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HomeMy WebLinkAboutReso - PC - 2021.08.09 - 8DDocuSign Enver;6pg lE: 7 1 44276C-21 6E-4AF9-ACA5-1 A01 E30AB5DE RECORDING REQUESTED BY: Planning Department City of Burlingame WHEN RECORDED MAIL TO: COMMUNITY DEVELOPMENT DEPARTMENT CITY OF BURLINGAME 50,1 PRIMROSE ROAD BURLINGAME, CA 94010 2021-166665 1:21 pm12t06t21 Rl Fee: NO FEE Count of pages 4 Recorded in Official Records County of San Mateo Mark Church tllrti ilflutntinfitifliililir[rffiniliflnrr1 rirpr +Resolution No. 2021-08.09.21 -8d 1548 BALBOA WAY 025-228-200 TITLE OF DOCUMENT I hereby certify this to be a full, true and correct copy of the document it purports to be, the original of which is on file in my office. 2021 lrxiu" hrkw.r ,,ka brrl,rhlE Date: Kevin Gardiner,Community Development RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW AMENDMENT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn Review Amendment for as-built chanoes fo r a previouslv approved first and second story addition to an existinq sinole-familv dwellino at 1548 Balboa Wav. Zoned R-1, James Z. J. Fu and Zhi Hui Liu. propertv owners. APN: 025-228-200; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Auqust 9, 2021, 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 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 CEQA Section 15301 (eX2) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided that the addition will not result in an increase of more than 10,000 square feet if the project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and the area in which the project is located is not environmentally sensitive, is hereby approved. 2. Said Design Review Amendment is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review Amendment are set forth in the staff report, minutes, and recording of said meeting. 3. lt is further directed that a certified copy of this the County of San Mateo. official records of C r t,OS 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 9th dav of Auoust, 2021, by the following vote: 1548 BALBOA WAy - RESO 2021.{t8.09€dAYES: COMAROTO, t-ARlOS, LOffS, SCHTID, TERROI{ESNOES: NONE ABSET{T: GAUL, TSE RECUSED: NONE J 2 EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review Amendment I 548 Balboa Way Effective August '19, 2021 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped May 30, 2019, sheets 41.0 through 44.0, and amended on sheets A1.0, A2.'1, A2.2, A3.0 and 43.1 date stamped July 26, 202'l; 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 staff); that any changes to the size or envelope of the first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permiti that the conditions of