HomeMy WebLinkAboutAgenda Packet - PC - 2022.11.28Planning Commission
City of Burlingame
Meeting Agenda
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Online7:00 PMMonday, November 28, 2022
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Page 1 City of Burlingame Printed on 11/23/2022
November 28, 2022Planning Commission Meeting Agenda
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1. CALL TO ORDER
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6. STUDY ITEMS
There are no Study Items for review.
7. CONSENT CALENDAR
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8. REGULAR ACTION ITEMS
Page 2 City of Burlingame Printed on 11/23/2022
November 28, 2022Planning Commission Meeting Agenda
3080 Arguello Drive, zoned R-1 - Application for Design Review and Hillside Area
Construction Permit for a 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. (Jack Tam, Team
7 International, architect; Hin Fang Tsang, property owner) (78 noticed) Staff Contact:
'Amelia Kolokihakaufisi
a.
2105 Carmelita Avenue, zoned R-1 - Application for Design Review and Special Permits
for second floor plate height and declining height envelope for a second story addition to
an existing two-story 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. (Aaron Avelar, applicant and property owner; OXB Studio, architect )
(84 noticed) Staff Contact: Catherine Keylon
b.
9. DESIGN REVIEW STUDY
2517 Easton Drive, zoned R-1 - Application for Design Review for a first and second story
addition to an existing single -unit dwelling. (Chris Spaulding, architect; Michael Liu,
property owner and applicant) (92 noticed) Staff Contact: Michelle Markiewicz
a.
732 Vernon Way, zoned R-1 - Application for Design Review and Special Permits for a
second story balcony and declining height envelope for a first and second story addition to
an existing single -unit dwelling. (Tim Raduenz, Form One Design, designer and applicant;
Shabana Ravi and Sukhendu Chakraborty, property owners) (109 noticed) Staff Contact:
Michelle Markiewicz
b.
1116 Rosedale Avenue, zoned R-1- Application for Design Review for a first and second
story addition to an existing single -unit dwelling and Special Permit for a second story
balcony. (Audrey Tse, Insite Design Inc, applicant and architect; Sanjiv and Deepti Sinha,
property owners) (127 noticed) Staff Contact: Michelle Markiewicz
c.
10. COMMISSIONER’S REPORTS
11. DIRECTOR REPORTS
- Commission Communications
- City Council regular meeting of November 21, 2022
1327 Benito Avenue, zoned R-1 - FYI review of as-built changes to a previously approved
Design Review project.
a.
12. FUTURE AGENDA ITEMS
13. ADJOURNMENT
Page 3 City of Burlingame Printed on 11/23/2022
November 28, 2022Planning Commission Meeting Agenda
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,
November 28, 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 November 28, 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 December 8, 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 11/23/2022
City of Burlingame
Design Review and
Hillside Area Construction Permit
Address: 3080 Arguello Drive Meeting Date: November 28, 2022
Request: Application for Design Review and Hillside Area Construction Permit for a second story addition to an
existing single-unit dwelling.
Applicant and Architect: Jack Tam, Team 7 International APN: 025-363-030
Property Owner: Hin Fang Tsang Lot Area: 9,152 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.
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 addi tion.
Project Description: The subject property is an interior lot. The applicant is proposing an interior remodel to the
existing first floor and to add a new second floor (1,066 SF). A new accessory structure (180 SF) for storage is
also proposed at the rear left side of the lot. The proposed house will have a total floor area of 4,025 SF (0.44
FAR) where 4,029 SF (0.44 FAR) is the maximum allowed (includes covered porch exemption).
The subject property is located in the Hillside Area and C ode Section 25.61.020 of the Burlingame Municipal
Code states that no new structure or any addition to all or a portion of an existing structure shall be constructed
within the affected area without a Hillside Area Construction P ermit. In addition, it states that review by the
Planning Commission shall be based upon the obstruction by the construction of the existing distant views of
nearby properties. Emphasis shall be given to the obstruction of distant views from habitable areas within a
dwelling unit.
With this project, the number of bedrooms will increase from four to five . Three parking spaces, two of which
must be covered, are required on-site. Two covered parking spaces are provided in the attached garage (19’-3”
x 20’-0” clear interior dimensions); one uncovered parking space (9’ x 20’) is provided in the driveway. Therefore,
the project is in compliance with off-street parking requirements. 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. 25.57.010 (a)(2)); and
Hillside Area Construction Permit for a second story addition to an existing single-unit dwelling (C.S.
25.61.020).
This space intentionally left blank.
Item No. 8a
Regular Action Item
Design Review and Hillside Area Construction Permit 3080 Arguello Drive
2
3080 Arguello Drive
Lot Area: 9,152 SF Plans date stamped: November 1, 2022
EXISTING PROPOSED ALLOWED/REQUIRED
SETBACKS
Front (1st flr):
(2nd flr):
17’-8”
n/a
no change
39’-11”
19’-6” (block average)
20’-0”
Side (left):
(right):
20’-11”
4’-0” 1
48’-5” to addition
7’-0” to addition
7'-0"
7'-0"
Rear (1st flr):
(2nd flr):
27’-3”
n/a
no change
27’-3”
15'-0"
20'-0"
Lot Coverage: 2,897 SF
31.7%
3,077 SF
33.6%
3,661 SF
40%
FAR: 2,778 SF
0.30 FAR
4,025 SF
0.44 FAR
4,029 SF 2
0.44 FAR
# of bedrooms: 4 5 ---
Off-Street Parking: 2 covered
(19’-3” x 22'-8” clear
interior)
1 uncovered
(9' x 20')
2 covered
(19’-3” x 20’-0” clear
interior)
1 uncovered
(9' x 20')
2 covered
(18' x 18' for existing
conditions)
1 uncovered
(9' x 20')
Building Height: 18’-9” 25’-7” 20'-0"
DH Envelope: not applicable complies Special Permit
(C.S. 25.26.035 (c))
¹ Existing nonconforming right side setback.
2 (0.32 x 9,152 SF) + 1,100 SF = 4,029 SF (0.44 FAR)
Summary of Proposed Exterior Materials:
Windows: aluminum
Doors: wood entry door with glass insert, obscured glass aluminum garage door
Siding: stucco, fiber cement siding
Roof: standing seam metal roof
Other: brick chimney and skirting
Staff Comments: None.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on April 11, 2022,
the Commission had several comments and suggestions regarding this project and referred the application to a
design review consultant (see attached April 11, 2022 Planning Commission Minutes).
The applicant submitted a re sponse letter, dated November 16, 2022 and revised plans, dated November 1,
2022, to address the Planning Commission’s comments and suggestions. A discussion of the analysis of the
Design Review and Hillside Area Construction Permit 3080 Arguello Drive
3
revised project and recommendation by the design review consultant is provided in the next section.
The Commission directed that story poles be installed in order to review the massing. Story poles were installed
as directed (see attached story pole certification and story pole plan).
Analysis and Recommendation by Design Reviewer: The design review consultant met with the project
designer and property owner to discuss the Planning Commission's concerns with the project and reviewed
revised plans. Please refer to the attached design reviewer’s analysis and recommendation, dated October 31,
2022, for a detailed review of the project.
The design reviewer notes that the mix of proposed building materials “relate to similar houses in the
neighborhood.” Based on the design review analysis of the project, the design reviewer recommends approval
of the project as proposed.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
1. Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. Interface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
Suggested Findings for Design Review: That the architectural style, mass and bulk of the second story
addition to the existing single-unit dwelling (featuring stucco and fiber cement siding, aluminum windows, wood
front entry door, and proportional plate heights) is compatible with the character of the neighborhood and that the
windows and architectural elements of the proposed structure are placed so that the structure respects the
interface with the structures on adjacent properties . For these reasons, the project may be found to be
compatible with the requirements of the City’s five design review criteria .
Required Findings for Hillside Area Construction Permit: Review of a Hillside Area Construction Permit by
the Planning Commission shall be based upon obstruction by construction of the existing dis tant views of nearby
properties. Emphasis shall be given to the obstruction of distant views from habitable areas within a dwelling
unit (Code Sec. 25.61.060).
Suggested Findings for Hillside Area Construction Permit: That the single-unit dwelling is located on the
relatively flat and lowest portion of the lot; that the lot slopes upward from front to rear by approximately 17 feet
along the right side of the lot and by approximately 11 feet along the left side of the lot so that there i s a cross
slope that slopes downward from the left to right side of the lot by approximately 7 feet ; that the second story
addition is located on the lower portion of the lot; and that the proposed second floor addition is only 6’-10”
above the existing building height so that there is minimal impact to the adjacent houses by the proposed
construction. For these reasons the project does not obstruct distant views from habitable areas with nearby
dwelling units and therefore the project may be found to be compatible with hillside area construction permit
criteria.
Design Review and Hillside Area Construction Permit 3080 Arguello Drive
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
November 1, 2022, sheets A0.1 through A6.0, L1.0 and L1.1;
2. that any changes to building materials, exterior finishes, windows, architectura l 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 al l 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 Ordinan ce 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;
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 tha t 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
Design Review and Hillside Area Construction Permit 3080 Arguello Drive
5
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.
‘Amelia Kolokihakaufisi
Associate Planner
c. Jack Tam, Team 7 International, applicant and architect
Attachments:
April 11, 2022 Planning Commission Minutes
Design Review Analysis, dated October 31, 2022
Applicant’s Letter of Response, dated November 16, 2022
Story Pole Plan
Story Pole Certification, dated November 15, 2022
Neighbor Letter of Concern, dated November 21, 2022
Application to the Planning Commission
Neighbor Letter of Concern, dated April 10, 2022
Planning Commission Resolution (proposed)
Notice of Public Hearing – Mailed November 18, 2022
Area Map
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM OnlineMonday, April 11, 2022
a.3080 Arguello Drive, zoned R -1 - Application for Design Review and Hillside Area
Construction Permit for a second story addition to an existing single -unit dwelling. (Jack
Tam, Team 7 International, architect; Hin Fang Tsang, property owner) (78 noticed) Staff
Contact: 'Amelia Kolokihakaufisi
3080 Arguello Dr - Staff Report
3080 Arguello Dr - Attachments
3080 Arguello Dr - Plans
Attachments:
All Commissioners have visited the project site. Commissioner Tse noted that she spoke to the neighbor
to the left of the project and toured their home to see the potential implications of their distant bay views .
Planning Manager Hurin provided an overview of the staff report.
Chair Schmid opened the public hearing.
Andrew Tang, designer and Hin Tsang, property owner, represented the applicant and answered questions
about the application.
Public Comments:
> Public comment sent via email by Wayman and Christina Wong, 3125 Rivera Drive: We received a
public hearing notice regarding our neighbor ’s proposed two-story project at 3080 Arguello Drive and we
reside diagonally across from their backyard. We made it clear to the owners during their open house
meeting that we're not in favor of this project and voiced concerns. We oppose the two -story project due to
the obstruction of our view which in turn will depreciate our property value when and if we decide to sell in
the future. This two-story project will significantly affect our neighbor to the right whose backyard is
back-to-back with the 3080 Arguello Drive neighbor. Our neighbor has a ranch style home and with the
addition of the second story on Arguello Drive, our neighbor will lose their privacy and major sunlight
coming into their backyard. As for the neighbor behind our backyard, their view of the airport will be
completely disrupted. The noise level during construction is also another concern. We baby sit our infant
grandson who needs a nap during the day and with the construction, his naps will be interrupted. We have
lived in this neighborhood for 20 years and love the peace and quiet this neighborhood provides. We do
not appreciate a new owner joining our neighborhood with intentions of disrespecting the housing around
them. We are not prepared to depreciate the value of our home while the new owners are only looking to
increase the value of theirs. Please consider the impacts this will have in the surrounding neighbors if the
project is approved.
>Public comment sent via email by Kathryn and Andrew Wong, 1618 Escalante Way: We, the owners
and occupants of 1618 Escalante Way, oppose the proposal to add a second floor. Our primary reasons
are; number one, the impact to our existing view of bay waters and Mount Diablo, East Bay, airplane
descent path and the local Burlingame landscape. Number two, the loss of privacy. Number three, the
inability for us to adapt to the changes given that we completed a three -year renovation in 2020. We invite
the Planning Commission to visit our home to see the existing bay views live and have also submitted a
letter containing photos. To provide additional detail, our home currently has a beautiful view of the bay
waters and East Bay. The second story addition at 3080 Arguello Drive will completely eliminate and /or
Page 1City of Burlingame
April 11, 2022Planning Commission Meeting Minutes
impact this view from two bedrooms and the first floor. This was previously communicated with the
architects and owners of 3080 Arguello Drive. We also updated our backyard with a terrace and metal
retaining wall to enjoy the view from outside. We would also lose this view with the addition of a second
floor. Any windows facing our property from the second story would impact our family's privacy, particularly
from two bedrooms, the family room, kitchen, dining room and backyard. With our renovation, we made
major changes to the first floor layout in order to create a family space centered on the back half of the
house. We added two large sets of floor to ceiling sliding doors and windows, enlarged all other east facing
windows. To ensure privacy we replaced the previous 3’ fence between our property and 3080 Arguello
Drive with a 6’ metal fence. If 3080 Arguello Drive added a second story we would lose privacy from both
inside and outside our home. We're very concerned about the obstructed views and loss of privacy. Thank
you and we look forward to arranging a visit to our home.
Chair Schmid closed the public hearing.
Commission Discussion/Direction:
>Suggests studying the gabled fascia rake that's over the living room on the front fa çade. It is offering
a big scale, it doesn't fit within the context of the neighborhood and it is not adding to a modern character
that you are wanting to achieve. Otherwise, it becomes one big fascia board that looks like a track home.
>Show the proposed exterior trim around the windows on the drawings and provide a detail of that. Also,
note on the plans that all windows are to be replaced.
>The skylight material was not noted on plans. As a general rule, we prefer to see skylight with flat
glass as opposed to the acrylic dome, they rise up and look cheap.
>Consider looking at other options for the small window on the front elevation of the second story.
>The front landscape plan has a lot of brick there. The site could be softened up if you were to remove
that and do some planting. Showing the vegetation on the plans would be helpful.
>Looking at the four elevations there appears to be different size panes being proposed around the
house. If all the windows are going to be replaced, please clarify or simplify which you want to propose. In
light of the fact that you have noted that you like the house to look more modern, please keep in mind the
muntin details that you propose and the number of grids per window.
>Consider other massing opportunities for the rear and the left elevations. That second story is
completely on the same plane as the lower floor. Should think about other ways of articulating the second
story addition. It's a nice size backyard, but if one is in that backyard enjoying it, consider how the very
flat, tall face of the left elevation facing the yard might feel to the inhabitants.
>Recommend continuing to work with your neighbor about addressing the vegetation (extensive branch
and dead branches that are overhanging their property).
>The two issues we have before us are Design Review and Hillside Area Construction Permit. In terms
of the design review, the architect stated that the homeowners needed more space which looks like they
have achieved that. That they were going for a minimal modern aesthetic and made the statement in
regard to the budget -friendly massing and the fa çade. My concern is that I ’m not seeing a minimum
modern aesthetic. If there's some efforts to try to reference the uphill neighbor on Escalante Way on the
corner, I would note that uphill project has more detail particularly around the entry area of the fa çade. It
has a more detailed garage door in terms of the materials. It has the board and batten materials that are
in the gable ends, so there's just more scale in reference that has been done there. I’m not entirely trying
to compare the two, but they made reference to at least a metal roofing that they were referencing on their
project. The reason I mentioned the fascia is because I see a clumsy stucco box. I'm not seeing a lot of
detail and charm. The existing charm on the front facade with the shutters, the dentils that aren't shown in
the drawing but are there in the gable front, and the brick that's there is being stripped and a stucco box
is going back in its place. I can see it being budget -friendly but unfortunately that ends up manifesting as
plain and simple stucco. So, I have those concerns in terms of the design review and being able to make
the findings for context within the neighborhood and the architecture.
>In terms of the Hillside Area Construction Permit, there's no choice but to have story poles erected
before this comes back for action. While they may have surveyed, inventoried and taken into account
specific window sill heights of uphill neighbors, we have seen too many occasions where there's a
Page 2City of Burlingame
April 11, 2022Planning Commission Meeting Minutes
neighbor or distant neighbor that has a view that couldn't be accounted for with their design if they were
just looking at adjacent neighbors. So, story poles are critical for this project to move forward.
>I did get a chance to look at all the rooms where there were potential view implications from the
proposed addition at 3080 Arguello Drive. At this time, I cannot tell without story poles being installed
whether there would be a distant bay view implication for any of the rooms. The best views from their
home is the upper level where they have nice large windows from all their bedrooms looking out towards
the bay. Those are not of course main living spaces, but definitely the windows were sized and placed to
enjoy the views from the upper floor. I did not see, from what I could tell, any view implications from the
proposed addition from the main floor of the house. There's a bit of a view of Mt. Diablo that is visible from
their family room space between some trees. It's not a large view and the story poles will help to
demonstrate that. The applicant has some issues to contend with the design of the home and definitely in
terms of the accurate rendering of materials, dimensions and scale of particular building elements. But I
do think they were considering any view issues by their proposal of a fairly low scale addition and a
placement of that addition. I don't know if their proposal would actually implicate other properties in the
area and we'll hear more about that once the story poles go up.
>Generally, I’m not a fan of standing seeming metal roofs but this is a neighborhood where you might
pull it off. What bothers me is that this doesn ’t feel like it is very modern, it just doesn ’t work and doesn’t
hang together. It is very formulaic. This is a ranch house with a standing seam metal roof with no other
apparent changes to address its being modern. An Eichler style is what you would find in this
neighborhood and they don ’t need a standing seam metal roof. They are modern in their spatiality. This is
just dressed up modern. It doesn ’t feel like much attention has been paid to design and my inclination is
to send this to design review consultant. It is not very well thought out. Clearly, there ’s the view issue, but
it’s the design that bothers me the most. It doesn’t feel like it is trying very hard and certainly not modern.
>I agree with my fellow commissioners. The first time I looked at this, it felt like it really needed some
warmth. I also would propose that this goes to design review consultant. I would ask the applicant, if they
are going for a modern look, to consider some wood siding, elements of some lights, and some
landscaping that can pull this whole thing together. It just doesn ’t feel that this is a very modern design. I
also agree that story poles need to be erected.
>This is highly lacking in detailing. I would agree to send it to design review consultant. My fellow
commissioner touched on a very good point that an Eichler home in this area can solve a lot of problems .
It may be a bigger project, budget obviously seems to be one of the parameters of the design, but an
Eichler home solves a lot of problems by having a flat roof. You can do a two -story style of an Eichler
home and keep the profile low. The house is going to be completely redone. Unfortunately, a lot of people
think that putting a second story right on top of an existing wall is an easy solution. There are a lot of
costs in putting a second story in a house. Suggests to completely look at a different design than what
was presented to us tonight.
>I am not in disagreement with those comments. The design doesn ’t hold together very well. It looks
like it is just going for an inexpensive solution and that is not really the point. We do want a design that
holds together and will enhance the neighborhood. When it does come back, it needs more information .
The windows need to be solved. Saving the aluminum clad windows or the suggested vinyl windows will not
work. That is a cost that will come back later and become problematic. We also need to see the details
of the windows and trims so that we know what we are getting. The materials need to be flushed out better
so that we know. This will be a perfect example of a project that is under design and come back with an
FYI with a bunch of things missing or were done differently. I would like to see it be very specific in what
is being offered. Out of a massing standpoint, the solution is trying to be as sensitive as possible to the
height and obstructions. I can appreciate that there ’s not too many opportunities to get more square
footage and not going up. They’ve got something to work with, but it needs help too.
>It is important that the massing is resolved and it goes to design review consultant before the story
poles are erected. It seems to be a waste if they put up the story poles when they end up having a
different design solution.
>As they work through with the design review consultant, I would ask that they have a specific
discussion with the consultant or planning staff of what is expected for the windows in regards to simulated
true divided light. My concern is, if they mistakenly identify the existing windows as aluminum clad
windows and keep them, but they are actually vinyl windows with a simulated muntin in between the glass
Page 3City of Burlingame
April 11, 2022Planning Commission Meeting Minutes
that we generally don ’t accept and they decide that they will be matched because they think they have
identified something that is acceptable, then we have a hornet ’s nest of failure. They should get a grasp of
what the existing windows are, what is not acceptable and what they are going to match or replace with.
>They need to figure out what they want to do so they can price it accurately before they get into this. I
don’t want to see it get half way and half-baked.
Vice-Chair Loftis made a motion, seconded by Commissioner Terrones, to refer the application
to a design review consultant. The motion carried by the following vote:
Aye:Comaroto, Terrones, Tse, Gaul, Loftis, Schmid, and Pfaff7 -
Page 4City of Burlingame
Page 1
DESIGN REVIEW ANALYSIS
CITY OF BURLINGAME
October 31, 2022
City of Burlingame
Planning Division
501 Primrose Road
Burlingame, CA 94010
Project Address: 3080 Arguello Drive
Applicant and Architect: Jack Tam, Team 7 International
Property Owner: Hin Fang Tsang
Planner: Amelia Kolokihakaufisi
Dear Planning Commissioners,
I have received and reviewed the original plans submitted by Jack Tam, Team 7 International, to
the Planning Commission for 3080 Arguello Drive. I listened to the Planning Commission’s
comments in the meeting video from the April 11, 2022, Study Session. I met with the Planner,
Design Team and Owner over zoom to discuss the Planning Commission’s comments in addition
to providing feedback on subsequent iterations. The design submitted reflects the following
changes in response to Planning Commission feedback:
REVISIONS TO ORIGINAL DESIGN
• Modern details and windows added throughout to support the modern style proposed.
• Siding product introduced to break down the stucco box and define massing elements.
The Applicant is providing physical samples of the proposed composite siding for review.
• All existing windows and doors are to be replaced. New windows and doors to be the
same style and type. Any intermediary mullions are noted as simulated true divided lites.
• Skylights noted as flat glass.
• Fascia size reduced to 2x6 to better fit with scale of residential neighborhood.
• Terraced landscaping proposed to soften the street view and connect to the
neighborhood with a more expansive and welcoming porch feature.
• Story poles will be required to confirm no view blockage existing.
Page 2
DESIGN GUIDELINES
1. Compatibility of the architectural style with that of the existing character of the
neighborhood
This project is in the Mills Estates neighborhood, which is predominantly 1950s ranch homes.
The majority of homes are a mix of stucco and siding with low-pitched roofs (4:12 max.) as is
this current and proposed residence.
2. Respect for the parking and garage patterns in the neighborhood
This neighborhood has primarily attached garages, as does this current and proposed
residence. No change is proposed to the existing driveway and curb cut location.
3. Architectural style and mass and bulk of structure
The ranch style was intended as a modest contemporary home when built. The proposed
style is an update in the same spirit using simple trim and clean lines. The mix of stucco,
horizontal siding, and standing seem metal relate to similar houses in the neighborhood. The
siding helps define the addition and adds scale and texture to the flatter stucco elevations.
4. Interface of the proposed structure with the structures on adjacent properties
This residence is located on Arguello between Escalante Way and Sebastian Drive in the
Hillside Area. Story poles will help determine if the massing affects views.
5. Landscaping and its proportion to mass and bulk of structural components.
The existing mature trees are to remain and be protected. The owner states that the dead
branches have been removed per the neighbor’s request. The new front yard landscaping is
terraced to step with the natural grade.
SUMMARY
It is my opinion that the revised design meets the requirements of the design guidelines. Story
poles will help resolve any outstanding questions about views and massing of the proposed
addition. Some unique installations and materials are being proposed, so the Applicant is
including specific details and physical product samples for review.
Please feel free to contact me with any questions or clarifications.
Sincerely,
Jeanne Davis
1 6 4 8 U n i o n S t r e e t S u i t e 1 0 1 S a n F r a n c i s c o , C A 9 4 1 2 3
t e l 4 1 5 4 0 9 8 8 0 8 w w w . t e a m 7 . c o m
November 16, 2022
City of Burlingame
Planning Division
501 Primrose Road,
Burlingame, CA 94010
Project Address: 3080 Arguello Drive
Applicant and Architect: Jack Tam, Team 7 International
Property Owner: Hin Fang Tsang
Planner: Amelia Kolokihakaufisi
Peer Review: Jeanne Davis, Davis Architecture
Dear Planning Commissioners,
With the collaboration with Peer reviewer, Jeanne Davis, Davis Architecture along with the guidance from Planner,
Amelia Kolokihakaufisi, we have achieved a more coherent modern style home that would suit surrounding and the
neighborhood’s context at 3080 Arguello Drive. With the dedication and knowledge from the team, we were able to
address and hopefully resolve all issues that were brought up at the initial Planning Commission meeting. Below are
the modifications we have made during the peer review process:
Modern Style:
Modern profile on Windows trim, streamline detailing and refine yet subtle material usage throughout the house, to
exemplify and enforce the modern style vernacular.
Fascia:
As the use of the fascia was a significant design aspect that connects the neighborhood context, a reduced fascia size
(2x6) was used to woven into the scale and style of the surrounding residence.
Massing:
Original proposed rear and left side of house was deemed flat and massive in scale. New composite sidings are
strategically applied to break down the scale of the original stucco box feeling. New siding articulated the addition
with a more modern clean definition.
Windows:
All existing windows and doors to be replaced with same style and type (all aluminum) to achieve a coherent feeling.
All windows sizes are simplified to look consistently in scale with all windows in the house. New windows mullions to
be true divided lites.
Skylight:
Flat glass skylights to be used in the house.
Landscape:
A thorough front yard landscape design was introduced. Low profile terracing front yard design, seamlessly transition
the street into the house and gradually transition into the front porch still providing a safe area for the children to
enjoy and use.
1 6 4 8 U n i o n S t r e e t S u i t e 1 0 1 S a n F r a n c i s c o , C A 9 4 1 2 3
t e l 4 1 5 4 0 9 8 8 0 8 w w w . t e a m 7 . c o m
Story Poles:
Story Poles have been erected to confirm of no view blockage.
Summary
With the collaborative help of Jeanne and Amelia, the revised design on 3080 Arguello Drive should solve most if not
all from the required design guidelines along with addressing all comments from the Planning Commission. Story
poles, the submitted physical materials and the new renderings within the package should provide a better picture of
how the design has improved from the initial design and resolve all the concerns from the original scheme presented.
For additional clarification and questions please feel free to contact us.
Sincerely,
Team 7 International.
GROUND FL.
FOOTPRINT
SECOND FL.
FOOTPRINT
STORY POLE
LOCATIONS, TYP.
+17' - 0"+17' - 0"
ELEVATION ABOVE
FINISH FLOOR @
1ST, TYP.
+21' - 2"
+17' - 0"+17' - 0"+21' - 2"
SLOPE
3.5"/12"SLOPE3.5"/12"30' - 9"11' - 3"11' - 2"2' - 8"4' - 4"6' - 10"47' - 9"20' - 11" 1" = 10'-0"1 STORY POLE ROOF PLAN
3080 ARGUELLO DR. - BURLINGAME
STORY POLE PLAN
November 21, 2022
City of Burlingame
Community Development Department
501 Primrose Road
Burlingame, CA 94010
c/o Amelia Kolokihakaufisi
To Whom it May Concern:
This is our second letter regarding the application for Hillside Area Construction Permit
submitted by 3080 Arguello Drive. As the owners and occupants of 1618 (1614)
Escalante Way, we oppose the revised proposal to add a second floor, as received by
the City of Burlingame CCD-Planning Division on 11/1/2022.
As cited via letter and public comment in April 2022, our concerns have been the
following:
1.The impact to our existing view of the bay waters, Mount Diablo/East Bay,
airplane descent path, and the local Burlingame landscape
2.The loss of privacy
3.The inability for us to adapt or adjust to the proposed changes given that we just
completed a 3-year renovation in 2020
With the erection of story poles on 11/12/22, we can now confirm that the addition
of a second floor will in fact impact all of the above.
PHOTOS 1 & 2:These images show part of the view from the bedroom. It is now
evident that the addition will cover the view of the bay waters from end to end, as well
as the East Bay buildings and local neighborhood. The first two images (original &
zoomed in view) were taken on 11/12/22, and the next two were from our previous letter
(original & zoomed in). We invite the Planning Commission to visit our home to see this
in person.
1
Letter has been edited from its original form to preserve the privacy of owner/occupant.
Photos from here through the end of the document have been removed.
PHOTO 3:As mentioned in our previous letter, we have a view of Mount Diablo from the
first floor Family Room and from just outside the sliding door. The story poles
demonstrate that this picturesque natural view will be taken away.
PHOTOS 4 & 5:As shared previously, we created a terrace to sit and enjoy the view.
These photos do not do justice to how wide the views are, and how much blue water
can actually be seen in person. We can now confirm that a second story would block
the view from the terrace.
Lastly, following the previous Public Hearing on 4/11/22, we continued to communicate
with 3080 Arguello regarding the extensive amount of branch and dead branch
overhanging our property. To our disappointment, the trimming that occurred in May 2
only covered a significant volume of branches on the 3080 Arguello side, none on the
1618 Escalante side.
PHOTOS 6 & 7:Tree photos taken 11/21/22.
Thank you for taking the time to review our concerns. We also welcome the Planning
Commission to visit our home.
Best regards,
Kathryn and Andrew Wong
1618 Escalante Way
Burlingame, CA 94010
(650) 515-5326
2
April 10, 2022
City of Burlingame
Community Development Department
501 Primrose Road
Burlingame, CA 94010
c/o Amelia Kolokihakaufisi
To Whom it May Concern:
We are writing in regards to the application for Hillside Area Construction Permit
submitted by 3080 Arguello Drive. As the owners and occupants of 1618 (1614)
Escalante Way, we oppose the proposal to add a second floor. Our primary reasons are:
1.The impact to our existing view of the bay waters, Mount Diablo/East Bay,
airplane descent path, and the local Burlingame landscape
2.The loss of privacy
3.The inability for us to adapt or adjust to the proposed changes given that we just
completed a 3-year renovation in 2020
Below you will find photographs and further detail based on the plans shared on 11/3/21
& published in the meeting agenda (i.e. second story addition on the east wing). We
would also like to respectfully invite the Planning Commission to visit our home at their
convenience, should it aid in better understanding the concerns. Kindly let us know.
1.IMPACT TO EXISTING VIEWS
Our home currently has what we consider to be a beautiful view of the local Burlingame
landscape, that captures the airport landing route, includes the bay waters, and
stretches across the East Bay. On most days, we can see not only Mount Diablo, but
also the buildings across the bay and the twinkling of their lights at night.
These views can be enjoyed from two east-facing bedrooms on the second floor. Mount
Diablo can be enjoyed from the first floor (family room and kitchen). A second story
addition at 3080 Arguello would completely eliminate this view from one bedroom,
completely eliminate this view from the first floor, and impact the view from the other
bedroom.
Additionally, we updated our backyard with a terrace and metal retaining wall so that the
view can be enjoyed from outside. Again, we would completely lose this view with the
addition of a second floor.
2) PRIVACY & SENSE OF SECURITY
Any windows facing our property from a second story would greatly impact our family’s
privacy and sense of security, particularly from our nine-year-old son’s bedroom, our
master bedroom, and the family room, kitchen, dining room and backyard where we
spend the majority of our time with our three sons (ages 5-11). Please see the next
section regarding the layout of our home.
3) 1618 ESCALANTE - FULL RENOVATION ALREADY COMPLETE
We renovated our home’s interior, exterior, and hardscape/landscape over the course of
three years. While we maintained the spirit of the home’s original exterior in fitting with
the neighborhood, we made major changes to the first floor layout in order to create a
family space centered around the entire back half of the house. Whereas the house
originally had 4 divided spaces in the back half of the first floor (family room,
bathroom/laundry, kitchen, dining room), the renovation opened up the area from family
room, to kitchen, to dining room. Furthermore, we added two large sets of
floor-to-ceiling sliding doors/windows, and enlarged all other east-facing windows. To
allow for privacy, we replaced the previous 3’ fence between our property and 3080
Arguello with a 6’ metal fence. (Even with the taller fence, we can clearly see Mount
Diablo from the first floor.)
As you can see, this presents a painful problem. 3080 Arguello would have a close and
clear view into our home and backyard from the second story. And, with an extensive
renovation already complete, we would have no way to adapt or adjust to the obstructed
views and loss of privacy from a second story at 3080 Arguello. As such, we continue to
strongly oppose the addition of a second story.
Thank you for taking the time to review our concerns. We look forward to arranging for
the Planning Commission to visit our home.
Best regards,
Kathryn and Andrew Wong
1618 Escalante Way
Burlingame, CA 94010
(650) 515-5326
PHOTO 1: This image shows part of the view from one bedroom. While the view is
clearer in person, you can see from here: Mount Diablo, East Bay buildings, bay waters,
an airplane approaching landing, and the top of the roof at 3080 Arguello. Please note
that the foreground tree is overgrown and once trimmed by 1618 Escalante and/or 3080
Arguello (as discussed in November 3rd meeting), the view is even larger. See also:
Photos 18-20. (Below: Zoomed in view of same image.)
PHOTO 2: A second-story addition to the east wing of 3080 Arguello would eliminate
this bedroom’s existing view of the bay waters, East Bay, neighborhood and possibly
Mount Diablo.
Letter has been edited from its original form to preserve the privacy of owner/occupant.
Photos from here through the end of the document have been removed.
PHOTO 3: Additional photo of the view from the aforementioned bedroom.
PHOTOS 4, 5 & 6: Here, you can see Mount Diablo from the first floor Family Room and
from just outside the sliding door. In the bottom photo, you can see that 3080 Arguello’s
existing roof lines up with the top of the 6’ fence.
PHOTOS 7, 8 & 9: Following Photo 6, where we saw that the top of the fence aligns
with the existing roofline of 3080 Arguello, we can see that a second story would be
extremely intrusive in the dining room as well as in the family room and kitchen. It would
also block the view of Mount Diablo.
PHOTOS 10, 11 & 12: “Before” view of Kitchen/Breakfast Area, and “After” view of
Family Room & Kitchen. We invested heavily in opening up the kitchen to the family
room on the left, by removing the bathroom/laundry room in-between and adding large
sliding doors/windows, to create a space that our whole family can enjoy together. It has
truly become that special space where we as a family “live.” It would be extremely
disappointing to have that sense of privacy and security taken away from our family.
PHOTOS 13-14: “Before” and “After” view of house and backyard. Significant changes
were made to create a warm & enjoyable indoor family space (including the addition of
large sliding doors), while maintaining privacy via a taller fence. Additionally, significant
investments were made to update the hardscape and landscape. It would not be
feasible to try and counter the privacy- and view-impacting changes made by 3080
Arguello.
PHOTOS 15 & 16: These photos do not do justice to how wide the views are, and how
much blue water can actually be seen in person. As mentioned previously, we created a
terrace to sit and enjoy the view. A second story would block the view from the terrace.
PHOTO 17: Additional view from another spot on the terrace.
PHOTOS 18, 19 & 20: While one might argue that the trees are already obstructing our
view, a significant amount of 3080 Arguello’s trees extend over our property. The new
owner of 3080 Arguello mentioned in the 11/3/21 meeting that they have plans to
update their landscaping. We had also spoken with the previous owner of 3080 about
tree trimming plans. We do not consider these trees to be permanent obstructions.
Secretary
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW,
AND HILLSIDE AREA CONSTRUCTION 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 Hillside Area Construction Permit for a second story addition to an existing single-unit
dwelling at 3080 Arguello Drive, zoned R-1, Hin Fang Tsang, property owner, APN: 025-363-030;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November
28, 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 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 Hillside Area Construction Permit are approved subject to the conditions
set forth in Exhibit “A” attached hereto. Findings for such Design Review and Hillside Area
Construction 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 28th day of November, 2022 by the following vote:
EXHIBIT “A”
Conditions of Approval for Categorical Exemption, Design Review, and Hillside Area Construction Permit
3080 Arguello Drive
Effective December 8, 2022
Page 1
1. that the project shall be built as shown on the plans submitted to the Planning Division date
stamped November 1, 2022, sheets A0.1 through A6.0, L1.0 and L1.1;
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;
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
EXHIBIT “A”
Conditions of Approval for Categorical Exemption, Design Review, and Hillside Area Construction Permit
3080 Arguello Drive
Effective December 8, 2022
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.
