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Home My WebLink AboutAgenda Packet - PC - 2023.04.10Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers/Online7:00 PMMonday, April 10, 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 from home 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 To Observe the Meeting via Zoom: To access the meeting by computer: Go to www.zoom.us/join Meeting ID: 853 5916 2955 Passcode: 638026 To access the meeting by phone: Dial 1-346-248-7799 Meeting ID: 853 5916 2955 Passcode: 638026 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 4/6/2023 April 10, 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 April 10, 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: 853 5916 2955 Passcode: 638026 To access the meeting by phone: Dial 1-346-248-7799 Meeting ID: 853 5916 2955 Passcode: 638026 2. ROLL CALL 3. APPROVAL OF MINUTES Draft March 13, 2023 Planning Commission Meeting Minutesa. Draft March 27, 2023 Planning Commission Meeting Minutesb. 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. Page 2 City of Burlingame Printed on 4/6/2023 April 10, 2023Planning Commission Meeting Agenda 6. STUDY ITEMS There are no Study Items for review. 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. 1205 Howard Avenue, zoned HMU - Application for Commercial Design Review for a second floor addition and facade improvements to an existing two -story mixed-use building. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(e)(2). (Stanford Chiang, CM Construction, applicant and designer; Anna Chan, property owner) (75 noticed) Staff Contact: Catherine Keylon b. 1409 Chapin Avenue, zoned CAC - Application for a Master Sign Program for a sign above the ground floor and to exceed allowable sign area on an existing commercial building. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15311 (a) of the CEQA Guidelines. (Nick Ford, Golden Gate Sign Co. Inc., applicant and sign designer; Cullinane Trust, et. al., property owner) (102 noticed) Staff Contact: 'Amelia Kolokihakaufisi c. This application has been continued at the request of the applicant. 9. DESIGN REVIEW STUDY 1212 Bernal Avenue, zoned R-1 - Application for Design Review for a first and second floor addition to an existing single -unit dwelling with an attached garage. (Elaine Lee, Elaine Lee Design, applicant and designer; Monica Seaney and Sergey Sokolov, property owners) (66 noticed) Staff Contact: Brittany Xiao a. This application has been continued for further review by Planning Division staff. 10. COMMISSIONER’S REPORTS 11. DIRECTOR REPORTS - Commission Communications - City Council regular meeting of April 3, 2023 12. FUTURE AGENDA ITEMS Page 3 City of Burlingame Printed on 4/6/2023 April 10, 2023Planning Commission Meeting Agenda 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, April 10, 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 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 April 10, 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 20, 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 4/6/2023 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, March 13, 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 from home 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 To Observe the Meeting via Zoom: To access the meeting by computer: Go to www.zoom.us/join Meeting ID: 883 2397 4781 Passcode: 399935 To access the meeting by phone: Dial 1-669-900-6833 Meeting ID: 883 2397 4781 Passcode: 399935 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 1City of Burlingame March 13, 2023Planning Commission Meeting Minutes 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 13, 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: 883 2397 4781 Passcode: 399935 To access the meeting by phone: Dial 1-669-900-6833 Meeting ID: 883 2397 4781 Passcode: 399935 The meeting was called to order at 7:00 p.m. Staff in attendance: Community Development Director Kevin Gardiner, Planning Manager Ruben Hurin, Senior Planner Catherine Keylon, and Assistant City Attorney Scott Spansail. 2. ROLL CALL Comaroto, Gaul, Horan, Lowenthal, Pfaff, and SchmidPresent6 - TseAbsent1 - 3. APPROVAL OF MINUTES A motion was made by Commissioner Comaroto, seconded by Commissioner Horan, to approve the meeting minutes as amended. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Lowenthal, Pfaff, and Schmid6 - Absent:Tse1 - a.Draft February 13, 2023 Planning Commission Meeting Minutes Draft February 13, 2023 Planning Commission Meeting MinutesAttachments: b.Draft February 27, 2023 Planning Commission Meeting Minutes Draft February 27, 2023 Planning Commission Meeting MinutesAttachments: Page 2City of Burlingame March 13, 2023Planning Commission Meeting Minutes 4. APPROVAL OF AGENDA There were no changes to the agenda. 5. PUBLIC COMMENTS, NON-AGENDA There were no public comments, non-agenda. 6. STUDY ITEMS There were no Study Items. 7. CONSENT CALENDAR There were no Consent Calendar items. 8. REGULAR ACTION ITEMS a.1204 Mills Avenue, zoned R-1 - Application for Design Review and Special Permit for building height for a new, two -story single-unit dwelling and detached garage. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines. (Adam Bittle, Architecture Allure, applicant and architect; Susan and Timothy Fisher, property owners) (75 noticed) Staff Contact: Erika Lewit 1204 Mills Ave - Staff Report 1204 Mills Ave - Attachments 1204 Mills Ave - Plans Attachments: All Commissioners have visited the project site. Community Development Director Gardiner provided an overview of the staff report. Chair Gaul opened the public hearing. Ginger Feretto, designer, represented the applicant regarding the application. Public Comments: >There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >Appreciate the attention to details. There are some areas that need a little work on transitions, particularly the stone veneer base goes around the whole structure which makes it not look immensely tall. But overall it is a good project. Commissioner Pfaff made a motion, seconded by Commissioner Schmid, to approve the application. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Lowenthal, Pfaff, and Schmid6 - Page 3City of Burlingame March 13, 2023Planning Commission Meeting Minutes Absent:Tse1 - b.317 Occidental Avenue, zoned R -1 - Application for Special Permit for a second story balcony addition to an existing two -story 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. (Ella Piecoup, Pho Architects, applicant and designer; Susannah Shimkus, property owner) (54 noticed) Staff Contact: Erika Lewit 317 Occidental Ave - Staff Report 317 Occidental Ave - Attachments 317 Occidental Ave - Plans Attachments: All Commissioners have visited the project site. Commissioner Schmid was recused from this item . Community Development Director Gardiner provided an overview of the staff report. Chair Gaul opened the public hearing. Daniel Pho, designer, represented the applicant regarding the application. Public Comments: >There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: > Appreciates the applicant including the letters of support from the neighbors on both sides of the project property, that is the best practice and it really helps. Commissioner Pfaff made a motion, seconded by Commissioner Lowenthal, to approve the application. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Lowenthal, and Pfaff5 - Absent:Tse1 - Recused:Schmid1 - c.1095 Rollins Road, zoned R -3 - Application for a Fence Variance for height of a new fence/wall along the northern property line of a new multi -unit residential apartment development. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 of the CEQA Guidelines. (Prometheus Real Estate Group, applicant and property owner) (6 noticed) Staff Contact: Catherine Keylon 1095 Rollins Rd - Staff Report 1095 Rollins Rd - Attachments 1095 Rollins Rd - Plans Attachments: All Commissioners have visited the project site. Senior Planner Keylon provided an overview of the staff Page 4City of Burlingame March 13, 2023Planning Commission Meeting Minutes report. Chair Gaul opened the public hearing. Marilyn Ponte, designer, represented the applicant regarding the application. Public Comments: >There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >It is a nice-looking project. I completely understand the desire to have a substantial and taller fence there. It seems appropriate. I like that they have provided greenery in that area. >I can vote in favor of this with the Fence Variance request. Commissioner Comaroto made a motion, seconded by Commissioner Schmid, to approve the application. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Lowenthal, Pfaff, and Schmid6 - Absent:Tse1 - 9. DESIGN REVIEW STUDY a.1205 Howard Avenue, zoned HMU - Application for Commercial Design Review for a second story addition and facade improvements to an existing two -story mixed-use building. (Stanford Chiang, CM Construction, applicant and designer; Anna Chan, property owner) (75 noticed) Staff Contact: Catherine Keylon 1205 Howard Ave - Staff Report 1205 Howard Ave - Attachments 1205 Howard Ave - Plans Attachments: All Commissioners have visited the project site. Commissioner Pfaff noted that she had ex -parte communications with the applicant and their representative. Commissioner Gaul noted that he met with the applicant and project architect. Senior Planner Keylon provided an overview of the staff report. Chair Gaul opened the public hearing. Richard Terrones, design consultant to the project, represented the applicant and answered questions regarding the application. Public Comments: >There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: > It doesn’t seem like there is enough room upstairs. Please provide a building section to help explain Page 5City of Burlingame March 13, 2023Planning Commission Meeting Minutes how the project will be reframed and what the parapet will look like. The design work is fine and is communicative but the other pages support it. Correct drafting issues so all the working drawings are consistent. >The brick on the front porch might not work well with this type of architecture. Please consider a different material to tie in with the color of the building being proposed. >Consider using a different design approach for the stoop as it may offer some interesting concepts. >Suggests using the back as an ADA access to avoid getting rid of the existing Magnolia tree. >This reminds me of the redo of the Woman ’s Club during the 50s on Park Road. A beautiful bungalow remodel where the front and the back are almost two different structures. In this case, the new part is going on the back. Getting past the fact that this cute little house will be removed, which has been altered from the original design and has changed over time, and become this new structure that is supposed to fit in, I think it is not a good design. I am not understanding why the structure in the front is divided into two different elements. There is no change in plane, even if you do a finished piece, it will be completely minimal. It would be nice to see one material in the front and wrapped around. The windows look very large. It is not asymmetrical, and it is not symmetrical either, it is not committed. I don ’t understand why the bay window will be retained because the banding is all gone. >Agreed, the second-floor large window in the front is way too big. I like the rendition on the front page more. The front stair needs some changes. >Please provide materials board to understand what the proposed really look like. Maybe it is the color of the material that is throwing us off, consider going for the subtle look, something that is on the lighter tone so that is will not stand out that much. I need to see some definite changes on this project. >The owner has the rights to fully develop this property from end to end. This is a smaller scale development which is nice. It still has a front setback, and it is not taking up the side driveway. They can go 55 feet high, but they are not doing that. I do like the existing house, but it really doesn ’t fit in that location anymore. I am not as opposed to the design as my fellow commissioners. It is true that the front stoop does not fit and the bay window is not necessary any more, but the overall design is not bad. >When we met previously, I ’ve expressed my concerns about getting rid of these older houses in Burlingame. After further discussions, I came around with the idea of a more modern design. This can fit well. As much as I’d like that little house stay, it really is out of place because of the designs on either side of it. Part of the problem that we are all struggling with is the keeping of the front brick stoop. The bricks don’t fit. The idea of having something made of concrete would fit better. Maybe a board -on-board texture might work there, I know it is not going to be cheap. I like where the project is going. All the other elements of the existing structure have disappeared other than the bay window. >I agree, I am not supportive of the brick stoop anymore, it is not fitting the redesign. I like the three windows on the front top rather than the big picture window. Looking for more clarity when it comes back so we know that the items are being taken cared of and are buildable and that the drawing set will look good. Otherwise, the change is fine, I don ’t have any objections to that. Overall, it is fine, and I can see it going forward. >I agree with what everyone has said. The building fits well with the mass and scale around it. We have a gigantic box on the left and on the right, this one fits better than the current house. In itself, this is a nice handsome building, but it does not fit where it is. This new design is in the right direction. From all the comments we have heard, if we clean up some of these materials, get rid of the brick and have something more that is in -tune with the design and fix the rendering issues it is a good -looking project when all is taken into account. >If the stoop is going away, you may consider incorporating a ramp there and be able to keep the Magnolia tree. Commissioner Gaul made a motion, seconded by Commissioner Horan, to place 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, and Schmid6 - Absent:Tse1 - Page 6City of Burlingame March 13, 2023Planning Commission Meeting Minutes 10. COMMISSIONER’S REPORTS There were no Commissioner's Reports. 11. DIRECTOR REPORTS Community Development Director Gardiner reported that the March 6th City Council meeting included a presentation of the Housing Element Annual Progress Report (APR). This year was significant because it was the last year of the current housing element cycle, so it was the final scorecard. The city did very well with its overall production: it was required to permit 863 units and ended up permitting more than 1500 units. 12. FUTURE AGENDA ITEMS Commissioner's expressed interest in learning about proposed housing legislation, and possible changes to the Tree Ordinance or tree removal protocols in light of the recent storms. 