the Building Division's lray 19, 2017 and March 27, 2017 memos, the Parks Division's March 30, 2017 memo, the Engineering Division's May 22, 20'17 and March 27,2017 memos, the Fire Division's May 22,2017 and lrarch 27, 207 memos and the Stormwater Division's April4, 2017 memo shall be met; 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 or removal of the exjsting 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 shalt 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; 1 3 4 5 6 7 8 that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single terminataon and installed on the portions of the roof not visible from the streeti and that these venting details shall be included and approved in the construction plans before a Building permit is issued; I 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; 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 Budingame; 10 Conditions of Approval for Categorical Exemption and Design Review Amendment 1548 Balboa Way Effective August 19, 2021 Page2 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 11. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 12 prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13 that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 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. 14. EXHIBIT "A" WATER CONSERVATION HOURS OF CONSTRUCTION DEFERRED PERMIT GENERAL NOTES PROJECT: INDOOR WATER USE SHALL BE REDUCED BY AT LEAST 20% BY USING WATER SAVING FIXTURES 1. PROVIDE MAXIMUM 1.8 GALLONS PER MINUTE FOR SHOWER HEADS SHOWER HEAD WITH FLOW RATE GREATER THAN 2.5 GPM WILL NEED TO BE REPLACE W/ WATER SHOWER HEAD WITH MAX. FLOW RATE OF 2.0 GPF 2. PROVIDE MAXIMUM 1.5 GALLONS PER MINUTE FOR LAVATORY FAUCETS LAVATORY WITH A FLOW RATE IN EXCESS OF 2.2 GPM WILL NEED TO BE REPLACE WITH LAVATORY WITH MAX. FLOW RATE OF 1.5 GPM (OR 1.8 GPM FOR KITCHEN FAUCETS) 3. PROVIDE MAXIMUM 1.28 GALLONS PER FLUSH FOR NEW TOILETS. WATER CLOSET WITH A FLOW RATE IN EXCESS OF 1.6 GPF WILL NEED TO BE REPLACE WITH WATER CLOSET WITH MAX. FLOW RATE OF 1.28 GPF 4. NEW CLOTHES WASHERS SHALL HAVE A WATER FACTOR EQUAL OR LESS THAN 6.0 5. PROVIDE MAXIMUM 1.8 GALLONS PER MINUTE FOR KITCHEN FAUCETS 6. NEW DISH WASHERS SHALL USE LESS THAN 6.5 GALLONS PER CYCLE, OR BE ENERGY STAR QUALIFIED 31.7 31.7 31.9 1 I ❑I (E) YARD v, Lj LANDSCAPE L0 O xI W J n D Vi J � 71 N m o ❑ W ❑ �I ❑ F-1 zI N _L LL _L LL _LL _LL[LL I I (E) PAVING 31.8 _L LL _L LL I LI , 31'-0" Ln I- PROPOSED SITE PLAN PER CALIFORNIA CIVIL CODE ARTICLE 1101.4 AND CALGREEN SECTION 301.1 , FOR ALL BUILDING ALTERATIONS OR IMPROVEMENTS TO A SINGLE FAMILY RESIDENTIAL PROPERTY, EXISTING PLUBING FIXTURES IN THE ENTIRE HOUSE THAT DO NOT MEET COMPLIANT FLOW RATES WILL NEED TO BE UPGRADE. 