HomeMy WebLinkAboutReso - PC - 2022.03.14 - 8ADlcuSign Envelope lD: 1D80CfD9-ED42-4845-85B9-1 B8167761 979
RECORDING REQUESTED BY
Planning Department
City of Burlingame
WHEN RECORDED MAIL TO:
COMMUNITY DEVELOPMENT DEPARTMENT
CIry OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
2A22-044945
11:33 arn 05iO2l2Z Rl Fee: NO FEE
Count of Pages 4
Recordnd in Official Records
County of Sa:r Mateo
Mark Church
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Resolution No. 2022-03.14-AA
128 ELM AVENUE
028-274-180
TITLE OF DOCUMENT
I hereby certify this to be a full, true and correct copy ofthe
document it purports to be, the original of which is on file in my
office.
March 25 2022
!r^^rt" hrlitv.r
ITY
F
rrUNE
Date:
Kevin Gardiner, AICP, Community
?I
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW
AND SPECIAL PERMITS
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 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 may be constructed or converted under this exception, is
hereby approved.
Said Design Review and Special Permits 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.
1
2
It is further directed that a certified copy of this
the County of San Mateo.
official records of
Chai
ll,"6Nl-. Secreta ry 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 14th dav of March. 2022 by the following vote:
l2s ELX AVENUE - RES'O 20Zl'03.1/t'8A
AYES: CO AROTo, GAUL, Loms'
PFAFF, SCHf,ID, TSE
I{OES: NONE
ABSEI{T: TERROI{ES
RECUSED: NONE
ed in
Sec
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Desion
and Special Permits for a new. two and half-storv sinqle unit dwellino and attached oaraqe at 128 Elm
Avenue. Zoned R-1. Keith D. and Elizabeth A. Tavlor Trust. propertv owners, APN: 028-274-180;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on March
14. 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:
t,
2
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EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permits
128 Elm Avenue
Effective March 24, 2022
Page 1
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped March 4, 2022, sheets A0 through Ag,C-0 through C-3, and L0.1;
that prior to issuance of a building permit, the applicant shall submit an Fyl showing a
reduction in the size of the three crawlspace windows located next to the aftached 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);
that the project shall meet the conditions of the Alternate Means of Protection, approved by
Central County Fire Department on January 18,2022 including:
a. Residence and ADU - shall be protected by a residential fire sprinkler system in all
rooms and areas, including full sprinkler coverage through the attic, bathrooms,
clothes/utility closets and ay accessible mechanical or crawl spaces;
b. ADU - exterior walls less than 5 feet from the property lines shall be of 2-hour
construction;
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 Communily Development
Director; that demolition or removal of the existing structures and any grading or earth moving
on the site shall not occur until a building permit has been issued and such site work shall be
required to comply with all the regulations of the Bay Area Air Quality Management District;
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 ofall 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;
4 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 permit;
6
7
that all air ducts, plumbing vents, and flies 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.
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permits
128 Elm Avenue
Effective March 24,2022
Page 2
o that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects to
submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition
of a structure, interior or exterior, shall require a demolition permit;
10. that 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;
11. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, in effect at time of building permit submittal, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
12. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design
professional, that demonstrates that the project falls at or below the maximum approved floor
area ratio for the property;
13.that prior to scheduling the 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;
14 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 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;
15.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
16 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 build
according to the approved Planning and Building plans.