13. ADJOURNMENT The meeting was adjourned at 8:06 p.m. Notice: Any individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday, March 13, 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 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 March 13, 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 March 23, 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 7City of Burlingame BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, March 27, 2023 1. CALL TO ORDER - 7:00 p.m. - Council Chambers/Online The meeting was called to order at 7:00 p.m. Staff in attendance: Community Development Director Kevin Gardiner, Planning Manager Ruben Hurin, Assistant Planner Fazia Ali, and Assistant City Attorney Scott Spansail. 2. ROLL CALL Comaroto, Horan, Lowenthal, Pfaff, and TsePresent5 - Gaul, and SchmidAbsent2 - 3. APPROVAL OF MINUTES There were no Minutes to approve. 4. APPROVAL OF AGENDA There were no changes to the Agenda. 5. PUBLIC COMMENTS, NON-AGENDA There were no Public Comments. 6. STUDY ITEMS There were no Study Items. 7. CONSENT CALENDAR There were no Consent Calendar Items. 8. REGULAR ACTION ITEMS a.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 1205 Mills Ave - Staff Report 1205 Mills Ave - Attachments 1205 Mills Ave - Plans Attachments: Page 1City of Burlingame March 27, 2023Planning Commission Meeting Minutes All Commissioners have visited the project site. Commissioner Comaroto was recused from this item for financial reasons. Assistant Planner Ali provided an overview of the staff report. Acting Chair Pfaff opened the public hearing. Nitin Handa and John Mabe, represented the applicant and answered questions about the application. Public Comments: >There were no public comments. Acting Chair Pfaff closed the public hearing. Commission Discussion/Direction: >Please fix drafting errors; some lines shown on the roof plan were not reflected on the proposed elevations. >On page L-2, plant legend does not match the landscape plan; please review and fix errors. >Appreciate the efforts made going through the design review consultant. Am a little bit disturbed by the discrepancies with the drafting, the inconsistency of the design as the roof plan relates to the elevations, and some of the design elements brought up by my fellow commissioner. We are not here to suggest design solutions, but my fellow commissioner brought up a good point about the shed roof not continuing along the Left Elevation. There might not have been an intent not to do that because you would then have to contend with the shed as it wraps around to the rear. But if you were to deploy that shed roof along the whole side of the Left Elevation, other than the bump out upstairs, by wrapping it around the rear you’d find a nice way to tie the whole thing in. Suggest looking at that element for a much better solution. >The landscape architect and the designer need to look at the drawings thoroughly to make sure that everything is complete, accurate, and represented correctly dimensionally and with details. >Suggests using proper line weights on the drawings so you have better line definition. Part of the difficulty in reading the roof plan is everything is in a very thin line weight, so it is hard to discern what is a significant line versus a guide line on those plans. It is an improvement over the last version that we saw, but there are still some issues to resolve based on what we have looked at tonight. >Appreciate that the applicant tried to address our concerns from the last meeting. I like the wider porch and the pavers at the back to address the neighbor ’s concern about the tree roots. I do agree with my fellow commissioner about the porch roof. The Left Elevation as a gable roof and the Right Elevation as a shed roof looks a bit off. The gable roof has a column on the right side holding it up but it is floating in mid air on the left side. I also agree with my fellow commissioner about the existing errors on the plans. >This needs another go around. It is better, but it is not there yet. Commissioner Tse made a motion, seconded by Acting Chair Pfaff, to continue the application. The motion carried by the following vote: Aye:Horan, Lowenthal, Pfaff, and Tse4 - Absent:Gaul, and Schmid2 - Recused:Comaroto1 - b.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 Page 2City of Burlingame March 27, 2023Planning Commission Meeting Minutes 1244 El Camino Real - Staff Report 1244 El Camino Real - Attachments 1244 El Camino Real - Plans Attachments: All Commissioners have visited the project site. Planning Manager Hurin provided an overview of the staff report. Acting Chair Pfaff opened the public hearing. Alicia Ader and Alvin Chan, represented the applicant and answered questions about the application. Public Comments: >There were no public comments. Acting Chair Pfaff closed the public hearing. Commission Discussion/Direction: >Please fix drafting error to show shutters along the West Elevation on sheet A4.1. >It is a very reasonable request and a very straight forward application. Commissioner Tse made a motion, seconded by Commissioner Comaroto, to approve the application. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, and Tse5 - Absent:Gaul, and Schmid2 - 9. DESIGN REVIEW STUDY There were no Design Review Study Items. 10. COMMISSIONER’S REPORTS >Vice Chair Pfaff noted that she attended several interesting meetings regarding trees by Rich Holtz, Parks Superintendent/City Arborist. 11. DIRECTOR REPORTS >Planning Manager Hurin informed the Commission about upcoming Planning Commissioner trainings, including one on May 31st regarding new housing laws. Assistant City Attorney Spansail noted that at the March 20th City Council meeting, an ordinance was introduced establishing a temporary smoking ban in the Broadway Business Improvement District and that it will come back for a second reading at the next City Council meeting. If approved, the ordinance will go into effect 30 days after approval. The ordinance would create a temporary ban on smoking for the public health and safety within the Broadway Business Improvement District. 12. FUTURE AGENDA ITEMS No Future Agenda Items were suggested. 13. ADJOURNMENT Page 3City of Burlingame March 27, 2023Planning Commission Meeting Minutes The meeting was adjourned at 7:49 p.m. Notice: Any individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday, 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 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 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 4City of Burlingame City of Burlingame Design Review and Special Permit Address: 1205 Mills Avenue Meeting Date: April 10, 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: April 3, 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. March 27, 2023 Action Meeting (project continued by the Planning Commission): At the Planning Commission Design Review Action meeting on March 27, 2023, the Commission continued the application noting concerns with drafting errors/discrepancies on the plans and resolving the first floor roof design along the left side of the house (see attached March 27, 2023, Planning Commission Minutes). The applicant submitted a response letter, dated March 27, 2023, and revised plans dated April 3, 2023, to address the Commissioners comments and suggestions. Please refer to the applicant’s letter for a detailed list of the changes made to the project in response to the Commission’s comments. Design Review 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 Design Review and Special Permit 1205 Mills Avenue -4- 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Suggested Findings for Design Review: 1. The proposed new 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. Design Review and Special Permit 1205 Mills Avenue -5- 3. The proposed project is consistent with the residential design guidelines adopted by the City in that the proposed structure is compatible with the requirements of the City's design review criteria as noted above. For these reasons, the project may be found to be