3080 Arguello Drive
300’ noticing
APN: 025-363-030
Exp.C11181California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIAFace of ConcreteGeneral ContractorPaper Towel DispenserCombination Paper TowelDispenser and ReceptaclePaper Towel ReceptacleFoot or FeetPound or NumberFT.#NorthFinish FLoorFire Hose CabinetFire ExtinguisherFire Extinguisher CabinetFlourescentFace of BLockFinishFloorF.F.FLOUR.F.O.B.FIN.FLR.F.H.C.F.E.F.E.C.Quarry TileQ.T.P.T.R.Dry Stand PipeExpansion JointEnclosureEquipmentExpansionElectrical PanelboardElectrical Water CoolerEmergencyFire AlarmFoundationFloor DrainDown SpoutD.S.DrawingDrawerEastEachElevationElectricalElevatorEqualExistingExposedEtceteraExteriorE.ETC.FDN.F.A.F.D.E.W.C.EXP.EXT.EXPO.(E)EMER.EQUIP.E.P.EQ.ELEV.ENCL.E.J.EL.ELEC.EA.DWG.D.S.P.DWR.N.I.C.No ScaleNumberNominalOverallObscureOfficeOn CenterNot To ScaleOutside DiameterPlateOpeningOppositePairPlasterPlywoodPrecastPanic HardwarePlastic LaminateN.T.S.P. LAM.PLAS.PLYWD.PRCST.PR.OFF.OPNG.OPP.P.H.PL.N.S.O.A.OBS.O.C.O.D.NOM.NO.PartitionP.T.D.P.T.D/R.PTN.PointPT.Not In ContractCatch BasinConnentionContinuousConstructionCountersinkDispenserDimensionDepartmentDrinking FountainDoor OpeningCementClearCeramicCast IronCeilingClosetColumnConcreteCounterCenterCorridorDetailDiameterDownDoorDoubleDEPT.DN.D.O.DR.DIA.DIM.DISP.D.F.DET.CORR.CTR.DBL.CTSK.CNTR.CONC.CONN.CONST.CONT.CLR.COL.CER.C.I.CLO.CLG.CEM.JanitorJointKitchenKnock OutJAN.K.O.JT.KIT.PoundLightLaminateLavatoryMetalMaximumMembraneLaboratoryMechanicalMan HoleMinimumMIrrorMountedMullionMiscellaneousMasonry OpeningManufacturerN.M.H.MUL.MIN.MIR.MISC.M.O.MTD.MECH.MEMB.MET.MFR.MAX.LAB.LAM.LAV.LB.LT.AddendumArea DrainAcousticalAdjustableAggregateAluminumAsphalt ConcreteAbove Finish FloorBituminousArchitecturalAutomatic Sprinkler RiserApproximateAlternateExistingALT.ALUM.ADJ.AGG.A.F.F.ACOUS.ADD.A.D.(E)A.C.AsphaltBlockBlockingBuildingBoardBottomCabinetBeamBLDG.CAB.C.B.BM.BOT.BLK.BLKG.BD.BIT.ARCH.ASPH.A.S.R.APPROX.FurringFutureGaugeGalvanizedGlassGroundGradeGrab BarFootingG.B.G.C.GND.GR.GL.FTG.FUT.FURR.GALV.GA.Hose BibHardwoodHeightHourHorizontalHardwareHollow CoreHollow MetalInteriorInsulationInside DiameterHORIZ.INT.INSUL.I.D.HR.HT.H.B.H.C.HDWD.HDWE.H.M.GypsumGYP.CenterlineDiamond or RoundPerpendicularAngleAndAt&LC0@FIreproofFace of FinishFace of MasonryFace of StudFace of WallF.O.C.F.O.F.F.O.S.F.O.W.FPRF.F.O.M.RequiredREQ.Uniform BuildingU.B.C.CodeNotedUrinalUnfinishedVariesVerticalVestibuleUnless OtherwiseWithWoodWithoutWater ClosetWainscotWeightWaterproofWater ResistantWet Stand PipeWestUNF.U.O.N.UR.VAR.VERT.VEST.W.C.W/WP.W/OWD.WSCT.W.R.WT.W.S.P.W.StandardSymmetricalStorageStructuralSuspendedSteelTelephoneTemperedTowel BarTop of CurbThickTerrazzoTenant FurnishedTongue and GrooveContractor InstalledTreadDispenserToilet PaperTop of SlabTypicalTop of WallTelevisionTop of PavementSTD.STOR.STRL.SYM.SUSP.STL.T.B.TEL.T.C.T.F.C.I.T.&G.THK.TER.T.P.D.T.S.TRD.TYP.T.W.T.V.T.P.TEMPD.RoomRegisterRedwoodSouthSolid CoreScheduleSanitaryRough OpeningRain Water LeaderResilientShelfSheetSectionShowerReceptacleDispenserSpecificationSanitary NapkinSanitary NapkinSimilarStreetSquareStainless SteelStationSoap DispenserRESIL.RM.RGTR.RWD.R.W.L.R.O.S.SAN.S.C.SECT.SH.SHT.SHR.S.N.D.SPEC.S.N.R.SIM.SQ.S.STL.STA.ST.S.D.SCHED.RiserRadiusReferenceRefrigeratorReinforceRoof DrainR.RAD.REF.REFR.REIN.R.D.See Architectural Dwg.S.A.D.See Structural Dwg.S.S.D.BLOCK LOT:ZONING:TOTAL LOT SQUARE FOOTAGE: SQ.FT.EXISTING STORY:BUILDING DATAABBREVIATIONSBUILDING SQUARE FOOTAGEPROPOSED STORY:PROPOSED CONSTRUCTION TYPE:EXISTING UNIT:PROPOSED UNIT:EXISTING OCCUPANCY:PROPOSED OCCUPANCY:X'x0AB0C00C0AB00030DB0C0CA0034. All work shall comply with applicable codes, amendments, rules, regulations, ordinances, laws, orders,approvals, etc. that are required by public authorities. In the event of conflict, the most stringentrequirements shall comply. Requirements include, but are not necessarily limited to , the currentlyapplicable editions or publications of the following (2019):33. Within five (5) days from contract date, prepare and submit an estimated progress schedule for thework, with sub-schedules of related activities which may affect the progress.31. Work will be constructed under a cost of the work plus a fee contract AIA document A102.32. Exercise extreme care and precaution during construction of the work to minimize disturbances toadjacent structures and their occupants, property, public thoroughfares, etc. Contractor shall takeprecautions and be responsible for the safety of all building occupants from construction procedures.GENERAL CONTRACTOR:TO BE DETERMINEDJACK TAMTEAM 7 INTERNATIONAL1648 UNION STREET, SUITE 101SAN FRANCISCO, CA 94123TEL: 415.409.8808OWNER:ARCHITECT:20. General contractor shall be responsible for checking contract documents. Field conditions anddimensions for accuracy and confirming that work is buildable as shown before proceeding with construction.Clarifications regarding any conflicts shall be achieved prior to related word being started.29. The AIA "General conditions of the contract for construction", AIA document A201, published by theAmerican Institute of Architects, here inafter referred to as "General conditions", is hereby made part of thecontract documents the same is if bound herein The general conditions shall become part of the contract andshall apply to the general contractor and to all sub-contractors. Copies of the general conditions may bereviewed or obtained at the architect's office.28. Contractor to follow manufacturer's recommended specifications & installation procedures. If these arecontrary to the contract documents, contractor shall notify architect, in writing immediately, to resolvediscrepancies prior to proceeding.27. Contractor shall provide manufacturer's specifications, installation instructions, shop drawings & samplesfor review & approval of all materials and methods to be used prior to ordering or proceeding with the word.26. Submit shop drawings & samples for all trades as soon as possible to the architect beforeproceeding with the work.25. All glass & glazing used in this project shall conform to requirements of chapter 24, latest edition CBC.24. Mechanical, electrical, plumbing & fire protection systems shop drawings and layouts shall be submitted assoon as possible after award of contract to the architect allowing 5 working days for review. No constructionshall proceed until the approval of these drawings. All the above reads need to be reviewed be the architectat the same time.23. General contractor is responsible for and shall provide protection for any existing finishes includingelevators, lobbies and corridors of the base building. Any repair to existing areas are not part of thisproject or contract except carpet.22. General contractor and sub-contractors shall coordinate the layout and exact location of all partitions,doors, electrical/telephone outlets and light switches with architect in the field before procedding withconstruction.21. General contractor shall verify that no conflicts exist in locations of any and all mechanical, telephone,electrical, plumbing and sprinkler equipment (to include all piping, ductwork and conduit) and that all requiredclearances for installation and maintenance of above equipment are provided. What elements are to beexposed or concealed shall be determined and reviewed with architect prior to construction proceeding.30. The contract documents consists of the following:A. Owner-contractor agreementB. General conditionsC. Drawings as dated in agreementD. AddendaE. Modifications6. "Furnishing" means supply only, for others to put in place.5. "Owner" means4. "Developer" or "Base Building owner" means .............,Inc.3. The work will conform with the requirements of the uniform building code, latest edition, and therequirements of all other agencies having jurification.14. All work shall be erected an installed plumb, level, square and true, and in proper alignment.19. General contractor shall review the base building contract documents and shall comply with all basebuilding requirements and design criteria.18. Make all necessary provisions for items to be furnished or installed by tenant. Provide protection torthese provisions until completion of the project. General contractor to coordinate N.I.C. items withappropriate trades.17. Coordinate and provide blocking/backing in partitions behind all wall mounted items. All concealedwood to be fire treated.16. Patch and repair all fireproofing damaged or removed during performance of the work. Fireproof newpenetrations required to all the new work.15. Cut and fit components for alteration of existing wok and installation of new work. Patch disturbed areas tomatch adjacent materials and finishes.13. Dimensions are not adjustable without approval of architect unless noted (+ or -).12. Vertical dimensions are from top of full slab, except where voted to be from above finished floor. (A.F.F.)11. Horizontal dimensions indicated are to/from finished face of construction, except as noted.10. Do not scale drawings; dimensions govern. Verify dimensions with field conditions. If discrepancies arediscovered between field conditions and drawings or between drawings, contact architecht for resolutionbefore proceeding.9. "Typical" means identical for conditions noted.8. "Similar" means comparable characteristics for conditions noted. Contractor to verify dimensions andorientation.7. "Provide" means furnish and install complete and in place.44. Contractor shall waive 'common practice" and "common usage" as construction criteria wherever detailsand contract documents or governing codes, ordinances, etc., require greater quantity or better quality thancommon practice or common usage would require.43. Material and workmanship specified by reference to number, symbol, or title of a specification, tradeassociation standard, or other similar standard, shall comply with requirements in latest edition or revisionthereof and with any amendment or supplement thereto in effect on date of origin of this project's contractdocuments. Such standard, except as modified herein, shall have full force and effects as though printed incontract documents.42. No work defective in construction or quality or deficent in any requirements of drawings andspecifications will be acceptable in consequence of owner's or architect's failure to discover or to point outdefects or deficiencies during construction; nor will presence of inspectors on word relieve contractor fromresponsibility for securing quality and progress of work as required by contract. Defective word revealedwithin time required guarantees shall be replaced by word conforming with intent of contract. No paymentwhether partial or final, shall be constructed as an acceptance of defective word or improper materials.39. Attachments, connections, or fastenings of any nature are to be properly and permanently secured inconformance with best practice and the contractor is responsible for improving them accordingly to theseconditions. The drawings show only special conditions to assist contractor, they do not illustrate everysuch detail.38. The finished work shall be firm, well anchored, in true alignment, plumb, level, with smooth, clean, uniformappearance without waves, distortions, holes, marks, cracks, stains, or discoloration. Jointings shall beclose fitting, neat and well scribed. The finish work shall be no exposed unsightly anchors or fasteners andshall not present hazardous, unsafe corners. All work shall have the provision for expansion, contraction, andshrinkage as necessary to prevent cracks, buckling and warping due to temperature and humidity conditions.37. Only new items of recent manufacturer, of standard quality, free from defects, will be permitted on thework. Rejected items shall be removed immediately from the work and replaced with items of the qualityspecified. Failure to remove rejected materials and equipment shall not relieve the contractor from theresponsibility for quality and character of items used nor from any other obligation imposed on him by thecontract.36. In the event of conflict between data shown on drawing and data shown on the specification, thespecifications shall govern. Dimensions noted on drawings shall take precedence over scaled dimensions.Detail drawings take precedence over drawings of smaller scale. Should the contractor at any time discoveran error in a drawing or specification, or a discrepancy or variation between dimensions on drawings andmeasurements at site, or lack of dimensions or other information, he shall report at once to the architect forclarification and shall not proceed with the work affected until clarification has been made.41. The contractor shall continuously check architectural and structural clearances for accessibility ofequipment and mechanical and electrical systems. Contractor shall verify that no conflicts exist in locationsof any and all mechanical, telephone, electrical, lighting, plumbing, and sprinkler equipment (to include allpiping, ductwork and conduit) and that all required clearances for installation and maintenance of aboveequipment are provided. No allowance of any kind will be made for the contractor's negligence to foreseemeans of installing equipment into position inside structures.40. The contractor is responsible for verifying the dimensions and elevations at the site. The contractor andsub-contractor shall coordinate the layout and exact location of all partitioning, doors, electrical / telephoneoutlets, light switches and thermostats with the architect in the field before proceeding with construction.L. Woodwork Institute of California (WIC)K. National Woodwork Manufacturer's Association (NWMA)J. National Fire Protection Association (NFPA)I. National Association of Architectural Metal Manufacturers (NAAMM)H. Concrete Reinforcement Steel Institute (CRSI)G. Aluminum Association, INC. (AA)F. Architectural Aluminum Manufacturer's Association (AAMA)E. American National Standards Institute (ANSI)D. American Concrete Institute (ACI)C. American Welding Society (AWS)2. The contract documents are instruments of service and shall remain the property of the architect whetherthe project for which they are propared is executed or not. The contract documents are not used bylandlord or tenant for other projects nor are they to be modified in any manner whatsoever except byagreement in writing and with appropriate conpensation to the architect.1. The contract document include the working drawing , addenda, modifications, the conditions of theconstruction contract, and specifications.35. Abbreviations used in referring to standards that apply to the work include, but are not necessarilylimited to the following:B. American Institute of Steel Construction (AISC)A. American Society for Testing Materials (ASTM)ALIGNREVISIONFURNITURE TYPE ABBREVIATIONINTERIOR ELEVATION REFERENCEMATERIAL TYPE ABBREVIATIONFURNITURE REFERENCESECTION REFERENCEDRAWING NUMBERFURNITURE NO.SHEET NOTESROOM NUMBERMATERIAL REFERENCEDOOR REFERENCEDRAWING NUMBERSHEET NUMBERMATERIAL NO.WINDOW REFERENCESHEET NUMBERCURVED WALLS SHALL HAVE MIN. 2x4 WOOD STUDS @ 16" O.C. WITH TYPE 'X' GYP.TYPICAL 2x4 WOOD STUDS @ 16" O.C. WITH 5/8" TYPE 'X' GYP. BD. EACH SIDEPROVIDE COMPRESSION STRUT AS REQD. FOR SEISMIC BRACING.BD. ON EACH SIDE (U.O.N. IN STRUCTURAL DRAWINGS)EXISTING CONSTRUCTION TO BE REMOVED.RUN TO HEIGHT SHOWN IN PLAN. (U.O.N. IN STRUCTURAL DRAWING).(E) STRUCTURAL WALLS TO REMAINREFERENCE TO DRAWING & SHEET NOS.GRID LINE BUBBLEDRAWING NUMBERSHEET NUMBERFEETINCHESINTERIOR CEILING HEIGHT REFERENCEPROJECT TEAMGENERAL NOTESVICINITY MAPSYMBOLSSCOPE OF WORKINDEX OF DRAWINGSSTRUCTURAL ENGINEER:11/1/2022 3:03:56 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A0.1PROJECT DATA21009MIATHIN FANG TSANGHIN FANG TSANGTYPE V-BOWNER NAME: HIN FANG TSANGA0.1 PROJECT DATAA0.2 PROJECT EXTERIOR 3D VIEWA1.0 OVERALL PROPOSED SITE PLANA1.1 EXISTING & PROPOSED SITE PLANA2.0 EXISTING / DEMO & PROPOSED FLOOR PLANA2.1 PROPOSED SECOND FL & DETACHED STORAGEA2.2 EXISTING & PROPOSED ROOF PLANA4.0 EXISTING & PROPOSED FRONT ELEVATIONSA4.1 EXISTING & PROPOSED REAR ELEVATIONSA4.2 EXISTING & PROPOSED SIDE ELEVATIONSA4.3 EXISTING & PROPOSED SIDE ELEVATIONSA5.0 SECTIONSA6.0 DETAILSG1.0 GREEN BUILDING MANDATORY MEASURES CHECKLISTL1.0 FRONT LANDSCAPE DESIGNL1.1 FRONT LANDSCAPE SECTION & 3D VIEWSSU1 SURVEY3080 ARGUELLO DR., BURLINGAME,CA 94010PROJECT LOCATION025-363-030R19,1521 STORY2 STORIES1 UNIT1 UNITR-3 (NO SPRINKLERS)R-3 (NFPA 13D - FIRE SPRINKLERS)RESIDENTIAL VERTICAL ADDITION (1066 SF) ON A SINGLE FAMILY HOUSE RESIDENCE, AND DETACHED STORAGE (180 SF)AT REARYARD. GROUND FLOOR WILL BE RECONFIGURED WITHOUT ALTERING BUILDING FOOTPRINT HAVING 3 BEDROOMS &3 BATHROOMS. NEW SECOND FLOOR WILL CONSIST OF 2 BEDROOMS & 2 BATHROOMS.1ST FLOOREXISTINGPROPOSED2ND FLOORTOTAL SQ. FT.2,778.46 SF2,778.46 SF1066.35 SF0 SFACCESSORYSTRUCTURE0 SF2,778.46 SF180.00 SF4,024.81 SFTOTAL ALLOWED FAR:4,029 SFLOT COVERAGE:3098 SF (MAX ALLOWED 3,661 SF)2019 CALIFORNIA BUILDING CODE, 2019 CALIFORNIA RESIDENTIAL CODE, 2019 CALIFORNIA MECHANICAL CODE, 2019CALIFORNIA ELECTRICAL CODE, AND 2019 CALIFORNIA PLUMBING CODE, INCLUDING ALL AMENDMENTS AS ADOPTED INORDINANCE 18892145. Current Projet shall comply with the City of Burlingame Reach Code Ordinance #197946. A new Certificate of Occupancy will be issued after the project has been final. No occupancy of thebuilding is to occur until a new Certificate of Occupancy has been issued.47. When submitting to Building Division for plan review, a completed Supplemental Demolition PermitApplication will be provided.“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(See City of Burlingame Municipal Code, Section 18.07.110 for details.)(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.322No. Description Date1 Planning 12/28/20212 Building 01/05/20223 Fire 01/07/2022RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONREVISED
Exp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 10111/1/2022 3:04:02 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A0.2PROJECTEXTERIOR 3DVIEW21009EEATOWNER NAME: HIN FANG TSANGNo. Description Date
DNARGUELLO DRADJACENT PROPERTY:1614 ESCALANTE WAYADJACENT PROPERTY:3072 ARGUELLO DRPROJECT SITE:3080 ARGUELLO DR(N) 2ND FL ADDITION(N) DETACHEDSTORAGE(N) POOL(E) REARYARDPROPERTY LINEP R O P E R T Y L I N E
PROPERTY LINE(E) ROOF TO BE REPLACED w/ METAL ROOF'G TO MATCH(N) ADDITIONSTANDING SEAM METALROOF109108107106105110(E) DRIVEWAYDISTANCE FROM ADJ. PRTY. 1ST FL TO (N) STORAGE WALL49'DISTANCE FROM ADJ. PRTY. 2ND FL. TO (N) 2ND FL. EXT. WALL88'DISTANCE FROM (N) 2ND FL. TO ADJ. PRTY. 19'FF 0.00 (103.29)R E A R S E T B A C K
1 5 ' - 0 "SIDE SETBACK7' - 0"SIDE SETBACK7' - 0"FRONT SETBACK
19' - 6"4' WD FENCE6' METALADJ. PRTY.FENCE6' WOOD FENCE6' WD. FENCE10099989796SITE PLAN NOTES1.NO TREES WILL BE REMOVEDExp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101As indicated11/1/2022 3:04:08 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A1.0OVERALLPROPOSEDSITE PLAN21009EEATOWNER NAME: HIN FANG TSANG 1/8" = 1'-0"1OVERALL PROPOSED SITE PLANNo. Description Date
1 s t F L RE AR S E T B AC K
1 5 ' - 0 "ARGUELLO DRLOT WIDTH 87' - 10 3/8"(E) PERGOLA STRUCTURE TOBE REMOVED(E) 1.5' CONCRETE WALLTO BE REMOVEDSIDE SETBACK7' - 0"SIDE SETBACK7' - 0"(BLOCK AVERAGE)1st FL FRONT SETBACK19' - 6"105' - 4"75' - 6 3/8"LOT DEPTH 121' - 2 3/4"(E) SKYLIGHT TOBE REMOVED(E) SKYLIGHT TO REMAIN(E) ROOF SHINGLES TOBE REMOVEDPROJECT SITE:3080 ARGUELLO DR(E) DRIVEWAYSIDEWALKTOPO LINES0.70 (104.00)FF 0.00 (103.29)-6.29 (97.00)10.71 (114.00)12.21 (115.50)10910810710610511038' - 5 3/4"30' - 11 3/4"27' - 8 3/4"55' - 11"24' - 11"112 n d F L R E A R S E T B A C K
2 0 ' - 0 "12nd FL FRONT SETBACK20' - 0"1(E) GUTTER(E) DOWNSPOUT(E) DOWNSPOUT(E) DOWNSPOUT1009998979619"T25"T12"T13"T13"T17"T16"T10"T11"T0102TYP.0303030303030303040405030306070110101214171718181818202026WM68' - 1 1/8"21DN22230925ARGUELLO DRPROJECT SITE:3080 ARGUELLO DR(N) 2ND FL ADDITION(E) REARYARD(E) ROOF TO BE REPLACED w/ METAL ROOF'G TO MATCH(N) ADDITIONLOT WIDTH 87' - 10 3/8"1 s t F L RE AR S E T B AC K15' - 0 "105' - 4"STANDING SEAM METALROOF11' - 4 1/4"11' - 9"SIDE SETBACK7' - 0"SIDE SETBACK7' - 0"(BLOCK AVERAGE)1st FL FRONT SETBACK19' - 6"LOT WIDTH 121'SIDEWALK(N) EXPOSED AGGREGATECONCRETE DRIVEWAY.WIDTH TO MATCH EXISTING(N) DETACHED STORAGEFF 0.00 (103.29)0.70 (104.00)-6.29 (97.00)10.71 (114.00)12.21 (115.50)20' - 0 1/4"9' - 0"109108107106105110(N) STORAGE EXTERIOR WALL(N) 2ND FL. EXTERIORWALL55' - 10"38' - 9"27' - 9"69'75' - 6 3/8"22' - 3"2' - 8"32' - 6"12 n d F L R E A R S E T B A C K20' - 0 "111ST FL REAR SETBACK2ND FL REAR SETBACKWALL TO PRTY. LN39' - 11"W A L L T O P R T Y . L N27' - 3 "2nd FL FRONT SETBACK20' - 0"119"T25"T11"T12"T13"T13"T17"T16"T10"T11"T16' - 0 1/2"0102TYP.03030303030303030404320303060701080809111399989796151515151515VEGETATEDAREA BELOW261818181816WM21DN2223242424242424444445525272728SLOPE 1/2"2930303137' - 4 1/2"3131515' - 0"SITE PLAN NOTES1.NO TREES WILL BE REMOVED015' WOOD FENCESITE PLAN KEYNOTE02TREE DRIP LINE, TYP.03NON-FRUIT & NON-NUT BEARING (TREE DIA. ON PLAN)041.5' CONCRETE RETAINING WALL05(E) 5' METAL GATE066' METAL ADJ. PRTY. FENCE074' WOOD FENCE08(E) CHIMNEY09(E) SIDEWALK CURB10(E) BRICK LANDSCAPE TO BE REMOVED11(N) DROUGHT RESISTANT LANDSCAPE FOR STORMWATER12(E) PLANTER w/ 6" BRICK CURB TO BE REMOVED135" GUTTER14(E) VEGETATED SLOPE15EXTERIOR WALL MOUNTED DOWNSPOUT16PAVEMENT SLOPE DIRECTION FOR STORMWATER17(E) LANDSCAPE HEDGES18(E) SEWER CLEANOUT19PAVEMENT SLOPE DIRECTION FOR STORMWATER20(E) SHRUBS w/ 1'H BRICK PLANTER WALL21(E) CONCRETE STEPS TO PROPERTY22GAS METER23ELECTRIC METER24GUTTER SLOPE DIRECTION25(E) DRIVEWAY CURB CUT26WATER METER27(N) FIXED TEMPERED GLASS FLAT SKYLIGHT283 FT STUCCO RAILING29(N) CONCRETE STEPS30STANDING SEAM METAL ROOF31(N) DROUGH RESISTANT SHRUBS, REF. LANDSCAPE PLANFOR PLANTING32(N) 5'H x 8' WIDTH DBL SWING METAL GATEExp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101As indicated11/1/2022 3:04:19 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A1.1EXISTING &PROPOSEDSITE PLAN21009EF, MIAT, JTOWNER NAME: HIN FANG TSANG 1/8" = 1'-0"1EXISTING - SITE PLAN 1/8" = 1'-0"2PROPOSED - SITE PLAN11No. Description Date1 Planning 12/28/20214 Stormwater 01/07/20225 Engineering 02/08/2022
GARAGEFAMILY ROOMDINING ROOMKITCHENFOYERLIVING ROOMCOV'D ENTRYBEDROOM #1HALF BATHBATHROOMBEDROOM #2BEDROOM #3MASTER BEDROOMW.I.C.MASTERBATHMUD ROOMBBQ GRILL4' - 7"5' - 1 7/8"4' - 1 1/2"4' - 7"20' - 0"1' - 9 1/2"7' - 0 7/8"4' - 3"8' - 6 3/4"5' - 2 1/2"5' - 11"6' - 9"8' - 1 1/2"8' - 6 3/4"4' - 3 3/8"7' - 6 1/8"7' - 6 3/8"9' - 9 7/8"6' - 6 1/2"2' - 0 1/4"6' - 3 3/4"5' - 8 1/2"6' - 0 1/2"6' - 0 3/4"5' - 3 1/4"4' - 6 3/4"6' - 11 1/4"3' - 7 3/8"5' - 0 1/4"9' - 11 7/8"1' - 11 7/8"15' - 7 1/2"2' - 6 3/4"6' - 0 1/8"5' - 7"6' - 9 7/8"8' - 5 1/8"8' - 10 1/4"JACUZZIDN 6"040303DN 6"DN 6"DN 2.5"57' - 8"24' - 10 3/8"OUTDOOR FOOD PREPCOUNTER w/ SINKGARAGEKITCHENFAMILY ROOMDINING ROOMPANTRYLIVING ROOMCOV'D ENTRYBATH #1BATH #2BATH #3COAT CLOSETSTO.WINE STO.STO.01021A5.00303DN 4"DN 4"DN 2.5"05070707080822220709043A5.02A5.00707070707240 SFBEDROOM #1247 SFBEDROOM #2143 SFBEDROOM #33' - 2 1/2"5A6.0DN 7"DN 4"DN 4"DN 7"(N) DETACHED STORAGE16' - 0 1/2"61/8" / 12"01STORAGE BELOW STAIRSFLOOR PLAN KEYNOTE0240" STAIRS w/ 7 1/4" RISER & 11" TREAD DEPTH03ROOF OVERHANG ABOVE04(E) PLANTER05SKYLIGHT ABOVE063'6" GLASS RAILING07EXTERIOR WALL MOUNTED LIGHT08DIRECT VENT GAS FIREPLACE INSERT096'0"W x 6'8"H GLASS SLIDING DOORFLOOR PLAN LEGEND(E) WALL TO REMAIN(N) WALL(E) WALL TO DEMOLISHFLOOR ABOVELANDSCAPEGENERAL NOTESA. GREEN BUILDING1.FOR HOMES BUILT PRIOR TO 1994, CA CIVIL CODE SECTION 1101.4 REQUIRES ALL NON-COMPLIANT PLUMBING FIXTURESTO BE UPGRADED TO MEET CURRENT GREEN BUILDING CODE SECTION 4.303 WATER EFFICIENCIES WHEN ANY APPLICABLEBUILDING PERMIT IS OBTAINED. THEREFORE, EXISTING NONCOMPLIANT FIXTURES THROUGHOUT THE HOME EVEN WHERE NOOTHER WORK IS PROPOSED MUST HAVE WATER EFFICIENT FIXTURES INSTALLED TO FINAL THIS PERMIT. NON-COMPLIANTFIXTURES WOULD BE DEFINED AS: TOILETS > 1.6 GAL/FLUSH, SHOWERHEADS > 2.5 GAL/MIN, AND ANY FAUCETS > 2.2GAL/MIN. 2.PER CALGreen SEC. 4.303 MAX. FIXTURE FLOWS ARE AS FOLLOW: TOILETS = 1.28 GAL/FLUSH; SHOWERHEADS = 1.8 GAL/MIN; LAVATORY FAUCETS = 1.2 GAL/MIN; KITCHEN FAUCETS = 1.8 GAL/MINB. ELECTRICAL1.ALL 15A AND 20A RECEPTACLES MUST BE TAMPER RESISTANT PER CEC ARTICLE 406.12.2.ALL 15A AND 20A CIRCUITS FEEDING OUTLETS OR FIXTURES MUST HAVE ARC FAULT CIRCUIT INTERRUPTPROTECTION PER CEC ARTICLE 210.12(A).3.AT LEAST 2 DEDICATED SMALL-APPLIANCE 20-AMP BRANCH CIRCUITS SHALL BE PROVIDED FOR ALLKITCHEN RECEPTACLE OUTLETS.C. ENERGY1.ALL NEW LIGHT FIXTURES MUST BE HIGH EFFICACY.MAXIMUM U-FACTOR FOR NEW WINDOWS IS 0.30.Exp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101 1/4" = 1'-0"11/1/2022 3:04:21 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A2.0EXISTING /DEMO &PROPOSEDFLOOR PLAN21009MIJTOWNER NAME: HIN FANG TSANG 1/4" = 1'-0"1EXISTING - DEMO GROUND FLOOR 1/4" = 1'-0"2PROPOSED - GROUND FLOORNo. Description Date2 Building 01/05/20226 Design Review #1 07/26/2022
OPEN TO BELOW1A5.0BATH #4MASTERBATHROOMW.I.C.W.I.C.LINEN05050603WALL ABO.STAIRSLANDINGSTAIRS LANDINGBELOW ROOF3A5.02A5.0A6.01413A6.0403 SFMASTER BEDROOM122 SFBEDROOM #4FLOOR PLAN LEGEND(E) WALL TO REMAIN(N) WALL(E) WALL TO DEMOLISHFLOOR ABOVELANDSCAPE20' - 0"1' - 0"1' - 0 1/4"1' - 0"9' - 0"5' - 11"19' - 0 1/4"152 SF(N) DETACHEDSTORAGE3"/12" SLOPE01STORAGE BELOW STAIRSFLOOR PLAN KEYNOTE0240" STAIRS w/ 7 1/4" RISER & 11" TREAD DEPTH03ROOF OVERHANG ABOVE04(E) PLANTER05SKYLIGHT ABOVE063'6" GLASS RAILING07EXTERIOR WALL MOUNTED LIGHT08DIRECT VENT GAS FIREPLACE INSERT096'0"W x 6'8"H GLASS SLIDING DOORGARAGE FLOOR-1' - 2"(N) CONCRETERETAINING WALLSLOPED SOIL47 1/2"40 5/16"83"8' - 0 1/2"9' - 0"GARAGE FLOOR-1' - 2"84"W x 48"H DBLALUMN. FRAMECASEMENTWINDOWSEAM METALROOFING, TOMATCH HOUSESTUCCO PAINTEDWALL, TO MATCHHOUSE4' - 0"3' - 2"7' - 0"GARAGE FLOOR-1' - 2"(E) 1.5' CONCRETERETAINING WALLCEILING HEIGHT8' - 0 1/2"CEILING HEIGHT9' - 0"48"W x 84"HBARN DOORGARAGE FLOOR-1' - 2"(N) CONCRETE RETAINING WALLSTUCCO PAINTED WALL, TOMATCH HOUSEGENERAL NOTESA. GREEN BUILDING1.FOR HOMES BUILT PRIOR TO 1994, CA CIVIL CODE SECTION 1101.4 REQUIRES ALL NON-COMPLIANT PLUMBING FIXTURESTO BE UPGRADED TO MEET CURRENT GREEN BUILDING CODE SECTION 4.303 WATER EFFICIENCIES WHEN ANY APPLICABLEBUILDING PERMIT IS OBTAINED. THEREFORE, EXISTING NONCOMPLIANT FIXTURES THROUGHOUT THE HOME EVEN WHERE NOOTHER WORK IS PROPOSED MUST HAVE WATER EFFICIENT FIXTURES INSTALLED TO FINAL THIS PERMIT. NON-COMPLIANTFIXTURES WOULD BE DEFINED AS: TOILETS > 1.6 GAL/FLUSH, SHOWERHEADS > 2.5 GAL/MIN, AND ANY FAUCETS > 2.2GAL/MIN. 2.PER CALGreen SEC. 4.303 MAX. FIXTURE FLOWS ARE AS FOLLOW: TOILETS = 1.28 GAL/FLUSH; SHOWERHEADS = 1.8 GAL/MIN; LAVATORY FAUCETS = 1.2 GAL/MIN; KITCHEN FAUCETS = 1.8 GAL/MINB. ELECTRICAL1.ALL 15A AND 20A RECEPTACLES MUST BE TAMPER RESISTANT PER CEC ARTICLE 406.12.2.ALL 15A AND 20A CIRCUITS FEEDING OUTLETS OR FIXTURES MUST HAVE ARC FAULT CIRCUIT INTERRUPTPROTECTION PER CEC ARTICLE 210.12(A).3.AT LEAST 2 DEDICATED SMALL-APPLIANCE 20-AMP BRANCH CIRCUITS SHALL BE PROVIDED FOR ALLKITCHEN RECEPTACLE OUTLETS.C. ENERGY1.ALL NEW LIGHT FIXTURES MUST BE HIGH EFFICACY.MAXIMUM U-FACTOR FOR NEW WINDOWS IS 0.30.Exp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101As indicated11/1/2022 3:04:25 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A2.1PROPOSEDSECOND FL &DETACHEDSTORAGE21009AuthorCheckerOWNER NAME: HIN FANG TSANG 1/4" = 1'-0"1PROPOSED - SECOND FLOOR 1/4" = 1'-0"2PROPOSED - DETACHED STORAGE FLOOR PLAN 1/4" = 1'-0"3PROPOSED - DETACHED STORAGE ROOF PLAN 1/8" = 1'-0"4STORAGE - WEST ELEVATION 1/8" = 1'-0"5STORAGE - SOUTH ELEVATION 1/8" = 1'-0"6STORAGE - EAST ELEVATION 1/8" = 1'-0"7STORAGE - NORTH ELEVATIONNo. Description Date
