HomeMy WebLinkAboutAgenda Packet - PC - 2023.03.27Planning Commission
City of Burlingame
Meeting Agenda
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Council Chambers/Online7:00 PMMonday, March 27, 2023
Consistent with Government Code Section 54953, this Planning Commission Meeting will be held via
Zoom in addition to in person.
To maximize public safety while still maintaining transparency and public access, members of the
public can observe the meeting virtually or attend the meeting in person. Below is information on how
the public may observe and participate in the meeting.
To Attend the Meeting in Person:
Location: 501 Primrose Road, Burlingame, California 94010
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To Provide Public Comment in Person:
Members of the public wishing to speak will be asked to fill out a "Request to Speak" card located on
the table by the door and then hand it to staff. The provision of a name, address, or other identifying
information is optional. Speakers are limited to three minutes each, however, the Chair may adjust
the time limit in light of the number of anticipated speakers.
To Provide Public Comment via Zoom:
During the meeting, public comment may be made by members of the public joining the meeting via
Zoom. Zoom access information is provided above. Use the "Raise Hand" feature (for those joining
by phone, press *9 to "Raise Hand") during the public comment period for the agenda item you wish
to address. The Zoom Host will call on people to speak by name provided or last 4 digits of phone
number for dial-in attendees. Speakers are limited to three minutes each, however, the Chair may
adjust the time limit in light of the number of anticipated speakers.
Page 1 City of Burlingame Printed on 3/23/2023
March 27, 2023Planning Commission Meeting Agenda
To Provide Public Comment via Email:
Members of the public may provide written comments by email to publiccomment@burlingame.org to
be read aloud during the public comment period for an agenda item. Emailed comments should
include the specific agenda item on which you are commenting, or note that your comment concerns
an item that is not on the agenda or is on the Consent Calendar. The length of the comment should
be commensurate with the three minutes customarily allowed for verbal comments which is
approximately 250-300 words. To ensure that your comment is received and read to the Planning
Commission for the appropriate agenda item, please submit your email no later than 5:00 p.m. on
March 27, 2023. The City will make every effort to read emails received after that time but cannot
guarantee such emails will be read into the record. Any emails received after the 5:00 p.m. deadline
which are not read into the record will be provided to the Planning Commission after the meeting.
1. CALL TO ORDER - 7:00 p.m. - Council Chambers/Online
To access the meeting by computer:
Go to www.zoom.us/join
Meeting ID: 833 2755 7873
Passcode: 911715
To access the meeting by phone:
Dial 1-669-900-6833
Meeting ID: 833 2755 7873
Passcode: 911715
2. ROLL CALL
3. APPROVAL OF MINUTES
There are no Meeting Minutes to approve.
4. APPROVAL OF AGENDA
5. PUBLIC COMMENTS, NON-AGENDA
The public is permitted to speak on items that are listed under the Consent Calendar, Commissioner ’s
Reports, Director Reports, Requests for Future Agenda Items, new items, or items not on the agenda .
Public comments for scheduled agenda items should wait until that item is heard by the Planning
Commission.
Persons are required to limit their remarks to three (3) minutes unless an extension of time is granted by
the Chair. Speakers desiring answers to questions should direct them to the Planning Commission and,
if relevant, the Commission may direct them to the appropriate staff member. The Ralph M. Brown Act
(the State local agency open meeting law) prohibits the Planning Commission from acting on any matter
that is not on the agenda.
6. STUDY ITEMS
There are no Study Items for review.
Page 2 City of Burlingame Printed on 3/23/2023
March 27, 2023Planning Commission Meeting Agenda
7. CONSENT CALENDAR
There are no Consent Calendar items for review.
8. REGULAR ACTION ITEMS
1205 Mills Avenue, zoned R-1- Application for Design Review and Special Permit for a
second floor balcony for a new, two -story single-unit dwelling and detached garage .
The project is Categorically Exempt pursuant to the California Environmental Quality
Act (CEQA), per Section 15303 (a). (John Mabe, JM3 Design, designer; Nitin Handa,
applicant, RRP Homes, LLC, property owner) (83 noticed) Staff Contact: Fazia Ali
a.
1244 El Camino Real, zoned R-3 - Application for amendment to a previously
approved Parking Variance for a two -story addition to add one dwelling unit and a new
attached garage at the rear of an existing two -story, 4-unit apartment building. The
project is Categorically Exempt pursuant to the California Environmental Quality Act
(CEQA), per Section 15301 (e) (2). (Dreiling Terrones Architecture Inc ., applicant and
architect; Worldco Holding LLC, property owner) (132 noticed) Staff Contact: Catherine
Keylon
b.
9. DESIGN REVIEW STUDY
There are no Design Review Study Items for review.
10. COMMISSIONER’S REPORTS
11. DIRECTOR REPORTS
- Commission Communications
- City Council regular meeting of March 20, 2023
12. FUTURE AGENDA ITEMS
13. ADJOURNMENT
Notice: Any individuals who require special assistance or a disability-related modification or
accommodation to participate in this meeting, or who have a disability and wish to request an
alternative format for the agenda, meeting notice, agenda packet or other writings that may be
distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday,
March 27, 2023 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
t h i s a g e n d a w i l l b e m a d e a v a i l a b l e f o r i n s p e c t i o n v i a
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.
Page 3 City of Burlingame Printed on 3/23/2023
March 27, 2023Planning Commission Meeting Agenda
An action by the Planning Commission is appealable to the City Council within 10 days of the Planning
Commission's action on March 27, 2023. If the Planning Commission's action has not been appealed
or called up for review by the Council by 5:00 p.m. on April 6, 2023, 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 3/23/2023
City of Burlingame
Design Review and Special Permit
Address: 1205 Mills Avenue Meeting Date: March 27, 2023
Request: Application for Design Review and Special Permit for a second story balcony for a new, two-story
single-unit dwelling and detached garage.
Applicant: Nitin Handa APN: 026-073-240
Designer: John Mabe III, JM3 Design Lot Area: 6,250 SF
Property Owner: RRP Homes, LLC Zoning: R-1
General Plan: Low Density Residential
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures, including one single-unit residence, or
a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this
exemption may be applied to the construction or conversion of up to three (3) single -unit residences as part
of a project.
Project Description: The subject property is an interior lot that contains an existing one-story single-unit
dwelling and a detached garage. The applicant is proposing to demolish all structures on the site and build a
new, two-story single-unit dwelling and new detached one-car garage with an accessory dwelling unit (ADU)
attached to it (see additional information below). The project proposes a total floor area of 3,329 SF (0.53
FAR) where 3,329 SF (0.53 FAR) is the maximum allowed (includes 119 SF front porch exemption).
A Special Permit is being requested for a 75 SF second story balcony at the rear of the house (Special Permit
required for any second story balcony; 75 SF maximum allowed).
There would be a total of five bedrooms in the proposed main dwelling. Per C.S. 25.48.030(L)(3)(a), no
parking is required for the ADU because it is located within one-half mile walking distance of public transit. In
addition, per C.S. 25.48.030(L)(5), when a garage is demolished in conjunction with the construction of an
ADU, those off-street parking spaces are not required to be replaced. Therefore, the proposed project has no
covered parking requirement. However, one covered parking space (10’-8” x 18’-3” clear interior dimensions)
is proposed with this project. One uncovered parking space (9’ x 18’) is required to remain on site and is
provided in the driveway. All other Zoning Code requirements have been met.
Accessory Dwelling Unit
This project includes a detached accessory dwelling unit (654 SF) attached to the proposed garage at the
rear of the site. Review of the ADU application is administrative only and is not reviewed by the Planning
Commission. Staff has determined that the ADU complies with the ADU regulations.
The applicant is requesting the following applications:
▪ Design Review for a new, two-story single-unit dwelling and detached garage (C.S.
25.68.020(C)(1)(a)); and
▪ Special Permit for second floor balcony (75 SF proposed where up to 75 SF is allowed with a Special
Permit) (C.S. 25.10.030 and 25.78.020(A)(7)).
Item No. 8a
Regular Action Item
Design Review and Special Permit 1205 Mills Avenue
-2-
1205 Mills Avenue
Lot Area: 6,250 SF Plans date stamped: March 20, 2023
PROPOSED ALLOWED/REQUIRED
Front Setbacks (1st flr):
(2nd flr):
15’-0” to front porch
20’-0”
15’-0” (block average is 14’-10”)
20’-0”
Side Setbacks (left):
(right):
10’-2”
4’-4”
4’-0”
4’-0”
Rear Setbacks (1st flr):
(2nd flr):
49’-10” to rear porch
54’-4”
15’-0”
20’-0”
Lot Coverage: 2,005 SF
32%
2,500 SF
40%
FAR: 3,329 SF
0.53 FAR
3,329 SF 1
0.53 FAR
# of bedrooms: 5 ---
Off-Street Parking: 1 covered
(10’-8” x 18’-3” clear interior
dimensions)
1 uncovered
(9’ x 18’)
0 covered ²
1 uncovered
(9' x 18')
Plate Heights (1st floor):
(2nd floor):
9’-0”
8’-0”
9’-0”
8’-0”
Building Height: 29’-2” 30'-0"
Declining Height Envelope: complies C.S. 25.10.55(A)(1)
Second Floor Balcony: 75 SF 3
(23’-10” left side setback &
10’-6” right side setback)
75 SF
(8’-0” side setbacks)
* ADU is exempt from lot coverage and floor area ratio.
