXCESS OF 1.6 GPF WILLNEED TO BE REPLACED WITH W.C. W/ A MAX. FLOW RATE OF 1.28 GPF.SHOWER HEADS W/ A FLOW RATE GREATER THAN 2.5 GPM WILL NEED TO BEREPLACED W/ A MAX. 1.8 GPM SHOWER HEAD. LAVATORY & KITCHEN FAUCETSW/ A FLOW RATE GREATER THAN 1.8 GPM WILL NEED TO BE REPLACED W/ AFAUCET W/ MAX. FLOW RATE OF 1.5 GPM (OR 1.8 GPM FOR KITCHEN FAUCETS)RELATED CODE REQUIREMENTS: (BATHS) (CONT.):PLUMBING:- SHOWER MUST BE PROVIDED W/ TEMPERATURE CONTROL (ANIT-SCALD) TYPEVALVE. TOILETS MUST HAVE A MIN. CLEAR SPACE OF 30" WIDE, & 24" CLEARSPACE IN FRONT. IF NEW, TOILETS MUST BE WATER CONSERVING 1.28 GALLON.SHOWER DOORS SHALL OPEN OUTWARD AND SHALL BE A MIN. 22" WIDE, THESHOWERHEAD CANNOT DISCHARGE DIRECTLY AT ENTRANCE. ALL SHOWERCOMPARTMENTS, REGARDLESS OF SHAPE,MUST BE CAPABLE OF ENCOMPASSING A 30" CIRCLE. JOB-FORMED SHOWERPAN LINER MUST SLOPE 14" PER FOOT TO WEEP HOLES IN DRAIN, AND BEINSPECTED UNDER TEST PRIOR TO COVERING.RELATED CODE REQUIREMENTS: (BATHS) (CONT.):BUILDING:- SHOWER WALL SHALL BE FINISHED TO A HEIGHT 72" ABOVE THE DRAIN INLETWITH MATERIAL THAT IS NOT AFFECTED BY MOISTURE. GREEN BD. CANNOT BEUSED AS A BACKER FOR MASTIC TILE WHERE IT WILL BE EXPOSED TOSPLASHING WATER AND IS NOT ALLOWED ON CEILINGS.CEMENT BOARD WITH A MOISTURE BARRIER AND CORROSION-RESISTANTFASTENERS IS AN APPROPRIATE BACKING MATERIAL IN WET LOCATIONS. MIN.CEILING HEIGHT FOR ALL BATHROOMS IS 7'-0". SAFETY GLAZING ISREQUIRED FOR WINDOWS IN TUB OR SHOWER LOCATIONS WHERE THEBOTTOM EDGE OF GLASS IS LESS THAN 5'-0" ABOVE THE DRAIN. AS PART OFREMODEL SMOKE DETECTORS WILL BE REQUIRED IN ALL BEDROOMS,ADJOINING HALL, AND AT EACH LEVEL PER THE BUILDING CODE.RELATED CODE REQUIREMENTS: (BATHS)(CONT.)ELECTRICAL:- IT IS REQUIRED TO HAVE AT LEAST ONE RECEPTACLE WITHIN 3-FEET OF THEOUTSIDE EDGE OF EACH BASIN, THIS RECEPTACLE AND ANY OTHERS LOCATEDWITHIN THE BATHROOM MUST BE GFCI PROTECTED.- A SEPARATE 20-AMP CIRCUIT IS REQUIRED TO SUPPLY BATHROOM OUTLETSONLY, OR A SINGLE BATHROOM.- LIGHTING WILL BE REQUIRED TO BE HIGH EFFICACY OR CONTROLLED BY AMANUAL ON OCCUPANTSENSOR SWITCH. (TYPICALLY HIGH EFFICACY LIGHT FIXTURES ARE PIN BASEFLUORESCENT WITH ELECTRONIC BALLAST.MECHANICAL:- A FAN CONNECTED TO THE OUTSIDE CAN BE PROVIDED, FAN EXHAUSTSHOULD BE 3-FEET FROM BUILDING OPENINGS AND PROPERTY LINES. BE INSPECTED UNDER TEST PRIOR TO COVERING.GENERAL NOTES:1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES FROM CENTERLINE OFW.C.) AND 24" CLEARANCE IN FRONT OF THE W.C. PER CPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OFENCOMPASSING A 30" CIRCLE. SEE PLANS PER CPC 408.63. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THEWASHER & DISHWASHER, ETC., PER CPC5.WATER CLOSETS SHALL BE AN ULTRA LOW FLUSH TYPE W/ 1.28 GALLONSMAX. PER FLUSH, PER CPC & GCG 4.303.1.16. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THEBUILDING AND SHALL BE EQUIPPED WITH A DRAFT DAMPER AND SHALL BERIGID METAL DUCT WITH SMOOTH INTERIOR SURFACES PER CMC SECT. 504.7. VERIFY ALL FINISH FLOOR CALL-OUTS W/ OWNERS, TYP.8. SUB- PANEL ELECT., VERIFY LOCATION W/ OWNER.9. ALL SHOWER HEADS TO HAVE 1.8 GPM @ 60 PSA FLOW MAX. PER 2019 CPCSECT. 408.2 & (CGC 4.303.1.2)10. ALL SHOWER WALLS TO BE WATERPROOF TO 72" ABOVE DRAIN INLET, WALLFINISHES TO BE OF SMOOTH HARD NONABSORBENT SURFACE, PER CRC R307.2(CEMENT BASED)11. NA12. ALL LAVATORY FAUCETS TO HAVE 1.2 GPM, + KITCHEN FAUCETS TO HAVE1.8 GPM FLOW MAX. PER 2019 CPC SECT. 403.7, & 403.6 (CGC 4.303.1.4.4)13. WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVEQUICK-ACTING VALVES (I.E.) DISHWASHERS HOT WATER LINE AND THEHOT/COLD LINES OF THE CLOTHES WASHER) 2019 CPC 609.10.14. CONTROL VALVE FOR SHOWER OR TUB/SHOWER SHALL BE OF THEPRESSURE BALANCE OR THERMOSTATIC MIXING VALVE TYPE, PER CPC 420.0.15. THRESHOLD FOR IN-SWING DOORS SHALL BE 7.75" MAX. AND 7" MAX. FOROUTSWING DOORS.16. (E) GAS METER LOCATION, PG&E, TYPICAL 36" FROM OPERABLE WINDOWS.17. (E) ELECTRICAL METER LOCATION TO BE MOVED PER PLANS.18. MAX. DROP FROM TOP OF THRESHOLD TO THE EXT. LANDING AT ALLSLIDING AND IN-SWINGING DOORS SHALL BE LIMITED TO 7.75", AND NOT MORETHAN 1.5" LOWER THAN THRESHOLD FOR OUTSWING DRS. PER 2019 CRCR311.319. (N) STAIRS TO HAVE MAX. RISER HEIGHT OF 7.75" AND A MIN. TREADDEPTH OF 10" PER CRC R311.7.4.20. A CAPILLARY BREAK WILL BE INSTALLED IF A SLAB ON GRADE FOUNDATIONSYSTEM IS USED. THE USE OF A 4" THICK BASE OF 1/2" OR LARGER CLEANAGGREGATE UNDER A 6 MIL VAPOR RETARDER WITH JOINT LAPPED NOT LESSTHAN 6" WILL BE PROVIDED UNLESS AND ENGINEERED DESIGN HAS BEENSUBMITTED AND APPROVED BY THE BUILDING DIVISION . 2019 CGC §4.505.2AND CALIFORNIA RESIDENTIAL CODE (CRC) §R5O6.2.321. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE WILL NOTBE INSTALLED. WALL AND FLOOR FRAMING WILL NOT BE ENCLOSED WHENTHE FRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. MOISTURECONTENT WILL BE VERIFIED PRIOR TO FINISH MATERIAL BEING APPLIED. 2019CGC §4.505.31. ALL EXTERIOR 2X6 WALLS: R-21 BATT INSULATION, OR MIN. BYTITLE-242. ALL EXTERIOR 2X4 WALLS: R-15 BATT INSULATIONOR MIN. BY TITLE-243. ALL CEILINGS TO RECEIVE R-32 MIN. INSULATIONOR MIN. BY TITLE-244. ALL UNDER FLOOR TO RECEIVE R-19 BAT INSULATION5. ALL BATHROOMS, LAUNDRY ROOMS, TO RECEIVE SOUND BATT,INSULATION, TYPICAL.6. CEILING INSULATION, MIN. R-30 INSULATION REQUIRED.7. BUILDING ENVELOPE INSULATION: PER CLIMATE ZONE: 3 TABLE150.1-A, & B8. BUILDING ENVELOPE INSULATION: WALLS, ABOVE OR BELOWGRADE, MEET STANDARDS IN TABLE 150.1-A & B9. QUALITY INSULATION INSTALLATION INSPECTION (QII) ISREQUIRED BY A THIRD PARTY.INSULATION: (See Title-24 For Min.)GENERAL NOTES: (cont.)22. FITTINGS (FAUCETS AND SHOWER HEADS) HAVE ALL REQUIREDSTANDARDS LISTED ON PLANS AND ARE IN ACCORDANCE TO CGC 4.303.1.3AND CGC 403.1.423. ANY GAS FIREPLACE SHALL BE DIRECT-VENT SEALED-COMBUSTIBLE TYPE.2019 CGC 4.503.124. PROVIDE 36 INCH MIN. DEEP LANDING OUTSIDE ALL EXTERIOR DOORS(NOT MORE THAN 7.75 INCHES LOWER THAN THE THRESHOLD FORIN-SWINGING DOORS AND SLIDING DOORS, AND NOT MORE THAN 1.5 INCHESLOWER THAN THE THRESHOLD FOR OUT-SWINGING DOORS) 2019 CRC R311.325. WALLS WITH 2 X 6 AND LARGER FRAMING REQUIRE R-19 INSULATION150.0(C)226 CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT OF WAY ARE LIMITED TOTHE WEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00 A.M AND 5:00 P.M.POLLUTANT CONTROL NOTES:1. PAINTS + COATINGS WILL COMPLY WITH VOC LIMITS PER 2019 CGC§4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOCFINISH MATERIALS. 2019 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEETTHE TESTING + PRODUCT REQUIREMENTS FOUND IN THE 2019CALIFORNIA GREEN BUILDING CODE. 2019 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THEFLOOR AREA RECEIVING RESILIENT FLOORING WILL COMPLY WITH THECALIFORNIA GREEN BUILDING CODE REQUIREMENTS. 2019 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, + MEDIUM DENSITYFIBERBOARD COMPOSITE WOOD PRODUCTS USED ON THE INTERIORAND EXTERIOR OF THE BUILDING WILL COMPLY WITH THE LOWFORMALDEHYDE EMISSION STANDARDS. 2019 CGC §4.504.56. AEROSOL PAINTS + COATINGS SHALL MEET THE PRODUCT-WEIGHTEDMIR LIMITS FOR ROC AND COMPLY W/ PERCENT VOC BY WEIGHT OFPRODUCT LIMITS, REGULATION 8, RULE 49. PER 2019 CGC 4.504.2.37. ADHESIVES, SEALANTS, + CAULKS USED ON THE PROJECT SHALLFOLLOW LOCAL + REGIONAL AIR POLLUTION OR AIR QUALITYMANAGEMENT STANDARDS 2019 CGC §4.504.2.1A2.0Scale: 1/4 = 1'-0"1EXISTING MAIN FLOOR PLAN1. EXTERIOR BEARING WALLS LESS THAN 5' FEET FROM THE PROPERTY LINE WILL BE BUILT OF ONE-HOUR FIRE RATED CONSTRUCTION, 2019 CRC TABLE R302.1(1) OR 2019 CBC, TABLE 602.2. ROOF EAVES WILL NOT PROJECT WITHIN 2' FT. OF PROPERTY LINE2019 CRC TABLE R302.1 OR 2019 CBC TABLE 705.2FIRE RATING NOTES: DN14RARCHD(E) MSTR BDRM(E) BDRM(E) BDRM 1HALL(E) BATH-3SHWR DAMSFFT (E) BATH-2NICHE NOTE B(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E) -(E) TILE(E) -(E) -(E) -(E) TILE23'-7 1/2"3'-1"26'-8"14'-10"18'-2"33'-0"20'-2 1/2"5'-6"25'-8 1/2"2'-0 1/2" 17'-11 1/2"13'-0 1/2" 33'-0"A3.01A3.11A3.02A3.21(E)HATCH AREA TOSHOW EXISTINGENCROACHMENTINTO D.H.E.(E)DN14R33'-8"5'-2 1/2"12'-6 1/2"33'-0"20'-2 1/2"5'-6"32'-8"A3.01A3.12A3.03A3.22OPEN RAILING(N)2/6(N) BED-2(N) WDTV24 X 18 KING 78 X 8024 X 18 (N) M. BED7'-0"10'-6 1/2" 2'-0 1/2"20'-5"12'-7"(N) WD(R)(E)(E)(R)(N) 4/6TEMP.1'-6"10'-0 1/2"6 1/2"11'-6 1/2"11'-2"6"3 1/2"(TEMP.)(N)2/8(N)2/6(N)1/0MODELNUMBERTRADENAMEPRODUCTMATERIAL MODELNUMBERTRADENAMEPRODUCTMATERIAL (N)2/6(N)2/0(N)2/8(N)2/8(N) BED-3(N) WDTV (N)5/0EGRESS3 1/2"9'-5"(N) CLT(N) WD(N) BATH-2(N) TILE(N)2/0(N)5/03 1/2" 7'-8 1/2"(N)2/6DBL. HANGER DBL. HANGER(N) M. CLT(N) WDHERSHIS(N)2/6(N)2/6(N) M. BATH(N) TILE3 1/2"2'-1" TVDBL. HANGERDBL. HANGER5 1/2"3 1/2"4'-6 1/2"3 1/2"9'-8 1/2"6'-3"1'-6 1/2" (E) (N)TEMP.TEMP.TEMP.15'-1"6'-1"FIXED / EYEBOW18x18Full - 54x7518x18 Full - 54x75(N)5/0(N)5/0FILLING IN FOR PRIVACYSHELVES(N)2/6(N)2/66'-1 1/2"ADDITION2002012022032052072082092102114'-1 1/2"(IF) TILED WALLADD 58" PLYWD TO POCKETWALL(OPTION) NUHEATELECT. PAD HEATEDFLR.(N) WINDOW DETAILSTO MATCH (E) PLASTERCOVED RETURNEDSEE PHOTO FORVISUAL1'-10"VAULT VAULTVAULTWROUGHT IRONGATEVAU L T (OPTION) BEAM(TYP.)A4.01A4.02A4.02A4.01PROPERTY LINE4'-3"D.S.D.S.D.S.D.S.D.S.D.S.D.S.HATCH AREA TOSHOWENCROACHMENTINTO D.H.E.5'-0"EGRESSEGRESSEGRESS7'-0" OPTION: PKT 1'-10"(N) HALL(N) WDSHOWER (T E M P . )ON/OFF(N) 2/41'-6"1'-6"(OPTION) HEAT(N)1/0FIXED / EYEBOW204(N)2/0206ON/OFFSHOWERBENCH 3'-5"UP13R4x6 POST6x12 POST4x8 POST6x12 POSTWALL BLW4x4 POSTPATIONICHE CONC FNDTNWALL BLWCONC FNDTNPASS THROUGH (E) DEN(E)(E)(E)(E)22'-8"8'-5 1/2"22'-6" 30'-11 1/2" 20'-0 1/2" 6'-0"1'-0"5'-2"17'-6 1/2"13'-1"A3.01A3.11A3.21A3.02GAS (E)W.H.FAU(E)(E)(E) VINYL WD.(PROTECT)(PROTECT)(E) LAUNDRY(E) GAS METER(E) ELEC. METERUP13R4x6 POST6x12 POST4x8 POSTWALL BLW6X6 POSTPATIONICHE CONC FNDTNWALL BLWPASS THROUGH (E)(E)32'-10"18'-3"10'-6 1/2" 28'-9 1/2" 20'-0 1/2" 6'-0"1'-0"5'-2"17'-6 1/2"13'-1"(E) VINYL WD.A3.01A3.12A3.22A3.0321'-3"(N) ENTRY / HANGOUT(N) VINYL WD.10'-2"(PROTECT)(PROTECT)(PROTECT)(N) WD. (E) WD.(N) 4/0(N) 4" CONC. W/TILE FIN.(N) 5/0(N)2/0K-108-3ANTIQUEFAUCETBRASS TRASH(N) 4" CONC. SLOPEDTO LANDSCAPE(E) LAUNDRY(PROTECT)(N) 2/0SHOWER7'-10 1/2"(N) DECK LINE ABOVE ADDITIONADDITION2'-2"001003004005(N) BATH-3(N) TILEGAS (E)W.H.FAU(N)(N) GAS FAUW/ AC, ALL NEW DUCTING,THERMOSTAT PROVIDEDBY OWNER(E) GAS WATERHEATER (RE-USE)6x12 POST(E)(N) STORAGE DRS.(E) VINYL WD.(PROTECT)(N) GAS METER(MOVED ABOUT 6')(N) STORAGE DRS.(E) BEAM LAYOUT(E) WD.TVTVTEMP.TEMP.(PRIVACY)A4.01A4.02A4.02(N) ELECT. METER(MOVED ABOUT 6')4'-3"PROPERTY LINE(E) DEN-1EGRESSEGRESS(E) ELEC.PANEL(N)2/8(N) 2X4 WALLV.I.F.(E) WASHER(E) DRYERN(N)2/6(N) BATH-3 IS TO SERVEOUTDOOR ACTIVITIES &FUTURE POOLSLEEPER SECTIONAL(ADU)(ADU)00215" BASE7'-4"U. CAB. STORAGE24" UCREF./FREEZERCOMBO(N) ENCLOSEMENT UNDERDECK TO HIDEGARBAGE/RECYCLE BINS(N) 4/0E(N) 2/8(N) 2/6CABINET Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22 Existing + Proposed Floor Plans See DetailsA2.1A2.1Scale: 1/4 = 1'-0"1EXISTING UPPER FLOOR PLANA2.1Scale: 1/4 = 1'-0"2PROPOSED UPPER FLOOR PLANA2.1Scale: 1/4 = 1'-0"3EXISTING LOWER FLOOR PLANA2.1Scale: 1/4 = 1'-0"4PROPOSED LOWER FLOOR PLANADU KITCHEN REQUIREMENTS:1. A SINK AND COOKING FACILITY (PERMANENT STOVE AND/OR OVEN)2. A REFRIGERATOR WITH SEPERATE DOORS FOR THE REFRIGERATOR ANDFREEZER COMPARTMENTS3. A FOOD PREPARATION COUNTER AND STORAGE CABINETS THAT ARE OFREASONABLE SIZE IN RELATION TO THE SIZE OF THE ADU.33 A3.11A3.01A3.21A3.02(E) TERRACOTTA(E) CLASS A: FIRE RATED(E) PROTECTTILE ROOF(E) TERRACOTTA(E) CLASS A: FIRE RATED(E) PROTECTTILE ROOF3.7512(E) SLOPE3.75 12(E) SLOPE 112(E) SLOPE(E) RIDGE(E) RIDGE 12(E) SLOPE512(E) SLOPE512(E) SLOPE512(E) SLOPE512(E) SLOPE5(E) F.P.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.(E) COPPERGUTTERS &DOWNSPOUTSSAVE & REUSEK-108-3ANTIQUEFAUCETBRASS K-108-3ANTIQUEFAUCETBRASS D.S.D.S.D.S.D.S.D.S.D.S.D.S.A3.12A3.01A3.22A3.03(E) TERRACOTTA(E) CLASS A: FIRE RATED(E) PROTECTTILE ROOF(E) TERRACOTTA(E) CLASS A: FIRE RATED(E) PROTECTTILE ROOF3.75 12 (E) SLOPE 3.75 12 (E) SLOPE 112(E) SLOPE(E) RIDGE(E) RIDGE 512(E) SLOPE12(E) SLOPE512(E) SLOPE5(E) F.P.5 12 (N) SLOPE 12(E) SLOPE5(N) TERRACOTTA(N) CLASS A: FIRE RATED( TO MATCH EXISTING )TILE ROOF(N) RIDGE(N) VALLEY(N) VALLEY12 (N) SLOPE 312(N) SLOPE5D.S.D.S.D.S.D.S.D.S.D.S.(N) COPPERGUTTERS &DOWNSPOUTS(REUSE EXISTING)(N) COPPERGUTTERS &DOWNSPOUTS(REUSE EXISTING)D.S.(N) HIDDEN TILE(BARREL) VENT(TYP.)Existing + Proposed Roof Plan See DetailsA2.2PLUMBING & HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHER WHENPOSSIBLE & LOCATE ON ROOFS SLOPING TO THE REAROF HOUSE TYP. VERIFY LOCATION W/ DESIGNER.VENTILATION CALC:SQ. FT. OF (N) ROOF: 308.05 SQ. FT.(N) 308.05/150 = 2.05 SQ. FT. OF VENTILATION IN NEW ROOF(N) ROOF VENTS (4 ea. X .75 SQ. FT.) = 3.00 SQ. FT.TOTAL VENTILATION INSTALLED = 3.00 SQ.FT. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22 RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22A2.2Scale: 1/4 = 1'-0"1EXISTING ROOF PLANA2.2Scale: 1/4 = 1'-0"2PROPOSED ROOF PLANNOTES:1. (EXISTING)(OGEE) G.S.M. GUTTERS, & (3" GSM)DOWNSPOUTS (MATCH EXISTING AS REQUIRED),LINE ALL VALLEYS WITH GSM, AT LEAST 20" WIDEWITH 1/4" EDGE TURNED OVER AND FASTENEDWITH CLEATS. LAP JOINTS AT LEAST 4"M BUT DONOT SOLDER.2. WHEN INSULATION IS INSTALLED IN ENCLOSEDRAFTER SPACES WHERE CEILINGS ARE APPLIEDDIRECT TO THE UNDERSIDE OF ROOF RAFTERS, AMINIMUM AIR SPACE OF 1 INCH MUST BEPROVIDED, INSULATION BAFFLE NEEDED.3. FLASHINGS AND COUNTER FLASHINGS SHALLNOT BE LESS THAN 0.016-INCH (28-GAUGE)CORROSION RESISTANT METAL, AND VALLEYFLASHING.4. AT THE JUNCTURE OF THE ROOF & VERTICALSURFACES, FLASHING & COUNTER FLASHINGSSHALL NOT BE LESS THAN 0.019-INCH (26 GAUGE).NOTES CONT:5. TERMINATION OF ALL ENVIRONMENTAL AIRDUCTS SHALL BE A MIN. OF 3'-0" FROM PROPERTYLINES OR ANY OPENING INTO THE BUILDING (I.E.DRYERS, BATH & UTILITY FANS, ETC., MUST BE3'-0" AWAY FROM DOORS, WINDOWS, OPENINGSKYLIGHTS OR ATTIC VENTS, PER CODE6. ATTIC VENTILATION AT CALIFORNIA FRAMINGTO RECEIVE LOW PROFILE VENTS OR OPENING INTHE ROOF SHEATHING BELOW.7. (AS REQUIRED) ALL TRUSS/RAFTER BLOCKINGTO RECEIVE 2" DIA. HOLES IN EVERY BLOCKTYPICAL FOR EVEN DISTRIBUTION OF AIR FLOW.8. ATTIC IS GETTING NEW INSULATION, VERIFY (E)FANS/VENTS TO WHAT IS REQUIRED PERCURRENT CODE. GRADE/TYPCHIM/TYP6'-8 1/2"6'-8" 7'-4 1/2"STUCCO/TYPVENT(E)(E)(E)(E)(E)(E)(E) LOT LINE4'-3"(E) LOT LINE11'-10 1/2"(E) DRIVEWAYD.S.D.S.3.75121215:12 SLOPEFIRST FLR. FIN. FLR.SECOND FLR. FIN. FLR.RIDGEFIRST FLR. TOP PLATESECOND FLR. TOP PLATEBASEMENT TOP PLATE4'-1 1/2"8 1/2"8'-3 1/2"1'-1"8'-4 1/2"5'-5"28'-0" OVERALL HEIGHT (NO CHANGE)70.10'(E) GRADEAVERAGE T.O.C.65.24'69.39'30' HEIGHT LIMIT30'-0"78.39'79.48'87.85'93.24'95.24'(E) GRADE7'-6" 7'-6"D.H.E. LEFT SIDE63.74'14'-0"D.H.E. LEFT SIDE@ 7.5' OFFSET FROM 2ND FLR77.74'45°D.H.E. RIGHT SIDE66.29'D.H.E. RIGHT SIDE@ 12' HEIGHT78.29'12'-0"D.H.E. RIGHT SIDE@ 7.5' OFFSET FROM 2ND FLR77.74'D.H.E. LEFT SIDE@ 14' HEIGHT77.74'45°EGRESS3'-3"4'-1 1/2" 6'-5 1/2" 6'-6" 6'-8" 6'-8" 6'-10" 6'-9" 6'-8"GRADE/TYPCHIM VENT/TYPSTUCCO/TYP(E) LOT LINE D.S.D.S.D.S.D.S.(E) DRIVEWAY30' HEIGHT LIMIT95.24'(E) LOT LINE(E) GRADE(E) GRADE7'-6"D.H.E. LEFT SIDE63.74'14'-0"D.H.E. LEFT SIDE@ 7.5' OFFSET FROM 2ND FLR77.74'45°D.H.E. RIGHT SIDE66.29'D.H.E. RIGHT SIDE@ 12' HEIGHT78.29'12'-0"D.H.E. RIGHT SIDE@ 7.5' OFFSET FROM 2ND FLR77.74'D.H.E. LEFT SIDE@ 14' HEIGHT77.74'45°7'-6"5'-0"BASEMENT LEVEL F.F.E.SECOND FLR. FIN. FLR.FIRST FLR. TOP PLATE78.39'79.48'FIRST FLR. FIN. FLR.BASEMENT TOP PLATE70.10'69.39'RIDGESECOND FLR. TOP PLATE87.85'93.24'7'-1 1/2" 8 1/2" 8'-3 1/2" 1'-1" 8'-4 1/2"5'-5"62.27'2'-0"AVERAGE T.O.C.65.24'GRADE/TYPCHIM VENT/TYPSTUCCO/TYPTEMP.(N)(N)20'-5" (ADDITION)13'-9" (EXISTING)(N)(N)TEMP.(N)(N)(E)(N) DECK4'-3"11'-10 1/2"(E) STUCCO(E) SPANISH TILE ROOF (ADDITION) (EXISTING)(N) ROMEO + JULIET, BALCONY(N) STUCCOMATCH (E)(N)(N)(E)TEMP.(N)(N)(N)(N)3'-6" RECYCLING(E) DRIVEWAYD.S.D.S.(N) ROOF TOMATCH (E) ROOFW/ HIDDEN TILE(BARREL) VENTSSIERRA-PACIFICWOOD/CLAD WDS. +DRS, PUTTY SDL5:12 SLOPE5123:12 SLOPEMATCH (E) TRIM(N) WOOD DECK W/TILE FINISH(N) WOOD RAILING(E) LOT LINE BASEMENT LEVEL F.F.E.SECOND FLR. FIN. FLR.FIRST FLR. TOP PLATE78.39'79.48'FIRST FLR. FIN. FLR.BASEMENT TOP PLATE70.10'69.39'RIDGESECOND FLR. TOP PLATE30' HEIGHT LIMIT87.85'93.24'95.24'7'-1 1/2" 8 1/2" 8'-3 1/2" 1'-1" 8'-4 1/2"5'-5" 30'-0"62.27'(E) LOT LINE 7'-6"D.H.E. LEFT SIDE63.74'14'-0"D.H.E. LEFT SIDE@ 7.5' OFFSET FROM 2ND FLR77.74'45°D.H.E. RIGHT SIDE66.29'D.H.E. RIGHT SIDE@ 12' HEIGHT78.29'12'-0"D.H.E. RIGHT SIDE@ 7.5' OFFSET FROM 2ND FLR77.74'D.H.E. LEFT SIDE@ 14' HEIGHT77.74'45°7'-6"5'-0"EGRESS4'-6"7'-0"LOWERPATIO(E) GRADE(E) GRADEAVERAGE T.O.C.65.24'28'-0" NO CHANGE TO OVERALL HEIGHTTEMP.TEMP.3'-0"1'-0"(N)(N)(N) Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22 Existing + Proposed Elevations See DetailsA3.0A3.0Scale: 1/4 = 1'-0"1EXISTING FRONT ELEVATIONA3.0Scale: 1/4 = 1'-0"2EXISTING REAR ELEVATIONA3.0Scale: 1/4 = 1'-0"3PROPOSED REAR ELEVATIONNO WORK AT FRONT ELEVATION 6'-8" 6'-8 1/2" 6'-8 1/2" 6'-9 1/2" 6'-5"GRADE/TYPCHIM VENT/TYPVIEW BLKD BYMTL GATE/TYPSTUCCO/TYP6'-8"VENTVENTFNDTN ACSVENTD.S.D.S.FIRST LEVEL F.F.@LIVINGFIRST FLR TOP PLATE@ LIVING ROOM78.89'69.48'FIRST FLR. FIN. FLR.SECOND FLR. FIN. FLR.RIDGEFIRST FLR.TOP PLATESECOND FLR. TOP PLATEBASEMENTTOP PLATE4'-1 1/2"8 1/2"8'-3 1/2"1'-1"8'-4 1/2"5'-5"28'-0" OVERALL HEIGHT (NO CHANGE)70.10'AVERAGE T.O.C.65.24'69.39'30' HEIGHT LIMIT30'-0"78.39'79.48'87.85'93.24'95.24'2'-0"FRONT YARDREAR YARD6'-8" 6'-8 1/2"GRADE/TYPCHIM VENT/TYPVIEW BLKD BYMTL GATE/TYPSTUCCO/TYP6'-8"VENTVENTFNDTN ACSVENT(N)(E)(E)(E)(E)(N)(R)WINDOW REPLACED FORWD/CLAD, EXISTING ISALUM. WINDOW NOTIN KEEPING W/ ARCH.(N)(N)(N)(LOWER PATIO)GARBAGERECYCLINGD.S.D.S.(E) (N) (EXISTING) (ADDITION)10'-2" (ADDITION)43'-6 1/2" (EXISTING)(N) STUCCOMATCH (E)(N) ROOF TO MATCH(E) ROOF W/ HIDDENTILE (BARREL) VENTSSIERRA-PACIFICWOOD/CLAD WDS. +DRS, PUTTY SDL3.75:12 SLOPE5125:12 SLOPE312MATCH (E) TRIM +DETAILS OF (E)DINING RM WINDOW(N) WOOD DECK W/TILE FINISH(N) WOOD RAILINGFIRST LEVEL F.F.@LIVINGFIRST FLR TOP PLATE@ LIVING ROOM78.89'69.48'FIRST FLR. FIN. FLR.SECOND FLR. FIN. FLR.RIDGEFIRST FLR.TOP PLATESECOND FLR. TOP PLATEBASEMENTTOP PLATE4'-1 1/2"8 1/2"8'-3 1/2"1'-1"8'-4 1/2"5'-5"28'-0" OVERALL HEIGHT (NO CHANGE)70.10'AVERAGE T.O.C.65.24'69.39'30' HEIGHT LIMIT30'-0"78.39'79.48'87.85'93.24'95.24'2'-0"FRONT YARDREAR YARD2'-9"4'-8"EGRESS(N)EGRESS2'-6"3'-7 1/2"(E) GRADE(E) GRADETEMP. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22 Existing + Proposed Elevations See DetailsA3.1A3.1Scale: 1/4 = 1'-0"1EXISTING RIGHT ELEVATIONA3.1Scale: 1/4 = 1'-0"2PROPOSED RIGHT ELEVATION 6'-5 1/2" 6'-9" 6'-8" 6'-8" 6'-9 1/2" 6'-9"GRADE/TYPCHIM VENT/TYPSTUCCO/TYPVENTFNDTN ACSFIRST LEVEL F.F.@LIVINGFIRST FLR TOP PLATE@ LIVING ROOM(E) GRADE(E) GRADE78.89'69.48'9'-5"BASEMENT LEVEL F.F.E.SECOND FLR. FIN. FLR.FIRST FLR. TOP PLATE78.39'79.48'FIRST FLR. FIN. FLR.BASEMENT TOP PLATE70.10'69.39'(E) RIDGESECOND FLR. TOP PLATE30' HEIGHT LIMIT87.85'93.24'95.24'7'-1 1/2"8 1/2"8'-3 1/2"1'-1"8'-4 1/2"5'-5" 30'-0" (HEIGHT LIMIT)62.27'2'-0"REAR YARDFRONT YARDAVERAGE T.O.C.65.24'28'-0" NO CHANGE TO OVERALL HEIGHT 6'-5 1/2" 6'-9" 6'-8" 6'-8"GRADE/TYPCHIM VENT/TYPSTUCCO/TYPVENTFNDTN ACS(E)(E)(E)(E)10'-2" (ADDITION)43'-6 1/2" (EXISTING)(N)(N)FILLING IN FOR PRIVACYWINDOW REMOVED FORPRIVACY OF NEIGHBORWINDOW REPLACED FORWD/CLAD, EXISTING ISALUM. WINDOW NOTIN KEEPING W/ ARCH.AWNING IN FOR PRIVACY(N)5'-0"4'-0"STUCCO/TYP(MATCH E)LOWER PATIOD.S.(E)(N) (EXISTING) (ADDITION)(N) STUCCOMATCH (E)(N) ROOF TO MATCH(E) ROOF W/ HIDDENTILE (BARREL) VENTSSIERRA-PACIFICWOOD/CLAD WDS. +DRS, PUTTY SDL5:12 SLOPE5123.75:12 SLOPEMATCH (E) TRIMMATCH (E) TRIMBASEMENT LEVEL F.F.E.SECOND FLR. FIN. FLR.FIRST FLR. TOP PLATE78.39'79.48'FIRST FLR. FIN. FLR.BASEMENT TOP PLATE70.10'69.39'RIDGESECOND FLR. TOP PLATE30' HEIGHT LIMIT87.85'93.24'95.24'7'-1 1/2"8 1/2"8'-3 1/2"1'-1"8'-4 1/2"5'-2"30'-0"62.27'FIRST LEVEL F.F.@LIVINGFIRST FLR TOP PLATE@ LIVING ROOM78.89'69.48'9'-5"REAR YARDFRONT YARDEGRESS3'-3"3'-7 1/2"EGRESS(E) GRADE(E) GRADEAVERAGE T.O.C.65.24'2'-0" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22 Existing + Proposed Elevations See DetailsA3.2A3.2Scale: 1/4 = 1'-0"1EXISTING LEFT ELEVATIONA3.2Scale: 1/4 = 1'-0"2PROPOSED LEFT ELEVATION (E) LOT LINE (E) LOT LINE(N) KITCHENBATH-1HALL(N) BED-3(N) HALL(N) BATH-2(N) M. BATH(N) DEN-2(N) BATH-3(E) BSMTBEYONDR-19 @ FLOORFRAMING, TYP.SEE TITLE-24ENGINEERED FLOORTRUSSES @ 16" O.C.TYP. W/ 3/4"T & G PLYWOOD (S.S.D.)(N) ENGINEEREDTRUSSES @ 24" O.C.SEE TRUSS LAYOUTR-19 @ 2x6WALLS, TYP.SEE TITLE-2458" GYP. BD, TYP.DRIVEWAY(E) GRADE (TYPICAL)(E) 2X81.75 x 9.25 LVL @ 12" O.C.1'-4"BASEMENT LEVEL F.F.E.SECOND FLR. FIN. FLR.FIRST FLR. TOP PLATE78.39'79.48'FIRST FLR. FIN. FLR.BASEMENT TOP PLATE70.10'69.39'RIDGESECOND FLR. TOP PLATE30' HEIGHT LIMIT87.85'93.24'95.24'7'-1 1/2" 8 1/2" 8'-3 1/2" 1'-1" 8'-4 1/2"5'-5" 28'-0" OVERALL HEIGHT (NO CHANGE)62.27'2'-0" 7'-6"D.H.E. LEFT SIDE63.74'14'-0"D.H.E. LEFT SIDE@ 7.5' OFFSET FROM 2ND FLR77.74'45°D.H.E. RIGHT SIDE66.29'D.H.E. RIGHT SIDE@ 12' HEIGHT78.29'12'-0"D.H.E. RIGHT SIDE@ 7.5' OFFSET FROM 2ND FLR77.74'D.H.E. LEFT SIDE@ 14' HEIGHT77.74'45°7'-6"5'-0"AVERAGE T.O.C.65.24'30'-0"(E) GRADE(E) DINING(N) KITCHEN(N) DECK(N) HERS(N) HIS(N) BED-2(N) BED-3(E) DEN-1(N) DEN-2PATIOROMEO & JULIETBALCONYREAR YARD6X6 (E) GRADE (TYPICAL)(N) ENGINEEREDTRUSSES @ 24" O.C.SEE TRUSS LAYOUTR-19 @ 2x6WALLS, TYP.SEE TITLE-2458" GYP. BD, TYP.R-19 @ FLOORFRAMING, TYP.SEE TITLE-24ENGINEERED FLOORTRUSSES @ 16" O.C.TYP. W/ 3/4"T & G PLYWOOD (S.S.D.)2X10FRONT YARD6X6(E) STORAGE(E) BEAMS(E) 2X81.75 x 9.25 LVL @ 12"4x103/4" T+G6x81 1/2"BASEMENT LEVEL F.F.E.SECOND FLR. FIN. FLR.FIRST FLR. TOP PLATE78.39'79.48'FIRST FLR. FIN. FLR.BASEMENT TOP PLATE70.10'69.39'RIDGESECOND FLR. TOP PLATE30' HEIGHT LIMIT87.85'93.24'95.24'8 1/2"8'-3 1/2"1'-1"8'-4 1/2"5'-5"62.27'2'-0"AVERAGE T.O.C.65.24'28'-0" OVERALL HEIGHT (NO CHANGE) 7'-1 1/2" 30'-0"(E) COPPER GUTTERS& DOWNSPOUTSSAVE & REUSE. SEEROOF PLAN(E) TILE ROOF. SEEROOF PLAN3.4' +/-(E) GRADE(E) WD. CORBEL7'-1 1/2" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22 Proposed Building Sections See DetailsA4.0A4.0Scale: 1/4 = 1'-0"1PROPOSED BUILDING SECTIONA4.0Scale: 1/4 = 1'-0"2PROPOSED BUILDING SECTION 5/8"3 1/2"4 3/4"2 x4MIN. R-13 (SOUND BATT) @ALL BATHROOMS/LAUNDRY5/8" TYPE X GYPSUM BD.TYPCIAL THROUGHOUT HOUSESMOOTH FINISH OR MATCH EXISTING CONDITION2x4 STUD WALL @16" O.C. S.S.D.STAGGER JOINTS EACH SIDE(LOAD BEARING ONLY)NOTES:SEE WWW.GPGYPSUM.COM FORTECHNICAL SPEC'S3/4"5/8"1/2"5 1/2"7 3/8"2 x 6R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS,FOLLOW MORE STRINGENT VALUES.APA RATED SHEATHING EXPOSURE 112" PLYWOOD OR OSBSTUCCO / WINDSOR ONE SIDING (PAINTED)MIN. 2X6 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDEBENJAMIN OBDYKE (HYDRO-GAP)ICC - ES REPORT ESR-3394 WALL SIDINGUNDERLAYMENT, OR APPROVED EQUALNOTES:A. VISIT GRACECONSTRUCTION.COM FOR THE MOST CURRENT DETAILS, INSTALLATION VIDEO AND PRODUCT DATA SHEETSB. REMOVE RIPCORD® FROM GRACE VYCOR PLUS FOR EASE OF INSTALLATIONC. IF APPLICABLE, LEAVE RELEASE PAPER ON LOWER HALF OF SILL FLASHING UNTIL FUTURE TIE-IN WITH WEATHER RESISTIVE BARRIERD. FOR CONCRETE, MASONRY OR WHERE ADHESION IS MARGINAL, USE PERM-A-BARRIER® WB PRIMER TO PROMOTE VYCOR ADHESIONE. CHECK LOCAL BUILDING CODES FOR WEATHER RESISTIVE BARRIER REQUIREMENTS AND INSTALL GRACE VYCOR PLUS WITH WEATHER RESISTIVE BARRIER TO FORM WATER-SHEDDING LAPSF. INSTALL WINDOW PER MANUFACTURER'S RECOMMENDATION AND USE APPROPRIATE SEALANT FOR WINDOW AND WOOD BUCKG. DETAIL ALSO RELEVANT FOR GRACE VYCOR V40 AND VYCOR BUTYLEXTERIOR WALLSILL PLATE(SEE VCRDET-106 FOR OPTIONS)GRACEVYCOR PLUS123MECHANICALLY FASTEN AS NECESSARY IN CORNERSTHROUGH GRACE VYCOR PLUSWINDOW WITH NAILING FLANGE(SET IN SEALANT EXCEPT ALONGSILL FLANGE)GRACEVYCOR PLUSGRACE VYCORNER™ ORCORNER PATCH RECOMMENDED(SEE VCRDET-507 OR VCRDET-504 FOR OPTIONS)GRADE LINESTANDARD BRICKMOULD, TYP.STANDARDBRICKMOULD, TYP.SIDINGAS PERELEVATIONSREGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)REGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)1'-4"VERIFY W/ REGGIOCUT SECTIONELEVATIONSIDING FINISHSTUCCO/ WINDSOR ONE SIDING, PAINTEDSIERRA PACIFIC ALUM.WINDOWS (CLAD) ORMARVING.S.M. WINDOW FLASHING(PAINTED TO MATCH TRIM)BRICK MOLD TO MATCH (E)DOUBLE PAPER @CORNER2x STUD WALLWIDTH VARIESSEE FLR. PLAN5/8" GYP BD. W/PLAST. VEN.WHERE NOTED.INSULATIONR-15 OR PER TITLE 24CORNER BEADDOUBLE PAPER @CORNERR-15 MIN., BATT INSULATIONOR PER TITLE 24APPLY A 3/8" CEMENTPLASTER SCRATCH COATO/ METAL LATH SYSTEM,ALLOW TO CURE FOR 48HRS. INSTALL A 3/8"BROWN LEVELING COAT,ALLOW TO CURE FOR AMIN. OF 25 DAYS. INSTALLA 4.5 OUNCE REINFORCINGMESH OVER THE ENTIREBROWN COAT W. POLY PREP30 BY MERTEX (OR EQUAL),COVERING ENTIRE MESH.APPLY FINISH COAT AND PAINTW/ ELECTROMETRIC PAINTAPPLY A 3/8" CEMENT PLASTERSCRATCH COAT O/ METAL LATHSYSTEM, ALLOW TO CURE FOR 48HRS. INSTALL A 3/8" BROWNLEVELING COAT, ALLOW TO CUREFOR A MIN. OF 25 DAYS. INSTALLA 4.5 OUNCE REINFORCING MESHO/ THE ENTIRE BROWN COAT W/POLY PREP 30 BY MERTEX (OR EQUAL),COVERING ENTIRE MESH. APPLY FINISHCOAT AND PAINT W/ ELECTROMETRICPAINT (TEXTURE PER SAMPLE ANDOWNERS REVIEW (SMOOTH FINISHPREFERRED) Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 TBA 2229 Adeline Drive Burlingame CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22See DetailsA5.0Building Details A5.0Scale: 3" = 1'-0"1INTERIOR WALL DTLS.A5.02EXT. WALL DTLS.A5.0Scale: N.A.3WINDOW FLASHING DTLS.A5.0Scale: 3" = 1'-0"7 TYPICAL WINDOW DETAILSierra Pacific or Marvin or EqualA5.0Scale: 3" = 1'-0"4(N) EXT. WALL VENT DTLS.Scale: 3" = 1'-0"6STUCCO EXT. WALL DETAILSA5.0-Scale: N/A5EXISTING INTERIOR WINDOW DETAILA5.0- V.I.F.7'-0"A.1-3/8" SOLID COREPAINT GRADESQ. CORNER 3.5"HINGES TYP. (EMTEK)DOOR HEIGHTS:(VERIFY) FOR COST001A.100101102206TEMP.2'-6"2'-6"2'-6"2'-6"6'-8"2'-0"2'-0"5'-0"003B.TEMP.2'-6"2'-6"2'-6"2'-6"5'-0"7'-0"104C.2'-0"3'-6"004D.2002014'-0"3'-6"005E.4'-6"4'-0"105F.3'-0"2'-0"202G.2031'-0"3'-0"205H.3'-6"207I.2'-0"TEMP.2'-3"2'-3"2'-3"2'-3"7'-0"4'-6"209J.TEMP.TEMP.TEMP.TEMP.FIXED, OPTIONFOR EYEBOW WD.2042085'-0"4'-0"211L.2'-6"2'-6"2'-0"210K.103M.3'-2"TEMP.2'-0"002N.6'-0"(MATCH) THE (E) DINING ROOMWINDOW SIZE2'-6" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22 Proposed Finish Schedule See DetailsA9.0 ROOM FLOORING REMARKSWALLSPAINT CEILING MILLWORKCROWNDEN 2BATH 3PATIOPAINT SPECS.INTERIORS:MAIN ROOMS:CEILINGS:EXTERIORS:BATHROOMS:AURA, NATURA(GREEN OPTION), REGAL SELECT, OR APPROVED EQUIVALENTWATERBORNE CELING PAINT, OR APPROVED EQUIVALENTAURA BATH AND SPA, OR APPROVED EQUIVALENTHOUSE:AURA, REGAL SELECT, OR APPROVED EQUIVALENTDININGKITCHEN TBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)BATH-1BATH-2U. HALLTBSTBSTBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)FIRST FLOORSECOND FLRROOM FINISH SCHEDULEROOM FINISH SCHEDULETBSTBSTBSTBSTBSTBSTBSA9.0Scale: NA1TBSTBSBED-2TBSSAFETY GLAZING NOTES (CRC R308.4)A. ALL SLIDING + SWINGING GLASS DOORS TO HAVE SAFETY GLAZING.B. GLAZING IN SHOWER/TUB/SAUNA ROOMS LESS THAN 60" ABOVE THESTANDING SURFACE AND LESS THAN 60" MEASURED HORIZONTIALLYFROM THE WATER'S EDGE OF A BATHTUB, HOT TUB, SPA, WHIRLPOOL ORSWIMMING POOL.C. GLAZING WITHIN A 24" ARC OF A DOOR THAT IS LESS THAN 60" ABOVETHE FLOOR.D. GLAZING WHERE THE EXPOSED AREA IS GREATER THAN 9 SQ. FT.,BOTTOM IS LESS THAN 18" AND AT LEAST 36" ABOVE THE FLOOR, ANDADJACENT TO WALKING SURFACES.E. WITHIN 60" OF THE BOTTOM TREAD OF A STAIRWAY AND LESS THAN 36"ABOVE THE FLOORF. GLAZING IN GUARDS & RAILINGS.G. GLAZING ADJACENT TO STAIRWAYS, LANDINGS, AND RAMPS WITHIN 36"HORIZONTALLY OF THE WALKINGSURFACE LESS THAN 36" ABOVE FINISH FLOOR. EXTERIOR DOORS & WINDOWS LOCATION DOORSDOOR SIZEWxHMATERIALSCOREEXT. FIN. INT.FIN.DETAILSHEADJAMB TRIMSILLREMARKSHDWR.TYPE FIN.NOTESTYPEGLASSSYM.BATH 3TBD002ASTD.HARDWARE FINISH SPECIFICATION:ENTRY DOOR HARDWARE: (BY OWNER) AND INSTALLED BY CONTRACTORWINDOW HARDWARE: WHITE, TYP. (VERIFY W/ OWNER)1. WOOD/CLAD SIERRA PACIFIC WINDOWS + DOORS, WITH S.D.L 3/4"MUNTIN BARS2. EGRESS PER CODE3. DOOR BY SIMPSON OR EQUAL, VERIFY DESIGN WITH OWNER &DESIGNER4. VERIFY OPENING SIZE W/ CONTRACTOR5. PRIVACY GLASS, OPTION BY LOCAL ARTISAN6. DOOR BY SIMPSON FIBERGLASS DOOR OR EQ.7. OVERHEAD DOOR (SHOP DRAWING REQUIRED, VERIFY SIDE MOUNTMOTOR IN FIELD8. TRANSOM ABOVE UNIT TO BE LEADED WINDOW MADE BY LOCALARTISAN.9. NA10. NA11. (*) FIELD MEASUREBSMNTMAIN FLOOR 001100 EXT. DOORS & WINDOWS SCHEDULE A9.0Scale: NA21. SEE CAL GREEN REQUIREMENTS IN ROOM SCHEDULECAL. GREEN REQUIREMENTSSEE DETAILSTBDSTD.PRIMEDDEN 2 EXT. DOORS & WINDOWS ELEVATIONS A9.04Scale: 1/4" = 1'-0"BSLIDERD.F.TBS TBSPAINT (TBS)TBSBED-3SECOND FLOOR LO E (T)NOTE # 1, 2TILEWOOD WOOD VINYL WD.TILEWOODTILE WOODTILE WOOD INT. DOORS ELEVATIONS A9.05Scale: 1/2" = 1'-0" ROOM APPLIANCE TYPE FINISH REMARKSAPPLIANCE SCHEDULENOTE: ALLOWANCE AND INSTALLED BY ALLOWANCE, CONTRACTOR TO INCLUDE BLOCKING / ROUGH-IN AS NEEDED PER SPEC. SHEETS MANUF. MODEL #KITCHEN(N) RANGE(N) REFRIGERATOR(N) DISHWASHER(N) DISPOSALT.B.D.T.B.D.T.B.D., INCLUDE WATER LINE TO REAR OF UNITT.