3' - 8 1/8"3' - 8"1' - 5"3' - 9 1/8"3' - 6 1/4"3' - 8"RIDGEVALLEYVALLEYRIDGEVALLEY2' - 0"1' - 4 1/4"2' - 0"VALLEYRIDGE7' - 0 1/8"2' - 0"CHIMNEYCHIMNEY3.5:12 SLOPE3.5:12 SLOPE4:12 SLOPE4:12 SLOPE3.5:12 SLOPE3.5:12 SLOPE(E) DOWNSPOUT(E) DOWNSPOUT(E) DOWNSPOUT(E) ALUMINUM SKYLIGHTTO BE REPLACED(E) ALUMINUM SKYLIGHT TO BE REMOVED(E) ASHPHALT SHINGLE ROOFGROUND FL. FOOTPRINTSECOND FL. FOOTPRINTRIDGE3.5:12 SLOPE3.5:12 SLOPE3.5:12 SLOPE3.5:12 SLOPE4:12 SLOPE(E) CHIMNEY CAP(E) CHIMNEY CAP(N) ALUMINUM FLATTEMPERED GLASSSKYLIGHT TO REMAIN18" WIDTH DARK BRONZESTANDING SEAM METAL ROOF w/CONCEALED FASTENERS(N) ALUMINUM FLATTEMPERED GLASS SKYLIGHT.FRAME FINISH TO MATCHROOF FINISH(N) ALUMINUM FLATTEMPERED GLASS SKYLIGHT.FRAME FINISH TO MATCHROOF FINISHRIDGEVALLEYVALLEYRIDGE9A6.09A6.04:12 SLOPE24"24"24"24"24"24"18"A6.01516A6.02' - 6"6' - 0"3' - 6"3' - 9"24"24"24"24"Exp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101 1/4" = 1'-0"11/1/2022 3:04:27 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A2.2EXISTING &PROPOSEDROOF PLAN21009MIOWNER NAME: HIN FANG TSANG 1/4" = 1'-0"1EXISTING - ROOF PLAN 1/4" = 1'-0"2PROPOSED - ROOF PLANNo. Description Date
GARAGE FLOOR-1' - 2"GROUND FLOOR0"STREET LEVEL-4' - 5"GROUND FL. PLATE HT8' - 0"TOP OF RIDGE14' - 4"(E) HORIZONTAL HARDIEBOARD SIDING(E) ASHPHALT SHINGLESSIDE SETBACK7' - 0"SIDE SETBACK7' - 0"(E) VINYL WINDOW(E) WD. COLUMNSTO BE REMOVED(E) BRICK FENCE TOBE REMOVED(E) BRICK FENCE TOBE REMOVED(E) OVERALL BLDG. HT FROM T.C.18' - 9"PLATE HEIGHT8' - 0"GARAGE FLOOR-1' - 2"GROUND FLOOR0"STREET LEVEL-4' - 5"GROUND FL. PLATE HT8' - 0"SECOND FL. PLATE HT17' - 0"SECOND FLOOR9' - 0"TOP OF RIDGE21' - 2"NEW VERTICAL ADDITIONAVE. GRADE 2.10' (105.5')45°SIDE SETBACK7' - 0"12' FROM AVE. GRADEDECLINING HEIGHTENVELOPEAVE. GRADE 6.46' (109.75')PROPERTY AVE. GRADESIDE SETBACK7' - 0"(N) OBSCURED GLASS DARKBRONZE ALUMINUM GARAGE DOORSOLID WD. DOOR w/GLASS INSERT1(N) ALUMINUM WINDOW(N) DARK BRONZEALUMINUM WINDOW(N) 5" ALUMINUM GUTTERINTEGRATED INTO ALUMINUM FEATURE EAVE,COLOR TO MATCH ROOF(N) 5" ALUMINUM GUTTERINTEGRATED INTOALUMINUM FEATURE EAVE, TYP.11(N) ALUMINUMDOWNSPOUT1(N) 18"W DARK BRONZE STANDINGSEAM METAL ROOF1(N) 18"W DARK BRONZE STANDINGSEAM METAL ROOF(N) DARK BRONZESTEEL METAL GATE(N) ALUMINUMWINDOW(E) WD FENCEEXTERIOR WALL MOUNTED, TYP.FIBER CEMENT SIDING, NICHIHAVINTAGEWOOD ASH, TYP.(N) STUCCO WRAPPED WD BEAM6STUCCO SANDFINISH w/ KM 23SWISS COFFE PAINT5' - 0"6' - 0"5' - 0"ROOF RIDGE 124.39'7774" / 12"BLDG. OVERALL HEIGHT FROM T.C.25' - 7"78PLATE HEIGHT8' - 0"PLATE HEIGHT8' - 0"8PROPOSED EXTERIOR ELEVATION LEGEND(N) STUCCO WALL, SANDFINISH, KELLY MOORE SWISSCOFFEE WHITE PAINT(E) BRICK SKIRTING(N) STANDING SEAM METALROOF, DARK BRONZE COLORWINDOW FRAMEDARK BRONZE ALUMINUM WINDOWFRAME, MILGARD A250 ALUMINUMWINDOWS OR SIMILAR(N) FIBER CEMENT SIDING,NICHIHA VINTAGEWOOD ASH8STUCCO REVEAL1/2" SQUARE DARK BRONZEALUMINUM REVEAL7WINDOW TRIMDARK BRONZE ALUMINUMWINDOW TRIMWINDOW NOTE- ANY WINDOWS/ DOORS WITH GRIDS ARE REQUIRED TO HAVE SIMULATED TRUEDIVIDED LITES.8Exp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101 1/4" = 1'-0"11/1/2022 3:04:29 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A4.0EXISTING &PROPOSEDFRONTELEVATIONS21009MI LCAT JTOWNER NAME: HIN FANG TSANG 1/4" = 1'-0"1EXISTING - EXTERIOR FRONT ELEVATION 1/4" = 1'-0"2PROPOSED - EXTERIOR FRONT ELEVATIONNo. Description Date1 Planning 12/28/20216 Design Review #1 07/26/20227 Design Review #2 08/26/20228 Design Review #3 10/06/2022EXTERIOR WALL MOUNTED LIGHT"ASPEN 120v OUTDOOR WALL LIGHT"BRONZE FINISHFIBER CEMENT SIDING, NICHIHA VINTAGEWOOD ASH
GARAGE FLOOR-1' - 2"GROUND FLOOR0"GROUND FL. PLATE HT8' - 0"SECOND FL. PLATE HT17' - 0"SECOND FLOOR9' - 0"TOP OF RIDGE21' - 2"AVE. GRADE 2.10' (105.5')4 5 °SIDE SETBACK7' - 0"12' FROM AVE. GRADEDECLINING HEIGHTENVELOPESIDE SETBACK7' - 0"AVE. GRADE 6.46' (109.75')PROPERTY AVE. GRADE(N) DARK BRONZE ALUMINUM CORNER WINDOW(N) 5" ALUMINUM GUTTERINTEGRATED INTO ALUMINUM FEATURE EAVE, TYP.(N) DARK BRONZE ALUMINUM DOWNSPOUT, TYP.1(N) METAL ROOF, TYP.(N) ALUMINUMWINDOW(N) SKYLIGHT(N) SKYLIGHTREPLACE (E) SKYLIGHT ON (N) METAL ROOF1/2" SQUAREDARK BRONZEALUMINUMSTUCCO REVEAL,TYP.(N) DARK BRONZE ALUMINUM WINDOWMATCH TO INTERIOR COUNTERTOP HT.EXTENDED INTERIOR COUNTERTOP(N) DARK BRONZEALUMINUMSLIDING PATIO DOOR(N) OUTDOOR SINK COUNTERTOPNEW VERTICALADDITION666STUCCO SANDFINISH w/ KM 23SWISS COFFE PAINT63 1/2" / 12"4" / 12"17A6.022' - 3"PLATE HEIGHT8' - 0"PLATE HEIGHT8' - 0"888GARAGE FLOOR-1' - 2"GROUND FLOOR0"GROUND FL. PLATE HT8' - 0"TOP OF RIDGE14' - 4"SIDE SETBACK7' - 0"SIDE SETBACK7' - 0"4" / 12"4" / 12"(E) STUCCO(E) ALUMINUMWINDOW(E) GLASS DOOR(E) ALUMINUM FULL HTWINDOW TO REMAIN14' - 6"15' - 6"PLATE HEIGHT8' - 0"8PROPOSED EXTERIOR ELEVATION LEGEND(N) STUCCO WALL, SANDFINISH, KELLY MOORE SWISSCOFFEE WHITE PAINT(E) BRICK SKIRTING(N) STANDING SEAM METALROOF, DARK BRONZE COLORWINDOW FRAMEDARK BRONZE ALUMINUM WINDOWFRAME, MILGARD A250 ALUMINUMWINDOWS OR SIMILAR(N) FIBER CEMENT SIDING,NICHIHA VINTAGEWOOD ASH8STUCCO REVEAL1/2" SQUARE DARK BRONZEALUMINUM REVEAL7WINDOW TRIMDARK BRONZE ALUMINUMWINDOW TRIMWINDOW NOTE- ANY WINDOWS/ DOORS WITH GRIDS ARE REQUIRED TO HAVE SIMULATED TRUEDIVIDED LITES.8Exp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101 1/4" = 1'-0"11/1/2022 3:04:30 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A4.1EXISTING &PROPOSEDREARELEVATIONS21009AuthorCheckerOWNER NAME: HIN FANG TSANG 1/4" = 1'-0"1PROPOSED - EXTERIOR REAR ELEVATION 1/4" = 1'-0"2EXISTING - EXTERIOR REAR ELEVATIONNo. Description Date1 Planning 12/28/20216 Design Review #1 07/26/20228 Design Review #3 10/06/2022
GARAGE FLOOR-1' - 2"GROUND FLOOR0"STREET LEVEL-4' - 5"GROUND FL. PLATE HT8' - 0"SECOND FL. PLATE HT17' - 0"SECOND FLOOR9' - 0"NEW VERTICAL ADDITIONTOP OF RIDGE21' - 2"AVE. GRADE -2.79'AVERAGE GRADE 11.50'MAX HT.30' - 0"SIDEWALKARGUELLO DR.FRONT SETBACK15' - 0"REAR SETBACK15' - 0"AVE. T.C. -4.42' (99.0')4' - 5"111(N) LANDSCAPEDESIGN(N) ALUMINUMWINDOWS TO MATCH(E) OPENING(N) ALUMINUMWINDOWS TO MATCH(E) OPENING(N) DARK BRONZEALUMINUMFRAME WINDOWS(N) TEMPERED GLASSFLAT SKYLIGHT, FINISHTO MATCH ROOF(N) ALUMINUM FRAMEWINDOWSSTUCCO SAND FINISHw/ KM 23 SWISSCOFFE PAINTROOF RIDGE 124.39'BLDG. OVERALL HEIGHT FROM T.C.25' - 7"3 1/2" / 12"GARAGE FLOOR-1' - 2"GROUND FLOOR0"STREET LEVEL-4' - 5"GROUND FL. PLATE HT8' - 0"AVE. GRADE -2.79'AVERAGE GRADE 11.50'MAX HT.29' - 7 1/2"SIDEWALKARGUELLO DR.FRONT SETBACK15' - 0"REAR SETBACK15' - 0"AVE. T.C. -4.42' (99.0')TOP OF RIDGE14' - 4"117' - 10"(E) VINYL WINDOWSTO BE REPLACEDTO NEW ALUMINUMWINDOWS. SIZE TOREMAIN.(E) VINYL WINDOWSTO BE REPLACEDTO NEW ALUMINUMWINDOWS. SIZE TOREMAIN.8' - 0"PROPOSED EXTERIOR ELEVATION LEGEND(N) STUCCO WALL, SANDFINISH, KELLY MOORE SWISSCOFFEE WHITE PAINT(E) BRICK SKIRTING(N) STANDING SEAM METALROOF, DARK BRONZE COLORWINDOW FRAMEDARK BRONZE ALUMINUM WINDOWFRAME, MILGARD A250 ALUMINUMWINDOWS OR SIMILAR(N) FIBER CEMENT SIDING,NICHIHA VINTAGEWOOD ASH8STUCCO REVEAL1/2" SQUARE DARK BRONZEALUMINUM REVEAL7WINDOW TRIMDARK BRONZE ALUMINUMWINDOW TRIMWINDOW NOTE- ANY WINDOWS/ DOORS WITH GRIDS ARE REQUIRED TO HAVE SIMULATED TRUEDIVIDED LITES.8Exp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101 1/4" = 1'-0"11/1/2022 3:04:33 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A4.2EXISTING &PROPOSEDSIDEELEVATIONS21009AuthorCheckerOWNER NAME: HIN FANG TSANG 1/4" = 1'-0"1PROPOSED - EXTERIOR SIDE ELEVATION - NORTHWEST 1/4" = 1'-0"2EXISTING - EXTERIOR SIDE ELEVATION - NORTHWESTNo. Description Date1 Planning 12/28/2021
GARAGE FLOOR-1' - 2"GROUND FLOOR0"STREET LEVEL-4' - 5"GROUND FL. PLATE HT8' - 0"SECOND FL. PLATE HT17' - 0"SECOND FLOOR9' - 0"TOP OF RIDGE21' - 2"NEW VERTICAL ADDITIONSIDEWALKARGUELLO DR.AVE. T.C. -4.42' (99.0')-2.41'SETBACK LINEREAR SETBACK15' - 0"FRONT SETBACK15' - 0"MAX. HEIGHT30' - 0"1BLDG. OVERALL HEIGHT FROM T.C.25' - 7"11(E) GRADE SLOPEAWAY FROM BLDG.PLANTER(E) GRADE SLOPEAWAY FROMBLDG.1/2" SQUARE DARKBRONZE ALUMINUMSTUCCO REVEAL,TYP.6' - 10 1/2"6" FIBER CEMENT SIDING,NICHIHA VINTAGEWOOD ASHSTUCCO SANDFINISH w/ KM 23SWISS COFFE PAINT6ROOF RIDGE 124.39'(E) RAFTER TAILS(N) 2x6 RAFTER TAILS 16" O.C.,TO MATCH EXISTING73 1/2" / 12"8' - 0"8' - 0"GARAGE FLOOR-1' - 2"GROUND FLOOR0"STREET LEVEL-4' - 5"GROUND FL. PLATE HT8' - 0"SECOND FL. PLATE HT17' - 0"SECOND FLOOR9' - 0"TOP OF RIDGE21' - 2"SIDEWALKARGUELLO DR.SETBACK LINEREAR SETBACK15' - 0"FRONT SETBACK15' - 0"MAX. HEIGHT30' - 0"AVE. T.C. -4.42' (99.0')1(E) GRADE SLOPEAWAY FROM BLDG.PLANTER CURB(E) GRADE SLOPEAWAY FROMBLDG.17' - 9"8' - 0"8' - 0"PROPOSED EXTERIOR ELEVATION LEGEND(N) STUCCO WALL, SANDFINISH, KELLY MOORE SWISSCOFFEE WHITE PAINT(E) BRICK SKIRTING(N) STANDING SEAM METALROOF, DARK BRONZE COLORWINDOW FRAMEDARK BRONZE ALUMINUM WINDOWFRAME, MILGARD A250 ALUMINUMWINDOWS OR SIMILAR(N) FIBER CEMENT SIDING,NICHIHA VINTAGEWOOD ASH8STUCCO REVEAL1/2" SQUARE DARK BRONZEALUMINUM REVEAL7WINDOW TRIMDARK BRONZE ALUMINUMWINDOW TRIMWINDOW NOTE- ANY WINDOWS/ DOORS WITH GRIDS ARE REQUIRED TO HAVE SIMULATED TRUEDIVIDED LITES.8Exp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101 1/4" = 1'-0"11/1/2022 3:04:36 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A4.3EXISTING &PROPOSEDSIDEELEVATIONS21009AuthorCheckerOWNER NAME: HIN FANG TSANG 1/4" = 1'-0"1PROPOSED - EXTERIOR SIDE ELEVATION - SOUTHEAST 1/4" = 1'-0"2EXISTING - EXTERIOR SIDE ELEVATION - SOUTHEASTNo. Description Date1 Planning 12/28/20213 Fire 01/07/20226 Design Review #1 07/26/20227 Design Review #2 08/26/2022
GARAGE FLOOR-1' - 2"GROUND FLOOR0"STREET LEVEL-4' - 5"GROUND FL. PLATE HT8' - 0"SECOND FL. PLATE HT17' - 0"SECOND FLOOR9' - 0"TOP OF RIDGE21' - 2"FAMILY ROOMPANTRYFAMILYROOMGARAGEBATH #4OPEN TOBEYONDATTICATTICLAWN1.5' CONC. WALLPAVED WALKWAY7.00'-1.17'6' - 0"ADJ. PRTY. METAL FENCEAVE. GRADE 2.10' (105.5')AVE. GRADE 6.46' (109.75')45°12' FROM AVE. GRADEAVERAGE GRADE INDASHED(E) GROUND FL. WALL(N) SECOND FL. WALLSIDE SETBACK7' - 0"SIDE SETBACK7' - 0"(E) GRADE SLOPE AWAY FROM BLDG.(E) GRADE SLOPE AWAY FROM BLDG.8' - 0"9' - 2"8' - 0"3' - 6"GROUND FLOOR0"GROUND FL. PLATE HT8' - 0"SECOND FLOOR9' - 0"TOP OF RIDGE21' - 2"(E) SIDEWALKCONCRETE PRECAST STAIR(N) LANDSCAPE STUCCO RAILING, TYP.LANDSCAPE STONE STEPSLANDSCAPE CONC. CURB DESIGN, TYP.COV'DENTRYDININGROOMKITCHEN(N) GRADE SLOPE AWAY FROM BLDG.BACKFILL(E) LANDSCAPEWALL6"6 1/2"6 1/2"PLATE HEIGHT8' - 0"8GARAGE FLOOR-1' - 2"GROUND FLOOR0"GROUND FL. PLATE HT8' - 0"SECOND FL. PLATE HT17' - 0"SECOND FLOOR9' - 0"TOP OF RIDGE21' - 2"COV'DENTRYLIVINGROOMPANTRYBATH#1BATH #4W.I.C.MASTERBEDROOMW.I.C.BATH#2BEDROOM #1MAX HT.30' - 0"SIDEWALKARGUELLO DR.REAR SETBACK15' - 0"FRONT YARDFRONT SETBACK15' - 0"SLOPED REARYARDCONCRETEWALKWAY1.5' CONCRETE WALLLANDSCAPE STUCCO RAILINGBLDG. SETBACK11.35'6' - 0"METAL PRTY. FENCEATTIC(N) GRADE SLOPE AWAY FROM BLDG.(E) GRADE SLOPE AWAY FROM BLDG.BACKFILLCONCRETE WALKWAY102.87'(N) STUCCO PLANTER WALL(N) SLOPED SOIL, REF.LANDSCAPE PLANMULCHING COVER o/ SOILAT PUBLIC-RIGHT-OF WAYPLATE HEIGHT8' - 0"PLATE HEIGHT8' - 0"Exp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101 3/16" = 1'-0"11/1/2022 3:04:38 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A5.0SECTIONS21009AuthorCheckerOWNER NAME: HIN FANG TSANG 3/16" = 1'-0"1SIDE TO SIDE SECTIONNo. Description Date8 Design Review #3 10/06/2022 3/16" = 1'-0"3POOL & KTICHEN SECTION 3/16" = 1'-0"2FRONT TO REAR SECTION
1' - 8"2' - 0"5"ALUMINUM FEATURE EAVEMATCH TO METAL ROOF COLORCONT. SLOPE STANDING SEAMMETAL ROOF SECURED ONALUMINUM FEATURE EAVEPRE-CAST CONCRETESPLASH BLOCKBY GENERAL CONTRACTOREXTERIOR FLOORINGALUMINUM DOWNSPOUTPAINT TO MATCHALUMINUM FEATURE EAVESTUCCO WEEP SCREED, TYP.3/4" THK. PLYWOOD SHEATHINGCONTINUOUSWATERPROOF MEMBRANE1" THK. STUCCO, TYP.1/2" STUCCO REVEAL, TYP.RECESSED VENT W/ SCREENPAINT TO MATCH ADJ. WALLCONTINUOUS WATERPROOF MEMBRANEEXTENDED RAFTER & ROOF BOTTOM1/2" THK. PAINT GRADE T&G BOARDPAINT TO MATCH ADJ. WALL COLORINTEGRATED ALUMINUM GUTTERW/ TOP SCREENALUMINUM GUTTER TOP SCREENMATCH TO METAL ROOF COLORALUMINUM DOWNSPOUT MATCH TO METAL ROOF COLORTYPE 'X' GYP.BD.BATT INSULATION2X FRAMING, S.S.D.2X FRAMING, S.S.D.INTERIOR CEILINGTYPE 'X' GYP.BD.VENTILATION ROOF5/8" THK. PLYWOOD SHEATHING1-1/2" THK. RIGID INSULATIONBATT INSULATIONROOF RAFTER, S.S.D.1/2" THK. PLYWOOD SHEATHINGROOF UNDERLAYMENTCONTINUOUS WATERPROOFMEMBRANEVENTILATION ROOFSEALANT W/ BACKER RODINTERIOR FLOOR3/4" THK. PLYWOOD SUB-FLOORFLOOR JOIST, S.S.D2X, S.S.D.FLOORING, S.S.D.A6.04AIR VENTAIR VENTSTANDING SEAM METAL ROOF8' - 0" CEILING HT.RED WOOD OR WEATHER TREAT WOODPAINT TO MATCH ADJ. WALLRED WOOD OR WEATHER TREATWOOD 2X6 FASCIAMATCH TO METAL ROOF COLOR78RED WOOD OR WEATHER TREAT WOOD2X6 EXTENDED RAFTER PAINT TO MATCH ADJ. WALL COLORGRATEALUMINUM FEATURE EAVEMATCH TO METAL ROOF COLORCONT. SLOPESTANDING SEAMMETAL ROOFINTEGRATED ALUMINUMGUTTER W/ TOP SCREENALUMINUM GUTTER TOP SCREENMATCH TO METAL ROOF COLORALUMINUM DOWNSPOUTMATCH TO METAL ROOF COLOR75"RED WOOD OR WEATHER TREATWOOD 2X6 FASCIAMATCH TO METAL ROOF COLORRED WOOD OR WEATHER TREAT WOOD2X6 EXTENDED RAFTER PAINT TO MATCH ADJ. WALL COLOR5 1 /2 "1/4"FOOTING & FRAMING,S.S.D.FLOOR FINISHGYP.BD.1/4" REVEALMOULD2X, S.S.D.CONT. WP.MEMBRANECONT. WP.MEMBRANESTUCCO FINISHWINDOWALUMINUM TRIMW/ REVEALBY MFR.STUCCOWEEP SCREED1/2"2"METAL FLASHINGDRIP EDGEDOUBLE WP.MEMBRANE@CORNERALUMINUMFRAME8GYP.BD.1/4" REVEALMOULD2X, S.S.D.CONT. WP.MEMBRANECONT. WP.MEMBRANESTUCCOFINISHWINDOWALUMINUM TRIMW/ REVEALBY MFR.HEADER,S.S.D.STUCCOJ-MOULDMETALFLASHING DRIP EDGEDOUBLE WP.MEMBRANE@CORNERALUMINUMFRAME8FOOTING & FRAMING,S.S.D.FLOOR FINISHWP. MEMBRANES.S. TRIMBY DOOR MFR.WEATHERPROOFSEALEXTERIOR DOORWOOD FINISHING1/4"SEALANT W/BACKER RODINTERNAL METAL FRAMEALUMNIUM THRESHOLD8GYP.BD.1/4" REVEALMOULD2X, S.S.D.CONT. WP.MEMBRANECONT. WP.MEMBRANESTUCCOFINISHHEADER,S.S.D.EXTERIOR DOORDOORMETAL TRIMW/ REVEALBY MFR.STUCCOJ-MOULDWEATHERPROOFSEALMETALFLASHINGDRIP EDGE1/2"DOUBLE WP.MEMBRANE@CORNERALUMNIUMFRAME8ROOF RAFTER, S.S.D.ROOF RAFTER, S.S.D.5/8" THK. PLYWOOD SHEATHING1-1/2" THK. RIGID INSULATIONBATT INSULATION1/2" THK. PLYWOOD SHEATHINGROOFUNDERLAYMENTCONT. WP.MEMBRANEGYP.BD. FLAT CEILINGSTANDING SEAMMETAL ROOFVENT SPACE3"RIDGE BEAM, S.S.D.2" AIR VENTCONT. WP. SEAL"Z-SHAPE" SUPPORT2" AIR VENTCONT. END PLATESUPPORTSHEETMETALCAPAIR VENTAIR VENT1/2" STUCCO REVEAL, TYP.RED WOOD OR WEATHER TREAT WOOD2X OUTRIGGER, S.S.D.PAINT TO MATCH ADJ. WALL2X, S.S.D.3/4" THK. PLYWOODSHEATHINGCONT. WP. MEMBRANESTUCCO FINISH1/2" THK. PLYWOODSHEATHINGCONT. WP. MEMBRANEROOF UNDERLAYMENTSTANDING SEAMMETAL ROOFS.S. CORNERCOVERRED WOOD ORWEATHER TREATED WOOD 2X6 FASCIAMATCH TOMETAL ROOFCOLORCONT. METAL ROOF EDGESHEETMETAL FLASHINGBY METAL ROOF SUPPLIERCONT. METAL ROOF EDGE SHEETMETALFLASHINGDRIP EDGE5 1/2"RAFTER,S.S.D. 2' - 0"81/2" THK.PAINT GRADE T&GBOARDINTEGRATED ALUMINUM GUTTERUNDER ALUMINUM FEATURE EAVEALUMINUM GUTTER TOP SCREENMATCH TO METAL ROOF COLOREXTERIOR WOOD2X6 FASCIA MATCH TOMETAL ROOF COLORALUMINUM FEATURE EAVEMATCH TO METAL ROOF COLOR1 1/2"1 1/2"CONT. SLOPE STANDING SEAMMETAL ROOFCONT. SLOPE STANDING SEAMMETAL ROOF78MIN. 18ga METALFURRING CHANNEL3/4" THK PLYWOODSHEATHINGNICHIHAVINTAGEWOODPANELCHAMFERED EDGECONT. WP.MEMBRANEDOUBLE WP. MEMBRANE@CORNERNICHIHA VINTAGEWOODPANEL o/ MIN. 18ga ZFURRINGCONT. WP.MEMBRANEMETAL FLASHINGDRIP EDGE3/4" PLYWOOD SHEATHINGWINDOW ALUMINUM TRIMW/ REVEAL BY MFR.1/2"DOUBLE WP.MEMBRANE@CORNERALUMINUMFRAMEGYP.BD.1/4" REVEALMOULD8MIN. 18ga METALFURRING CHANNEL3/4" THK PLYWOODSHEATHINGNICHIHAVINTAGEWOOD PANELCONT. WP. MEMBRANENICHIHA HORIZONTALSTARTER TRACKMETAL FLASHINGDRIP EDGESTUCCO J-MOULDDOUBLE WP. MEMBRANESTUCCO FINISHCONT. WP. MEMBRANE7Exp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101As indicated11/1/2022 3:04:42 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010A6.0DETAILS21009AuthorCheckerOWNER NAME: HIN FANG TSANGNo. Description Date7 Design Review #2 08/26/20228 Design Review #3 10/06/2022 1 1/2" = 1'-0"6TYP. SLOPED ROOF @EAVE 3" = 1'-0"4SHEETMETAL FEATURE EAVE DETAIL 3" = 1'-0"5TYP. WINDOW SILL @FLOOR DETAIL 3" = 1'-0"12TYP. WINDOW HEAD DETAIL 3" = 1'-0"11TYP. EXTERIOR DOOR THRESHOLD DETAIL 3" = 1'-0"10TYP. EXTERIOR DOOR HEADER DETAIL 1 1/2" = 1'-0"9TYP. ROOF RIDGE DETAIL 1 1/2" = 1'-0"16TYP. ROOF OVERHANG FASCIA DETAIL 1 1/2" = 1'-0"15TYP. INTEGRATED ALUMINUM GUTTER-TO-EXTERIOR WOOD FASCIA DETAIL 1 1/2" = 1'-0"14HORIZONTAL SIDING OUTSIDE CORNER7 3" = 1'-0"13WINDOW DETAIL AT SIDING7 3" = 1'-0"17EXTERIOR SIDING-TO-STUCCO DETAIL
DN(E) VEGETATION(N) EXPOSEDAGGREGATECONCRETEDRIVEWAY(N) GRASSFRONTYARD(REMOVE EXIST.BRICK LANDSCAPE)(REMOVE EXIST.BRICK DRIVEWAY)(E) BRICKPLANTER TOBE REMOVED99989796-5"-1' - 5 1/2"-2' - 0"5 3/4"3' - 6"5 3/4"3' - 8 1/2"5 3/4"3' - 6"4' - 7"DN 1/8" / 12"DN 1/2" / 12"DN 1/2" / 12"(E) SIDEWALK5' - 0"-5' - 4"AABBBBAA(N) 5' HEIGHT1/2"x3" FLAT BLACKSTEEL GATE w/ 3x3STEEL POST(N) CONC.FLOOR1L1.1MULCHING COVERo/ SOIL BEYONDPROPERTY LINE7' - 11"3' - 8"(N) 5' HEIGHT1/2"x3" FLAT BLACKSTEEL GATE w/ 3x3STEEL POSTFRONT SIDEWALK,CURB, AND GUTTER TOBE REPLACEDACCORDING TO CITYREQUIREMENTS(E) WATER METER.ALL WATER LINE TO BE INSTALLEDPER TO CITY PROCEDURES &SPECIFICATIONS(E) SEWER CLEANOUT.PLUG ALL SANITARY SEWER SEWERLATERAL CONNECTIONS & INSTALLNEW 4" LATER WYE TO MAIN.AABBBB(N) CMU BLOCKRETAINING WALLw/ STUCCO SANDFINISH, COLORTO MATCHHOUSE(N) WD BEAM ABO.ROOF EAVEOVERHANG ABO.(E) NON-FRUIT &NON-BEARINGTREE w/CONCRETE CURB(E) NON-FRUIT &NON-BEARING TREECCCCCCCCCCCCCCCCCCCCCCCC-11"(N) GRASS TOREPLACE (E)CONCRETE FLDDDDDDDDDDDDGARAGE FLOOR-1' - 2"GROUND FLOOR0"STREET LEVEL-4' - 5"GROUND FL. PLATE HT8' - 0"SECOND FLOOR9' - 0"TOP OF RIDGE21' - 2"5' - 2"STUCCO RAILING2' - 8 1/2"4' - 11"FINISH GRADEBEHIND STUCCO RAILING(N) 1/2"x3" FLAT BLACKSTEEL GATE w/ 3x3STEEL POSTCARVED HOUSE NUMBERw/ LED LIGHT5' - 11 1/2"3' - 7 1/2"3' - 8 1/2"(N) SLOPED LANDSCAPE6 1/2"3' - 7 3/4"1' - 7"2' - 4 3/4"1' - 0"(E) WOOD FENCETO REMAIN5' - 0"(E) SLOPEDNATURAL GRADEFINISH GRADE(N) 1/2"x3" FLAT BLACKSTEEL GATE w/ 3x3STEEL POSTSTUCCO SAND FINISH(N) EXPOSED AGGREGATECONCRETE DRIVEWAY(N) STUCT. WD BEAM(N) CMU BLOCK RETAINING WALLw/ STUCCO SAND FINISH, COLORTO MATCH HOUSE5' - 0"5' - 0"(N) 6" FIBER CEMENT SIDING(N) FIBER CEMENT SIDINGSHRUBS/ PERENNIALSSYMBOTANICAL NAMECOMMON NAMEQTYSIZEGROWTHWUCOLSLAVANDULA ANGUSTIFOLAENGLISH LAVENDER65 GALSLOWLACHILLEA 'MOONSHINE'MOONSHINE YARROW81 GALSLOWLBAPLANTING SCHEDULECCALAMAGROTIS XACUTIFLOR 'KARL FOERSTER'FEATHER REED GRASS245 GALFASTMDCALAMAGROTIS XACUTIFLOR 'KARL FOERSTER'FEATHER REED GRASS2415 GALFASTLPROPOSED EXTERIOR ELEVATION LEGEND(N) STUCCO WALL, SANDFINISH, KELLY MOORE SWISSCOFFEE WHITE PAINT(E) BRICK SKIRTING(N) STANDING SEAM METALROOF, DARK BRONZE COLORWINDOW FRAMEDARK BRONZE ALUMINUM WINDOWFRAME, MILGARD A250 ALUMINUMWINDOWS OR SIMILAR(N) FIBER CEMENT SIDING,NICHIHA VINTAGEWOOD ASH8STUCCO REVEAL1/2" SQUARE DARK BRONZEALUMINUM REVEAL7WINDOW TRIMDARK BRONZE ALUMINUMWINDOW TRIMWINDOW NOTE- ANY WINDOWS/ DOORS WITH GRIDS ARE REQUIRED TO HAVE SIMULATED TRUEDIVIDED LITES.8Exp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101 1/4" = 1'-0"11/1/2022 3:04:44 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010L1.0FRONTLANDSCAPEDESIGN21009AuthorCheckerOWNER NAME: HIN FANG TSANGNo. Description Date 1/4" = 1'-0"1PROPOSED - LANDSCAPE PLAN 1/4" = 1'-0"2PROPOSED - LANDSCAPE ELEVATION
GARAGE FLOOR-1' - 2"GROUND FLOOR0"STREET LEVEL-4' - 5"GROUND FL. PLATE HT8' - 0"SECOND FLOOR9' - 0"3' - 0"MIN.32"1/8" / 12"2' - 6"1' - 5 1/4"3' - 7 1/2"(N) CMU BLOCKRETAINING WALL w/STUCCO SANDFINISH, COLOR TOMATCH HOUSE6"6 1/2"6 1/2"4"SIDEWALKSTREET7' - 0"CONCRETE STEPS(N) GRASS LAWN6.5"H RISER & 11" TREAD,PRECAST CONCRETE STAIRSBEHIND IN DASHED LINEMULCHINGCOVER o/ SOILAT PUBLIC-RIGHT-OF WAY(N) WD BEAMWRAPPED w/STUCCO,S.S.D.9"EXIST. GRADE IN THICK DASH LINEExp.C11181Sheet NumberSheet TitleProject NumberREVISIONSDrawnScaleCheckedSEALJACKW.J.TAM REGISTEREDPROFESSIONALARCHIT E CT S TATEOFCALIFORNIA10/23California 94123t: 415 409 8808f: 415 409 8809San Francisco1648 Union StreetSuite 101 1/4" = 1'-0"11/1/2022 3:04:54 PM3080ARGUELLOVERTICALADDITION3080 Arguello DrBurlingame, CA 94010L1.1FRONTLANDSCAPESECTION & 3DVIEWS21009AuthorCheckerOWNER NAME: HIN FANG TSANGNo. Description Date 1/4" = 1'-0"1LANDSCAPE SECTION2Design Review - Landscape View 13Design Review - Landscape View 2
Item No. 8b
Regular Action Item City of Burlingame
Design Review and Special Permits
Address: 2105 Carmelita Avenue Meeting Date: November 28, 2022
Request: Application for Design Review and Special Permits for second floor plate height and declining height
envelope for a second story addition to an existing two-story dwelling.
Applicant and Property Owner: Aaron and Tracy Avelar APN: 027-362-170
Architect: OXB Studio Lot Area: 5,950 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 an average of approximately 18
feet between the front and rear property lines. Sanchez Creek runs through the rear portion of the lot. Due to this
slope, the existing house has three separate levels, consisting of a lower level (at the rear only), a main living
(first floor at front), and a second floor. The existing single-unit dwelling has two bedrooms and is 2,183 SF in
floor area, including a detached garage.
The applicant is proposing an addition to the existing second floor. The proposed addition would be to the left
side of the existing second floor and would add another bedroom and bathroom. There is no construction or
change proposed to the first floor, lower (basement) floor, or to the existing detached garage. The total floor area
with the proposed addition would increase from 2,183 SF (0.36 FAR) to 2,947 SF (0.49 FAR) where 3,349 SF
(0.56 FAR) is the maximum allowed.
With this application, the number of bedrooms would increase from two to three. Two parking spaces, one of
which must be covered, are required on site. The existing detached garage provides one covered off-street
space (10’ x 18’ clear interior dimensions); one uncovered parking space (9’ x 18’) is provided in the driveway.
The right side of the existing second floor encroaches into the declining height envelope. Given the downward
slope on the property and lower point of departure for the declining height envelope, 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 (280 SF of the proposed second floor
addition would encroach into the declining height envelope).
The existing second floor has a 7’-5” plate height. The applicant is requesting a Special Permit for an 8’-6” plate
height for the second floor addition (where 8’-0” is the maximum allowed) (C.S. 25.10.035 (6)).
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));
Special Permit for declining height envelope (DHE) along the left side of the house (280 SF of the
proposed addition would extend beyond the DHE) (C.S. 25.10.055); and
Special Permit for second story plate height (8’-6” second story plate height proposed where 8’-0” is the
maximum allowed) (C.S. 25.10.035(6)).
Design Review and Special Permits 2105 Carmelita Avenue
2
2105 Carmelita Avenue
Lot Area: 5,950 SF Plans date stamped: November 16, 2022
EXISTING PREVIOUS
(10/20/22)
REVISED PLANS
(11/16/22)
ALLOWED/
REQUIRED
SETBACKS
Front (Lower flr):
(1st flr):
(2nd flr):
n/a
17’-9”
36’-9”
n/a
no change
25’-9” no change
n/a
15'-0" or block average
20’-0”
Side (left):
(right):
7'-11"
4'-0" 1
6’-4" to addition
no change
7’-11" to addition
no change 5'-0"
5'-0"
Rear (Lower flr):
(1st flr):
(2nd flr):
50’-0”
44'-0" to deck
52’-5”
no change
no change
54’-4” no change
15’-0”
15'-0"
20'-0"
Lot Coverage:
2,119 SF
35.6%
no change
no change
2,380 SF
40%
FAR: 2,183 SF
0.36 FAR
2,960 SF
0.49 FAR
2,947 SF
0.49 FAR
3,349 SF 2
0.56 FAR
# of bedrooms: 2 3 no change ---
Off-Street
Parking:
1 covered
(10’ x 18’)
1 uncovered
(9' x 18')
no change
no change
1 covered
(10’ x 18’)
1 uncovered
(9' x 18')
Building Height: 23’-6” 25’-5” no change 30'-0"
Plate Height
(Lower flr):
(1st flr):
(2nd flr):
6’-2”
8’-4”
7’-5”
no change
no change
8’-6” 3
no change
9’-0”
8’-0”
DH Envelope: Encroachment
on right side 4
Special Permit
requested for DHE
encroachment on
left side (373 SF) 5
Special Permit
requested for DHE
encroachment on
left side (280 SF) 5
C.S. 25.10.055
1 Existing nonconforming right side setback (4’-0” where 5’-0” is required); no change.
2 (0.32 x 5,950 SF) + 1,100 SF + 345 SF = 3,349 SF (0.56 FAR).
3 Special Permit requested for 8’-6” second floor plate height where 8’-0” is the maximum allowed without
approval of a Special Permit.
4 Existing nonconforming declining height envelope encroachment along right side; no change.
5 Special Permit requested for declining height envelope for 280 SF encroachment into the DHE on left side of
house.
Design Review and Special Permits 2105 Carmelita Avenue
3
Summary of Proposed Exterior Materials:
Windows: Painted aluminum clad wood windows with simulated true divided lites with stained wood trim
around windows to match existing.
Siding: Stucco (to match existing).
Roof: Spanish clay tiles.
Other: Wrought iron railing, wood stained corbels, wood stained bellyband.
Staff Comments: None.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on November 14,
2022, the Planning Commission expressed concerns with the amount of encroachment of the declining height
envelope along the left side of the proposed second story addition and suggested revisions to address the
lopsided appearance of the addition. The Planning Commission voted to place this item on the Regular Action
Calendar when all information has been submitted and reviewed by the Planning Division (see attached
November 14, 2022 Planning Commission Minutes).
The applicant submitted a response letter and revised plans, date stamped November 16, 2022, to address the
Planning Commission’s comments and suggestions. The applicant notes the point of departure has been
modified to the 15-foot setbacks as allowed by the Zoning Code. The previously proposed cantilever on the left
side of the second floor addition has been eliminated from the project. In addition, adjustments have been made
to the windows on the left side of the second floor addition. Please refer to the applicant’s response letter
(attached) for a detailed response.
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 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
Design Review and Special Permits 2105 Carmelita Avenue
4
exception of the declining height envelope and plate height for which Special Permits are being
requested; that the addition is on the left side and balances the massing of the second floor; that the
addition is sensitive to the architectural style of the existing house; and that the addition has been
designed to include elements of the existing architectural style to help integrate the addition into the
existing structure, including painted aluminum clad wood windows with simulated true divided lites with
stained wood trim around windows, stucco siding, and Spanish clay tile roofing.
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 building height 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 (Declining Height Envelope and Plate Height):
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; the existing plate height on the second floor is only
7’-5” and the proposed 8’-6” plate height will add visual interest and articulation in elevations which is
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 several feet 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 right 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.