110 ELM AVENUEADDRESS:39.0 FEET26.8 FEET29.9 FEET35.1 FEET44.1 FEETSETBACK:120 ELM AVENUE128 ELM AVENUE132 ELM AVENUE146 ELM AVENUE148 ELM AVENUE48.2 FEET52.6 FEET28.1 FEET23.3 FEET29.6 FEET152 ELM AVENUE156 ELM AVENUE158 ELM AVENUE160 ELM AVENUE36.8 FEET172 ELM AVENUEBURLINGAME, 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
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rn i afoetatsexp 9.30.23Elaine LeeDesign Review ActionPROJECT DATA UTILITIES NOTESPROJECT DIRECTORYOWNERBeth Taylor650.255.9510b_ktaylor@sbcglobal.netARCHITECTElaine Lee3223 Encinal Avenue, Alameda CA 94501510.847.0377elaine@elaineleedesign.comSURVEYORRobert Dains, Dains Land Surveying2980 Barrington Terrace, Fremont CA 94536650.743.0831rdains@dainslandsurveying.netLANDSCAPEKristen Rudger Landscape Design650.576.19356kristen@rudgerlandscapes.comCIVIL ENGINEERPrecision Engineering and Construction, Inc.Travis Lutz1331B Old County Road, Belmont, CA 94002650.226.8640travis@precision-ec.comNEW RESIDENCE AND DETACHED ADU128 ELM AVENUE, BURLINGAME, CALIFORNIAscope of work: Demolish existing residence and detachedgarage and build new 2.5-story residence, 2 car attachedgarage, and detached ADU. Residence, attached garage, anddetached ADU shall be equipped with fire sprinklers (all areas tobe protected with sprinklers: closets, attic, bathrooms, andaccessible crawlspaces shall have 2-hour wall assemblies atwalls 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: 2749 sq. ft.±FLOOR 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 areabedroomsbathrooms2,4800324,177.545345.5FLOOR AREA RATIO TABLEbuildingspatios, walksfuture pooltotalexistingproposedIMPERVIOUS LOT COVERAGE2,5801,51305,9382,9861,8724507,461driveway1,5221,900front porch5081existing residenceproposed residenceand attached garageexisting detachedgarageproposed detachedADU0269--07210110A0A0Project data, vicinity map, RenderingA0.1Site Plan-Topographic SurveyA1Topographic Site Plan, Demolition Plan, SiteSectionC-0Civil Title SheetC-2Grading and Drainage PlanC-3Erosion ControlL0.1Preliminary Landscape PlanA2Main House Lower Floor Plan, Reach CodeChecklistA3Main House Main Floor Plan, Fire AlternateMeans of Protection LetterA4Second Floor Plan, Roof plan, DHEencroachment plan diagramA5Main House Front and Rear Elevations & CrossSectionsA6Main House Side ElevationsA7Main House Cross SectionsA8Design Study DiagramsA9 ADU Floor Plan and ElevationsSHEET INDEXAVERAGE FRONT SETBACKSAVERAGE35.3 FEET·Two complete copies of the Green Building Mandatory Measures Checklist willbe submitted with plans to be submitted for Building plan review·This project shall comply with All Electrification requirements in accordancewith the City of Burlingame Reach Code Ordinance #1979.2019California Building Code2019California Residential Code2019California Mechanical Code2019California Plumbing Code2019California Green BuildingStandards Code2019California Electrical Code2019California Fire Code2019California Energy CodeBurlingame Municipal CodeBurlingame Amendments to the CaliforniaCodes as adopted in Ordinance 18891.Construction HoursWeekdays8AM-7PMSaturdays9AM-6PMSundays and HolidaysNo Work Allowed2.Any hidden conditions that require work to be performed beyond thescope of the building permit issued for these plans may require furtherCity approvals including review by the Planning Commission.3.DEMOLITION PERMITA completed Supplemental Demolition Permit Application shall besubmitted prior to the issuance of a building permit application. NOTE:The Demolition Permit will not be issued and no work can begin (includingthe removal of any building components) until a Building Permit is issuedfor the project. The owner is responsible for assuring that no work isauthorized or performed. Demolition of