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D., TYPICAL DUAL FUELT.B.D.T.B.D.T.B.D.T.B.D., MIN. 100 CFM, VENT TO EXTERIOR PER CODET.B.D.APPLIANCE SCHEDULEA9.0Scale: NA3(N) VENT HOODT.B.D.T.B.D.T.B.D.T.B.D.FIRST FLOOR CAL GREEN NOTES:1. PAINTS AND COATINGS WILL COMPLY WITH VOC LIMITS PER CGC §4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISHMATERIALS. 2019 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THE TESTINGAND PRODUCT REQUIREMENTS FOUND IN THE 2019 CALIFORNIA GREEN BUILDINGCODE. 2019 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOOR AREARECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIA GREENBUILDING CODE REQUIREMENTS. 2019 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, AND MEDIUM DENSITY FIBERBOARDCOMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THEBUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSION STANDARDS.2019 CGC §4.504.56. AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC AND OTHER REQUIREMENTS PER CGC 4.504.2.37. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT STANDARDS2019 CGC §4.504.2.1L. HALLWOOD 101102103104105201202203207208209211(N) MICROWAVET.B.D.T.B.D.T.B.D., TYPICAL DRAWER STYLET.B.D.TBS TBSPAINT (TBS)TBSM. BED WOODTBS TBSPAINT (TBS)TBSM. CLT. WOODTBS TBSPAINT (TBS)TBSM. BATHTILE 204210SECOND FLOOR DEN 1TBS TBSPAINT (TBS)TBSVINYL WD.CLADBATH 1KITCHEN2008. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS §150.0 (q)9. REDUCED U-FACTOR (0.30) FOR HIGH PERFORMANCE WINDOWS 2019 CALENERGY CODE §150.1 (c)3 A10. MAX. TOTAL AREA, 20%, NO MAX. FOR WEST FACING AREA, TABLE 150.1-A, AND B11. DOOR MAX. U-FACTOR 0.20, TABLE 150.1-A, AND B003DNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINE CLAD004ENOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECLADBASEMENTLIVINGTBS TBSPAINT (TBS)TBSWOODTBS TBSPAINT (TBS)TBSDECKTILEDEN 2DEN 22'-0" X 3'-6"4'-0" X 3'-6"AWN.CASECASESEE DETAILSLO E (T)PRIMEDPINECLADBATH 1HALLNOTE # 1TBDASTD.AWN.SEE DETAILSLO EPRIMEDPINE CLADNOTE # 1TBDASTD.AWN.SEE DETAILSLO EPRIMEDPINECLADNOTE # 1TBDASTD.AWN.SEE DETAILSLO EPRIMEDPINECLADNOTE # 12'-0" X 2'-0"TBDMSTD.FIXEDSEE DETAILSPRIMEDPINE CLAD6'-0" X 3'-2"NOTE # 1LO E (T)SEE DETAILSTBDSTD.PRIMEDCFRENCH DR.D.F.LO E (T)NOTE # 1, 2CLAD5'-0" X 7'-0"KITCHENKITCHENFNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECLAD4'-6" X 4'-0"CASEDNOTE # 1, 2TBDSTD.SEE DETAILSLO EPRIMEDPINECLAD2'-0" X 3'-6"CASEDNOTE # 1, 2TBDSTD.SEE DETAILSLO EPRIMEDPINE CLADCASEDNOTE # 1TBDSTD.SEE DETAILSLO E (T)PRIMEDPINE CLAD2'-0" X 3'-6"CASEM.BEDM.BEDM.BATHM.BATHTBDGSTD.AWN.SEE DETAILSLO E (T)PRIMEDPINE CLADNOTE # 13'-0" X 2'-0"M.BATHHNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECLAD1'-0" X 3'-0"CASE/FIXEDBATH 2INOTE # 1TBDSTD.SEE DETAILSLO E (T)PRIMEDPINE CLAD2'-0" X 3'-6"CASEBATH 2TBDASTD.SEE DETAILSLO EPRIMEDPINECLADNOTE # 1AWN.SEE DETAILSTBDSTD.PRIMEDJFRENCH DR.D.F.LO E (T)NOTE # 1, 2CLAD4'-6" X 7'-0"BED 3BED 3BED 25'-0" X 2'-0"KSTD.NOTE # 1AWN.TBDSTD.SEE DETAILSLO EPRIMEDPINECLADNOTE # 1L5'-0" X 4'-0"CASENOTE # 1, 2TBDSTD.SEE DETAILSLO EPRIMEDPINECLAD005SEE DETAILSTBDSTD.PRIMEDPINELO ENOTE # 1CLADBATH 3NAWN.2'-6" X 2'-0"2'-0" X 2'-0"2'-0" X 2'-0"2'-0" X 2'-0"5'-0" X 6'-8"2'-0" X 2'-0"205206M.BATHANOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINE CLAD2'-0" X 2'-0"AWN.M.BATHHNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECLADCASE/FIXED2'-0" X 3'-6"1'-0" X 3'-0" 18'-0"20'-0"(E) 2-STALL GARAGE(E) CONC.(PROTECT)(E) OVERHEADDOOR(E) OVERHEADDOOR(E)ENTRYDOOR18'-0"(E) LOT LINE8"(E) CONC. WALLW/ PRIVACYSHRUBBERY(E) PRIVACYWALLREAR YARD(E) STUCCO(E) WD. O.H. DR.(E) WD. BRACKETSGRADEGARAGE T.O.P.10'-0"(E) CONC.CURB(E) CONC. WALL W/PRIVACY SHRUBBERY(E) PLANTERGRADEGARAGE T.O.P.10'-0" (E) LOT LINE (E) WD. SIDING PAINTED(E) WD. ENTRY DR.(E) WD. LATTICE FORDECORATIVELANDSCAPINGDRIVEWAY(E)9"20'-0"(E) CONC. CURBCONC. WALL LINE(E) LOT LINE(E) CONC. CURBDRIVEWAYGRADEGARAGE T.O.P.10'-0"(E) WD. SIDING PAINTED(E) PRIVACY WALL9"20'-0"(E) LOT LINE PRIVACY WALL LINE(E)PLANTERDW GRADEGARAGE T.O.P.10'-0"1'-6"GRADEREAR YARD(E) WD. SIDING PAINTED8"18'-0" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. AND MRS. CAMERON FOSTER 2229 Adeline Drive Burlingame CA 94010 Title : Project : Date :12-22-21Drawn :TIM RADUENZ21_40Job No. : Owner : APN#: 027-161-160 Contractor : PLANNING SET Zoning: R1 MR. + MRS. Cameron Foster 2229 Adeline Drive Burlingame, CA 94010 oneDESIGN PLANNING formRESPONSE TO PLANNING DEPT COMMENTS 05.16.22 05.19.22RESPONSE TO PLANNING DEPT COMMENTS 06.03.22 06.06.22RESPONSE TO PLANNING DEPT COMMENTS 06.24.22 06.24.22 Existing Garage Plans See DetailsG2.0G2.0Scale: 1/4 = 1'-0"3EXISTING LEFT ELEVATIONG2.0Scale: 1/4 = 1'-0"5EXISTING RIGHT ELEVATIONG2.0Scale: 1/4 = 1'-0"2EXISTING FRONT ELEVATIONG2.0Scale: 1/4 = 1'-0"4EXISTING REAR ELEVATIONG2.0Scale: 1/4 = 1'-0"1EXISTING GARAGE FLOOR PLANNO WORKG2.0Scale: NA6IMAGES OF EXISTING GARAGENO WORKNO WORKNO WORKNO WORKNO WORK City of Burlingame Conditional Use Permit Address: 935 Paloma Avenue Meeting Date: August 8, 2022 Request: Application for a Conditional Use Permit for a bathroom (sink, toilet, and shower) in a detached garage. Applicant and Property Owner: Scovill Family Trust, Will Scovill APN: 026-222-070 Designer: Jesse Geurse, Geurse Conceptual Designs, Inc. Lot Area: 4,483 SF General Plan: Medium Density Residential Zoning: R-2 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. Note: This project was initiated prior to January 5, 2022, the effective date of the new Zoning Ordinance, and therefore was reviewed under the previous Zoning Code. Background: In November 2018, a building permit was issued for construction of a new one-car detached garage (with storage area) at the rear corner of the subject property. During the final inspection in December 2019, the building inspector noted that a full bathroom and kitchenette had been installed within the detached garage without the benefit of a revision to the building permit, revised plans, or proper inspections. At that time, the property owner was directed to 1) remove the bathroom and kitchenette or 2) seek the required approvals to allow the bathroom and kitchenette in the accessory structure. In August 2020, the property owner submitted an application for an Accessory Dwelling Unit (ADU) Permit to change the use of the accessory structure from a detached garage to an ADU (ADU Permit was approved by the Planning Division in September 2020). In their review of the building permit for the ADU, the Department of Public Works (DPW) denied the plan check, noting that the property is located in a Special Flood Zone and that the finished floor of the new habitable accessory structure is required to be at or above the base flood elevation (BFE) in order to protect occupants in case of flooding (requires the finished floor to be raised). At that stage, the accessory structure had not been built at or above BFE (finished floor was built at grade). In response to this plan check comment, the project designer noted that the comment was not applicable since the accessory structure was existing. This was not an accurate representation of the conditions, as the accessory structure was new construction with a proposed change in use/occupancy (a final inspection had not been issued yet). DPW maintained its position but allowed the permit to move forward with the following condition of approval:  Please be aware that the property is located in the Special Flood Zone. Please confirm that the property has either (a) been removed from the flood zone with a letter of Map Amendment (LOMA) provided by FEMA, or (b) show project compliance with municipal code section 18.22.513 “Elevation and Floodproofing” or (c) provide a FEMA approved Elevation Certificate certifying that the habitable structure is at or above the base flood elevation (BFE). The property owner requested a final inspection, but indicated that it would not be practical to meet the requirements of the DPW condition of approval. It would not be possible for the finished floor to be at or above the BFE without raising the structure, and documentation/certification would not be able to be obtained that shows the structure complies with the BFE requirements. City staff considered whether an exception could be allowed, but determined that such an exception would be in violation of the California Residential Code and FEMA requirements for habitable structures located in Special Flood Zones. The City then informed the property Item No. 8c Regular Action Item Conditional Use Permit 935 Paloma Avenue -2- owner of this determination, which included requiring that the structure be built as a detached garage. However, one available option includes having a bathroom in an accessory structure with approval of a Conditional Use Permit. Therefore, the property owner is now applying for a Conditional Use Permit to retain the bathroom (sink, toilet, and shower) in the detached garage. Staff would note that the bathroom and kitchenette have not yet been removed. Prior to the final inspection, the kitchenette and bathroom (if Conditional Use Permit is not approved) will be required to be removed and the use changed to a garage with storage area. Project Description: The site contains an existing one-story single-unit dwelling and a detached garage (see explanation in ‘Background’ section above). With this application, the applicant is requesting approval of a Conditional Use Permit to allow a full bathroom (sink, toilet, and shower) in the detached garage (see sheet A.2). Since the bathroom would be located within the existing detached garage, there is no increase in lot coverage or floor area ratio. Two off-street parking spaces, one of which must be covered, are required and provided for the existing three- bedroom house. With this application, there is no increase in the number of bedrooms in the main dwelling. All other Zoning Code requirements have been met. The applicant is requesting the following application:  Conditional Use Permit for a bathroom (sink, toilet, and shower) in a detached garage (C.S. 25.60.010 (j)). 935 Paloma Avenue Lot Area: 4,483 SF Plans date stamped: July 25, 2022 EXISTING PROPOSED ALLOWED/REQUIRED Lot Coverage: 1,794 SF 40% no change 1,794 SF 40% Floor Area Ratio: 1,794 SF 0.40 FAR no change 2,897 SF ¹ 0.65 FAR Use in Accessory Structure: one-car garage and storage area one-car garage with storage area and a bathroom (sink, toilet and shower) ² Conditional Use Permit required for a toilet and shower in an accessory structure # of bedrooms: 3 no change --- Off-Street Parking: 1 covered (10'-8” x 20'-0” clear interior dimensions) 1 uncovered (9' x 20') no change 1 covered (10’ x 20' clear interior dimensions) 1 uncovered (9' x 20') ¹ (0.32 x 4,483 SF) + 1,100 SF + 362 SF = 2,897 SF (0.48 FAR) ² Conditional Use Permit for a bathroom (sink, toilet, and shower) in an accessory structure. Staff Comments: Planning staff would note that since this request for Conditional Use Permit is limited to adding a bathroom (sink, toilet, and shower) in a detached garage, the application was placed directly on the action calendar. If the Commission feels there is a need for more discussion, this item may be placed on a future action calendar for a second review and/or public hearing with direction to the applicant. Conditional Use Permit 935 Paloma Avenue -3- Required Findings for Conditional Use Permit: Any decision to approve a Conditional Use Permit application shall be supported by written findings addressing the criteria set forth in Chapter 25.66. In making such determination, the following findings shall be made: A. The proposed use is consistent with the General Plan and any applicable specific plan. B. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. C. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity. D. The site is physically suitable in terms of: 1. Its design, location, shape, size, and operating characteristics of the proposed use to accommodate the use, and all fences, landscaping, loading, parking, spaces, walls, yards, and other features required to adjust the use with the land and uses in the neighborhood; 2. Streets and highways adequate in width and pavement type to accommodate public and emergency vehicle (e.g., fire and medical) access; 3. Public protection services (e.g., fire protection, police protection, etc.); and 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). E. The measure of site suitability shall be required to ensure that the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located. Suggested Findings for a Conditional Use Permit: A. The proposed use (bathroom in a detached garage) is consistent with the General Plan designation of Medium Density Residential in that there is no increase in density (existing use on the property is a single-unit dwelling). B. The proposed use is allowed within the zoning district with a Conditional Use Permit and complies with all other applicable provisions of this Zoning Code and the Municipal Code. C. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity in that the bathroom is located within an existing accessory structure. D. The site is physically suitable for the proposed use in that there is no change to the site or accessory structure required; that there is no change to the existing street, which has been adequate to accommodate public and emergency vehicles; that the proposed use does not impact public protection services or provision of utilities to the site. E. The proposed use, which includes a bathroom within an accessory structure serving the occupants of the subject property, will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located in that the use. Conditional Use Permit 935 Paloma Avenue -4- Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission’s decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 25, 2022, sheets T.0, BMP.1, SP.1, A.1 through A.3, S.0, and HFX2; 2. that prior to the final inspection, the kitchenette shall be removed and the space in the accessory structure shall be converted to a covered parking space, storage area, and bathroom as shown on the plans submitted to the Planning Division date stamped July 25, 2022; 3. that if the accessory structure is demolished or the envelope changed at a later date the Conditional Use Permit, as well as any other exceptions to the code granted here, will become void; 4. that any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 5. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; and 6. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame. Ruben Hurin Planning Manager c. Will Scovill, applicant and property owner Jesse Geurse, Geurse Conceptual Designs, Inc., designer Attachments: Application to the Planning Commission Conditional Use Permit Application Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed July 29, 2022 Area Map DocuSign Envelope ID : ADE01A05-8740-40BE-8FCA-63DC4DA17879 City of Burlingame• Community Development Depa rtment• 501 Primrose Road • (650) 558-7250 • planningdept@burlingame .org Project Application -Planning Division Type of Application: D Accessory Dwelling Unit D Design Review D Special Permit [Z] Conditional Use/Minor Use Permit D Hi llside Area Construction Permit D Variance D Minor Modification Dother Project Address: 935 PALOMA AVENUE BURLINGAME Assessor's Parcel#: 026222070 Zoning: R-1 Project Description: Detached garage with bathroom and shower for C.U.P. Applicant Will Scovill Na m e: Address: 935 PALOMA AVENUE BURLINGAME Ca . 94010 Phone : E-mail: Architect/Designer Name : Jesse Geurse -Geurse Concept. Designs, Inc. Address: 405 Bayswater Avvenue Burl i ngame Ca . 94010 Phone: 16507036197 E-mail : jgeu rse@gmail.com Burlingame Business License#: 22811 Property Owner Will Scovill Name : Address: 935 PALOMA AVENUE BURLINGAME 94010 Phone: E-mail: Authorization to Reproduce Project Plans: I he reby grant the City of Burlingame the authority to post plans submitted with this application on the City's website as part of the Plann i ng approval process and waive any claims against the City arising out of or related to such action. (Initials of Architect/Designer) * Architect/Designer must have a valid Burlingame Business License . Applicant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief . Applican t 's signature : Date : 7/8/2022 Property Owner: I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Division. Property owner's signatu re : Date Application Received (staff only): 06/17/2022 Date: 7/8/2022 City of Burlingame • Community Development Department• 501 Primrose Road • P (650) 558-7250 • F (650) 696-3790 • www .burlingame .org CITY OF BURLINGAME CONDITIONAL USE PERMIT APPLICATION The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25 .52.020). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. Bathroom to be located in rear of property, directly adjacent the the easement. This is a convenient and easy and safe location for a bathroom . There is no risk to public health, safety, general welfare, or convenience. 2. How will the proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? Neighborhood is zoned for multi family units. Therefore most of the houses on this block have some kind of ADU or multi family unit toward the rear of the property. Having a bathroom in the detached garage is very much in keeping with the character of the neighborhood. 3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? This structure will not change the aesthetics of the neighborhood; it will not be noticeable from the outside. It will be similar size to other structures on the neighborhood. A bathroom in the detached unit is in keeping with the character of the neighborhood. Rev 06.2007 Handouts\Conditional Use Permit App .doc Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL USE PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Conditional Use Permit for a bathroom (sink, toilet, and shower) in a detached garage at 935 Paloma Avenue, Zoned R-2, Scovill Family Trust, property owner, APN: 026-222-070; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on August 8, 2022, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per 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, is hereby approved. 2. Said Conditional Use Permit is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Conditional Use Permit are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairperson I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 8th day of August, 2022 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption and Conditional Use Permit 935 Paloma Avenue Effective August 18, 2022 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 25, 2022, sheets T.0, BMP.1, SP.1, A.1 through A.3, S.0, and HFX2; 2. that prior to the final inspection, the kitchenette shall be removed and the space in the accessory structure shall be converted to a covered parking space, storage area, and bathroom as shown on the plans submitted to the Planning Division date stamped July 25, 2022; 3. that if the accessory structure is demolished or the envelope changed at a later date the Conditional Use Permit, as well as any other exceptions to the code granted here, will become void; 4. that any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 5. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; and 6. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame. CITY OF BURLINGAME COMMUNITY DEVELOPMENT DEPARTMENT 501 PRIMROSE ROAD BURLINGAME, CA 94010 PH: (650) 558-7250 www.burlingame.org Project Site: 935 Paloma Avenue, zoned R-2 The City of Burlingame Planning Commission announces the following virtual public hearing via Zoom on Monday, August 8, 2022 at 7:00 P.M. You may access the meeting online at www.zoom .us/join or by phone at (346) 248-7799: Meeting ID: 816 4833 588 0 Passcode: 062429 Description: Application for Conditional Use Permit for a bathroom in a detached garage . Members of the public may provide written comments by email to : publiccomment@burlinqame.org . Mailed: July 29, 2022 (Please refer to other side) PUBLIC HEARING NOTICE City of Burlingame -Public Hearing Notice If you have any questions about this application or would like to schedule an appointment to view a hard copy of the application and plans, please send an email to planningdept@burlingame.org or call (650) 558-7250. Individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed, should contact the Planning Division at planningdept@burlingame.org or (650) 558-7250 by 10 am on the day of the meeting. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. Kevin Gardiner, AICP Community Development Director {Please refer to other side) 935 Paloma Avenue 300’ noticing APN: 026-222-070 RECEIVEDCity of Burlingame CDD-Planning DIV RECEIVEDCity of Burlingame CDD-Planning DIVJuly 25, 2022 City of Burlingame Design Review and Hillside Area Construction Permit Address: 2313 Ray Drive Meeting Date: August 8, 2022 Request: Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single-unit dwelling. Applicant and Architect: Jeff Alan Gard APN: 025-182-400 Property Owners: Ronan McConnell and Michele McKenna Lot Area: 11,545 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is an interior lot that contains an existing one-story single-unit dwelling and an attached garage. The lot is relatively flat until the rear third, where it slopes downward approximately 20’-0” to Mills Creek. The applicant is proposing an addition to the main floor at the rear of the house, converting the crawl space below the main floor into living area , and expanding this living area to align with the addition above. With the proposed addition, the house would be two stories at the rear. The proposed house would have a total floor area of 2,940 SF (0.25 FAR) where 4,794 SF (0.42 FAR) is the maximum allowed. The subject property is located within the Hillside Overlay Zone. C ode Section 25.20.040 states that hillside development shall be designed to preserv e existing distant views. View preservation shall be limited to obstruction of distant views to San Francisco Bay, the San Francisco Airport, and Mills Canyon from primary indoor living areas (living rooms and family rooms) (Code Section 25.20.040.B). The existing house contains three bedrooms and w ith this project, there is no increase in the number of bedrooms (room on Lower Level does not qualify as a bedroom since it is open to the stairway). Two parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the attached garage (15’-1” x 17’-2” clear interior dimensions); one uncovered parking space (9’ x 18’) is provided in the driveway. The existing attached garage has a nonconforming interior depth of 17 ’-2” where 18’-0” is the minimum required. However, because there is no increase to the number of existing bedrooms (three) and no changes are proposed to the garage , the garage does not need to be made to conform to current code requirements. All other Zoning Code requirements have been met. The applicant is requesting the following applications:  Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020(C)(1)(b); and  Hillside Area Construction Permit for a first and second story addition to an existing single-unit dwelling (C.S. 25.70.020(A)). This space intentionally left blank. Item No. 9a Design Review Study Design Review and Hillside Area Construction Permit 2313 Ray Drive 2 2313 Ray Drive Lot Area: 11,545 SF Plans date stamped: July 18, 2022 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): (2nd flr): 19’-6” n/a no change n/a 15’-0” or block average 20’-0” or block average Side (left): (right): 5’-4” 1 6’-5” 2 7’-0” no change 7'-0" 7'-0" Rear (1st flr): (2nd flr): 76’-7” n/a 58’-2” 60’-2” 15'-0" 20'-0" Lot Coverage: 1,798 SF 15.6% 2,237 SF 19.4% 4,618 SF 40% FAR: 1,798 SF 0.16 FAR 2,940 SF 0.25 FAR 4,794 SF 3 0.42 FAR # of bedrooms: 3 no change --- Off-Street Parking: 1 covered (15’-1” x 17’-2” clear interior) 1 uncovered (9' x 18') no change 2 covered (18' x 18' for existing conditions) 1 uncovered (9' x 18') Building Height: 17’-3” 14’-4” (top of ridge of addition) 30'-0" DH Envelope: not applicable complies Special Permit (C.S. 25.10.055(A)(1)) ¹ Existing nonconforming left side setback. 