1 (0.32 x 6,250 SF) + 1,100 SF + 229 SF = 3,329 SF (0.53 FAR)
2 When a garage is demolished in conjunction with the construction of an ADU, those off -street parking
spaces are not required to be replaced.
3 Special Permit required for a second floor balcony (75 SF second floor balcony proposed where 75 SF
is the maximum allowed).
Design Review and Special Permit 1205 Mills Avenue
-3-
Summary of Proposed Exterior Materials:
• Windows: metal clad wood windows with simulated divided lights
• Doors: wood entry door
• Siding: wood lap siding with corner boards
• Roof: composition shingle roof and standing seam mental roof
• Other: wood railing and wood sill
Staff Comments: None.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on January 9,
2023, the Commission had several suggestions regarding this project and referred the application to a design
review consultant (see attached January 9, 2023, Planning Commission Minutes).
The applicant submitted a response letter, dated March 16, 2023 and revised plans date stamped March 20,
2023 to address the Planning Commission’s comments. Please refer to the applicant’s letter for a detailed list
of the changes made to the project in response to the Commission’s comments.
Analysis and Recommendation by Design Reviewer: Please refer to the attached design reviewer’s
analysis and recommendation, dated March 12, 2023, for a detailed review of the project. 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. 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.
Design Review and Special Permit 1205 Mills Avenue
-4-
Suggested Findings for Design Review:
1. The proposed new 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; the proposed style of the
house will blend with the fabric of the existing neighborhood based on the proposed traditional mass
forms and architectural details such as hip and gable roofs, composition shingle and standing seam
metal roofing, metal clad wood windows with simulated divided lights, board and batten and wood lap
siding, wood doors, covered porches at the front and rear of the house, painted wood trim, corbels,
and roof eave brackets complement the architectural style of the house and are compatible with the
existing character of the neighborhood.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other
circumstances to accommodate the proposed development as shown on the proposed plans.
3. The project is designed and arranged to provide adequate consideration to ensure the public health,
safety, and general welfare, and to prevent adverse effects on neighboring property because the
project complies with setback, lot coverage, floor area ratio, building height, and declining height
envelope requirements.
For these reasons, the project may be found to be compatible with the requirements of the City's design
review criteria.
Required Findings for a Special Permit: Any decision to approve a Special Permit application in the R-1
zoning district pursuant to Chapter 25.78 shall be supported by written findings. In making such determination,
the following findings shall be made:
1. The blend of mass, scale, and dominant structural characteristics of the new construction or addition
are consistent with the existing structure’s design and with the well-defined character of the street and
neighborhood;
2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure
or addition are consistent with the existing structure, street, and neighborhood;
3. The proposed project is consistent with the residential design guidelines adopted by the City; and
4. Removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the City’s reforestation requirements, and that the mitigation for the removal that is
proposed is consistent with established City policies and practices.
Suggested Findings for a Special Permit (Second Floor Balcony):
1. The blend of mass, scale, and dominant structural characteristics of the proposed second story are
consistent with the existing dwelling and that the 75 SF second story balcony is within the maximum
balcony size allowed (75 SF) and is setback from the side property lines as required (10’-6” proposed
right side setback where 8’-0” is the minimum required).
2. The variety of façade, exterior finish materials, and elevations of the proposed second floor balcony
are consistent with the existing structure and will be screened by a planter box with vegetation.
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 Permit 1205 Mills 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
March 20, 2023, sheets A0.0 through A5.2, L-1 through L-4, and C0 through C6;
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 applicant shall provide a certification by the project
architect or residential designer, or another architect or residential design professional, that
demonstrates that the project falls at or below the maximum approved floor area ratio for the property;
Design Review and Special Permit 1205 Mills Avenue
-6-
11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners,
set the building footprint and certify the first-floor elevation of the new structure(s) based on the
elevation at the top of the form boards per the approved plans; this survey shall be accepted by the
City Engineer;
12. that prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as window
locations and bays, are built as shown on the approved plans; architectural certification documenting
framing compliance with approved design shall be submitted to the Building Division before the final
framing inspection shall be scheduled;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the project has been built according to the
approved Planning and Building plans.
Fazia Ali
Assistant Planner
c. Nitin Handa, applicant
John Mabe III, JM3 Design, designer
RRP Homes, LLC, property owner
Attachments:
January 9, 2023, Planning Commission Minutes
Design Review Analysis, dated March 12, 2023
Application to the Planning Commission
Special Permit Application
Planning Commission Resolution
Notice of Public Hearing – Mailed March 17, 2023
Area Map