a structure requires a permit fromBAAQMD and required sign-offs from the Water, Sewer, Planning, andRecycling departments. The pink demolition permit application will need tobe completed prior to Building Department approval and the start of work.Contact BAAQMD for questions. (415)749-4979, email atwww.baaqmd.gov.4.CITY OF BURLINGAME BUSINESS LICENSEAnyone doing business in City of Burlingame must have a current City ofBurlingame business license.5.The Certificate of Occupancy will be rescinded once construction begins. Anew Certificate of Occupancy will be issued after the project has been finaled.No occupancy of the building is to occur until a new Certificate of Occupancyhas been issued.CONSTRUCTION NOTES·Plug all existing sanitary sewer lateral connections and install a new 4"lateral, all water line connections to city water mains for services or fire lineare to be installed per city standard procedures and specification, andany other underground utility works within city’s right-of-way. Allabandoned sewer lateral or water service shall be disconnected at themain and per City requirements. An encroachment permit will be requiredfor these items.·All water lines connections to city water mains for services or fire lineprotection are to be installed per city standard procedures and materialspecifications. Contact the city Water department for connection fees. Ifrequired, all fire services and services 2" and over will be installed bybuilder.·Water meter shall be sized to accommodate sprinkler system flowdemand.·Underground fire service connections shall be submitted as separateUnderground Fire Service permit for review and approval.·Sewer Backwater Protection Certification is required for the installation ofany new sewer fixture per Ordinance No. 1710. The Sewer BackwaterProtection Certificate is required prior to the issuance of Building Permit.PUBLIC WORKS NOTES1.City Public right-of-way Construction Hours (including hauling)Weekdays8AM-5PMSaturdays, Sundays and HolidaysNo Work Allowed2.If required, a Grading Permit shall be obtained from the Department ofPublic Works3.This project is a "Type I" project that requires a Stormwater ConstructionPollution Prevention Permit. This permit is required prior to issuance of aBuilding Permit. An initial field inspection is required prior to the start ofany construction (on private property or in the public right-of-way).GREEN BUILDING AND ENERGY REACHAPPLICABLE CODEStotal2,4804,630269721deck & deck stairs323253FIRE PROTECTION NOTESFIRE 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 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.
ELM AVENUE
(50' - R/W)
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
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rn i afoetatsexp 9.30.23Elaine LeeDesign Review ActionA0.1lower floor/main flr wall2nd floor wallfenceproperty lineSITE PLAN LEGENDrequired setback lineto be demolishedMain floor area2nd floor building areaLower floor areagrade at 15' rearsetback73.28'grade at 20' rearsetback72.4'DETACHED ADUfloor 74.0
RESIDENCEmain subflr 87.16786.5patio 73.976.32raised deckat mainhouse level87.1grade at 15'setback87.75'grade at 15'setback86.9'drivewayavg grade=86.9+72.4/2=79.65avg grade=73.28+87.75/2=80.52avg grade at curb88.83+88.52/2=88.6735.3 avg front setback 5' req'd side setback9'x20' off-streetparking space5'-2" 1st flrside setback5'-5"5'-11"4'-0"4'-0"4'-0"35'-4" 1st flr front setback97'-5" rear setback to garage (lower floor)11'-0" 1st and2nd flr sidesetbackDN DN 2.42'UP15'x30' pool88.52'grade at curb88.83'grade at curbelec metergas meterC.O.C.O.watermeterunderground elecSITE PLANdrawn on survey by Dains Land Surveying, dated 12-29-20north