32.2 (N) WOOD PATIO ELEV: 30" • 32'-7" 6'-0" (N) WOOD PATIO ELEV: 30" CONC. PAVED (E) WALK ADJ. BLDG. CONC. PAVED (E) WALK SETBACK LIN� SECOND STORY ADDITION P.L. 100.00 39'-9" NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING),DEMOLISH, ALTER OR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE FOLLOWING HOURS EXCEPT IN THE CASE OF URGEN NECESSITY IN THE INTEREST OF PUBLIC HEALTH AND SAFETY, AND THEN ONLY WITH PRIOR WRITTEN APPROVAL FROM THE BUILDING OFFICAL,WHICH APPROVAL SHALL BE GRANTED FOR A PERIOD NOT TO EXCEED THREE DAYS. HOLIDAY ARE THE FIRST DAY OF JANUARY, THE THIRD MONDAY OF FEBRUARY, THE LAST MONDAY OF MAY, THE FOURTH DAY OF JULY, THE ELEVENTH DAY OF NOVEMBER, OR THE TWENTH- FITHDAY OF DEC. FALLS UPON A SUNDAY THE FOLLOWING MONDAY IS A HOLIDAY. PROJECT CONSTRUCTION SHALL BE LIMITED TO THE FOLLOW: MONDAY THROUGH FRIDAY: 8AM TO 7PM SATURDAYS: 9AM TO 6PM SUNDAYS AND HOLIDAYS: NO WORK ALLOWED (SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS) CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT -OF WAY ARE LIMITED TO WEEKDAYS AND NON -CITY HOLIDAYS BETWEEN/ 8:00 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 20'-11" 15'-6" 00' _ 32.5 7'33.1 7�/_ 33.2 LANDSCAPE (E) GARAGE 2-CAR (E) DRIVEWAY 33.3 33.5 O ILiLO Z_ ❑. J J Iv (E) S WE LINE ---.--- Im CO (N) LA N O IZ LAN S APE o I� o (E) S Iu) lL PAL�LLLt _ LLL_. .. (N) COVERED I _Y�IWVALK'_LLLI _LLL ERRAZZO PORCH l _LL I _LLI ❑...... --0. CONC. PAVE (E) WALK 33.87 33.0 (N) LANDS AP 2 WATE 12' -11 " 16' - 4" 21'-10" I -GRADING PERMIT, IF REQUIRED, WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS 2-DEMOLITION PERMIT WILL NOT BE ISSUED UNTIL A BUILDING PERMIT IS ISSUED FOR THE PROJECT 3-NO OCCUPANCY OF THE BUILDING IS TO OCCUR UNTIL A NEW CERTIFICATED OF OCCUPANCY HAS BEEN ISSUED 33.12 REET MAPLE, 20" o 0 I _Ln 0 I 33.23 TC I 25-0" PUBLIC RIGHT OF WAY 4'-6" SIDE WALK 0 4' 8' 16' SCALE: 1 /8" = V-0" I. ALL DESIGN AND CONSTRUCTION SHALL CONFORM TO ALL FEDERAL, STATE, CITY AND COUNTY CODES AND ORDINANCES. ANY WORK FOUND IN THESE DRAWINGS NOT IN CONFORMANCE WITH ANY APPLICABLE CODES SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF ANY RELATED WORK. CODES USED AND COMPLY: 2016 CALIFORNIA BUILDING CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA FIRE CODE(CFC) 2016 CALIFORNIA ENERGY CODE(CEC/T-24) EFFICIENCY STANDARD 2016 CALIFORNIA GREEN BUILDING CODE 2016 CALIFORNIA RESIDENTIAL BUILDING CODE II. ALL WORK SHALL CONFORM TO APPLICABLE LOCAL CODES. III. ANY HIDDEN CONDITIONS THAT REQUIRED WORK TO BE PERFORMED BEYOND THE SCOPE OF THE BUILDING PERMIT ISSUED FOR THESE PLANS MAY REQUIRED FURTHER