G E N E R A L N O T E SC O N T A C T L I S TP R O J E C T D E S C R I P T I O NS H E E T I N D E XA0.0GENERAL NOTES / SHEET INDEXA1.0EXISTING SITE PLANA1.1NEW SITE PLANA2.0NEW FIRST & SECOND FLOOR PLANA2.1NEW GARAGE FLOOR PLAN / ELEVATIONS / BUILDING SECTIONSA3.0NEW ROOF PLANA4.0BUILDING SECTIONSA4.1BUILDING SECTIONSA5.1NEW EXTERIOR ELEVATIONSA5.2NEW EXTERIOR ELEVATIONSA7.0RENDERINGSA R C H I T E C T U R A LOWNER[T] 408 310 9987[CONTACT] JOHN MABE III[E] john@jm3design.com1205 MILLS AVEBURLINGAME, CA 94010[CONTACT] RRP HOMES LLCDOOR TAGKEY NOTEELEVATION TAGRENDERING/PHOTO TAGSDETAIL TAGSECTION TAGWINDOW TAG1.NEW SINGLE FAMILY RESIDENCE TOTAL 3,100 SQFTV I C I N I T Y M A PJM3 DESIGNS Y M B O L L E G E N DA0.0B U I L D I N G I N F O R M A T I O NPROJECT NAMEPROJECT ADDRESSAPN NUMBERPROPOSED USECONTACTPHONEMILLS NEW RESIDENCEBUILDING INFORMATION1205 MILLS AVEBURLINGAME,CA 94010026073240NEW SINGLE FAMILY RESIDENCEJOHN MABERESIDENTIAL CODEBUILDING CODEMECHANICAL CODEPLUMBING CODEELECTRICAL CODEFIRE CODESTATE AMENDMENTSLIFE SAFETY CODEACCESSIBILITY CODEENERGY CODEAPPLICABLE CODESCBC, 2019CMC, 2019CPC, 2019NEC, 2019UFC, 201920192019CEC 2019ZONEOCCUPANCYREQ'D FIRE SEPARATIONCONSTRUCTION TYPESPRINKLEREDFRONT SETBACK (1ST FLR)FRONT SETBACK (2ND FLR)REAR SETBACKSIDE SETBACKBUILDING.PLANNINGR-1R3(RESIDENTIAL)/U(GARAGE)NONEV, BNO15'-0"20'-0"20'-0"CBC 2019408.310.99871.ROOFING ASSEMBLIES1 ) ROOFING ASSEMBLIES SHALL BE DESIGNED TO PREVENT THE INTRUSION OF FLAMES AND EMBERS BETWEEN THE ROOF COVERING AND THE ROOFDECKING.2 ) ROOF VALLEY FLASHING SHALL BE MADE OF NOT LESS THAN 26-GAUGE GALVANZIED SHEET METLA INSLALLED OVER A MINIMUM 36" WIDEUNDERLAYMENT OF ONE LAYER OF 72" CAP SHEET RUNNING THE FULL LENGTH OF THE VALLEY.3 ) ROOF GUTTERS SHALL BE DESIGNED TO PREVENT THE ACCUMULATION OF LEAVES AND DEBRIS INTHE GUTTER.2.ATTIC VENTILATION1 ) ROOF ATTIC VENTS SHALL BE DESIGNED TO RESIST THE INTRUSION OF FLAMES AND EMBERS INTO THE ATTIC OF A STRUCTURE, OR SHALL BEPROTECTED WITH CORROSION RESISTANT, NONCOMBUSTIBLE WIRE MESH WITH 1/4" OPENINGS, OR EQUIVALENT.2 ) EAVE AND CORNICE VENTS SHALL BE DESIGNED TO RESIST THE INTRUSION OF FLAMES AND EMBERS INTO THE ATTIC OF A STRUCTURE, OR SHALLBE PROTECTED WITH CORROSION-RESISTANT, NONCOMBUSTIBLE WIRE MESH WITH 1/4" OPENINGS, OR EQUIVALENT.3 ) EAVE PROTECTION - EAVES AND SOFFITS SHALL BE PROTECTED BY IGNITION-RESISTANT MATERIALS OR NONCOMBUSTIBLE CONSTRUCTION ONTHE EXPOSED UNDERSIDE.3.EXTERIOR WALLS1 ) EXTERIOR WALLS SHALL BE DESIGNED USING IGNITION-RESISTANT MATERIALS, NONCOMBUSTIBLE CONSTRUCTION, HEAVY TIMBER, LOG WALLCOSTRUCTION OR EQUIVALENT.2 ) EXTERIOR WALL COVERINGS SHALL EXTEND FROM THE TOP OF THE FOUDATION TO THE ROOF, AND TERMINATE AT 2" NOMINAL SOLID WOODBLOCKING BETWEEN RAFTERS AT ALL ROOF OVERHANGS, OR TERMINATE AT AN EAVE ENCLOSURE.3 ) EXTERIOR WALL VENTS SHALL BE DESIGNED TO RESIST INTRUSION OF FLAME AND EMBERS INTO THE STRUCTURE, OR SHALL BE PROTECTED WITHA CORROSION RESISTANT, NONCOMBUSTIBLE WIRE MESH WITH 1/4" OPENINGS, OR EQUIVALENT.4 ) EXTERIOR WINDOW, WINDOW WALL, AND GLAZED DOOR ASSEMBLIES SHALL HAVE A 20-MINUTE FIRE-RESISTANT RATING, OR BE DESIGNED USINGINSULATING-GLASS UNITS WITH A MINUMUM OF ONE TEMPERED PANE, OR GLASS BLOCK UNITS.5 ) EXT. DOOR ASSEMBLIES SHALL HAVE A 20-MIN. FIRE RESISTANT RATING, OR BE DESIGNED USING NONCOMBUSTIBLE CONSTRUCTION, OR BECONSTRUCTED OF SOLID-CORE WOOD HAVING STILES AND RAILS NOT LESS THAN 1 3/8" THK., AND FIELD PANELS NOT LESS THAN 1 14" THK..6 ) EXTERIOR VEHICLE ACCESS DOORS SHALL BE NON-COMBUSTIBLE OR EXTERIOR FIRE-RETARDANT TREATED WOOD.CRC, 2019JM3 DESIGNSHEET INDEX / GENERALNOTES / CONTACT LISTRESIDENTIAL DESIGNERProject DateProject #Dwg Title520.2022Mills Res.New ResidenceBurlingame, Ca 940101205 Mills Ave07.20.2022L-1MATERIALS PLANL A N D S C A P E[T] 408-605-9973[CONTACT] TODD KALBFELD[E] tkalbfeld@sbcglobal.netTODD KALBFELDLANDSCAPE DESIGNLANDSCAPE ARCHITECT4'-0"APN #026073240L-2PLANTING PLANL-3HYDRO-ZONE PLANL-4IRRIGATION PLANC0COVER SHEETC1GRADING AND DRAINAGE PLANC2CONSTRUCTION DETAILSC3EROSION AND SEDIMENT CONTROL PLANC4BEST MANAGEMENT PRACTICES (BMP SHEET)C5CITY STANDARD DETAILSC6ENCROACHMENT PERMIT NOTESC I V I L“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, SECTION18.07.110 FOR DETAILS.)(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION13.04.100 FOR DETAILS.)CONSTRUCTION HOURS IN THE CITY PUBLICRIGHT-OF-WAY ARE LIMITED TO WEEKDAYS ANDNON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.NOTE: CONSTRUCTION HOURS FOR WORK IN THE PUBLICRIGHT OF WAY MUST NOW BE INCLUDED ON THE PLANS.CITY INFORMATION110.18.2022RESPONSE TO CITY COMMENTSRECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION3.20.23REVISED
EXISTING /DEMO SITE PLAN1/8" = 1'-0"01PROPERTY LINEAREA OF EXISTING LANDSCAPESYMBOL LEGEND100.00SITE PLAN KEYNOTESSITE GRADING PER 2019 CBC 1804.41804.4 SITE GRADING. THE GROUND IMMEDIATELY ADJACENT TOTHE FOUNDATION SHALL BE SLOPED AWAY FROM THE BUILDINGAT A SLOPE OF NOT LESS THAN ONE UNIT VERTICAL IN 20 UNITSHORIZONTAL (5 PERCENT SLOPE) FOR A MINIMUM DISTANCEOF 10 FEET MEASURED PERPENDICULAR TO THE FACE OFTHE WALL. IF PHYSICAL OBSTRUCTIONS OR LOT LINESPROHIBIT 10 FEET OF HORIZONTAL DISTANCE, A 5-PERCENTSLOPE SHALL BE PROVIDED TO AN APPROVED ALTERNATIVEMETHOD OF DIVERTING WATER AWAY FROM THEFOUNDATION. SWALES USED FOR THIS PURPOSE SHALL BESLOPED A MINIMUM OF 2 PERCENT WHERE LOCATED WITHIN10 FEET OF THE BUILDING FOUNDATION. IMPERVIOUSSURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATIONSHALL BE SLOPED A MINIMUM OF 2 PERCENT AWAY FROM THEBUILDING.A1.0NEXISITNG SITE PLANPROPERTY LINEEXISTING DRIVEWAY TO BE REMOVEDREAR SETBACKEXISTING RESIDENCE TO BE DEMOLISHEDSIDE SETBACKFRONT SETBACKEXISTING CONCRETE WALKEXISTING GAS METER LOCATION(E) SEWER SERVICE TO MAIN RES.EXISTING 1 1/2" WATER METER LOCATIONEXISTING SEWER CLEANOUTREMOVE EXISTING TREEREMOVE EXISTING DETACHED GARAGEREMOVE EXISTING DECKEXISTING OVERHEAD POWERLINESEXISTING GAS METEREXISTING ELEC. PANELELEC PANEL100 AMPJM3 DESIGNM I L L S A V E N U ESITE INFORMATION / CALCULATIONSTOTAL AREA OF PROPERTY6,250 SQ FT.TOTAL AREA OF (E) GARAGE486 SQ FT.AREA OF EXISTING RESIDENCE780 SQ FT.FLOOR AREA RATIOALLOWED 32% +1,100SQFT6,250 SQ. FT. / 1,266 SQ. FT. = 20 %Dwg TitleMills Res.New ResidenceBurlingame, Ca 940101205 Mills AveProject DateProject #520.202207.20.2022APN #026073240110.18.2022RESPONSE TO CITY COMMENTS
CONCON50.00125.00