2 Existing nonconforming right side setback. 3 (0.32 x 11,545 SF) + 1,100 SF = 4,794 SF (0.42 FAR) Summary of Proposed Exterior Materials:  Windows: fiberglass clad wood  Doors: wood entry door and wood garage door  Siding: cement plaster and cedar shingles  Roof: asphalt shingles  Other: brick garden wall, wood steps Staff Comments: Planning staff would note that Mills Creek runs along the rear of the property. Since there are no improvements proposed beyond the 100 -year flood line (top of bank), no additional review/permitting is required from the California Department of Fish and Wildlife, Army Corps of Engineers, and the State Water Board. Design Review and Hillside Area Construction Permit 2313 Ray Drive 3 Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review app lication shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applic able provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review C riteria above, as applicable. 2. The project will be constructed on a parcel t hat is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Required Findings for Hillside Area Construction Permit: Any decision to approve a Hillside Area Construction Permit application pursuant to Code Section 25.20.040 and Chapter 25.70 shall be supported by written findings. In making such determination, the following findings shall be made: 1. The project is consistent with the purpose of the Hillside Overlay Zone. 2. The project complies with the development standards found in Section 25.20.040.B through I. 3. The placement of the proposed construction does not have a substantial impact on adjacent properties or on the character of the immediate neighborhood. ‘Amelia Kolokihakaufisi Associate Planner c. Jeff Alan Gard, applicant and architect Attachments: Application to the Planning Commission Hillside Area Construction Permit Application Notice of Public Hearing – Mailed July 29, 2022 Area Map City of Burlingame Š Community Development Department Š 501 Primrose Road Š (650) 558-7250 Š planningdept@burlingame.org Authorization to Reproduce Project Plans: I hereby grant the City of Burlingame the authority to post plans submitted with this application on the City’s website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. _________ (Initials of Architect/Designer) Project Application - Planning Division Type of Application: Accessory Dwelling Unit Conditional Use/Minor Use Permit Design Review Hillside Area Construction Permit Minor Modification Special Permit Variance Other Project Address: Assessor’s Parcel #: Zoning: Project Description: Applicant Property Owner Name: Name: Address: Address: Phone: Phone: E-mail: E-mail: Architect/Designer Name: Address: Phone: E-mail: Burlingame Business License #: * Architect/Designer must have a valid Burlingame Business License. Applicant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant’s signature: Date: Property Owner: I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Property owner’s signature: Date: Date Application Received (staff only): 2313 Ray Drive Jeff Alan Gard 415.412.8369 jag@jagarchitecture.com Jeff Alan Gard 415.412.8369 jag@jagarchitecture.com Ronan McConnell, Michele McKenna 951720 2/2/22 2/2/22 025182400 R1 1317 Grant Ave San Francisco, CA 94133 1317 Grant Ave San Francisco, CA 94133 ✔✔ 2313 Ray Drive Burlingame, CA 94010 The proposed rear yard addi-on enlarges the primary bedroom by adding a walk in closet and full bath at the living level of the home. In addi-on a por-on of the slope below the proposed and a por-on of the exis-ng crawl space of the home will be excavated to create a family room and full bath. Text City of Burlingame Š Community Development Department Š 501 Primrose Road Š P (650) 558-7250 Š www.burlingame.org City of Burlingame Hillside Area Construction Permit Application The Director or Planning Commission (if appealed) is required by law to make findings as defined by the City’s Ordinance (Code Section 25.70.030). Your answers to the following questions can assist the Director in making the decision as to whether the findings can be made for your request. A. Explain how the proposed project is consistent with the purpose of the Hillside Overlay Zone, include the following: 1. Protect public health and safety by minimizing hazards, including soil erosion and fire danger associated with development on hillsides; 2. Preserve and enhance the City’s scenic character, including its natural hillsides and views of San Francisco Bay; 3. Respect natural features in the design and construction of hillside development; and 4. Design hillside development to be sensitive to existing terrain, distant views, and significant natural landforms and features. 1. The proposed Back garden extension and excava6on is in a developed neighborhood area and will not impact public health, or increase fire danger. The proposed excava6ons are largely under the footprint of the exis6ng home and take advantage of the sloped por6on of the lot to add lower level story. 2. By building down into instead of adding an addi6onal story to the roof level the proposed rear yard addi6on is not visible from the street and will not increase the height of the exis6ng ridge line. 3. The proposed extension connects the main living level of the home to the exis6ng low lying flat area of the site. Small step retaining walls and raised planters knit the addi6on into the lower sloped areas. The proposed internal stair will allow for greater accessibility for maintaining the trees and grounds located along the drainage easement along the back property line. 4. The proposed rear yard addi6on is a modest extension of the exis6ng gable end form of the exis6ng home without impac6ng exis6ng distant views. The proposed addi6on seeks to improve access to the natural features of the site with low height terracing and internal stairs to leave much of the hillside undisturbed. 2313 Ray Drive 300’ noticing APN #: 025-182-400 Revisions GENERA L NOT ES A 0.0 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 1SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 Sheet Index ID A0.0 A0.1 A0.2 A0.S1 A1.1 A1.2 A1.3 A1.4 A1.5 A1.6 A2.1 A2.2 A2.3 A2.4 A3.1 A5.1 Name GENERAL NOTES SITE PLAN EXISTING SITE PLAN PROPOSED SITE SURVEY (E) FOUNDATION PLAN FLOOR PLAN (E) ROOF PLAN (E) PROPOSED LOWER LEVEL / FOUNDATION PLAN FLOOR PLAN PROPOSED PROPOSED ROOF PLAN NORTH ELEVATIONS SOUTH ELEVATIONS EAST ELEVATIONS WEST ELEVATIONS PROPOSED SECTIONS Renderings AB ACB ACOUS ACP ACT ADJ ADJACENT, ADJUSTABLE ACOUSTICAL TILE ACOUSTICAL PANEL ANCHOR BOLT ACOUSTICAL BOARD ABOVE FINISH FLOORAFF ACOUSTICAL ALUM AMP ACOUSTICAL METAL PANEL ALUMINUM AP APPROX ARCH APPROXIMATE ARCHITECTURAL ACCESS PANEL BLDG BLK BLKG BLT BM BOT BSMT B/B BACK TO BACK BASEMENT BOTTOM BEAM BUILT BLOCKING BLOCK BUILDING BETW BD BETWEEN BOARD CENTER TO CENTER CONTROL JOINT CEILING CENTER LINE CONSTRUCTION JOINT CABINET CB CATCH BASIN CLJ CLG CL CJ CAB C/C CLR CLOS CONC COL CO CLOSET CLEAR CASED OPENING COLUMN CONCRETE CONNECT CONSTRUCTION CONTINUOUS CORRIDOR CARPET CONN CONSTR CONT CORR CPT CRC CSP CT CTR CTSK COLD ROLLED CHANNEL COMBINATION STANDPIPE CERAMIC TILE CENTER COUNTERSUNK COURSES, CHANNELC COAT HOOKCHK MAGNETIC DOOR HOLDER DIAMETER DIFFUSER DIMENSION DOWN DOOR OPENING DOOR DRAWING DH DIFF DIM DN DO DR DWG DEPARTMENTDEPT DIA / Ø E.J. EL ELEV ELEC EMER ENAM ENCL ENGR EQ EQUIP ES ESC EWC EX EXH EXT ELEVATION ELEVATOR ELECTRICAL EMERGENCY ENAMEL ENCLOSURE ENGINEER EQUAL EQUIPMENT ELECTRIC STRIKE ESCALATOR ELECTRICAL WATER COOLER ELECTRIC EXIT DEVICE EXHAUST EXTERIOR EXPANSION JOINT EXIST EXISTING EXP EXPANSION EXISTING(E) FB FD FE F/F FEC FGWW FHC FIN FIS FL FLG FLUOR FO__ FLAT BAR FLOOR DRAIN FIRE EXTINGUISHER FACE TO FACE FIRE EXTINGUISHER CAB FRITTED GLASS WINDOW WALL FIRE HOSE CART FINISH FEDERAL INSPECTION SERVICE FLOOR FLOORING FLUORESCENT FIRE HOSE VALVEFHV FINISHED FLOOR ELEVATIONFFE FPRFG FR FT FTG FTO FIREPROOFING FIRE RATED FOOT OR FEET FOOTING FIRE TAPE ONLY FPRF FIREPROOF FRMG FRAMING FRTW FIRE TREATED WOOD QT QTY R RA RAD RB RD REF REFR REG REINF REQD REV RF RFG RLG RM RO RT RVS RWL QUARRY TILE QUANTITY RISER RETURN AIR RADIUS RESILIENT BASE ROOF DRAIN REFERENCE REFRIGERATOR REGISTER REINFORCE OR REINFORCEMENT REQUIRED REVISE RESILIENT FLOORING ROOFING RAILING ROOM ROUGH OPENING RUBBER TILE REVERSE RAIN WATER LEADER SA SC SCD SCHED SD SECT SED SEIS SF SHT SIM SMD SPD SPEC SP SPR SQ SS SSD SST STD STL STOR STRUCT SUSP SYMM T&B TD TD/R TEL TER THK TO TO__ TOT TS TPD TYP UON UR UTIL VB VCT VERT VEST W W/ W/O WA WC WD WF WP WT WWF SUPPLY AIR SOLID CORE SEAT COVER DISPENSER SMOKE DETECTOR, SOAP DISPENSER SECTION SEE ELECTRICAL DRAWINGS SEISMIC SQUARE FOOT OR SQUARE FEET SHEET SIMILAR SEE MECHANICAL DRAWINGS SEE PLUMBING DRAWINGS SPECIFICATIONS SPEAKER SPRINKLER SQUARE SPECIAL SYSTEMS SEE STRUCTURAL DRAWINGS STAINLESS STEEL STANDARD STEEL STORAGE STRUCTURAL SUSPENDED SYMMETRICAL TOP AND BOTTOM TOWEL DISPENSER TOWEL DISPENSER/RECEPTACLE TELEPHONE TERRAZZO THICK TAPE ONLY TOTAL TUBE STEEL TOILET PAPER DISPENSER TYPICAL UNLESS OTHERWISE NOTED URINAL UTILITY VINYL BASE VINYL COMPOSITION TILE VERTICAL VESTIBULE WIDE, WIDE FLANGE WITH WITHOUT WAINSCOT WATER CLOSET WOOD WATERPROOF OR WATERPROOFING WORKING POINT WEIGHT WELDED WIRE FABRIC SCHEDULE TTY TELECOMMUNICATION DEVICE FOR THE DEAF S.J.SEISMIC JOINT SEE FIRE PROTECTION DRAWINGSFD WDW WINDOW RCP REFLECTED CEILING PLAN RVL REVEAL SANITARY NAPKIN VENDORSNV SND SANITARY NAPKIN DISPOSAL SERVICE SINKSSI TI TILE VIF VERIFY IN FIELD SEJT SEISMIC/EXPANSION JOINT TBD TO BE DETERMINED T TB TREAD TOWEL BASE TOP OF (ADD C = CURB, P = PAVEMENT, S = STL W=WALL FACE OF (ADD C = CONC., F = FIN. S = STUD GA GALV GB GSB GTC GAGE GALVANIZED GRAB BAR GYPSUM SHEATHING BOARD GROUND TRANSPORTATION CENTER H HB HC HDWD HDWE HGT HM HO HP HR ID IF IN IINCL INSUL JAN JT LAM LAT LB LG LH LOUV LP LT LWC MATL MAX MECH MET/MTL MFR MH MIN MIR MISC ML MUL NA NIC NO NOM NTS OA OC OD OFOI OF OFF OPNG OPP PERF PL PLAS PLBG PLAM PLYWD PNL POL PR PRCST PREFAB PRELIM PSF PSI PT PTD PTD HIGH HOSE BIBB HOLLOW CORE HARDWOOD HARDWARE HEIGHT HOLLOW METAL HOLD OPEN HORIZ HORIZONTAL HIGH POINT HOUR INSIDE DIAMETER INSIDE FACE INCH INCLUDE INSULATION JANITOR JOINT LAMINATE LATEX POUND LONG LEFT HAND LOUVER LOW POINT LIGHT LIGHT WEIGHT CONCRETE MATERIAL MAXIMUM MECHANICAL METAL MANUFACTURE MAGNETIC MONITORING HINGE MINIMUM MIRROR MISCELLANEOUS ELECTROMAGNETIC LOCK MULLION NOT APPLICABLE NOT IN CONTRACT NUMBER NOMINAL NOT TO SCALE OVERALL ON CENTER OUTSIDE DIAMETER OWNER FURNISHED, OWNER INSTALLED OVERFLOW DRAIN OFFICE OPENING OPPOSITE PERFORATED PLATE PLASTER PLUMBING PLASTIC LAMINATE/STAINLESS STEEL COUNTER PLAM PLASTIC LAMINATE (PLAM HORIZONTAL, SST VERTICAL) PLYWOOD PANEL POLISHED PAIR PRECAST PREFABRICATED PRELIMINARY POUNDS PER SQUARE FOOT POUNDS PER SQUARE INCH POINT PAINTED GYPSUM WALLBOARDGWB L ANGLE HCA HANDICAPPED ACCESSIBLE GYP GYPSUM INT INTERNATIONAL IT INTERNATIONAL TERMINAL MB MACHINE BOLT HW HOT WATER HEATER OH OVER HEAD OFCI OWNER FURNISHED, CONTRACTOR INSTALLED MTD MOUNTED ITB INTERNATIONAL TERMINAL BUILDING PTN PARTITION PTDF PAPER TOWEL DISPENSER PRESSURE TREATED DOUGLAS FIR FOLDING UTILITY SHELFFUS FURR FURRING 0'-0" ±0' A/2 2 A-5 2 A-5a 2 A-5 b 3 c 3/A-3 d Datum elevation Detail no. Sheet no. Revision no. Door type Window type Drawing no. Interior elevation Sheet no. Sheet no. Detail no. Building section no. Sheet no. Wall Sections Elevation Note A 2 LATH & PLASTER METAL EXTERIOR CEMENT PLASTER RIGID INSULATION BRICK GRAVEL / RUBBLE C.M.U. BLOCK CONCRETE BATT INSULATION STONE M.D.F. BOARD METAL FLASHING BUILDING PAPER/ WATERPROOFING SEALANT & BACKING ROD WOOD - FINISH PLYWOOD GYPSUM BOARD WOOD - ROUGH PROJECT SITEArea Map NOT TO SCALE Building Department Notes PARCEL #APN 025182400 Owner Contact Info Occupancy R3 (E) (NO CHANGE PROPOSED Construction Codes Type V B Description Drawing Symbols Ronan McConnell 2313 Ray Drive Burlingame, California 94010 415.812.0641 mcconnell.electric@gmail.com Zoning Project Data R1 HILLSIDE 11,545 sq.ft. ZONING PARCEL AREA BUILDING SF General Notes 1. All work shall be in conformance with 2019 CRC TITLE 24, CBC, UMC, & UPC local amendments and all applicable building codes. California Plumbing Code including all amendments as adopted in Ordinance 1889. NOTE SB 407 requires all noncompliant plumbing fixtures to be replaced by water conserving fixtures when a property is undergoing alterations or improvements. 2. All dimensions are to finish face or face of concrete unless otherwise noted (UON). All dimensions designated CLR MIN are finish dimensions UON. 3. Do not scale the drawings. Always refer to written dimension or ask the architect for clarification. 4. Refer to Architectural drawings for all dimensions unless otherwise noted on the structural plans. 5. All walls between the garage and living spaces to be 1 hr rated construction. 6. The contractor is to verify all services Electrical, Gas, Water and main service entrances, for accessibility code compliance and to confirm pressure, capacity, and amperage meet the requirements of the proposed work prior to submitting a bid for the work. 7. The contractor shall verify all critical dimensions on site and notify the architect immediately of any discrepancies between the drawings and the field conditions. 8. No extra compensation shall be allowed for extra work resulting from a lack of coordination between the trades. 9. All material and equipment and other products shall be installed per the manufacturer's most recent printed instructions and specificat- ions. Contractor to notify the architect in writing of discrepancies between construction documents and manufacturer's instructions. 10. The contractor is responsible for obtaining separate permits for electrical mechanical, plumbing, grading, or other permits as may be required local authorities. Issuance of a building permit based on these drawings does not constitute a granting of these separate permits. 11. The execution of the plans and subsequent drawings shall comply with Title 24 energy efficiency requirements and "mandatory measures". 12. Shop drawings shall be submitted to the architect for approval prior to fabrication for all structural and architectural steel work including railing and grab bars. 13. Do not remove any temporary fenestration labels or the manufacturer's labels on all glazing until after the building department inspections have verified the U-value and safety glass requirements. 14. No PVC or ABS plumbing may be used for this project. Use Cast Iron and Copper only. 15. Contractor to provide shop drawing for the owner & architects to review for all custom manufactured windows, doors, metal & iron work, and sheet built in goods prior to fabrication. 16. All newly installed wood siding and trim that is to be painted must be back primed prior to installation. 17. Provide Fire Blocking in all ceiling framing floor framing and furred down ceilings and over concealed draft @ 10'-0" o.c. maximum. 18. Contractor to comply with the Civil Engineering Drawings and specifications and erosion control measures. The Civil Engineer of Record shall be consulted to inspect the site to confirm that the erosion contrl measures installed by the contractor conform with the drawings. 19. The manufacturer's instructions for all new appliances and equipment shall be available on the job site at the time of building inspection CRC §R106.1.2 20. Installers are required to provide CF-6R forms for all new installations as regulated by the Energy Standards. 21. Moisture Content of Framing lumber and Timber MUST BE <19% BEFORE ENCAPSULATION IN FINISH OR GWB READING % DATE SIGNATURE _______________ ______________ _________________ _______________ ______________ _________________ _______________ ______________ _________________ 22. Contractor to verify in the field the existence of smoke detectors with battery back up and carbon monoxide alarms required per CRC §R315 AND PROVIDE COMPLIANT DETECTORS AS NEEDED WITHIN THE RESIDENCE. 23. IF A SUPPLEMENTAL DEMOLITION PERMIT APPLICATION IS REQUIRED THE DEMOLITION PERMIT WILL NOT BE ISSUED UNTIL A BUILDING PERMIT IS ISSUED 24. A GRADING PERMIT IF REQUIRED WILL BE OBTAINED FROM THE DEPT. OF PUBLIC WORKS. All construction work shall comply with the 2019 Editions of the California Building Code CBC, California Plumbing Code CPC, California Mechanical Code CMC, California Electrical Code CEC, California Energy Code California Green Building Standards Code CEC and Local Amendments. The scope of work proposes a back garden 19' deep extension into the rear garden to add a bathroom at the ground floor and a lower level family room and full bath. Materials Legend Abbreviations Stories 1 STORY EXISTING 2 STORIES PROPOSED WITH NO CHANGES VISIBLE FROM THE STREET Directory Architect 415 .412.8369 jag@jagar chit ectur e.c om Jef f Alan Gar d Architect 13 17 Gr ant Ave San Fr ancisco, CA 9 4 133 Sur veyor 925.734.6788 pob@quiet-r iver .com Kevin M Mc Guir e 6747 Sier r a Cour t Ste K Dublin, CA 94568 EXISTING GROUND FLOOR 1445 SF (E) SINGLE STORY RESIDENCE PLUS 353 SF GARAGE LOWER LEVEL 0 SF TOTAL FOOTPRINT SF = 1798 SF TOTAL CONDITIONED = 1445 SF TOTAL BUILDING AREA INC GARAGE = 1798 SF SINGLE FAMILY RESIDENCE AREA = 1445 PROPOSED GROUND FLOOR 1445 + 438.5 SF ADDITION 353 SF GARAGE NO CHANGE LOWER LEVEL 703 SF ADDITION TOTAL FOOTPRINT = 2236.5 SF TOTAL CONDITIONED = 2586.5.5 SF TOTAL BUILDING AREA =2586.5 + 353 GARAGE = 2939.5 SINGLE FAMILY RESIDENCE AREA= 2586.5 SF PUBLIC WORKS NOTES 1. Any work in the city right-of-way, such as street, sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit Prior to starting work. 2. Replace Damaged and displaced curb, gutter and /or sidewalk fronting site. 3. No storm waters, underground waters draining from any lot, building, or paved areas shall be allowed to drain to adjacent properties nor shall these waters be connected to the city's sanitary sewer system. These waters shall all drain to either artificial or natural storm drainage facilities by gravity or pumping regardless of the slope of the property. No rain water from roofs or other rain water drainage shall discharge upon a public sidewalk (except in single family area) per Municipal code sections 18.08.010 (m) and (n) Anyone doing business in Burlingame must have a current City of Burlingame Business License. Sewer Backwater protection Certificate Required for the installation of any new sewer fixture per Ordinance No. 1710 Property owner improvements (deck, retaining wall, pool, shed, dwelling foundation, driveway pad, etc.) that are constructed within 25’ of the creeks top of bank shall stabilize the surrounding area to prevent erosion due to stormwater discharge from the improvements. In addition, vegetation that may impact the creek must be removed and replaced with stabilized material. Please show all downspouts that are directed to the creek and proposed stabilization measures on the site plan or landscape plan. FIRE SPRINKLER SYSTEM: Fire sprinkler system is required throughout the residence. Fire sprinkler plans shall be submitted under a separate permit through the fire department prior to installation. Construction Hours WEEKDAYS: 8:00 AM - 7:00 PM SATURDAYS: 9:00 AM - 6:00 PM SUNDAYS & HOLIDAYS: NO WORK ALLOWED See City of Burlingame Municipal Code, Section 13.04.100 for Details City of Burlingame Notes 4. No permanent structure (fences, columns, retaining walls,mail boxes etc.)shall be built in the City's right-of-way, beyond the property line and into the public right of way. 5. The project shall comply with the City's NPDES permit requirements to prevent storm water pollution. 6. All debris/garbage containers location shall be on property. In a situation where that is not possible, an encroachment permit is required from Public Works department for placing debris/garbage containers in public right of way. No wet garbage fluid shall enter public right-of-way or the storm drain system. 7. 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. WATER CONSERVATION PLUMBING FIXTURE PERFORMANCE REQUIREMENTS: The effective flush volume of water closets will not exceed 1.28 gal / flush. 2019 CGC §4.303.1.1 For dual flush toilets average two reduced flushes with one full flush. The effective flush volume of urinals will not exceed 0.125 gal / flush. 2019 CGC §4.303.1.2 Maximum flow rate for showers shall be 1.8 GPM, at 80 psi. 2019 CGC §4.303.1.3 Maximum flow rate for lavatory faucets shall be 1.2 GPM, at 60 psi. 2019 CGC §4.303.1.4.1 Maximum flow rate for kitchen faucets shall be 1.8 GPM, at 60 psi. Can temporarily increase to 2.2 GPM, but must default back to maximum flow rate of 1.8 GPM 2019 CGC §4.303.1.4.4 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION Revisions SIT E PLAN EX IST ING A 0.1 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 2SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 6 '-3 " 1 0 '-6 " 19'-6 1/2" 1 0 '2 0 ' S E T B A C K 15' SETBACK 7'±48'-6"±16'±16'-7 3/4"±27'-6"± 10'-3"6'-5 3/4"5'-4 3/4"6'-1/2"14'-9 1/4"7'1'R 280'NORTHWEST SOUTHEAST G S 05°12'05" E 185.67' S 15°50'30" E 157.88'N 61°12'00" E 88.23'RAY DRIVEMCKENNA & MCCONNELL10º 38' 27"L=52.00'92.2SIDEWALK ADJ RESIDENCEADJ RESIDENCEMILLS CREEKD R A I N A G E E A S E M E N T 80'90'7 0 ' 8 0 ' 8 0 ' 7 0 '80'70'90'(E) WATER METER (E) SHED 108 SF OUTLINE OF (E) RESIDENCE ± 1798 SF FOOTPRINT (E) WOOD RETAINING WALL LINE TO REMAIN 25' SETBACK FROM TOP OF BANK BY SURVEYOR FIELD CREW SURVEYED CREEK (E) GAS METER (E) ELECTRICAL SERVICE ENTRANCE T.O. CREEK BANK PER SURVEY 90.6 EL 91.2 EL 73' EL 67' EL T .O . C U R B 9 1 .1 E L T .O . C U R B 9 0 .3 E L AVG TOP OF CURB ELEVATION 90.7' AVERAGE SIDE PROPERTY LINE EL. 85.6 AVERAGE SIDE PROPERTY LINE EL. 81.75 ±90.5 ±73 ±91 EL ±80.2 EL 25' SETBACK TO 100 YEAR FLOOD LINE BANK PER CIVIL CALCULATIONS (E) DSDS DOWNSPOUT LOCATION KEY (E) DS (E) DS(E) DS(E) DS(E) AC UNIT NO CHANGES NOTE: PROPERTY OWNER IMPROVEMENTS (DECK, RETAINING WALLS, POOL, SHED, DWELLING FOUNDATION, DRIVEWAY PAD, ETC.) CONSTRUCTED WITHIN 25' OF THE CREEKS TOP OF BANK SHALL STABILIZE THE SURROUNDING AREA TO PREVENT EROSION DUE TO STORMWATER DISCHARGE FROM THE IMPROVEMENTS. ANY VEGETATION THAT MAY IMPACT THE CREEK MUST BE REMOVED AND REPLACE WITH STABILIZED MATERIAL. (N) RIPRAP DISSIPATOR 6' MIN. @ (E) OR (N) RAINWATER LEADER OUTLET @ HILLSIDE S H SOFTSCAPE AREA HARDSCAPE AREA S H H S S S S (E) GRAVEL (E) GATE (E) GATE H S S H(E) GATE FENCE LINE 25' SETBACK TO CREEK BANK IDENTIFIED BY SURVEY (E) LAWNMULCH M U LC H M U LC H (E) GARDEN WALL (E) SAND DRIVEWAY W/ PAVING SQUARES (E) SEWER CLEANOUT CONTRACTOR TO FOLLOW ARBORIST REPORT PROTECTION MEASURES FOR THE (E) TREE IN THE PROPOSED TERRACE AREA H 100 YEAR FLOOD ELEVATION PER CIVIL CALCULATIONS EL 72.2' (E) ABANDONED WOOD RETAINING WALLS (NO WORK) 10 2 A B C 5'± 10'-6"2'-8"10'LOT 18, BLK 19 (23 M 45) 2313 RAY DRIVE 11,545 SQ FT APN: 025-182-400 SINGLE FAMILY RESIDENCE FIN. FLR 92.85' REF EL. 0'-0" (E) WOOD RETAINING WALLS TO BE REMOVED / REPLACED H S 1 1/8" = 1'-0" (E) Site Plan Revisions SIT E PLA N PR OPOSED A 0.2 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 3SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 6 '-3 " 1 0 '-6 " 19'-6 1/2" 1 0 '2 0 ' S E T B A C K 15' SETBACK 7'±48'-6"±16' 19' ± 10'-3" 19'6'-5 3/4"5'-4 3/4"6'-1/2"14'-9 1/4"7'1'16'-7 3/4" (E)15'-7 3/4"4'±75' EL ±75' EL R 280'NORTHWEST SOUTHEAST G S 05°12'05" E 185.67' S 15°50'30" E 157.88'N 61°12'00" E 88.23'RAY DRIVEMCKENNA & MCCONNELL10º 38' 27"L=52.00'92.2SIDEWALK ADJ RESIDENCEADJ RESIDENCEMILLS CREEKD R A I N A G E E A S E M E N T 80'90'7 0 ' 8 0 ' 8 0 ' 7 0 '80'70'90'90' (E) WATER METER (E) SHED 108 SF PROPOSED FOOTPRINT OF ADDITION FAR CHART LOT 11,545 sf 32% +1,100 sf = 4,794.4 sf MAX FAR (E) House 1798+ Shed 108 = 1,906 sf ≤ 4794.4sf FAR PROPOSED 2939.5 sf House (inc. Lower Level & garage) + 108 sf Shed= 3047.5≤ 4794.4 LOT COVERAGE MAX 40% = 4,618 sf LOT COVERAGE (E) House 1798 + 108 Shed = 1,906 sf ≤ 4618 LOT COVERAGE PROPOSED 2236.5 sf House + 108 sf shed= 2344.5 sf≤ 4618 AREA OF ADDITION AT BACK 438.5 SF FOOTPRINT DN25' SETBACK FROM TOP OF BANK BY SURVEYOR FIELD CREW SURVEYED CREEK (E) GAS METER (E) ELECTRICAL SERVICE ENTRANCE T.O. CREEK BANK PER SURVEY 90.6 EL 91.2 EL 73' EL 67' EL T .O . C U R B 9 1 .1 E L T .O . C U R B 9 0 .3 E L AVG TOP OF CURB ELEVATION 90.7' AVERAGE SIDE PROPERTY LINE EL. 85.6 AVERAGE SIDE PROPERTY LINE EL. 81.75 ±90.5 ±73 ±91 EL ±80.2 EL (E) WOOD RETAINING WALL BELOW THE CREEK BANK LINE NO WORK OR RESTORATION PROPOSED WITHIN THE CREEK 25' SETBACK TO 100 YEAR FLOOD LINE BANK PER CIVIL CALCULATIONS (E) DSDS DOWNSPOUT LOCATION KEY (E) DS (E) DS(E) DS(E) DS(N) 4"Ø D.SPOUT OUTLET DOWN HILL FROM ADDITION FTG' & 4' MIN. TO PL W/ RIPRAP DISSIPATOR 6' MIN. @ FLOW LINE BELOW OUTLET (E) AC UNIT NO CHANGES NOTE: PROPERTY OWNER IMPROVEMENTS (DECK, RETAINING WALLS, POOL, SHED, DWELLING FOUNDATION, DRIVEWAY PAD, ETC.) CONSTRUCTED WITHIN 25' OF THE CREEKS TOP OF BANK SHALL STABILIZE THE SURROUNDING AREA TO PREVENT EROSION DUE TO STORMWATER DISCHARGE FROM THE IMPROVEMENTS. ANY VEGETATION THAT MAY IMPACT THE CREEK MUST BE REMOVED AND REPLACE WITH STABILIZED MATERIAL. (N) RIPRAP DISSIPATOR 6' MIN. @ (E) OR (N) RAINWATER LEADER OUTLET @ HILLSIDE NOTE: • THIS IS A TYPE 1 PROJECT AND REQUIRES A STORMWATER CONSTRUCTION POLLUTION PREVENTION PERMIT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. • ALL WATER LINES CONNECTION TO CITY WATER MAINS FOR SERVICES OR FIRE LINE PROTECTION ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES, AND MATERIAL SPECIFICATIONS. CONTRACTOR TO CONTACT THE CITY WATER DEPT. FOR CONNECTION FEES. IF REQUIRED ALL FIRE SERVICES AND SERVICES 2" & OVER WILL BE INSTALLED BY BUILDER. ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE SUBMITTED AS A SEPARATE UNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL. • A 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 A BUILDING PERMIT. • THE SANITARY SEWER LATERAL SHALL BE TESTED PER CHAPTER 15.10. TESTING INFORMATION IS AVAILABLE AT THE BUILDING DEPT. COUNTER. S H SOFTSCAPE AREA HARDSCAPE AREA S H H S S S (E) GRAVEL (E) GATE (E) GATE H S S H(E) GATE FENCE LINE 25' SETBACK TO CREEK BANK IDENTIFIED BY SURVEY (E) LAWNMULCH M U LC H M U LC H (E) GARDEN WALL (E) SAND DRIVEWAY W/ PAVING SQUARES (E) SEWER CLEANOUT CONTRACTOR TO FOLLOW ARBORIST REPORT PROTECTION MEASURES FOR THE (E) TREE IN THE PROPOSED TERRACE AREA (E) LAWN AREA PROPOSED POOL EQUIPMENT LOCATION SUB SOIL DEDICATED RAINWATER DRAIN PIPE TO DAYLIGHT H H (N) SAND SET STONE OR PRECAST CONCRETE T.B.D (N) PAVING SQUARES IN GRASS/ DYMONDIA PROPOSED (11) (N) ROCKET CYPRESS OR SMILAR COLUMNAR EVERGREENS 100 YEAR FLOOD ELEVATION PER CIVIL CALCULATIONS EL 72.2' 10 2 A B C 35'± 10'-6"2'-8"10'438.50 sq ft LOT 18, BLK 19 (23 M 45) 2313 RAY DRIVE 11,545 SQ FT APN: 025-182-400 SINGLE FAMILY RESIDENCE FIN. FLR 92.85' REF EL. 0'-0" PROPOSED TERRACE 3 RISERS MAX. A.F.G. 1" BELOW FLR. LEVEL (N) TIMBER RETAINING WALL30" HIGH MAX T.O.W. EL 75'B.O.W. EL 72.5-73'SAND SET PAVINGSQUARE TERRACEUP9'X22' POOL S H S PLANTERPROPOSED SWIMMING POOL NOTES: CONTRACTOR TO VERIFY AND PROVIDE PROPERTY FENCING PROTECTING THE POOL AREA. FENCING MUST BE 5' MIN. WITH NO OPENINGS LARGE ENOUGH FOR A 4" SPHERE TO PASS AND NO FOOTHOLDS, PROJECTIONS, CAVITIES OR OTHER PHYSICAL CHARACTERISTICS THAT CAN SERVE AS HANDHOLDS OR FOOTHOLDS THAT WOULD ENABLE A CHILD YOUNGER THAN THE AGE OF 5 YEARS OLD TO CLIMB OVER THE FENCE. ALL PROPERTY FENCE GATES PROVIDING ACCESS TO THE POOL AREA MUST BE SELF CLOSING & LATCHING POOL SAFETY GATES. RV GATES ARE NOT ALLOWED. POOL TO COMPLY WITH SWIMMING POOL SAFETY ACT HS CODE §115920-115929 & 2019 CBC §3109.2 PROVIDE BOTH OF THE FOLLOWING: 1. AN APPROVED SAFETY POOL COVER COMPLYING WITH THE PERFORMANCE STANDARDS OF (ASTM) F1346-91. 2. AUDIO EXIT ALARMS FROM EVERY DOOR WITH ACCESS TO THE POOL AREA FROM THE HOME 1 1/8" = 1'-0" Site Plan Proposed Revisions SIT E SUR V EY A 0.S1 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 4SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 Revisions (E) FOUNDA T ION PLA N A 1.1 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 5SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 16'48'-6" 17'-3/4" (E) CRAWL SPACE (E) SLAB ON GRADE @ GARAGE 80'90'82'84'86'88'78'76'74'FOOTINGS TO BE REPLACED WITH RETAINING WALLS WALL KEY (E) WALLS REPLACE (E) FOUNDATION THIS AREA WITH (N) RETAINING WALL FOUNDATION PER STRUCTURAL DRAWINGS 7'-3" MIN. CLR27'-6"16'-7 3/4"10 2 A B C 1 1/4" = 1'-0" (E) Foundation & Demo Plan Revisions FLOOR PLA N (E) A 1.2 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 6SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 352 .71 s q ft W/D F ±21'-3 3/8"6 1/2"25'-7 1/8" 48'-6" 46'-8" 12'-6 1/4" 5 1/2" 10'-1 1/2" 5 1/2" 6'-1/2" 5 1/2" 15'-6 1/4" 3'-1" 4 1/2" 12'-3/4"16'-2"14'13'-6 1/8"16'-7 5/8"11'-10 1/4"15'-7 3/4"12'-4 1/8"13'-8 5/8" 14'-5 5/8" 4'-1" 16' ±22'-3 1/8" 36' 14'-10" (N)WESTPTRYLDRY(E) KITCHEN (E) LIVING (E) DINING (E) BEDROOM BATH CLCLCLCL(E) GARAGE NO WORK 92.85' F.F. EL (E) GARDEN WALL (E) PRIMARY BEDROOM (E) SHED(E) (E) BEDROOM CLCL80'90'82'84'86'88'78'76'(E) RETAINING WALL±90.5 ±91 EL (E) (E) (E) (E) (E) (E) WALLS TO BE DEMOLISHED WALL KEY (E) WALLS (E) WOOD BURNING FIRE PLACE (NO WORK PROPOSED) (E) RETAINING WALL TO BE REMOVED IN FOOTPRING OF ADDITION (E) 10 2 A B C 1 1/4" = 1'-0" (E) Ground Floor & Demo Plan Revisions ROOF PLAN (E) A 1.3 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 7SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 216'-7 3/4"27'-6"16'48'-6"4"1'-3"1'-3"1'-3"5 :12 SLOPE (E) CHIMNEY 5 :12 SLOPE 5 :12 SLOPE5 :12 SLOPE5 :12 SLOPE5 :12 SLOPE5 :12 SLOPE (E) ATTIC ACCESS NO ROOF DEMOLITION PROPOSED (NEW ROOF TIES INTO (E) RIDGE LINE & ROOF SLOPE 10 2 A B C 1 1/4" = 1'-0" (E) Roof Plan (NO DEMO PROPOSED THIS LEVEL) Revisions PR OPOSED LOWER LEVEL / FOUNDA TION PLA N A 1.4 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 8SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 04 19' ADDITION16'48'-6" ± 15'-7 1/4"19'-5 1/2" ± 15'-3/4"14'-7 5/8"16'-7 1/4"3'-6"3'-5"13'-2 1/4"1'1'(E) CRAWL SPACE (E) SLAB ON GRADE @ GARAGE UC REFMURPHY BED UPOPTION FOR GAME ROOM TV82.85' F.F. EL -10' TO (E) F.F.CABNET/ CLOSETCABNET/ CLOSET/ MURPHY BED (E) RETAINING WALL (N) DECAY RESISTANT WOOD STEPS FOLLOWING (E) SLOPE TO (N) LEVEL LANDING 7 3/4" MAX RISE 11" MIN. RUN (E) RETAINING WALL LINE ABOVE 80'90'82'84'86'88'78'76'74'WALL KEY (E) WALLS (N) WALLS 7'-3" MIN. CLR2 A3.1 2 A3.1123456789101112131415167 1/2" R 11" T 03 27'-6"16'-7 3/4"7'-10"12'2'-8 1/2" 703.15 sq ft (E) TREE PROTECT FROM BACK FILL REMOVE (E) DECAYED WOOD RETAINING WALL ATTACHED TO TREE (DASHED) (E) WOOD RETAINING WALL REMOVE THIS AREA TO RETURN TO NATURAL SLOPE RETAINING WALLS 30" MAX HEIGHT T.O. WALL 75' EL GRASS ± 75' EL (N) GARDEN WALL 36" MAX T.O.W. 78' EL (N) SAND SET PAVING TERRACE ± 82'-1.5"EL LANDING EL. 82.75'SEAT OVER HOLE FOR UNDISTURBED SOIL AT TREE BASE TRIM WOOD SEAT TO MAINTAIN 2" CLR TO TRUNK DNUP 10 2 A B C 3 1 A3.1 1 A3.1 1 1/4" = 1'-0" Proposed Lower Level Plan Revisions FLOOR PLA N PR OPOSED A 1.5 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 9SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 352.71 sq ft W/D F ±21'-3 3/8"6 1/2"25'-7 1/8" 48'-6" 46'-8" 12'-6 1/4" 5 1/2" 10'-1 1/2" 5 1/2" 6'-1/2" 5 1/2" 15'-6 1/4"16'-2"11'-10 1/4"15'-7 3/4"12'-4 1/8"13'-8 5/8" 14'-5 5/8" 4'-1" 16' ±22'-3 1/8" 36' 19' ±15'-4 1/2" 4 3/4" 9'-9 5/8" 4 3/4" 19' 5'-11"4'-9 1/2"4 3/4"6'-4"4 3/4"±8'-5 3/4"1'1'13'-7 1/4"6' 6' 6' 6' 6' 6' 6' 6' 6' 1'-8" 8'-6" 1'-8" 1'-8" ±75' EL ±75' EL 2 A3.1 2 A3.1 (N)WEST (N)SOUTHPTRYLDRY(E) KITCHEN (E) LIVING (E) DINING (E) BEDROOM BATH PRIMARY BEDROOM CL CLCLCLCL(E) GARAGE NO WORK 92.85' F.F. EL (E) GARDEN WALL (E) SHED(N) OFFICE (N) BATH (E)BOOK SHELVES(E) BEDROOM 7 4 7 6 7 8 8 0 8 280'90'82'84'86'88'78'76'74'(E) RETAINING WALL30" MAX RETAINING WALL ±90.5 ±91 EL (E) (E) (E) (E) (E) (E) WALL KEY (E) WALLS (N) WALLS (E) WOOD BURNING FIRE PLACE (NO WORK PROPOSED) (E) (N) DECK LESS THAN 24" ABOVE FIN. GRADE DN DN (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) 10 A B C 10 11 12 13 14 22'-3"16'-7 3/4"7'-10"16'-7 1/4"9'22'4'-6"5'9'-2 1/2" 1 A3.1 1 A3.1 ADDITION 438.50 sq ft (N) TREE NEW TERRACE 1" BELOW INTERIOR FLOOR 92.75' SLOPE 2% AWAY FROM FOOTING CAB(N) POOL 1 1/4" = 1'-0" Proposed Ground Floor Plan Revisions PR OPOSED ROOF PLA N A 1.6 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 10SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 2 A3.1 2 A3.1 16'48'-6"19' 19'-11 5/8" ADDITION 1'-3"16'-7 3/4"7'-10"16'-7 1/4" 1'-3" (E)1'-3" (E) 713.59 sq ft OFMODIFIED ATTIC /300=2.38 SQ FT OF ATTIC VENTS 5 :12 SLOPE (E) CHIMNEY 5 :12 SLOPE 5 :12 SLOPE5 :12 SLOPE5 :12 SLOPE5 :12 SLOPE5 :12 SLOPE 5 :12 SLOPE5 :12 SLOPEALIGN FASCIA TO (E) 5 :12 SLOPE5 :12 SLOPE (E) ATTIC ACCESS NO ROOF DEMOLITION PROPOSED (NEW ROOF TIES INTO (E) RIDGE LINE & ROOF SLOPE 1.4SQ FT. SCREENED ATTIC VENT @ GABLE END 1.4SQ FT. SCREENED ATTIC VENT @ GABLE END 10 A B C 1 A3.1 1 A3.1 1 1/4" = 1'-0" Proposed Roof Plan Revisions NORTH ELEVA TIONS A 2 .1 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 11SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 C B A 8'-3"±17'-3 1/2"14'14'30'45.00° 45.00°(E) TOP PL FIN. FL. EL. 92.85' ±5 12 (E) ASPHALT SHINGLE ROOF (E) EXT. CEMENT PLASTER FINISH (E) CEDAR SHINGLES(E) BRICK GARDEN WALL (E) RIDGE 90.7 AVG TOP OF CURBPAINTED WOOD GARAGE DOOR (E) PAINTED WOOD ENTRY DOOR (E) WOOD CLAD W/ PULTRUDED FIBERGLASS (E) CHIMNEY CAP & PROFILE (E) EXT. CEMENT PLASTER FINISH 81.75 AVG EAST ELEV DECLINING HEIGHT ENVELOPE (E) RIDGE ± 108' 85.6 AVG EAST ELEV DECLINING HEIGHT ENVELOPE 8'-3" (E) TOP PL±17'-3 1/2"12'7'-6"30'12'7'-6"8' (N) TOP PL@ ADDITION4'-2 1/2"2'-4"45.00° 45.00°±11.57 sq ftFIN. FL. EL. 92.85' ±5 12 (E) EXT. CEMENT PLASTER FINISH (E) BRICK GARDEN WALL (E) TOP PL (E) RIDGE (E) CHIMNEY CAP & PROFILE (E) (E) (E)(E) (E) ASPHALT SHINGLE ROOF (E) CEDAR SHINGLESPAINTED WOOD GARAGE DOOR (E) PAINTED WOOD ENTRY DOOR (E) WOOD CLAD W/ PULTRUDED FIBERGLASS (E) EXT. CEMENT PLASTER FINISH 90.7 AVG TOP OF CURB± 108' 81.75 AVG EAST ELEV DECLINING HEIGHT ENVELOPE 85.6 AVG EAST ELEV DECLINING HEIGHT ENVELOPETOP PLADDITION(E) EGRESS WINDOW 1 1/4" = 1'-0" (E) North Elevation 2 1/4" = 1'-0" Proposed North Elevation NO VISIBLE CHANGES NO VISIBLE CHANGES Revisions SOUT H ELEVA TIONS A 2 .2 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 12SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 A 27'-6"16'-7 3/4"8'-3"10'4'2'-11"±17'-3 1/2"12'7'-6"8' TOP PL@ ADDITION12'8'-10 1/2" PLATE HT.7'-6"±2'-11"1'30'15'-7 3/4" ADDITION 45.00° (E) TOP PL FIN. FL. EL. 92.85' ±5 12 (E) EXT. CEMENT PLASTER FINISH (E) RIDGE FIN. FLR. EL 82.85' (E)(E) (N) EXT. CEMENT PLASTER FINISH TO MATCH (E) SHINGLES TO MATCH (E) ROOF (E) SLOPED GRADE (N) STEPS FOLLOWING (E) GRADE TO LOWER GARDEN LEVEL (N) RET. WALLS TO REPLACE (E) THIS AREA FOR (N) LEVEL LANDING POST AND LAGGING SYSTEM (N) RAISED PLANTING BED RETAINING WALL 36" MAX ABOVE FIN. GRADE (N) (N) (N) (N)(N) DECLINING HT. @ BACK WALL GRID LINE 3 ± 108' 81.75 AVG EAST ELEV DECLINING HEIGHT ENVELOPE 85.6 AVG EAST ELEV 90.7 AVG TOP OF CURB(N) TOP PL PROPERTY LINE @ (E) WALL PLANE BEYONDELCA 3735 E* ELCA 3743 E (N) ELCA 3735 E* ELCA 3743 E (E) RIDGE ±5 12 ELCA25472WELCATR4919 (N) SLIDING GLASS DOOR SERVES AS EGRESS FROM LOWER LEVEL ±5'-8" X 7'-0" CLR OPENING B C A B C 8'-3"14'-11 1/2"±16'-10 1/2"±17'-3 1/2"14'14'±2'-11"30'45.00° 45.00° (E) TOP PL FIN. FL. EL. 92.85' ±5 12 (E) ASPHALT SHINGLE ROOF (E) EXT. CEMENT PLASTER FINISH (E) CHIMNEY 90.7 AVG TOP OF CURB(E) WOOD CLAD W/ PULTRUDED FIBERGLASS ± 108' (E) RIDGE 81.75 AVG EAST ELEV DECLINING HEIGHT ENVELOPE 85.6 AVG EAST ELEV (E) RIDGE 2 1/4" = 1'-0" Proposed South Elevation 1 1/4" = 1'-0" (E) South Elevation Revisions EA ST ELEVA TIONS A 2 .3 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 13SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 2 1 0 8'-3"±14'-11 1/2"17'-6"±17'-3 1/2"(E) TOP PL FIN. FL. EL. 92.85' ±5 12 (E) ASPHALT SHINGLE ROOF (E) EXT. CEMENT PLASTER FINISH (E) CEDAR SHINGLES ±5 12 (E) WOOD(E) WOOD CLAD W/ PULTRUDED FIBERGLASS 90.7 AVG TOP OF CURB(E) EXT. CEMENT PLASTER FINISH ± 108' 2 1 03 8'-3"10'8'-10 1/2" PLATE HT.± 22'-3 3/4" RIDGE TO GRADE19'16'48'-6"±17'-3 1/2"8'3'-7 1/4"VIF ≤44"2'-9"4'-2 1/2"±11.57 sq ft(N) ROOF TO ALIGN W/ (E) BLEND (N) SHINGLES TO OLD (E) T OP PLATE ±5 12 (E) ASPHALT SHINGLE ROOF (E) EXT. CEMENT PLASTER FINISH (E) CEDAR SHINGLES ±5 12 (E) RIDGE FIN. FL. EL. 82.85' (E) CHIMNEY CAPS & SPARK ARRESTOR EXT. CEMENT FINISH (E)(N) (N) (N) (N) DECAY RESISTANT WOOD STEPS SET INTO (E) SLOPE ADDITION (E)(E)(E) (E) WOOD (E) WOOD CLAD W/ PULTRUDED FIBERGLASS 90.7 AVG TOP OF CURB(E) EXT. CEMENT PLASTER FINISH (N) WOOD CLAD W/ PULTRUDED FIBERGLASS MATCH (E) (N) TOP PLATE (E) RIDGE± 108' (E) EGRESS WINDOW FIN. FL. EL. 92.85' 1 1/4" = 1'-0" (E) East Elevation 2 1/4" = 1'-0" Proposed East Elevation Revisions W EST ELEVA TIONS A 2 .4 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 14SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 0 1 32 8'-3"±17'10'48'-6"16'19'±22'-3 3/4"8'-10 1/2" TOP PL (N)2'-7 3/4"2'-9"2'8'-10 1/2"10'8'±17'-3 1/2"3'-6"7.28 sq ft ±5 12 (E) ASPHALT SHINGLE ROOF (E) EXT. CEMENT PLASTER FINISH (E) CEDAR SHINGLES (N) CEDAR SHINGLES TO MATCH (E) IN ALCOVE (N) EXT. CEMENT PLASTER FINISH TO MATCH (E) (N) SHINGLE ROOF TO MATCH (E) ADDITION ±5 12 FIN. FL. EL. 82.85' (E) TOP PL SHINGLES TO MATCH (E) PAINTED METAL JULIET BALCONY 4"O.C. MAX PICKET SPACING (N) EMERGENCY ESCAPE WINDOW (N) ELCA 3735 E* ELCA 3743 E (N) ELCA 3735 E* ELCA 3743 E (N) TOP PL @ ADDITION 90.7 AVG TOP OF CURB± 108' (E) RIDGE (N) TOP PL FIN. FL. EL. 92.85' 0 1 2 48'-6"16'8'-3"± 17'±17'-3 1/2"(E) TOP PL FIN. FL. EL. 92.85' ±5 12 (E) ASPHALT SHINGLE ROOF (E) EXT. CEMENT PLASTER FINISH (E) CEDAR SHINGLES90.7 AVG TOP OF CURB± 108'(E) EXT. CEMENT PLASTER FINISH (E) PAINTED WOOD (E) WOOD CLAD W/ PULTRUDED FIBERGLASS (E) PAINTED WOOD 2 1/4" = 1'-0" Proposed West Elevation 1 1/4" = 1'-0" (E) West Elevation Revisions PR OPOSED SECT IONS A 3.1 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 15SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 3 2 1 19' ADDITION 2'-5"MAX10'8'8' TO FRAMING8 3/4"8'-10 1/2"EXISTING ROOFNEW SAND SET PAVING (N) POST AND LAGGING RETAINING WALL S.S.D. DECAY RESISTANT STEPS 29" MAX ABOVE ADJ. GRADE 7 3/4" MAX R. 11" MIN. TREAD FILL (E) GRADE CUT (E) ATTIC TOP PL. @ ADDITION FOR DEEPER FRAMING (E) RIDGE FIN. FL. EL. 82.85' (E) FIN CEILING (E) CRAWL SPACE 6'-8" MIN. CLR(E) TOP PL TJI 11 7/8" (E) FIN. FL. EL. 92.85' METAL RAILING 42" ABOVE WALKING SURFACE W/ NO OPENINGS FOR A 4" Ø SPHERE TO PASS PAINTED OVERHANG & RAFTER TAILS TO MATCH (E) MATCH (E) ASPHALT SHINGLES RIDGE LINE & ROOF PITCH BATHROOM FIN.CEILING @ ADDITION ±7'-11 3/8" FOR C B 16'-7 3/4" 1'10'8'8'-10 1/2"5' TOP PL. @ ADDITION FOR DEEPER FRAMING (N) RIDGE ALIGN TO (E) FIN. FL. EL. 82.85' TOP PL 4X4'S @ 12" O.C. EA WAY W/ GOOD SIDE DOWN BETWEEN LAYERS PAINTED FASCIA AND OUTRIGGERS TO MATCH (E) @ OVERHANGS SILL GASKET CAPILLARY BREAK UNDER ALL MUD & SILL PLATES 4:12 SLOPE FALSE CEILING ALL ANNULAR SPACES IN THRU. WALL PENETRATIONS SHALL BE PROTECTED FROM RODENTS & PESTS W/ITH CEMENT MORTAR CONCRETE MASONRY OR NON-CORROSIVE METAL PTDF FURRING W/ RIGID INSULATION WALLS & FLOORS SLOPE NATURAL GRADE 5% 5' FROM BUILDING TO 6" MIN DROP TO SWALE DIRECTED TO NATURAL GRADE TOWARD CREEK (E) GRADE ±5 12 (N) GABLE END VENT INSECT SCREENS 1.4SF MIN EA GABLE VENT HOLES ABOVE INSULATION 1/300 OF RAFTER BAY MIN. SISTER OUTRIGGER TO MATCH (E) OVERHANGS BACK SPAN 2X O.HANG PAINTED SOFFIT BLOCK TO MATCH (E) STEPPED BOT. CORD W/ DECORATIVE 4X4'S @12" O.C. ABOVE SINK & TUB FOUNDATION BACK DRAIN MIRIDRAIN OVER CONC. WATERPROOFING PERFORATED PIPE @ BOT. OF FOOTING FILTER FABRIC EXCAVATION & BACK FILL PER SOILS REPORT WOOD SHINGLES TO MATCH (E) 3 COAT EXT. CEMENT PLASTER OVER GALV. METAL LATH & 2 LAYERS GRADE D BUILDING PAPER FOUNDATION WEEP SCREED 81.75 AVG EAST ELEV (E) FIN. FL. EL. 92.85' MATCH (E) ASPHALT SHINGLES RIDGE LINE & ROOF PITCH 1 1/4" = 1'-0" Proposed Section @ Stair 2 1/4" = 1'-0" Section @ Primary Bedroom City of Burlingame Design Review and Hillside Area Construction Permit Address: 2669 Martinez Drive Meeting Date: August 8, 2022 Request: Application for Design Review and Hillside Area Construction Permit for a second story addition to an existing single-unit dwelling. Applicant and Designer: David Kuoppamaki APN: 025-083-050 Property Owners: Grace and Larry Ngai Lot Area: 11,125 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is an interior lot that contains an existing two-story single-unit dwelling and an attached two-car garage. The lot slopes downward approximately 4’-0” from the front to the rear of the lot and has a cross slope that slopes upward approximately 9’-0” from left to right. The applicant is proposing an addition to the main floor (considered a second story) at the rear of the house; the existing second floor deck would be demolished to accommodate the proposed addition. The proposed house would have a total floor area of 4,540 SF (0.41 FAR) where 4,660 SF (0.42 FAR) is the maximum allowed (incudes covered porch exemption). The subject property is located within the Hillside Overlay Zone. Code Section 25.20.040 states that hillside development shall be designed to preserve existing distant views. View preservation shall be limited to obstruction of distant views to San Francisco Bay, the San Francisco Airport, and Mills Canyon from primary indoor living areas (living rooms and family rooms) (Code Section 25.20.040(B)). The existing house contains five bedrooms and with this project, there is no increase in the number of bedrooms. Three parking spaces, two of which must be covered, are required on-site. Two covered parking spaces are provided in the attached garage (24’-11” wide x 20’-1” deep clear interior dimensions); one uncovered parking space (9’ x 18’) is provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following applications:  Design Review for a second story addition to an existing single-unit dwelling (C.S. 25.68.020(C)(1)(b)); and  Hillside Area Construction Permit for a second story addition to an existing single-unit dwelling (C.S. 25.70.020(A)). This space intentionally left blank. Item No. 9b Design Review Study Design Review and Hillside Area Construction Permit 2669 Martinez Drive 2669 Martinez Drive Lot Area: 11,125 SF Plans date stamped: June 24, 2022 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): (2nd flr): 10’-8” (to porch) 18’-3” no change no change 15’-0” 1 15’-0” 1 Side (left): (right): 9’-9” 9’-9” no change 29’-11” 7'-0" 7'-0" Rear (1st flr): (2nd flr): 51’-10” 51’-10” (to deck) no change 51’-10” 15'-0" 20'-0" Lot Coverage: 2,758 SF 24.8% 2,865 SF 25.8% 4,450 SF 40% FAR: 3,790 SF 0.34 FAR 4,540 SF 0.41 FAR 4,660 SF 2 0.42 FAR # of bedrooms: 5 no change --- Off-Street Parking: 2 covered (24’-11” wide x 20’-1” deep clear interior) 1 uncovered (9' x 18') no change 2 covered (18' x 18' for existing conditions) 1 uncovered (9' x 18') Building Height: 21’-1” 16’-10” at addition 30'-0" DH Envelope: complies complies C.S. 25.10.055(A)(1) ¹ The subject property is located within the Mills Estate No. 7 Subdivision which has a build setback line of 15’-0” and supersedes the front setback regulations of the Zoning Code. 2 (0.32 x 11,125 SF) + 1,100 SF = 4,660 SF (0.42 FAR) Summary of Proposed Exterior Materials: • Windows: vinyl • Doors: wood entry door and wood garage door • Siding: stucco • Roof: composition shingles • Other: brick chimney Staff Comments: None. 2 Design Review and Hillside Area Construction Permit 2669 Martinez Drive Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Required Findings for Hillside Area Construction Permit: Any decision to approve a Hillside Area Construction Permit application pursuant to Code Section 25.20.040 and Chapter 25.70 shall be supported by written findings. In making such determination, the following findings shall be made: 1. The project is consistent with the purpose of the Hillside Overlay Zone. 2. The project complies with the development standards found in Section 25.20.040.B through I. 3. The placement of the proposed construction does not have a substantial impact on adjacent properties or on the character of the immediate neighborhood. ‘Amelia Kolokihakaufisi Associate Planner c. David Kuoppamaki, applicant and designer Attachments: Application to the Planning Commission Hillside Area Construction Permit Application Notice of Public Hearing – Mailed July 29, 2022 Area Map 3 City of Burlingame  Community Development Department  501 Primrose Road  P (650) 558-7250  www.burlingame.org City of Burlingame Hillside Area Construction Permit Application The Director or Planning Commission (if appealed) is required by law to make findings as defined by the City’s Ordinance (Code Section 25.70.030). Your answers to the following questions can assist the Director in making the decision as to whether the findings can be made for your request. A. Explain how the proposed project is consistent with the purpose of the Hillside Overlay Zone, include the following: 1. Protect public health and safety by minimizing hazards, including soil erosion and fire danger associated with development on hillsides; 2. Preserve and enhance the City’s scenic character, including its natural hillsides and views of San Francisco Bay; 3. Respect natural features in the design and construction of hillside development; and 4. Design hillside development to be sensitive to existing terrain, distant views, and significant natural landforms and features. We are proposing an addition to an existing residence out the rear of the property on top of existing living space. This area was previously a deck. To not increase roof height are adding a low slope roof for the addition area. The rest of the house and site will be left existing. 2669 Martinez Drive 300’ noticing APN #: 025-083-050 CVRCOVER SHEET RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 CONSULTANTS(E) GRADE ELEVATIONNEW GRADE ELEVATIONELEVATION NUMBERSHEET NUMBERT.O.P.2435.12WALL TYPE / STUD SIZEINTERIOR ELEVATIONSDETAIL NUMBERSHEET NUMBERSECTION NUMBERSHEET NUMBER(OR)SECTION NUMBERSHEET NUMBERDOOR NUMBERKEYNOTEROOM NUMBERWINDOW NUMBERROOM NAMEELEVATION SYMBOLROOF PITCH+9'-0"A6BC24AROOM NAME100GRID BUBBLEAA001RISIGN NUMBERSIGN TYPEOWNERA.B. AGGREGATE BASEA.C. ASPHALT CONCRETEA/C AIR CONDITIONINGACC ACCESSIBLEA.D. AREA DRAINADJ ADJUSTABLEA.F.F. ABOVE FINISH FLOOR ALT ALTERNATEALUM ALUMINUMAPPROX APPROXIMATEA.T. ACOUSTIC TILEBLDG BUILDINGBLKG BLOCKINGB.O. BOTTOM OFBOT BOTTOMB.U.R. BUILT UP ROOFINGCAB CABINETCBC CALIFORNIA BUILDING CODEC.J. CONSTRUCTION JOINTCLG CEILINGCLR CLEARCMU CONCRETE MASONRY UNITC.O. CLEAN OUTCOL COLUMNCOMP COMPOSITIONCONT CONTINUOUSCONC CONCRETECTSK COUNTERSUNKDDEPTHDTL DETAIL D.F. DRINKING FOUNTAIN DIA DIAMETERDIM DIMENSIONDN DOWNDS DOWNSPOUTDW DISHWASHERDWG DRAWING(E) EXISTINGEA EACHE.J. EXPANSION JOINTELEC ELECTRICALELEV ELEVATIONEQ EQUALEQUIP EQUIPMENTEXT EXTERIOR(F) FUTUREF.D. FLOOR DRAINF.E. FIRE EXTINGUISHERF.E.C. FIRE EXTINGUISHER CABINETF.F.E. FINISH FLOOR ELEVATIONF.G. FINISH GRADEF.H. FIRE HYDRANTF.H.W.S. FLAT HEAD WOOD SCREWFIN. FINISHFLR FLOORFLUOR FLUORESCENTF.O.F. FACE OF FINISHF.O.M. FACE OF MASONRYF.O.S. FACE OF STUDFTG FOOTINGGA. GAUGEGALV GALVANIZEDGLB GLUE LAMINATED BEAMG.S.M. GALVANIZED SHEET METALGWB GYPSUM WALLBOARDH.B. HOSE BIBBH.C. HOLLOW COREHDWR HARDWAREHDWD HARDWOODH.M. HOLLOW METALHORIZ HORIZONTALHT HEIGHTI.D. INSIDE DIAMETERINSUL INSULATIONINT INTERIORJAN JANITORJT JOINTL LENGTHLAM LAMINATEDLAV LAVATORYLB. POUNDL.S. LAG SCREWLT LIGHTMFR MANUFACTURERMAX MAXIMUMMECH MECHANICALMIN MINIMUMMISC MISCELLANEOUSMPEMULTI-PURPOSE EASEMENTM.O. MASONRY OPENINGM.R. MOISTURE RESISTANT(N) NEWN.I.C. NOT IN CONTRACTNO. NUMBERNOM NOMINALOBSC OBSCUREO.C. ON CENTERO.D. OUTSIDE DIAMETEROPP OPPOSITEOZ. OUNCEO.F.C.I. OWNER FURNISHED, CONTRACTOR INSTALLEDO.F.O.I. OWNER FURNISHED,OWNER INSTALLEDPERF PERFORATEDPL PLATEPLAS PLASTICPLUMB. PLUMBINGPLYWD PLYWOODPMF PRESSED METAL FRAMEPR PAIRPSI POUNDS PER SQUARE INCHP.T. PRESSURE TREATEDQ.T. QUARRY TILERAD RADIUSR.D. ROOF DRAINREINF REINFORCEREQ'D REQUIREDRM ROOMR.O. ROUGH OPENINGRWD REDWOODRWL RAIN WATER LEADERR.H.W.S. ROUND HEAD WOOD SCREWSAF SELF-ADHERED FLASHINGS.C. SOLID CORESDESIDE DRAINAGE EASEMENTSHT SHEETSIM SIMILARS.M.S. SHEET METAL SCREWSPEC SPECIFICATIONSQ SQUARES.S. STAINLESS STEELSTD STANDARDS.T.S. SELF-TAPPING SCREWSTL STEELSTOR STORAGESTRUCT STRUCTURALSUSP SUSPENDEDSYM SYMMETRICALT&G TONGUE & GROOVETEL TELEPHONETHK THICKT.O. TOP OFT.O.C. TOP OF CONCRETETYP TYPICALU.O.N. UNLESS OTHERWISE NOTEDUNREINF UNREINFORCEDUR URINALVCT VINYL COMPOSITION TILEVERT VERTICALVEST. VESTIBULEVWC VINYL WALL COVERINGW WIDTHWC WATER CLOSETWD WOODW.H. WATER HEATERWSCT WAINSCOTWT WEIGHTCHARACTER SYMBOLS& ANDɒANGLE@ ATȭCENTER LINEȾ DIAMETER# NUMBERO/ OVERW/ WITHABBREVIATIONS4A2.1INDICATES NOMINAL CEILINGHEIGHT ABOVE F.F.E. ONREFLECTED CEILING PLANSYMBOLSAPPLICABLE CODESINDEX TO DRAWINGS2019 CALIFORNIA CODE OF REGULATIONS (CCR) APPLICABLE CODES EFFECTIVE JAN 1, 2019:TITLE 19 CCR, PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONSTITLE 24 CCR, PART 1 - 2019 BUILDING STANDARDS ADMINISTRATIVE CODETITLE 24 CCR, PART 2 - 2019 CALIFORNIA BUILDING CODE, VOL. 1 & 2 (CBC)TITLE 24 CCR, PART 2.5 - 2019 CALIFORNIA RESIDENTIAL CODE (CRC)TITLE 24 CCR, PART 3 - 2019 CALIFORNIA ELECTRICAL CODE (CEC)TITLE 24 CCR, PART 4 - 2019 CALIFORNIA MECHANICAL CODE (CMC)TITLE 24 CCR, PART 5 - 2019 CALIFORNIA PLUMBING CODE (CPC)TITLE 24 CCR, PART 6 - 2019 CALIFORNIA ENERGY CODETITLE 24 CCR, PART 7 - 2019 CALIFORNIA ELEVATOR SAFETY CONSTRUCTION CODETITLE 24 CCR, PART 8 - 2019 CALIFORNIA HISTORICAL BUILDING CODETITLE 24 CCR, PART 9 - 2019 CALIFORNIA FIRE CODE (CFC)TITLE 24 