CITY APPROVALS INCLUDING REVIEW BY THE PLANNING COMMISSION. IV. THIS BUILDING MUST COMPLY WITH THE 2016 CA. BLDG CODE FOR NEW STRUCTURES. MBC 18.07.020 V. NO OCCUPANCY OF THE BUILDING IS TO OCCUR UNTIL A NEW CERTIFICATED OF OCCUPANCY HAS BEEN ISSUED VI. RAHABILITATED LANDSCAPE MUST COMPLY WITH THE ^TER CONSERVATION IN LANSCAPE ORDINANCE IRRIGATION PLAW F6R BLDG PERMIT PROPERTY DATA O OWNER: EDWARD LI & ZHI HUI LIU O ADDRESS:1548 BALBOA AVE BURLINGAME, CA 94010 O APN #: 025-228-200 O ZONING: R1-C O OCCUPANCY GROUPS: R-3/U O TYPE OF CONSTRUCTION: VB O LOT AREA: ±5,500.00Lp O MAX. FLOOR AREA(XX%) ±2,860 O MAX. BUILDING HIGH 24/32 O MAX. LOT COVERAGE 2,200 O (E) PARKING SPACE 2 O EXISTING MAIN BLDG FLOOR AREA: 1,362 T O EXISTING COVERED GARAGE: 3760 (2-CAR PARKINGS O EXISTING PORCH: (145 SE-100 SF) 45T O EXISTING TOTAL FLOOR AREA: 1,783�7 O EXISTING LOT COVERAGE: 1,883 O EXISTING BUILDING HIGH: 16'-6" • PROPOSED 1ST FLOOR PLAN: 1,419 • PROPOSED 2ND FLOOR AREA: 1,014 • PROPOSED PORCH: 2141� (200 SF EXCLUDED) 141� O EXISTING COVERED GARAGE: 3761� (2-CAR PARKINGS • PROPOSED TOTAL FLOOR AREA: 2,823 • PROPOSED LOT COVERAGE: 2,009 Lp SHEET INDEX A1.0 SITE PLAN & NOTES A2.1 1ST FLOOR PLANS A2.2 2ND FLOOR PLANS A3.0 EXTERIOR ELEVATIONS A3.1 EXTERIOR ELEVATIONS LEGEND V V PROPERTY LINE SETBACK LINE EASEMENT FENCE LINE (E) IST FLOOR BUILDING FOOTPRINT AREA OF AREA OF ADDITION, 2ND COVERED NEW FLOOR PORCH SURFACE WATER DRAIN DIRECTION, AWAY BUILDING, TYP. 2% MIN. SCOPE OF WORK PER PLANNING COMMISSION HEAR DECISION, DATED JUNE 28 -REMOVED (E) LIGHT TUBES AT LOWER ROOF -REMOVE FRONT METAL GUARDRAIL AT FRONT PORCH, FACING STREET -REMOVE EXTERIOR LIGTH FIXTURES AT REAR AND SIDE LOCATION MAP Mills High Schoof 1%, O ILIA o` y sC �`aa 4„ m o �oaa A `m a w9y ha��vie 0 I '�a ARV BURLINGAME Ica s� VILLAGE rho Psf 77Q n�d��rR� ¢A Hyatt NI San© Francisco Airport �Ca ora R� / P 4 tg a` GATE d a �iP �9 ea�a �dr Map data ®2017 Google OTHER PERMITS REQUIRED B. SIDEWALK UNDERDRAIN PER STANDARD DRAWING WILL BE REQUIRED ALONG WITH AN ENCORACHMENT PERMIT C. DEFERRAL OF ANY SUBMITTAL ITEMS SHALL HAVE PRIOR APPROVAL OF THE BUILDING OFFICAL D. DEFERRED SUBMITTAL ITEMS SHALL BE REVIEWED AND APPROVED BY THE ARCHITECT OR THE ENGINEER OF RECORD PRIOR TO SUBMITTAL FOR THE BUILDING OFFICAL FOR APPROVAL E. DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED PRIOR TO THE BUILDING OFFICAL APPROVAL OF THEIR DESIGN AND SUBMITTAL DOCUMENTS. F. THE DEFERRED SUBMITTAL PRODURES ARE LOCATED ON THE CITY OF SAN MATEO WEBSITE AT THE FOLLOWING ADDRESS: WWW.CITYOFSANMATEO.ORG DEPT/BUILDING/DOWNLOADS.HTML G. HERS VERIFICATION IS REQUIRED FOR ANY DUCT EXTENSION OF 40 FEET OR MORE RESIDENTIAL