SITE PLAN KEYNOTESSITE GRADING PER 2019 CBC 1804.41.1804.4 SITE GRADING. THE GROUND IMMEDIATELY ADJACENT TO THEFOUNDATION SHALL BE SLOPED AWAY FROM THE BUILDING AT ASLOPE OF NOT LESS THAN ONE UNIT VERTICAL IN 20 UNITSHORIZONTAL (5 PERCENT SLOPE) FOR A MINIMUM DISTANCE OF 10FEET MEASURED PERPENDICULAR TO THE FACE OF THE WALL. IFPHYSICAL OBSTRUCTIONS OR LOT LINES PROHIBIT 10 FEET OFHORIZONTAL DISTANCE, A 5-PERCENT SLOPE SHALL BE PROVIDEDTO AN APPROVED ALTERNATIVE METHOD OF DIVERTING WATERAWAY FROM THE FOUNDATION. SWALES USED FOR THIS PURPOSESHALL BE SLOPED A MINIMUM OF 2 PERCENT WHERE LOCATEDWITHIN 10 FEET OF THE BUILDING FOUNDATION. IMPERVIOUSSURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION SHALL BESLOPED A MINIMUM OF 2 PERCENT AWAY FROM THE BUILDING.2.ALL DRAINAGE MUST BE DIRECTED TO THE RIGHT OF WAY.3.PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS ANDINSTALL A NEW 4" LATERAL AND WYE TO MAIN, ALL WATER LINECONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINEARE TO BE INSTALLED PER CITY STANDARD PROCEDURES ANDSPECIFICATION, AND ANY OTHER UNDERGROUND UTILITY WORKSWITHIN CITY'S RIGHT-OF-WAY. (PLEASE CALL-OUT THESE ITEMS TO BEREMOVED AND REPLACED ON THE SITE PLAN. ALL ABANDONEDSEWER LATERAL OR WATER SERVICE SHALL BE DISCONNECTED ATTHE MAIN AND PER CITY REQUIREMENTSN PROPERTY LINENEW CONCRETE DRIVEWAYREAR SETBACK1ST & 2ND FLOOR SIDE SETBACKNEW ROOF AREAFRONT SETBACKEXISTING CONCRETE WALKNEW GAS METER LOCATION ( SEE CIVIL DWGS)(E) SEWER SERVICE TO MAIN RES.( SEE CIVIL DWGS)(E) 1 1/2" WATER METER LOCATION ( SEE CIVIL DWGS)DENOTES (N) 250AMP ELECTRICAL PANELNEW AC CONDENSOR UNIT, PLATFORM ELEV 353.4(E) SEWER CLEANOUT(E)FENCE(N)DETACHED GARAGEEXISTING TREE TO BE REMOVEDEXISTING OVERHEAD POWERLINESLINE OF SECOND LEVELNEW ATTACHED ADUSITE INFORMATION / CALCULATIONSTOTAL AREA OF PROPERTY6,250 SQ FT.TOTAL AREA OF (N) GARAGE210 SQ FT.AREA OF (N) RESIDENCE (1ST FLOOR)1,657 SQ FT.FLOOR AREA RATIO ALLOWED32% +1,100SQFT+210PROPERTY LINENEW RESIDENCE & GARAGE & ADUSYMBOL LEGEND100.00NEW GAS METERNEW ELEC. PANELELEC PANEL200 AMPA1.1NEW SITE PLANDwg TitleMills Res.New ResidenceBurlingame, Ca 940101205 Mills Ave.JM3 DESIGNNEW SITE PLAN1/8" = 1'-0"01ADJACENT HOUSE LOCATIONLOT 1746-M-4ADJACENT HOUSE LOCATIONADJACENT HOUSE LOCATIONLOT 1946-M-4NEW RESIDENCELOT 18, BLOCK 34-M-4612.0512.0011.8111.65BFE = 14.00FF = 15.3032% (6,250 SQFT) = 2,000 SQFT +1,100 SQFT 210 SQFT 3,310 SQFTELEC PANEL
200 AMP
NEIGHBORHOOD SETBACK DIAGRAMNEIGHBORING PROPERTY SETBACK14'-10" SQ FT.14.70T.O.DECK14.70T.O.DECKNEIGHBORING PROPERTY SETBACK15'-0" SQ FT.AVERAGE SETBACK ON THE STREET14'-10" SQ FT.CORNER LOT NOT CONSIDEREDCORNER LOT NOT CONSIDEREDM I L L S A V E N U EL A G U N A A V E N U EP A L O M A A V E N U E14.03GRADE14.03GRADE14.03GRADE14.03GRADEOWNERS PROPERTY SETBACK14'-5 1/2" SQ FT.Project DateProject #520.202207.20.2022APN #026073240NEW GARAGELOT 18, BLOCK 34-M-46THAT IF A NEW A/C UNIT OR MECHANICAL EQUIPMENT IS GOING TO BEINSTALLED ON THE EXTERIOR OF THE BUILDING, THE NEW EQUIPMENTCANNOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (DBA) OF SIXTY(60) DBA DAYTIME (7:00 A.M. - 10:00 P.M.) OR FIFTY (50) DBA NIGHTTIME(10:00 P.M. - 7:00 A.M.) AS MEASURED FROM THE PROPERTY LINE. BMC25.58.050NOTE:NEW ADULOT 18, BLOCK 34-M-46T.O.CT.O.CT.O.CT.O.CTOP OF CURBNEW CONCRETE PAVING, SEELANDSCAPE PLANS FOR MOREINFORMATIONXX.XT.O.CBFE = 14.00FF = 15.30BFE = 14.00FF = 15.00110.18.2022RESPONSE TO CITY COMMENTSAREA OF (N) ADU654 SQ FT.AREA OF (N) RESIDENCE (2ND FLOOR)1,441 SQ FT.TOTAL RESIDENCE3,308 SQ FT.SITE INFORMATION / CALCULATIONSTOTAL AREA OF PROPERTY6,250 SQ FT.TOTAL AREA OF (N) GARAGE210 SQ FT.AREA OF (N) RESIDENCE (1ST FLOOR)1,657 SQ FT.LOT COVERAGE RATIOALLOWED 40%40% (6,250 SQFT) = 2,500 SQFT. 2,129 SQFT.<2,500TOTAL2,129 SQ FT.AREA OF REAR COVERED PORCH195 SQ FT.AREA OF PORCH (REAR)195 SQ FT.AREA OF PORCH (FRONT)67 SQ FT. A COPY OF A SUBMITTED FEMA LOMA IS REQUIRED TO PUBLIC WORKSENGINEERING PRIOR TO BUILDING PERMIT FINALNOTE:2ND LVL DECKABOVE333302.07.2023RESPONSE TO CITY COMMENTS
WHCONCON02NEW SECOND FLOOR PLAN1/4"=1'-0"NEW FLOOR PLAN KEYNOTESFLOOR PLAN LEGENDFLOOR PLAN GENERAL NOTES1.ALL DIMENSIONS ARE GIVEN TO FACE OF STUD, U.O.N.2.ALL WORK SHALL BE ERECTED AND INSTALLED PLUMB, LEVEL, SQUARE,TRUE AND IN PROPER ALIGNMENT.3.COORDINATE LIGHTING & SWITCHES WITH CONTRACTOR/OWNER PRIOR TOINSTALLATION.4.ALL DOORS TO MAINTAIN A 4" JAMB CLOSES TO THE HINGE SIDE U.O.N.BATHTUB AND SHOWER FLOORS AND WALLS ABOVE BATHTUBS WITHINSTALLED SHOWER HEAD AND IN SHOWER COMPARTMENTS SHALL BEFINISHED WITH A NONABSORBENT SURFACE. SUCH WALL SURFACE SHALLEXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR PERCRC R307.25.CONTROL VALVES AND SHOWER HEADS SHALL BE LOCATED ON THESIDEWALL OF SHOWER COMPARTMENTS OR BE OTHERWISE ARRANGEDSO THAT THE SHOWER HEAD DOES NOT DISCHARGE DIRECTLY AT THEENTRANCE TO THE COMPARTMENT AND THE BATHER CAN ADJUST THEVALVES PRIOR TO STEPPING INTO THE SHOWER SPRAY.6.EXTERIOR BEARING WALLS LESS THAN FIVE FEET FROM THE PROPERTYLINE WILL BE BUILT OF ONE-HOUR FIRE-RATED CONSTRUCTION. 2019 CRCTABLE R302.1(1) § OR 2019 CBC, TABLE 602)NEW BUILT-IN SHOWER, WITH TEMPERED GLASS DOOR AND WALLSAPPLY 1/2" GYP. BD. TO THE INTERIOR SIDE OF GARAGE WALL.THE GYPSUM BOARD ONTHE GARAGE SIDE ADJACENT TO THE LIVING SPACE SHALL EXTEND UP TO ROOFSHEATHING PER CRC R302.6.NEW 30” MIN. DEEP LANDING AT ALL INSWINGING EXTERIOR DOORS PER CRC R311.3.LANDING TO BE NOT MORE THAN 7.75” LOWER THAN DOOR THRESHOLD PER CRCR311.3.1.SHOWER HEAD AND CONTROL VALVE LOCATIONNEW ELECTRIC DRYER/WASHER01NEW FIRST FLOOR PLAN1/4"=1'-0"NEW 22" SHOWER GLASS DOOR MIN.SYMBOLDESCRIPTIONDENOTES NEW WALLINSTALL FIBER-CEMENT BOARDS OR REINFORCEDGYPSUM, EXTEND AT LEAST 6 FEET ABOVE FLOORLEVEL AT ALL SHOWER LOCATIONS.LINE OF SECOND LEVELLOCATION OF NEW WATER HEATERNA2.0NEW FIRST & SECONDFLOOR PLANJM3 DESIGN6'-0"x5'-0"CASEMENT3'-0"x5'-0"
CASMT
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CASMT 16'-0"x7'-0"SLDR DR6'-0"x5'-0"SLDR6'-0"x5'-0"SLDR5'-0"x4'-6"SLIDER2'-6"x5'-0"CASMT2'-6"x5'-0"CASMT
2'0"x3'0"CSMNT3'0"x5'0"
CASMT
3'0"x5'0"
CASMT
6'0"x4'0"
SLDR
2'0"x3'0"
CASMT
2'0"x3'0"
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4'0"x3'0"CSMNT4'0"x4'0"CSMNT6'0"x7'0"
FRENCH DR
3'0"x4'0"
CASMT
3'0"x4'0"
CASMT
3'-0"x5'-0"
FIXED (TEMPERED)
3'0"x4'0"
CASMT3'0"x4'0"
CASMT 2'8"x6'8"2'8"x6'8"2'4"x6'8"
2'4"x6'8"2'4"x6'8"4'0"x6'8"2'4"x6'8"2'8"x6'8"2'4"x6'8"2'4"x7'0"5'0"x7'0"2'6"x7'0"2'6"x7'0"2'4"x7'0"3'0"x7'0"2'8"x7'0"2'4"x7'0"2'4"x7'0"2'4"x7'0"2'4"x7'0"2'4"x7'0"Dwg TitleMills Res.New ResidenceBurlingame, Ca 940101205 Mills AveProject DateProject #520.202207.20.2022APN #0260732401.DOOR MATERIALS:SC = SOLID CORE WOOD2.FRAME MATERIALS:WD = WOOD WITH PAINT FINISH3.ALL DOOR HARDWARE FINISHES TO BE VERIFIED WITH JM3DESIGN PRIOR TO PURCHASE.4.THRESHOLDS SHALL NOT HAVE A RISE GREATER THAN 1/2 INCH (SECTION 1004.9, 2016CBC).5.ALL DOORS SHALL BE EQUIPPED WITH HARDWARE CENTERED BETWEEN 30" AND 44" AFF.6.PROVIDE A MINIMUM 36-INCH DEEP LANDING OUTSIDE ALL EXTERIOR DOORS (NOT MORETHAN 8 INCHES LOWER THAN THRESHOLD FOR IN-SWINGING DOORS, AND CONFIRM ANDSPECIFY NOT MORE THAN 1 INCH LOWER THAN THRESHOLD FOR OUT-SWINGING DOORS)2016 CBC 1003.3.1.77.DOOR TYPE:SLD - SLIDERDR- SWING DOORPD - POCKET DOOR1.WINDOW SIZE IS FOR SCHEMATIC PURPOSES. CONTRACTOR/OWNER SHALL COORDINATE APPLICABLESIZES2.AVAILABLE BY MANUFACTURER OF CHOICE WITH OWNER PRIOR TO PURCHASE, WHILE MAINTAININGALL REQ. CLEARANCES AND CODES.3.ALL GLAZING MEETING ALL OF THE FOLLOWING CONDITIONS SHALL BE