CCR, PART 10 - 2019 EXISTING BUILDING CODETITLE 24 CCR, PART 11 - 2019 CALIFORNIA GREEN BUILDING STANDARDS CODETITLE 24 CCR, PART 12 - 2019 CALIFORNIA REFERENCED STANDARDSLOCAL MUNICIPAL CODESPECIAL INSPECTIONSDEFERRED SUBMITTALSHERS FEATURE SUMMARYPROJECT SCOPEPROJECT DATAxAPN025-083-050xZONINGSFR R-1xOCCUPANCY:R-3 / UxCONSTRUCTION TYPE:V-BxSPRINKLER:YESxYEAR BUILT1958PROJECT SUMMARY TABLENET LOT AREA11,125 SFTOTALFLOOR AREA1ST LEVELLOWER LEVELLIVINGGARAGEFAREXISTING1,914 1,3323,2466243,870PROPOSED748 - 748-TOTAL SF2,662 1,3323,9946244,618FAR CALCULATION11,125 SF LOT X .32 FAR = 3,560 + 1,100 = 4,660 SF MAXLOT COVERAGE11,125 SF LOT X .40 = 4,450 SF MAXADDITION OF DINING ROOM AND MASTER OUT REAR OF HOUSE ALONG WITH REMODEL OF KITCHEN.NEW CLOSET IN FRONT BEDROOM AND LINEN CLOSET NEXT TO POWDER ROOM. REMODEL EXISTINGDINING ROOM TO DEN.RESIDENTIAL REMODEL/ADDITIONNGAI RESIDENCECVR1COVER SHEETARCHITECTURALA0.1ARCHITECTURAL SITE PLANA1.1ARCHITECTURAL NOTESA2.1 1ST FLOOR PLAN EXISTINGA2.2LOWER FLOOR PLAN EXISTINGA2.31ST FLOOR PLAN NEWA3.1ELEVATIONSA3.2ELEVATIONSA3.3ELEVATIONSA3.4ELEVATIONSA4.1 ROOF PLANA5.1SECTIONSA5.2SECTIONSA10.0ARCHITECTURAL DETAILSE1.0ELECTRICAL NOTESE1.11ST FLOOR ELECTRICAL PLANT24.1ENERGY COMPLIANCET24.2ENERGY COMPLIANCET24.3MANDATORY MEASURESGBC1CAL GREENGBC2CAL GREENNORTHPROJECT LOCATIONSTANDARDSREQUIRED (MAX)PROPOSEDHEIGHT30'-0"21'-9"SETBACKS 1ST FLOORFRONT 15'-0"15'-0"SIDE RIGHT7'-0" 9'-9"SIDE LEFT7'-0" 9'-9 1/2"REAR15'-0"67'-0"1001002A4.12438.1814322A15.11A14.14:12+6'-10"A.F.F.CONSTRUCTION HOURSWEEKDAYS:8AM - 7PMSATURDAYS:9AM - 6PMSUNDAYS AND HOLIDAYS: NO WORK ALLOWEDSEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 18.07.110 FOR DETAILSCONSTURCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS ANDNON-CITY HOLIDAYS BETWEEN 8AM - 5PMSEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILSRECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION PLN1EXISTING PHOTOS RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8EXISTING FRONT PHOTOEXISTING LEFT PHOTOEXISTING REAR PHOTOEXISTING RIGHT/REAR PHOTO A0.1SITE PLAN RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 A1.1ARCHITECTURAL NOTES RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 A2.11ST FLOOR PLAN EXISTING RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 A2.2LOWER FLOOR PLAN EXISTING RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 A2.31ST FLOOR PLAN NEW RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 A3.1ELEVATIONS RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 A3.2ELEVATIONS RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 A3.3ELEVATIONS RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 A3.4ELEVATIONS RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 A4.1ROOF PLAN RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 A5.1SECTIONS RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 EXTERIOR FINISH TERMINATIONSCALE: 3" = 1'-0"2" MIN AT CONCRETE,4" MIN AT EXTERIOR GRADEOR EXTERIOR GRADECONC. WALK CONCRETE CURB/FOOTINGCEMENT PLASTER SYSTEMSTRUCTURAL PLYWOODNATURAL CONC FINISHd\New Volume (E)\_Working\Project Template\Residential Addition\Views\DETAILS\ANOVA\17 EXTERIOR\TERMINATION-BASE-CP.dwg - David - 01.26.2017 7:18:45 AM8" MIN. EARTH TO NON TREATED WOOD26 GA GALV WEEP SCREED5 1/2" 3 1/2" MIN.NOTE:1.WEEP SCREED WILL ALLOW TRAPPED WATER TO DRAINTO THE EXTERIOR OF THE BUILDING2.DON'T USE GALVANIZED METAL AGAINST CONCRETE AS ITWILL PREMATURELY RUSTSCALE: 3"=1'-0"GUTTER 6"4" SAF1"2"2"SELF-ADHERED FLASHING (SAF)BUILT UP ROOFING SYSTEM16 GA. GUTTER STRAP, ATTACHW/#10x2" SCREWS @ 36"O.C.1 1/2"EAVE FLASHING;PREFINISHED3/8"PREFINISHED GUTTERTO MATCH FASCIASCALE: 3"=1'-0"CEMENT PLASTER CORNEROUTSIDE CORNERINSIDE CORNERCORNER BEADCEMENT PLASTER SYSTEMSTRUCTURAL PLYWOODCEMENT PLASTER SYSTEMINSIDE CORNER SCREEDBACKING PAPERd\New Volume (E)\_Working\Projects\18-049 Jeff & Lillie Lee\_3330 Cecil Ave\Views\details\Arch\exterior\CORNER-CP.dwg - David - 02.14.2019 10:55:03 AMDOWNSPOUT CLEANOUTSCALE: 1 1/2" = 1'-0"F.G.COUPLING ADAPTER3" x 4" DOWNSPOUTSTORM DRAINHUB CONNECTOR3" 1/8 BEND STREETCONC WALK WHERE OCCURSReference Library\Details\17 Exterior\RWL-CONC-MOW-CLEANOUT.dwg - medwards - 07.13.2010 9:31:42 AMA10.0ARCHITECTURAL DETAILS RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 81A10.07A10.04A10.05A10.06A10.08A10.03A10.0 E1.0ELECTRICAL NOTES RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 E1.11ST FLOOR ELECTRICAL PLAN RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127NOT FOR CONSTRUCTION 4 0 8 .3 5 7 .0 8 1 8 City of Burlingame Design Review Address: 839 Crossway Road Meeting Date: August 8, 2022 Request: Application for Design Review for a new, two-story single-unit dwelling. Applicant and Designer: Babak Nematollahi APN: 029-016-020 Property Owner: Southwest Investment Funds LLC Lot Area: 6,802 SF General Plan: Low Density Residential Zoning: R-1 Note: This application was submitted prior to January 5, 2022, the effective date of the new Zoning Ordinance, and therefore was reviewed under the previous Zoning Code. Project Description: The subject property is an interior lot that contains an existing one-story single-unit dwelling and detached garage. The applicant is proposing to demolish the existing single-unit dwelling to build a new two-story single-unit dwelling. The rear portion of the existing detached garage and attached storage area would be converted to a new Accessory Dwelling Unit (ADU). The proposed house would have a total floor area of 3,581 SF (0.53 FAR) where 3,677 SF (0.54 FAR) is the maximum allowed (includes covered porch and ADU exemptions). The new single-unit dwelling would contain five bedrooms. Three parking spaces, two of which must be covered, are required on-site. Two covered parking spaces are provided in the detached garage (22’-5” wide x 19’-3” deep clear interior dimensions); one uncovered parking space (9’ x 20’) is provided in the driveway. All other Zoning Code requirements have been met. Accessory Dwelling Unit This project includes a new detached ADU (458 SF) that is connected to the existing detached garage located at the rear of the lot. Review of the ADU application is administrative only and is not reviewed by the Planning Commission. Per C.S. 25.59.110(c)(1) no parking is required for the ADU because it is located within one-half mile walking distance of public transit. Staff has determined that the ADU complies with the ADU regulations. The applicant is requesting the following application:  Design Review for a new, two-story single-unit dwelling (C.S. 25.57.010(a)(1)). 839 Crossway Road Lot Area: 6,802 SF Plans date stamped: July 19, 2022 PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): (2nd flr): 22’-10” 26’-0” 21’-10” (block average) 21’-10” (block average) Side (left): (right): 5’-0” 11’-7” 4'-0" 4'-0" Rear (1st flr): (2nd flr): 49’-7” 49’-7” 15'-0" 20'-0" Item No. 9c Design Review Study Design Review 839 Crossway Road 2 PROPOSED ALLOWED/REQUIRED Lot Coverage: 2,245 SF 33% 2,721 SF 40% FAR: 3,581 SF 0.53 FAR 3,677 SF 1 0.54 FAR # of bedrooms: 5 --- Off-Street Parking: 2 covered (22’-5” wide x 19’-3” deep clear interior) 1 uncovered (9' x 20') 2 covered (18' x 18' for existing conditions) 1 uncovered (9' x 20') Building Height: 28’-4” 30'-0" DH Envelope: complies C.S. 25.26.075 ¹ (0.32 x 6,802 SF) + 1,100 SF + 400 SF = 3,677 SF (0.54 FAR) Summary of Proposed Exterior Materials:  Windows: aluminum clad wood  Doors: aluminum clad wood  Siding: stucco and wood  Roof: composition shingles and standing seam metal  Other: black metal railing Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. ‘Amelia Kolokihakaufisi Associate Planner c. Babak Nematollahi, applicant and designer Design Review 839 Crossway Road 3 Attachments: Application to the Planning Commission Notice of Public Hearing – Mailed July 29, 2022 Area Map 839 Crossway Road 300’ noticing APN #: 029-016-020 PROJECT DATA PROJECT ADDRESS839 CROSSWAY RDBURLINGAME, CA 94010APN029-016-020OWNERPROJECT TYPE ADDITIONZONINGR-1NUMBER OF FLOORS1 STORYOCCUPANCY GROUP R-3FIRE PROTECTION SPRINKLEREDEXISTINGPROPOSED2 STORYMR. KAMBIZ ZOMORODICONSTRUCTION TYPE V - BAREA CALCULATIONLOT SIZEEXISTING DETACHED STORAGE AREAEXISTING FIRST FLOOR LIVING AREAEXISTING DETACHED GAGAE AREASFSFSFSFSFSF6,802MAXIMUM ALLOWABLE F.A.R0.32 X 6,802 +1,100 SQ.FT + 4003676MAXIMUM ALLOWABLE LOT COVERAGE 40%27201834716305EXISTING COVERD PORCH AREA SF211PROPOSED FIRST FLOOR LIVING AREAPROPOSED SECOND FLOOR LIVING AREA1621SF1440SFPROPOSED DETACHED GARAGE AREA536SFSFEXISTING F.A.R SF2855SFPROPOSED F.A.R 3597PROPOSED LIVING AREA3061EXISTING STORAGE TO BE CONVERTED TO NEW ADU305SFPROPOSED LOT COVERAGEPROPOSED FIRST FLOOR1621PROPOSED ENTRY COVERED PORCHDETACHED GARAGEDEATCHED ADU536458772697LOT COVERAGEEXISTINGPROPOSED DEATCHED ADUSF458SFSFSFSFSFFIRE PLACE CHIMNEY 5SFVICINITY MAPPARCEL MAPSCALEDATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGNARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHIEMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008PROJECT NO.PROJECT OWNERRESTRICTIONS:THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS.1/2" = 1'-0"A-0COVER SHEET - PROJECT INFORMATIONADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/202121-1205MR. KAMBIZ ZOMORODISHEET INDEX1 BOUNDRAY & TOPOGRAPHIC SURVEY2 BOUNDRAY & TOPOGRAPHIC SURVEYA-0 COVER SHEET - PROJECT INFORMATIONA-1 EXISTING & PROPOSED SITE PLANA-2 PROPOSED FLOOR PLANA-2.1 PROPOSED ROOF PLANA-3 PROPOSED ELEVATION - FRONT/ REARA-4 PROPOSED ELEVATION - SIDEA-5 SECTIONA-6 GARAGE & ADU - PLAN & ELEVATIONA-7 EXISTING FLOOR PLANA-8 DEMOLITION PLANA-9 AREA CALCULATIONA-10 LANDSCAPE PLANA-11 DRAINAGE PLAN & DETAILS839 CROSS WAY ROAD, BURLINGAME, CA. REVISIONRevisionNumberRevisionDescriptionRevisionDateREV.1PLANINGCOMMENTS8/11/2019PROJECT WILL COMPLY WITH THE 2019 CALIFORNIA BUILDING CODE, 2019 CALIFORNIA RESIDENTIAL CODE (WHERE APPLICABLE), 2019 CALIFORNIA MECHANICAL CODE, 2019 CALIFORNIA ELECTRICAL CODE, AND 2019 CALIFORNIA PLUMBING CODE, INCLUDING ALL AMENDMENTS AS ADOPTED IN ORDINANCE 1889.“Construction Hours”Weekdays: 8:00 a.m. –7:00 p.m. Saturdays: 9:00 a.m. –6:00 p.m. Sundays and Holidays: No Work Allowed 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. Note: Construction hours for work in the public right of way must now be included on the plans. REV.1REV.1REV.1AN EROSION CONTROL PLAN INCLUDING REMOVAL AND REPLACEMENT OF SIDEWALK, CURB, GUTTER, SEWER LATERAL, AND WATER LINE TO THE PUBLIC WORK DEPARTMENT SHALL BE SUBMITTED AT THE BUILDING PERMIT SUBMITTAL. 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.THE DEMOLITION PERMIT WILL NOT BE ISSUED UNTIL A BUILDING PERMIT IS ISSUED FOR THE PROJECTA SEPERATE ADDRESS APPLICATION SHALL BE SUBMIT AND ISSUE FROM PUBLIC WORKS. REV.1RESIDENTIAL FIRE SPRINKLER SYSTEM IS REQUIRED FOR MAIN HOUSE AND ADU UNIT. FIRE SPRINKLER SHALL BE DEFFRED SUBMITTAL. REV.1RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION N40°15'30"W 54.47'S39°14'30"E 53.75'S39°14'30"E 50.50'S55°27'49"W 130.61'S53°45'00"W 129.38'EX-TC 42.10EX-FL 41.64EX-TC 41.69EX-FL 41.21EX-TC 41.25EX-FL 40.78EX-TC 40.82GEM41.041.341.241.841.442.142.341.442.941.641.942.842.042.942.342.542.742.6DN SW SWSWSWSW WA WAWAWAWA DN N40°15'30"W 54.47'S39°14'30"E 53.75'S39°14'30"E 50.50'S55°27'49"W 130.61'S53°45'00"W 129.38'EX-TC 42.10EX-FL 41.64EX-TC 41.69EX-FL 41.21EX-TC 41.25EX-FL 40.78EX-TC 40.8299.20'237.32'163.09'527.51'EX. SIDEWALKEX. DRIVEWAYEX. CONCRETEEX. DRIVEWAYEX. CONCRETE WALKWAYEX. CONCRETE WALKWAYEX. WOOD DECKEX. TILED BRICK5" TREEEX. ELECTRIC METER8" TREEEX. RUSTED SQUAREEX. 5X5 SQUAREDRAINAGEEX. 6" MIDDLE OF CNC RETWALLEX. 6" BACK OF CNC RETWALLEX. SEWER VALVEEX. GAS METERGEM41.041.341.841.442.142.342.941.641.942.842.042.942.342.542.742.6EL. 42.0EL. 41.4 EL. 42.4 EL. 40.8 EL. EX-TC 42.0 EL. EX-TC 41.27 AVERAGE CURB HEIGHT D.H.E : 41.85 (42 + 41.27) /2 EXISTING GAS METER TO REMAIN (E) ELECTRICAL METER TO BE RELOCATED MAINHOUSE FINISH FLOOR FIRST FLOOR : 45.5 FINISH FLOOR SECOND FLOOR : 55.0 HIGH RIDGE: 71.4 EXISTING GRADE @ENTRY STAIR 42.50 FINISH FLOOR EXISTING GARAGE 41.4 (N) MOTOR GATE CLEAR OPENING 9'-6" REFACE THE EXISTING DRIVEWAY WITH NEW PAVER LAWN AREA LAWN AREA RAISED PLANTER 3' HEIGHT EXISTING TREE TO REMAIN PATIO EXISTING SIDE WALK NEW CONCRETE UNIT PAVERS -PERVIOUS SAND/ROCK BASE STAIR -MAX. HEIGHT 7 3/4" TRUE PROJECT NORTH EXISTING TREE TO REMAIN SECOND FLOOR LINE FIRST FLOOR LINE PR O PO S ED FIRS T AND SECOND FLO O R SETBA CK49' - 7" EXISTING TREE TO REMAIN NEW TREE NEW TREE NEW TREE ENTRY COVERD PORCH 9' - 3"9' - 8"PROPOSED SECOND FLOOR SETBACK26' - 0" EXISTING SEWER VALVE AND CLEANOUT TO REMAIN. PLUG EXISTING SANITARY SEWER LATERA CONNECTIONS AND INSTALL A NEW 4" LATERAL SEWER LINE WATER LINE • WATER, SANITARY SEWER, ELECTRIC AND GAS SERVICES SHOWN FOR REFERENCE ONLY. SEPARATE UTILITY ENCROACHMENT PERMITS ARE REQUIRED FOR THE INSTALLATION OF THESE FACILITIES IN THE RIGHT-OF-WAY. • REMOVE AND REPLACE SIDEWALK PANEL(S) THAT ARE UPLIFTED AND/OR BROKEN. • REMOVE & REPLACE DERIVEWAY PER CITY OF BURLINGAME STANDARD DETAILS • NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES, COLUMNS,MAILBOX, ETC) SHALL BE INSTALL BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY.(E) WALL TO PL.1' - 1"(E) WALL TO PL. 2' - 0"(N) WALL TO PL5' - 0"(E) WALL TO PL1' - 1"(E) WALL TO PL 2' - 1" (N) WALL TO PL 4' - 0" (N) WALL TO PL 4' - 8" (E) WALL TO PL 1' - 1"(E) WALL TO PL.8' - 6"WALL TO PL.11' - 7"LAWN AREA PROPOSED FIRST FL OOR SETBACK22' - 10 " REV.2 REV.2 9'-3" SECOND FLOOR SETBACK 5'-0" FIRST FLOOR SETBACK 11'-7" FIRST & SECOND FLOOR SETBACK CROSSWAY RD.EXISTING ELECTRICAL METER EXISTING GASS METER 12' - 4"EXISTING FRONT SETBACK18' - 7" EXISTING REAR SETBAC K - MAI N HO USE44' - 6" E X ISTIN G REAR SET BACK - GARA G E1' - 3 "EXISTING SIDE SETBACK8' - 6"EXISTING STORAGE TO BE CONVERTED TO NEW ADU UNIT EXISTING GARAGE TO REMAIN MAIN HOUSE FRONT 1ST FLOOR 2ND FLOOR SDIE SIDE REAR 1ST FLOOR 2ND FLOOR 1ST FLOOR 2ND FLOOR 1ST FLOOR 2ND FLOOR RIGHT LEFT PROPOSED ALLOWED /REQUIRED 21'-10" 26'-0" 11'-7" 11'-7" 5'-0" 9'-3" 51'-0" 51'-0" 7'-6" 15'-0" 20'-0" 4'-0" 7'-6" 4'-0" 22'-4" 22'-4" REV.2 SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. As indicated A-1EXISTING & PROPOSED SITE PLANADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/2021 21-1205MR. KAMBIZ ZOMORODI1/8" = 1'-0" PROPOSED SITE PLAN 1/8" = 1'-0" EXISTING SITE PLAN REVISION Revision Number Revision Description Revision Date REV.1 PLANING COMMENTS 8/11/2019 REV.2 2ND PLANING COMENTS 7/2/2022 OVERAL VIEW - PROPOSED BLOCK AVERAGE SETBACK CALCULATION : 843 CROSSWAY ROAD CORNER LOT 839 CROSSWAY ROAD 18'-7" 835 CROSSWAY ROAD 19' 831 CROSSWAY ROAD 29' MAX. 827 CROSSWAY ROAD 28' 823 CROSSWAY ROAD 20' 819 CROSSWAY ROAD 18' MIN. 815 CROSSWAY ROAD 22' 811 CROSSWAY ROAD 25' 807 CROSSWAY ROAD 20' 801 CROSSWAY ROAD CORNER LOT (19'+28'+20'+22'+25'+20')/6 = 22' -10" ELECTRONIC GATE SHALL BE EQUIPPED WITH A KNOX KEY SWITCH FOR EMEGENCY ACCESS BY THE FIRE DEPT. REV.2 REV.2 REV.2 REV.2 10'-1/4" UP DN DN A-5 A A-5 A LIVING AREA CLOSET BATHROOM DINING AREA KITCHEN FAMILY AREA TEMPERED GLASS 4' - 6" 11' - 8"22' - 11"15' - 2" 5' - 7" 7' - 8"11' - 6"16' - 4"34' - 4"A-5 B 20' - 0" Room Room Room 14' - 6"17' - 7"3' - 4"1' - 9" 7' - 10"3' - 5"0' - 11"10' - 0"0' - 8"4' - 11"0' - 7"2' - 4"9' - 2"2' - 4"55' - 11" 1' - 8" 5' - 2" 55' - 11" A-5 A A-5 A TEMPERED GLASS TEMPERED GLASS TEMPERED GLASS 52' - 9" 16' - 0"15' - 8"4' - 6"EQ EQ4' - 8"3' - 6"3' - 0"11' - 2"12' - 6"11' - 7"12' - 6" 7' - 0"10' - 9"A-5 B 8' - 5"25' - 0"11' - 4" 0' - 11" 2' - 2"16' - 5"11' - 2"3' - 10"2' - 10"10' - 1"6' - 6"7' - 8"2' - 5"29' - 5"NEW EXTERIOR WALL NEW INTERIOR WALL EXISTING EXTERIOR WALL EXISTING INTERIOR WALL WALLLEGEND : DEMO WALLS 1 HR FIRE RATED WALL SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. As indicated A-2PROPOSED FLOOR PLANADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/2021 21-1205MR. KAMBIZ ZOMORODI1/4" = 1'-0" PROPOSED FIRTS FLOOR PLAN 1/4" = 1'-0" PROPOSED SECOND FLOOR PLAN TRUE PROJECT NORTH TRUE PROJECT NORTH REVISION Revision Number Revision Description Revision Date REV.1 PLANING COMMENTS 8/11/2019 ROOF EAVES WILL NOT PROJECT WITHIN TWO FEET OF THE PROPERTY LINE 2019 CRC § TABLE R302.1 (1) OR 2019 CBC TABLE 705.2 DN TRUE PROJECT NORTH 3 1/2" / 12"8" / 12"8" / 12"8" / 12"8" / 12" [No Slope] 8" / 12"8" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"3 1/2" / 12"8" / 12"8" / 12"8" / 12"8" / 12" SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. 1/4" = 1'-0" A-2.1PROPOSED ROOF PLANADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/2021 21-1205MR. KAMBIZ ZOMORODIREVISION Revision Number Revision Description Revision Date 1/4" = 1'-0" PROPOSED ROOF PLAN PROPOSED FINISH FLOOR 2' -6" GRADE LEVEL 0' -0" PROPOSED SECOND FLOOR 12' -6" PROPOSED 2ND FLOOR TOP PLATE 21' -6" PROPOSED RIDGE 27' -0"PROPERTY LINE PROPERTY LINE 4'-0" FIRST FLOOR SIDE SETBACKEL. 45.5 EL. 70.0 EL. 55.5 D.H.E = (42.0+41.4) /2 = 41.7 D.H.E = (42.4+40.8) /2 = 41.6 (42.0+41.27) /2 = 41.64 AVERAGE TOP OF CURB ELEVATION 1 2 3 4 5 10 SECOND FLOOR TOP PLATE HEIGHT9' - 0"FIRST FLOOR TOP PLATE HEIGHT9' - 0"BUILDING HEIGHT FROM AVERAGE TOP OF CURB TO RIDGE28' - 4"12' - 0"12' - 0"45°45°PROPOSED FIRST FLOOR TOP PLATE 11' -6"7' - 6"7' - 6"30' - 0"9' - 3"0' - 11" 9' - 8" 4' - 0"ROOF EAVE TO PL 8' - 6" PROPOSED FINISH FLOOR 2' -6" GRADE LEVEL 0' -0" PROPOSED SECOND FLOOR 12' -6" PROPOSED 2ND FLOOR TOP PLATE 21' -6" PROPOSED RIDGE 27' -0"PROPERTY LINE PROPERTY LINE 4'-0" FIRST FLOOR SIDE SETBACKD.H.E = (42.0+41.4) /2 = 41.79'-3"SECOND FLOOR SIDE SETBACKD.H.E = (42.4+40.8) /2 = 41.6 6 73 4 2 22 825 9 SECOND FLOOR TOP PLATE HEIGHT 9' - 0"FIRST FLOOR TOP PLATE HEIGHT 9' - 0"12' - 0"45°12' - 0"45° (42.0+41.27) /2 = 41.64 AVERAGE TOP OF CURB ELEVATION BUILDING HEIGHT FROM AVERAGE TOP OF CURB TO RIDGE28' - 4"PROPOSED FIRST FLOOR TOP PLATE 11' -6"7' - 6"30' - 0"7' - 6"4' - 0" 9' - 3" ROOF EAVE TO PL 11' - 0" ROOF EAVE TO PL 3' - 11" SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. 1/4" = 1'-0" A-3PROPOSED ELEVATION - FRONT/ REARADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/2021 21-1205MR. KAMBIZ ZOMORODI1/4" = 1'-0" PROPOSED FRONT (NORTH) ELEVATION 1/4" = 1'-0" PROPOSED REAR (SOUTH) ELEVATION MATERIAL KEY NOTE 1 DUAL GLAZING 2 BLACK ALUMINUM CLAD DOUBLE CASEMENT WINDOW- DUAL GLAZING 3 SMOOTH STUCCO, WHITE COLOR, KELLY MORE SWAN DIVE KM4891 4 STAINED WOOD SIDING 8-INCH EXPOSURE-PAINT VIRTUAL TAUPE SHERWIN-WILLIAMS SW 7039 5 BLACK ALUMINUM CLAD FIXED WINDOW- DUAL GLAZING 6 COMPOSITION ROOF SHINGLE, ESTATE GRAY LAMINATED 7 FACSIA BOARD,GARY COLOR KELLY MORE YIN MIST KM4891 8 BLACK ALUMINUM CLAD FOLDING GLASS DOOR- DUAL GLAZING 9 BLACK METAL RAILING 10 REVISION Revision Number Revision Description Revision Date REV.1 PLANING COMMENTS 8/11/2019 REV.2 2ND PLANING COMENTS 7/2/2022 PROPOSED FINISH FLOOR 2' -6" GRADE LEVEL 0' -0" PROPOSED SECOND FLOOR 12' -6" PROPOSED 2ND FLOOR TOP PLATE 21' -6" PROPOSED RIDGE 27' -0"PROPERTY LINE 15 ' FIRST FLOOR FRONT SETBACK20 ' SECOND FLOOR FRONT SETBACKD.H.E = (42.0+42.4) /2 = 42.2 TOP OF CURB ELEVATION 1 231 4 5 8 5 5 5 9 PROPOSED FIRST FLOOR TOP PLATE 11' -6"FIRST FLOOR TOP PLATE HEIGHT 9' - 0"SECOND FLOOR TOP PLATE HEIGHT 9' - 0"12' - 0"7' - 6"45°PROPOSED FINISH FLOOR 2' -6" GRADE LEVEL 0' -0" PROPOSED SECOND FLOOR 12' -6" PROPOSED 2ND FLOOR TOP PLATE 21' -6" PROPOSED RIDGE 27' -0"PROPERTY LINE 45°12 3 4 TYP. 5 6 6 5 7 (42.0+41.27) /2 = 41.64 AVERAGE TOP OF CURB ELEVATION BUILDING HEIGHT FROM AVERAGE TOP OF CURB TO RIDGE28' - 4"D.H.E = (42.4+40.8) /2 = 41.6 12' - 0"SECOND FLOOR TOP PLATE HEIGHT 9' - 0"PROPOSED FIRST FLOOR TOP PLATE 11' -6"FIRST FLOOR TOP PLATE HEIGHT9' - 0"7' - 6"SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. 1/4" = 1'-0" A-4PROPOSED ELEVATION - SIDEADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/2021 21-1205MR. KAMBIZ ZOMORODI1/4" = 1'-0" PROPOSED LEFT (EAST) ELEVATION 1/4" = 1'-0" PROPOSED RIGHT ( WEST ) ELEVATION MATERIAL KEY NOTE 1 COMPOSITION ROOF SHINGLE, ESTATE GRAY LAMINATED 2 FACSIA BOARD,GARY COLOR KELLY MORE YIN MIST KM4891 3 SMOOTH STUCCO, WHITE COLOR, KELLY MORE SWAN DIVE KM4891 4 STAINED WOOD SIDING 8-INCH EXPOSURE-PAINT VIRTUAL TAUPE SHERWIN-WILLIAMS SW 7039 5 BLACK ALUMINUM CLAD SINGLE CASEMENT WINDOW - DUAL GLAZING . 6 BLACK ALUMINUM CLAD 3 PANEL WINDOW- SIDE CASEMENT & CENTER FIXED 7 DOWNSPOUT 8 BLACK ALUMINUM CLAD FIXED WINDOW- DUAL GLAZING 9 BLACK METAL RAILING REVISION Revision Number Revision Description Revision Date REV.2 2ND PLANING COMENTS 7/2/2022 PROPOSED FINISH FLOOR 2' -6" GRADE LEVEL 0' -0" PROPOSED SECOND FLOOR 12' -6" PROPOSED 2ND FLOOR TOP PLATE 21' -6" PROPOSED RIDGE 27' -0" PROPOSED FIRST FLOOR TOP PLATE 11' -6" PROPOSED FINISH FLOOR 2' -6" GRADE LEVEL 0' -0" PROPOSED SECOND FLOOR 12' -6" PROPOSED 2ND FLOOR TOP PLATE 21' -6" PROPOSED RIDGE 27' -0" PROPOSED FIRST FLOOR TOP PLATE 11' -6" 11' - 5"2' - 6"11' - 8"9' - 0"9' - 0"5' - 6"D.H.E = (42.0+41.4) /2 = 41.7 D.H.E = (42.4+40.8) /2 = 41.6 (42.0+41.27) /2 = 41.64 AVERAGE TOP OF CURB ELEVATION 28' - 4"9' - 5"12' - 0"7' - 6"12' - 0"7' - 6"45°45°SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. 1/4" = 1'-0" A-5SECTION ADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/2021 21-1205MR. KAMBIZ ZOMORODI1/4" = 1'-0" SECTION A - A REVISION Revision Number Revision Description Revision Date REV.2 2ND PLANING COMENTS 7/2/2022 1/4" = 1'-0" SECTION B - B REV.2 TRUE PROJECT NORTH GARAGE STORAGE BATHROOM BEDROOM KITCHEN SINK REFREGERATOR & FREZZER COOKTOP ISLAND & CABINET CABINET MIN. 4' FROM ADU NEW WALL TO PROPERTY LINE 4' - 0" TANKLESS WATER HEATER PROVIDING THE HOT WATER FOR ADU OUTDOOR AC CONDENSER 5' - 0"EGRESS WINDOW GRADE LEVEL 0' -0" NEW WINDOW TO BE ADDED NEW SLIDING DOOR TO BE ADDED NEW WINDOW TO BE ADDED NEW GRAY COLOR STEEL GARAGE DOOR TO BE ADDED - SAME OPENNING AND HEADER AS EXISTING 1 2 3 4 5 EL. 41.4 OVERAL GARAGE HEIGHT FROM GARDE 13' -4" 2' - 0"4' - 11"ADU BEDROOM EGRESS WINDOW GRADE LEVEL 0' -0" 615 OVERAL GARAGE HEIGHT FROM GARDE 13' -4" GRADE LEVEL 0' -0" NEW WINDOW TO BE ADDED, SAME SIZE AND SAME HEADER AS EXISTING 3 2 1 54 PROPOSED FIRST FLOOR TOP PLATE 11' -6" OVERAL GARAGE HEIGHT FROM GARDE 13' -4" GRADE LEVEL 0' -0" OVERAL GARAGE HEIGHT FROM GARDE 13' -4" NEW EXTERIOR WALL NEW INTERIOR WALL EXISTING EXTERIOR WALL EXISTING INTERIOR WALL WALLLEGEND : DEMO WALLS 1 HR FIRE RATED WALL SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. As indicated A-6GARAGE & ADU - PLAN & ELEVATIONADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/2021 21-1205MR. KAMBIZ ZOMORODI1/4" = 1'-0" DETACHED GARAGE - ADU FLOOR PLAN 1/4" = 1'-0" GARAGE & ADU ELEVATION - FRONT ( NORTH) 1/4" = 1'-0" GARAGE & ADU ELEVATION - REAR (SOUTH) 1/4" = 1'-0" GARAGE & ADU ELEVATION - SIDE ( EAST) 1/4" = 1'-0" GARAGE & ADU ELEVATION - SIDE 2 MATERIAL KEY NOTE 1 FACSIA BOARD,GARY COLOR KELLY MORE YIN MIST KM4891 2 SMOOTH STUCCO, WHITE COLOR, KELLY MORE SWAN DIVE KM4891 3 STAINED WOOD SIDING 8-INCH EXPOSURE-PAINT WHITE 4 BLACK ALUMINUM CLAD DOUBLE CASEMENT WINDOW- DUAL GLAZING 5 DUAL GLAZING 6 COMPOSITION ROOF SHINGLE, ESTATE GRAY LAMINATED REVISION Revision Number Revision Description Revision Date REV.1 PLANING COMMENTS 8/11/2019 REV.2 2ND PLANING COMENTS 7/2/2022 REV.2 REV.2 REV.2 REV.2 REV.2 REV.2 REV.2 DN UP UP NEW EXTERIOR WALL NEW INTERIOR WALL EXISTING EXTERIOR WALL EXISTING INTERIOR WALL WALLLEGEND : DEMO WALLS 1 HR FIRE RATED WALL TRUE PROJECT NORTH FAMILY AREA KITCHEN NOOK BEDROOM #1 CLOSET/OFFICE BATHROOM BEDROOM #2 BEDROOM #3 BATHROOM STORAGE GARAGE SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. As indicated A-7EXISTING FLOOR PLANADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/2021 21-1205MR. KAMBIZ ZOMORODI1/4" = 1'-0" EXISTING FIRST FLOOR PLAN REVISION Revision Number Revision Description Revision Date DN S39°14'30"E 180.00'N40°15'30"W 54.47'S39°14'30"E 53.75'S39°14'30"E 50.50'S55°27'49"W 130.61'S53°45'00"W 129.38'EX-TC 42.10EX-FL 41.64EX-TC 41.69EX-FL 41.21EX-TC 41.25EX-FL 40.7899.20'237.32'163.09'527.51'EX. SIDEWALKCROSSWAY RDEX. DRIVEWAYEX. CONCRETEEX. DRIVEWAYEX. CONCRETE WALKWAYEX. CONCRETE WALKWAYEX. WOOD DECKEX. HOUSEEX. GARAGEFF 45.5APN NO.: 029-016-020LOT GROSS AREA: 6,802± SFEX. TILED BRICKGFF 41.4GFF 41.3EX. SHED5" TREEEX. ELECTRIC METER8" TREEEX. RUSTED SQUAREEX. 5X5 SQUAREDRAINAGEEX. 6" MIDDLE OF CNC RETWALLEX. 6" BACK OF CNC RETWALLEX. SEWER VALVEEX. SEWER VALVEEX. GAS METERGEM41.041.341.841.442.142.341.442.941.641.942.842.042.942.342.542.742.6DN UP UP NEW EXTERIOR WALL NEW INTERIOR WALL EXISTING EXTERIOR WALL EXISTING INTERIOR WALL WALLLEGEND : DEMO WALLS 1 HR FIRE RATED WALL 5' - 4"3' - 4"4' - 3"11' - 10"3' - 4"23' - 5"1' - 10"14' - 1"12' - 11"8' - 7" 1' - 6"30' - 1"16' - 1" 9' - 1"28' - 7"EXISTING WINDOW TO BE REMOVED WALL TO BE DEMOLISHED TYP. (E) WALL TO REMIAN TYP. DEMOLISH EXISTING CONCRETE DEMOLISH EXISTING 6" CONCRETE RETAINING WALL DEMOLISH EXISTING ENTRY STAIR SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. As indicated A-8DEMOLITION PLANADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/2021 21-1205MR. KAMBIZ ZOMORODI1/4" = 1'-0" FIRST FLOOR - DEMOLITION PLAN REVISION Revision Number Revision Description Revision Date REV.1 PLANING COMMENTS 8/11/2019 REV.2 2ND PLANING COMENTS 7/2/2022 1/8" = 1'-0" SITE DEMOLITION PLAN REV.2 1834 SF HOUSE 716 SF GARAGE 305 SF STORAGE 175 SF PORCH 36 SF ENTRY PORCH 1615 SF PROPOSED FIRST FLOOR 536 SF PROPOSED GARAGE 458 SF PROPOSED ADU 5 SF FIREPLACE CHNIMEY 89 SF COVERED PORCH 1430 SF PROPOSED SECOND FLOOR SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. 