REMODEL & ADDITION FOR FU FAMILY XIE ASSOCIATES 4rchitectural Design & Planning 26 FAIRVIEW CT 3AN FRANCISCO, CA 94131 rel: (415) 652-3047 Web: www.xiearchdesign.com Email: bill@xiearchdesign.com 1548 BALBOA AVE BURLINGAME CALIFORNIA DRAWN BY: DM CHECK BY: DATE: 07/25/21 2021, XIE ASSOCIATES, INC ARNING: NO COPYING, DUPLICATION OR ERIVATIVE MORNS IN ANY FORM IS PERMITTED ITHOUTTHE EXPRESSWNRTEN PERMISSION ,FXIEASSOCIATES, INC SHEET TITLE XIE XING GUAN * I � fig• �-�29,&�, � I SITE PLAN & NOTES Al m0 PROJECT; P.L I F'.L UUKNtKS (, 2.45) I -AS BUILT FRONT(WEST) ELEVATION SCALE: 3/16"-1'-0" 7 GENERAL NOTES I. FINISH GRADE SHALL SLOPE AWAY FROM FOUNDATIONS AT A 2% MIN. SLOPE FOR A MIN. OF 5' 0" AT SOIL AND A MIN. OF 3' 0" AT CONCRETE. II. TOP OF FIREPLACE CHIMNEYS TO EXTEND 2 FEET MIN. ABOVE ANY ROOFING MATERIAL WITHIN 10 FEET (MEASURED HORIZONTALLY) OF CHIMNEY AND 3 FEET MIN. ABOVE ANY ADJACENT ROOFING MATERIAL. V. PROVIDE WEATHER RESISTIVE BARRIERS AND, WHEN APPLIED OVER WOOD BASE SHEATHING, PROVIDE 2 LAYERS OF GRADE 'D' PAPER VI. ALL WOOD MATERIAL EXPOSED TO WEATHER SHALLBE PRESSURE TREATED OR RED WOOD VII. ALL CONNECTORS USED IN CONJUNTION WITH PRESSURE TREATED LUMBER MUST BE HOT -DIPPED ZINC GALVANIZED AND A MIN. GALVANIZATION LEVEL OF G185. AS BUILT ELEVATION 17 WORK NOTES < 4 �(E) STUCCO WALL EXTERIOR FINISH , ���/// TYP. (E) ALUM CLAD WOOD WINDOW/DOOR W/ SIMULATED TRUE DIVIDED LITE GRIDS AND WOOD TRIM 0--(E) COMPOSITE ROOF SHINGLES, MATERIAL AND STYLE, TYP <�_CHANGE (E) BRICK FINISH CHIMNEY TO STUCCO FINISH CHIMNEY AVERAGE ELEVATION P.L CORNERS (3 4-5 2-PROPOSED FRONT(WEST) ELEVATION SCALE: 3/16"=1'-0" 0__(E) RECESSED ENTRY WITH GLASS & WOOD DOOR AND SIDELITE (E) <>_ MTL RAIN LEADER AND GUTTER 2 (E) 0- FROSTED GLASS PANEL GARAGE DOOR 13 (E) WOOD FINISH COLUMN 18 (E) 42" HT. IRON GUARDRAIL AT PORCH AND PATIO, NOT VISIBLE FROM STREET 2 19 (E) 0 EXTERIOR LIGHT FIXTURES TO E REM VED 20 (E) 42" HT. IRON GUARDRAIL AT PORCH AND PATIO TO BE REMOVED 21 (E) LIGHT —TUBES TO BE REMOVED, PATCH OPENING, F SH MATCH (E)A PROPOSED ELEVATION 5. KEY PLAN RESIDENTIAL REMODEL & ADDITION :tfu FU FAMILY XIE ASSOCIATES architectural Design & Planning >_6 FARVIEW CT 3AN FRANCISCO, CA 94131 rel: (415) 652-3047 Neb: www.xiearchdesign.com Email: bill@xiearchdesign.com 1548 BALBOA AVE BURLIIVGAME CALIFORNIA DRAWN BY: DM CHECK BY: DATE: 07/25/21 i 2021, XIE ASSOCIATES, INC VARNING: NO COPYING, DUPLICATION OR IERIVATIVE WORKS IN ANY FORM IS PERMITTED VITHOUT THE EXPRESS WRITTEN PERMISSION SHEET TITLE XIE XING GUAN *t 70t'f%OM3 )* EXTERIOR ELEVATIONS A3o0 c> m z P.L m T I TOP OF _AVERAGE ELEVATION P.L CORNERS (32.5( I -AS BUILT REAR(EAST) ELEVATION SCALE: 3/16"-1'-0" 3-AS