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.
Design Review and Special Permits 2105 Carmelita Avenue
5
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
November 16, 2022, sheets A0.1 through A2.3;
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;
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;
Design Review and Special Permits 2105 Carmelita Avenue
6
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. Aaron and Tracy Avelar, applicant and property owner
OXB Studio, architect
Attachments:
November 14, 2022 Planning Commission Minutes
Applicant’s Response Letter to the Planning Commission, dated November 21, 2022
Application to the Planning Commission
Special Permit Applications (Declining Height Envelope and 2nd Floor Plate Height)
Neighbor comment letters
- Abrahams, November 9, 2022
- D. Geer, November 13, 2022
- C. Li, November 13, 2022
- M. Lee November 14, 2022
- M. Lee November 21, 2022
Planning Commission Resolution (Proposed)
Notice of Public Hearing – Mailed November 18, 2022
Area Map
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM OnlineMonday, November 14, 2022
c.2105 Carmelita Avenue, zoned R-1 - Application for Design Review and Special Permits
for Second Floor Plate Height and Declining Height Envelope for a second story addition
to an existing two -story dwelling. (Aaron Avelar, applicant and property owner; OXB
Studio, architect) (84 noticed) Staff Contact: Catherine Keylon
2105 Carmelita Ave - Staff Report
2105 Carmelita Ave - Attachments
2105 Carmelita Ave - Plans
Attachments:
All Commissioners have visited the project site. Senior Planner Keylon provided an overview of the staff
report.
Chair Gaul opened the public hearing.
Aaron Avelar, property owner, represented the applicant and answered questions about the application.
Public Comments:
> Public comment sent via email by Martin John Lee, 2103 Carmelita Avenue: The proposal extends
beyond the declining height envelope, not by a small amount, but by an enormous amount. More than half
of the proposed development encroaches on the declining height plane. The significant departure beyond
the declining height envelope results in a significant loss of natural daylight to the adjacent property and
an increase in overshadowing. The proposed increased in height will further compound the issue of
overshadowing to the neighboring property. There are a significant number of new windows proposed on
the second floor addition on the side elevation (five in total). Because the addition extends beyond the
declining height plane, this will result in significant increase in overlooking onto the neighboring property .
On the rear elevation, the portion of the second floor that extends beyond the declining height envelope
has a set of French doors and balcony. These will also result in overlooking into neighboring property. If
the proposal is setback within the required declining height envelope, this will not be an issue. All of the
above issues are a result of the proposed addition stepping significantly beyond the declining height
envelope.
Chair Gaul closed the public hearing.
Commission Discussion/Direction:
>The architecture is really good. The second floor, especially at the back, and roofline looks a lot
better. It was really well proportioned. I like that they are saving the house, so I am in favor of this.
>I totally echo my fellow commissioner ’s comments. I completely understand the need for the Special
Permit for Declining Height Envelope and I totally support that based on the findings. The applicant gave a
reasonable response regarding the Special Permit for the second story plate height. In keeping with the
architecture of the home, with the applicant mentioning interior details, I can understand why an 8’-6” plate
height would certainly be nice to have and would fit, so I am in favor.
>I can appreciate the way that the Declining Height Envelope was calculated may reflect the actual site,
Page 1City of Burlingame
November 14, 2022Planning Commission Meeting Minutes
but it changes the departure point considerably. I would be in favor in looking at something that is not as
quite restrictive as that, but this house is pushing dramatically over to the left and is going to tower over
that neighbor’s house on the left. The pop out for the bathroom overdoes it. Consider moving the wall
further in and not make it lopsided. I like the architecture. The new windows at the second floor are big
and will just pound on the left side neighbor. There needs to be more consideration on that. I don ’t see
supporting these Variance requests given how much impact it will have on the left side neighbor.
>I echo what my fellow commissioner just said. I feel that the left side of the house is towering over the
left side neighbor. The property and the street slope upwards. There is a little bit of imbalance with so
much of the addition over on the left side and extending way beyond the Declining Height Envelope. I can
understand the challenges that they are working with and can accept some penetration of the Declining
Height Envelope. I don’t feel that the primary bathroom needs to have the vanity protrude out at the bay
window extension. It can be a beautiful and generously laid out bathroom tucked in to reduce the
encroachment on the left side. I feel for the neighbors to the left as well and cannot support that much
penetration at the Declining Height Envelope, at least at this point.
>Similarly, I agree with my fellow commissioners. I very much appreciate the reuse and the respect of
the home, its architecture and its history. I do think there is room to pull the addition in a bit because it
will definitely be a burden more than the usual. Good job so far but more can be done to help the issue.
>I agree with the recent comments. It is a nice looking addition but it is a little lopsided on the left side .
Suggests to show a different point of departure if the lot did not slope to help bolster the argument for the
Declining Height Envelope. We all get it that the property slopes at the back, but if this is shown to us as
if it is a flat lot, it might be presented to us that it would be acceptable. The left side needs to be revisited
a bit.
>I agree, that left side needs to be looked at. Otherwise, it is a nice project. They have tied it in well
with the existing home.
>Following up on the declining height envelope suggestion, an interesting way to look at it more
objectively would be an average of the front and the rear corners on the existing building in that driveway.
Commissioner Lowenthal made a motion, seconded by Commissioner Comaroto, 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, Horan, Lowenthal, Pfaff, Schmid, and Tse7 -
Page 2City of Burlingame
November 22, 2022
To City of Burlingame Planning Commission,
RE: 2105 Carmelita Ave
Based on the Planning Commissioner’s comments and recommendations during the Design Review
hearing on 11/14/22, here is a summary of proposed changes from the Planning Commissioner’s
comments:
- Removed cantilevered bay on north primary bath wall
- Reduced sizes and unified windows on north facade
- Revised points of DHE departure by using 15’ front and rear setback points. The DHE
encroachment is now 280 SF
- Per commissioners Gaul’s recommendation, we’ve added the 45 degree DHE based on existing
building corner points (shown in red on sheets A2.1 & A2.2)
Please email or call if you have any questions.
Sincerely,
Chad Stith
chad@oxbstudio.com
415-722-7233
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.
This is a proposed addition to the existing 2nd floor structure. The design will retain the existing large front living room façade as the prominent feature. The 2nd floor addition (to existing) will be consistent with its original Spanish Mission design. The existing 2nd floor 1980’s addition is not Spanish and will be improved on. The lot is it’s relatively flat however drops off drastically to a creek below. The house complies with the declining building envelope standards for the balance of the site with the except for the elevations below at the creek.
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.
Our design intent to return the house to its original Spanish Mission design, we adopted original materials and details to tie the 2nd floor (both new and existing) to the original Spanish design. We used windows with horizontal gridlines, corbels, wood vents, and decorative window all inspired from the original 1920’s construction. The Spanish Mission design is true to its original Ansel Easton neighborhood and current homes in the area.
3. How will the proposed project be consistent with the residential design guidelines adopted by
the City?
At the onset of the project, we reviewed the design guidelines and asked for guidance from a past Planning Commissioner. From that point we worked within the allowable building envelope and developed our design from the exterior in. We tied to address all the design guidelines so to help us not impact our neighbors with the design.
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.
We are not impacting any trees or landscaping. The building footprint remains unchanged.
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.
We are proposing an addition to the existing 2nd floor structure. The design will retain the existing large front living room façade as the prominent feature. The 2nd floor addition (to existing) will be consistent with its Spanish Mission design. The existing 2nd floor 1980’s addition is not Spanish and will be improved on from this project. Currently the non-Spanish rectangular second floor reads low and is heavily weighted in the rear. The addition to the 2nd floor brings the structure forward to read/relate with the existing 1st floor. The 8’-6” plate will allow for a breakup in ridge heights and consistent with Spanish Mission design.
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.
Our design intent to return the house to its original Spanish Mission design, we adopted original materials and details to tie the 2nd floor (both new and existing) to the original Spanish Design. We used windows with horizontal gridlines, corbels, wood vents, and decorative window trim. The Spanish Mission Design provides is true its original Ansel Easton neighborhood and current homes in the area.
3. How will the proposed project be consistent with the residential design guidelines adopted by
the City?
At the onset of the project, we reviewed the design guidelines and solicited assistance from a past Planning Commissioner. From that point we worked within the allowable building envelope and developed our design from the exterior in. We tied to address all the design guidelines so to help us not impact our neighbors with the design.
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
From:CD/PLG-Catherine Keylon
To:GRP-Planning Commissioners
Subject:RECEIVED AFTER #2- Item 9c - Letter of support
Date:Monday, November 14, 2022 8:03:00 AM
See below, 2nd received after for 2105 Carmelita Avenue.
From: Alexey Abrahams <alexeyabrahams@yahoo.com>
Date: November 9, 2022 at 7:31:49 PM PST
To: Aaron Avelar <aarona@abbottavelar.com>
Subject: Re: Letter of support
To whom it may concern:
As long time neighbors of the Avelars at 2105 Carmelita Ave., we have
absolute confidence that this project will benefit the neighborhood. We
have reviewed the proposed plans and feel that the project will maintain
the existing architectural character of the neighborhood and improve
overall property values. The Avelars have consistently shown themselves
to be responsible and diligent stewards of the neighborhood, and I fully
expect that the project will be responsibly executed.
Thank you
Alexey and Cristina Abrahams
2112 Carmelita Ave. (And temporarily at 2104 Carmelita Ave.)
On Wednesday, November 9, 2022 at 06:28:41 PM PST, Aaron Avelar
<aarona@abbottavelar.com> wrote:
Hello Alexi,
Could I ask if you could take a moment to write a brief supporting email for our project?
Thank you
I apologize for the brevity and/or spelling/grammar issues from my iPhone.
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is
safe.
From:CD/PLG-Catherine Keylon
To:GRP-Planning Commissioners
Subject:RECEIVED AFTER- Item 9c- 2105 Carmelita Ave
Date:Monday, November 14, 2022 7:34:00 AM
Please see the email below in support of the DSR Study Item 9c – 2105 Carmelita Avenue. This is
from the neighbor across the street at 2108 Carmelita.
From: Chi Li [mailto:chi.li.jhu@gmail.com]
Sent: Sunday, November 13, 2022 10:54 PM
To: CD/PLG-Catherine Keylon <ckeylon@burlingame.org>
Cc: Aaron Avelar <aarona@abbottavelar.com>
Subject: 2105 Carmelita Ave
Hi,
My name is Chi Li, the owner of 2108 Carmelita Ave. I am writing this email to support my
neighbor Aaron's project on 2105 Carmelita Ave. I have no objection to the plan and I am
happy to support it. Thanks.
Best,
Chi
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is
safe.
From:Burlingame Planning Dept
To:CD/PLG-Catherine Keylon
Subject:FW: Item 9c: Objection to Application for Special Permits for 2105 Carmelita Avenue:
Date:Tuesday, November 15, 2022 8:41:06 AM
From: Martin Lee <mlee@hassellstudio.com>
Sent: Monday, November 14, 2022 6:03 PM
To: Burlingame Planning Dept <planningdept@burlingame.org>
Subject: Item 9c: Objection to Application for Special Permits for 2105 Carmelita Avenue:
ATTN: Catherine Keylon
Catherine hi,
Please find below my concerns around the proposed development at 2105 Carmelita Ave. Can you
please call me on 415 860 7067.
Thanks
Martin
MARTIN JOHN LEE
Principal
+1 415 860 7067
Begin forwarded message:
From: Martin Lee <mlee@hassellstudio.com>
Date: November 14, 2022 at 5:58:10 PM PST
To: publiccomment@burlingame.org
Subject: Item 9c: Objection to Application for Special Permits for 2105 Carmelita
Avenue:
To:
City of Burlingame
Planning Commission
Meeting dated 14 November 2022
Item 9c: Application for Special Permits for 2105 Carmelita Avenue:
Objection to proposed Application at 2105 Carmelita Ave
We are the neighbours to the proposed development at 2105 Carmelita Ave.
We object to the proposed addition for the following reasons:
__The proposal extends beyond the declining height envelope, not by a small amount,
but by an enormous amount. More than half of the proposed development encroaches
on the declining height plane.
__The significant departure beyond the declining height envelope results in a
significant loss of natural daylight to the adjacent property and an increase in
overshadowing.
__The proposed increased in height will further compound the issue of overshadowing
to the neighbouring property.
__There are a significant number of new windows proposed on the second floor
addition on the side elevation (5 no. in total). Because the addition extends beyond the
declining height plane, this will result in significant increase in overlooking onto the
neighbouring property.
__On the rear elevation, the portion of the second floor that extends beyond the
declining height envelope has a set of french doors and balcony. These will also result
in overlooking into neighbouring property. If the proposal is setback within the
required declining height envelope, this will not be an issue.
All of the above issues are a result of the proposed addition stepping significantly
beyond the declining height envelope.
Thank-you
r
Martin
MARTIN JOHN LEE
415-860-7067
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is
safe.
HTTPS://HASSELLSTUDIO-
MY.SHAREPOINT.COM/PERSONAL/MLEE_HASSELLSTUDIO_COM/DOCUMENTS/DESKTOP/2105/21112022.
DOCX 1
To:
City of Burlingame
Planning Commission
Meeting dated 14 November 2022
Application for Special Permits for 2105 Carmelita Avenue:
Dear Planning Commission,
I am the neighbour to the proposed development at 2105 Carmelita Ave.
Our property is 2103 Carmelita. Last week I sent an objection to the
application for Special Permits for 2105 Carmelita (the e-mail is attached
below).
I also attended your meeting virtually, on Monday 14th November. Thank-
you all, for your very late night.
I appreciated your feedback and was keen to see the updates to the
proposal, revised in accordance with the comments made that evening.
I was surprised to see the new plans. There has unfortunately been very
little progress in the design, in spite of the clear commentary from the
Commission.
The takeaway from the meeting was around ‘punching down’, the
weighting of the development to the left, along with commentary on the
size, position and number of windows down the side elevation.
Apart from sliding the bathroom projection in, removing one of the
windows and modifying the size of the remaining windows slightly, the
massing and configuration remains the same___very little has changed,
the ‘punching down’ continues.
The proposed addition still extends by the previous significant amount,
beyond the agreed height envelope.
Codes and controls are in place for all our protection. They are there to
control mass and bulk, to protect rights-to-light, prevent overshadowing
and in some circumstance maintain privacy and prevent overlooking.
I am an architect and am required to work within these controls everyday.
I appreciate that sometimes, there may be a reason to depart slightly from
the controls. A minor extend is understandable and often reasonable.
This addition however ignores the controls and extends to the full extent
of the building.
HTTPS://HASSELLSTUDIO-
MY.SHAREPOINT.COM/PERSONAL/MLEE_HASSELLSTUDIO_COM/DOCUMENTS/DESKTOP/2105/21112022.
DOCX 2
I have attached a couple of drawings that show one solution. In this
option I have not been unreasonable and have allowed for the massing to
step beyond the envelope. There are many other options I could provide
that work, easily and entirely within the envelope.
I would request that the Commission ask (for their earlier comments to be
addressed and) that the applicant provides:
__a considered contextual and neighbourly response
__a reasonable setback to address the issue of natural light
__a reasonable setback to address the issue of overshadowing
__a reduction in the number of windows to the side.
__windows at high level to provide privacy between properties.
__glass that is translucent and not clear to avoid overlooking.
Thank-you for your time and consideration,
MARTIN JOHN LEE
mlee@hassellstudio.com
(+1) 415-860-7067
2103 2105
CURRENT ELEVATION OF 2105 VIEWED FROM CARMELITA AVE
COMMENTS ON THE PROPOSED
EXTENSION TO 2105 PROPERTY
1
PROPOSED ADDITION TO 2105 PROPERTY
THE PROPOSED ADDITION VIEWED THROUGH THE
IMPACT ON THE ADJACENT 2103 PROPERTY
2103 2105
2
YELLOW INDICATES THE MASS THAT
EXTENDS BEYOND THE DEFINED ENVELOPE
RED INDICATES THE EXTENT OF 45
DEGREE HEIGHT ENVELOPE
2103 2105
1
2
1
2
3
RED INDICATES THE
EXTENT OF ENVELOPE
YELLOW INDICATES THE
MASS THAT EXTENDS BEYOND
THE DEFINED ENVELOPE
PLAN OF PROPOSED ADDITION TO 2105 PROPERTY
1
2
1
2
4
REQUEST 1. REDUCE MASS THAT EXTENDS BEYOND ALLOWABLE
ENVELOPE, WHILE MAINTAINING ALL INTERNAL PROGRAM.
REQUESTED AMENDMENT TO PROPOSED ADDITION TO 2105 PROPERTY5
REQUEST 1. REDUCE MASS THAT EXTENDS BEYOND ALLOWABLE
ENVELOPE, WHILE MAINTAINING ALL INTERNAL PROGRAM.
THIS WILL:
REDUCE THE MASS, BULK + ‘PUNCHING DOWN’ EFFECT OF THE ADDITION
REDUCE THE AMOUNT OF LOST DIRECT SUNLIGHT TO 2103
REDUCE THE AMOUNT OF OVERSHADOWING TO 2103
2103 2105
6 REQUESTED AMENDMENT TO PROPOSED ADDITION TO 2105 PROPERTY
REQUEST 2. TO PREVENT OVERLOOKING INTO 2103 PROPERTY,
THE SIDE WINDOWS COULD BE:
_POSITIONED AT A HIGHER LEVEL
_SMALLER IN SIZE (THIS IS A ‘SIDE’ ELEVATION)
_TRANSLUCENT/ NOT CLEAR
IN THIS WAY THE WINDOWS CAN ALLOW FOR ARTICULATION OF
THE FACADE AND PROVIDE LIGHT, WHILST MAINTAINING
PRIVACY AND AVOIDING ANY OVERLOOKING
7 REQUESTED AMENDMENT TO PROPOSED ADDITION TO 2105 PROPERTY
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MY.SHAREPOINT.COM/PERSONAL/MLEE_HASSELLSTUDIO_COM/DOCUMENTS/DESKTOP/2105/14112022.
DOCX 1
E-mail sent to Meeting dated 14 November 2022
Objection to proposed Application at 2105 Carmelita Ave
We are the neighbours to the proposed development at 2105 Carmelita
Ave.
We object to the proposed addition for the following reasons:
__The proposal extends beyond the declining height envelope, not by a
small amount, but by an enormous amount. More than half of the
proposed development encroaches on the declining height plane.
__The significant departure beyond the declining height envelope results
in a significant loss of natural daylight to the adjacent property and an
increase in overshadowing.
__The proposed increased in height will further compound the issue of
overshadowing to the neighbouring property.
__There are a significant number of new windows proposed on the
second-floor addition on the side elevation (5 no. in total). Because the
addition extends beyond the declining height plane, this will result in
significant increase in overlooking onto the neighbouring property.
__On the rear elevation, the portion of the second floor that extends
beyond the declining height envelope has a set of french doors and
balcony. These will also result in overlooking into neighbouring property.
If the proposal is setback within the required declining height envelope,
this will not be an issue.
All of the above issues are a result of the proposed addition stepping
significantly beyond the declining height envelope.
Thank-you
MARTIN JOHN LEE
mlee@hassellstudio.com
(+1) 415-860-7067
Secretary
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW,
AND SPECIAL PERMITS
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 Special Permits for second floor plate height and declining height envelope for a second story
addition to an existing two-story dwelling at 2105 Carmelita Avenue, Zoned R-1, Aaron and Tracy
Avelar, property owner, APN: 027-162-170;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
November 28, 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 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.
3. It is further directed that a certified copy of this resolution be recorded in the official records of
the County of San Mateo.
Chair
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 28th day of November, 2022 by the following vote:
EXHIBIT “A”
Conditions of Approval for Categorical Exemption, Design Review, and Special Permits
2105 Carmelita Avenue
Effective December 8, 2022
Page 1
1. that the project shall be built as shown on the plans submitted to the Planning Division date
stamped November 16, 2022, sheets A0.1 through A2.3;
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 Permits
2105 Carmelita Avenue
Effective December 8, 2022
Page 2
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.
2105 Carmelita Avenue
300’ noticing
APN: 027-362-170
11.23.22
PC Meeting 11.28.22
Item# 8b
2105 Carmelita Avenue
Translation provided by Ruben Hurin, Planning Manager, City of Burlingame.
To Whom It May Concern,
My name is Vicky Campos. I live at 2028 Carmelita Avenue, Burlingame, CA. I saw the
design by Aaron for the remodeling of 2105 Carmelita Avenue, Burlingame, CA and I
like it very much.
Sincerely,
Vicky Campos
DIAGONAL HATCH
DENOTES PROPOSED
SECOND FLOOR
OVERHANGS, TYP.
1-STORY DETACHED GARAGE
EXISTING NO CHANGE
ADJACENT
BUILDING ROOF
ADJACENT
BUILDING ROOF
EXISTING BUILDING
FOOTPRINTUP UPS55°10'18"E 127.19'
S55°10'18"E 108.64'N55°10'36"E 53.33'N34°49'42"E 50.00'4'-0"REQ.SIDESETBACK4'-0"REQ.SIDESETBACK15'-0"
REQUIRED FIRST FLOOR
FRONT SETBACK
20'-0"
REQUIRED SECOND FLOOR
FRONT SETBACK
15'-0
"
REQ
U
I
R
E
D
F
I
R
S
T
S
T
O
R
Y
REA
R
S
E
T
B
A
C
K
20'-0"
REQ
U
I
R
E
D
S
E
C
O
N
D
S
T
O
R
Y
REA
R
S
E
T
B
A
C
K
EXISTING
UNCOVERED
DECK AND STAIRS
TO REMAIN
EXISTING STONE
PATH TO REMAIN
EXISTING CONCRETE
DRIVEWAY TO REMAIN
CARMELITA AVEEXIST
CURB
CUTS
PLANTER STRIPSIDEWALKCURB5'-6"
34'-0"17'-8"EXIST GATE
5'-3"
ABOVE
GRADE
EXISTING
UNCOVERED PATIO
EXISTING 11"
HOLLY TREE
PROPOSED SECOND
FLOOR ADDITION 7'-11"EXISTING ANDPROPOSEDFIRST FLOORSIDE SETBACK7'-11"PROPOSEDSECONDFLOORSIDE SETBACK24'-5"PROPOSED SECONDFLOOR SETBACK50'-0
"
EXIS
T
I
N
G
A
N
D
P
R
O
P
O
S
E
D
F
I
R
S
T
F
L
O
O
R
R
E
A
R
S
E
T
B
A
C
K
EXISTING SECOND
FLOOR ABOVE
49'-3
"
PRO
P
O
S
E
D
S
E
C
O
N
D
F
L
O
O
R
R
E
A
R
S
E
T
B
A
C
K25'-1"EXISTING SECONDFLOOR SIDE SETBACK3'-012"EXISTING ANDPROPOSED FIRSTFLOORSIDE SETBACK4'-012"EXISTING SECONDFLOOR SIDE SETBACK25'-91 2"
PROPOSED SECOND
FLOOR FRONT SETBACK
EXISTING 27"
ASH TREE
EXISTING 38"
REDWOOD TREE
EXISTING CREEK
PROPERTY OWNER IMPROVEMENTS (DECK,
RETAINING WALL, POOL, SHED, DWELLING
FOUNDATION, DRIVEWAY PAD, ETC.) THAT ARE
CONSTRUCTED WITHIN 25' OF THE CREEK'S 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.
EXISTING SEWER
CLEANOUT
EXISTING
WATER
METER
17'-9"
EXISTING AND PROPOSED
FIRST FLOOR FRONT SETBACK
OVERHEAD POWER LINEEXISTING WATER LINE
EXISTING GAS LINE
EXI
S
T
S
W
R
L
I
N
E
EXIST ELEC PANEL/METEREXIST
GAS
METER
EXISTING OLIVE SHRUB
EXISTING STAIR
TO REMAIN EXISTING
LEMON TREE
EXIST
GRASS
LAWN
EXIST
TURF
NEW DOWNSPOUT IN EXIST LOCATION
EXISTING DOWNSPOUT
TO REMAIN
EXISTING DOWN-
SPOUT TO REMAIN
500.92'
TOP OF CURB
497.13'
TOP OF CURB
497.32'
PROPERTY CORNER
500.88'
PROPERTY CORNER
484.10'
PROPERTY CORNER
476.30'
PROPERTY CORNER
496.87'
MIDDLE BACKYARD
480.13'498.15'
15'-0
"
15'-0"
A0.1
AS NOTED
SITE PLAN, PROJECT DATA,
AND PHOTOGRAPHS OF
NEIGHBORING PROPERTIES
TED BONNEAU
C-30940
REN. 10.31.23
date:
scale:
sheet:
revisions:AINROFILACFO
E
T
A
T
SL IC E N S E D A RCHIT
E
CT
99 east blithedale avenue mill valley, california 94941
t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m
OXBSTUDIO
NOT FOR CONSTRUCTION
A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCENovember 16, 2022
Design Review Plan Check 10.17.22
WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE
Design Review Plan Check 11.16.22
SCALE: 1 8" = 1'-0"
PROPOSED SITE AND LANDSCAPE PLAN
GRAPHIC SCALE (IN FEET)
0 10 20
N
1
AVELAR RESIDENCE
ADDITION, REMODEL & FOUNDATION REPAIR
TO A SINGLE FAMILY RESIDENCE AT:
2105 CARMELITA AVE |
BURLINGAME | CALIFORNIA 94010
DESIGN REVIEW
SYMBOLS LEGEND
ELEVATION
NUMBER-
-
ELEVATION TAG
SHEET
NUMBER
SECTION
NUMBER-
-
SECTION TAG
SHEET
NUMBER
NORTH ARROW
N INDICATES
DIRECTION
OF NORTH
REVISION CLOUD
1
AREA
REVISED
REVISION #
ARCHITECTURAL
A0.1 SITE PLAN, PROJECT DATA, AND PHOTOS OF NEIGHBORING PROPERTIES
A1.1 DEMOLITION AND PROPOSED FLOOR PLANS, ROOF PLAN
A2.1 EXTERIOR ELEVATIONS
A2.2 EXTERIOR ELEVATIONS
INDEX OF DRAWINGS
ABBREVIATIONS
PROJECT TEAM
A.F.F.ABOVE FINISH FLOOR
CLR.CLEAR
D.I.DRAINAGE INLET
D.S.DOWN SPOUT
DIM.DIMENSION
EQ.EQUAL
F.F.FINISH FLOOR
G.S.M.GALVANIZED SHEET METAL
GYP.BD.GYPSUM BOARD
M.D.F.MEDIUM DENSITY FIBERBOARD
MFR.MANUFACTURER
MIN.MINIMUM
PL PROPERTY LINE
R.D.ROOF DRAIN
R.O.ROUGH OPENING
R.W.L.RAIN WATER LEADER
S.C.D.SEE CIVIL DRAWINGS
S.L.D.SEE LANDSCAPE DRAWINGS
S.S.D.SEE STRUCTURAL DRAWINGS
SIM.SIMILAR
T&G TONGUE AND GROOVE
T.S.TUBE STEEL
TYP.TYPICAL
U.O.N UNLESS OTHERWISE NOTED
V.I.F.VERIFY IN FIELD
W.P.WATER PROOF
W.R.B.WEATHER RESISTANT BARRIER
W.U.I. WILDLAND URBAN INTERFACE
VICINITY MAP
PROJECT DESCRIPTION
SECOND STORY ADDITION AND INTERIOR REMODEL TO SINGLE FAMILY RESIDENCE. FOUNDATION REPAIR.
OWNER
TRACY & AARON AVELAR
2105 CARMELITA AVE,
BURLINGAME, CA 94010
TEL 415.990.1027
aarona@abbottavelar.com
ARCHITECT
OXBSTUDIO ARCHITECTS
CHAD STITH & RACHEL SEIFERT
99 E BLITHEDALE AVE
MILL VALLEY, CA 94941
TEL 415.383.9001
chad@oxbstudio.com
rachel@oxbstudio.com
SITE LOCATION
2105 CARMELITA AVE, BURLINGAME, CA 94010
030-032-16
5,896 SF
V-B
R3
R-1
1,429 SF
1,429 SF (NO CHANGE)
426 SF
606 SF
1,032 SF
2,461 SF
458 SF
458 SF (NO CHANGE)
PROPERTY ADDRESS:
ASSESSORS PARCEL NUMBER:
LOT AREA:
CONSTRUCTION TYPE:
OCCUPANCY GROUP:
ZONING:
EXISTING FIRST FLOOR AREA:
PROPOSED FIRST FLOOR AREA:
EXISTING SECOND FLOOR AREA:
PROPOSED SECOND FLOOR ADDITION:
PROPOSED TOTAL SECOND FLOOR AREA:
TOTAL NET FLOOR AREA
(WHOLE HOUSE):
EXISTING GARAGE:
PROPOSED GARAGE:
PROJECT DATA
TRUE
SCALE: NTS
PHOTOGRAPHS OF NEIGHBORING PROPERTIES
2
2103 CARMELITA AVE PROJECT SITE 2109 CARMELITA AVE 2115 CARMELITA AVE
GENERAL NOTES
1. THERE WILL BE NO PERMANENT
STRUCTURES (RETAINING WALLS, FENCES,
COLUMNS, MAILBOXES, ETC.) PROPOSED
BEYOND THE PROPERTY LINE AND INTO
THE PUBLIC RIGHT-OF-WAY
2. ALL TREES, SHRUBS, HEDGES, AND
GROUND COVERS ARE EXISTING TO
REMAIN.
NTRUE
WALL LEGEND
EXISTING WALL TO REMAIN
EXISTING WALL TO BE DEMOLISHED
EXISTING FEATURE TO BE DEMOLISHED
NEW WALL
PRIMARY BATHROOM
10'-1 x 18'-2"BENCHSHOWER DESKCABINETBOOKS FP
CLOSETCABINET
WINDOW SEATPRIMARY BEDROOM
20'-9" x 16'-8"
BATHROOM
8'-0" x 8'-0"
BEDROOM
11'-0" x 13'-3"LINENFREESTANDING TUBVANITY BYOWNERCABINET
SKYLIGHT
CABINET
BOOKS
CLOSET
LIVING
DINING
ENTRYPORCH
KITCHEN
FAMILY
BEDROOM 1
CLOSETBATH
HALL
CLOSETCLOSET
CLOSET
EXISTING WOOD
DECK TO REMAIN
SCALE: 1 4" = 1'-0"
EXISTING FIRST FLOOR PLAN (NO CHANGE)
2
SCALE: 1 4" = 1'-0"
DEMOLITION SECOND FLOOR PLAN
1
SCALE: 1 4" = 1'-0"
PROPOSED SECOND FLOOR PLAN
3
REMOVE DECK
REMOVE WINDOW
REMOVE DOORS2'-7"
WALK-IN CLOSET
11'-0" x 6'-3"
CLOSET
4'-10" x 7'-11"
HALL
4'-10" x 3'-2"
BEDROOM
11'-0" x 13'-3"
BATHROOM
8'-0" x 8'-0"15'-8"20'-412"28'-5"3'-0"
34'-0"2'-0"15'-8"10'-7"3'-0"2'-0"17'-8"25'-91 2"
TO FRONT PROPERTY LINE
7'-11"TO SIDEPROP. LINE4'-012"TO SIDEPROPERTYLINE38'-012"A2.2
3
A2.2
1
A2.1
3
A2.2
4
A2.2
2
A2.1
4
A2.1
2
A2.1
1
SCALE: 1 4" = 1'-0"
PROPOSED ROOF PLAN
4
20'-5"
A2.2
3
A2.2
1
A2.1
3
A2.1
1
EXISTING
ROOF
EXISTING
ROOF
NEW
ROOF
NOTE: THIS IS NOT A FULL DEMOLITION AND RECONSTRUCTION OF
THE EXISTING SECOND STORY. PROPOSED SECOND FLOOR ADDITION
SHALL BE ADDED TO EXISTING SECOND FLOOR FOOTPRINT.5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE112:12SLOPE4:12
SLOPE
4:12
SLOPE
4:12
SLOPE
3:12
SLOPE
2:12
SLOPE
EXISTING WOOD
DECK TO REMAIN
EXISTING WOOD
RAILING TO REMAIN,
TYP.
EXISTING WOOD
STAIRS TO REMAIN
EXISTING WOOD RAILING
TO REMAIN, TYP.
EXISTING WOOD POSTS UNDER
DECK TO REMAIN, TYP.
EXISTING WOOD
STAIRS TO REMAIN
EXISTING CONCRETE
STEP TO REMAIN
EXISTING WOOD
RAILING TO REMAIN
A2.3
1
A2.3
1
A2.3
3
A2.3
2
A2.3
2
A2.3
3
A2.3
1
A2.3
2
A2.3
3
EXISTING DOWNSPOUT TO REMAIN
EXISTING DOWNSPOUT
TO REMAIN
EXISTING DOWNSPOUT
TO REMAIN
NEW DOWNSPOUT IN
EXISTING LOCATION
EXISTING DOWNSPOUT
TO REMAIN
EXISTING DOWNSPOUT TO REMAIN
A1.1
1 4" = 1'-0"
DEMOLITION AND
PROPOSED FLOOR
PLANS, ROOF PLAN
TED BONNEAU
C-30940
REN. 10.31.23
date:
scale:
sheet:
revisions:AINROFILACFO
E
T
A
T
SL IC E N S E D A RCHIT
E
CT
99 east blithedale avenue mill valley, california 94941
t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m
OXBSTUDIO
NOT FOR CONSTRUCTION
A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCENovember 16, 2022
Design Review Plan Check 10.17.22
WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE
Design Review Plan Check 11.16.22
SCALE: 1 4" = 1'-0"
BASEMENT PLAN - EXISTING NO CHANGE
1
SCALE: 1 4" = 1'-0"
DETACHED GARAGE PLAN - EXISTING NO CHANGE
2
A2.3
3
A2.3
1
6'-2" BASEMENT
CEILING HEIGHT
2'-8" CRAWL SPACE
CEILING HEIGHT
CRAWL SPACE BASEMENT
SEE SECTIONS 1&3 / A2.3
FOR MORE INFORMATION
A1.2
1 4" = 1'-0"
EXISTING GARAGE &
BASEMENT FLOOR
PLANS
TED BONNEAU
C-30940
REN. 10.31.23
date:
scale:
sheet:
revisions:AINROFILACFO
E
T
A
T
SL IC E N S E D A RCHIT
E
CT
99 east blithedale avenue mill valley, california 94941
t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m
OXBSTUDIO
NOT FOR CONSTRUCTION
A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCENovember 16, 2022
Design Review Plan Check 10.17.22
WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE
Design Review Plan Check 11.16.22
NEW SECOND
FLOOR CEILING
SECOND FLOOR
FIRST FLOOR 8'-6" CEILING8'-4" CEILING9'-7"3'-3"4'-3"STUCCO TO MATCH
EXISTING, TYP.
SPANISH CLAY TILE ROOF TO
MATCH EXISTING, TYP.
PAINTED ALUMINUM CLAD
WOOD WINDOWS TO
MATCH EXISTING, TYP.
STAINED WINDOW TRIM TO
MATCH EXISTING, TYP.
NEW STAINED
WOOD BELLY BAND
STUCCO TO MATCH EXISTING, TYP.
SPANISH CLAY TILE ROOF TO
MATCH EXISTING, TYP.
PAINTED ALUMINUM CLAD WOOD WINDOWS
WITH SIMULATED TRUE DIVIDED LITES TO
MATCH EXISTING, TYP.
STAINED WINDOW
TRIM TO MATCH
EXISTING, TYP.
NEW TOP
OF RIDGE
25'-514"3'-934"NEW WINDOWS 5:12 SL
O
P
E
5:12
S
L
O
P
E
5:12
11 2 :12 SLOPE
4:12
5:12
502.57'
512.15'
520.65'
524.46'
EXISTING WINDOW
TO REMAIN
EXISTING WINDOWS
TO REMAIN
EXISTING WINDOWS TO REMAIN
EXISTING WINDOW
TO REMAIN
EXISTING WINDOWS
TO REMAIN
EXISTING WINDOWS TO REMAIN
EXISTING
WINDOWS
TO REMAIN
EXISTING WOOD RAILING,
DECK, AND STAIRS TO
REMAIN, TYP.