30201510501/8"=1'top of slab atgarage door 77.2478.68DN 2.32'DN 6.1'81.0resurface this area alongproperty frontage to create 12"minimum vertical grade breakbetween City right-of-way andprivate property to preventstreet stormwater from enteringprivate propertyADU sewer replace existing asphalt concrete along property frontage,
plug all existing sanitary sewer lateral connections and install a new 4"
lateral, all water line connections to city water mains for services or fire
line are to be installed per city standard procedures and specification,
and any other underground utility works within city's right-of-way.abandon and plug (e) lateral & disconnect at mainper City requirements, install new 4" sewerreplace water main and fire line per Citystandard procedures and specifications andFire Dept requirements, disconnect (e) water atthe main and per City requirements(e) gas service,upgrade or replaceas requiredoverhead elec,CATV lineTHERE SHALL BE NO PERMANENTSTRUCTURES BEYOND THE PROPERTYLINE AND INTO THE PUBLIC RIGHT-OF-WAY35'-4" 2nd flr front setback87'-6" rear setback to deck (main floor)water to ADUportion ofgarageunder decksewage ejectorw/ alarmC.O.7'-6" 2nd flrside setback102'-4" rear setback to 2nd floor
ELM AVENUE
(50' - R/W)
ELM AVENUE
(50' - R/W)grade at 15' rearsetback73.28'grade at 20' rearsetback72.4'DETACHED ADUfloor 74.0
RESIDENCEmain subflr 87.16786.5raiseddeck atmainhouselevel87.1grade at 15'setback87.75'grade at 15'setback86.9'84.4drivewayavg grade=86.9+72.4/2=79.65avg grade=73.28+87.75/2=80.52avg grade at curb88.83+88.52/2=88.675planter atdriveway elevBURLINGAME, 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
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rn i afoetatsexp 9.30.23Elaine LeeDesign Review ActionA188.52'grade at curb88.83'grade at curbTOPOGRAPHIC SITE PLANdrawn on survey by Dains Land Surveying, dated 12-29-20north
⅊⅊ELM AVEADUADU PATIOPOOLTERRACEDECKdeckcrawlspaceGARAGE13'-2" elevationdiff betweenhouse and ADUfloorlight dashed line indicatesexisting grademain floor subfloor 87.167'83.0'74.0'78.0'SITE SECTION1"=10'DEMOLISH RESIDENCEDEMOLISHGARAGEDEMOLISHDECKre-grade drivewaydemolishhardscapedemolishbrickpatioDEMOLITION PLANdrawn on survey by Dains Land Surveying, dated 12-29-20north
resurface this area alongproperty frontage tocreate 12" minimumvertical grade breakbetween City right-of-wayand private property toprevent street stormwaterfrom entering privatepropertyreplace existing asphalt concrete along property frontage,
plug all existing sanitary sewer lateral connections and install a new 4"
lateral, all water line connections to city water mains for services or fire
line are to be installed per city standard procedures and specification,
and any other underground utility works within city's right-of-way.abandon and plug (e) lateral &disconnect at main per Cityrequirementsreplace water main and fire line per Citystandard procedures and specifications andFire Dept requirements, disconnect (e) water atthe main and per City requirementsSSCOWMtop of slab atgarage door 77.24
DATE
TITLE
SHEET NO.
REVISIONS
SCALE
1025 ALAMEDA DE LAS PULGAS
SUITE 107
BELMONT, CA 94002
650-576-1935
KRISTEN@RUDGERLANDSCAPES.C
OM
DRAWN BY
0 4 8 12 16 20 FT
KRISTEN RUDGER
1/8" = 1'- 0128 ELM AVENUEBURLINGAME, CA JANUARY 31, 2022
PRELIMINARY
LANDSCAPE PLANS
L0.1
ADU
10" TREE17"
TREE
19"
TREE
77.515x30'
POOL
UP
6'
LAWN
2-Natchez Crapemyrtle
Lagerstroemia indica 'Natchez'1-Natchez Crapemyrtle
Lagerstroemia indica 'Natchez'
LOW WATER GROUNDCOVER
LOW WATER GROUNDCOVER
1-Drake's Chinese Elm
Ulmus parvifolia 'Drake'
1-Coast Live Oak
Quercus agrifolia
(24 inch box std.)
PROPOSED PLANT PALETTE
PROPOSED 24 INCH BOX REPLACEMENT TREES
2- LAGERSTROEMIA 'NATCHEZ'
2-MAGNOLIA 'ST. MARY'
1-ULMUS PARVIFOLIA 'DRAKE'
PERMEABLE PAVER PATH
PERMEABLE PAVER
DRIVEWAY
OUTDOOR GRILL