BUILT RIGHT(SOUTH) ELEVATION: SCALE: 3/16"=1' O" +24'-9" OP OF ROOF (58.07") +19'-5" P OF PLATES +11'-5" OF 2ND FF +9'-411 ST FLR PLATE @ NORTH 19 +1' 4" LOOR FINISH OF CURB (33.17') AS BUILT ELEVATION �C) m z AS BUILT ELEVATION GENERAL NOTES I. FINISH GRADE SHALL SLOPE AWAY FROM FOUNDATIONS AT A 2% MIN. SLOPE FOR A MIN. OF 5' 0" AT SOIL AND A MIN. OF 3' 0" AT CONCRETE. II. TOP OF FIREPLACE CHIMNEYS TO EXTEND 2 FEET MIN. ABOVE ANY ROOFING MATERIAL WITHIN 10 FEET (MEASURED HORIZONTALLY) OF CHIMNEY AND 3 FEET MIN. ABOVE ANY ADJACENT ROOFING MATERIAL. V. PROVIDE WEATHER RESISTIVE BARRIERS AND, WHEN APPLIED OVER WOOD BASE SHEATHING, PROVIDE 2 LAYERS OF GRADE 'D' PAPER VI. ALL WOOD MATERIAL EXPOSED TO WEATHER SHALLBE PRESSURE TREATED OR RED WOOD VII. ALL CONNECTORS USED IN CONJUNTION WITH PRESSURE TREATED LUMBER MUST BE HOT -DIPPED ZINC GALVANIZED AND A MIN. GALVANIZATION LEVEL OF G185. WORK NOTES < r(E) STUCCO WALL EXTERIOR FINISH , �/ TYP. (E) ALUM CLAD WOOD WINDOW/DOOR W/ SIMULATED TRUE DIVIDED LITE GRIDS AND WOOD TRIM E) COMPOSITE ROOF SHINGLES, MATERIAL AND STYLE, TYP <�_CHANGE (E) BRICK FINISH CHIMNEY TO STUCCO FINISH CHIMNEY C) m z P.L M m r z Im I +11'— ' N TOP OF +24'-9" . OP OF ROOF (58.07") +19'-5" OF PLATES +11'-5" � OF 2ND FF N +10'-5" FLR PLATE 19� V-44" LOOR FINISH OF CURB (33.17') AVERAGE ELEVATION P.L CORNERS (32.50) 2-PROPOSED REAR(EAST) ELEVATION SCALE: 3/16"=1'-0" 12 4 r— 4-PROPOSED RIGHT(SOUTH) ELEVATION SCALE: 3/16"=1'-0" 10 (E) RECESSED ENTRY WITH GLASS & WOOD DOOR AND SIDELITE 0- 1 (E) MTL RAIN LEADER AND GUTTER 12 (E) FROSTED GLASS PANEL GARAGE DOOR 13 (E) WOOD FINISH COLUMN 18 (E) 42" HT. IRON GUARDRAIL AT PORCH AND PATIO r2� � v � (E) EXTERIOR LIGHT FIXTURES TO REM VED(E) 42" HT. IRON GUARDRAIL AT PORCH AND PATIO TO BE REMOVED (E) LIGHT —TUBES TO BE REMOVED, PATCH OPENING, F SH MATCH (E), +24'-9" TOP OF ROOF (58.07") +19'-5" OP OF PLATES +11'-5" OF 2ND FF N _ +9'-44" 1ST FLR PLATE @ NORTH 3.19 +1' 4" FLOOR FINISH P OF CURB (33.17') PROPOSED ELEVATION +24'-9" TOP OF ROOF (58.07") _ +19'-5" TOP OF PLATES 0 00 TOP OF 2ND FF N +10'-5" TOP OF 1ST FLR PLATE 0 EQ f EQ PROPOSED ELEVATION 35.19 +1'-44" 1ST FLOOR FINISH OF CURB (33.17') PROJECT: RESIDENTIAL REMODEL & ADDITION FOR FU FAMILY XIE ASSOCIATES %rchitectural Design & Planning ?6 FAIRVIEW CT 3AN FRANCISCO, CA 94131 rel: (415) 652-3047 Web: www.xiearchdesign.com Email: bill@xiearchdesign.com 1548 BALBOA AVE BURLINGAME CALIFORNIA DRAWN BY: DM CHECK BY: DATE: 07/25/21 � 2021, XIE ASSOCIATES, INC NARNING: NO COPYING, DUPNCATION OR 7ERIVATIVE WORKS IN ANY FORM IS PERMRTED NDNOUT THE EXPRESS WRMN PERMISSION YME ASSOCIATES, INC. SHEET TITLE EXTERIOR ELEVATIONS 5. KEY PLAN A3ol