NEW ROUGHT
IRON RAILING
NEW PAINTED METAL VENT
EXISTING
DOOR
TO
REMAIN
EXISTING GUTTER
AND DOWNSPOUT
TO REMAIN
NEW DOWNSPOUT IN
EXISTING LOCATION
EXISTING GUTTER
AND DOWNSPOUT
TO REMAIN
EXISTING GUTTER AND
DOWNSPOUT TO REMAIN
AVERAGE TOP OF CURB499.03'
FIRST FLOOR
CEILING
510.90'
EXISTING
WINDOW
TO REMAIN
NEW WINDOW
45° DECLINING HEIGHT ENVELOPE7'-11"PROPERTY LINE489.14'14'-0"7'-6"ABOVE SECOND FINISH FLOORNEW WINDOW NEW WINDOW NEW WINDOW
EXISTING SECOND
FLOOR CEILING
SECOND FLOOR
FIRST FLOOR 7'-5" CEILING8'-4" CEILING9'-7"REMOVE WINDOWS
REMOVE DECK
EXISTING TOP
OF RIDGE
23'-4"5:12 SL
O
P
E
5:12
S
L
O
P
E
11 2 :12 SLOPE
4:12
S
L
O
P
E
4:12 SL
O
P
E
3:12 SLOPE
3:12 SL
O
P
E
502.57'
512.15'
519.57'
522.37'
AVERAGE TOP OF CURB499.03'
FIRST FLOOR
CEILING
510.90'
D.H.E. POINT OF DEPARTURE =
(15' FROM FRONT PROPERTY CORNER +
15' FROM REAR PROPERTY CORNER) / 2 =
(498.15' + 480.13') / 2 = 489.14'
45° DECLINING HEIGHT
ENVELOPE BASED ON BUILDING
CORNER ELEVATIONS
A2.1
1 4" = 1'-0"
EXTERIOR ELEVATIONS
TED BONNEAU
C-30940
REN. 10.31.23
date:
scale:
sheet:
revisions:AINROFILACFO
E
T
A
T
SL IC E N S E D A RCHIT
E
CT
99 east blithedale avenue mill valley, california 94941
t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m
OXBSTUDIO
NOT FOR CONSTRUCTION
A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCENovember 16, 2022
Design Review Plan Check 10.17.22
WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE
Design Review Plan Check 11.16.22
SCALE: 1 4" = 1'-0"
PROPOSED FRONT (NORTH) ELEVATION
GRAPHIC SCALE (IN FEET)
0 5 10
1
SCALE: 1 4" = 1'-0"
EXISTING FRONT (NORTH) ELEVATION
2
SCALE: 1 4" = 1'-0"
PROPOSED SIDE (EAST) ELEVATION
GRAPHIC SCALE (IN FEET)
0 5 10
3
SCALE: 1 4" = 1'-0"
EXISTING SIDE (EAST) ELEVATION
4
8'-6" CEILING8'-4" CEILING9'-7"NEW ROUGHT
IRON RAILING
NEW STAINED
WOOD CORBELS
STUCCO TO MATCH
EXISTING, TYP.
SPANISH CLAY TILE ROOF TO
MATCH EXISTING, TYP.
PAINTED ALUMINUM CLAD WOOD
WINDOWS TO MATCH EXISTING, TYP.
STAINED WINDOW TRIM
TO MATCH EXISTING, TYP.
STUCCO TO MATCH
EXISTING, TYP.
SPANISH CLAY TILE ROOF TO
MATCH EXISTING, TYP.
PAINTED ALUMINUM CLAD
WOOD WINDOWS WITH
SIMULATED TRUE DIVIDED
LITES TO MATCH EXISTING, TYP.
STAINED WINDOW TRIM TO
MATCH EXISTING, TYP.25'-514"3'-934"NEW WINDOW
NEW WINDOW
NEW JULIET
DOORS
3:12 SLO
P
E
2:12 SLO
P
E
4:12 SL
O
P
E
4:12 SLOPE
5:12
S
L
O
P
E
5:12 S
L
O
P
E
NEW SECOND
FLOOR CEILING
SECOND FLOOR
FIRST FLOOR
NEW TOP
OF RIDGE
502.57'
512.15'
520.65'
524.46'
EXIST. WINDOW
TO REMAIN
EXISTING WINDOW
TO REMAIN
EXISTING WINDOW
TO REMAIN
EXISTING WINDOW
TO REMAIN
EXISTING
WINDOW TO
REMAIN
EXISTING
WINDOW TO
REMAIN
EXISTING WINDOWS TO REMAIN
NEW WINDOW
EXISTING DOORS TO REMAIN
EXISTING
DOOR TO
REMAIN
EXISTING
WINDOW
TO REMAIN
6'-2" TALL DOOR BEHIND DECK STRUCTURE EXISTING TO REMAIN
WINDOW BEHIND DECK STRUCTURE EXISTING TO REMAIN
EXISTING WOOD
RAILING TO
REMAIN, TYP.
NEW ROUGHT
IRON RAILING
EXISTING GUTTER
AND DOWNSPOUT
TO REMAIN
EXISTING
GUTTER AND
DOWNSPOUT
TO REMAIN
EXISTING WOOD RAILING,
DECK, AND STAIRS TO
REMAIN, TYP.
WINDOW BEHIND DECK STRUCTURE EXISTING TO REMAIN
NEW DOWNSPOUT
IN EXISTING
LOCATION
EXISTING GUTTER AND
DOWNSPOUT TO REMAIN
EXISTING GUTTER AND
DOWNSPOUT TO REMAIN
AVERAGE TOP
OF CURB
499.03'
FIRST FLOOR
CEILING
510.90'
4
5
°
D
E
C
L
I
N
I
N
G
H
E
I
G
H
T
E
N
V
E
L
O
P
E
7'-11"PROPERTY LINE489.14'14'-0"7'-6"ABOVE SECOND FINISH FLOORNEW STAINED
WOOD CORBELS
D.H.E. POINT OF DEPARTURE =
(15' FROM FRONT PROPERTY CORNER +
15' FROM REAR PROPERTY CORNER) / 2 =
(498.15' + 480.13') / 2 = 489.14'7'-5" CEILING8'-4" CEILING9'-7"REMOVE DECK
REMOVE DECK
REMOVE DOORS
23'-4"3:12 SLO
P
E
2:12 SLO
P
E
4:12 SL
O
P
E
4:12 SLOPE
21
2:12 SLOP
E
EXISTING SECOND
FLOOR CEILING
SECOND FLOOR
FIRST FLOOR
EXISTING TOP
OF RIDGE
502.57'
512.15'
519.57'
522.37'
EXISTING WOOD RAILING,
DECK, AND STAIRS TO
REMAIN, TYP.
AVERAGE TOP
OF CURB
499.03'
FIRST FLOOR
CEILING
510.90'
45° DECLINING HEIGHT
ENVELOPE BASED ON BUILDING
CORNER ELEVATIONS
A2.2
1 4" = 1'-0"
EXTERIOR ELEVATIONS
TED BONNEAU
C-30940
REN. 10.31.23
date:
scale:
sheet:
revisions:AINROFILACFO
E
T
A
T
SL IC E N S E D A RCHIT
E
CT
99 east blithedale avenue mill valley, california 94941
t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m
OXBSTUDIO
NOT FOR CONSTRUCTION
A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCENovember 16, 2022
Design Review Plan Check 10.17.22
WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE
Design Review Plan Check 11.16.22
SCALE: 1 4" = 1'-0"
PROPOSED REAR (SOUTH) ELEVATION
GRAPHIC SCALE (IN FEET)
0 5 10
1
SCALE: 1 4" = 1'-0"
EXISTING REAR (SOUTH) ELEVATION
2
SCALE: 1 4" = 1'-0"
PROPOSED SIDE (WEST) ELEVATION
3
SCALE: 1 4" = 1'-0"
EXISTING SIDE (WEST) ELEVATION
4
8'-6"PROPOSED CEILING8'-4"EXISTING CEILING TO REMAIN9'-7"21'-1034"3'-934"STAIR
BEDROOM 1CLOSETBATHLIVINGCASED OPENING
TO ENTRY
HALL
WALK-IN
CLOSETBEDROOM PRIMARY
BEDROOM
BEDROOM 1 FAMILY
ROOM KITCHEN
BASEMENT
BASEMENT
NEW SECOND FLOOR CEILING
SECOND FLOOR
FIRST FLOOR
NEW TOP OF RIDGE
502.57'
512.15'
520.65'
524.46'
FIRST FLOOR CEILING 510.90'
EXISTING SECOND FLOOR CEILING 519.57'
PRIMARY
BEDROOM
KITCHENDINING
NEW SECOND FLOOR CEILING
SECOND FLOOR
FIRST FLOOR
NEW TOP OF RIDGE
502.57'
512.15'
520.65'
524.46'
FIRST FLOOR CEILING 510.90'
EXISTING SECOND FLOOR CEILING 519.57'
BASEMENT CEILING 501.20'
BASEMENT FLOOR 495.03'
BASEMENT CEILING 501.20'
BASEMENT FLOOR 495.03'
CRAWL SPACE FLOOR 498.53'2'-8"EXISTINGCEILINGTO REMAINCRAWL SPACE FLOOR 498.53'7'-5"EXISTING CEILING6'-2"EXISTING CEILINGTO REMAIN8'-6"PROPOSED CEILING8'-4"EXISTING CEILING TO REMAIN9'-7"21'-1034"3'-934"2'-8"EXISTINGCEILINGTO REMAIN7'-5"EXISTING CEILING6'-2"EXISTING CEILINGTO REMAINA2.3
1 4" = 1'-0"
EXTERIOR ELEVATIONS
TED BONNEAU
C-30940
REN. 10.31.23
date:
scale:
sheet:
revisions:AINROFILACFO
E
T
A
T
SL IC E N S E D A RCHIT
E
CT
99 east blithedale avenue mill valley, california 94941
t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m
OXBSTUDIO
NOT FOR CONSTRUCTION
A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCENovember 16, 2022
Design Review Plan Check 10.17.22
WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE
Design Review Plan Check 11.16.22
SCALE: 1 4" = 1'-0"
SECTION - NORTHWEST
GRAPHIC SCALE (IN FEET)
0 5 10
1
SCALE: 1 4" = 1'-0"
SECTION - NORTHEAST
2
SCALE: 1 4" = 1'-0"
SECTION - NORTHEAST
3
City of Burlingame
Design Review
Address: 2517 Easton Drive Meeting Date: November 28, 2022
Request: Application for Design Review for a first and second story addition to an existing single-unit
dwelling.
Property Owner and Applicant: Michael Liu APN: 027-195-070
Architect: Chris Spaulding Lot Area: 13,404 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: The subject property is an interior lot with an existing two-story, single-unit dwelling and
an attached garage. The site also contains an existing detached accessory dwelling unit (ADU). The project
proposes a first and second story addition at the rear of the main dwelling which would increase the floor area
from 3,566 SF (0.27 FAR) to 3,726 SF (0.28 FAR) where 5,380 SF (0.40 FAR) is the maximum allowed.
There are three bedrooms in the existing house and with this application, there is no change in the number
of bedrooms. Two parking spaces, one of which must be covered, are required on -site. One covered parking
space is provided in the attached garage (10’-1” x 20’-3” clear interior dimensions); one uncovered parking
space (9’ x 20’) is provided in the driveway. All other Zoning Code requirements have been met.
The applicant is requesting the following application:
• Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020
(C)(1)(b)).
2517 Easton Drive
Lot Area: 13,404 SF Plans date stamped: November 7, 2022
EXISTING PROPOSED ALLOWED/REQUIRED
Front Setbacks (1st flr):
(2nd flr):
16’-4”
16’-4” 1
no change
no change
15’-0”
20’-0”
Side Setbacks (left):
(right):
3’-6” 2
4’-8” 3
no change
no change
6'-0”
6'-0”
Rear Setbacks (1st flr):
(2nd flr):
135’-9 ¾”
135’-9 ¾”
128’-1” (to addition)
131’-10½” (to addition)
15'-0”
20’-0”
Lot Coverage: 2,852 SF
21%
2,912 SF
22%
5,362 SF
40%
FAR: 3,566 SF
0.27 FAR
3,726 SF
0.28 FAR
5,389 SF 4
0.40 FAR
1 Existing nonconforming front setback to second story measuring 16’-4” where 20’-0” is required.
2 Existing, nonconforming left side setback measuring 3’-4” where 6’-0” is required.
3 Existing, nonconforming right side setback measuring 4’-8” where 6’-0” is required.
4 (0.32 x 13,404 SF) + 1,100 SF = 5,389 SF (0.40 FAR).
Item No. 9a
Design Review Study
Design Review 2517 Easton Drive
-2-
EXISTING PROPOSED ALLOWED/REQUIRED
# of bedrooms: 3 no change ---
Off Street Parking:
1 covered
(10’-1” x 20’-3”)
1 uncovered
(9’x18’)
no change
1 covered
(10’ x 18’)
1 uncovered
(9’ x 18’)
Building Height: 22’-10” no change 30’-0”
Plate Height:
(1st flr):
(2nd flr):
8’-4”
8’-4”
8’-4”
8’-4” 5
9’-0”
8’-0”
Declining Height
Envelope:
(E) Encroachment on
right side 6 complies C.S. 25.10.055
5 Proposed second floor plate height to match existing plate height (8’-4”). No Special Permit required for
additions that match an existing plate height up to 8’-6”.
Summary of Proposed Exterior Materials:
• Windows: aluminum clad wood windows
• Doors: wood front entry door, wood garage door
• Siding: stucco
• Roof: clay tile roofing
• Other: metal railing
Staff Comments: None.
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 addressin g 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
Design Review 2517 Easton Drive
-3-
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.
Michelle Markiewicz
Associate Planner
c. Chris Spaulding, architect
Michael Liu, property owner and applicant
Attachments:
Application to the Planning Commission
Notice of Public Hearing – Mailed November 18, 2022
Area Map
PLANNING APPLICATION
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2517 Easton Drive
300’ noticing
APN: 027-195-070
IEASTON DRIVE (60' WIDE)DESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22A1PROJECT DESCRIPTION:·REMODEL & ADDITION TO [E] 2-STORY HOUSE·ENLARGED SUNROOM ON 2ND FLOOR·NO TREE WILL BE REMOVEDPROJECT ADDRESS:2517 EASTON DR, BURLINGAME CA 94010PROJECT OWNER: TIFFANY & MICHAEL LIUAPN: 027-159-070ZONING: R-1TYPE OF CONSTRUCTION: V-BBUILDING OCCUPANCY: R-3 / ULOT SIZE: 13,404 SQ. FT. [ 0.31 ACRE ]ALLOWABLE FLOOR AREA:[ 0.32 x 13,404 ] + 1,100 SQ.FT.= 5,389 [INCL. GARAGE]BUILDING AREA[E] MAIN FLR [INCL. GARAGE]1,774±[E] AREA OVER 12' HIGH 122MAIN FLR ADDITION 77[E] UPPER FLR 873 ± UPPER FLR ADDITION 83TOTAL2,929 [E] COVERED PORCH 14 ±[E] A.D.U.1,006TOTAL FLOOR AREA: 2,803+14+1006 = 3,823REMODELED FLOOR AREA = 534 SQ.FT.TOTAL ADDITION AREA = 160 SQ.FT.PROPOSED [N] DECK = 470 SQ.FT.ALLOWABLE LOT COVERAGE:40% x 13,404 = 5,362 SQ.FT.LOT COVERAGEMAIN HOUSE 1,865 ±ADU 1,006[N] DECK OVER 30" ABOVE GRADE 470TOTAL 3,341 ±P R O J E C T D A T AV I C I N I T Y M A PExisting drainage pattern to remain. Direct flowfrom new addition into rear landscaped areas.No grading required except for foundation /crawlspace excavations & finish shaping for properdrainage.Final grades to slope 5% for 10' from structuresDownspouts flow to discharge across splashblocks into landscaped areas.Water shall not be allowed to pond adjacent tofoundations.GRADING & DRAINAGE NOTESThe contractor shall furnish all material, labor, scaffolding,utensils, and apparatus required for the work shown onthese plans and pay for the full freightage cartage, taxes,and handling of material associated with the work.All work shall comply and conform to all codes andregulations, including the 2019 CBC, CMC, CPC, CEC,CRC, & CAL Green, & 2019 California Energyrequirements, and all local, state and federal requirements,codes and regulations, unless otherwise noted.Contractor shall be solely responsible for job and worksitesafety.All work is to be performed in accordance with these plansand specifications and to the satisfaction of the owner.Bidders shall visit the site and familiarize themselves withall existing conditions, and be prepared to carry out thework within the existing limitations.Verify all dimensions in the field, written dimensions haveprecedence over scaled dimensions. Any discrepanciesbetween drawings and/or specifications and actualconditions shall be brought to the attention of thearchitect for immediate clarification prior to proceedingwith the work.Change orders shall be in writing.Substitutions will be considered, but do not substitutematerials, equipment, or methods without specificadvanced approval by the architect.Contractor shall notify the architect of all modifications todrawing by the building department and of all changesrequested by the inspector.Follow manufacturer's instructions carefully. Manufacturer'soperating instructions and guarantees shall be given tothe owner at the end of the job.All features of construction not fully shown shall be of thesame type and character as that shown for similarconditions. For special conditions or discrepancies,notify the architect before bidding or proceeding withwork.All material shall be of the best of their respective kinds,new, and subject to the approval of the owner. All work isto be performed in the best manner by skilled workmen.It is the responsibility of the contractor & sub-contractorsto notify the architect and/or engineer of anydiscrepancies, inconsistencies, errors or omissions in theplans & specifications which might affect the work, prior toproceeding with the work.G E N E R A L N O T E SContractor to install straw waddles along downhill sideof work area (as shown on Site Plan).Contractor shall be responsible that no mud or muddywater leaves the property.CONSTRUCTION-PHASESTORM-WATER MANAGEMENTB U I L D I N G D I V I S I O N N O T E S1.Project shall comply with the 2019 CALIFORNIABUILDING CODE, 2019 CALIFORNIA RESIDENTIAL CODE(where applicable), 2019 CALIFORNIA MECHANICALCODE, 2019 CALIFORNIA ELECTRICAL CODE, AND2019 CALIFORNIA PLUMBING CODE, 2019 ENERGYCODE including all amendments as adopted in Ordinance1889.2.As of January 1, 2014, SB 407 (2009) requiresnon-compliant plumbing fixtures to be replaced bywater-conserving plumbing fixtures when a property isundergoing alterations or improvements. This law appliesto all residential and commercial properties built prior toJanuary 1, 1994.3.Any hidden conditions that require work to be performedbeyond the scope of the building permit issued for theseplans may require further city approvals including reviewby the planning commission. The building owner, projectdesigner, and/or contractor must submit a revision tothe city for any work not graphically illustrated on thejob copy of the plans prior to performing the work.4.Grading permit, if required, will be obtained from theDepartment of Public Works.5.Rooms that can be used for sleeping purposes musthave at least one window or door that complies with theegress requirements.6.Finished headroom height for each room on the secondfloor complies with 2013 CRC SECTION 305.1.7.No person shall erect (including excavation and grading),demolish, alter or repair any building or structure otherthan between the following hours except in the case ofurgent necessity in the interest of of public health andsafety, and then only with prior written approval from theBuilding Official, which approval shall be granted for aperiod not to exceed three days. No work on Sundaysand Holidays. Holidays are:-First day of January-Third Monday of February-Last Monday of May-Fourth day of July-First Monday of September-Eleventh day of November-Fourth Thursday in November-Twenty-fifth day of DecemberIf the first day of January, fourth day of July, the eleventhday of November or the twenty-fifth day of Decemberfalls upon a Sunday, the following Monday is a holiday.CONSTRUCTION HOURS per city of Burlingame MunicipalCode 18.07.110Monday through Friday8 AM to 7 PMSaturdays9 AM to 6 PMStormwater requirements are required to beimplemented at stand-alone single family homeprojects that create /or replace 2,500 sq.ft. ormore of impervious surface. These requirementsare in addition to any city requirements.1.Any project in the city, regardless of size,shall comply with city's NPDES (storm water)permit to prevent storm water pollutionfrom construction activities.2.Best Management Practices (BMPS)requirements apply on any projects usingarchitectural copper.3.Direct roof runoff onto vegetated areas.4.Direct roof runoff from driveways and/oruncovered parking lots onto vegetatedareas.5.Minimize land disturbances and imperioussurfaces (especially parking lots)6.Landscaping6.1.1.Retain existing vegetation aspracticable.6.1.2.Select diverse species appropriateto the site. include plants that arepest and/or disease-resistant,drough-tolerant, and/or attractbeneficial insects.6.1.3.Minimize use of pesticides andquick-release fertilizers.6.1.4.Use efficient irrigation system;design to minimize runoff.7.Best Management Practice (BMP):7.12.Attach the San Mateo countywidewater pollution preventionprogram's construction BMP plansheet to project plans and requirecontractor to implement theapplicable BMP's on the plan sheet.7.13.Use sediment controls or filtrationto remove sediment whende-watering and obtain allnecessary permits.7.14.Trap sediment on-site , usingBMPS such as sediment basins ortraps, earthen dikes or berms, siltfences, check dams, soil blanketsor mats, covers for soil stockpiles, etc.7.15.Protect adjacent properties andundisturbed areas fromconstruction impacts usingvegetative buffer strips, sedimentbarriers or filters, dikes, mulchingor other measures as appropriate.7.16.Limit construction access routesand stabilize designated accesspoints.7.17.No cleaning, fueling, or maintainingvehicles on-site, except in adesignated area where wash-wateris contained and treated.7.18.Store, handle, and dispose ofconstruction materials/wasteproperty to prevent contact withstorm water.7.19.Contractor shall train and provideinstruction to allemployees/subcontractos re:construction BMPS.7.20.Control and prevent the dischargeof all potential pollutant, includingpavement cutting wastes, paints,concrete, petroleum products,chemical, wash water or sediments,rinse water from architecturalcopper and non-storm waterdischarges to storm drain andwatercourse.7.21.Plumb interior parking garage floordrains to sanitary sewer.7.22.Design for discharge of firesprinkler test water to landscapeor sanitary sewer.7.23.Provide notes, specification , orattachments describing thefollowing:7.23.1.1.Construction,operation, andmaintenance of erosionand sediment controls,include inspectionfrequency,7.23.1.2.Methods and schedulefor grading, excavation,filling, clearing ofvegetation, andstorage and disposal ofexcavated or clearedmaterial;7.23.1.3.Provisions fortemporary and/orpermanent irrigation.S T O R M W A T E R D I V I S I O N N O T E S1.Rehabilitated landscape must comply withthe water conservation in landscapeordinance irrigation plan.2.No existing tree over 48 inches incircumference at 54 inches from base oftree may be removed without aprotected tree permit from the ParksDivision (558-7330).PARKS DIVISION NOTESEXISTING AREA2,9697,112LOCATIONBUILDINGDRIVEWAYTOTALWALKS & PATIOS3,8333102,9796,6383,34931010<474><484>0PROPOSED AREAINCREASED AREAP U B L I C W O R K S N O T E S1.Any work in the City right-of-way, suchas street sidewalk area, publiceasements, and utility easements isrequired to obtain EncroachmentPermit prior to starting work.2.All work in the City right-of-way shallcomply with City Standards andDetails. Standard Details are availableat:https://www.burlingame.org/departments/public_works/city_standard_details.php3.Based on the scope of work, this is aType I project that requires aStormwater Construction PollutionPrevention Permit. This permit isrequired prior to issuance of a BuildingPermit. An initial field inspection isrequired prior to the start of anyconstruction (on private property or inthe public right-of-way).4.All damaged and displaced curb,gutter and/or sidewalk fronting sitemust be replaced prior to final ofBuilding Permit.5.Construction hours in the City Publicright-of-way are limited to weekdaysand non-City Holidays between 8:00AM - 5:00 PM. This includesconstruction hauling.6.Per Municipal Code section18.08.090, no storm water orunderground water draining from anylot, building, or paved area shall beallowed to drain to adjacent propertiesnor shall this water be connected tothe city's sanitary sewer system.Regardless of the slope of the sourceproperty, such water shall drain toeither artificial or natural stormdrainage facilitiesby gravity or pumping.7.All water lines connections to citywater mains for services or fire lineprotection are to be installed per citystandard procedures and materialspecifications. Contact the city WaterDepartment for connection fees. Ifrequired, all fire services and services2" and over will be installed by builder.All underground fire serviceconnections shall be submitted asseparate Underground Fire Servicepermit for review and approval.8.No structure shall be built into City'sright-of-way. The property line onEaston Drive is approximately twelvefeet (12') measured from face of curb.9.The project shall comply with the City'sNPDES permit requirements toprevents storm water pollution.10.All debris / garbage containers locationshall be on property. In a situationwhere that is not possible, anencroachment permit is required fromPublic Works Department for placingdebris / garbage containers in publicright-of-way. No wet garbage fluid shallenter public right-of-way or the stormdrain system.11.It is the responsibility of the owner and/ or contractor to notify UndergroundService Alert (USA) at least 48 hoursbefore the start of any excavationwork.1.Storm drainage shall drain towardsthe street frontage or to the citystorm drain system.2.All displaced/damaged sidewalk,driveway, curb and gutter will bereplaced.3.Provide sewer backwaterprotection certification.ENGINEERING DIVISION NOTESIMPERVIOUS AREASARCHITECTURALSHEET A1PROJECT DATA, GENERAL & SITE NOTES,VICINITY MAPSHEET A1.1EXISTING & PROPOSED SITE PLANSHEET A1.2 SURVEYSHEET A2EXISTING & PROPOSED LOWER FLOOR PLANS,PROPOSED ROOF PLANSHEET A3EXISTING & PROPOSED UPPER FLOOR PLANSSHEET A4EXISTING & PROPOSED FRONT & REARELEVATIONSSHEET A5EXISTING & PROPOSED SIDE ELEVATIONSSHEET A6SECTIONSD R A W I N G I N D E XC O N S U L T A N T SARCHITECTCHRIS SPAULDING, ARCHITECT801 Camelia St, Ste. E, Berkeley, CA 94710Ph.: (510) 527-5997Email: chris@csarchitect.netSURVEYORAMERICAN LAND SURVEYING, INC.1390 Market St, #200San Francisco, CA 94102Ph: (415) 888-8580Email: rwengineering@gmail.comGEOTECHNICAL ENGINEERROMIG ENGINEERS1390 El Camino Real, 2nd Flr.San Carlos, CA 94070Ph: (650) 591-5224Email: info@romigengineers.comORIGINAL SCALE: 1/8"=1'-0"84048EXISTING LANDSCAPE PLAN - NO CHANGES ARE PROPOSED1/8" = 1' - 0"PITTOSPORUMPITTOSPORUMBAMBOOPITTOSPORUMTREE CANOPYFROMADJACENT LOT
LANDS OFLIUAP:027-195-070LANDS OFJAUNICHAP:027-195-080ILANDS OFSNYDER & CHOIAP:027-195-060S45°06'3
0
"
W
23.37'S21°30'00"E66.92'N55°04'34"W185.71'N55°04'34"W237.33'60.00'EASTON DRIVE (60' WIDE)500495495
490490480480480 480475475475485485469 4712'-4"43'-6"3'-3"4'-0"50'-5"14'-5"3'-3"3'-3"S34°55'26"W 25'-2"LANDS OFLIUAP:027-195-070LANDS OFJAUNICHAP:027-195-080ILANDS OFSNYDER & CHOIAP:027-195-060S45°06'3
0
"
W
23.37'S21°30'00"E66.92'N55°04'34"W185.71'N55°04'34"W237.33'60.00'EASTON DRIVE (60' WIDE)500495495
490490480480480 480475475475485485469 4712'-4"50'-5"25'-2"14'-5"S34°55'26"W
ORIGINAL SCALE: 1/8"=1'-0"84048PROPOSED SITE PLAN1/8" = 1' - 0"DESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22A1.1PLOTTED ON SURVEY BY AMERICAN LAND SURVEYING, INC. , DATED 12-22-2017, FILE# ALS17058. AMERICAN LAND'S PHONE # [415] 888-8580DINING ROOMADDITIONLEVEL 502.65'[SHOWN INHATCH]1A1STRAWWADDLESEXIST. GASEXIST. OVERHEADELEC, TEL, TVEXISTINGWATER37'-0"7'-0"14'-0"8'-4"22'-6"4'-10"7"3'-10"4'-0"3'-8"3'-10"4'-9"16'-11"21'-5"7'-7"10'-8"17'-4"5'-9"18'-0"8'-11"14'-9"12'-4"15'-9"6'-3"15' REQUIRED 1ST STORY REAR SETBACK5'-1"[N] DECK &STEPS (SHADED)ORIGINAL SCALE: 1/8"=1'-0"84048EXISTING SITE PLAN1/8" = 1' - 0"29'-4"APPROX. FLOWLINE OF CREEK17'-7"APPROX. FLOWLINE OF CREEK15'-0" REQUIRED 1STSTORY FRONT SETBACK15'-0" REQUIRED 1STSTORY FRONT SETBACK20'-0" REQUIRED 2NDSTORY FRONT SETBACK20'-0" REQUIRED 2NDSTORY FRONT SETBACK6' REQUIRED 1ST & 2NDSTORY SIDE SETBACK6' REQUIRED 1ST & 2NDSTORY SIDE SETBACK20' REQUIRED 2ND STORY REAR SETBACK15' REQUIRED 1ST STORY REAR SETBACK20' REQUIRED 2ND STORY REAR SETBACK6' REQUIRED 1ST & 2NDSTORY SIDE SETBACK6' REQUIRED 1ST & 2NDSTORY SIDE SETBACK16'-4" [E] 1ST & 2NDSTORY FRONTSETBACK (NO CHANGE)16'-4" [E] 1ST & 2NDSTORY FRONTSETBACK (NO CHANGE)2ND FLOORCANTILEVER2ND FLOORCANTILEVER 4'-8" [E] 1ST STORY
RIGHT SIDE SETBACK
(NO CHANGE)
2'-9" [E] 2ND STORYRIGHT SIDE SETBACK(NO CHANGE) 4'-8" [E] 1ST STORY
RIGHT SIDE SETBACK
(NO CHANGE)
2'-9" [E] 2ND STORYRIGHT SIDE SETBACK(NO CHANGE)3'-6" [E] 1ST STORYLEFT SIDE SETBACK(NO CHANGE)2ND FLOOREXTERIORWALLPERIMETER2ND FLOOREXTERIORWALLPERIMETER21'-10" 2NDFLOORLEFT SIDESETBACK(NO CHANGE)21'-10" 2NDSTORYLEFT SIDESETBACK(NO CHANGE)3'-6" [E] 1ST STORYLEFT SIDE SETBACK(NO CHANGE)178.4' TOREAR ⅊181.1' TOREAR ⅊178.4' TOREAR ⅊181.1' TOREAR ⅊176.0' 1ST &2ND STORYADITION TOREAR ⅊REMOVE [E]EXTERIORSTAIR
DDMSPCMSPCMSPCMSPCGFIWPA2PROPOSED LOWER FLOOR PLAN1/4"=1'-0"0510152025DESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22CLOFAMILY ROOMLIVING ROOMSTAIR HALLENTRYPWDRPANTRYSTOKITCHENGARAGEDINING ROOMBEDROOM 3CLOBATH210 30 DUAL PANE,METAL FRAME18 49
SINGLE PANE,
METAL FRAME
38 21
SINGLE PANE,
METAL FRAME
18 49
SINGLE PANE,
METAL FRAME 711 83 410 83 410 73 33 53 18 32 48 42 46 31 DUAL PANE,ALUM FRAME34 70 SOLIDWOOD DR[E] KITCHEN[E]PANTRY[E]PWDR[E] GARAGE[E] LIVINGROOM[E] ENTRY /STAIR HALL[E] ENTRY[E] STOBALCONY[N] LANDING[E] BEDROOM 3[E] CLO[E] BATH 3INDICATES EXISTING WALL TO BE REMOVEDINDICATES EXISTING WALL TO REMAININDICATES NEW CONSTRUCTIONL E G E N D10'-8" ±17'-4" ±5'-9" ±17'-11" ±2'-4" ±
43'-51
2" ±
17'-11
2" ±2'-6" ±23'-10" ±16'-2"8'-11" ±14'-9"12'-4"6'-3"
7'-7" ±21'-5" ±5'-1" ±4'-0"20'-4"12'-3"14'-8" ±22'-10" ±
3'-3"
3'-3"60 56 CSMT80 80
FRENCH DRSTEMPERED GLASS℄
ROOM50 70 FRENCH DRSTEMPERED GLASS[E] HALLEEXISTING WINDOW TO REMAINEXISTING DOOR TO REMAINEEEEEEEEEEEREMOVE[E] WALLDN 734" MAXFROM TOP OFTHRESHOLDDN42"-HIGH IRONGUARDRAIL W/ PICKETSSPACED SUCH THAT A4" SPHERE CAN NOTPASS THROUG1DNDNSEE EXTERIOR STAIR NOTES ON FLOOR PLAN NOTES SHEET A342"-HIGH IRONGUARDRAIL W/ PICKETSSPACED SUCH THAT A4" SPHERE CAN NOTPASS THROUGENLARGE [E] STAIRS -VERIFY RISERS @734" MAX & 10" MIN.TREADSREMODELEDFAMILY ROOM-[E] VAULTED CEILING-[E] LIGHTING TO REMAIN- ALL [E] ELEC. OUTLET TOREMAIN. ADD [N] ASSHOWNCONT.HANDRAIL[E] FIREPLACE3'-412"ENLARGEDDINING ROOM-RE-DO [E] LIGHTING-ALL [E] ELEC. OUTLET TOREMAIN. ADD [N] ASSHOWNTILED FLOORING ONWATERPROOF MASTIC3'-3"A
A4DN 734" MAXFROM TOP OFTHRESHOLDEXISTING LOWER FLOOR PLAN1/4"=1'-0"0510152025[E] TERRACEPROPOSED ROOF PLAN1/8"=1'-0"151050AREA W/DOTTEDHATCHINDICATESUPPER ROOFSHADEINDICATES[N] ROOFALL [E] & [N] ROOFPITCHES ARE 4:12 ±A
BBVAULTED
DA3DESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22SUNROOM49 32 DUAL PANE,ALUM FRAMEMASTERBEDROOMMASTER BATHMA. CLOSTAIR HALLLAUNDRYCLOBATH 2BEDROOM 232 410 ARCH-TOP18 38 18 32 64 73 FRENCH DRS32 52 19 32 31 32 DUAL PANE,ALUM FRAME
NOTE:ALL [E] WINDOWS ARE SINGLE PANE - METALFRAME, EXCEPT NOTED OTHERWISEPROPOSED UPPER FLOOR PLAN1/4"=1'-0"0510152025ENLARGEDSUNROOM[E] MA.CLO[E] MASTERBEDROOM[E] BEDROOM 2[E] MASTERBATHROOM[E] STAIRHALL[E] LAUNDRY[E] CLO[E] BATH 2INDICATES EXISTING WALL TO BE REMOVEDINDICATES EXISTING WALL TO REMAININDICATES NEW CONSTRUCTIONL E G E N D13'-2"5'-2"17'-212"21'-2"19'-01
2"35'-6"19'-01
2"
A
ALIGN W/ DINING ROOM REAR WALL BELOW90 50 CSMT℄
ROOM
50 50 CSMT
50 50 CSMT℄ROOM℄ROOMEEXISTING WINDOW TO REMAINEXISTING DOOR TO REMAINEEEEEEEEEEEEGRESSEXISTING UPPER FLOOR PLAN1/4"=1'-0"051015202532 410 ARCH-TOP32 410
ARCH-TOP
A
BB
EXISTING & PROPOSED FRONT (WEST) ELEVATION1/4"=1'-0"EXISTING CLAY TILE ROOFING, TYPICAL412STUCCO, TYPICALPROPOSED REAR (EAST) ELEVATION1/4"=1'-0"8'-4" 1ST FLR. PLATE
[E] & [F] 502.070510150510151ST FLR502.65'WEEP SCREED, TYP. -PLACED 2" MIN. ABOVEPAVED AREAS AND 4" MIN.ABOVE GRADEDESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22A48'-4" 2ND FLR. PLATE
1ST FLR512.0'9'-4"TO MATCH EXISTING, TYPICALNEW CLASS 'A' CLAY TILE ROOFINGNEW STUCCO TO MATCHEXISTING, TYPICALLINTELMETAL FRAMEWINDOWS W/STUCCO TRIM,TYPICAL4'-0" FROM
TOP OF PLATE
TO HIGHEST
ROOF RIDGE
AVERAGE TOP OF CURB = (502.9 + 500.1) : 2 = 501.5'1'-2" ±
22'-10" ± FROM AVERAGE TOP OF CURB TO HIGHEST RIDGE1A4[E] PORCH LEVELRAISE [E] PORCH LEVEL TODINING ROOM LEVEL8'-4" 2ND FLR. PLATE8'-4" 1ST FLR. PLATE EXISTING CLAY TILE ROOFING, TYPICALSTUCCO,TYPICALNEW STUCCO TOMATCH [E], TYPICALNEW ALUMINUM-CLADWOOD-FRAMEWINDOWS, TYPICAL -TO MATCH [E]APPEARANCE ASMUSH AS POSSIBLEEXISTING REAR (EAST) ELEVATION1/4"=1'-0"051015WOODGARAGEDOOR[E][E][E][E][E][E][E][E][N][E][E][N][N][E][E]22'-10" ± FROM AVERAGE TOP OF CURB TO HIGHEST RIDGEAVERAGE TOP OF CURB = (502.9 + 500.1) : 2 = 501.5'7'-6"497.05'⅊45°DECLININGHEIGHTENVELOPE⅊45°7'-6"DECLININGHEIGHTENVELOPE497.05'14'-0"
14'-0"497.05'⅊4
5
°DECLININGHEIGHTENVELOPE⅊45°DECLININGHEIGHTENVELOPE497.05'14'-0"
14'-0"3'-6"4'-8"4'-8"3'-6"
PROPOSED LEFT SIDE (NORTH) ELEVATION1/4"=1'-0"PROPOSED RIGHT SIDE (SOUTH) ELEVATION1/4"=1'-0"051015051015NOTE:-PAINT ALL ROOF METAL TO MATCH TILE COLOR-RUN ALL VENTS & FLUES TO LEAST VISIBLE LOCATIONS-MORTAR ALL HIPS & RIDGESDESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22A51ST FLR502.65'1ST FLR512.0'1ST FLR502.65'1ST FLR512.0'8'-4" 1ST FLR. PLATE 8'-4" 2ND FLR. PLATE
[N] DECKLEVEL500.5'[E] & [F] 502.07[E] & [F] 497.74LIVING RM500.57'42" IRON / METAL RAILW/ PICKETS SPACEDSUCH THAT A 4"SPHERE CAN NOTPASS THROUGHSHADEINDICATESADDITIONNEW ALUMINUM-CLADWOOD-FRAME WINDOWS,TYPICAL - TO MATCH [E]APPEARANCE AS MUSHAS POSSIBLE8'-4" 1ST FLR. PLATE 8'-4" 2ND FLR. PLATE
NEW STUCCO TOMATCH [E], TYPICAL[E] STUCCOTYPICAL[E] CLAY TILE ROOFING, TYPICAL[N] CLASS 'A' CLAY TILE ROOFINGEXISTING RIGHT SIDE (SOUTH) ELEVATION1/4"=1'-0"051015EXISTING LEFT SIDE (NORTH) ELEVATION1/4"=1'-0"051015[E][E][E][N][E][N][E][N]WOOD DOORMETAL-FRAMEDFRENCH DOORS22'-10" ± FROM AVERAGE TOP OF CURB TO HIGHEST RIDGEAVERAGE TOP OF CURB = (502.9 + 500.1) : 2 = 501.5'22'-10" ± FROM AVERAGE TOP OF CURB TO HIGHEST RIDGEAVERAGE TOP OF CURB = (502.9 + 500.1) : 2 = 501.5'
DESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22ENLARGEDDINING ROOM1ST FLR502.65'1ST FLR512.0'[E] MASTERBEDROOMSECTION A-A1/4"=1'-0"0510158'-4" ± [E] 1ST FLR PLATE 8'-4" ± [E] 2ND FLR PLATE
42" IRON / METAL RAILW/ PICKETS SPACEDSUCH THAT A 4"SPHERE CAN NOTPASS THROUGHNOTE: EAVETO MATCH [E]VENTED ATTIC[E] VENTED CRAWLSPACEGSM CAP FLASHINGOVER STUD PONYWALLS[E] MASTERBATHROOMENLARGEDSUNROOM[E] KITCHENHALL[E] PANTRY[E] POWDERVENTED ATTICDECKVENTEDCRAWLSPACEDASH LINEINDICATES[E] FRAMINGTO REMAINBEAM BEYOND[E] FOUNDATION[E] FOUNDATION8'-4" ± TO MATCH [E]VENTEDCRAWLSPACEFINISH FLOORELEVATION TOMATCH [E]22'-10" ± FROM AVERAGE TOP OF CURB TO HIGHEST RIDGEAVERAGE TOP OFCURB = (502.9 +500.1) : 2 = 501.5'A6VENTED ATTICVENTED ATTICVENTED ATTICVENTED ATTIC[E] KITCHEN[E] GARAGEREMODELEDFAMILY ROOMENLARGEDDINING ROOM[E] MA.CLO[E] MASTERBEDROOM1ST FLR502.65'1ST FLR512.0'8'-4" ± [E] 1ST FLR PLATE 8'-4" ± [E] 2ND FLR PLATE
2'-1"[E] VENTED CRAWLSPACE[E] VENTED CRAWLSPACE22'-10" ± FROM AVERAGE TOP OF CURB TO HIGHEST RIDGEAVERAGE TOP OFCURB = (502.9 +500.1) : 2 = 501.5'4'-13
4" ±
5'-71
2" ±SECTION B-B1/4"=1'-0"05101512'-33
8"5'-4" WIDTH OFAREA OVER 12' HIGH
Item No. 9b
Design Review Study City of Burlingame
Design Review and Special Permits
Address: 732 Vernon Way Meeting Date: November 28, 2022
Request: Application for Design Review and Special Permits for second floor balcony and declining height
envelope for a second story addition to an existing single-unit dwelling.