CA7CA7BA5BA5AA5AA5DA7DA7BURLINGAME, 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
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rn i afoetatsexp 9.30.23Elaine LeeDesign Review ActionA22-CAR GARAGECRAWLSPACE6' max ceilings21'-7"21'-0"20'-2"30'-0"4'-4"1'-8"2'-3"2'-3"32'-2"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
25'-0"4'-9"2'-3"
3'-4"001002003004005006007008UP20'x20.6'10'-0"CRAWLSPACE6' max ceilings
CA7CA7BA5BA5AA5AA5DA7DA7BURLINGAME, 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
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rn i afoetatsexp 9.30.23Elaine LeeDesign Review ActionA3BATH 5CLOCLOOFFICEDININGLIVINGPANTRYKITCHENINFORMAL DININGFAMILY RMFOYERHALLPWDRDNUPDECK21'-7"12'-0"2'-2"35'-9"14'-4"BALC3'-6"16'-4"12'-4"7'-10"14'-8"14'-10"4'-4"2'-0"2'-3"
3'-4"17'-0"1'-10"7'-2"32'-0"2'-3"2'-7"10'-10"2'-7"18'-8"77'-0"MAIN FLOOR PLAN1/4"=1'-0"north 1301011021031281291271261251241231221211201191181161151141171131121111101091081071061051041314'-8"limit ofgaragebelowDN15.4'x20.6'12.7'x17.3'18'x12'7'x11'15'x15'16.2'x15'14.3'x11.4'13.9'x5.4'14'-8"77'-0"5' tall cedarscreening fence42" high glassguardrail42" high glassguardrail
220GDS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS CA7CA7BA5BA5AA5AA5DA7DA7BDRM 1BATH 1SECOND FLOOR PLAN1/4"=1'-0"north
HALL120 clgsloped sloped 80 clg80 clg80 clg80 clg89 clgsloped
sloped
sloped
sloped 99 clg99 clg99 clgsloped
sloped
sloped99 clg90 clg90 clg120 clg76 wall76 wall52 wallsloped80 wall80 wall
sloped80 wall52 wall80 wall42 wall42 wall61 wall37 wall BATH 2BATH 4BATH 3BDRM 2BDRM 3BDRM 4KIDS STUDYLAUNDRYCLOSETCLOSET
CLOCLOSETDNUP 12"3'-4"18'-3"1'-3"16'-2"12'-6"7'-10"9'-11"5'-7"14'-0"4'-4"2'-0"3'-5"4'-3"9'-0"13'-1"6'-3"12'-8"16'-0"1'-11"14'-6"2'-3"
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
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rn i afoetatsexp 9.30.23Elaine LeeDesign Review ActionDHE PLAN DIAGRAM1/8"=1'-0"north line of decliningheight envelopeline of decliningheight envelopeindicates area of DHE encroachment (420 sq. ft. total)2'-11"
5'-61
4"
3'-1114"VeluxVSEskylight228229230231232203204205206207208209210211227226225224223222219218217216200201202215214213212bay window sillbay window sillegress
egressegress
egress
A4slopedsloped
1/121/121/1215/1215/1215/1215/1210/1210/1210/125/1215/125/125/125/125/125/125/1210/12
10/12
MAIN HOUSE ROOF PLAN1/8"=1'-0"n
o
r
t
h
sloped
10"6"18"15"10"3" rake15.4'x17.3'12.4'x10.9'16'x11.5'9'x7'9'x5'12.5'x13.6'5.6'x8.8'12.2'x15'13.5'x13.7'9.9'x16'5'x8.8'12'-9"10'-11"2'-8"
6"
10'-9"35'-9"72'-4"220221
KITCHENINFORMAL DINING8'-8"1'-058"10'-8"1'-23
4"8'-1"BDRM 1 CLOHALLBATH 16' maximumCRAWLSPACE 8'-1"HALLFORMAL DININGHALLCLOBATHBDRM 2HALLCLOBATH 4DRIVEWAY9'-8"1'-234"9'-9"avg grade at left side73.28+87.75/2=80.5280.52+12= 92.52'92.52'main floor subfloor87.167'9'-8"
1'-23
4"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
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tenvelope
declining height envelope118.67'8'-1" Bath 1 plate
1'-23
4"
10'-8" kitchen plate
1'-05
8"
4'-2" 2nd
flr wall
plate
8'-1" dormer plate 30' height limit118.68'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
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rn i afoetatsexp 9.30.23Elaine LeeDesign Review Actionavg 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 guardrailA59'-9"9'-1" plate8'-1" plate1'-234"9'-8"CROSS SECTION1/4"=1'-0"BCROSS SECTION1/4"=1'-0"Adeclining height envelopedeclining 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'declining 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 subflr87.167 1st flr subflr1512512512151215125121122'-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'-8" maximum hight to acerage top of curb 116.34' maxdeclining height envelopeavg top of curb 88.67'77.45'