compatible with the requirements of the City's Special Permit criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission’s decision and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 3, 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; Design Review and Special Permit 1205 Mills Avenue -6- THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first-floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural cert ification 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: March 27, 2023 Planning Commission Minutes January 9, 2023 Planning Commission Minutes Design Review Analysis, dated March 12, 2023 Applicant Response Letter, dated March 27, 2023 Applicant Response Letter, dated March 16, 2023 Application to the Planning Commission Special Permit Application Planning Commission Resolution Notice of Public Hearing – Mailed March 31, 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 COMMENTS2. NEW DETACHED 1-CAR GARAGE AND ADU AT REAR OF PROPERTYREVISEDRECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION4.3.23 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 DECKABOVE302.07.2023RESPONSE TO CITY COMMENTSPERMEABLEPAVERS403.29.2023RESPONSE 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 3'-0"x5'-0" CASMT 2'-0"x3'-0" CASMT 3'-0"x6'-0" CASMT 3'-0"x6'-0" CASMT 16'-0"x7'-0"SLDR DR6'-0"x5'-0"SLDR6'-0"x5'-0"SLDR5'-0"x3'-6"SLIDER2'-6"x5'-0"CASMT2'-6"x5'-0"CASMT 2'0"x3'0"CSMNT2'6"x5'0" CASMT 2'6"x5'0" CASMT 6'0"x4'0" SLDR 2'0"x3'0" CASMT 2'0"x3'0" CASMT 4'0"x4'0"CSMNT4'0"x4'0"CSMNT6'0"x6'8" FRENCH DR 3'0"x4'0" CASMT 3'0"x4'0" CASMT 3'-0"x5'-0" FIXED (TEMPERED) 3'0"x4'0" CASMT 3'0"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"x6'8"5'0"x6'8"2'6"x6'8"2'6"x6'8"2'4"x6'8"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"x4'-6"CSMNT6'-0"x4'-6"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 Ave9'0"x8'0" 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"FRENCH DOOR*8'0"x7'0"FRENCH DOOR 2'6"x7'0"2'8"x7'0"2'4"x7'-0"4'0"x7'0"BI-FOLD6'-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.28.24'4'0"x7'0"BI-FOLD512512512512512512 SYMBOLDESCRIPTIONDENOTES NEW COMPOSITION 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.LINE OF FLOOR BELOWEXTERIOR SOFFITSTANDING SEAM METAL ROOFCOMPOSITION ROOF TILEDENOTES 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 SLOPE5:12SLOPE5:12 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 COMMENTSPORCH ABOVEPORCH BELOW5:12 SLOPE5:12 SLOPE5:12SLOPE5:12SLOPE5:12 SLOPE403.29.2023RESPONSE TO CITY COMMENTSDENOTES NEW METAL ROOF 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 403.29.2023RESPONSE TO CITY COMMENTS 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 403.29.2023RESPONSE TO CITY COMMENTS 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 1,054SF HIGH WATER USE LANDSCAPE AREA TOTAL 572 SF LANDSCAPE AREA TOTAL 1,626 SF Item No. 8b Regular Action Item City of Burlingame Commercial Design Review Address: 1205 Howard Avenue Meeting Date: April 10, 2023 Request: Application for Commercial Design Review for a second story addition and facade improvements to an existing two-story, mixed-use building. Applicant and Designer: Stanford Chiang – CM Construction APN: 029-224-050 Property Owner: Anna Chan Lot Area: 2,136 SF General Plan: Downtown Specific Plan Zoning: HMU (Howard Mixed Use) Current Use: Vacant (Former Salon) Proposed Use: No change in uses under this application – anticipated salon and residential uses. Allowable Use: Retail, commercial services and food establishment on ground floor/ residential use on second floor. 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. Project Summary: The subject property is located within the boundary of the Downtown Specific Plan and is zoned Howard Mixed Use (HMU). The site measures 5,000 SF and contains a two-story, mixed-use building. The building is currently vacant but was formerly occupied by a salon with storage in the basement level (partially above and below grade) and personal service (salon) on the ground floor. The second floor was formerly a residential unit, but most recently was primarily used as storage for the ground floor personal service. Staff notes that City and County historical records show a residential housing unit located on the second floor. The HMU zone allows multi-unit residential and mixed-use developments as permitted uses. While this is a single unit that is proposed for expansion, retention of housing units is supported, as per our Housing Element policies and therefore retaining this mixed-use building and expanding the residential use on the second floor is permitted as an allowable use. The proposed project includes renovating and expanding (406 SF addition) the existing residential unit on the second floor and exterior façade improvements on all four sides of the building. The proposed exterior improvements would change the architectural style from craftsman to modern. This includes a complete façade overhaul, including demolishing and reframing the existing cross gable roof to a flat roof with a parapet. The roof reframing is driven to accommodate the proposed second floor addition at the rear of the building. Proposed exterior materials include wood-grained aluminum siding along the left portion of the front façade that would wrap around to the left side elevation (driveway), stucco siding on the remainder of the front façade and along all other facades, and black anodized aluminum windows. The front façade would be detailed with a metal channel awning and wood soffit and black metal cable railings for the newly configured front entrance. The front windows on the right side, both floors, would be accented with aluminum powder-coated louvers. Commercial Design Review is required because there are proposed changes to more than 50% of the building facades. Staff would note that the ground floor space currently is under review for a building permit for interior tenant improvements only. It is assumed it would be a salon use, however the tenant has not yet been determined. There is no work proposed in the basement, which would continue to be used as storage. All uses located on the first floor or below the first floor within the boundaries of the Burlingame Downtown Specific Plan, as shown on the Parking Sector Boundaries Map (parking sector), are exempt from providing off-street parking. The subject property is located within the Downtown parking sector. All uses above the first Commercial Design Review 1205 Howard Avenue Page 2 of 6 floor are required to provide off-street parking as required by zoning code. The site currently contains two uncovered off-street parking spaces at the rear of the property that would be retained. The proposed improvements to the residential use on the second floor would increase the bedroom count from two to four bedrooms. There are specific parking ratios for residential uses within the Downtown Specific Plan area. Residential units with three or more bedrooms require two parking spaces per unit. The proposed project complies with the parking requirement with the two existing parking spaces provided at the rear of the property, which would be maintained as part of this project. The following application is required for this project:  Commercial Design Review for a second story addition and exterior façade changes to an existing mixed-use building (Code Section 25.68.020(C)(3)(b) and (e)). 