Applicant and Designer: Tim Raduenz, Form One Design APN: 029-171-530
Property Owners: Shobana Ravi and Sukhendu Chakraborty Lot Area: 4,300 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: The subject property is an interior lot with an existing split-level, single-unit dwelling and
attached garage; the property is located immediately adjacent to Washington Park. The proposed project
includes a second story addition situated on the right side of the dwelling. With this application, the floor area
would decrease from 2,500 SF (0.58 FAR) to 2,470 SF (0.57 FAR) where 2,476 SF (0.58 FAR) is the maximum
allowed. Staff would note that there is a net decrease in floor area because the existing attached garage would
be converted to a new junior accessory dwelling unit, which is exempt from floor area ratio.
There are four bedrooms in the existing house and with this application, there is no change in the number of
bedrooms. The proposed project includes converting the existing attached garage into a junior accessory
dwelling unit (JADU), which does not require existing parking to be replaced (C.S. 25.48.030 (L) (4)). All other
Zoning Code requirements have been met.
A Special Permit is being requested for a 70 SF second story balcony at the rear of the house (Special Permit
required for any second story balcony; 75 SF maximum allowed). In addition, the application includes a request
for a Special Permit for declining height e nvelope (39 SF (1’-4” x 29’-4”) of the right side of the proposed second
floor addition extends beyond the declining height envelope).
Accessory Dwelling Unit
This project includes converting the existing attached garage on the ground floor of the house into a 500 SF
junior accessory dwelling unit (JADU). Review of the JADU application is administrative only and is not reviewed
by the Planning Commission. Staff has determined that the JADU complies with the ADU Ordinance.
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));
▪ Special Permit for a second floor balcony (70 SF proposed where up to 75 SF is allowed with a Specia l
Permit) (C.S. 25.10.035(7)); and
▪ Special Permit for declining height envelope (DHE) along the right side of the house (39 SF of the
proposed addition would extend beyond the DHE) (C.S. 25.10.035(2)).
This space intentionally left blank.
Design Review and Special Permits 732 Vernon Way
2
732 Vernon Way
Lot Area: 4,300 SF Plans date stamped: October 26, 2022
EXISTING PROPOSED ALLOWED/REQUIRED
SETBACKS
Front (Main floor):
(Upper floor):
15’-0”
23’-8½”
no change
23’-9”
15'-0" or block average
20’-0” or block average
Side (left):
(right):
6’-7"
2’-2" 1
no change
no change
4’-0”
4’-0”
Rear (Main flr):
(Upper flr):
13’-1" 2
40’-8”
no change
46’-10”
15’-0"
20’-0"
Lot Coverage:
2,021 SF
47%
1,930 SF
44.9%
1,720 SF
40%
FAR:
2,500 SF 3
0.58 FAR
2,470 SF
0.57 FAR
2,476 SF 4
0.58 FAR
# of bedrooms: 4 no change ---
Off-Street Parking: 1 covered
(10’ x18’, clear interior) +
1 uncovered (9’ x 18’)
Existing garage
conversion into JADU 5
---
Building Height: 21’-11” 25’-7” 30'-0"
Plate Height
(Main flr):
(Upper flr):
(New Upper flr):
8’-4”
8’-4”
n/a
no change
no change
8’-0”
9’-0”
8’-0”
8’-0”
DH Envelope: Complies Special Permit
requested for DHE
encroachment on right
side (39 SF) 6
C.S. 25.10.055
Second Floor
Balcony:
n/a 70 SF 7
(8’-0” right side setback)
75 SF
(8’-0” side setbacks)
1 Existing nonconforming right side setback measuring 2’-2” where 4’-0” is required.
2 Existing nonconforming first floor rear setback measuring 13’-1” where 15’-0” is required.
3 Existing nonconforming floor area ratio measuring 2,500 SF where 2,476 SF is allowed.
4 (0.32 x 4,300 SF) + 1,100 SF = 2,476 SF (0.58 FAR)
5 When garages are converted into a JADU or ADU, replacement parking is not required (C.S. 25.48.030 (L)
(4)).
6 Special Permit requested for declining height envelope (39 SF encroachment into the DHE on the right
side).
7 Special Permit requested for a second floor balcony (70 SF proposed where up to 75 SF is allowed
with a Special Permit).
Design Review and Special Permits 732 Vernon Way
3
Summary of Proposed Exterior Materials:
• Windows: Aluminum clad wood window with wood trim around windows.
• Siding: Painted stucco.
• Roof: Asphalt shingles.
• Other: Wood bracket, wood doors.
Staff Comments: None.
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 applicat ion 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 a Special Permits: 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 th at is
proposed is consistent with established City policies and practices.
Design Review and Special Permits 732 Vernon Way
4
Michelle Markiewicz
Associate Planner
c. Tim Raduenz, Form One Design, applicant and designer
Attachments:
Application to the Planning Commission
Special Permit Applications
Notice of Public Hearing – Mailed November 18, 2022
Area Map
732 VERNON WAY 029-171-530 R1
REMODEL (E) FIRST FLOOR KITCHEN, BEDROOM, BATHROOM, AND LAUNDRY AREA.REMODEL (E) SECOND FLOOR TO HAVE (2) BATHS.PROPOSED THIRD FLOOR ADDITION FOR (N) MASTER SUITE & DECK @ REAR OF HOUSE.PROPOSED JADU ON GARAGE LEVEL.
TIM RADUENZ
4843 SILVER SPRINGS DR.PARK CITY, UT. 84098
415.819.0304
TIM@FORMONEDESIGN.COM
SHOBANA RAVI + SUKHENDU CHAKRABORTY
TIM RADUENZ
732 VERNON WAYBURLINGAME, CA. 94010
RAVICHAKRAB@GMAIL.COM
4843 SILVER SPRINGS DR.PARK CITY, UT. 84098
415.819.0304
TIM@FORMONEDESIGN.COM T.R.
24809
08.04.2022
919.323.0533
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.
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.
3.How will the proposed project be consistent with the residential design guidelines adopted by
the City?
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.
SPECIAL PERMIT REQUEST FOR 2ND
STORY BALCONY @REAR OF HOUSE
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.
How will the proposed structure or addition affect neighboring properties or structures on those properties?
If 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? If there is no
change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc.
with other structures in the neighborhood or area.
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.
How does the proposed structure or use compare aesthetically with structures or uses in the existing
neighborhood? If 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 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. If you don’t feel the
character of the neighborhood will change, state why.
3. How will the proposed project be consistent with the residential design guidelines adopted 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 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.
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.
Will any trees be removed as a result of this proposal? If 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. If no trees are to be removed, say so.
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.
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.
3.How will the proposed project be consistent with the residential design guidelines adopted by
the City?
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.
SPECIAL PERMIT REQUEST FOR:
DHE
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.
How will the proposed structure or addition affect neighboring properties or structures on those properties?
If 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? If there is no
change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc.
with other structures in the neighborhood or area.
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.
How does the proposed structure or use compare aesthetically with structures or uses in the existing
neighborhood? If 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 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. If you don’t feel the
character of the neighborhood will change, state why.
3. How will the proposed project be consistent with the residential design guidelines adopted 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 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.
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.
Will any trees be removed as a result of this proposal? If 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. If no trees are to be removed, say so.
732 Vernon Way
300’ noticing
APN: 029-171-530
SITETITLE PAGE
See DetailsT1.0APPLICABLE CODESREFERENCE SYMBOLSBUILDING DATACONSULTANTSDESIGNER FORM + ONE DESIGN CONTACT: TIM RADUENZ 4843 SILVER SPRINGS DRIVE PARK CITY, UT 84098 P: 415.819.0304 E: TIM@FORMONEDESIGN.COMOWNERS SHOBANA RAVI + SUKHENDU CHAKRABORTY 732 VERNON WAY BURLINGAME, CA. 94010TITLE 24 RICK ROCKLEWITZ NRG COMPLIANCE INC. P.O. BOX 3777 SANTA ROSA, CA. 95402 P: 707.237.6957SURVEY SAVIOR P. MICALLEF LAND SURVEYING 421 WILDWOOD DR. S. SAN FRANCISCO, CA. 94080 P: 805.709.2423SHOBANA RAVI + SUKHENDU CHAKRABORTY732 VERNON WAYBURLINGAME, CA. 94010T1.0GNCGSWFARFAR21OF1A1.0A1.1AB2.0A2.0A2.1A2.2A3.0A3.1A3.2A3.3A4.0A4.1A5.0A9.0TITLE PAGEGENERAL NOTESCAL GREENCONSTRUCTION BEST MANAGEMENT PRACTICESEXISTING FLOOR AREA CALC.PROPOSED FLOOR AREA CALC.TOPOGRAPHIC SURVEYEXISTING + PROPOSED SITE PLANPROPOSED DRAINAGE PLAN / IMPERVIOUS SURFACEARCHITECTURAL DRAWINGSEXISTING + DEMO FLOOR PLANSPROPOSED FIRST FLOOR PLANPROPOSED SECOND + THIRD FLOOR PLANEXISTING + PROPOSED ROOF PLANEXISTING + PROPOSED FRONT ELEVATIONEXISTING + PROPOSED REAR ELEVATIONEXISTING + PROPOSED RIGHT ELEVATIONEXISTING + PROPOSED LEFT ELEVATIONPROPOSED BUILDING SECTIONSPROPOSED BUILDING SECTIONCONSTRUCTION DETAILSFINISH SCHEDULEFIXTURE 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 REFERENCEEXTERIOR FINISHESWALL FINISH: (E) STUCCO (PROTECT) REPAIRWHERE NEEDEDROOF: CLASS A, ARCHITECTURAL ASPHALTSHINGLESWINDOWS: (E) WOOD CLAD WINDOWS(N) TO MATCH SIERRA PACIFIC OR EQ.Particle 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>HRUTOSTPDTYPUONMECHUNFVERTVGWBWDWDWWIW/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 SYMBOLSABBREVIATIONSSCOPE OF WORKVICINITY MAPMATERIAL 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 CDFDCvGAMECHANICAL + ELECTRIC DRAWINGSMECH. + ELECT PLANSMECH. + ELECT. CUTSHEETSTITLE-24TITLE-24 CONT.STRUCTURAL DRAWINGSROOF FRAMING PLAN + FOUNDATION PLANSTRUCTURAL DETAILSDETAILS AND GENERAL NOTESME2.0ME3.0ME4.0ME4.1S1S2S3 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.029-171-530: 4,300 SQ.FT. LOT AREA:(E) FAR TOTAL := 2,500 SQ.FT. DEFERRED SUBMITALSCAL GREEN BUILDING MEASURE1. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION + DEMOLITION WASTE 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 WILLBE COVERED 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. removed(*)(*)(*)(*)(*)(*)(*)CONSTRUCTION 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.1. REMODEL (E) FIRST FLOOR KITCHEN, BEDROOM, BATHROOM, AND LAUNDRY AREA2. REMODEL (E) SECOND FLOOR TO HAVE (2) BATHS3. PROPOSED THIRD FLOOR ADDITION FOR (N) MASTER SUITE & DECK @ REAR OF HOUSE4. PROPOSED JADU ON GARAGE LEVELNONE(E) FIRST FLOOR= 1,563 SQ.FT.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 #:(N) FAR TOTAL := 2,470 SQ.FT. (E) SECOND FLOOR= 612 SQ.FT.(E) FIRST FLOOR= 1,387 SQ.FT.(N) THIRD FLOOR= 486 SQ.FT.(E) SECOND FLOOR= 597 SQ.FT.BUILDING + PUBLIC WORKS NOTES:REACH CODE1. NATURAL GAS IN NOT ALLOWED FOR SPACE HEATING, SPACE COOLING,WATER HEATING, OR CLOTHES DRYING FOR NEW BUILDINGS.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.ZONING: R1USE OF BUILDING: RESIDENTIALTYPE OF CONST.: V-BNUMBER OF (E) STORIES: 2-STORY SPLIT LEVELNUMBER OF (N) STORIES: 3-STORY MULTI LEVEL(E) NUMBER OF DWELLINGS: 1PARKING: (E) 1- STALLSPRINKLERED (E): YES(E) ATTACHED GARAGE= 325 SQ.FT.(N) JADU= 500 SQ.FT.CITY OF BURLINGAME REACH CODE ORDINANCE #1979 (EFFECTIVE OCT. 16, 2020)
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 DISTRIBUTIONSYSTEM PER TITLE 24. MECH. CONTRACTOR TO FIELD VERIFY ANDDETERMINE SIZE AND CONFIGURATION OF DUCTS AND REGISTER. SEESHEET INDEX FOR LOCATION OF TITLE 24 CONFORMANCEWORKSHEETS AND ENERGY COMPLIANCE NOTES WITHIN THIS SET.HVAC DUCTS LOCATED IN ATTIC SPACE SHALL BE PLACED AS CLOSE TOPERIMETER AS POSSIBLE SO AS NOT TO INTERFERE WITH USEABLEATTIC 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 BESECURELY FASTENED IN PLACE. SUPPORTS FOR APPLIANCES SHALLBE DESIGNED AND CONSTRUCTED TO SUSTAIN VERTICAL ANDHORIZONTAL LOADS AS REQUIRED BY CMC. WATER HEATERS TO BESECURED WITH A MINIMUM OF 2 STRAPS, ONE EACH TO BE LOCATED INTHE UPPER AND LOWER THIRD OF THE UNIT.9. UNDERCUT ALL INTERIOR DOORS (AS APPROPRIATE) FOR AIRRETURN CIRCULATION TO VENTS, TYPICAL OF INTERIOR CONDITIONEDSPACES.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 AIRCHANGES PER HOUR. EXHAUST FAN VENTS MUST TERMINATE AMINIMUM OF 3 FEET FROM ANY OPENINGS INTO THE BUILDING AND BEPROVIDED WITH BACKDRAFT 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 SHALLBE PROVIDED 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. (E) ON-DEMAND SYSTEM, CONFIRM WITH OWNER, RECIPROCATINGPUMP 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, ASMOKE DETECTOR SHALL BE INSTALLED ON THE UPPER LEVEL, OR ONBOTH LEVELS IF THE LOWER LEVEL CONTAINS SLEEPING AREAS.WHERE THE CEILING HEIGHT OF A ROOM OPEN TO THE HALLWAYSERVING THE BEDROOMS EXCEEDS THAT OF THE HALLWAY BY 24INCHES, SMOKE DETECTORS SHALL BE INSTALLED IN THE HALLWAYAND IN THE ADJACENT ROOM. DETECTORS SHALL BE INSTALLED INACCORDANCE WITH APPROVED MANUFACTURER'S INSTRUCTIONS.WHEN THE VALUATION OF AN ADDITION OR REPAIR EXCEEDS $1,000.00,OR WHEN ONE OR MORE SLEEPING ROOMS ARE ADDED OR CREATEDIN AN EXISTING DWELLING, THE ENTIRE DWELLING SHALL BE PROVIDEDWITH SMOKE DETECTORS LOCATED AS REQUIRED FOR NEWDWELLINGS. IN NEW CONSTRUCTION, REQUIRED SMOKE DETECTORSSHALL RECEIVE THEIR PRIMARY POWER FROM THE BUILDING WIRINGWHEN SUCH WIRING IS SERVED FROM A COMMERCIAL SOURCE ANDSHALL BE EQUIPPED WITH A BATTERY BACKUP. THE DETECTOR SHALLEMIT A SIGNAL WHEN THE BATTERIES ARE LOW. WIRING SHALL BEPERMANENT AND WITHOUT A DISCONNECTING SWITCH OTHER THANTHOSE REQUIRED FOR OVER CURRENT PROTECTION. SMOKEDETECTORS MAY BE SOLELY BATTERY OPERATED WHEN INSTALLED INEXISTING BUILDINGS, OR IN BUILDINGS WITHOUT COMMERCIAL POWER,OR IN BUILDINGS WHICH UNDERGO ALTERATION, REPAIRS, ORADDITIONS REGULATED AS OUTLINED ABOVE.4. TELEPHONE OUTLETS TO BE PREWIRED BY SUBCONTRACTOR.CONTRACTOR TO COORDINATE AS REQUIRED. VERIFY LOCATION OFALL TELEPHONE OUTLETS WITH OWNER PRIOR TO INSTALLATION.5. ELECTRICAL OPENINGS (SWITCHES, RECEPTACLES, ETC.) ONOPPOSITE SIDES OF FIRE RATED WALLS SHALL BE MAINTAINED ATLEAST 24 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 NECESSARYTEMPORARY POWER.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 OWNERPRIOR TO 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 /RATINGLABORATORIES RECOGNIZED 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 TOOBTAIN ANY 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, WHICHWILL AND 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 ANYMATERIALS AND/OR EQUIPMENT, OR WITH THE CONSTRUCTIONDOCUMENTS, THE CONTRACTOR SHALL CLARIFY THE QUESTIONS W/THE DESIGNER BEFORE PROCEEDING. NO SUBSTITUTIONS SHALL BEMADE W/O THE DESIGNERS AND OR OWNERS APPROVAL.16. TOTAL THICKNESS OF NEW WALLS SHALLMATCH THAT OFADJACENT WALLS.17. THE CONTRACTOR SHALL DO ALL CUTTING, FITTING, ORPATCHING OF WORK THAT MAY BE REQUIRED TO MAKE ITS PARTSFIT TOGETHER PROPERLY AND SHALL NOT ENDANGER ANY OTHERWORK BY CUTTING, EXCAVATION, OR OTHERWISE ALTERING THETOTAL WORK OR ANY PART OF IT. ALL PATCHING REPAIRING, ANDREPLACING OF MATERIALS AND SURFACES, CUT OR DAMAGE INEXECUTION OF WORK, SHALL BE DONE W/ APPLICABLE MATERIALSSO THAT SURFACES REPLACED WILL, UPON COMPLETION, MATCHSURROUNDING SIMILAR SURFACES.18. ALL WORK SHALL BE SCHEDULED AND PERFORMED SO AS NOTTO DISTURB ANY OTHER TENANTS IN THE BUILDING. ANY WORKTHAT WILL DISTURB ANOTHER TENANT, ABOVE OR BELOW, OR IN THEFLOOR , SHALL BE PERFORMED MOST EXPEDITIOUSLY AND THEDISTURBED TENANT SHALL HAVE FULL USE OF THE PREMISE.19. ALL TRADES SHALL FURNISH ALL LABOR, EQUIPMENT, MATERIALS,AND PERFORM ALL NECESSARY, INDICATED, REASONABLY INFERREDOR REQUIRED BY ANY CODE W/ JURISDICTION TO COMPLETE THEIRSCOPE OF WORK FOR A COMPLETE AND PROPER FINISHED JOB. ANYCUSTOMARY AND NECESSARY ITEMS WHICH ARE REASONABLYIMPLIED AND REQUIRED TO COMPLETE PROPERLY THE WORKOUTLINED SHALL BE FURNISHED, EVEN IF NOT SPECIFICALLY SHOWNON THE DRAWINGS OR MENTIONED IN THE SPECIFICATION.20. CONTRACTOR IS RESPONSIBLE FOR ALL CONSTRUCTIONCLEAN-UP, DURING AND FINAL.21. THE AMERICANS WITH DISABILITIES ART (ADA) IS SUBJECT TOVARIOUS AND POSSIBLY CONTRADICTORY INTERPRETATIONS.THESE PLANS AND ANY ACCOMPANYING SPECIFICATIONS ("PLANS")REPRESENT THE DESIGNER'S OPINION REGARDING ITSINTERPRETATION OF THE ADA AS IT APPLIES TO THE SUBJECTPROJECT. IT IS NOT IN ANY WAY A WARRANTY OR GUARANTEE THATSAID PLANS COMPLY WITH ANY OR ALL POSSIBLE INTERPRETATIONSOF 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
General Notes
See DetailsGNScale: NAGN1REACH CODE2019 REACH CODE CHECKLIST
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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
Cal Green
See DetailsCG-TIM RADUENZ - FORM+ONE4843 SILVER SPRINGS DRIVEPARK CITY, UT 8409807.20.22SW / A1.0 CG#1A1.0 CG#2NAME4.0/4.1A2.2, #3A2.2, #1A2.0, #9A2.0, #5A2.0, #11A2.0, #28ME2.0, LTG#1ME2.0, WHF#1A9.0, CG#3A9.0, CG#4A9.0, CG#5ME2.0, PV#1ME2.0, #38ME2.0, #39ME2.0, #41ME2.0, #42A9.0, CG#1A2.0 / NOTE #37A1.0 / #1ME2.0, #47T1.0, CG#1T1.0A2.0, ME2.0ME2.0, #48A2.0, #20A2.0, #21ME2.0, #49ME2.0, #51ME2.0, #52T1.0, CG#3732 VERLIN WAYME2.0, #32BUILDING COMMENTSREVIEW 02-10-21 02-10-21A2.0, POL. CTRL. #7GREEN BUILDING MEASURE1. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER ANDINSTALLED AT THE TIME OF FINAL INSPECTION. 2019 CGC §4.304.12. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION AND DEMOLITION WASTER GENERATED AT THE SITE WILLBE DIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME AND 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 TOTHE BUILDING 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 COMPONENTSOPENINGS WILL BE COVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCINGAGENCY TO REDUCE THE AMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES FROM CENTERLINE OF W.C.) AND 24" CLEARANCE INFRONT OF THE W.C. PER CPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OF ENCOMPASSING A 30" CIRCLE. SEE PLANS PERCPC 408.63. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THE WASHER & DISHWASHER, ETC., PERCPC5.NA6. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THE BUILDING AND SHALL BE EQUIPPEDWITH A DRAFT DAMPER AND SHALL BE RIGID METAL DUCT WITH SMOOTH INTERIOR SURFACES PER CMC SECT.504.CAL GREEN SITE DEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT A PLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE IS SUFFICIENT.2019 CGC 4.106.22. PLANS SHALL INDICIATE HOW GRADING + PAVING WILL PREVENT SURFACE WATER FLOWSFROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THE DRAINAGEPATH. 2019 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANT SECTIONS2019 CGC 4.106.4GENERAL NOTESME4.0/4.1A2.0, POL. CTRL. #1A2.0, POL. CTRL. #6A2.0, POL. CTRL. #2A2.0, POL. CTRL. #3A2.0, POL. CTRL. #4A2.0, POL. CTRL. #5
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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.See DetailsSWBMP'S & Pollution Prevention
14'-0"20'-2"34'-2"71'-1"
7'-8"36'-9"7'-2"19'-6"71'-1"18'-5"4'-8"11'-1"34'-2"REPLACING FURNACE. (N)FURNACE LOCATED INCRAWLSPACEA. 1,563SQ.FT.B. 325SQ.FT.CP. 23SQ.FT.14'-2"4'-0"18'-2"22'-11"13'-10"
36'-9"
36'-9"18'-2"5'-0"C. 502SQ.FT.D. 110 SQ.FT.(FIRST FLOOR)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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.FLOOR AREA CALC.(SECOND FLOOR)FAR2Scale: 3/16" = 1'-0"Existing Floor Area Calc.See DetailsFARFLOOR AREA CALC.LOCATIONAREA
FARSQ. FT.:COMPLETE FARA1,563REMARKS:TOTAL FAR:LOT SIZE: 4,300 SQ. FT.DETAILSAPN = 029-171-5301ST FLR
502CMAX FAR = 2,476EXISTING LOT COVERAGESQ. FT.:-2,0212ND FLR
1,563EXISTING 110D110EXISTING TOTAL LOT COVERAGE:2,500MAX LC = 1,720 LOT COVERAGE = LOT SIZE X .40 = MAX LOT= 4,300 X .40 = 1,720 SQ. FT.FAR = (LOT SIZE X .32) + 1,100 = MAX LOT COVERAGE= (4,300 X .32) + 1,100 = 2,476 SQ.FT.* 100 SQ.FT. ALLOWED FOR COVERED PORCHCPEXISTING FRONT PORCH23B325EXISTING ATTACHED GARAGE325
20'-2"14'-0"71'-1"34'-2"71'-1"7'-8"36'-9"7'-2"19'-6"18'-5"4'-8"11'-1"34'-2"TVTV4'-3 1/2"3 1/2"5'-0"3 1/2"3'-9 1/2"3 1/2"9'-0"3 1/2"13'-6 1/2"JADU 500SQ.FT.A. 1,387SQ.FT.CP. 23SQ.FT.14'-2"6'-4 1/2"20'-6 1/2"36'-9"
21'-7"18'-2"12'-10"5'-0"9'-10 1/2"
3 1/2"
4'-6"
6"
3 1/2"3'-0"3'-0"3'-6"3 1/2"12'-10"6"6"
36'-9"4'-0"4'-7 1/2"3 1/2"4'-7 1/2"B. 487SQ.FT.C. 110 SQ.FT.TV(E) D.S.SLOPE612SLOPE612SLOPE612(E) D.S.(E) D.S.(E) D.S.(N) D.S.SLOPE
6
12 (N) D.S.6"5 1/2"4'-5 1/2"3 1/2"12'-4"5 1/2"7'-0"SLOPE612SLOPE612SLOPE31217'-11 1/2"10'-0"5 1/2"
13'-7 1/2"
3 1/2"
6'-0"
3 1/2"
3'-0"
3 1/2"
4'-11"
5 1/2"
29'-4"
5 1/2"8'-2 1/2"3 1/2"3'-0"
3 1/2"
8 1/2"
5 1/2"
4'-6"3 1/2"4'-0"6'-8"5 1/2"
29'-4"5 1/2"3'-5 1/2"5 1/2"2'-11 1/2"5 1/2"5'-11"5 1/2"4"3'-0"5 1/2"17'-11 1/2"5'-1"8'-0"D. 486SQ.FT.Proposed Floor Area Calc.See DetailsFAR2FLOOR AREA CALC.LOCATIONAREA
FARSQ. FT.:COMPLETE FARA1,387REMARKS:TOTAL FAR:LOT SIZE: 4,282 SQ. FT.DETAILSAPN = 029-171-5301ST FLR
487B(FIRST FLOOR)MAX FAR = 2,476FAR21Scale: 3/16" = 1'-0"EXISTING LOT COVERAGESQ. FT.:-1,520 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
2ND FLR
1,387EXISTING 110C110EXISTING (2ND FLR CANTILEVER)3RD FLR
486D-PROPOSED ADDITIONTOTAL LOT COVERAGE:2,470MAX LC = 1,720LOT COVERAGE = LOT SIZE X .40 = MAX LOT= 4,300 X .40 = 1,720 SQ. FT.FAR = (LOT SIZE X .32) + 1,100 = MAX LOT COVERAGE= (4,300 X .32) + 1,100 = 2,476 SQ.FT.* 100 SQ.FT. ALLOWED FOR COVERED PORCHCPEXISTING FRONT PORCH23JADU
-JADU-PROPOSED JADU (500 SQ. FT.)FLOOR AREA CALC.(SECOND FLOOR)2Scale: 3/16" = 1'-0"FLOOR AREA CALC.(THIRD FLOOR)3Scale: 3/16" = 1'-0"FAR2FAR2-
LOT LINE 42.66'LOT LINE 42.97'LOT LINE 100.00'
LOT LINE 100.00'(E) 6" CURBV E R N O N W A Y(E) SIDEWALK(E) GAS METER(PROTECT)(E) ELECT METER(PROTECT)(E) GARAGE(E) 1.5 STORYHOUSE(E) PATIO15'-0"2'-2"6'-7"DISTANCE FROM(E) HOUSE TOLOT LINE 6'-7"DISTANCE FROM(E) HOUSE TOLOT LINE 2'-2"DISTANCE FROM(E) HOUSE TOLOT LINE 15'-0"13'-11"DISTANCE FROM(E) HOUSE TOLOT LINE 13'-11"S 49°30'00" WS 49°30'00" WS 40°19'00" E
S 40°30'00" E (E) 16" OAK TREE( 5 0 ' R / W )98.7698.6799.0999.50OHEOHEOHE(E) LANDSCAPING(E) LANDSCAPING
(E) LANDSCAPING
(E) LANDSCAPING
(E) LANDSCAPING(E) 6" MAPLETREESEWERCLEANOUTWATERMETER(E) 24" SYCAMORETREE98.7998.6798.6998.9099.2199.3099.1698.9898.9299.1399.1099.3499.4499.49SEWERLAMPHOLENEIGHBORING HOUSE728 VERNON WAY(E) BRICKWALL99.65100.0799.82102.8999.8999.80100.08UTILITYPOLE(E) 6' WD. FENCE(E) 6' WD. FENCEOHE(E) WD. GATE(E) LANDSCAPING(E) BRICKWALL(E) LANDSCAPING(E) LAWN99.95100.04100.11100.00100.00100.00100.31100.62100.06100.34100.25100.35102.85100.0999.9799.8999.9415'-0" REAR SETBACK15'-0" FRONT SETBACK4'-0" SIDE SETBACK
4'-0" SIDE SETBACK 4'-0"4'-0"15'-0"(E) CONC.DRIVEWAY(E) JUNIPERTREE(E) JUNIPERTREE(E) JUNIPERTREEPARKINGSPOT #199.49100.6299.13100.00(E) D.S.SLOPE612SLOPE612SLOPE612(E) D.S.(E) D.S.(E) D.S.(N) D.S.SLOPE
6 12 (N) D.S.SLOPE612SLOPE612SLOPE312LOT LINE 42.66'LOT LINE 42.97'LOT LINE 100.00'
LOT LINE 100.00'(E) 6" CURBV E R N O N W A Y(E) SIDEWALK(E) GAS METER(PROTECT)(E) ELECT METER(PROTECT)(E) HOUSE(E) PATIO15'-0"2'-2"6'-7"DISTANCE FROM(E) HOUSE TOLOT LINE 6'-7"DISTANCE FROM(E) HOUSE TOLOT LINE 2'-2"DISTANCE FROM(E) HOUSE TOLOT LINE 15'-0"13'-11"DISTANCE FROM(E) HOUSE TOLOT LINE 13'-11"S 49°30'00" WS 49°30'00" WS 40°19'00" E
S 40°30'00" E (E) 16" OAK TREE( 5 0 ' R / W )98.7698.6799.0999.50OHEOHEOHE(E) LANDSCAPING(E) LANDSCAPING
(E) LANDSCAPING
(E) LANDSCAPING(E) 6" MAPLETREESEWERCLEANOUTWATERMETER(E) 24" SYCAMORETREE98.7998.6798.6998.9099.2199.3099.1698.9898.9299.1399.1099.3499.4499.49SEWERLAMPHOLENEIGHBORING HOUSE728 VERNON WAY(E) BRICKWALL99.65100.0799.82102.8999.8999.80100.08UTILITYPOLE(E) 6' WD. FENCE(E) 6' WD. FENCEOHE(E) WD. GATE(E) LANDSCAPING(E) BRICKWALL(E) LANDSCAPING(E) LAWN99.95100.04100.11100.00100.00100.00100.31100.62100.06100.34100.25100.35102.85100.0999.9799.8999.94REPLACE ALL CURB, GUTTER, DRIVEWAY, AND SIDEWALK FRONTINGSITE. PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONSAND INSTALL A NEW 4" LATERAL TO CITY SEWER CLEANOUT. NEWWATER SERVICE TO WATER METER. WHEN APPLICABLE WATER LINESABOVE 2" AND ALL FIRE SERVICES OF ANY SIZE ARE TO BE INSTALLEDBY APPLICANT AND PER CITY STANDARD PROCEDURES ANDSPECIFICATIONS.(E) HOUSE(E) HOUSE(N) ADDITION46'-10"DISTANCE FROM(N) ADDITION TOLOT LINE 46'-10"7'-3"17'-7"17'-11 1/2"23'-9"DISTANCE FROM(N) ADDITION TOLOT LINE 23'-9"(E) LANDSCAPING
15'-0" REAR SETBACK15'-0" FRONT SETBACK4'-0" SIDE SETBACK
4'-0" SIDE SETBACK 4'-0"4'-0"15'-0"(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(E) CONC.DRIVEWAY(PROTECT)99.49100.6299.13100.00(E) JUNIPERTREE(E) JUNIPERTREE(E) JUNIPERTREE7'-0"8'-0"PARKINGSPOT #1 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
Site Plan
See DetailsA1.0A1.0Scale: 1/8 = 1'-0"2PROPOSED SITE PLANGENERAL NOTES & SCOPE1. PROTECT ALL EXISTING LANDSCAPING AND TREES DURING CONSTRUCTION, CONSULTARBORIST 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) NO TREESARE 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. IF CONSTRUCTION IS IN DRIP ZONE OF AN EXISTING PROTECTED SIZE TREE ON THIS SITE OR ANEIGHBORING SITE, AN ARBORIST REPORT AND TREE PROTECTION PLAN WILL BE REQUIRED.7. IF A NEW A/C UNIT OR MECHANICAL EQUIPMENT IS TO BE INSTALLED ON THE EXTERIOR OF THEBUILDING, THE NEW EQUIPMENT CANNOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (dBA) OF60 dBA DAYTIME (7:00AM - 10:00PM) OR 50 dBA NIGHTTIME (10:00PM - 7:00AM) AS MEASURED FROMTHE PROPERTY LINE. BMC 25.58.050.CAL GREEN SITE DEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT A PLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE IS SUFFICIENT.2019 CGC 4.106.22. PLANS SHALL INDICIATE HOW GRADING + PAVING WILL PREVENT SURFACE WATER FLOWSFROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THE DRAINAGEPATH. 2019 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANT SECTIONS2019 CGC 4.106.4PUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1) REPLACE ALLCURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALL EXISTING SANITARYSEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL, (3) ALL WATER LINECONNECTIONS TO CITY WATER MAINS FOR SERVICES OF FIRE LINE ARE TO BE INSTALLED PER=CITY STANDARD PROCEDURES AND SPECIFICATION. (4) AND OTHER UNDERGROUND UTILITYWORKS WITHIN CITY'S RIGHT-OF WAY.2. 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 BY BUILDER.ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE SUBMITTED AS SEPARATEUNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL.3. THERE ARE TO BE NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES, COLUMNS,MAILBOXES, ETC.) BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY. NONE OFTHESE STRUCTURES ARE PROPOSED.STORMWATER 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.A1.0Scale: 1/8 = 1'-0"1EXISTING SITE PLAN
LOT LINE 42.66'LOT LINE 42.97'LOT LINE 100.00'
LOT LINE 100.00'(E) 6" CURBV E R N O N W A Y(E) SIDEWALK(E) HOUSE(E) PATIO15'-0"2'-2"6'-7"13'-11"S 49°30'00" WS 49°30'00" WS 40°19'00" E
S 40°30'00" E (E) 16" OAK TREE( 5 0 ' R / W )98.7698.6799.0999.50(E) LANDSCAPING(E) LANDSCAPING
(E) LANDSCAPING
(E) LANDSCAPING(E) 6" MAPLETREE(E) 24" SYCAMORETREE98.7998.6798.6998.9099.2199.3099.1698.9898.9299.1399.1099.3499.4499.49NEIGHBORING HOUSE728 VERNON WAY99.65100.0799.82102.8999.8999.80100.08(E) LANDSCAPING(E) LANDSCAPING(E) LAWN99.95100.04100.11100.00100.00100.00100.31100.62100.06100.34100.25100.35102.85100.0999.9799.8999.94(E) HOUSE(E) HOUSE(N) ADDITION46'-10"7'-3"17'-7"17'-11 1/2"23'-9"
(E) LANDSCAPING
15'-0" REAR SETBACK15'-0" FRONT SETBACK4'-0" SIDE SETBACK
4'-0" SIDE SETBACK 4'-0"4'-0"15'-0"(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(ON SAND)(PROTECT)(PROTECT)(PROTECT)(E) CONC.DRIVEWAY(PROTECT)99.49100.6299.13100.00(E) JUNIPERTREE(E) JUNIPERTREE(E) JUNIPERTREE7'-0"8'-0"(E) D.S.SLOPE612SLOPE612SLOPE612(E) D.S.(E) D.S.(E) D.S.(N) D.S.SLOPE
6 12 (N) D.S.SLOPE612SLOPE612SLOPE3121,944 SQ. FT. (E)IMPERVIOUSSURFACE AREA(E) BUILDING -NOT CREATING MORE IMPERVIOUSSURFACE. CONFIRM / ADDRESS PUBLICWORKS COMMENTS. BUILDINGSUBMITTAL WILL ADDRESS THEREQUIREMENTS NEEDED TO COMPLY.NOTE: ALL DOWNSPOUTS TO BEDIRECTED TO DRYWELL. DETAILS TOBE INCLUDED IN BUILDING SUBMITTAL. 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
Drainage Plan / Impervious Surface
See DetailsA1.1A1.1Scale: 1/8 = 1'-0"1PROPOSED DRAINAGE PLAN / IMPERVIOUS SURFACEA1.1Scale: 1/8 = 1'-0"2STRAW ROLL DETAILIMPERVIOUS SURFACE CALC1,944 SQ. FT. (IMPERVIOUS SURFACE AREA) / 4,300 SQ. FT. (LOT SIZE)= 45.21%BUILDING SUBMITTAL WILL ADDRESS THE REQUIREMENTS NEEDEDTO COMPLY.