TEMPERED:A. EXPOSED AREA OF AN INDIVIDUAL PANE IS GREATER THAN 9 SQUARE FEETB. EXPOSED BOTTOM EDGE IS LESS THAN 18" ABOVE THE FLOORC. EXPOSED TOP EDGE IS GREATER THAN 36" ABOVE THE FLOOR4.ALL GLAZING MEETING ANY OF THE FOLLOWING CONDITIONS SHALL BE TEMPERED T:A. GLAZING IN INGRESS AND EGRESS DOORS EXCEPT JALOUSIESD. GLAZING IN DOORS AND ENCLOSURES FOR BATHTUBS, WHIRLPOOLS, SHOWERS, ETC.5. VERIFY HARDWARE REQUIREMENTS AND FINISHES WITH OWNER AND WINDOW MANUFACTURERPRIOR TO PURCHASE AND INSTALLATION.6.WINDOW TYPE:SL - SLIDERDH - DOUBLE HUNGCM - CASMENTFX- FIXEDDOOR & WINDOW NOTESWINDOW NOTESDOOR NOTES NEXT TO WINDOW SYMBOL ON PLANS AND ELEVATIONS DENOTES WINDOW TO MEETEGRESS REQUIREMENTS PER CBC SECTION 310.4. WINDOW DIMENSIONS (LISTED INELEVATION) SHALL HAVE A MINIMUM NET CLEAR AREA OF 5.7 SQUARE FEET. SILL HEIGHTSHALL NOT BE MORE THAN 44 INCHES ABOVE FINISH FLOOR. WHEN WINDOW IS IN OPENPOSITION, THE NET CLEAR WIDTH SHALL NOT BE LESS THAN 20", AND THE NET CLEARHEIGHT SHALL NOT BE LESS THAN 24". WINDOW SHALL BE OF A TYPE AND STYLE TO MATCHEXISTING AS FEASABLE.*******VAULTED CEILINGCOFFERED CEILINGTRAY CEILING2ND FLOOR BALCONY SETBACK22"X30" ATTIC ACCESS73 SQFT SECOND FLOOR BALCONY6'-0"x5'-0"CASEMENT110.18.2022RESPONSE TO CITY COMMENTS6'-0"x5'-0"CSMNT6'-0"x5'-0"CSMNT2'8"x6'8"302.07.2023RESPONSE TO CITY COMMENTS
02NEW GARAGE / ADU FLOOR PLAN1/4"=1'-0"NEW KEYNOTESFLOOR PLAN LEGENDFLOOR PLAN GENERAL NOTES1.ALL DIMENSIONS ARE GIVEN TO FACE OF STUD, U.O.N.2.ALL WORK SHALL BE ERECTED AND INSTALLED PLUMB, LEVEL, SQUARE, TRUE ANDIN PROPER ALIGNMENT.3.COORDINATE LIGHTING & SWITCHES WITH CONTRACTOR/OWNER PRIOR TOINSTALLATION.4.ALL DOORS TO MAINTAIN A 4" JAMB CLOSES TO THE HINGE SIDE U.O.N. BATHTUBAND SHOWER FLOORS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWERHEAD AND IN SHOWER COMPARTMENTS SHALL BE FINISHED WITH ANONABSORBENT SURFACE. SUCH WALL SURFACE SHALL EXTEND TO A HEIGHT OFNOT LESS THAN 6 FEET ABOVE THE FLOOR PER CRC R307.25.CONTROL VALVES AND SHOWER HEADS SHALL BE LOCATED ON THE SIDEWALL OFSHOWER COMPARTMENTS OR BE OTHERWISE ARRANGED SO THAT THE SHOWERHEAD DOES NOT DISCHARGE DIRECTLY AT THE ENTRANCE TO THECOMPARTMENT AND THE BATHER CAN ADJUST THE VALVES PRIOR TO STEPPINGINTO THE SHOWER SPRAY.2X2 CORNER TRIM BOARD PAINTED TO MATCH SIDING01NEW GARAGE / ADU EXTERIOR ELEVATIONS1/4"=1'-0"SYMBOLDESCRIPTIONDENOTES NEW WALLNA2.1NEW DETACHED GARAGEFLOOR PLANJM3 DESIGNDwg TitleMills Res.New ResidenceBurlingame, Ca 940101205 Mills Ave7'0"x7'0" OVERHEAD DR1X8 WOOD LAP SIDING W/ CORNER BOARDSPRESIDENTIAL COMPOSITE ROOFINGWOOD GARAGE DOOR WITH LITESProject DateProject #520.202207.20.2022APN #026073240110.18.2022RESPONSE TO CITY COMMENTS3'-0"x5'-0"SGLHUNG6'0"x7'0"*8'0"x7'0"2'6"x7'0"2'8"x7'0"2'4"x7'-0"4'0"x7'0"4'0"x7'-0"6'-0"x5'-0"SLIDER6'-0"x3'-6"CSMNT1X8 WOOD LAP SIDING W/ CORNER BOARDSO.G.GUTTER W/ DOWNSPOUT, TYP.WATER HEATER CLOSETSTACKABLE WASHER & DRYERADU SINKSTOVE/OVENREFRIGERATORDISHWASHER211.30.2022RESPONSE TO CITY COMMENTS2'4"x7'-0"1X4 WOOD LAP SIDING W/ CORNER BOARDSKICHLER CYLINDER LIGHT, 12" TALL OUTDOOR SCONCETYP.FAUX WOOD RAFTER TAIL AT PEAK, TYP.PERMEABLE PAVERS OVER GRID TO PROTECT EXISTING TREE ROOTSSKYLIGHT ABOVEGRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.G.L.23.00'ROOF PEAK+13'-0" A.F.F.28.24'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.F.F.23.00'ROOF PEAK+13'-0" A.F.F.28.24'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.G.L.23.00'ROOF PEAK+13'-0" A.F.F.28.24'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.F.F.23.00'ROOF PEAK+13'-0" A.F.F.28.24'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.G.L.23.00'ROOF PEAK+13'-0" A.F.F.28.24'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.F.F.23.00'ROOF PEAK+13'-0" A.F.F.28.24'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.G.L.23.00'ROOF PEAK+13'-0" A.F.F.28.24'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.F.F.23.00'ROOF PEAK+13'-0" A.F.F.28.24'
CONCONSYMBOLDESCRIPTIONDENOTES NEW ROOFNEW & EXISTING ROOF PLAN KEYNOTESATTIC VENTILATION CALCULATIONSOFFIT VENT, MAKE AND MODEL TBD, FOR REQ. VENTING SEE CALCULATION THISSHEET.NEW EYEBROW VENTS, SEE CALCULATION BELOW FOR MORE INFORMATION.DENOTES ROOF SLOPENEW ROOF PLAN LEGENDDENOTES EYEBROW VENTS231 SQ. FT.TOTAL SQ. FT.AREA OF ATTIC SPACE231/ 150 = 1.54SQ. FT.TOTAL VENTING REQ.TOTAL VENTING PROVIDED1.54 SQ.FT. X 144= 221.76 SQ. IN.(4) EYEBROW VENTS=288 SQIN72 SQIN NFVA EA.TOTAL PROVIDED = 288 SQINNEW ROOF GENERAL NOTES1.ROOFING SHALL HAVE A CLASS "A" RATING WITH AN UNDER-LAYMENT OF 30#ASPHALT SATURATED FELT.2.ALL VENTS MUST BE LOUVERED AND COVERED WITH 1/8" NON COMBUSTIBLE,CORROSION RESISTANT METAL MESH VENTILATION CALCULATIONS 1/150 OFTHE AREA. VENT THRU EAVES USE (2)-1" HOLES IN BLOCKING EVERY OTHERBAY3.PROVIDE WEATHERPROOFING FOR ALL ROOF VENTS PER MANUFACTURERSSPECIFICATIONS4.FOR ALL FOUNDATION & SLAB DETAILS REFER TO STRUCTURAL DRAWINGS5.COORDINATE ALL PLUMBING VENTS ACCORDING TO NEW LAYOUT SEE SHEETA2.0NEW ROOF PLANDwg Title02NEW UPPER ROOF PLAN1/4"=1'-0"01NEW LOWER ROOF PLAN1/4"=1'-0"Mills ResidenceNew HouseBurlingame, Ca1205 Mills Ave1,428 SQ. FT.TOTAL SQ. FT.SECOND FLOORAREA OF LOWER ATTIC SPACE1,428/ 150 = 9.52 SQ. FT.TOTAL VENTING REQ.TOTAL VENTING PROVIDED9.52 SQ.FT. X 144= 1,370 SQ. IN.=50%= 685 UPPER=50%=685 LOWERUPPER ROOF AREA:(10) EYEBROW VENTS= 720 SQIN72 SQIN NFVA EA.TOTAL PROVIDED = 1,536 SQINDENOTES SOFFIT VENTSN 5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPEJM3 DESIGNFIRST FLOORLOWER ROOF AREA:(12) SOFFIT VENTS= 816 SQIN68 SQIN NFVA EA.A3.0Project DateProject #520.202207.20.2022APN #026073240DENOTES NEW DOWNSPOUTDENOTES NEW SPLASHBLOCK110.18.2022RESPONSE TO CITY COMMENTS
SYMBOLDESCRIPTIONNEW BUILDING LEGENDNEW BUILDING SECTION KEYNOTESNONE01NEW BUILDING SECTIONS1/4"=1'-0"DENOTES NEW INSULATION02NEW BUILDING SECTIONS1/4"=1'-0"A4.0JM3 DESIGNBUILDING SECTIONSDwg TitleMills Res.New ResidenceBurlingame, Ca 940101205 Mills AveProject DateProject #520.202207.20.2022APN #026073240110.18.2022RESPONSE TO CITY COMMENTSGRADE-1'-3"FIN. FLR.+0'-0"TOP PLATE HGT+9'-0" A.F.F.2ND FLR. FIN.+10'-0" A.F.F.TOP PLATE HGT.+18'-0" A.F.F.ROOF PEAK+24'-11" A.F.F.14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.24.24'25.24'33.24'D.H.E.-3'- 5"11.85'39.35'GRADE-1'-3"FIN. FLR.+0'-0"TOP PLATE HGT+9'-0" A.F.F.2ND FLR. FIN.+10'-0" A.F.F.TOP PLATE HGT.+18'-0" A.F.F.ROOF PEAK+24'-11" A.F.F.D.H.E.-3'- 5"TOP PLATE HGT+9'-0" A.F.F.2ND FLR. FIN.+10'-0" A.F.F.TOP PLATE HGT.+18'-0" A.F.F.ROOF PEAK+24'-11" A.F.F.25.00'26.00'34.00'40.10'TOP PLATE HGT+9'-0" A.F.F.2ND FLR. FIN.+10'-0" A.F.F.TOP PLATE HGT.+18'-0" A.F.F.ROOF PEAK+24'-11" A.F.F.25.00'26.00'34.00'40.10'14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.24.24'25.24'33.24'11.85'39.35'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'GRADE-1'-3"FIN. FLR.+0'-0"D.H.E.-3'- 5"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.11.85'