1205 Howard Avenue Lot Area: 5,000 SF Plans date stamped: March 30, 2023 EXISTING ORIGINAL PROPOSAL (3/1/23 plans) REVISED PROPOSAL (3/30/23 plans) ALLOWED/REQ’D (1st floor & basement): (2nd flr): personal service (2,027 SF on ground floor + 228 SF storage in basement) residential (1 unit on second floor) personal service (2,027 SF on ground floor + 228 SF storage in basement) residential (1 unit on second floor) no change personal service use is permitted in HMU mixed use is permitted in HMU Front Setback (1st floor): (2nd floor): 6’-0” 6’-0” no change no change none Side Setback (Left): (Right): 13’-1” 4’-3” 13’-1” 4’-3” no change none Rear Setback (1st floor): (2nd floor): 31’-5” 43’-11” no change 31-‘5” no change 0'-0” 20’-0” ¹ Lot Coverage: n/a n/a no change none in this zoning district Building Height: 23’-7” 25’-0” 30’-0” 55’-0” ¹ Rear setback requirement applies when there is an existing residential use on the abutting rear property line (existing residential use abuts the rear property line, therefore 20’-0” rear setback is required for 2nd floor) (C.S. 25.16.030). Commercial Design Review 1205 Howard Avenue Page 3 of 6 1205 Howard Avenue Lot Area: 5,000 SF Plans date stamped: March 30, 2023 EXISTING ORIGINAL PROPOSAL (3/1/23 plans) REVISED PROPOSAL (3/30/23 plans) ALLOWED/REQ’D Off-Street Parking Basement: (1st flr): (2nd flr): Total Spaces: 228 SF (storage) 2,027 SF (personal service) 2 bedrooms (residential) 1 space required no change no change 4 bedrooms (residential) 2 spaces provided no change All uses on first floor or below the first floor within the parking sector of the Downtown Specific Plan are exempt from providing off-street parking. Residential units with 3 or more bedrooms require 2 parking spaces 2 spaces required Parking space dimensions: 1 @ 9’-0” x 18’-0” 1 @ 12’-6” x 18’- 0” no change no change 8’-6” x 17’-0” Vehicle Exiting Back-Up / Aisle Width: 31’-1” no change no change 24’-0” Staff Comments: None. Public Facilities Impact Fee and Residential Impact Fee: Since no additional dwelling units are being proposed with this application, the project is exempt from paying the Public Facilities Impact Fees (C.S. 25.46.070(A)(1)). In addition, because there are less than 10 residential units proposed, the project is also exempt from paying the Residential Impact Fees (C.S. 25.45.060). Design Review Study Meeting: At the Planning Commission Design Review Study meeting on March 13, 2023, the Commission had several questions regarding this project and voted to place this item on the Regular Action calendar when all of the required information has been submitted and reviewed by the Planning Division (see attached March 13, 2023 Planning Commission Minutes). The Commission’s comments are summarized below for reference. • Brick front entry doesn’t mix well with new materials proposed, seems out of place, look at front entrance rounded stoop to see if you can tie it in better with new architectural style – or remove and reconstruct; • Provide a building section – show plate heights and parapet; • Clarify window materials – A4.1 says vinyl but elevations say aluminum - call out new/replacement windows and windows to remain on elevations; Commercial Design Review 1205 Howard Avenue Page 4 of 6 • Plans need an overall clean up so that all sheets are consistent; • Crawlspace access is provided on the side elevations but it is not showing up on the plans – will it remain?; • Front windows are shown different on the front sheet vs. the elevations; • Second floor front window is too large; and • Bay windows at the front feel left over with this new façade. The applicant submitted a response letter, dated March 29, 2023 (see attached) and revised plans date stamped March 30, 2023. In summary, the plans have been revised for consistency throughout to clarify window sizes and materials. The front elevation has been revised to remove the rounded bay window which has been changed to a box bay and the front entrance has been redesigned with a modern concrete stoop with metal railings to tie in with the new façade design. The building height increased slightly with the façade revisions (from 25’-0” to 30’-0 above average top of curb), but the project is still in compliance with all zoning regulations. There were no changes to the square footage proposed for the addition or change in uses 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. Support of the pattern of diverse architectural styles in the area in which the project is located; 2. Respect and promotion of pedestrian activity in commercial and mixed-use zoning districts by placement of buildings to maximize commercial use of the street frontage and by locating off-street parking areas so that they do not dominate street frontages; 3. For commercial and industrial developments on visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; 4. Compatibility of the architecture with the mass, bulk, scale, and existing materials of surrounding development and appropriate transitions to adjacent lower-intensity development and uses; 5. Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure and restores or retains existing or significant original architectural features; and 6. Provision of site features such as fencing, landscaping, and pedestrian circulation that complement on- site development and enhance the aesthetic character of district in which the development is located. 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. Commercial Design Review 1205 Howard Avenue Page 5 of 6 Suggested Findings for Design Review: 1. The proposed addition and exterior façade improvements are 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. That the new façade, with a mix of modern materials including wood- grained aluminum siding with stucco, black powder-coated aluminum awning, and black powder-coated aluminum railing, would bring a new modern look to the existing building façade; the modernized façade is consistent with the pattern of diverse architectural styles that characterize the City’s Downtown area that is currently changing and evolving with new construction; and that the matching driveway gate and side yard fence would tie into the updated front façade to complete the new streetscape frontage creating a cohesive main façade. 2. The project will be constructed on an existing 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 because the proposed project complies with all zoning district development standards. For these reasons, the project may be found to be compatible with the requirements of the City’s design review 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 30, 2023, sheets A0.0 through A4.0; 2. that any changes to the size or envelope of the building, which would include changing or adding exterior walls or parapet walls, shall require an amendment to this permit; 3. 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); 4. 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; 5. 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; Commercial Design Review 1205 Howard Avenue Page 6 of 6 6. 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; 7. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at the time of building permit submittal, as amended by the City of Burlingame; and 9. 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. THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 12. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Catherine Keylon Senior Planner c. Stanford Chiang, applicant Anna Chan, property owner Attachments: March 13, 2023 Planning Commission Minutes Response Letter from Applicant, dated March 29, 2023 Application to the Planning Commission Commercial Application Planning Commission Resolution (proposed) Notice of Public Hearing – Mailed March 31, 2023 Area Map BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, March 13, 2023 a.1205 Howard Avenue, zoned HMU - Application for Commercial Design Review for a second story addition and facade improvements to an existing two-story mixed-use building. (Stanford Chiang, CM Construction, applicant and designer; Anna Chan, property owner) (75 noticed) Staff Contact: Catherine Keylon All Commissioners have visited the project site. Commissioner Pfaff noted that she had ex-parte communications with the applicant and their representative. Commissioner Gaul noted that he met with the applicant and project architect. Senior Planner Keylon provided an overview of the staff report. Chair Gaul opened the public hearing. Richard Terrones, designer, represented the applicant and answered questions regarding the application. Public Comments: > There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: > Fix drafting errors. > It doesn’t seem like there is enough room upstairs. Please provide a building section to help explain how the project will be reframed and what the parapet will look like. The design work is fine and is communicative but none of the other pages support it. Correct drafting issues so all the working drawings are consistent. > The brick on the front porch might not work well with this type of architecture. Please consider a different material to tie in with the color of the building being proposed. > Consider using a different design approach for the stoop as it may offer some interesting concept. > Suggests using the back as an ADA access to avoid getting rid of the existing Magnolia tree. > This reminds me of the redo of the Women’s Club during the 50s on Park Road. A beautiful bungalow remodel where the front and the back are almost two different structures. In this case, the new part is going on the back. Getting past the fact that this cute little house will be removed, which has been altered from the original design and has changed over time, and become this new structure that is supposed to fit in, I think it is not a good design. I am not understanding why the structure in the front is divided into two different elements. There is no change in plane, even if you do a finished piece, it will be completely minimal. It would be nice to see one material in the front and wrapped around. The windows look very large. It is not asymmetrical, and it is not symmetrical either, it is not committed. I don’t understand why the bay window will be retained because the banding is all gone. > I agree with my fellow commissioner. The second-floor large window in the front is way too big. I like the rendition on the front page more. The front stair needs some changes. Please provide materials board to understand what the proposed really look like. Maybe it is the color of the material that is throwing us off, consider going for the subtle look, something that is on the lighter tone so that is will not stand out that much. I need to see some definite changes on this project. > The owner has the rights to fully develop this property from end to end. This is a smaller scale Page 1City of Burlingame March 13, 2023Planning Commission Meeting Minutes development which is nice. It still has a front setback, and it is not taking up the side driveway. They can go 55 feet high, but they are not doing that. I do like the existing house, but it really doesn’t fit in that location anymore. I am not as opposed to the design as my fellow commissioners. It is true that the front stoop does not fit and the bay window is not necessary any more, but the overall design is not bad. > I agree with most of the comments made. When we met previously, I’ve expressed my concerns about getting rid of these older houses in Burlingame. After further discussions, I cam around with the idea of a more modern design. This can fit well. As much as I’d like that little house stay, it really is out of place because of the designs on either side of it. Part of the problem that we are all struggling with is the keeping of the front brick stoop. The bricks don’t fit. The idea of having something made of concrete would fit better. Maybe a board-on-board texture might work there, I know it is not going to be cheap. I like where the project is going. All the other elements of the existing structure has disappeared other than the bay window. > I agree, I am not supportive of the brick stoop anymore, it is not fitting the redesign. I like the three windows on the front top rather than the big picture window. Looking for more clarity when it comes back so we know that the items are being taken cared of and are buildable and that the drawing set will look good. Otherwise, the change is fine, I don’t have any objections to that. Overall, it is fine, and I can see it going forward. > I agree with what everyone has said. The building fits well with the mass and scale around it. We have a gigantic box on the left and on the right, this one fits better than the current house. In itself, this is a nice handsome building, but it does not fit where it is. This new design is in the right direction. From all the comments we have heard, if we clean up some of these materials, get rid of the brick and have something more that is in-tune with the design and fix the rendering issues it is a good-looking project when all is taken into account. > If the stoop is going away, you may consider incorporating a ramp there and be able to keep the Magnolia tree. Page 2City of Burlingame 29 March 2023 To: Burlingame Planning Commission RE: 1205 Howard Ave – Study Meeting: Response to Comments Dear Commissioners and Staff, Thank you for your comments at the Planning Commission Study hearing on March 13, 2023, regarding our Project at 1205 Howard Avenue. First of all, we’d like to offer a sincere apology for the less than stellar bit of coordination in our documents with the incorrect notes and details. The following is our response to the comments and questions from the Commission. Drawings that have been revised with clouds for reference. Please refer to clouds with REV01. The following is a descriptive response to the various comments received: 1. Not sure about the materials and how they are being applied. • We have revised the design to be a more “rich” commercial exterior. One aspect of this, as well as other details outlined below, is the change from horizontal siding, to vertical planks. We believe the horizontal siding previously shown, may have inadvertently presented a more “residential” look that we were actually trying to avoid. • In addition, we have provided a materials sample sheet for reference . This should help convey the type of materials proposed, and the level of quality intended. 2. The front bay appears odd and out of character for a commercial building. • We are now proposing to remove the angled bay, and replace it with a steel box bay. This will keep the texture and human scale for that portion of the façade that we were trying to maintain, but replace the angled bay with something more contemporary and commercial in style. 3. The brick stoop seems out of character with the new style & nature of the exteriors. • We were previously mistaken (sorry) in thinking that the Owner was tied to keeping the existing stoop. We are now showing replacing the stoop with a new concrete stoop, steps , and handrail that are more in character with the new style. 4. Are you keeping the existing magnolia tree that is at the front right corner of the building? • Previously there was a need to remove the magnolia, in order to make way for a new access lift into the building. Good news…! With the change to the front stoop, we can now accommodate the access lift on the front left corner of the building. Therefore, the magnolia w ill be saved! 5. There is a conflict in the drawings at the second-floor front window. The cover sheet shows a window with multiple sections / mullions. The elevation sheet shows one solid fixed window. • We have revised this window to include various operable and fixed sections. This will still provide the Owner with the light and views that she desires, but offer better scale and proportions as a contributor to this façade. 