1/8" = 1'-0" A-9AREA CALCULATIONADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/2021 21-1205MR. KAMBIZ ZOMORODI1/8" = 1'-0" EXISTING FLOOR PLAN - AREA EXISTING AREA CALCULATION 1 HOUSE 1834 SF 2 GARAGE 716 SF 3 STORAGE 305 SF 4 PORCH 175 SF 5 ENTRY PORCH 36 SF 6 SECOND FLOOR 1209 SF 1/8" = 1'-0" PROPOSED FIRST FLOOR - AREA 1/8" = 1'-0" PROPOSED SECOND FLOOR - AREA PROPOSED PLAN AREA CALC. 1 PROPOSED FIRST FLOOR 1615 SF 2 PROPOSED GARAGE 536 SF 3 PROPOSED ADU 458 SF 4 PROPOSED SECOND FLOOR 1430 SF 6 FIREPLACE CHNIMEY 5 SF 8 COVERED PORCH 89 SF REVISION Revision Number Revision Description Revision Date REV.1 PLANING COMMENTS 8/11/2019 DN REFACE THE EXISTING DRIVEWAY WITH NEW PERMEABLE INTERLOCKING CONCRETE PAVEMENT (N) LAWN AREA LAWN AREA LAWN AREA EXISTING TREE TO REMAIN NEW TREE #4 PATIO NEW TREE #2 TRUE PROJECT NORTH EXISTING TREE TO REMAIN NEW CONCRETE UNIT PAVERS -PERVIOUS SAND/ROCK BASE NEW TREE #1 SHRUBS TYP. IVY / VINES ON FENCE SHRUBS TYP. STAIR NEW TREE #3 13' - 8" 15' - 0"7' - 1"NEW CONCRETE UNIT PAVERS -PERVIOUS SAND/ROCK BASE REFACE THE EXISTING DRIVEWAY WITH NEW PERMEABLE INTERLOCKING CONCRETE PAVEMENT SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. 1/8" = 1'-0" A-10LANDSCAPE PLANADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/2021 21-1205MR. KAMBIZ ZOMORODI1/8" = 1'-0" LANDSCAPE PLAN IMPERVIOUS AREA : DRIVE WAY 1173 SQ.FT. PERVIOUS AREA : LAWN AREA : 1181 SQ.FT. PAVERS -PERVIOUS SAND/ROCK BASE 800 SQ.FT REVISION Revision Number Revision Description Revision Date GROUNDCOVERS: 1 GAL Agapanthus orientalis 'Henryi'White Lily of the Nile MOD 12" O.C. FLATS Cerastium Tomentosum Snow-in-Summer MOD 12" O.C. 1 GAL Myoporum parvifolium Creeping Myoporum LOW 48" O.C. FLATS Senecio mandraliscae Blue Chalksticks LOW 18" O.C. FLATS Vinca Minor Periwinkle MOD 12" O.C. FLATS Viola hederacea Australian Violet MOD 12" O.C. VINES: Jas. pol.5 GAL Jasminum polyanthum Pink Jasmine MOD Tra. jas.5 GAL Trachelospermum jasminoides Star Jasmine MOD SHRUBS: Aga. att.5 GAL Agave attenuata Agave LOW 48" O.C. Bac. Blue 1 GAL Bacopa spp - Blue Blue Bacopa MOD 12" O.C. Bux. 'G.M.'1 GAL Buxus 'Green Mountain'Boxwood MOD 24" O.C. Cis. lad.1 GAL Cistus ladanifer (maculatus)White Rockrose LOW 48" O.C. Con. Cne.1 GAL Convolvulus cneorum Dwarf Blue Morning Glory - Blue LOW 30" O.C. Das. whe.1 GAL Dasylirion wheeleri Spoon Yucca LOW 36" O.C. Die. bic.1 GAL Dietes bicolor Yellow Fortnight Lily LOW 24" O.C. Dud. bri.1 GAL Dudleya brittonii Giant Chalk Dudleya LOW 48" O.C. Ech. sec.1 GAL Echeveria secunda Hen And Chicks LOW 24" O.C. Imp. cyl.1 GAL Imperata cylindrica Japanese Blood Grass LOW 24" O.C. Iri. dou.1 GAL Iris douglasiana - White Douglas Iris LOW 18" O.C. Gau. lin.1 GAL Gaura lindheimeri Gaura MOD 24" O.C. Lir. gig.1 GAL Liriope gigantea Giant Lily Turf MOD 48" O.C. Ole. E. 'L.O.'1 GAL Olea europaea 'Little Ollie'Dwarf Olive LOW 36" O.C.' Ver. 'D.L.M.'1 GAL Verbena lilacina 'De La Mina'De La Mina Verbena LOW 36" O.C.' Z ZZZZZinto native soil Minimum burial 6" Finish grade finish grade with or just above Root crown level in planting hole eliminate air pockets Tamp firmly to by installation straight & undamaged Plant roots to be Native soil STYRO-BLOC PLUG PLANTING spike to widen hole into soil & working by driving steel spike Create planting hole during planting to remain undamaged Leaves & root crown Note: unless directed otherwise. have dampened soil Plant after Fall rains Rhizome depth (see specs.) Specified planting Finish grade Bulb plant Container-grown 12" min. Planting depth depths recommended by plant supplier Unless otherwise specified, plant at Note: Existing subgrade Tubers or divisions than the rootball be 12" greater Planting hole to HERBACEOUS PLANTING (all forms except bareroot) slightly above finish grade. Rootball crown to be 2" min. bark mulch greater than the rootball. Planting pits to be 12" 6"6"water basin 2"-3" Mound for temporary Finish grade (see specification) Plant tablets12" min.or container. Remove burlap soil conditioner3 1 topsoil & 3 2 Planting mix: SHRUB PLANTING Height at Botanical Name Common Name Maturity Description Trident Maple 20'-25'DECIDUOUS: Moderate growth; roundish crown; glossy, three lobed leaves; fall color. Acer buergeranum Craetagus Washington Thorn 20'-25'DECIDUOUS: Moderate growth; graceful open limb phaenopyrum structure; glossy leaves; foliage turns fall colors. Crepe Myrtle 20'-30'DECIDUOUS: Moderate growth; spring foliage light "Tuscarora"green and bronze, fall yellow; dark pink flowers. Magnolia "St. Mary"30'EVERGREEN: Fast growth; upright branches; darkMagnolia Lagerstroemia Indica TREE #1 TREE #2 TREE #3 camphora aromatic leaves; tiny yellow flowers in spring. Samuel Sommers 30'EVERGREEN: Fast growth; upright branches; dark green foliage with rusty bronze coloring on leaf under side; white flowers in spring and summer. Magnolia grandiflora TREE #4 SYMBOL SIZE BOTANICAL NAME COMMON NAME WATER USE SPACING N40°15'30"W 54.47'S39°14'30"E 53.75'S39°14'30"E 50.50'S55°27'49"W 130.61'S53°45'00"W 129.38'EX-TC 42.10EX-FL 41.64EX-TC 41.69EX-FL 41.21EX-TC 41.25EX-FL 40.78EX-TC 40.82GEM41.041.341.241.841.442.141.641.942.842.042.942.342.542.742.6DN EL. 42.0EL. 41.4 EL. 42.4 EL. 40.8 EL. EX-TC 42.0 EL. EX-TC 41.27 MAINHOUSE FINISH FLOOR FIRST FLOOR : 45.5 FINISH FLOOR SECOND FLOOR : 55.0 HIGH RIDGE: 71.4 EXISTING GRADE @ENTRY STAIR 42.50 FINISH FLOOR EXISTING GARAGE 41.4 PERMEABLE PAVER CONCRETE BLOCK PAVING (N) LAWN AREA LAWN AREA RAISED PLANTER 3' HEIGHT EXISTING TREE TO REMAIN PATIO EXISTING SIDE WALK NEW CONCRETE UNIT PAVERS -PERVIOUS SAND/ROCK BASE STAIR -MAX. HEIGHT 7 3/4" TRUE PROJECT NORTH EXISTING TREE TO REMAIN SECOND FLOOR LINE FIRST FLOOR LINE DOWNSPOTDOWNSPOT DOWNSPOT DOWNSPOT DOWNSPOT A-11 4 TYP. A-11 3 TYP. 5 A-11 TYP. 2 A-11 TYP. 2 A-11 TYP. - --- TYP. 3" PVC SD35 PERFORATED SUBDRAIN PIPE TYP. CATCH BASIN CATCH BASIN AREA DRAIN A-11 6 TYP. SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. As indicated A-11DRAINAGE PLAN & DETAILSADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA11/3/2021 21-1205MR. KAMBIZ ZOMORODIREVISION Revision Number Revision Description Revision Date REV.1 PLANING COMMENTS 8/11/2019 1/8" = 1'-0" DRAINAGE PLAN 1 1/2" = 1'-0"2PERMEABLE INTERLOCKING CONCRETE PAVEMENT DRIVEWAY WITH CONSRETE CURB 1 1/2" = 1'-0"3TYPICAL CATCH BASIN DETAIL 1 1/2" = 1'-0"4SPLASH BLOCK - DOWNSPOT DETAIL 1 1/2" = 1'-0"5BUILDING WALL PROTECTION FROM PERMEABLE INTERLOCKING CONCRETE PAVEMENT 1 1/2" = 1'-0"6AREA DRAIN DETAIL SCALE DATESHEET NAME PROJECT ADDRESS PROJECT TYPE BAVAND DESIGN ARCHITECTURAL DESIGNER: SANAZ FARIDNIA BABAK NEMATOLLAHI EMAIL: PHONE: (650) 690 - 6639 ADDRESS : 512 RAILWAY AVENUE, CAMPBELL, CA. 95008 PROJECT NO.PROJECT OWNERRESTRICTIONS: THESE PLANS & INCORPORATED DESIGNS EMBODIED THEREON ARE THE PROPERTY OF BAVAND DESIGN THE USE OF THESE PLANS ARE RESTRICTED TO THE ORIGINAL SITE AND OWNER FOR WHICH THEY WERE PREPARED. PUBLICATION AND REPRODUCTION IS RESTRICTED TO SUCH USE. PUBLICATION AND REPRODUCTION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED. TITLE TO THE PLANS AND DESIGNS REMAIN WITH BAVAND DESIGN VISUAL CONTACT WITH THEM CONSTITUTE APPROVAL WITH THESE RESTRICTIONS. A-0 ADDITION AND REMODELING839 CROSSWAY ROAD, BURLINAGE, CA21-1205MR. KAMBIZ ZOMORODIREVISION Revision Number Revision Description Revision Date EXTERIOR FRONT VIEW RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION CITY OF BURLINGAME Community Development Department M E M O R A N D U M DATE: August 8, 2022 Director's Report TO: Planning Commission Meeting Date: August 8, 2022 FROM: Catherine Keylon, Senior Planner SUBJECT: FYI – REVIEW OF CHANGES REQUESTED BY THE PLANNING COMMISSION FOR A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT AT 128 ELM AVENUE, ZONED R-1. Summary: An application for Design Review and Special Permit for an attached garage and declining height envelope for a new, two and half story single-unit dwelling at 128 Elm Avenue, zoned R-1, was approved by the Planning Commission on March 14, 2022 (see attached March 14, 2022 Planning Commission Meeting Minutes). The Planning Commission approved the application with the following added condition of approval:  that prior to issuance of a building permit, the applicant shall submit an FYI showing a reduction in the size of the three crawlspace windows located next to the attached garage (Southeast Elevation); the size of the crawlspace windows should be similar in size to the windows in the hallway off the garage (Northwest Elevation). The applicant submitted revised plans (see sheet A9), date stamped July 27, 2022, that show reduced crawlspace windows on the right (southeast) side elevation that are similar in size to the windows on the Northwest Elevation. No additional changes beyond those requested by the Commission are proposed to the approved design of the house. If the Commission feels there is a need for more study, this item may be placed on an action calendar for a second review and/or public hearing with direction to the applicant. Attachments: March 14, 2022 Planning Commission Minutes Revised Plans (sheet A9) dated July 27, 2022 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, March 14, 2022 a.128 Elm Avenue, zoned R-1 - Application for Design Review and Special Permits for declining height envelope and attached garage for a new, two and a half -story single-unit dwelling and attached garage. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines. (Beth Taylor, applicant and property owner; Elaine Lee, architect) (72 noticed) Staff Contact: Catherine Keylon All Commissioners have visited the project site. Commissioner Loftis noted that he was absent from the February 14, 2022 meeting, but visited the site and watched the video. Senior Planner Keylon provided an overview of the staff report. Chair Schmid opened the public hearing. Elaine Lee and Beth Taylor, represented the applicants and answered questions about the application. Public Comments: > Darren Prock and Ashley Williams, 120 Elm Avenue: Thank you for allowing me a quick minute to speak on behalf of the project at 128 Elm Avenue. My wife and I were in attendance for the meeting in December that both Elaine and Beth mentioned. We’ve reviewed the plans, looked at the updated plans, have no concerns, and provide full support for the project. We think the proposed house, as it s designed, would be a nice enhancement to the neighborhood and we didn't see any impact to our property that we were concerned about. Chair Schmid closed the public hearing. Commission Discussion/Direction: >I wanted to thank the applicant for addressing our questions and concerns from the last meeting. I appreciate the very detailed response letter that talks about each of the elements that we asked about, having done the research, and letting us know about their declining height envelope approval or special permit approval. The house is very nicely designed. It has some nice scale and details. I can support the declining height envelope request as well as the attached garage. >The Commission was very rigorous in its intention to the project at the first meeting and the changes that have been made are really nice. I'm skeptical of the windows into the crawl space, because one of the things we have to do is to attempt to know in the future as best we're able. We often hear that neighbors don't have concerns about a proposal, but that may change if neighbors change. I’m worried about the windows into that crawl space being an invitation in the future, when the current owners sell this property, to dig that out and occupy that space. I don't see the need for it, frankly. If they were going to be put in, they should be very small, clerestory type windows and not windows that would provide egress from a habitable unit down there. They look just jammed in, they don't enhance that fa çade. Other than that, it's a great project. > I was really impressed how the reduction in the height, by only a foot, really improved the front facade of this project. It doesn't appear as tall, especially compared side -by-side to what was originally proposed . Page 1City of Burlingame March 14, 2022Planning Commission Meeting Minutes I can support the project on a design review basis. I also can support the special permit request for declining height envelope, mainly based on the slope of the lot and the point where that projection is taken. I can support the special permit for the attached garage. I feel there are a number of attached garages in the neighborhood and this fits in with that pattern. >I agree with my fellow commissioners. The applicant did a nice job in reducing the square footage. I can also approve the project for the special permit for the declining height and detached garage. I appreciate the applicant for all the hard work and details provided. I also agree with my fellow commissioner regarding those windows in the crawl space, they are pretty big and can ’t see the use for them. >I agree that the windows being proposed into the crawl space is unnecessary. I can support some smaller windows, similar to what we see on the other elevation, which is into the staircase leading up into the house from the garage. >I'm in agreement with all of the other commissioners on all those points. I appreciate the effort put in by the applicant and I agree with what has been said regarding the crawl space windows. > It’s clear we can make the findings for the special permit for declining height envelope given the nature of the sloping lot. Vice Chair Loftis made a motion, seconded by Commissioner Tse, to approve the application with the following added condition: >that prior to issuance of a building permit, the applicant shall submit an FYI showing a reduction in the size of the three crawlspace windows located next to the attached garage (Southeast Elevation); the size of the crawlspace windows should be similar in size to the windows in the hallway off the garage (Northwest Elevation). Aye:Comaroto, Tse, Gaul, Loftis, Schmid, and Pfaff6 - Absent:Terrones1 - Page 2City of Burlingame BURLINGAME, CALIFORNIA 128 ELM AVENUE NEW RESIDENCE AND DETACHED ADU as notedTAYLOR ELMEL5.25.22OWNERS: BETH AND KEITH TAYLORof 40 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 028-274-1807.27.221510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.23Elaine LeeBldg Plan ReviewA0PROJECT DATA PROJECT DIRECTORYNEW RESIDENCE AND DETACHED ADU128 ELM AVENUE, BURLINGAME, CALIFORNIAGREEN BUILDING AND ENERGY REACH·Green Building Mandatory Measures Checklist on sheet A13·This project shall comply with All Electrification requirements in accordance with the Cityof Burlingame Reach Code Ordinance #1979.APPLICABLE CODESA0Project data, general notes, vicinity map, applicable building codes, conditions of approval-Topographic SurveyA1.0Site PlanA1.1Topographic Site Plan, Demolition Site PlanC-0Civil cover sheetC-1Civil NotesC-2Grading and Drainage and Utility PlanC-3Erosion Control PlanC-3.1Best Management PracticesC-4Civil Drainage DetailsC-4.1Utility Trench DetailA2Main House Lower Floor Plan and NotesA3Main House Main floor plan and Architectural DetailsA4Main House Second floor plan and Architectural DetailsA52020 Burlingame Reach Code Checklist, Roof plan, Central County Fire AMP ApprovalA6Main House Lower floor and Main floor Electrical plansA7Main House Second floor Electrical plans and Electrical NotesA8Main House Front and Rear Elevations and Cross SectionsA9Main House Left and Right ElevationsA10Main House Cross sectionsA11Main House Cross sectionsA12ADU Plan, Electrical plan, Elevations, and Cross SectionA13Cal Green notes and Green Building Residential ChecklistEC1Main House Energy compliance reportEC2ADU compliance reportECMEnergy compliance report and mandatory measuresL1.0Hardscape PlanL2.0Planting PlanL2.1Hydrozone and Irrigation PlanS-1Lower Floor Foundation Plan, Foundation Notes, Structural Design Criteria, Holdown Anchor Bolt ScheduleS-2First Floor Framing Plan and Framing Notes, Holdown Anchor Bolt ScheduleS-3Second Floor/ Low Roof Framing Plan and Framing NotesS-4Roof Framing and Ceiling Framing Plans and Framing NotesS-5ADU Foundation and Roof Framing Plans, Structural Notes, Holdown Anchor Bolt ScheduleS-6Typical Framing DetailsS-7Framing DetailsS-8Framing DetailsS-9Framing DetailsS-10Framing and Foundation DetailsS-11Foundation DetailsS-12General Structural Notes, Shear Wall ScheduleSHEET INDEXFIRE SPRINKLER DRAWINGS SHALL BE A DEFERRED SUBMITTAL-An automatic fire sprinkler system shall be installed in accordance with NFPA 13D.-Fast-response fire sprinkler heads shall be installed throughout residence, garage, and ADU.-Fast-response fire sprinkler heads shall be installed throughout residence, garage, and detached ADU.-Primary residence and detached ADU shall have increased sprinkler protection in all rooms and areas, including full sprinklercoverage throughout the attic, bathrooms, clothes/utility closets, and any accessible mechanical or crawl spaces.-ADU walls less than 5 feet from property lines shall be of 2-hour assemblies.-The suppression contractor shall have a C-16 type license.-The suppression contractor shall provide 3 copies of working drawings and calculations to the fire district for plan checking.-The fire district shall issue a permit prior to the installation of fire sprinkler system.-An owner's manual for the fire sprinkler system shall be provided to the owner.-A sign or valve tag shall be installed at the main shutoff valve to the water distribution system stating the following: "Warning,the water system for this home supplies fire sprinklers that require certain flows and pressures to fight a fire. Devices thatrestrict the flow or decrease the pressure or automatically shut off the water to the fire sprinkler system, such as watersofteners, filtration systems and automatic shutoff valves, shall not be added to this system without a review of the firesprinkler system by a fire protection specialist. Do not remove this sign."-Backflow prevention device shall be installed on fire service line. It shall be certified and tagged by backflow tester before finalinspection.-Fire sprinkler test water shall be discharged to to landscape or sanitary sewer.FIRE PROTECTION NOTESCONDITIONS OF APPROVAL1.No person shall erect (including excavation and grading), demolish, alter or repair any building or structure other thanbetween the following hours, except in the case of urgent necessity in the interest of public health and safety, and thenonly with prior written approval from the Building Official, which approval shall be granted for a period not to exceedthree days. No work on Sundays and Holidays. Holidays are the first day of January, the third Monday of February, thelast Monday of May, the fourth day of July, the first Monday of September, the eleventh day of November, the fourthThursday in November and the twenty-fifth day of December. If the first day of January, the fourth day of July, theeleventh day of November, or the twenty-fifth day of December falls upon a Sunday the following Monday is a holiday.Construction HoursMonday through Friday8AM-7PMSaturdays9AM-6PMSundays and HolidaysNo Work AllowedNote: As of October 19, 2016, allowable working hours were changed as noted above.2.Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and5:00 p.m. for all activities (including hauling).3.CONSTRUCTION AND DEMOLITION RECYCLING REQUIREMENTS65% by weight of all waste generated from demolition and new construction be reused and/or recycled. Further, aminimum 25% of structural material (excluding concrete, asphalt and dirt) must be recycled. Prior to permitting, thegeneral contractor shall complete and submit a “Recycling and Waste Reduction Form.” A deposit, based on wastegeneration for full demolition projects, or based on value for new construction and alteration projects, is calculatedand is payable with the other fees when the permit is issued. Within sixty (60) days of completion of the project thecontractor shall document all reuse, recycling, and disposal through receipts, weight tags, or other records ofmeasurement. Recycling and Waste Reduction Form will need to be submitted and approved prior to issuance ofbuilding permit. Contact Recycling Specialist, Joe McCluskey (650) 558-7273 for any questions.4.Any recycling containers, debris boxes, or dumpsters for the construction project shall be placed upon the privateproperty, if feasible. If located in the City right-of-way, an Encroachment Permit is required prior to placement.No wet garbage fluid shall enter the public right-of way or the storm drain system.5.ADDITIONAL INSPECTIONS AND CERTIFICATION REQUIRED DURING CONSTRUCTIONSee the conditions of approval above for requirements.6.PROJECT OCCUPANCYOnce construction begins, the Certificate of Occupancy will be rescinded. No occupancy of the building is to occuruntil a new Certificate of Occupancy has been issued (after the project is finaled).7.COMMENCEMENT OF WORKNo work can begin and no demolition permit will be issued until a Building Permit has been issued. Prior tocommencing work, all tree protection and erosion control measures shall be in place. The property owner isresponsible for assuring that no work is authorized or performed prior to issuance of building permit.8.DEMOLITION PERMITA completed Supplemental Demolition Permit Application shall be submitted prior to the issuance of a building permitapplication. NOTE: The Demolition Permit will not be issued and no work can begin (including the removal of anybuilding components) until a Building Permit is issued for the project. The owner is responsible for assuring that nowork is authorized or performed. Demolition of a structure requires a permit from BAAQMD and required sign-offsfrom the Water, Sewer, Planning, and Recycling departments. The pink demolition permit application will need to becompleted prior to Building Department approval and the start of work. Contact BAAQMD for questions.(415)749-4979, email at www.baaqmd.gov.9.GRADING PERMITA Grading Permit will be obtained from the Department of Public Works at the time of building permit application.10.Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plansmay require further City approvals including review by the Planning Commission.11.PROPERTY CORNER MONUMENTSProperty corners shall be set with surveyor's license number on durable monuments prior to the commencement ofexcavation. All corners need to be maintained or reinstalled before the building final. All property corners shall bemaintained during construction or reestablished at the end of the project.12.CITY OF BURLINGAME BUSINESS LICENSEAnyone doing business in City of Burlingame must have a current City of Burlingame business license.CONSTRUCTION NOTESLANDSCAPE NOTESSPECIAL FEATURES AND REQUIRED HERS TESTINGREQUIRED SPECIAL FEATURES·Indoor air quality, balanced fan• IAQ Ventilation System Heat Recovery: minimum 78 SREand 84 ASRE• IAQ Ventilation System: supply outside air inlet, filter, andH/ERV cores accessible per RACM Reference Manual• IAQ Ventilation System: fault indicator display• Ducts with high level of insulation• Insulation below roof deck• Ducts in crawl space• Northwest Energy Efficiency Alliance (NEEA) rated heatpump water heater; specific brand/model, or equivalent,must be installed·PV System: 3.73 kWdcHERS VERIFICATIONBuilding-level Verifications:•Quality insulation installation (QII)•Indoor air quality ventilation•Kitchen range hood•High R-value Spray Foam InsulationCooling System Verifications:•Minimum Airflow•Verified EER•Verified SEER•Verified Refrigerant Charge•Fan Efficacy Watts/CFMHeating System Verifications:•Verified HSPF•Verified heat pump rated heating capacityHVAC Distribution System Verifications:•Duct leakage testingDomestic Hot Water System Verifications:• -- None --SPECIAL INSPECTIONS, OBSERVATIONS, AND CERTIFICATION1.GEOTECHNICAL ENGINEER, Romig Engineers, Inc., (650)591-5224Earthwork, foundation construction, slab subgrade and non-expansive fill preparation, utility trench backfill, pavementconstruction, and site drainage should be performed in accordance with the geotechnical report prepared by RomigEngineers, Inc., dated January 2021. Romig Engineers should be notified at least 48 hours in advance of any earthworkand should observe and test during earthwork and foundation construction as recommended in the geotechnical report.Romig Engineers should be notified at least 5 days prior to earthwork, trench backfill and subgrade preparation work toallow time for sampling of on-site or imported soil and laboratory compaction curve testing to be performed prior toon-site compaction density testing.The earthwork and foundation phases of construction should be observed and tested by Romig Engineers, Inc. to: 1)confirm that subsurface conditions are compatible with those used in the analysis and design; 2) observe compliance withthe design concepts, specifications, and recommendations; and 3) allow design changes in the event that subsurfaceconditions differ from those anticipated. The recommendations presented in this report are based on a limited amount ofsubsurface exploration. The nature and extent of variation across the site may not become evident until construction. Ifvariations are exposed during construction, it will be necessary to reevaluate geotech report recommendations.2.All welding with the exception of shop welding done in an approved fabricator's shop.3.Nailing, bolting, anchoring and other fastening components within the seismic-force resisting system, including nailing ofwood shear walls, wood diaphragms, drag struts, braces, shear panels and holdowns where fastener spacing of thesheathing is 4" o.c. or less.4.Surveyor of recorda.prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the buildingfootprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boardsper the approved plans, provide to City Engineerb.prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and providecertification of that height to the Building Division5.Architecta.that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect orresidential designer, or another architect or residential design professional, that demonstrates that the project falls at orbelow the maximum approved floor area ratio for the property;b.prior to scheduling the framing inspection the project architect or residential designer, or another architect or residentialdesign professional, shall provide certification that the architectural details shown in the approved design which shouldbe evident at framing, such as window locations and bays, are built as shown on the approved plans; architecturalcertification documenting framing compliance with approved design shall be submitted to the Building Division beforethe final framing inspection shall be scheduled.2019California Building Code2019California Residential Code2019California Mechanical Code2019California Plumbing Code2019California Green Building Standards Code2019California Electrical Code2019California Fire Code2019California Energy CodeBurlingame Municipal CodeBurlingame Amendments to the California Codes as adopted in Ordinance 18891.that the project shall be built as shown on the plans submitted to the Planning Division date stamped March 4, 2022,sheets A0 through A9,C-0 through C-3, and L0.1;2.that prior to issuance of a building permit, the applicant shall submit an FYI showing a reduction in the size of the threecrawlspace windows located next to the attached garage (Southeast Elevation); the size of the crawlspace windows should besimilar in size to the windows in the hallway off the garage (Northwest Elevation);3.that the project shall meet the conditions of the Alternate Means of Protection, approved by Central County FireDepartment on January 18, 2022 including:a.Residence and ADU - shall be protected by a residential fire sprinkler system in all rooms and areas, including fullsprinkler coverage through the attic, bathrooms, clothes/utility closets and any accessible mechanical or crawl spaces;b.ADU - exterior walls less than 5 feet from the property lines shall be of 2-hour construction;4.that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, andamount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI oramendment to be determined by Planning staff);5.that any changes to the size or envelope of the first or second floors, or garage which would include adding orenlarging a dormer (s), shall require an amendment to this permit;6.that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the privateproperty, if feasible, as determined by the Community Development Director; that demolition or removal of the existingstructures and any grading or earth moving on the site shall not occur until a building permit has been issued and such sitework shall be required to comply with all the regulations of the Bay Area Air Quality Management District;7.that prior to issuance of a building permit for construction of the project, the project construction plans shall be modifiedto include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal;which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions ofapproval is required; the conditions of approval shall not be modified or changed without the approval of the PlanningCommission, or City Council on appeal;8.that all air ducts, plumbing vents, and flies shall be combined, where possible, to a single termination and installed onthe portions of the roof not visible from the street; and that these venting details shall be included and approved in theconstruction plans before a Building permit is issued;9.that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affecteddemolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; anypartial or full demolition of a structure, interior or exterior, shall require a demolition permit;10.that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until abuilding permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area AirQuality Management District;11.that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time ofbuilding permit submittal, as amended by the City of Burlingame;THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THEINSPECTIONS NOTED IN EACH CONDITION:12.that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect orresidential designer, or another architect or residential design professional, that demonstrates that the project falls at or belowthe maximum approved floor area ratio for the property;13.that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the buildingfootprint and certify the first-floor elevation of the new structure(s) based on the elevation at the top of the form boards per theapproved plans; this survey shall be accepted by the City Engineer;14.prior to scheduling the framing inspection the project architect or residential designer, or another architect or residentialdesign professional, shall provide an architectural certification that the architectural certification that the architectural detailsshown in the approved design which should be evident at framing, such as window locations and bays, are built as shown onthe approved plans; architectural certification documenting framing compliance with approved design shall be submitted tothe Building Division before the final framing inspection shall be scheduled;15.that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and providecertification of that height to the Building Division; and16.that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trimmaterials, window type, etc.) to verify that the project has been build according to the approved Planning and Building plans.All site improvements and construction work will require a separate application to the Building Division. This approval is validfor two years during which time a building permit must be issued (building permit must be issued by March 22, 2024). Oneextension of up to one year may be considered by the Community Development Director if a written application and filing feeis submitted to the Planning Division at least 30 days prior to the expiration date of the initial Planning approval.1.(4) new 24" box trees shall be planted, as indicated on landscape plan.2.An automatic weather-based irrigation system controller for landscaping will be provided by the builder and installed atthe time of final inspection.3.Landscape is to comply with the Water Conservation in Landscape Regulations.4.Audit shall be required at the time of final inspection.Main HouseADUREQUIRED SPECIAL FEATURES·Insulation below roof deck·Variable capacity heat pump compliance option (verificationdetails from VCHP Staff report, Appendix B, and RA3)·Northwest Energy Efficiency Alliance (NEEA) rated heatpump water heater; specific brand/model, or equivalent,must be installed·PV System: 1.63 kWdcHERS VERIFICATIONBuilding-level Verifications:•Indoor air quality ventilation•Kitchen range hood•High R-value Spray Foam InsulationCooling System Verifications:•Verified Refrigerant Charge•Airflow in habitable rooms (SC3.1.4.1.7)Heating System Verifications:•Verified heat pump rated heating capacity•Wall-mounted thermostat in zones greater than 150 ft2(SC3.4.5)•Ductless indoor units located entirely in conditioned space(SC3.1.4.1.8)HVAC Distribution System Verifications:•-- None --Domestic Hot Water System Verifications:• -- None --DEFERRED SUBMITTALS·Fire Sprinklers·Solar Photovoltaic·Temporary Shoring PlanOWNERBeth Taylor650.255.9510b_ktaylor@sbcglobal.netGENERAL CONTRACTORPaul Wyss Construction650.483.1939WyssConstruction@gmail.comARCHITECTElaine Lee3223 Encinal Avenue, Alameda CA 94501510.847.0377elaine@elaineleedesign.comCIVIL ENGINEER (Structural)Mike MahmoudianMike Mahmoudian & Associates851 Burlway Road Suite 159, Burlingame, CA 94010650.348.3457mma@pacbell.netSOILS ENGINEERColeman NgRomig Engineers, Inc.1390 El camino Real, 2nd Flr, San Carlos, CA 94070650.591.5224coleman@romigengineers.comSURVEYORRobert DainsDains Land Surveying2980 Barrington Terrace, Fremont CA 94536650.743.0831rdains@dainslandsurveying.netCIVIL ENGINEER (Grading and Drainage)Travis Lutz, P.E., QSD/QSPPrecision Engineering and Construction, Inc.1331B Old County Road, Belmont, CA 94002650.226.8640travis@precision-ec.comENERGY CONSULTANTJason BennettDP Advanced Engineering3361 Walnut Blvd. Suite 100, Brentwood, CA 94513925.516.3502jb@advengineering.comLANDSCAPE DESIGNERKristen Rudger Landscape Design650.576.1935kristen@rudgerlandscapes.comPUBLIC WORKS CONDITIONSscope of work: Demolish existing residence and detached garage and build new 2.5-storyresidence, 2 car attached garage, and detached ADU. Residence, attached garage, anddetached ADU shall be equipped with fire sprinklers (all areas to be protected withsprinklers: closets, attic, bathrooms, and accessible crawlspaces shall have 2-hour wallassemblies at walls adjacent to side and rear property lines).project address: 128 Elm AvenueAPN: 028-274-180project owners: Beth and Keith Taylorzoning: R-1lot size: 11,035± sq. ft.allowable floor area: 0.32x11,035+1,100= 4,631 sq. ft.gross floor area to be demolished: 2510± sq. ft. residence and 405± sq. ft. garageFLOOR AREAlower floor 555.5main floor2,0982nd floor1,977TOTAL4,630.5detached ADU721max allowable lot coverage: 0.4x11,035= 4,414 sq. ft.proposed lot coverage: 2,986 sq. ft. (27%), not including ADUlandscaped/softscaped area: 3,600 sq. ft.habitable areanon-habitable areabedroomsbathrooms2,5100324,177.545345.5FLOOR AREA RATIO TABLEbuildingspatios, walksfuture pooltotalexistingproposedIMPERVIOUS LOT COVERAGE2,5801,51305,9382,9861,8724507,461driveway1,5221,900front porch5081existing residenceproposed residenceand attached garageexisting detachedgarageproposed detachedADU0405--07210110total2,5104,630405721deck & deck stairs3232531. Any work in the City right-of-way, such as street, sidewalk area, public easements, utility easements, or use of the right-of-way such asplacement of debris box or construction parking is required to obtain an Encroachment Permit prior to starting work. For requirements relatedto issuance of an Encroachment Permit, visit: https://www.burlingame.org/departments/public_works/encroachment_permit.php. Workwithout the benefit of an encroachment permit will be charged double the permit fee.2. All work within City right-of-way shall comply with City Standards and Details. Standard Details are available at:https://www.burlingame.org/departments/public_works/city_standard_details.php.3. Public Works construction hours in the right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. Thisincludes construction hauling. If applicant/contractor wishes to work beyond the normal construction hours, a waiver of working hour form maybe submitted to the Public Works Department ten (10) working days in advance for review and approval by Public Works and BuildingDepartment.4. For projects in the Burlingame Plaza, Broadway, and Burlingame downtown districts; construction in the public right-of-way is prohibitedduring the Holiday Shopping Moratorium period, from first Saturday of November through the first Saturday after New Year’s Day.5. For downtown Burlingame Avenue projects, per City of Burlingame Municipal Code 12.05, any work within the public right-of-way shallrequire approval from the Public Works Department and shall comply with the following special conditions, specifications, details, andconstruction moratorium.6. For Projects facing El Camino Real: Any work in the Caltran’s right-of-way, such as street and sidewalk area is required to obtain anEncroachment Permit from Caltran prior to starting work. It is the applicant’s responsibility to obtain all required permits.7. No structure shall be built into City’s right-of-way, this includes all existing and overhang projections. On 128 Elm Avenue, this measurementvaries from fifteen and two tenth feet to sixteen and one tenth feet (15.2' to 16.1') measured from face of curb.8. FOR NEW SINGLE FAMILY OR SUBSTANTIAL REMODELS (GREATER THAN 50% REMODEL/ADDITION):Show on the site plan - (1) Replacement of ALL curb, gutter, driveway and sidewalk fronting site, (2) plug all existing sanitary sewer lateralconnections and install a new [4" or 6”] lateral to sewer main including wye, (3) new water service to water meter, and when applicable, (4)water lines above 2” and all fire services of any size are to be installed by applicant and per city standard procedures and specification.Confirm with applicant: If the location of the new sewer lateral and/or water service is at a new location:• All abandoned sewer laterals shall have wyes or saddles removed off the main and replace with new straight section.• All abandoned existing water services, 2-inch or below, shall be cut and cap at the existing main connection and disconnect at servicesaddle. Abandon valve where applicable.• All abandoned existing water services, greater than 2”, shall have tees removed at main and replaced with straight pipe per City standardsand details.9. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The SewerBackwater Protection Certificate is required prior to the issuance of Building Permit and the backwater device must be placed on privateproperty.10. For remodel projects (less than 50% remodel) All damaged and displaced curb, gutter, sidewalk, and driveway approach fronting site mustbe replaced prior to final of Building Permit. A pre-inspection by Public Works of the condition of the sidewalk is recommended, but notrequired. However, if a pre-inspection is not conducted, the applicant/contractor waives the right to contest the limits of the repairs caused bythe construction activities.11. Front landscape (hardscape) improvements that are not shown on the plans, this will be subject to a Public Works inspection prior tobuilding permit final to confirm that no encroachments exist beyond the property line.12. If applicable, for large developments (4-units or more), or improvements in downtown area:Contractor shall coordinate a meeting with the City Public Works Engineering Inspector 48 hours prior to initiation of the site work. The purposeis to discuss and clearly understand the following:a. Plan of work within City’s right of way, including, but not limited to, hours of work, deliveries, traffic control and/or pedestrian access withinpublic right of way, sidewalk issues, parking, storage, loading of materials, repair of damaged public facilities such as sidewalk, roadpavement, etc., and coordination with City projects within the vicinity.b. Contractor shall provide field contact names and numbers of responsible field personnel.13. The project shall comply with the City’s NPDES permit requirements to prevent storm water pollution. All construction work shall be done inaccordance with the most current APWA-AGC Standard Specifications for Public Works Construction, the California Stormwater QualityAssociation’s Stormwater Best Management Practice Handbook, and the City of Burlingame Stormwater Management and Discharge ControlOrdinance (Municipal Code Chapter 15.14). A copy of the Stormwater Construction Best Management Practices can be found athttp://www.flowstobay.org/brochures. Upon completion of the work, all stormwater protection measures shall be entirely removed and theright-of-way shall be left in as presentable a condition as existed before work started. Please be aware that during winter months (October 15thto April 15th) applicant/contractor are responsible to remove projects stormwater inlet protection device(s) (sandbags/filters/etc.) in the publicright-of-way to prevent flooding during rain events, and reinstall devices once the rain event ends. All private property stormwater protectionmeasures must be protected and repaired after each rain event.14. Per Municipal code section 18.08.090, no storm water or underground water draining from any lot, building, or paved area shall be allowedto drain to adjacent properties nor shall this water be connected to the city’s sanitary sewer system. Regardless of the slope of the sourceproperty, such water shall drain to either artificial or natural storm drainage facilities by gravity or pumping.15. All water lines connections to city water mains for services or fire line protection are to be installed per city standard procedures andmaterial specifications. Contact the City’s Water Department for connection fees. Domestic Water Services 2" and over shall be installed bybuilder.16. If required, all fire services shall be installed by builder. All underground fire service connections shall be submitted as separateUnderground Fire Service permit for review and approval.17. All debris/garbage containers location shall be on property. No wet garbage fluid shall enter public right-of- way or the storm drain system.18. Porta potty’s must be placed on private property and are not allowed in the public right-of-way.19. It is the responsibility of the owner and/or contractor to notify Underground Service Alert (USA) at least 48 hours before the start of anyexcavation work. GFI240BURLINGAME, CALIFORNIA 128 ELM AVENUE NEW RESIDENCE AND DETACHED ADU as notedTAYLOR ELMEL5.25.22OWNERS: BETH AND KEITH TAYLORof 40 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 028-274-1807.27.221510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.23Elaine LeeBldg Plan ReviewA22-CAR GARAGECRAWLSPACE6' max ceilings21'-7"21'-0"20'-2"29'-6"4'-4"2'-0"2'-3"2'-3"32'-0"24'-512"20'-612"11'-6"DECK CRAWLSPACEclear height under deck shallnot exceed 6'edge of balcony aboveedge of kitchen aboveLOWER FLOOR PLAN1/4"=1'-0"north 7'-11 2"4'-51 2" 2'-3" 3'-4"003004005006007008009UP10'-0"CRAWLSPACE6' max ceilingsvents for HVAC ventilationcovered with durable materialand openings no larger than 14"vent forHVACvent forHVACCRC, CBC, CMC, CPC, and CEnC NOTESShower Valves1.Showers and tub-shower combinations shall be provided with individual pressure balance or thermostatic mixingcontrol valves.2.The maximum mixed water setting shall be 120 degrees Fahrenheit.3.Water heater thermostat shall not be considered as suitable for meeting this requirement.Bathroom Notes1.Wooden backing (2X8 min.) shall be provided in all bathroom walls at toilet, shower, and bathtub- located at 34”from the floor to the center of the backing, suitable for the addition of grab bars.2.Bathtub and shower floors and walls above bathtubs with installed shower heads and in shower compartments shallbe finished with a nonabsorbent surface. Such wall surfaces shall extend to a height of not less than 6 feet above thefloor.3.Gypsum board shall not be used where there will be direct exposure to water, or in areas subject to continuous highhumidity.Mechanical and Plumbing Notes1.Installation instructions for all listed equipment shall be provided to the field inspector at time of inspection.2.Appliances in attics and under-floor spaces shall be accessed via a 24" min. wide passageway with solid flooringand 20' max. in length of travel. A 30"x30" min. level working platform shall be provided in front of the service side of theappliance. Install a permanent 120-volt receptacle and a lighting fixture near the appliance. The switch controlling thelighting fixture shall be located at the entrance to the passageway.3.Appliances in attics shall be accessible through an opening and passageway at least as large as the largestcomponent of the appliance, and not less than 22"x30".4.Appliances connected to a piping system shall have an accessible, approved manual shutoff valve with anondisplaceable valve member, or a listed gas convenience outlet. Appliance shutoff valves and convenience outletsshall serve a single appliance and shall be installed within 6 feet (1829 mm) of the appliance it serves. Where aconnector is used, the valve shall be installed upstream of the connector. A union or flanged connection shall beprovided downstream from the valve to permit removal of appliance controls.5.Plumbing vents shall terminate not less than 10 feet from or not less than 3 feet above an openable window, door,opening, air intake, or vent shaft, and not less than 3' in every direction from property lines, alley and street excepted.6.Environmental air duct exhaust shall not terminate less than 3 feet from property lines, 10 feet away from a forced airinlet, and 3 feet from openings into the building.7.Termination of all environmental air ducts shall be a minimum of 3 feet from property lines or any openings into thebuilding (i.e., dryers, bath and utility fans, etc., must be 3 feet away from doors, windows, opening skylights or atticvents) and a minimum of 10 feet away from any forced air inlets.8.The max flow rates for new plumbing fixture shall be as follows:Lavatory faucets 1.2 gpm @ 60 psiShowerheads1.8 gpm @ 80 psiWater closets1.28 gallons/flushKitchen faucet1.8 gpm @ 60 psi9.All plumbing fixtures and fittings shall meet the standards referenced in Table 1701.1 of the 2019 California PlumbingCode.10.No domestic dish washing machine shall be directly connected to a drainage system or food waste disposer withoutthe use of an approved dishwasher air gap fitting on the discharge side of the dishwashing machine. Listed air gapsshall be installed with the flood-level (FL) marking at or above the flood level of the sink or drainboard, whichever ishigher.11.Building water supply systems where quick-acting valves (i.e. dishwasher hot water line) are installed shall beprovided with water hammer arrester(s) to absorb high pressures resulting from the quick closing of these valves. Waterhammer arresters shall be approved mechanical devices that comply with ASSE 1010 or PDI-WH 201 and shall beinstalled as close as possible to quick-acting valves.12.Domestic water piping shall be insulated to the thicknesses as follows: All domestic hot water system piping conditions listed below, whether buried or unburied, must be insulated andthe insulation thickness shall be selected based on the conductivity range in CEnC TABLE 120.3-A and the insulationlevel shall be selected from the fluid temperature range based on the thickness requirements in CEnC TABLE120.3-A:·The first 5 feet (1.5 meters) of hot and cold water pipes from the storage tank.·All piping with a nominal diameter of 3/4 inch (19 millimeter) or larger.·All piping associated with a domestic hot water recirculation system regardless of the pipe diameter.·Piping from the heating source to storage tank or between tanks.·Piping buried below grade.·All hot water pipes from the heating source to the kitchen fixtures.14.Hose bibs shall be protected with a nonremovable hose-bib-type backflow preventer, a nonremovable hose-bib-typevacuum breaker, or by an atmospheric vacuum breaker installed not less than 6 inches above the highest point ofusage located on the discharge side of the last valve.Smoke and Carbon Monoxide Alarm Notes1.Dual sensor photoelectric/ionization smoke alarms (compliant with UL217 and installed in accordance with CRCSection 314 and NFPA 72) and carbon monoxide alarms are required in all areas/rooms use for sleeping, in theimmediate vicinity outside these areas/rooms and at both the top and bottom landing on all levels of the interiorstaircase. Combination smoke/CO detectors shall be listed in accordance with UL217 and UL2034.2.Carbon monoxide and smoke alarms shall be 110V and receive their primary power from the building wiring, beequipped with battery back-up and be interconnected in such a manner that the activation of one alarm will activate allsmoke and carbon monoxide alarms.3.For placement of smoke alarms and carbon monoxide alarms in rooms with variations in ceiling height (sloped,pitched, etc.), refer to the manufacturer's guidelines for proper placement.4.Smoke alarms installed less than 20 feet from a cooking appliance shall be ionization smoke alarms with analarm-silencing switch or photoelectric smoke alarms (10 feet min. from cooking appliance).Ventilation requirements for Indoor Air Quality1.Kitchens and bathrooms shall have local exhaust systems vented to the outdoors.2.HERS rater must verify that installed range hood is listed in the HVI Certified Home Ventilating Products Directoryand has been HVI-certified as meeting ASHRAE 62.2 ventilation and sound requirements. Provide evidence of HERSverification to Town Building Inspector, prior to final inspection.3.Where combustion appliances or solid-fuel burning appliances are located inside the pressure boundary, themaximum allowable next exhaust flow of the two largest exhaust fans shall not exceed 15 CFM per 100 sq. ft. ofoccupiable space, when operating at full capacity. If the designed total net flow exceeds this limit, the net exhaust mustbe reduced by reducing the exhaust flow or providing compensating out-door airflow. If make-up air is installed it mustbe electronically interlocked with the largest exhaust fan (kitchen range hood).4.Each bathroom, or room containing a bathtub, shower, or tub shower combination, shall be mechanically ventilatedby an ENERGY STAR compliant exhaust fan. Unless functioning as a part of a whole house ventilation system, fansmust be controlled by a humidity control capable of adjustment between a relative humidity range of < 50 percent to amaximum of 80 percent. The control may utilize manual or automatic means of adjustment. Intermittent bathroomexhaust fans shall be capable of 50 CFM min.5.All fan duct sizing shall comply with manufacturer's design criteria.6.Air moving equipment used to meet either the whole-building ventilation requirement or the local ventilation exhaustrequirement shall be rated in terms of airflow and sound.a.Intermittently operated whole-building ventilation fans shall be rated at a maximum of 1.0 sone.b.Intermittently operated local exhaust fans shall be rated at a maximum of 3.0 sone.c.Remotely located air-moving equipment (mounted outside of habitable spaces) need not meet soundsrequirements if there is at least 4 feet of ductwork between the fan and the intake grill.Water Heater Notes1.Straps shall be at the upper one-third and lower one-third of its vertical dimensions.2.At lower point, maintain a minimum of four inches above the controls with the strapping.3.Water heater shall have a pressure-relief valve with drain to exterior.4.Minimum recovery capacity of water heater equivalent to not less than the first hour rating of 74 gallons.5.Hot water recirculation systems shall operate “on-demand” by the means of only manual switches to activate thepump.