NEW BUILDING SECTION KEYNOTESNONE01NEW BUILDING SECTIONS3/8"=1'-0"02NEW BUILDING SECTIONS3/8"=1'-0"A4.1JM3 DESIGNBUILDING SECTIONSDwg TitleMills Res.New ResidenceBurlingame, Ca 940101205 Mills AveProject DateProject #520.202207.20.2022APN #02607324003NEW BUILDING SECTIONS3/8"=1'-0"110.18.2022RESPONSE TO CITY COMMENTSGRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.G.L.23.00'ROOF PEAK+13'-0" A.F.F.28.24'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.G.L.23.00'ROOF PEAK+13'-0" A.F.F.28.24'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.G.L.23.00'ROOF PEAK+13'-0" A.F.F.28.24'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.G.L.23.00'ROOF PEAK+13'-0" A.F.F.28.24'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.G.L.23.00'ROOF PEAK+13'-0" A.F.F.28.24'GRADE-1'-3"FIN. FLR.+0'-0"14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.D.H.E.-3'- 5"11.85'TOP PLATE HGT+9'-0" A.F.F.24.24'GARAGE CEIL HGT+9'-0" A.G.L.23.00'ROOF PEAK+13'-0" A.F.F.28.24'
01NEW EXTERIOR ELEVATIONS1/4"=1'-0"512COMPOSITION SHINGLE ROOFEXTERIOR ELEVATION KEYNOTES2" PAINTED SOLID WOOD SILL, TYP.O.G.GUTTER W/ DOWNSPOUT, TYP.METAL CLAD WOOD WINDOWS ANDERSON 400 A-SERIES FULL DIVIDEDLIGHT WITH MUNTINS BARS ADHERED TO THE INSIDE AND OUTSIDE OFTHE PANES AND SPACER IN BETWEEN THE PANES1X8 WOOD LAP SIDING W/ CORNER BOARDSTAPERED WOOD COLUMN, TYP.WOOD ENTRY DOORSTANDING SEAM METAL ROOFFAUX WOOD RAFTER TAIL AT PEAK, TYP.2X2 WOOD RAILING1X4 WOOD LAP SIDING W/ CORNER BOARDSLOCATION OF ADDRESS NUMBERS ON FRONT ELEVATION, WHICH AREPLAINLY LEGIBLE AND VISIBLE FROM ADJACENT ACCESS STREET ORROAD. THE NUMBER NEEDS TO CONTRAST WITH THEIR BACKGROUND,AND BE A MINIMUM STROKE OF 4" HIGH, WITH A MINIMUM STROKE OF1/2". CRC 319.1 AND SHALL BE EITHER INTERNALLY OR EXTERNALLYILLUMINATED.2X4 WD TRIM, PAINTEDKICHLER CYLINDER LIGHT, 12" TALL OUTDOOR SCONCEBOARD AND BATTEN SIDING PAINTED WHITEFRONT EXTERIOR ELEVATIONRIGHT SIDE EXTERIOR ELEVATIONBNEW EXTERIORELEVATIONSDwg TitleMills ResidenceNew HouseBurlingame, Ca1205 Mills AveJM3 DESIGNA5.1512512512512Project DateProject #520.202207.20.2022APN #0260732401205TEMPATOC CALCULATIONAVERAGE TOP OF CURBPROPOSEDALLOWED(11.15' + 11.59')/2 = 11.37'11.37' + X ' = X'( X ABOVE AVERAGE TOP OF CURB)11.37' + 30.0' = 41.05'(30' - 0" ABOVE AVERAGE TOP OF CURB)DECLINING HGT. ENVELOPE CALC.RIGHT SIDE (11.81' + 12.00')/2 = 11.90'LEFT SIDE (11.65' + 12.05')/2 = 11.85'POINTS OF DEPARTURETYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.512512GRADE-1'-3"FIN. FLR.+0'-0"TOP PLATE HGT+9'-0" A.F.F.2ND FLR. FIN.+10'-0" A.F.F.TOP PLATE HGT.+18'-0" A.F.F.ROOF PEAK+24'-11" A.F.F.14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.24.24'25.24'33.24'D.H.E.-3'- 5"11.85'39.35'A.T.O.C.-3'-11"11.37'GRADE-1'-3"FIN. FLR.+0'-0"TOP PLATE HGT+9'-0" A.F.F.2ND FLR. FIN.+10'-0" A.F.F.TOP PLATE HGT.+18'-0" A.F.F.ROOF PEAK+24'-11" A.F.F.14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.24.24'25.24'33.24'D.H.E.-3'- 5"11.85'39.35'A.T.O.C.-3'-11"11.37'110.18.2022RESPONSE TO CITY COMMENTS201.12.2023RESPONSE TO CITY COMMENTSTYP.TYP.GRADE-1'-3"FIN. FLR.+0'-0"TOP PLATE HGT+9'-0" A.F.F.2ND FLR. FIN.+10'-0" A.F.F.TOP PLATE HGT.+18'-0" A.F.F.ROOF PEAK+24'-11" A.F.F.14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.24.24'25.24'33.24'D.H.E.-3'-5"11.85'39.35'A.T.O.C.-3'-11"11.37'GRADE-1'-3"FIN. FLR.+0'-0"TOP PLATE HGT+9'-0" A.F.F.2ND FLR. FIN.+10'-0" A.F.F.TOP PLATE HGT.+18'-0" A.F.F.ROOF PEAK+24'-11" A.F.F.14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.24.24'25.24'33.24'D.H.E.-3'- 5"11.85'39.35'A.T.O.C.-3'-11"11.37'TYP.TYP.TYP.TYP.TYP.TYP.TYP.512PROPERTY LINE
PROPERTY LINE
9'-0"
9'-0"
9'-5"
30'-0"
30'-0"
24'-11"011/4"=1'-0"A5.2NEW EXTERIORELEVATIONSDwg TitleMills ResidenceNew HouseBurlingame, Ca1205 Mills AveJM3 DESIGN512512512512512512Project DateProject #520.202207.20.2022APN #026073240COMPOSITION SHINGLE ROOFEXTERIOR ELEVATION KEYNOTES2" WOOD SILL, TYP.O.G GUTTER W/ DOWNSPOUT, TYP.METAL CLAD WOOD WINDOWS ANDERSON 400 A-SERIES FULLDIVIDED LIGHT WITH MUNTINS BARS ADHERED TO THE INSIDE ANDOUTSIDE OF THE PANES AND SPACER IN BETWEEN THE PANES1X8 WOOD LAP SIDING W/ CORNER BOARDSTAPERED WOOD COLUMN, TYP.WOOD ENTRY DOORSTANDING SEAM METAL ROOFFAUX WOOD RAFTER TAIL AT PEAK, TYP.2X2 WOOD RAILING1X4 WOOD LAP SIDING W/ CORNER BOARDSLOCATION OF ADDRESS NUMBERS ON FRONT ELEVATION, WHICHARE PLAINLY LEGIBLE AND VISIBLE FROM ADJACENT ACCESSSTREET OR ROAD. THE NUMBER NEEDS TO CONTRAST WITH THEIRBACKGROUND, AND BE A MINIMUM STROKE OF 4" HIGH, WITH AMINIMUM STROKE OF 1/2". CRC 319.1 AND SHALL BE EITHERINTERNALLY OR EXTERNALLY ILLUMINATED2X4 WD TRIM, PAINTED, TYP.NEW WALL MOUNTED LIGHT FIXTURENEW BOARD AND BATTEN SIDING PAINTED WHITE2X10 PAINTED WD. TRIMWOOD CORBELATOC CALCULATIONAVERAGE TOP OF CURBPROPOSEDALLOWED(11.15' + 11.59')/2 = 11.37'11.37' + X ' = X'( X ABOVE AVERAGE TOP OF CURB)11.37' + 30.0' = 41.05'(30' - 0" ABOVE AVERAGE TOP OF CURB)DECLINING HGT. ENVELOPE CALC.RIGHT SIDE (11.81' + 12.00')/2 = 11.90'LEFT SIDE (11.65' + 12.05')/2 = 11.85'POINTS OF DEPARTURE110.18.2022RESPONSE TO CITY COMMENTS201.12.2023RESPONSE TO CITY COMMENTSTYP.TYP.TYP.TYP.TYP.GRADE-1'-3"FIN. FLR.+0'-0"TOP PLATE HGT+9'-0" A.F.F.2ND FLR. FIN.+10'-0" A.F.F.TOP PLATE HGT.+18'-0" A.F.F.ROOF PEAK+24'-11" A.F.F.14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.24.24'25.24'33.24'D.H.E.-3'-5"11.85'39.35'A.T.O.C.-3'-11"11.37'GRADE-1'-3"FIN. FLR.+0'-0"TOP PLATE HGT+9'-0" A.F.F.2ND FLR. FIN.+10'-0" A.F.F.TOP PLATE HGT.+18'-0" A.F.F.ROOF PEAK+24'-11" A.F.F.14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.24.24'25.24'33.24'D.H.E.-3'-5"11.85'39.35'A.T.O.C.-3'-11"11.37'GRADE-1'-3"FIN. FLR.+0'-0"TOP PLATE HGT+9'-0" A.F.F.2ND FLR. FIN.+10'-0" A.F.F.TOP PLATE HGT.+18'-0" A.F.F.ROOF PEAK+24'-11" A.F.F.14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.24.24'25.24'33.24'D.H.E.-3'-5"11.85'39.35'A.T.O.C.-3'-11"11.37'GRADE-1'-3"FIN. FLR.+0'-0"TOP PLATE HGT+9'-0" A.F.F.2ND FLR. FIN.+10'-0" A.F.F.TOP PLATE HGT.+18'-0" A.F.F.ROOF PEAK+24'-11" A.F.F.14.00'B.F.E15.24'EXISING/PROPOSEDFIN. FLR.24.24'25.24'33.24'D.H.E.-3'-5"11.85'39.35'A.T.O.C.-3'-11"11.37'TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.TYP.512512512PROPERTY LINE
PROPERTY LINE
01NEW EXTERIOR RENDERINGSN.T.S.A7.0JM3 DESIGNRENDERINGSDwg TitleMills Res.New ResidenceBurlingame, Ca 940101205 Mills AveProject DateProject #520.202207.20.2022APN #026073240110.18.2022RESPONSE TO CITY COMMENTS
557 SF1. FRONT YARD NON-TURF LOW WATER USE