6. There is no Building Section, so it is a bit difficult to understand the intended ceiling and parapet heights. • A Building section has been provided to convey a better understanding of the proposed construction. 7. Are Vinyl windows proposed? Detail sheets reference new vinyl windows. • No – the project will include all new windows, which will be commercial grade aluminum windows. Detail sheets have been corrected or eliminated. 8. Will the aluminum siding be flush with the stucco, or offset? • At the Study Hearing, we mentioned that there would be an offset of a “couple inches.” We have actually increased that to 12”. 9. There appears to be a crawlspace access door along the driveway side. Will it be kept or removed? • We believe this was may have been a former coal shoot hatch to the existing base ment. The basement has access from the interior. This access hatch will be removed and infilled. 1205 Howard Ave Response to Planning Commission Comments Page 2 Other revisions include the following: 10. Windows: We have simplified the window package around the exterior. We were previously showing new windows to replace the existing in size and location. However, this made for a very “scattered” appearance and windows in awkward locations that weren’t harmonizing with the interior layout. 11. Front Gate and Fence: In coordinating with the Owner, we recognized a need for a driveway gate, because the parking spaces at the rear will be intended for the second-floor residential unit, and not for first floor customers. There is also a need to secure the rear parking area from the public. We are therefore also showing a new section of fence on the right side of the front façade. The new gate and fence will use some of the same building materials and details as the building façade. In summary, we look forward to your review at the Action Hearing. Based on the revisions and clarifications we have made, we humbly ask that you approve the Project and move it forward on behalf of the Owner Anna Chan, and her Project Team. Sincerely, Richard Terrones, Design Consultant Dreiling Terrones Architecture City of Burlingame  Community Development Department  501 Primrose Road  P (650) 558-7250  www.burlingame.org City of Burlingame Commercial Application 1. Proposed use of the site: 2. Days and hours of operation: 3. Number of trucks/service vehicles to be parked at site (by type): 4. Current and projected maximum number of employees (including owner) at this location: At Opening/Existing In 2 Years In 5 Years Hours of Operation Before 5:00 pm After 5:00 pm Before 5:00 pm After 5:00 pm Before 5:00 pm After 5:00 pm Weekdays Weekends 5. Current and projected maximum number of visitors/customers who may come to the site: At Opening/Existing In 2 Years In 5 Years Hours of Operation Before 5:00 pm After 5:00 pm Before 5:00 pm After 5:00 pm Before 5:00 pm After 5:00 pm Weekdays Weekends 6. What is the maximum number of people expected on site at any one time (include owner, employees and visitors/customers): 7. Where do/will the owner and employees park? 8. Where do/will the customers/visitors park? 9. Present or most recent use of site: 10. List other tenants on property, their number of employees, hours of operation (attach a list if more room is needed): BUSINESS - PERSONAL SERVICE USE MONDAY - SATURDAY 8AM - 4PM N/A 12 STREET PARKING STREET PARKING N/A 4 4 0 0 4 4 0 0 4 4 0 0 7 7 0 0 7 7 0 0 7 7 0 0 Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION AND COMMERCIAL DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Commercial Design Review for a second story addition and facade improvements to an existing two-story, mixed-use building at 1205 Howard Avenue, Zoned HMU, Wenhui Chen, property owner, APN: 029-224-050; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on April 10, 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 CEQA 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 Commercial Design Review is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Commercial Design Review 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 10th day of April, 2023 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption and Commercial Design Review 1205 Howard Avenue Effective April 20, 2023 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped March 30, 2023, sheets A0.0 through A4.0; 2. that any changes to the size or envelope of the building, which would include changing or adding exterior walls or parapet walls, shall require an amendment to this permit; 3. 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); 4. 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; 5. 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; 6. 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; 7. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at the time of building permit submittal, as amended by the City of Burlingame; and 9. 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. 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; EXHIBIT “A” Conditions of Approval for Categorical Exemption and Commercial Design Review 1205 Howard Avenue Effective April 20, 2023 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. 1205 Howard Avenue 300’ noticing APN: 029-224-050 1205 HOWARD AVENUENUMBER OF FLOORS 2 FLOORCURRENT USE:RESIDENTIAL (R-2)PROPOSED USE:RESIDENTIAL (R-2)SQUARE FOOTAGE:THE TOTAL SQUARE FOOTAGE OF THE BASE BUILDINGIS 5,656GROSS SQ. FT.• 2ND FLOOR1,621SQFT(GROSS)• GROUND FLR.2,027SQFT(GROSS)• BASEMENT2,008SQFT(GROSS -INCLUDES CRAWL SPACE)THE TOTAL SQUARE FOOTAGE OF THE RESIDENTIAL UNITIS 2,027SQ. FT.• 2ND FLOOR1,621SQFT+ 406 SQFT ADDITION (RESIDENTIAL ADD.)FLOOREXISTINGPROPOSEDREQUIREDBASEMENT(STORAGE)2,008 SFNO CHANGEC.S. 25.40.030(C) EXEMPTS USES ON OR BELOW THE GROUND FLR. IN PARKING SECTOR IN DOWNTOWN SPECIFIC PLANGROUND FLOORNO PARKING REQ. PER C.S.25.40.030(C)2,027 SF SALON(PERSONAL SERVICE) C.S. 25.40.030(C) EXEMPTS USES ON OR BELOW THE GROUND FLR. IN PARKING SECTOR IN DOWNTOWN SPECIFIC PLANNO PARKING REQ. PER C.S.25.40.030(C)2,027 SF SALON(PERSONAL SERVICE) 2ND FLOOR1 - PARKING SPACE PER C.S.25.40.030(A)(E) 1,621 SF2 - BEDROOMSC.S. 25.40.030(A) REQUIRES 2 SPACES FOR THREE OR MORE BEDROOM UNITS LOCATED IN DOWNTOWN ZONING, TWO-UNIT DWELLINGS 2 - PARKING SPACES PER C.S.25.40.030(A)(E) 1,621 SF + 406 SFTOTAL: 2,027 SF RESIDENTIAL 4 - BEDROOMS GN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONC M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/29/2023 9:48:51 PMA0.0PROJECT INFO2210RESIDENTIAL ADDITIONIssue DateSHERYLLF.LIU1205 HOWARD AVENUEBURLINGAME, CA 94010RESIDENTIALADDITION1205 HOWARD AVENUEBURLINGAME, CALIFORNIA 94010SYMBOLS & ABBREVIATIONSCONSTRUCTION HOURSSCOPE OF WORK INCLUDE(S):ALL DAMAGED SIDEWALK, CURB, AND GUTTER DURING CONSTRUCTION WILL BE REPAIRED. AN INSPECTION BY THE CITY PUBLIC WORKS INSPECTOR WILL DETERMINE THE LIMITS OF THE REPAIRS POST-CONSTRUCTION.DEFFERED SUBMITTAL:• FIRE SPRINKLERS• AN AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE INSTALLED THROUGHOUT THE ENTIRE BUILDING, IN ACCORDANCE WITH NFPA 13. PLANS SHALL BE SUBMITTED TO CENTRAL COUNTY FIRE DEPARTMENT FOR ISSUANCE OF PERMIT. • THE FIRE PROTECTION UNDERGROUND WATER LINE (USFS) SHALL BE SUBMITTED AND APPROVED THROUGH THE BURLINGAME BUILDING DEPARTMENT PRIOR TO APPROVAL OF ABOVEGROUND FIRE SPRINKLER PERMIT. • THE FIRE SPRINKLER SYSTEM SHALL BE ELECTRONICALLY MONITORED BY AN APPROVED CENTRAL RECEIVING STATION. A SEPARATE FIRE ALARM PERMIT SHALL BE OBTAINED BY CENTRAL COUNTY FIRE DEPARTMENT. • A KNOX BRAND KEY BOX SHALL BE MOUNTED ON THE EXTERIOR OF THE BUILDING(S) FOR EMERGENCY FIRE DEPARTMENT ACCESS. CONTACT FIRE DEPARTMENT FOR ORDERING AND INSTALLATION INFORMATION. 