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
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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
FAMILY RMGARAGEBDRM 18'-578"1'-234"10'-8"1'-234"8'-1"12'-0"512"8'-1"FAMILY RMGARAGE8'-6"
1'-23
4"
10'-8"1'-23
4"INFORMAL DININGSTAIRSBDRM 112'-0" max
STAIRSBDRM 4OFFICEBDRM 1 CLOHALLPWDRWINE9'-8"DECKPORCH8'-9"
9'-9"CLO8'-1" dormer plate
8'-1"
6' max
CRAWLSPACE6'-1"
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
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rn i afoetatsexp 9.30.23Elaine LeeDesign Review ActionCROSS 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'A7LONGITUDINAL SECTION1/4"=1'-0"D87.167 1st flr subflr87.167 1st flr subflrexistinggradeheaderstuccoflashingaluminum clad window1.25" Advantage primesill- paintedstuccoWINDOW DETAIL6' max clg existinggrade80.2' pad1% slope towards door77.45'
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
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rn i afoetatsexp 9.30.23Elaine LeeDesign Review ActionA8top of curb128 ELM proposed project2nd floorwall plateprimary plate 214"lower than 132 Elmplateprimary plate 5'-4"lower than 132 Elmplate91.65'declining height envelopebase elev for pointof commencement79.65'92.52'base elev for pointof commencement80.52'COMPARISON BETWEEN DHE FOR THIS PARCELVS. MORE STANDARD DHEpoint of commencement of DHE at this site is verylow due to drop in slope towards back of lot1st flr subflravg top of curb10'-4"
more typical point
of commencement
for flat lot proposed design wouldnot encroach if subject tomore standard DHEMASSING COMPARISON BETWEEN 128 & 132 ELM(data for 132 Elm derived from 132 Elm planning submittal plans)132 ELMrec'd Special Permit for DHEencroachment and is on 11.5% wider lotCURRENT PROPOSAL VS. STUDY MEETING PROPOSALCLIPPED GABLE ROOF STUDYdesign study of roof detail to reduce perception of height·11.25" reduction in overall height·110 sq. ft. reduction in DHE encroachment·floor area brought into compliance with FARallowancestudy meeting proposalcurrent proposal5'-4"
4'-6"1st flr subflr
DSDSDSDSDSA9install low voltage path lights toilluminate pathway from street toADU front doorDETACHED ADU PLAN1/4"=1'-0"north15'-6"9'-8"18'-5"5'-0"2'-4"11'-1"46'-6"2'-9"12'-9"KITCHEN30" refrigDW30" rangeLIVING ROOMBABEDROOMsmallstackedW/DADU FRONT (WEST) ELEVATION1/4"=1'-0"LEFT (NORTH) ELEV1/4"=1'-0"ADU REAR (EAST) ELEVATION1/4"=1'-0"RIGHT (SOUTH) ELEV1/4"=1'-0"average grade 72.5'8'-6" plate height to floor
10'-0" plate to average grade
15'-6" maximum avg grade to highest ridge
7'-0"towelsshallow bench and hooks132133134135136138139140BURLINGAME, 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
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rn i afoetatsexp 9.30.23Elaine LeeDesign Review ActionCROSS SECTION1/4"=1'-0"E74.0 top of slabaverage grade 72.5'8'-6"
10'-0"15'-6" maximum avg grade to highest ridge
712412712134133132135136138140139DETACHED ADU ROOF PLAN1/4"=1'-0"northheat pumpWHEA8EA812.8'x12.3'17.5'x14.2'9.8'x14.2'5'x8.5'CLOPella ArchitectContemporaryclad woodwindowscomposition shingle roofingstanding seam metal roofingstucco7/127/124/1215"
10'-0" plate to floor
8'-6" plate height to floor
4'-0"4'-0"4'-0"4'-0"4'-0"10'-0"trimless windows (stucco to abut intosides of aluminum frame), typicalFIRE PROTECTION NOTES:The detached ADU shall have alternate means of protection due to itsgreater than 150' distance from street. Install fire sprinkler heads inattic, bathroom, and closets and exterior walls less than five feet fromthe property lines shall be of 2-hour assemblies.2-hour assemblies at exteriorwalls less than five feet fromthe property lines, typical
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