2. SIDE YARD NON-TURF LOW WATER USE 208 SF
289 SF3. REAR YARD NON-TURF LOW WATER USE
572 SF4. REAR YARD LAWN HIGH WATER USE
LOW WATER USE LANDSCAPE AREA TOTAL 1,054 SF
HIGH WATER USE LANDSCAPE AREA TOTAL 572 SF
LANDSCAPE AREA TOTAL 1,626 SF
City of Burlingame
Parking Variance Amendment
Address: 1244 El Camino Real Meeting Date: March 27, 2023
Request: Application for amendment to a previously approved Parking Variance for a two-story addition to add
one dwelling unit and a new attached garage at the rear of an existing two-story, 4-unit apartment building.
Applicant and Architect: Dreiling Terrones Architecture, Richard Terrones APN: 026-096-270
Property Owners: World Co Holdings LLC Lot Area: 6,727 SF
General Plan: Medium-High Density Residential 20.01 - 50 dwelling units per acre Zoning: R-3
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (e) (2), which states that additions to existing structures
are exempt from environmental review, provided that the addition will not result in an increase of more than
10,000 SF, and if all public facilities are available for maximum development permissible in the general plan,
and the site is not in an environmentally sensitive area.
Background: On May 10, 2021, the Planning Commission approved an application for Design Review and a
Parking Variance to add one dwelling unit with a new attached garage at the rear of an existing two-story, 4-unit
apartment building at 1244 El Camino Real, zoned R-3. The approved project included demolishing the carport
at the rear of the site and adding an attached garage below the new unit. The garage does not contain vehicle
doors and was approved to be open (like a carport) on the South Elevation (facing the driveway); there is also
an opening for one of the garage spaces on the North Elevation. The garage was approved to contain
lifts/mechanical parking in each space (two vehicles per space), providing a total of six (6) covered parking
spaces. While the project was approved with the required number of off-street parking spaces, a Parking
Variance was required because six (6) of those spaces were in the form of parking lifts.
A building permit was issued for the new dwelling unit on September 23, 2021. The Planning and Building
Divisions completed their final inspections on December 16, 2022 and a temporary Certificate of Occupancy
was issued at that time. However, because the parking lifts were not installed and was the only outstanding
item, Planning staff did not sign off on the final inspection.
The applicant is now applying for an amendment to the Parking Variance to eliminate the parking lifts based on
Assembly Bill 2097 (AB 2097). This would reduce the previously approved number of parking spaces by three.
AB 2097: AB 2097 is a new State law that became effective January 1, 2023. This law prohibits public agencies
from imposing minimum automobile parking requirements on residential, commercial, and industrial projects
located within a half-mile of public transit. It does not apply to hotels, motels, bed and breakfast inns, or other
transient lodgings. The subject property is located on El Camino Real, which contains a major bus route and is
located within one-third of a mile from the Broadway Caltrain station.
Jurisdictions cannot deny a parking reduction for qualifying residential projects that satisfy any of the following:
1) a minimum of 20 percent of the units are dedicated to very low-, low- or moderate-income households,
students, the elderly or persons with disabilities;
2) the development contains 20 residential units or less; or
3) the development is subject to other applicable parking reductions provided by law.
Since the project is located within a half-mile of public transit and contains less than 20 residential units (five
units previously approved), this Parking Variance for parking reduction of three spaces must be approved by the
Planning Commission. However, because the previous entitlements were granted before adoption and effective
date of AB 2097, the applicant is required to amend the previous entitlements (Parking Variance).
Item No. 8b
Regular Action Item
Parking Variance Amendment 1244 El Camino Real
2
Current Request: The applicant is requesting an amendment to the previously granted Parking Variance to
eliminate the parking lifts approved under the previous project entitlements. Prior to the project being
constructed there were a total of seven on-site parking spaces; five covered spaces in the rear detached carport
and two uncovered spaces in front of the building. The newly added two-bedroom unit required two additional
parking spaces (two parking spaces for a two-bedroom unit). This brought the on-stie parking requirement to a
total of eight spaces, 80% (six spaces) of which must be covered.
The previously approved project included demolishing the carport at the rear of the site, which provided five
covered parking spaces and adding an attached garage below the new unit. The garage is more of a carport
since it does not contain vehicle doors and is open in design. The originally approved garage included parking
lifts in each space, that would provide a total of six covered parking spaces (two vehicles per space).
Given the recent adoption of AB 2097, the applicant is exercising this law to eliminate the previously approved
mechanical parking lifts and to now provide only three covered parking spaces in the garage below the new unit
(six spaces were approved with the lifts). With this revision there would be a total of six on-site parking spaces
for the five dwelling units:
• two existing uncovered spaces in front of the building;
• three covered spaces in the garage below the newly constructed unit at the rear; and
• one uncovered space in the right rear corner of the lot.
The applicant notes that the uncovered space in the right rear corner of the lot would be used as a flexible
parking space to accommodate guests, service vehicles or residents if needed.
Summary of Previously Approved Project: The project site contained four, one-bedroom residential units in a
two-story apartment building and a detached carport (for five vehicles) at the rear of the site. The approved
project included demolishing the rear carport and adding a new, two-story addition at the rear of the apartment
building. The addition added a new two-bedroom, two-bathroom unit on the second floor (entry and den on the
ground floor) and an attached garage below. With the proposed project, there was a slight increase in the lot
coverage from 2,761 SF (41%) to 2,848 SF (42%) where 3,363 SF (50%) is the maximum allowed. There is no
maximum floor area ratio in the R-3 zoning district.