(a) More than one circulation loop may be installed. Each loop shall have its own pump and controls.(b) Manual controls shall be located in the kitchen, bathrooms, and any hot water fixture location that is at least 20feet (measured along the hot water piping) from the water heater.(c) Manual controlled systems may be activated by wired or wireless mechanisms, Manual controls shall havestandby power of 1 watt or less.(d) Pump and demand control placement meets one of the following criteria.6. When a dedicated return line has been installed the pump, demand controls and thermo-sensor are installed at theend of the supply portion of the recirculation loop (typically under a sink); or7. The pump and demand controls are installed on the return line near the water heater and the thermo-sensor isinstalled in an accessible location as close to the end of the supply portion of the recirculation loop as possible(typically under a sink), or8. When the cold water line is used as the return, the pump, demand controls and thermo-sensor is installed in anaccessible location at the end of supply portion of the hot water distribution line (typically under a sink).(a) Insulation is not required on the cold water line when it is used as the return.(b) Demand controls shall be able to shut off the pump in accordance with one of the following two methods:9. After the pump has been activated, the controls shall allow the pump to operate until the water temperature at thethermo-sensor rises not more than 10ºF ( 5.6 ºC ) above the initial temperature of the water in the pipe, or10. The controls shall not allow the pump to operate when the temperature in the pipe exceeds 102ºF (38.9 ºC).(a) The controls shall limit pump operation to a maximum of 5 minutes following any activation. This is provided inthe event that the normal means of shutting off the pump have failed.Clothes Dryer Exhaust Notes1.Dryer exhaust duct shall be a minimum 4 inch diameter smooth interior surface metal duct extending to outside witha listed back draft damper without screens at the duct termination, 14 ft maximum with two 90 degree bends maximum.a.Sheet metal screws that will obstruct the flow of air shall not be installed in the ducts.b.Moisture exhaust ducts shall not be connected to a gas vent connector, gas vent or chimney.c.Moisture exhaust ducts shall not extend into or through ducts or plenums.2.Flexible transition ducts (6 foot maximum) shall not be concealed within construction.3.Dryer duct length shall be permitted to exceed the maximum length of 14 feet when allowed by the Buildingdepartment and when in compliance with the manufacturer's specifications. If the dryer duct length exceeds 14 feet, adurable placard shall be permanently affixed to the wall, in a location that is visible from the dryer location. It shall state:WARNINGCHECK THE MANUFACTURER'S INSTALLATION INSTRUCTIONS FOR ANY DOMESTIC DRYER THAT WILL BEINSTALLED AT THIS LOCATION. THE INSTRUCTIONS SHOULD ALLOW THE DRYER TO BE CONNECTED TO ANEXHAUST DICT (VENT) THAT IS A MAXIMUM ___ FEET LONG. DO NOT REMOVE THIS PLACARD.Contractor shall fill in the final length of the exhaust ducting that is installed on the placard.HVAC Notes1.Air distribution ducts shall be insulated with R-8 minimum.2.Ducts shall be sealed and shall not exceed 5% leakage. HERS verification required.3.Space conditioning systems that utilize forced air ducts to supply cooling to an occupiable space shall:a.Have a hole for the placement of a static pressure probe (HSPP), or a permanently installed static pressureprobe (PSPP) in the supply plenum downstream of the air conditioning evaporator coil. The size, location, andlabeling of the HSPP or PSPP shall conform to the requirements specified in Reference Residential AppendixRA3.3.1.1 as confirmed by field verification and diagnostic testing; andb.Demonstrate, in every control mode, airflow greater than or equal to 350 CFM per ton of nominal coolingcapacity through the return grilles, and an air-handling unit fan efficacy less than or equal to 0.58 W/CFM asconfirmed by field verification and diagnostic testing in accordance with the procedures given in ReferenceResidential Appendix RA3.3.EXCEPTION: Multispeed compressor systems or variable speed compressor systems shall verify air flow (cfm/ton)and fan efficacy (Watt/cfm) for system operation at the maximum compressor speed and the maximum airhandler fan speed.4.Refrigerant charge verification required for ducted package units, mini-splits, and other units.wine refrigerationunit to supplywine closet aboveRheem\PROPH50 T2 RH350 D (50 gal)heat pump water heater or NEEA ratedequal with 74 gal min first hour ratingand anchored with seismic strapsplanterplanterUP 30"UP3'-6"2'-6"16'-0"heatpump #1heatpump #230 50 28 70 20-minute rateddoor, solid core,self-closing, self-latching160 80 wood-faced roll-up carriagestyle garage door w/ electric opener30 50 crawl space accesssolid core, latching,weatherstripped door6'-1"DN 1"12'-10"10'-0"2'-8" 16'-0"18'-8"77'-0"EV Level 2 ReadyCircuit electricvehicle charger,see BurlingameEnergy ReachCode note #5,Sht A7all cripple walls shallbe 3'-11" maximum,typical throughout3'-8"58" Type X gypsum at garageceiling and wrapped around allstructural elements6" risers12" treadshandrailshear walls perstructural drawingsall cripple walls shallbe 3'-11" maximum,typical throughoutBA8BA8CA10CA10AA8AA8GA11GA11DA10DA10FA11FA11EA10EA10EV Level 1 Ready Circuitelectric vehicle charger,see Burlingame EnergyReach Code note #5,Sht A7heat pumpFAU #1crawl accessopening18"x24" min.crawl access opening ofsufficient size to accommodateequipment components, verifywith HVAC contractorslope slab todrain to doorDN 1"CRAWLSPACE VENTILATION:1610 sq. ft.4150=10.7 sq ft. required. Install (16)7"x14.5" GSM screened vents distributed aroundperimeter of crawlspace.11111 128FORMAL DININGHALLCLOBATHBDRM 2HALLCLOBATH 4DRIVEWAY9'-8"1'-058"9'-6"CRAWLSPACEATTICATTICATTICFAMILY RMGARAGEBDRM 18'-8"1'-058"10'-8"1'-058"8'-1" dormer plate 12'-0"512"8'-1" dormer plate1'-4"6'-1" Bdrm plate 4'-31 2"avg grade at left side73.28+87.75/2=80.5280.52+12= 92.52'92.52'main floor subfloor87.167'9'-8"1'-058"avg top of curb 88.67'avg grade at right side=86.9+72.4/2=79.6579.65+12= 91.65'91.65'8'-1" dormer plate 9'-1" dormer 7'-6" plate 5'-2" 2nd flr wall plate declining height envelopeFRONT (SOUTHWEST) ELEVATION1/4"=1'-0"REAR (NORTHEAST) ELEVATION1/4"=1'-0"declining heightenvelope30' height limitd e c l i n i n g h e i g h tenvelope declining height envelope118.67'8'-1" Bath 1 plate 1'-05 8" 10'-8" kitchen plate 1'-05 8" 4'-312" 2nd flr plate at Bdrm 1 8'-1" dormer plate 30' height limit118.68'BURLINGAME, CALIFORNIA 128 ELM AVENUE NEW RESIDENCE AND DETACHED ADU as notedTAYLOR ELMEL5.25.22OWNERS: BETH AND KEITH TAYLORof 40 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 028-274-1807.27.221510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.23Elaine LeeBldg Plan Reviewavg grade at right side86.9+72.4/2=79.6579.65+12= 91.65'91.65'avg grade at left side=73.28+87.75/2=80.5280.52+12= 92.52'92.52'egressclr width20"clr height54.875"egressclr width20"clr height60.875"egressclr width20"clr height48.875"87.167 1st flr subflr101102103130230229228200201202116115114118119215214213212Slimbrick thin brick veneerWestport Usedcomposition shingle roofingstanding seam metal roofingstuccopainted, wood casedpostsstuccopainted casingand panelingPella ArchitectContemporaryclad woodwindows1512151251251215121512512112composition shingle roofingstanding seam metal roofingstuccopainted casingand panelingstuccoglass guardrailA89'-1" plate8'-1" plateCROSS SECTION1/4"=1'-0"Adeclining height envelopeavg grade at left side=73.28+87.75/2=80.5280.52+12= 92.52'92.52'30' height limit118.67'87.167 1st flr subflr151251251215122'-41 4" 6'-1" plate windows with no trim at heads andjambs (paneling/stucco to abut intosides of aluminum frame), typical2x sloped wood subsill at stuccolocations, painted to matchwindow frame, typical UONwindows with no trim at heads andjambs (paneling/stucco to abut intosides of aluminum frame), typicalattic ventcast stone subsillat brick veneerlocations27'-6" maximum hight to acerage top of curb 116.34' maxdeclining height envelopeCROSS SECTION1/4"=1'-0"Cdeclining height envelope30' height limit118.67'avg grade at left side=73.28+87.75/2=80.5280.52+12= 92.52'92.52'87.167 1st flr subflrexistinggrade1% slope towards door77.24'CROSS SECTION NOTES1 ROOF ASSEMBLY AT HIGH SLOPES-Class A composition shingle roofing-synthetic roofing underlayment or better-plywood sheathing per structural drawings-2x rafters @ 16" o.c. per structural drawings-air-impermeable foam R-38 insulation applied directly tounderside of roof sheathing-at areas with attic: 2x ceiling joists @ 16" o.c. per structuraldrawings-58" gypsum board2 ROOF ASSEMBLY AT LOW SLOPES, DORMERS, ANDBAY WINDOWS-standing seam metal roofing-Polystick XFR Class A self-adhered roofing underlayment-plywood sheathing per structural drawings-2x rafters @ 16" o.c. per structural drawings-air-impermeable foam R-38 insulation applied directly tounderside of roof sheathing-2x ceiling joists @ 16" o.c. per structural drawings-58" gypsum board3 WALL ASSEMBLY WITH BRICK VENEER-Thin brick veneer with weep screed termination,movement joints spaced no more than 18 feet o.c. ineither direction, max. area between movement jointsshould not exceed 144 SF or length-to-height orheight-to-length ratio of 2½ to 1- align veneer movementjoints directly over substrate-bond coat of mortar or modified mortar to nominalthickness of 18" and groove with notched trowel-scratch coat of mortar or modified mortar in one or twolayers to a nominal thickness of ½" to ¾" w/ self-furringwire lath-2 layers Type D paper-plywood sheathing per structural drawings-2x6 studs @ 16" o.c.-R-21 insulation at conditioned areas-58" gypsum board4 WALL ASSEMBLY-78" thick 3-coat stucco w/ self-furring wire lath-2 layers Type D paper-plywood sheathing per structural drawings-2x6 studs @ 16" o.c.-R-21 insulation-58" gypsum board5 SECOND FLOOR ASSEMBLY-finish floor per owners' specifications-34" T&G plywood subfloor per structural drawings-1178" TJI-360 joists @ 16" o.c.-R-19 insulation at any portion that interfaces exterior-58" gypsum board6 MAIN FLOOR ASSEMBLY OVER GARAGE-finish floor per owners' specifications-34" T&G plywood subfloor per structural drawings-1178" TJI-360 joists @ 16" o.c.-R-19 insulation-58" Type X gypsum board7 MAIN FLOOR ASSEMBLY OVER CONDITIONED HALL-finish floor per owners' specifications-34" T&G plywood subfloor per structural drawings-1178" TJI-360 joists @ 16" o.c.-58" gypsum board8 MAIN FLOOR ASSEMBLY OVER CRAWLSPACE-finish floor per owners' specifications-34" T&G plywood subfloor per structural drawings-1178" TJI-360 joists @ 16" o.c.-R-19 insulation-vented crawlspace w/ 18" min clearance to bottom ofjoists, 6' maximum height-rat slab9 LOWER FLOOR SLAB-12" mat slab (low water cement ratio 0.45 or less)reinforced per structural drawings with control joints @ 24feet o.c. minimum-waterproof membrane (to be specified by waterproofingspecialist and installed per all manufacturer's and/orspecialist's instructions)-minimum 6" of 12" to 34" clean crushed rock with no morethan 5% passing ASTM No. 200 sieve, compacted andleveled with vibratory equipment.-schedule 40 PVC 4"Ø perforated pipe (holes pointeddown) drainage system sloped 1% min to system perGrading and Drainage Plan in minimum 4" thick blanket offree-draining gravel (12" to 34" clean crushed rock with nomore than 5% passing ASTM No. 200 sieve)-TC Mirafi 140N filter fabric or better-subgrade scarified, compacted, and conditioned perEarthwork recommendations in Geotechnical Investigationby Romig Engineers15121112341569brick veneer445821125124" minimum high, 12" min stroke addressnumbers against contrasting background,internally or externally illuminated (power of suchillumination shall not be normally switchable)EXTERIOR LIGHTING DARK SKY RESTRICTIONSExterior lighting outlets and fixtures located morethan nine (9) feet above adjacent grade or requiredlanding may only be shielded light fixtures whichfocus light downward, except for illuminated streetnumber required by the fire department; walls orportions of walls shall not be floodlit8'-6" 7'-0" 8'-8" head 11'-0"5'-2" minsetback varies11'-0"5'-2" minsetback varies8'-5" head 9'-0" head 9'-9" head kitchen windows 9'-8" 1st floor plate 1'-23 4" 8'-1" dormer plate main floor subfloor87.167'avg top of curb 88.67'9'-8"1'-234"main floor subfloor87.167'avg top of curb 88.67'8'-6" lower floor plate LEFT-SIDE (NORTHWEST) ELEVATION1/4"=1'-0"RIGHT-SIDE (SOUTHEAST) ELEVATION1/4"=1'-0"BURLINGAME, CALIFORNIA 128 ELM AVENUE NEW RESIDENCE AND DETACHED ADU as notedTAYLOR ELMEL3.2.22OWNERS: BETH AND KEITH TAYLORof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 028-274-180 510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.23Elaine LeeDesign Review Actionegressclr width20"clr height54.875"206205204203232231131104105106107108109110207208209210211113112111120117121122123124005006007008129128127126125221220227226225224223222219218217216A600100300251230' height limit118.67'composition shingle roofingstanding seam metal roofingstucco30' height limit118.67'112Slimbrick thin brick veneerWestport Usedpainted casingand panelingPella Architect Contemporaryclad wood windowsstucco60" tall cedar privacy screenstuccoSlimbrick thin brick veneerWestport Usedpainted casing and panelingcomposition shingle roofingstanding seam metal roofingpainted casingand panelingglass guardrailwood carriage style doordownspoutsadded toelevations, typicalwindows with no trim at heads andjambs (paneling/stucco to abut intosides of aluminum frame), typical27'-8" maximum hight to acerage top of curb 116.34' max004second flr subflr77.24' top of slab atdoor w/ 1% slab slope77.45'8'-8" at hall 8'-6" at garage 5' tall cedar privacy screenon northwest side of deck 9'-8" 1st floor plate 1'-05 8" 8'-1" dormer plate main floor subfloor87.167'avg top of curb 88.67'9'-8" plate ht 1'-05 8"main floor subfloor87.167'avg top of curb 88.67'8'-6" lower floor plate LEFT-SIDE (NORTHWEST) ELEVATION1/4"=1'-0"RIGHT-SIDE (SOUTHEAST) ELEVATION1/4"=1'-0"BURLINGAME, CALIFORNIA 128 ELM AVENUE NEW RESIDENCE AND DETACHED ADU as notedTAYLOR ELMEL5.25.22OWNERS: BETH AND KEITH TAYLORof 40 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 028-274-1807.27.221510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.23Elaine LeeBldg Plan Reviewegressclr width20"clr height54.875"206205204203232231131104105106107108109110207208209210211113112111120117121122123124006007008009129128127126125221220227226225224223222219218217216A951230' height limit118.67'composition shingle roofingstanding seam metal roofingstucco30' height limit118.67'112Slimbrick thin brick veneerWestport Usedpainted casingand panelingPella Architect Contemporaryclad wood windowsstucco60" tall cedar privacy screenstuccoSlimbrick thin brick veneerWestport Usedpainted casing and panelingcomposition shingle roofingstanding seam metal roofingpainted casingand panelingglass guardrailwood carriage style doordownspoutsadded toelevations, typicalwindows with no trim at heads andjambs (paneling/stucco to abut intosides of aluminum frame), typical27'-5" maximum hight to acerage top of curb 116.34' max005second flr subflr77.24' top of slab atdoor w/ 1% slab slope77.45'8'-8" plate at hall 5' tall cedar privacy screenon northwest side of deck3'-714"±7'-0" head 003004limit of garageCRAWLSPACE VENTILATION:1610 sq. ft.4150=10.7 sq ft. required. Install (16)7"x14.5" GSM screened vents distributed aroundperimeter of crawlspace.12108'-0" window head8'-5" head 8'-5" head35'-4" minsetback varies35'-4" minsetback varies87'-6" minsetback varies87'-6" minsetback varies9'-0" head 9'-9" head kitchen windows 8'-1" plate 7'-0" head 7'-0" head KITCHENINFORMAL DINING8'-8"1'-058"10'-8"1'-058"8'-1"BDRM 1 CLOHALLBATH 16' maximum CRAWLSPACE8'-1"HALL9'-5"ATTICBATH 2LAUNDRYSTAIRSPANTRYHALLSTAIRS8'-9"9'-6"9'-1"CRAWLSPACEATTIC6' maxBDRM 1BDRM 1 HALLSTAIRHALL/KIDS STUDYHALLCLOFAMILY ROOMGARAGEINFORMAL DININGSTAIRHALLFOYERPORCHATTICCRAWLSPACE6' max BURLINGAME, CALIFORNIA 128 ELM AVENUE NEW RESIDENCE AND DETACHED ADU as notedTAYLOR ELMEL5.25.22OWNERS: BETH AND KEITH TAYLORof 40 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 028-274-1807.27.221510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.23Elaine LeeBldg Plan ReviewA10CROSS SECTION1/4"=1'-0"Cd e c l i n i n g h e i g h t e n v e l o p e declining height envelope30' height limit118.67'avg grade at right side86.9+72.4/2=79.6579.65+12= 91.65'91.65'avg grade at left side=73.28+87.75/2=80.5280.52+12= 92.52'92.52'87.167 1st flr subflr151251211277.45'LONGITUDINAL SECTION1/4"=1'-0"ECROSS SECTION1/4"=1'-0"Dall lower floor cripple wallsshall be 3'-11" maximum,typical throughoutCROSS SECTION NOTES1 ROOF ASSEMBLY AT HIGH SLOPES-Class A composition shingle roofing-synthetic roofing underlayment or better-plywood sheathing per structural drawings-2x rafters @ 16" o.c. per structural drawings-air-impermeable foam R-38 insulation applied directly tounderside of roof sheathing-at areas with attic: 2x ceiling joists @ 16" o.c. per structuraldrawings-58" gypsum board2 ROOF ASSEMBLY AT LOW SLOPES, DORMERS, AND BAYWINDOWS-standing seam metal roofing-Polystick XFR Class A self-adhered roofing underlayment-plywood sheathing per structural drawings-2x rafters @ 16" o.c. per structural drawings-air-impermeable foam R-38 insulation applied directly tounderside of roof sheathing-2x ceiling joists @ 16" o.c. per structural drawings-58" gypsum board3 WALL ASSEMBLY WITH BRICK VENEER-Thin brick veneer with weep screed termination, movement jointsspaced no more than 18 feet o.c. in either direction, max. areabetween movement joints should not exceed 144 SF orlength-to-height or height-to-length ratio of 2½ to 1- align veneermovement joints directly over substrate-bond coat of mortar or modified mortar to nominal thickness of 18"and groove with notched trowel-scratch coat of mortar or modified mortar in one or two layers to anominal thickness of ½" to ¾" w/ self-furring wire lath-2 layers Type D paper-plywood sheathing per structural drawings-2x6 studs @ 16" o.c.-R-21 insulation-58" gypsum board4 WALL ASSEMBLY-78" thick 3-coat stucco w/ self-furring wire lath-2 layers Type D paper-plywood sheathing per structural drawings-2x6 studs @ 16" o.c.-R-21 insulation-58" gypsum board5 SECOND FLOOR ASSEMBLY-finish floor per owners' specifications-34" T&G plywood subfloor per structural drawings-1178" TJI-360 joists @ 16" o.c.-R-19 insulation at any portion that interfaces exterior-58" gypsum board6 MAIN FLOOR ASSEMBLY OVER GARAGE-finish floor per owners' specifications-34" T&G plywood subfloor per structural drawings-1178" TJI-360 joists @ 16" o.c.-R-19 insulation-58" Type X gypsum board7 MAIN FLOOR ASSEMBLY OVER CONDITIONED HALL-finish floor per owners' specifications-34" T&G plywood subfloor per structural drawings-1178" TJI-360 joists @ 16" o.c.-58" gypsum board8 MAIN FLOOR ASSEMBLY OVER CRAWLSPACE-finish floor per owners' specifications-34" T&G plywood subfloor per structural drawings-1178" TJI-360 joists @ 16" o.c.-R-19 insulation-vented crawlspace w/ 18" min clearance to bottom of joists, 6'maximum height-rat slab9 LOWER FLOOR SLAB-12" mat slab (low water cement ratio 0.45 or less) reinforced perstructural drawings with control joints @ 24 feet o.c. minimum-waterproof membrane (to be specified by waterproofing specialistand installed per all manufacturer's and/or specialist's instructions)-minimum 6" of 12" to 34" clean crushed rock with no more than 5%passing ASTM No. 200 sieve, compacted and leveled withvibratory equipment.-schedule 40 PVC 4"Ø perforated pipe (holes pointed down)drainage system sloped 1% min to system per Grading andDrainage Plan in minimum 4" thick blanket of free-draining gravel(12" to 34" clean crushed rock with no more than 5% passing ASTMNo. 200 sieve)-TC Mirafi 140N filter fabric or better-subgrade scarified, compacted, and conditioned per Earthworkrecommendations in Geotechnical Investigation by RomigEngineersall lower floor cripple wallsshall be 3'-11" maximum,typical throughout151212105121211222-thinset tile on decoupling mat-welded PVC sheet waterproofingmembrane (all edges, laps, andpenetrations installed permanufacturer's instructions)-PT plywood sheathing per structuraldrawings-PTDF joists ripped to slope 14" per foot58" Type X gypsum at garageceiling and wrapped aroundall structural ceiling elements12" gypsum at garagewalls, typical685111244444385859'-8" 1'-05 8" 9'-6" 8'-1" 5'-312" plateabove 2nd flr9'-8"1'-058"992A4 FAMILY RMGARAGE8'-9" (varies)1'-058"10'-8"1'-058"INFORMAL DININGSTAIRSBDRM 112'-0" max STAIRSBDRM 4OFFICEBDRM 1 CLOHALLPWDRWINE9'-8"DECKPORCH9'-5" 9'-6"CLO8'-1" dormer plate6' max CRAWLSPACE6'-1"ATTICCRAWLSPACEBDRM 2KIDS' STUDYDINING RMFOYERHALLBA 5CRAWLSPACECRAWLSPACEATTICATTIC6' max BURLINGAME, CALIFORNIA 128 ELM AVENUE NEW RESIDENCE AND DETACHED ADU as notedTAYLOR ELMEL5.25.22OWNERS: BETH AND KEITH TAYLORof 40 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 028-274-1807.27.221510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.23Elaine LeeBldg Plan ReviewA11LONGITUDINAL SECTION1/4"=1'-0"G87.167 1st flr subflrexistinggradeheaderstuccoflashingaluminum clad window1.25" Advantage primesill- paintedstuccoWINDOW DETAIL6' max clg 80.2' padCROSS SECTION1/4"=1'-0"Fall lower floor cripple wallsshall be 3'-11" maximum,typical throughoutall cripple walls at lowerfloor shall be 3'-11"maximum, typicalthroughoutCROSS SECTION NOTES1 ROOF ASSEMBLY AT HIGH SLOPES-Class A composition shingle roofing-synthetic roofing underlayment or better-plywood sheathing per structural drawings-2x rafters @ 16" o.c. per structural drawings-air-impermeable foam R-38 insulation applied directly to undersideof roof sheathing-at areas with attic: 2x ceiling joists @ 16" o.c. per structuraldrawings-58" gypsum board2 ROOF ASSEMBLY AT LOW SLOPES, DORMERS, AND BAYWINDOWS-standing seam metal roofing-Polystick XFR Class A self-adhered roofing underlayment-plywood sheathing per structural drawings-2x rafters @ 16" o.c. per structural drawings-air-impermeable foam R-38 insulation applied directly to undersideof roof sheathing-2x ceiling joists @ 16" o.c. per structural drawings-58" gypsum board3 WALL ASSEMBLY WITH BRICK VENEER-Thin brick veneer with weep screed termination, movement jointsspaced no more than 18 feet o.c. in either direction, max. areabetween movement joints should not exceed 144 SF orlength-to-height or height-to-length ratio of 2½ to 1- align veneermovement joints directly over substrate-bond coat of mortar or modified mortar to nominal thickness of 18"and groove with notched trowel-scratch coat of mortar or modified mortar in one or two layers to anominal thickness of ½" to ¾" w/ self-furring wire lath-2 layers Type D paper-plywood sheathing per structural drawings-2x6 studs @ 16" o.c.-R-21 insulation-58" gypsum board4 WALL ASSEMBLY-78" thick 3-coat stucco w/ self-furring wire lath-2 layers Type D paper-plywood sheathing per structural drawings-2x6 studs @ 16" o.c.-R-21 insulation-58" gypsum board5 SECOND FLOOR ASSEMBLY-finish floor per owners' specifications-34" T&G plywood subfloor per structural drawings-1178" TJI-360 joists @ 16" o.c.-R-19 insulation at any portion that interfaces exterior-58" gypsum board6 MAIN FLOOR ASSEMBLY OVER GARAGE-finish floor per owners' specifications-34" T&G plywood subfloor per structural drawings-1178" TJI-360 joists @ 16" o.c.-R-19 insulation-58" Type X gypsum board7 MAIN FLOOR ASSEMBLY OVER CONDITIONED HALL-finish floor per owners' specifications-34" T&G plywood subfloor per structural drawings-1178" TJI-360 joists @ 16" o.c.-58" gypsum board8 MAIN FLOOR ASSEMBLY OVER CRAWLSPACE-finish floor per owners' specifications-34" T&G plywood subfloor per structural drawings-1178" TJI-360 joists @ 16" o.c.-R-19 insulation-vented crawlspace w/ 18" min clearance to bottom of joists, 6'maximum height-rat slab9 LOWER FLOOR SLAB-12" mat slab (low water cement ratio 0.45 or less) reinforced perstructural drawings with control joints @ 24 feet o.c. minimum-waterproof membrane (to be specified by waterproofing specialistand installed per all manufacturer's and/or specialist's instructions)-minimum 6" of 12" to 34" clean crushed rock with no more than 5%passing ASTM No. 200 sieve, compacted and leveled withvibratory equipment.-schedule 40 PVC 4"Ø perforated pipe (holes pointed down)drainage system sloped 1% min to system per Grading andDrainage Plan in minimum 4" thick blanket of free-draining gravel(12" to 34" clean crushed rock with no more than 5% passing ASTMNo. 200 sieve)-TC Mirafi 140N filter fabric or better-subgrade scarified, compacted, and conditioned per Earthworkrecommendations in Geotechnical Investigation by RomigEngineers8'-1"rafters to sit on 2x6 plateon top of subfloor2'-53 4" 8'-1" 7'-6" 9'-6"1'-058"9'-8"512121015125121248538695521444