(E)(E) WD.M.CLT(E)(E) WD.(E) M.BED(E)(E)(E)(E)(E) TILE(E) M.BATH(E)(E)(E)(E) WD.(E) LAUN.(E)(E)(E)(E)(E) WD.(E) FAMILY(E)(E)(E) WD.(E) KITCHEN(E)(E)(E)(E)(E)(E)(E) WD.(E) OFFICE(E)(E)(E) WD.(E) DINING(E)UPUP(E) CONC.(E) GARAGE(E)(E)(E)(E) WD.(E) HALL(E)(E)(E)20" D FLUSH HEARTH(E) WD.(E) LIVINGUP(E) PAVERS(E) PATIOUP14'-0"20'-2"34'-2"71'-1"
7'-8"36'-9"7'-2"19'-6"71'-1"18'-5"4'-8"11'-1"34'-2"(E)(E)(E) SECOND FLOOR OUTLINEA3.01A3.11A3.21A3.31(E)(E)(E)(E)(E)FURNACE(E)(E)(E)(E) SKYLIGHTREPLACING FURNACE. (N)FURNACE LOCATED INCRAWLSPACE(E) WD.(E) LIN.CLT.(E)(E)(E)(E)DN(E)(E) TILE(E) BATH 1(E) WD.(E) BED 2(E)(E)(E) WD.(E) HALL(E)(E)(E)(E) WD.(E) BED 1(E)(E)(E) FIRST FLOOR OUTLINE14'-2"4'-0"18'-2"22'-11"13'-10"
36'-9"
36'-9"18'-2"5'-0"A3.01A3.11A3.21A3.311EXISTING / DEMO 1ST FLOOR PLAN 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
Existing + Demo Floor Plans
See DetailsAB2.0AB2.0Scale: 1/4 = 1'-0"2EXISTING / DEMO 2ND FLOOR PLANAB2.0Scale: 1/4 = 1'-0"LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS
(E)(N) WD.(N) CLT-4(N) WD.(N) BED-4(N)2/8(N) TILE(N) BATH-4(E) WD.(E) LAUN.(E)(E)(E) WD.(E) FAMILY(E) WD.(E) KITCHEN(N) WD.(N) BED(E)(E) WD.(E) DINING(E)UPUP(N) TILE(N) BATH(E)20'-2"(E)(E) CONC.(E) CLT.(E) WD.(E) HALL(E)(E)(E)20" D FLUSH HEARTH (E) WD.(E) LIVINGUP(E) PAVERS(E) PATIOUP14'-0"71'-1"34'-2"71'-1"
7'-8"36'-9"7'-2"19'-6"18'-5"4'-8"11'-1"34'-2"(E)(E)(E) SECOND FLOOR OUTLINE
A3.02A3.12A3.22A3.32(E)(E)(E)(E)36" REF.(N)2/0(N)2/0(PROTECT)18" T / R(N)(N)36x8848x24TV48x2430x3030x30ON / OFF
SHOWER HEAD
(TEMP.)(N) CASEDOPENING(N)4/0(N)2/818x18QUEEN - 60x8018x18(N) WD.(N) HALLA4.01A4.01(N) 6/0EGRESS(N)2/8(N)2/6(TEMP.)ON / OFF (N)2/8(N) WD.(N) CLT.(UNDER STAIRS)TV(E) CONC.(N) DEN(N)2/0TEMP.SHOWER HEAD 102103105106A4.02A4.02(N)8/0(N)4/0101(E)(E)(E)TEMP.10018x18QUEEN - 60x8018x18(N)3/0(N)3/0OPTION SLIDING DOOR4'-3 1/2"3 1/2"5'-0"3 1/2"3'-9 1/2"3 1/2"9'-0"3 1/2"13'-6 1/2"
2x6 WALL
(N)2/8TALL CAB.TALL CAB.SHORT CAB.
36" RANGE 12" SHELVESSTACKINGW / D18" SHELVES(N) PTRY(N) CASEDOPENING(N) SKYLIGHT(N) PTRY(E) SKYLIGHT
A4.11A4.11A4.12A4.12IN-FILL WINDOW(PRIVACY)24" SHELVES
(N)2/6IN-FILL WINDOW(PRIVACY)(N) JADU(N) JADU(N) JADU(E)104(N) THIRD FLOOR OUTLINE
(E)TEMP.HOT PLATE24" CAB. 24" CAB.27" CAB.U/C STOR.(N) 1 HR. FIRE RATED WALLSYSTEM PER CODE - MIN. 1/2"GYP. BD. ON WALLS BETWEENHOUSE & JADU (TYP.)6'-0"(N) KITCHENETTE 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
Proposed 1st Floor Plan
See DetailsA2.0RELATED 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 TABLE 150.1-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 IS UNDERGOINGALTERATIONS OR IMPROVEMENTS. THIS LAW APPLIES TO ALL RESIDENTIAL ANDCOMMERCIAL PROPERTY BUILT PRIOR TO JANUARY 1, 1994. DETAILS CAN BEFOUND 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 SECTION 301.1,FORALL BUILDING ALTERATIONS OR IMPROVEMENTS TO A SINGLE FAMILY RESIDENTIALPROPERTY, EXISTING PLUMBING FIXTURES IN THE ENTIRE HOUSE THAT DO NOTMEET COMPLIANT FLOW RATES WILL NEED TO BE UPGRADED. WATER CLOSETSWITH A FLOW RATE EXCESS OF 1.6 GPF WILL NEED TO BE REPLACED WITH W.C. W/A MAX. FLOW RATE OF 1.28 GPF. SHOWER HEADS W/ A FLOW RATE GREATER THAN2.5 GPM WILL NEED TO BE REPLACED W/ A MAX. 1.8 GPM SHOWER HEAD. LAVATORY& KITCHEN FAUCETS W/ A FLOW RATE GREATER THAN 1.8 GPM WILL NEED TO BEREPLACED W/ A FAUCET W/ MAX. FLOW RATE OF 1.5 GPM (OR 1.8 GPM FOR KITCHENFAUCETS)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" CLEAR SPACEIN FRONT. IF NEW, TOILETS MUST BE WATER CONSERVING 1.28 GALLON. SHOWERDOORS SHALL OPEN OUTWARD AND SHALL BE A MIN. 22" WIDE, THE SHOWERHEADCANNOT DISCHARGE DIRECTLY AT ENTRANCE. ALL SHOWER COMPARTMENTS,REGARDLESS OF SHAPE,MUST BE CAPABLE OF ENCOMPASSING A 30" CIRCLE. JOB-FORMED SHOWER PANLINER MUST SLOPE 14" PER FOOT TO WEEP HOLES IN DRAIN, AND BE INSPECTEDUNDER 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 TO SPLASHINGWATER 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 THE BOTTOMEDGE OF GLASS IS LESS THAN 5'-0" ABOVE THE DRAIN. AS PART OF REMODELSMOKE DETECTORS WILL BE REQUIRED IN ALL BEDROOMS, ADJOINING HALL, ANDAT 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 EXHAUST SHOULDBE 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 OF W.C.)AND 24" CLEARANCE IN FRONT OF THE W.C. PER CPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OF ENCOMPASSING A30" 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 GALLONS MAX.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 BE RIGIDMETAL 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. QUALITY INSULATION INSTALLATION INSPECTION (QII) IS REQ'D BY A THIRDPARTY.12. ALL LAVATORY FAUCETS TO HAVE 1.2 GPM, + KITCHEN FAUCETS TO HAVE 1.8GPM FLOW MAX. PER 2019 CPC SECT. 403.7, & 403.6 (CGC 4.303.1.4.4)13. WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVE QUICK-ACTINGVALVES (I.E.) DISHWASHERS HOT WATER LINE AND THE HOT/COLD LINES OF THECLOTHES WASHER) 2019 CPC 609.10.14. CONTROL VALVE FOR SHOWER OR TUB/SHOWER SHALL BE OF THE PRESSUREBALANCE 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 SHOWN.18. MAX. DROP FROM TOP OF THRESHOLD TO THE EXT. LANDING AT ALL SLIDINGAND IN-SWINGING DOORS SHALL BE LIMITED TO 7.75", AND NOT MORE THAN 1.5"LOWER THAN THRESHOLD FOR OUTSWING DRS. PER 2019 CRC R311.319. (N) STAIRS TO HAVE MAX. RISER HEIGHT OF 7.75" AND A MIN. TREAD DEPTHOF 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 §4.505.2 ANDCALIFORNIA RESIDENTIAL CODE (CRC) §R5O6.2.321. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE WILL NOT BEINSTALLED. WALL AND FLOOR FRAMING WILL NOT BE ENCLOSED WHEN THEFRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. MOISTURE CONTENT WILLBE VERIFIED PRIOR TO FINISH MATERIAL BEING APPLIED. 2019 CGC §4.505.322. FITTINGS (FAUCETS AND SHOWER HEADS) HAVE ALL REQUIRED STANDARDSLISTED ON PLANS AND ARE IN ACCORDANCE TO CGC 4.303.1.3 AND 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 (NOTMORE THAN 7.75 INCHES LOWER THAN THE THRESHOLD FOR IN-SWINGING DOORSAND SLIDING DOORS, AND NOT MORE THAN 1.5 INCHES LOWER THAN THETHRESHOLD FOR OUT-SWINGING DOORS) 2019 CRC R311.325. WALLS WITH 2 X 6 AND LARGER FRAMING REQUIRE R-19 INSULATION 150.0(C)226. CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT OF WAY ARE LIMITED TO THEWEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00 A.M AND 5:00 P.M.27. PLUMBING CONTRACTOR WILL PROVIDE THE CITY BUILDING INSPECTOR ASINGLE LINE DRAWING OF THE EXISTING AND NEW GAS LINES TO INDICATE THEDISTANCE FROM THE METER TO EACH GAS FIRED APPLIANCE PRIOR TOINSTALLATION. INCLUDE THE SIZE OF THE GAS PIPE TO EACH APPLIANCE AND BTURATING OF EACH APPLIANCE. GAS PIPE SIZING WILL BE SIZED PER TABLE 1216.2(1)IN THE 2019 CPC. NOTE: ANY INSTALLATION OF NEW GAS PIPING PRIOR TO PLANCHECK APPROVAL IS AT THE RISK OF THE CONTRACTOR.1. 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.)A2.0Scale: 1/4 = 1'-0"1PROPOSED 1ST FLOOR PLAN1. NUMBERS + ADDRESSES SHALL BE PLACED ON ALL NEW+ EXISTING BUILDINGS IN SUCH A POSITION AS TO BE PLAINLYVISIBLE + LEGIBLE FRONT THE STREET OR ROAD FRONTINGTHE PROPERTY. SAID NUMBERS SHALL CONTRAST W. THEIRBACKGROUND, SHALL BE A MINIMUM OF ONE-HALF INCHSTROKE BY FOUR INCHES HIGH, AND SHALL BE EITHERINTERNALLY OR EXTERNALLY ILLUMINATED IN ALL NEWCONSTRUCTION, ALTERATIONS OR REPAIR OF EXISTINGCONSTRUCTION. THE POWER OF SUCH ILLUMINATION SHALLNOT BE NORMALLY SWITCHABLE. CITY OF BURLINGAMEMUNICAPAL CODE 18.08.010. CBC 2019 CBC 502.1ADDRESS NUMBERING POLICY:GENERAL BUILDING NOTES:1. REDUCED U-FACTOR (0.30) FOR HIGH PERFORMANCEWINDOWS 2019 CAL ENERGY CODE §150.1 (C)3 A2. PROVIDE LIGHTING AT ALL EXT. LANDINGS PER 2019 CRC303.8 OR 2019 CBC 1008.2 AND 2019 CBC 1205.43. ALL ROOMS TO MEET NATURAL LIGHTING + VENTILATIONREQUIREMENTS WILL MEET 2019 CRC R3031. AT LEAST (1) WINDOW OR DOOR THAT COMPLIES WITHEGRESS REQUIREMENTS, 2019 CRC R310, OR CBC 1030EGRESS NOTES:POLLUTANT CONTROL NOTES:1. PAINTS + COATINGS WILL COMPLY WITH VOC LIMITS PER 2019 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 THETESTING + PRODUCT REQUIREMENTS FOUND IN THE 2019 CALIFORNIA GREENBUILDING CODE. 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, + 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 + COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC AND COMPLY W/ PERCENT VOC BY WEIGHT OF PRODUCT LIMITS,REGULATION 8, RULE 49. PER 2019 CGC 4.504.2.37. ADHESIVES, SEALANTS, + CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL + REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT STANDARDS2019 CGC §4.504.2.1GENERAL NOTES CONT.:28. HOT WATER PIPING INSULATION §150.0 (j)2 A ii29. LIGHTING - NEW MANDATORY REQUIREMENTS FOR INDOOR ROOMS §150.0 (K)30. RADIANT BARRIER REQUIRED IN CLIMATE ZONE 3 §150.0 (C) 231. REDUCE U-FACTOR (0.30) AND SHGC (0.20) FOR HIGH PERFORMANCE WINDOWS§150.1 (C) 3 A32. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT DISTRICTSTANDARDS 2019 §4.504.2.133. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHEROPENINGS IN SOLE/BOTTOM PLATES AT EXTERIOR WALL WILL BERODENT-PROOFED BY CLOSING SUCH OPENINGS WITH CEMENT MORTAR,CONCRETE, MASONRY OR SIMILAR METHOD ACCEPTABLE TO THE ENFORCINGAGENCY. 2019 CGC § 4.406.134. ROOF EAVES SHALL NOT PROJECT WITHIN 2" OF THE PROPERTY LINE WHERESETBACK IS 4' PER 2019 CRC § TABLE R302.1 (1) OR 2019 CBC TABLE 705.2. ALLROOF PROJECTIONS WHICH PROJECT BEYOND THE POINT WHERE FIRE- RESISTIVECONSTRUCTION WOULD BE REQUIRED WILL BE CONSTRUCTED OF ONE-HOURFIRE-RESISTANCE- RATED CONSTRUCTION PER 2019 CRC § R302.1 (1) OR 2019 CBC§705.2.35. EXTERIOR BEARING WALLS LESS THAN 5' FROM THE PROPERTY LINE WILL BEBUILT OF ONE-HOUR FIRE-RATED CONSTRUCTION. 2019 CRC TABLE R302.1 (1) § OR2019 CBC, TABLE 602.36. REQUIRED: NON-COMPLIANT PLUMBING FIXTURES TO BE REPLACED BYWATER-CONSERVING PLUMBING FIXTURES WHEN A PROPERTY IS UNDERGOINGALTERATIONS OR IMPROVEMENTS.37. PLUMBING - INDOOR WATER USE:-THE EFFECTIVE FLUSH VOLUME OF WATER CLOSETS WILL NOT EXCEED 1.28GAL/FLUSH (2019 CGC - 4.303.1.1) FOR DUAL FLUSH TOILETS AVERAGE TWOREDUCED FLUSHES WITH ONE FULL FLUSH-THE EFFECTIVE FLUSH VOLUME OF URINALS WILL NOT EXCEED 0.125 GAL/FLUSH(2019 CGC - 4.303.1.2-MAX. FLOW RATE FOR SHOWERS SHALL BE 1.8 GPM, @ 80 PSI (2019 4.303.1.3-MAX. FLOW RATE FOR LAVATORY FAUCETS SHALL BE 1.2 GPM, @ 60 PSI (2019 CGC4.303.1.4.1)-MAX. FLOW RATE FOR KITCHEN FAUCETS SHALL BE 1.8 GPM, @ 60 PSI, CANTEMPORARILY INCREASE TO 2.2 GPM, BUT MUST DEFAULT BACK TO MAX. FLOWRATE OF 1.8 GPM (2019 CGC 4.303.1.4.4).
DN(E) FIRST FLOOR OUTLINE14'-2"6'-4 1/2"20'-6 1/2"36'-9"21'-7"18'-2"12'-10"5'-0"A3.02A3.12A3.22A3.32A4.01A4.01UPA4.02A4.02(R)(R)(N)2/8(N)2/6(E) WD.(E) BED 3(E) WD.(E) HALL(N)2/8(E) WD.(E) BED 2(R)(R)(N)2/8201TEMP.(N)5/0(N)2/618x18QUEEN - 60x8018x1818x18QUEEN - 60x8018x184'-6" TUB(N) SKYLIGHT(N)3/0200EGRESS(N)2/8(E) WD.(N) BATH-2(E) WD.(N) BATH-39'-10 1/2"3 1/2"4'-6"6"3 1/2"3'-0"3'-0"3'-6"3 1/2"12'-10"6"6"36'-9"4'-0"DESKDESK4'-7 1/2"3 1/2"4'-7 1/2"(V.I.F.)4'-6" TUB(V.I.F.)A4.12A4.12(E) FIRST FLOOR OUTLINEA3.02A3.12A3.22A3.32(N) 5/0(TEMP.)(N) TILE(N) M. BATH(N) WD(N) M. W.I.C.KING 78 X 8018 X 1818 X 18(N) 6/0TEMP.TEMP.(N) WD(N) M. BEDDN(N) TREX(N) DECK(N)2/0(E) SECOND FLOOR OUTLINE
300301304A4.01A4.01TV303(N)2/4(N) 2/6CASEDA4.02A4.02EPDM OR EQUAL(E) FLAT ROOFCLASS A: FIRE RATED(E) D.S.SLOPE612SLOPE612SLOPE612(E) D.S.(E) D.S.(E) D.S.(N) D.S.SLOPE
6 12 (N) D.S.6"DBL. HANG.ADJ. SHELVES(N)2/8(N)2/0(N)2/6(N)2/8305(N) WD(N) STAIRSHEADER (N)2/0306(E) SKYLIGHTSHELVESBENCH
(N)2/0(N)2/0(N) LIN. CLT.BENCH5 1/2"4'-5 1/2"3 1/2"12'-4"5 1/2"7'-0"302SLOPE612SLOPE612SLOPE31217'-11 1/2"10'-0"5 1/2"
13'-7 1/2"
3 1/2"
6'-0"
3 1/2"
3'-0"
3 1/2"
4'-11"
5 1/2"
29'-4"
5 1/2"8'-2 1/2"3 1/2"3'-0"
3 1/2"
8 1/2"
5 1/2"
4'-6"3 1/2"4'-0"6'-8"5 1/2"
29'-4"5 1/2"3'-5 1/2"5 1/2"2'-11 1/2"5 1/2"5'-11"5 1/2"4"3'-0"5 1/2"17'-11 1/2"A4.11A4.11PRIVACYLANDSCAPINGSLIDING(N) WD(N) CLT(N) 3/0CASED(N)4/0307TEMP.TEMP.5'-1"8'-0"1'-4"HATCH AREATO SHOW 1'-4"ENCROACHMENTINTO D.H.E. 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
Proposed Floor Plan
See DetailsA2.1A2.1Scale: 1/4 = 1'-0"1PROPOSED 2ND FLOOR PLANA2.1Scale: 1/4 = 1'-0"2PROPOSED 3RD FLOOR PLAN
NOTES:1. (EXISTING) (OGEE) G.S.M. GUTTERS, & (3" GSM)DOWNSPOUTS (MATCH EXISTING AS REQUIRED),LINE ALL VALLEYS WITH GSM, AT LEAST 20" WIDEWITH WITH 1/4" EDGE TURNED OVER ANDFASTENED WITH CLEATS. LAP JOINTS AT LEAST 4",BUT DO NOT SOLDER.2. ROOFING MATERIAL TO BE ASPHALT SHINGLESBY CERTAINTEED OR EQUAL (CLASS 'A') O/ 1 LAYEROF 15# FELT PAPER O/ 5/8" PLYWOOD OR PERSTRUCTURAL DWGS. MIN 40 YEAR WARRANTYSHINGLES. (CONFIRM COLOR WITH OWNER)(MATCH EXISTING SHINGLES)3. WHEN INSULATION IS INSTALLED IN ENCLOSEDRAFTER SPACES WHERE CEILINGS ARE APPLIEDDIRECT TO THE UNDERSIDE OF ROOF RAFTERS, AMINIMUM AIR SPACE OF 1 INCH MUST BE PROVIDED,INSULATION BAFFLE NEEDED.4. FLASHINGS AND COUNTER FLASHINGS SHALLNOT BE LESS THAN 0.016-INCH (28-GAGE)CORROSION RESISTANT METAL, AND VALLEYFLASHING5. AT THE JUNCTURE OF THE ROOF & VERTICALSURFACES, FLASHING & COUNTERFLASHINGSSHALL NOT BE LESS THAN 0.019-INCH (26 GAUGE)6. TRUSSES (IF USED) TO INCORPORATE A MIN. 6"HEEL, VERIFY WITH DESIGNER.7. 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 BE 3'-0"AWAY FROM DOORS, WINDOWS, OPENINGSKYLIGHTS OR ATTIC VENTS, PER CODE8. (IF USED) THE TRUSS PLAN AND THE TRUSSCALC. SHALL BE REVIEWED & APPROVED BY THEENGINEER OF RECORD BEFORE SUBMITTING TOTHE BUILDING DEPARTMENT FOR APPROVAL PRIORTO FABRICATION. TRUSS PLANS SHALL BE WETSIGNED & WET STAMPED BY TRUSS DESIGNENGINEER.9. (IF REQUIRED) FURNACE LOCATED INCRAWLSPACE SHALL BE LISTED FOR CRAWLSPACELOCATION AND PROVIDED WITH 24" WIDE ACCESSPOINT AND 30" WORKING SPACE AT CONTROLS.10. ATTIC VENTILATION AT CALIFORNIA FRAMING TORECEIVE LOW PROFILE VENTS OR OPENING IN THEROOF SHEATHING BELOW11. (AS REQUIRED) ALL TRUSS/RAFTER BLOCKINGTO RECEIVE 2" DIA HOLES IN EVERY BLOCKTYPICAL FOR EVEN DISTRIBUTION OF AIR FLOW.12. ALL MECHANICAL AND PLUMBING VENTS TO BEA MINIMUM 3" ABOVE OR 10'-0" AWAY FROM ALLVENTING SKYLIGHTS. BATHROOM FANS AREPERMITTED TO BE 3'-0" AWAY. 2019 CMC 502.2.1,2019 CPC 906.2.PLUMBING & HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHERWHEN POSSIBLE & LOCATE ON ROOFSSLOPING TO THE REAR OF HOUSE TYP. VERIFYLOCATION W/ DESIGNER.(E) D.S.SLOPE612SLOPE612SLOPE612SLOPE612(E) CHIMNEYPROTECT(E) D.S.(E) D.S.(E) D.S.SLOPE612SLOPE612SLOPE312SLOPE
612
SLOPE
6 12 EPDM OR EQUAL(E) FLAT ROOFCLASS A: FIRE RATEDGSM GUTTER SYSTEMGSM GUTTER SYSTEM(E) RIDGE
(E) RIDGE
(E) RIDGE
(E) RIDGE(E) VALLEY(E) VALLEY(E) VALLE
Y(E) VALLEY(E) ASPHALT ROOF(E) CLASS A: FIRE RATED(E) PROTECT(E) SKYLIGHTREMOVEEPDM OR EQUAL(E) FLAT ROOFCLASS A: FIRE RATED(N) DECKSLOPE612SLOPE612(N) RIDGE (N) RIDGE12 3
SLOPE
(N) ASPHALT ROOFCLASS A: FIRE RATEDTO MATCH (E)(E) D.S.(E)SLOPE612612612612(E) CHIMNEYPROTECT(E) D.S.(E) D.S.(E) D.S.612612312GSM GUTTER SYSTEMGSM GUTTER SYSTEM(E) RIDGE
(E) RIDGE
(E) RIDGE
(E) VALLEY(E) ASPHALT ROOF(E) CLASS A: FIRE RATED(E) PROTECT(N) VALLEY(N) D.S.(N) D.S.(N) D.S.(N) LIVE ROOFEPDM OR EQUALCLASS A: FIRE RATED123
SLOPE
(N
)
V
A
L
L
E
Y (E) SKYLIGHTPROTECTSLOPE312SLOPE612SLOPE612(E)SLOPE(E)SLOPE(E)SLOPE(E)SLOPE(E)SLOPE(E)SLOPE612
(E)
SLOPE
6 12
(E)
SLOPE (N) 14"ØSKYLIGHT(N) 14"ØSKYLIGHT(N) 14"ØSKYLIGHTExisting/ Proposed Roof Plan
See DetailsA2.2 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.A2.2Scale: 1/4 = 1'-0"1EXISTING ROOF PLANPLUMBING & HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHER WHENPOSSIBLE & LOCATE ON ROOFS SLOPING TO THE REAROF HOUSE TYP. VERIFY LOCATION W/ DESIGNER.A2.2Scale: 1/4 = 1'-0"2PROPOSED ROOF PLAN
D.S.1ST FLR. TOP PLATE(@ GARAGE)2ND FLR. SUB FLR.2ND FLR. TOPPLATE7'-2"11"8'-4"RIDGE4'-11"1ST FLR. SUB FLR.1ST FLR. TOP PLATE3'-8"8'-4"(E) GRADE121.24'116.31'107.97'107.08'111.55'103.22'(E) PROPERTY LINE
(E) PROPERTY LINESUB. FLR. @GARAGE99.91'D.H.E. LEFT100.06'1 3/4"D.H.E. RIGHT99.57'AVERAGE T.O.C.99.15'7'-6"(E) STUCCO(E) 6' WOOD FENCE(E) ARCHITECTURAL ASPHALTSHINGLES21'-11" OVERALL HEIGHT
30'-0" HEIGHT LIMIT
(E) WD. GARAGE DR.(E) WD. / CLAD WINDOWS(E) COMP. SHUTTERS12'-0"45°12'-0"45°1ST FLR. TOP PLATE(@ GARAGE)2ND FLR. SUB FLR.2ND FLR. TOPPLATE7'-2"11"8'-4"RIDGE4'-11"1ST FLR. SUB FLR.1ST FLR. TOP PLATE3'-8"8'-4"
1'-1"
25'-7" OVERALL HEIGHT(E) GRADE121.24'116.31'107.97'107.08'111.55'103.22'(E) D.S.7'-6"
12'-0"
(E) PROPERTY LINE
(E) PROPERTY LINE
3RD FLR. SUB FLR.112.62'3RD FLR. TOP PLATE120.62'8'-0"RIDGE124.73'4'-1"
30'-0" HEIGHT LIMIT(N)TEMP.6126126123:12 ROOF PITCHD.S.(E)(E)(E)(E)(E)G.S.M. GUTTER SYSTEM(PAINTED), TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.STANDARD, 3-COAT STUCCO(SMOOTH FINISH) OR OLDSCHOOL PITTED STUCCO(PAINTED)(E) STUCCO - REFINISH ASNEEDED. (NEW PAINT)(E) WINDOWS - V.I.F. W/REPLACEMENTSBUMPED OUT (PAINTED)FEATURE(E) CHIMNEY(E) STUCCO - REFINISH ASNEEDED. (NEW PAINT)SUB. FLR. @GARAGE99.91'(E)(E)(N)TEMP.SIERRA-PACIFIC WOOD/CLADWDS. + DRS, PUTTY SDL(E) 6' WOOD FENCE(PROTECT)(N)(N)D.H.E. LEFT100.06'1 3/4"6'-7" EXISTING34'-2" EXISTING HOUSE2'-2"EXISTINGD.H.E. RIGHT99.57'7'-6"
12'-0"ADDITIONAVERAGE T.O.C.99.15'45°45°(E)(E) COMP. SHUTTERS1'-4" 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
Existing + Proposed Elevation
See DetailsA3.0A3.0Scale: 1/4 = 1'-0"2PROPOSED FRONT ELEVATIONA3.0Scale: 1/4 = 1'-0"1EXISTING FRONT ELEVATION
1ST FLR. TOP PLATE(@ GARAGE)2ND FLR. SUB FLR.2ND FLR.TOP PLATE7'-0 1/4"
11"
8'-4"RIDGE4'-11"(E) GRADE121.24'116.31'107.97'107.08'1ST FLR. SUB FLR.1ST FLR. TOP PLATE3'-8"8'-4"111.55'103.22'(E) PROPERTY LINE
(E) PROPERTY LINE
SUB. FLR. @LWR. FLR.100.12'D.H.E. RIGHT99.57'D.H.E. LEFT100.06'3/4"
7'-6"AVERAGE T.O.C.99.15'21'-11" OVERALL HEIGHT
30'-0" HEIGHT LIMIT(E) STUCCO(E) 6' WOOD FENCE(E) ARCHITECTURAL ASPHALTSHINGLES(E) EPDM OR EQ. FLAT ROOFSEE ROOF PLAN(E) STUCCO(E) WD. / CLAD WINDOWS12'-0"45°12'-0"45°1ST FLR. TOP PLATE(@ GARAGE)2ND FLR. SUB FLR.2ND FLR.TOP PLATE7'-0 1/4"
11"
8'-4"RIDGE4'-11"(E) GRADE121.24'116.31'107.97'107.08'1ST FLR. SUB FLR.1ST FLR. TOP PLATE3'-8"8'-4"111.55'103.22'(E) PROPERTY LINE
(E) PROPERTY LINE
1'-1"
25'-7" OVERALL HEIGHT
3RD FLR. SUB FLR.112.62'3RD FLR. TOP PLATE120.62'8'-0"RIDGE124.73'4'-1"
30'-0" HEIGHT LIMIT
(N)(N)TEMP.EGR.(N)TEMP.EGR.612612FLAT ROOF(E)(E)SIERRA-PACIFIC WOOD/CLADWDS. + DRS, PUTTY SDL(E) STUCCO - REFINISH ASNEEDED. (NEW PAINT)(N) 42" HGT. RAILING(E) STUCCO - REFINISH ASNEEDED. (NEW PAINT)(E) WINDOWS - V.I.F. W/REPLACEMENTS(N) WOOD BRACKETDETAILG.S.M. GUTTER SYSTEM(PAINTED), TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.STANDARD, 3-COAT STUCCO(SMOOTH FINISH) OR OLDSCHOOL PITTED STUCCO(PAINTED)SUB. FLR. @LWR. FLR.100.12'(N)(E)(E) 6' WOOD FENCE(PROTECT)(N)TEMP.PRIVACY LANDSCAPING16" PLANTER312AVERAGE T.O.C.99.15'D.H.E. RIGHT99.57'7'-6"
12'-0"45°D.H.E. LEFT100.06'3/4"2'-1"34'-2" EXISTING HOUSE6'-7" EXISTINGEXISTINGADDITION7'-6"
12'-0"45°(N)8'-0"1'-4" 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
Existing + Proposed Elevation
See DetailsA3.1A3.1Scale: 1/4 = 1'-0"2PROPOSED REAR ELEVATIONA3.1Scale: 1/4 = 1'-0"1EXISTING REAR ELEVATION
D.S.D.S.1ST FLR. SUB FLR.1ST FLR. TOP PLATERIDGE3'-8"8'-4"3'-9 1/2"15'-9 1/2"115.35'111.55'103.22'1ST FLR. SUB FLR.1ST FLR. TOP PLATE3'-8"8'-4"(E) GRADE30'-0" HEIGHT LIMITAVERAGE T.O.C.99.15'21'-11"111.55'103.22'(E) ARCHITECTURAL ASPHALTSHINGLES(E) EPDM OR EQ. FLAT ROOFSEE ROOF PLAN(E) WD. / CLAD WINDOWS(E) STUCCO1ST FLR. SUB FLR.1ST FLR. TOP PLATERIDGE3'-8"8'-4"3'-9 1/2"15'-9 1/2"115.35'111.55'103.22'(E) D.S.1ST FLR. SUB FLR.1ST FLR. TOP PLATE3'-8"8'-4"
1'-1"
25'-7" OVERALL HEIGHT111.55'103.22'3RD FLR. SUB FLR.112.62'3RD FLR. TOP PLATE120.62'8'-0"RIDGE124.73'4'-1"(N)(N)(N)(N)TEMP.6:12 ROOF PITCH6:12 ROOF PITCH612D.S.(E)(E)(E)(E) WINDOWS - V.I.F. /REPLACEMENTS(E) STUCCO - REFINISH ASNEEDED. (NEW PAINT)(N) 42" HGT. RAILING(E) STUCCO - REFINISH ASNEEDED. (NEW PAINT)STANDARD, 3-COAT STUCCO(SMOOTH FINISH) OR OLDSCHOOL PITTED STUCCO(PAINTED)G.S.M. GUTTER SYSTEM(PAINTED), TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.SIERRA-PACIFIC WOOD/CLADWDS. + DRS, PUTTY SDL(N)(N)D.S.PRIVACY LANDSCAPING(E) GRADE30'-0" HEIGHT LIMITAVERAGE T.O.C.99.15'71'-1" EXISTING HOUSEADDITIONIN-FILL WINDOWS(PRIVACY) 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
Existing + Proposed Elevation
See DetailsA3.2A3.2Scale: 1/4 = 1'-0"2PROPOSED RIGHT ELEVATIONA3.2Scale: 1/4 = 1'-0"1EXISTING RIGHT ELEVATION
D.S.D.S.D.S.(E) GRADE1ST FLR. SUB FLR.1ST FLR. TOP PLATE3'-8"8'-4"111.55'103.22'1ST FLR. TOP PLATE (@ GARAGE)2ND FLR. SUB FLR.2ND FLR. TOP PLATE7'-2"11"8'-4"RIDGE4'-11"121.24'116.31'107.97'107.08'SUB. FLR. @GAR.99.91'AVERAGE T.O.C.99.15'21'-11" OVERALL HEIGHT
30'-0" HEIGHT LIMIT(E) WD. / CLAD WINDOWS(E) STUCCO(E) ARCHITECTURAL ASPHALTSHINGLES(E) EPDM OR EQ. FLAT ROOFSEE ROOF PLAN1ST FLR. TOP PLATE (@ GARAGE)2ND FLR. SUB FLR.2ND FLR. TOP PLATE7'-2"
11"
8'-4"RIDGE5'-0 1/2"(E) GRADE121.24'116.31'107.97'107.08'1ST FLR. SUB FLR.1ST FLR. TOP PLATE3'-8"8'-4"111.55'103.22'(E) D.S.(E) D.S.(E) D.S.(N)(N)TEMP.6:12 ROOF PITCH312FLAT ROOF6:12 ROOF PITCH6:12 ROOF PITCHD.S.(E)(E)(E)(E) STUCCO - REFINISH ASNEEDED. (NEW PAINT)(N) 42" HGT. RAILINGARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) STUCCO - REFINISH ASNEEDED. (NEW PAINT)(N) WOOD BRACKETDETAIL(N) BRICK VENEERSIERRA-PACIFIC WOOD/CLADWDS. + DRS, PUTTY SDLSUB. FLR. @GAR.99.91'(E)(E)AVERAGE T.O.C.99.15'1'-1"25'-7" OVERALL HEIGHT3RD FLR. SUB FLR.112.62'3RD FLR. TOP PLATE120.62'8'-0"RIDGE124.73'4'-1"30'-0" HEIGHT LIMITAVERAGE T.O.C.99.15'71'-1" EXISTING HOUSEADDITION(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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
Existing + Proposed Elevation
See DetailsA3.3A3.3Scale: 1/4 = 1'-0"2PROPOSED LEFT ELEVATIONA3.3Scale: 1/4 = 1'-0"1EXISTING LEFT ELEVATION
1ST FLR. TOP PLATE(@ GARAGE)2ND FLR. SUB FLR.2ND FLR.TOP PLATE7'-0 1/4"
11"
8'-4"RIDGE4'-11"(E) GRADE121.24'116.31'107.97'107.08'1ST FLR. SUB FLR.1ST FLR. TOP PLATE3'-8"8'-4"111.55'103.22'(E) PROPERTY LINE
(E) PROPERTY LINE
1'-1"
25'-7" OVERALL HEIGHT
3RD FLR. SUB FLR.112.62'3RD FLR. TOP PLATE120.62'8'-0"RIDGE124.73'4'-1"
30'-0" HEIGHT LIMIT
SUB. FLR. @LWR. FLR.100.12'(E) 6' WOOD FENCE(PROTECT)AVERAGE T.O.C.99.15'D.H.E. RIGHT99.57'7'-6"
12'-0"45°D.H.E. LEFT100.06'3/4"
7'-6"
12'-0"45°(E)(E)(E) CRAWLSPACE(E) DINING(E) HALL(E)(N) BATH(N) JADU(N) HALL(N) JADU(N) BATH-2(N) BATH-3(E) HALL(N) M. BED(N) STAIRS(E) FLAT ROOF412R-32 @ ATTIC,TYP. SEE TITLE-24PRE-FAB TRUSSES @ 24" O.C.61231261211 78" TJI @ 16"O.C. TYP. W/ 3/4"T & G PLYWOOD58" GYP. BD,TYP.R-19 @ 2x6WALLS, TYP.SEE TITLE-24ADD RAT PROOFING W/ MIN.6 MIL POLY VAPOR BARRIER(E) 2x10 @ 16" O.C.(E) 2x10 @ 16" O.C.1'-4"1ST FLR. TOP PLATE(@ GARAGE)2ND FLR. SUB FLR.2ND FLR.TOP PLATE7'-0 1/4"
11"
8'-4"RIDGE4'-11"(E) GRADE121.24'116.31'107.97'107.08'1ST FLR. SUB FLR.1ST FLR. TOP PLATE3'-8"8'-4"111.55'103.22'(E) PROPERTY LINE
(E) PROPERTY LINE
1'-1"
25'-7" OVERALL HEIGHT
3RD FLR. SUB FLR.112.62'3RD FLR. TOP PLATE120.62'8'-0"RIDGE124.73'4'-1"
30'-0" HEIGHT LIMIT
SUB. FLR. @LWR. FLR.100.12'(E) 6' WOOD FENCE(PROTECT)AVERAGE T.O.C.99.15'D.H.E. RIGHT99.57'7'-6"
12'-0"45°D.H.E. LEFT100.06'3/4"
7'-6"
12'-0"45°(E)(E)(E) 2x10 @ 16" O.C.(E)(E)(E) CRAWLSPACE(E) LIVING(E) HALL(N) DEN(N) JADU(E) (E) (E)(E)CLT(E)(E)(N) W.C. (N) M. BATH412R-32 @ ATTIC,TYP. SEE TITLE-2461211 78" TJI @ 16"O.C. TYP. W/ 3/4"T & G PLYWOODPRE-FAB TRUSSES @ 24" O.C.58" GYP. BD,TYP.R-19 @ 2x6WALLS, TYP.SEE TITLE-24(E) 2x10 @ 16" O.C.612(E) BED-3ADD RAT PROOFING W/ MIN.6 MIL POLY VAPOR BARRIER 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
Proposed Building Sections
See DetailsA4.0A4.0Scale: 1/4 = 1'-0"1PROPOSED BUILDING SECTIONA4.0Scale: 1/4 = 1'-0"2PROPOSED BUILDING SECTION
(E)(E)1ST FLR. SUB FLR.1ST FLR. TOP PLATE3'-8"8'-4"
1'-1"
25'-7" OVERALL HEIGHT111.55'103.22'3RD FLR. SUB FLR.112.62'3RD FLR. TOP PLATE120.62'8'-0"RIDGE124.73'4'-1"
30'-0" HEIGHT LIMITAVERAGE T.O.C.99.15'(N) BED-4(N) OFFICE(E) KITCHEN(N) ISLAND(N) RANGE(BEHIND ISLAND)(E) MICROWAVE(E) REF.(E) DINING(E) LIVING(N) M. BED(N) M. W.I.C.(N) M. BATH(E) CRAWLSPACE(E) FLAT ROOF(E) 2x10 @ 16" O.C.11 78" TJI @ 16"O.C. TYP. W/ 3/4"T & G PLYWOODR-32 @ ATTIC,TYP. SEE TITLE-24PRE-FAB TRUSSES @ 24" O.C.(N) 42" HGT. RAILINGR-19 @ 2x6WALLS, TYP.SEE TITLE-24ADD RAT PROOFING W/ MIN.6 MIL POLY VAPOR BARRIER(E)(E)1ST FLR. TOP PLATE(@ GARAGE)2ND FLR. SUB FLR.2ND FLR.TOP PLATE7'-0 1/4"
11"
8'-4"RIDGE4'-11"(E) GRADE121.24'116.31'107.97'107.08'SUB. FLR. @LWR. FLR.100.12'(N) DEN(N) JADU(N) BATH(N) JADU(N) BED(N) JADU(E) BED-3(N) BATH-2(E) BED-2(E) 2x10 @ 16" O.C.(E) ROOF & TRUSSES(PROTECT)30'-0" HEIGHT LIMITAVERAGE T.O.C.99.15' 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.