An application for Design Review was required for the second story addition to the building pursuant to Code
Section 25.57.010 (b)(2). The existing building contains stucco siding, a brick wainscot, wood shutters, a Juliet
balcony at the front elevation, wrought iron railings on the south elevation, and asphalt compositing roof
shingles. There were no changes proposed to the front façade and portions of the side building facades
remained. The new exterior included a stucco finish with a wood bellyband between the first and second floors,
new aluminum clad wood windows with simulated true divided lites, a decorative wrought iron railing on the
south elevation and on part of the entrance door, and asphalt composition roof shingles. The overall height of
the addition was slightly taller at 23'-6" above average top of curb level, where 55’-0” is the maximum allowed;
the existing building measures 20’-5” in height. With this Parking Variance Amendment application, there are no
changes proposed to the exterior of the building.
A total of six on-site parking spaces are required for the four existing one-bedroom units (1.5 parking spaces per
unit required). The detached carport that was located at the rear of the site provided five covered parking
spaces (now has been demolished) and there are two uncovered spaces in front of the building, for a total of
seven on-site parking spaces prior to the 2021 project construction. The approved 2021 project included
retaining the two non-conforming uncovered parking spaces located in the front setback, which have been
documented to be in use on the site for several decades and will remain as-is, with no intensification.
The new unit at the rear has two bedrooms and requires two additional parking spaces, bringing the parking
requirement to a total of eight spaces, 80% (6 spaces) of which must be covered. The project included
demolishing the carport at the rear of the site and adding an attached garage below the new unit. The garage
does not contain vehicle doors and is open on the South Elevation (facing the driveway); there is also an
Parking Variance Amendment 1244 El Camino Real
3
opening for one of the garage spaces on the North Elevation. The garage that was previously approved with the
project in 2021 included lifts/mechanical parking in each space (two vehicles per space), that would provide a
total of six covered parking spaces, plus the two uncovered spaces at the front for a total of eight on-site
spaces.
While the project would comply with the required number of off-street parking spaces, a Parking Variance was
required because six of those spaces were to be in the form of parking lifts. Properties located within the
boundaries of the Downtown Specific Plan Area are permitted to use creative parking solutions (such as
stackers) by right, and in the North Burlingame or Rollins Road Mixed Use Districts stackers are allowed with
approval of a Conditional Use Permit (CUP). However, the subject property is in the R-3 zoning district and not
within the boundaries of the Downtown Specific Plan Area, therefore approval of a Parking Variance was
required to utilize the lifts to meet the parking requirement.
The following applications were approved by the Planning Commission on May 10, 2021:
Design Review for a first and second story addition to an existing residential apartment building (C.S.
25.28.045 and 25.57.010 (b)(2)); and
Parking Variance for the use of mechanical parking lifts to provide required parking spaces (C.S.
25.70.032).
1244 El Camino Real
Lot Size: 6,727 SF Plans date stamped: February 16, 2023
PREVIOUSLY
APPROVED
PROPOSED AMENDMENT
(2/16/23 plans)
ALLOWED/REQ’D
SETBACKS
Front: (1st flr):
(2nd flr):
No change
No change
No change 20'-0"
20'-0"
Right: (1st flr):
(2nd flr):
22'-0"
16'-0"
No change 4'-0"
5'-0"
Left Side: (1st flr):
(2nd flr):
5'-0"
5'-0"
No change 4’-0"
5'-0"
Rear: (1st flr):
(2nd flr):
15'-0"
15'-0"
No change 15'-0"
15'-0"
Lot Coverage: 2,848 SF
42%
No change 3,363 SF
50%
Off-Street
Parking:
2 (E) uncovered spaces
+
6 covered spaces in new
garage (all automated
vehicle stackers) 2
Total = 8 spaces
2 (E) uncovered spaces
+
3 covered spaces in new
garage/carport 2
+
1 uncovered flex space
(guest/service vehicle/extra)
Total = 6 spaces
4 (1-bdr unit) x 1.5 = 6
1 (2-bdr units) x 2 = 2
Total = 8 spaces
(6 spaces must be
covered)
No minimum parking
required with AB 2097
Building Height: 23’-6” to new ridge No change 55'-0"
(CUP if > 35’-0”)
Parking Variance Amendment 1244 El Camino Real
4
1 Existing nonconforming uncovered parking spaces within the front setback, to remain as-is, no
intensification.
2 AB 2097 applied – Amending Parking Variance for the use of mechanical parking lifts to provide required
parking spaces.
Staff Comments: None.
Required Findings for Variance: Any decision to approve a Variance application pursuant to Chapter 25.84
shall be supported by written findings. In making such determination, the following findings shall be made:
A. There are exceptional or extraordinary circumstances or conditions applicable to the property involved that
do not apply generally to property in the same zoning district;
B. The granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship ;
C. The granting of the application will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and
D. That the use of the property will be compatible with the aesthetics, mass, bulk, and character of existing
and potential uses of properties in the general vicinity.
Suggested Variance Findings (Parking Variance Amendment to eliminate the mechanical parking lifts):
That the project was originally designed to provide the two new required parking spaces for the added two-
bedroom unit, as well as replace the parking spaces removed with the demolition of the rear carport in the form
of mechanical parking lifts; that the State of California recently passed AB 2097 which became effective January
1, 2023, which prohibits jurisdictions from requiring minimum parking standards for residential uses located
within a half-mile of public transit; that the application was originally approved prior to the adoption an effective
date of this law; that the applicant is now requesting an amendment to the previously approval to exercise AB
2097 to not install mechanical parking lifts; that the project site meets the criteria required to apply AB 2097 in
that it is located along El Camino Real, which is defined as a high quality transit corridor with bus service at 15-
minute intervals during both the A.M. and P.M. peak commute hours and the project site is within a half-mile of
the Broadway Caltrain station (which currently has weekend only service, but once Caltrain electrifies it will
become a weekday stop); and that the project meets the allowable parking reductions under AB 2097 because
it is a residential-only development with less than 20 residential units. For these reasons, the proposed project
may be found to be compatible with the Variance 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 revised plans submitted to the Planning Division date
stamped February 16, 2023, sheets A1.0 through A4.3;
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 first or second floors, or garage, which would include
adding or enlarging a dormer(s), shall require an amendment to this permit;
Parking Variance Amendment 1244 El Camino Real
5
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 or removal of the existing structures and any grading or earth moving on the site shall not
occur until a building permit has been issued and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District;
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. prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as window
locations and bays, are built as shown on the approved plans; architectural certification documenting
framing compliance with approved design shall be submitted to the Building Division before the final
framing inspection shall be scheduled;
11. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Division; and
12. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the project has been built according to the
approved Planning and Building plans.
Catherine Keylon
Senior Planner
c: Dreiling Terrones Architecture, Inc, Alicia Ader, applicant and architect
World Co Holdings, LLC, property owner
Parking Variance Amendment 1244 El Camino Real
6
Attachments
May 10, 2021 Planning Commission Meeting Minutes
Application to the Planning Commission
Applicant Letter of Explanation, dated February 6, 2023
Planning Commission Resolution (proposed)
Notice of Public Hearing – Mailed March 17, 2023
Area Map
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
6:00 PM OnlineMonday, May 10, 2021
c.1244 El Camino Real, zoned R-3 - Application for Design Review and Parking
Variance for parking stackers for a two-story addition to add one dwelling unit and a
new attached garage at the rear of an existing two-story, 4-unit building. This project is
Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant
to CEQA Guidelines Section 15301 (e)(2). (Dreiling Terrones Architecture, Richard
Terrones, applicant and architect; World Co Holdings LLC, property owner) (192
noticed) Staff Contact: Catherine Keylon
Commissioner Terrones was recused from this item because his office prepared the proposed
plans for the subject property. Vice Chair Loftis made a motion, seconded by Commissioner
Gaul, to approve the Consent Calendar item. The motion carried by the following vote:
Aye:Comaroto, Tse, Gaul, Loftis, Schmid, and Larios6 -
Recused:Terrones1 -
Page 1City of Burlingame
Secretary
RESOLUTION APPROVING CATEGORICAL EXEMPTION
AND PARKING VARIANCE AMENDMENT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for an
amendment to a previously approved Parking Variance for mechanical parking lifts to meet the parking
requirement for to add one dwelling unit and a new attached garage at the rear of an existing two-story,
4-unit apartment building at 1244 El Camino Real, zoned R-3, World Co Holdings LLC property owner,
APN: 026-096-270;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on March
27, 2023, 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 Article 19, Section 15301 (e) (2), which states that additions to existing
structures are exempt from environmental review, provided that the addition will not result in an
increase of more than 10,000 SF, and if all public facilities are available for maximum development
permissible in the general plan, and the site is not in an environmentally sensitive area, is hereby
approved.
2. Said Parking Variance Amendment is approved subject to the conditions set forth in Exhibit “A”
attached hereto. Findings for such Fence Variance 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 27th day of March, 2023 by the following vote:
EXHIBIT “A”
Conditions of Approval for Categorical Exemption and Parking Variance Amendment
1244 El Camino Real
Effective April 6, 2023
Page 1
1. that the project shall be built as shown on the revised plans submitted to the Planning Division
date stamped February 16, 2023, sheets A1.0 through A4.3;
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 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 or removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be required
to comply with all the regulations of the Bay Area Air Quality Management District;
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 and Parking Variance Amendment
1244 El Camino Real
Effective April 6, 2023
Page 2
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. 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.
1244 El Camino Real
300’ noticing
APN: 026-096-270
02.16.23