Proposed Building Sections
See DetailsA4.1A4.1Scale: 1/4 = 1'-0"1PROPOSED BUILDING SECTIONA4.1Scale: 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 (PAINT)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, PAINTED3 1/2"LARGE WD. SILL REDWOOD(PAINT)34" S.D.L.SIERRA PACIFIC ALUM.WINDOWS (CLAD) ORMARVING.S.M. WINDOW FLASHING(PAINTED TO MATCH TRIM)2 1/2"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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.See 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"6 TYPICAL WINDOW DETAILSierra Pacific or Marvin or EqualA5.0Scale: 3" = 1'-0"4(N) EXT. WALL VENT DTLS.Scale: 3" = 1'-0"5STUCCO EXT. WALL DETAILSA5.0-
V.I.F.7'-0"A.1-3/8" SOLID COREPAINT GRADESQ. CORNER 3.5"HINGES TYP. (EMTEK)DOOR HEIGHTS:(VERIFY) FOR COST4'-0"4'-0"6'-8"8'-0"2'-0"2'-0"4'-0"4'-6"2'-0"2'-0"3'-0"3'-0"6'-0"6'-8"2'-6"2'-6"2'-0"1'-6"3'-0"5'-0"2'-6"2'-6"5'-0"3'-6"A.100TEMP.B.101C.102D.103TEMP.E.104TEMP.F.105G.200EGR.H.304TEMP.301302303TEMP.EGR.300TEMP.EGR.201TEMP.1062'-6"1'-4"2'-0"3'-6"2'-0"2'-0"4'-0"3'-6"I.305J.306TEMP.K.307 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 84098SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
Title :
Project :
Date :06.22.22Drawn :TIM RADUENZ22_22Job No. :
Owner :
APN#: 029-171-530
Contractor :
PLANNING SET
Zoning: R-1
SHOBANA RAVI + SUKHENDU CHAKRABORTY
732 VERNON WAY
BURLINGAME, CA. 94010
oneDESIGN PLANNING formLot Size: 4,300 Sq. Ft.See Details ROOM FLOORING REMARKSWALLSPAINT CEILING MILLWORK CROWNPAINT 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 EQUIVALENT1ST FLR2ND FLRROOM FINISH SCHEDULEROOM FINISH SCHEDULEA9.0Scale: NA1SAFETY 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.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 TRUE S.D.L 3/4"MUNTIN BARS W/ SPACER BAR BETWEEN THE WINDOW PANES + MUNTINBARS ADHERED TO THE INTERIOR + EXTERIOR OF THE WINDOWS.2. 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 MEASURE EXT. DOORS & WINDOWS SCHEDULE A9.0Scale: NA21. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS§150.0 (q)2. REDUCED U-FACTOR (0.30) AND SHGC (0.20) FOR HIGH PERFORMANCEWINDOWS 2019 CAL ENERGY CODE §150.1 (c)3 A3. FENESTRATION MAX U-FACTOR 0.30. NO SHGC REQUIREMENT. PERTABLE 150.1-A & B4. MAX TOTAL AREA, 20%, NO MAX FOR WEST FACING AREA. PER TABLE150.1-A & B5. DOOR MAX U-FACTOR 0.20 PER TABLE 150.1-A & BCAL. GREEN REQUIREMENTS EXT. DOORS & WINDOWS ELEVATIONS A9.04Scale: 1/4" = 1'-0" 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) DISHWASHER(N) DISPOSALT.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 §4.504.2.1SECOND
FLOOR 3008. 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 BDNOTE # 1, 2TBDSTD.SEE DETAILSPRIMEDD.F. D.F. / P.T.6'-0" x 6'-8"SLIDER(N) M. BED3RD FLR TBS TBS PAINT (TBS) TBS(N) M. BED WOODFinish Schedule
A9.03RD FLR 2ND FLR 1ST FLRLO E (T)TBS TBS PAINT (TBS) TBS(N) M. W.I.C. WOODTBS TBS PAINT (TBS) TBS(N) M. BATH TILETBS TBS PAINT (TBS) TBS(N) STAIRS WOOD301302303304305306307NOTE # 1TBDSTD.SEE DETAILSPRIMEDPINECLAD(N) M. W.I.C.LO ECNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINECLAD2'-0" x 2'-0"AWNING(N) M. BATHLO E (T)TBDSTD.SEE DETAILSPRIMEDPINECLADTBDSTD.SEE DETAILSPRIMEDPINECLADLO E (T)HNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINECLAD5'-0" x 3'-6"DBL. HUNGLO EINOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE CLAD2'-6" x 1'-4"AWNING(N) STAIRSLO E (T)KNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE CLAD4'-0" x 3'-6"CASEMENTLO E(N) M. BATH(N) M. BATH(N) STUDY(N) M. BEDNOTE # 1NOTE # 1TBS TBS PAINT (TBS) TBS(N) BED-4 WOODTBS TBS PAINT (TBS) TBS(N) CLT-4 WOODTBS TBS PAINT (TBS) TBS(N) BATH-4 TILETBS TBS PAINT (TBS) TBS(N) OFFICE WOODADU TBS TBS PAINT (TBS) TBS(N) BED WOODTBS TBS PAINT (TBS) TBS(N) CLT. WOODTBS TBS PAINT (TBS) TBS(N) BATH TILETBS TBS PAINT (TBS) TBS(N) DEN CONC.TBS TBS PAINT (TBS) TBS(N) BATH-2 WOOD100101102103ANOTE # 1TBDSTD.SEE DETAILSPRIMEDD.F.D.F. / P.T.8'-0" x 6'-8"FRENCH DR.LO E (T)NOTE # 1TBDSTD.SEE DETAILSPRIMEDPINECLADLO ETBDSTD.SEE DETAILSPRIMEDPINECLADLO ETBDSTD.SEE DETAILSPRIMED LO E (T)CNOTE # 12'-0" x 2'-0"AWNINGDNOTE # 1, 26'-0" x 6'-8"ADUB4'-0" x 4'-6"CASEMENTFRENCH DR.D.F.D.F. / P.T.200GNOTE # 1, 2TBDSTD.SEE DETAILSPRIMEDDBL. HUNG(E) BED-3LO EPINE CLAD3'-0" x 5'-0"LO E2'-0" x 3'-6"CASEMENTJC2'-0" x 2'-0"AWNINGC2'-0" x 2'-0"AWNING(N) BATH-3 WOOD TBS TBS PAINT (TBS) TBS104ENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE CLADAWNINGLO E (T)(N) BATH-42'-6" x 2'-6"105FNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINECLADFIXEDLO E(E) KITCHEN2'-0" x 1'-6"106FNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINECLADFIXEDLO E(E) KITCHEN2'-0" x 1'-6"201ENOTE # 1TBDSTD.SEE DETAILSPRIMEDAWNING(N) BATH-2LO E (T)PINE CLAD2'-6" x 2'-6"(N) DEN @JADU(N) BATH @JADU(N) BED @JADU(N) DEN @JADU
Item No. 9c
Design Review Study City of Burlingame
Design Review and Special Permit
Address: 1116 Rosedale Avenue Meeting Date: November 28, 2022
Request: Application for Design Review and Special Permit for second floor balcony for a first and second
story addition to an existing single-unit dwelling.
Applicant and Architect: Audrey Tse, Insite Design, Inc. APN: 025-232-050
Property Owners: Deepti and Sanjiv Sinha Lot Area: 5,044 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: The subject property is an interior lot with an existing one-story, single-unit dwelling with
an attached garage. The proposed project includes a first and second story addition to the single -unit dwelling.
With this application, the floor area would increase from 1,588 SF (0.30 FAR) to 2,672 SF (0.53 FAR), where
2,714 SF (0.54 FAR) is the maximum allowed.
With the proposed addition the number of bedrooms would increase from two to four. Two parking spaces, one
of which must be covered, are required on site. There are currently no covered parking spaces on site because
the existing attached garage does not meet the clear interior dimensions to qualify for a covered parking space
(8’-3” x 16’-9” existing, where 8’-6” x 17’-6” is required for existing nonconforming conditions). However, with this
application, the attached garage will be enlarged to 10’-8” x 20’-0” clear interior dimensions (10’ x 18’ minimum
required) in order to provide one covered parking space . One uncovered parking space (9’ x 18’) is provided in
the driveway.
A Special Permit is being requested for a 43 SF second story balcony at the rear of the house (Special Permit
required for any second story balcony; 75 SF maximum allowed). All other Zoning Code requirements have
been met.
Accessory Dwelling Unit (ADU)
This project includes converting 486 SF of existing space on the main floor into a junior accessory dwelling unit
(JADU) and is located on the left side of the dwelling. Review of the JADU application is administrative and not
reviewed by the Planning Commission. Staff has determined the JADU complies with the JADU regulations.
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
▪ Special Permit for a second floor balcony (43 SF proposed where up to 75 SF is allowed with a Special
Permit) (C.S. 25.10.035(7)).
This space intentionally left blank.
Design Review and Special Permit 1116 Rosedale Avenue
2
1116 Rosedale Avenue
Lot Area: 5,044 SF Plans date stamped: November 16, 2022
EXISTING PROPOSED ALLOWED/REQUIRED
SETBACKS
Front (1st flr):
(2nd flr):
(Attached Garage):
19’-11”
n/a
31’-8”
20’-7” to porch
23’-5”
25’-0”
20’-1” (block average)
20’-1” (block average)
25’-0”
Side (left):
(right):
5’-0"
5’-0"
7’-11” (2nd floor)
5’-0” (2nd floor)
5’-0”
5’-0”
Rear (1st flr):
(2nd flr):
36’-4”
n/a
26’-7”
30’-8” (26’-7” to
balcony)
15’-0"
20’-0"
Lot Coverage:
1,588 SF
31.5%
1,639 SF
32.5%
2,018 SF
40%
FAR:
1,588 SF
0.30 FAR
2,672 SF
0.53 FAR
2,714 SF 1
0.54 FAR
# of bedrooms: 2 4 ---
Off-Street Parking: 0 covered
(8’-3” x 16’-9” clear
interior) 2
1 uncovered
(9’ x 18’)
1 covered
(10’-8” x 20’-0” clear
interior)
1 uncovered
(9 ’x 18’)
1 covered
(10’ x 18’ clear interior)
1 uncovered
(9' x 20')
Building Height: 16’-1” 28’-2” 30'-0"
Plate Height
(1st flr):
(2nd flr):
8’-3”
n/a
9’-0”
8’-0”
9’-0”
8’-0”
DH Envelope: n/a complies Window enclosure
exception applied to
right side
C.S. 25.10.055(A)(2)(a)
Second Floor
Balcony:
n/a 43 SF 3
(10’-0” right side
setback)
75 SF
(10’-0” side setbacks)
1 (0.32 x 5,044 SF) + 1,100 SF = 2,714 SF (0.54 FAR).
2 Existing attached garage does not meet the required clear interior dimensions to qualify as a covered
space.
3 Special Permit requested for second floor balcony (43 SF proposed where up to 75 SF is allowed
with a Special Permit).
Design Review and Special Permit 1116 Rosedale Avenue
3
Summary of Proposed Exterior Materials :
• Windows: Aluminum clad wood window with simulated true divided lites with wood trim.
• Siding: Cement plaster (smooth finish).
• Roof: Composition shingle.
• Other: Wood trellis, stone cladding, painted wood siding, wood railing, and wood column.
Staff Comments: None.
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 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.
Design Review and Special Permit 1116 Rosedale Avenue
4
Michelle Markiewicz
Associate Planner
c. Audrey Tse, Insite Design, Inc., applicant and architect
Attachments:
Application to the Planning Commission
Special Permit Application
Notice of Public Hearing – Mailed November 18, 2022
Area Map
RECEIVED
CITY OF BURLINGAME
CDD-PLANNING DIVISION
AUG 26 2022
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.
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.
3. How will the proposed project be consistent with the residential design guidelines adopted by
the City?
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.
The proposed project is in a neighborhood of homes with a predominant style of one and
two-story ranch homes with gabled and hipped shingle roofs and exterior finishes in
stucco and stucco/horizontal siding combination. The proposed project similarly matches
the style of the homes in the neighborhood. This special permit application is for the rear-
yard facing balcony on the 2nd floor. It is small in size (43sf) and serves mainly as an
area to get some fresh air outside the proposed office and supervise the children in the
The proposed project has low-profile gabled roofs with a similar pitch to the existing home
and those of houses in the neighborhood. Proposed exterior finishes match that which
exist in the neighborhood: stucco, painted horizontal siding, linear stacked stone
cladding, composite shingle roof. It will fit seamlessly into the neighborhood.
The proposed project is consistent with the residential design guidelines in that its shape,
form, massing and size is similar to 2-story homes in the neighborhood. Roof lines,
exterior finishes match that of the neighborhood. The project falls within the DHE and
max building height limitations.
No trees will be removed as part of the scope of this project. However, three new trees
will be planted on the property.
backyard while playing.
RECEIVED
CITY OF BURLINGAME
CDD-PLANNING DIVISION
AUG 26 2022
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.
How will the proposed structure or addition affect neighboring properties or structures on those properties?
If 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? If there is no
change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc.
with other structures in the neighborhood or area.
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.
How does the proposed structure or use compare aesthetically with structures or uses in the existing
neighborhood? If 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 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. If you don’t feel the
character of the neighborhood will change, state why.
3. How will the proposed project be consistent with the residential design guidelines adopted 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 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.
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.
Will any trees be removed as a result of this proposal? If 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. If no trees are to be removed, say so.
1116 Rosedale Avenue
300’ noticing
APN: 025-232-050
A1.0TITLE SHEETGENERAL SYMBOLSPROJECT DIRECTORYCODE DATAPROJECT DATALEGENDABBREVIATIONS[ inSite ]CONTACT: AUDREY TSE OR LAUREN LEEPHONE: (650) 235-9566, FAX: (650) 235-9596DESIGNER:1534 PLAZA LN. #318BURLINGAME, CA 94010BURLINGAME, CA1116 ROSEDALE AVE,SANJIV AND DEEPTI SINHAinSiteCLIENT/OWNER:ZONING DISTRICT: R3/UASSESSOR'S PARCEL #: 025-232-0501116 ROSEDALE AVE.LOCATION:BURLINGAME, CAarchitecture design interiorsDRAWING INDEX PROJECT DESCRIPTIONBURLINGAME, CA1116 ROSEDALE AVENUESINHA RESIDENCEALLOWABLE FAR FOR THE HOUSE: 1,100SF + 32% OF LOTLOT SIZE: 5,044 SFFLOOR AREA RATIO INFORMATIONLOT COVERAGE INFORMATIONADDITION OF POWDER ROOM, PRAYER ROOM, DECK , ADUFIRST FLOOR REMODEL AND ADDITION - KITCHEN, LIVING ROOM, DINING AREA, GARAGEEXISTING FAR HOUSE: HOUSE = 1,120 SFTOTAL EXISTING FAR HOUSE: 1,623 SFCONSTRUCTION HOURSLOCATION MAPNOTESBEYOND SCOPE OF THE BUILDING PERMIT ISSUED FOR THESE PLANSMAY REQUIRE FURTHER CITY APPROVALS INCLUDING REVIEW BY1. ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMEDTHE PLANNING COMMISSION.2. A GRADING PERMIT, IF REQUIRED, WILL BE OBTAINED FROM THEDEPARTMENT OF PUBLIC WORKS. GARAGE = 248 SFMONDAY - FRIDAY: 8:00AM - 7:00PMSATURDAYS: 9:00AM - 6:00PMNO 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 OR URGENT NECESSITY IN THE INTEREST OF PUBLIC HEALTH AND SAFETY, AND THEN ONLY WITH PRIOR WRITTEN APPROVAL FROM THE BUILDING OFFICIAL, WHICH APPROVAL SHALL BE GRANTEDFOR A PERIOD OF 3 DAYS. NO WORK ON SUNDAYS OR HOLIDAYS. HOLIDAYS ARETHE 1ST DAY OF JANUARY, 3RD MONDAY OF FEBRUARY, LAST MONDAY OF MAY,4TH DAY OF JULY, 1ST MONDAY OF SEPTEMBER, 11TH DAY OF NOVEMBER, 4THTHURSDAY OF NOVEMBER, OR 25TH DAY OF DECEMBER. IF 1ST DAY OF JANUARY4TH DAY OF JULY, 11TH DAY OF NOVEMBER OR 25TH DAY OF DECEMBER FALLS UPON A SUNDAY THE FOLLOWING MONDAY IS A HOLIDAY.CONSTRUCTION HOURS -3. CERTIFICATE OF OCCUPANCY WILL BE RESCINDED ONCE CONST.BEGINS. A NEW CERTIFICATE OF OCCUPANCY WILL BE ISSUED AFTERTHE PROJECT HAS BEEN FINALED. NO OCCUPANCY OF THE BUILDINGIS TO OCCUR UNTIL A NEW CERTIFICATE OF OCCUPANCY HAS BEENISSUED.ORDINANCES, RULES AND REGULATIONS:THESE PLANS ARE TO COMPLY TO THE FOLLOWING CODES,2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA FIRE CODEALL OTHER STATE, MUNICIPAL & LOCAL ORDINANCES, CODES,RULES & REGULATIONS, AS APPLICABLE2019 CALIFORNIA GREEN BUILDING STANDARDS CODE2019 CALIFORNIA ENERGY CODE2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA EXISTING BUILDING CODE2018 IBC, UMC, UPC AND 2017 NEC, AS AMENDED 2019 CALIFORNIA RESIDENTIAL CODEBY THE STATE OF CALIFORNIATITLE 24 AND GREEN BUILDING:JIM BLOMQUIST, CERTIFIED ENERGYCONTACT: JIM BLOMQUISTPHONE: 408-310-008141C HANGAR WAYWATSONVILLE, CA 95076STRUCTURAL ENGINEER:SUNG ENGINEERING, INC.CONTACT: PETER SUNGPHONE/FAX: 510-475-7900/510-475-791329300 KOHOUTEK WAY, SUITE #190UNION CITY, CA 94587ANALYST CEPE CEASECOND FLOOR ADDITION - PRIMARY SUITE, 2 BEDROOMS, 2 BATHROOMS, OFFICE, WORKOUT ROOM,CONSTRUCTION TYPE: V-BALLOWABLE FAR FOR THE HOUSE: 1,100SF + 1,614 SF = 2,714 SF1116 ROSEDALE AVE.BURLINGAME, CARESIDENCESINHA OFFICE #1 = 164 SF STORAGE LOFT = 91 SF LAUNDRY INTERIOR STAIR TO 2ND FLOOR ADDITIONA1.0 TITLE SHEETSU1 SURVEYA1.1 SITE PLANA1.2 BEST MANAGEMENT PRACTICESPW1.1 PUBLIC WORKS STANDARDSA2.0 EXISTING/DEMO PLANA2.1 CONSTRUCTION PLANA2.1A AREA CALCULATIONA2.1B AREA CALCULATIONA2.3 EXISTING AND PROPOSED ROOF PLANA4.1 EXISTING AND PROPOSED FRONT ELEVATIONA4.2 EXISTING AND PROPOSED RIGHT ELEVATIONA4.3 EXISTING AND PROPOSED REAR ELEVATIONA4.4 EXISTING AND PROPOSED LEFT ELEVATIONEXISTING LOT COVERAGE: 1,120 SF (HOUSE) + 248 SF (GAR) ALLOWABLE LOT COVERAGE - .40 X 5,044 SF = 2,018 SF + 164 SF (OFC #1), 50SF (PORCH = 1,582 SF 1ST FLOOR = 1,040 SFTOTAL PROPOSED FAR HOUSE: 2,673 SF 2ND FLOOR ADDITION = 1,372 SF 1ST FLOOR JADU = 486 SF - EXEMPTPROPOSED FAR HOUSE: GARAGE = 261 SFFIRE SPRINKLERS - EXISTING - NOPROPOSED LOT COVERAGE: 1,040 SF (1ST FLOOR) + 261 SF (GARAGE) +229 SF(DECK) + 27 SF (PORCH) + 306 SF (2ND FLOOR ABOVE EXEMPTJADU)= 1,863 SF
A1.1SITE PLAN[ inSite ]architecture design interiors 1116 ROSEDALE AVE.BURLINGAME, CARESIDENCESINHA ROSEDALE AVENUE(E) BUILDING FOOTPRINTPROPOSED SECOND FLOOR BUILDINGFOOTPRINT SHOWN DASHED(E) LANDSCAPE TO REMAIN(E) SHED TO BE REMOVED(E) WATER METER(E) GAS METER(E) ELECTRIC METER(E) CONCRETE DRIVEWAY TO REMAIN(E) LAWN TO REMAIN(E) TREE TO REMAIN15'-0" REAR SETBACK 5'-0" SIDE SETBACK5'-0" SIDE SETBACK(R) ELECTRICAL METERPROPOSED FIRST FLOORADDITION: 232 SFPROPOSED FIRST FLOORADDITION: 195 SFPROPOSED SECONDFLOOR ADDITION: 1,371 SFPROPOSED FIRST FLOOR BUILDINGFOOTPRINT SHOWN DASHED(N) MAGNOLIA ST. MARY(N) AUSTRALIAN WILLOWT.O.C. +14.3 PER SURVEYT.O.C. +14.2 PER SURVEY+14.9 SPOT ELEVATIONPER SURVEY+15.1 SPOT ELEVATIONPER SURVEY+14.8 SPOT ELEVATIONPER SURVEY+14.6 SPOT ELEVATIONPER SURVEY(E) ITALIAN CYPRESS TO REMAIN(E) HEDGES TO REMAIN(E) BUSHES TO REMAIN(E) SAPLING TO REMAIN(E) HEDGES TO REMAIN(E) SAPLING TO REMAIN(E) BUSHES TO REMAIN(E) CLEANOUT
A1.21116 ROSEDALE AVE.BURLINGAME, CABMPsarchitecture design interiors[ inSite ]RESIDENCESINHA
PW.1PUBLIC WORKSarchitecture design interiors[ inSite ]STANDARD DETAILS1116 ROSEDALE AVE.BURLINGAME, CARESIDENCESINHA
A2.0EXISTING/DEMOLITION1116 ROSEDALE AVE.BURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCESINHAPLAN
A2.1CONSTRUCTION PLAN1116 ROSEDALE AVE.BURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCESINHA
A2.1AAREA CALCS1116 ROSEDALE AVE.BURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCESINHAPROJECT DATAPROJECT DATAZONING DISTRICT: R3/UASSESSOR'S PARCEL #: 025-232-0501116 ROSEDALE AVE.LOCATION:BURLINGAME, CAALLOWABLE FAR FOR THE HOUSE: 1,100SF + 32% OF LOTLOT SIZE: 5,044 SFFLOOR AREA RATIO INFORMATIONEXISTING LOT COVERAGE: 1,120 SF (HOUSE) + 248 SF (GAR) LOT COVERAGE INFORMATIONALLOWABLE LOT COVERAGE - .40 X 5,044 SF = 2,018 SFEXISTING FAR HOUSE: HOUSE = 1,120 SFTOTAL EXISTING FAR HOUSE: 1,623 SF 1ST FLOOR = 1,040 SFTOTAL PROPOSED FAR HOUSE: 2,673 SF 2ND FLOOR ADDITION = 1,372 SF GARAGE = 248 SF 1ST FLOOR JADU = 486 SF - EXEMPTPROPOSED FAR HOUSE: GARAGE = 261 SFCONSTRUCTION TYPE: V-BALLOWABLE FAR FOR THE HOUSE: 1,100SF + 1,614 SF = 2,714 SF OFFICE #1 = 164 SF STORAGE LOFT = 91 SF + 164 SF (OFC #1), 50SF (PORCH = 1,582 SFPROPOSED LOT COVERAGE: 1,040 SF (1ST FLOOR) + 261 SF (GARAGE) +229 SF(DECK) + 27 SF (PORCH) + 306 SF (2ND FLOOR ABOVE EXEMPTJADU)= 1,863 SF
A2.1BAREA CALCS1116 ROSEDALE AVE.BURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCESINHAPROJECT DATAZONING DISTRICT: R3/UASSESSOR'S PARCEL #: 025-232-0501116 ROSEDALE AVE.LOCATION:BURLINGAME, CAALLOWABLE FAR FOR THE HOUSE: 1,100SF + 32% OF LOTLOT SIZE: 5,044 SFFLOOR AREA RATIO INFORMATIONEXISTING LOT COVERAGE: 1,120 SF (HOUSE) + 248 SF (GAR) LOT COVERAGE INFORMATIONALLOWABLE LOT COVERAGE - .40 X 5,044 SF = 2,018 SFEXISTING FAR HOUSE: HOUSE = 1,120 SFTOTAL EXISTING FAR HOUSE: 1,623 SF 1ST FLOOR = 1,040 SFTOTAL PROPOSED FAR HOUSE: 2,673 SF 2ND FLOOR ADDITION = 1,372 SF GARAGE = 248 SF 1ST FLOOR JADU = 486 SF - EXEMPTPROPOSED FAR HOUSE: PROPOSED LOT COVERAGE: 1,040 SF (1ST FLOOR) + 261 SF (GARAGE) +229 SF GARAGE = 261 SFCONSTRUCTION TYPE: V-BALLOWABLE FAR FOR THE HOUSE: 1,100SF + 1,614 SF = 2,714 SF OFFICE #1 = 164 SF STORAGE LOFT = 91 SF + 164 SF (OFC #1), 50SF (PORCH) = 1,582 SF(DECK) + 27 SF (PORCH) + 306 SF (2ND FLOOR ABOVE EXEMPTJADU)= 1,863 SF
A2.3EXISTING AND 1116 ROSEDALE AVE.BURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCESINHAPROPOSED ROOF PLAN
A4.1EXISTING ELEVATION1116 ROSEDALE AVE.BURLINGAME, CAPROPOSED ELEVATIONarchitecture design interiors[ inSite ]RESIDENCESINHAClass A composition shingleClass A composition shingleexterior cement plaster: smooth finishStone claddingGSM gutterGSM gutterTrellisPainted wood sidingAttic ventPainted wood fasciaDHE DEPARTURE - 14.95'AVERAGE OF FRONT LEFTAND REAR LEFT PROPERTYCORNER SPOT ELEVATIONS14.8' + 15.1'/2 = 14.95'DHE DEPARTURE - 14.75'AVERAGE OF FRONT RIGHTAND REAR RIGHT PROPERTYCORNER SPOT ELEVATIONS14.9' + 14.6'/2 = 14.75'+14.75'ATOC +14.25'14.2' + 14.3'/2 = 14.25'ATOC +14.25'14.2' + 14.3'/2 = 14.25'downspout. typ.ATOC +14.25'14.2' + 14.3'/2 = 14.25'
A4.2EXISTING ELEVATION1116 ROSEDALE AVE.BURLINGAME, CAPROPOSED ELEVATIONarchitecture design interiors[ inSite ]RESIDENCESINHAClass A composition shingleClass A composition shingleExterior cement plaster: smooth finishexterior cement plaster: smooth finishGSM gutterGSM gutterPainted wood sidingAttic ventPainted wood fasciaLine of storage loftATOC +14.25'14.2' + 14.3'/2 = 14.25'downspout. typ.ATOC +14.25'14.2' + 14.3'/2 = 14.25'
A4.3EXISTING ELEVATION1116 ROSEDALE AVE.BURLINGAME, CAPROPOSED ELEVATIONarchitecture design interiors[ inSite ]RESIDENCESINHAexterior cement plaster: smooth finishexterior cement plaster: smooth finishClass A composition shingleClass A composition shingleWood deck with painted rail and sidingWood siding at bay windowsGSM gutterPainted wood sidingAttic ventPainted wood fasciaATOC +14.25'14.2' + 14.3'/2 = 14.25'DHE DEPARTURE - 14.95'AVERAGE OF FRONT LEFTAND REAR LEFT PROPERTYCORNER SPOT ELEVATIONS14.8' + 15.1'/2 = 14.95'+14.95'downspout, typ.ATOC +14.25'14.2' + 14.3'/2 = 14.25'DHE DEPARTURE - 14.75'AVERAGE OF FRONT RIGHTAND REAR RIGHT PROPERTYCORNER SPOT ELEVATIONS14.9' + 14.6'/2 = 14.75'
A4.4EXISTING ELEVATION1116 ROSEDALE AVE.BURLINGAME, CAPROPOSED ELEVATIONarchitecture design interiors[ inSite ]RESIDENCESINHAClass A composition shingleClass A composition shingleexterior cement plaster: smooth finishGSM gutterGSM gutterdownspout, typ.ATOC +14.25'14.2' + 14.3'/2 = 14.25'
CITY OF BURLINGAME
Community Development Department
M E M O R A N D U M
DATE: November 22, 2022 Director's Report
TO: Planning Commission Meeting Date: November 28, 2022
FROM: Catherine Keylon, Senior Planner
SUBJECT: FYI – REVIEW OF AS-BUILT CHANGES TO A PREVIOUSLY APPROVED
DESIGN REVIEW PROJECT AT 1327 BENITO AVENUE, ZONED R-1.
Summary: An application for Design Review and Special Permit for building height for a new, two-
story single unit dwelling and detached garage at 1327 Benito Avenue, zoned R-1, was approved by
the Planning Commission on March 22, 2021 (see attached March 22, 2021 Planning Commission
Meeting Minutes). A building permit was issued for the project on September 16, 2021 and the
project construction is nearing completion. Planning staff responded to a request for a final
inspection on November 9, 2022 and noted several as-built changes that were not consistent with
the approved plans.
With this FYI application, the applicant is requesting approval of the following changes to the project:
All Elevations
1. Approved windows were aluminum clad wood with simulated true divided lights. The installed
windows contain no mullions (JELD-WEN series W550 - wood clad windows).
2. Approved plans show wood siding exterior finish with mitered corners. All exterior building
corners have corners boards installed.
Front Elevation
3. Front doors installed at the entry and den/bedroom#1 are a different style than what was
approved.
4. Front columns on right side were approved as tapered. Columns installed are square.
5. First floor roof on the left side of the house has a different slope than what was approved,
resulting in the face of the second floor above having more exposure below the window. The
original approval had the first floor roof terminating just below the bottom of the second floor
window above.
Left Elevation
6. Second floor window in Master bath/dressing area was eliminated.
Detached Garage
7. Approved garage door was shown as a wood raised panel garage door. The door installed
is metal and has a set of horizontal glass panels on the left side of the door.
Please also refer to the attached explanation letter and revised plans dated November 21, 2022.
Other than the changes detailed above and listed in the applicant’s letter and revised plans, there
are no other changes proposed to the 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 22, 2021 Planning Commission Minutes
Explanation Letter, dated November 21, 2022
Originally approved and proposed building elevations, date stamped November 21, 2022
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM OnlineMonday, March 22, 2021
b.1327 Benito Avenue, zoned R-1 - Application for Design Review and Special Permit for
building height for a new, two-story single family 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. (James Chu, Chu
Design Associates, applicant and designer; Joseph Hassoun, property owner) (108
noticed) Staff Contact: Michelle Markiewicz
All Commissioners have visited the project site. Commissioner Loftis noted that he was not present at the
March 8, 2021 meeting, but did visit the site and watched the video of the discussion.
Associate Planner Markiewicz provided an overview of the staff report.
Questions of staff:
> There were no questions of staff.
Chair Tse opened the public hearing.
James Chu, Chu Design Associates, represented the applicant.
Commission Questions/Comments:
> There were no questions/comments.
Public Comments:
> There were no public comments.
Chair Tse closed the public hearing.
Commission Discussion/Direction:
> I like the changes that the applicant made. I could see why they would need a Special Permit for
building height. The property does slope up from the lot. This is an approvable project.
> Agreed. I can make find the findings for the Special Permit for height as well.
> The Special Permit for height is something we typically approve on an upward sloping lot like this.
Commissioner Sargent made a motion, seconded by Commissioner Comaroto, to approve the
application. The motion carried by the following vote:
Aye:Sargent, Comaroto, Terrones, Tse, Gaul, Loftis, and Schmid7 -
Page 1City of Burlingame