1. NO WORK TO BE PERFORMED IN THE BASEMENT, OR GROUND FLOORTENANT IMPROVEMENT UNDER SEPARATE PERMIT. 2. SECOND FLOOR IMPROVEMENTS -IMPROVEMENTS TO EXISTING RESIDENTIAL UNIT INCLUDE RENOVATION OF AN EXISTING BATHROOM, ADDITION OF ONE (1) NEW BATHROOM, RENOVATION OF EXISTING KITCHEN, NEW LAUNDRY, AND REPURPOSING THE EXISTING STORAGE ROOMS AS FOUR (4) NEW BEDROOMS. 3. ROOF ALTERATION OF CROSS GABLE -DEMO AND REFRAME EXISTING CROSS GABLE ROOF TO FLAT ROOF.OCCUPANT LOAD TABLEøDIAMETER&ANDA.F.F.ABOVE FINISHED FLOORACOUSTACOUSTICALADD'LADDITIONALADJADJACENTALLOWALLOWANCEALTALTERNATIVEA/C AIR CONDITIONINGALLOWALLOWANCEALUMALUMINUMANG, <ANGLEANODANODIZEDAPPLAPPLICATIONAPPROXAPPROXIMATEARCHARCHITECTURALACASPHALT CONCRETEBLDG.BUILDINGBLKBLOCKBLKGBLOCKINGBMBEAMBOTBOTTOMBTBBACK TO BACKBETBETWEENBDBOARDCABCABINETCANT.CANTILEVERCBCCALIFORNIA BLDG CODEC.H.CEILING HEIGHTCCCENTER TO CENTERCJCONSTRUCTION JOINTCLRCLEARCOL.COLUMNCONN.CONNECTIONCONT.CONTINUEDCTRCENTERD.DRYERDBLDOUBLEDIA.DIAMETERDIAG.DIAGONALDIMDIMENSIONDNDOWNDODITTODEMO.DEMOLISHDETDETAILDWGDRAWINGDS DOWNSPOUT1.CONTRACTOR SHALL COMPLY WITH CODES, LAWS, ORDINANCES, RULES AND REGULATIONS OF PUBLIC AUTHORITIES GOVERNING THE WORK.2.CONTRACTOR IS RESPONSIBLE FOR VERIFICATION OF EXISTING CONDITIONS AND DIMENSIONS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER AND THE OWNER OF THE DISCREPANCIES BETWEEN THE CONSTRUCTION DOCUMENTS AND FIELD CONDITIONS PRIOR TO CONSTRUCTION.3.ALL WORK PERFORMED SHALL COMPLY WITH THE CONTRACT DOCUMENTS, DRAWINGS AND SPECIFICATIONS INCLUDING THESE GENERAL NOTES. THE CONTRACTOR SHALL COORDINATE THE INTENT OF THE GENERAL NOTES WITH ALL TRADES.4.CONTRACTOR TO REVIEW DOCUMENTS, VERIFY DIMENSIONS AND FIELD CONDITIONS AND CONFIRM THAT WORK IS BUILDABLE AS SHOWN. REPORT ANY CONFLICTS OF OMISSIONS TO THE ENGINEER FOR CLARIFICATION PRIOR TO PERFORMING ANY WORK IN QUESTION.5.ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE DRAWINGS AND SPECIFICATIONS.6.NO DEVIATION FROM THE CONTRACT DRAWINGS AND SPECIFICATIONS SHALL BE MADE WITHOUT WRITTEN APPROVAL OF THE ENGINEER OR DESIGNER.7.DO NOT SCALE DRAWINGS. DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALES SHOWN ON DRAWINGS. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS TO COMMENCING WORK AND REPORT ANY DISCREPANCIES.8.ALL DIMENSIONS ARE FROM FINISH FACE TO FINISH FACE, UNLESS OTHERWISE NOTED. ALLOW FOR THICKNESS OF FINISH.ALL WORK SHALL CONFORM TO THE MINIMUM STANDARDS OF THE:• 2019 CALIFORNIA BUILDING CODE • 2019 CALIFORNIA RESIDENTIAL CODE • 2019 CALIFORNIA PLUMBING CODE • 2019 CALIFORNIA MECHANICAL CODE • 2019 CALIFORNIA ELECTRICAL CODE • 2019 CALIFORNIA FIRE CODE• 2019 CALIFORNIA EXISTING BUILDING CODE • 2019 CALIFORNIA ENERGY CODE• 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE• 2019 CALIFORNIA HISTORICAL BUILDING CODE• LOCAL AND STATE AMENDMENTS, ORDINANCES AND LAWALL WORK SHALL MEET TITLE 24, CALIFORNIA ADMINISTRATIVE CODE STANDARDS FOR CONSTRUCTION IN A SEISMIC ZONE. ANY PORTION OF THE WORK SHALL ALSO CONFORM TO THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY AND THOSE CODES AND STANDARDS LISTED IN THESE NOTES. ALL CODES HAVING JURISDICTION SHALL BE OBSERVED STRICTLY IN THE CONSTRUCTION OF THE PROJECT INCLUDING ALL APPLICABLE STATE, CITY AND COUNTY BUILDING, ZONING, ELECTRICAL, MECHANICAL, PLUMBING AND FIRE CODES. CONTRACTOR SHALL VERIFY ALL CODE REQUIREMENTS BEFORE COMMENCEMENT OF CONSTRUCTION, CONSTRUCTION AND BRING ANY DISCREPANCIES BETWEEN CODE REQUIREMENTS AND DOCUMENTS TO THE ATTENTION OF THE DESIGNER/DRAFTER IN WRITING. WHERE REFERENCE IS MADE TO VARIOUS TEST STANDARDS FOR MATERIALS. SUCH STANDARDS SHALL BE THE LATEST EDITION AND / OR ADDENDUM.PROJECT SITEA0.0 PROJECT INFOA0.1 SITE PLANA0.2 PHOTOGRAPHSA1.0 EXISTING & PROPOSED BASEMENT FLOOR PLANA1.1 EXISTING & PROPOSED GROUND FLOOR PLANA1.2 EXISTING & PROPOSED 2ND FLOOR PLANA1.3 EXISTING & PROPOSED ROOF PLANA2.0 REFLECTED CEILING PLANA3.0 EXISTING EXTERIOR ELEVATIONSA3.1 PROPOSED EXTERIOR ELEVATIONSA3.2 PROPOSED EXTERIOR ELEVATIONSA4.0 PROPOSED SECTIONSE1.0 ELECTRICAL PLAN(E)EXISITINGEA.EACHE.E.EACH ENDE.F.EACH FACEELELEVATIONEQEQUALE.S.EACH SIDEE.W.EACH WAYEXTEXTERIORE.O.D.EDGE OF DECKE.O.S.EDGE OF SLABFINFINISH(ED)FDNFOUNDATIONFFFINISH FLOORFLR.FLOORFOCFACE OF CONCRETEFOSFACE OF STUDF.S.FAR SIDEFTGFOOTINGGAGAGEGALVGALVANIZEDGBGRADE BEAMGYP BDGYPSUM BOARDGIGALVANIZED IRONHDRHEADERHTHEIGHTHRHOURIDINSIDE DIAMETERINTINTERIORJTJOINTLOCLOCATIONLTLIGHTMAXMAXIMUMMBMACHINE BOLTMECHMECHANICALMFR.MANUFACTUREMINMINIMUMMISC.MISCELLANEOUSMTLMETAL(N)NEWNO.NUMBERNTSNOT TO SCALEN.S.NEAR SIDEOCON CENTERODOUTSIDE DIAMETEROHOPPOSITE HANDOPNGOPENINGOPPOPPOSITEPERPPERPENDICULARREFREFERENCEREINFREINFORCEMENTREQDREQUIREDREVREVISIONRRISERRMROOMSECSECTIONSCHEDSCHEDULESDSTORM DRAINSHTSHEETSIMSIMILARSOGSLAB ON GRADESPEC(S)SPECIFICATION(S)STDSTANDARDSTLSTEELSTOR.STORAGESTRUCSTRUCTURALSYM.SYMMETRICALTHKTHICKNESST.O.TOP OFT.O.C.TOP OF CONCRETET.O.S.TOP OF STEEL OR SLABT.O.W.TOP OF WALLTYP.TYPICALU.N.O.UNLESS NOTED OTHERWISEVERTVERTICALV.I.F.VERIFY IN FIELDVBVAPOR BARRIERW/WITHW/OWITHOUTW.WASHERFIRE NOTES1. ALL BUILDING SHALL PROVIDE PREMISE IDENTIFICATION IN ACCORDANCE WITH SAN MATEO COUNTY MUNICIPAL CODE.2. PROVIDE KNOX KEY BOX FOR EACH BUILDING/AREA WITH ACCESS KEYS TO ENTRY DOORS, ELECTRICAL / MECHANICAL ROOMS, ELEVATORS, GATE AND OTHER TO BE DETERMINED.3. FIRE SPRINKLER SYSTEM DRAINAGE MUST BE CONNECTED TO THE SANITARY SEWER, WORK SHALL UNDER SEPARATE FIRE SPRINKLER PERMIT.4. CONNECT BOILER BLOW DOWN DISCHARGE LINE TO THE SANITARY SEWER.WATER CONSERVATION REQUIREMENTS1. PROVIDE MAXIMUM 1.20 GALLONS PER MUNITE FOR LAVATORY FAUCETS2. PROVIDE MAXIMUM 1.28 GALLONS PER FLUSH FOR NEW TOILETS3. PROVIDE MAXIMUM 2.20 GALLONS PER MINUTE FOR KITCHEN FAUCETS4. NEW DISH WASHERS SHALL USE LESS THAN 6.5 GALLONS PER CYCLE, OR BE ENERGY STAR QUALIFIED.GENERAL NOTESVICINITY MAPSHEET INDEXSCOPE OF WORKNO.DESCRIPTIONDATE1REV013/28/2023CODE REFERENCESPROJECT INFORMATIONOWNER / CONSULTANTSPROJECT ADDRESS1205 HOWARD AVENUEBURLINGAME, CA 94010ASSESSOR NO.:029-224-050ZONING:HMU -DOWNTOWN SPECIFIC PLAN, HOWARD MIXED USE DISTRICTCONSTRUCTION TYPEVBNO. OF STORIES2NUMBER OF UNITS1OCCUPANCY CLASS-FIRE PROTECTION:NONEYEAR BUILT:1903SEISMIC DESIGN CATEGORY:DOWNERANNA CHANT. 650-620-8888E. ANNACHAN318@GMAIL.COMDESIGNER/ARCHITECTCM CONSTRUCTION2727 JENNINGS STREETSAN FRANCISCO, CA 94124T. 415-816-2122E. STANFORD@CMCONSTRUCTION.COMSTRUCTURAL ENGINEERDOUG LEET. 415-254-8920ENERGY CONSULTANTTBDPARKING REQUIREMENTS “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. NOTE: CONSTRUCTION HOURS FOR WORK IN THE PUBLIC RIGHT OF WAY MUST NOW BE INCLUDED ON THE PLANS. 1RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION3.30.23RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONREVISED3.30.23 EXISTING STRIPED PARKING SPACE #1SUBJECT PROPERTY1205 HOWARD AVENUEBURLINGAME, CALIFORNIA 94010TOTAL SF = 6,062 SFNEIGHBORING PROPERTYNEIGHBORING PROPERTYH O W A R D A V E N U E P.L. 50.00P.L. 50.007' - 0"P.L. 100.00P.L. 100.0012' - 6"9' - 0"FRONT SETBACK6' - 0"RIGHT SETBACK4' - 3"LEFT SETBACK13' - 1"DRIVEWAYDRIVEWAY(N) REAR SETBACK31' - 5"PROPOSED ADDITION406 SF18' - 0 21/32"(E) ELEC. METER(E) GAS METER(E) CLEAN-OUT(E) WATER METEREXISTING STRIPED PARKING SPACE #231' - 11 11/32"DOWNSPOT CONNECTED TO EXISTING STORM DRAIN3' - 6"9' - 0"DEDICATED TRASH BIN STORAGE LOCATION62' - 7"32' - 7"POST-CONSTRUCTION IMPERVIOUS CALCULATIONEXISTING LOT SIZE:5,000 SQFT.EXISTING PERVIOUS AREA: (6'-0" X 6'-0") + (15'-0" X 6'-0") = 126 SQFT.EXISTING BUILDING FOOT PRINT: 2,031 SQFT.IMPERVIOUS PERCENTAGE:2,031/5,000 - 40%PROPOSED BUILDING FOOTPRINT: 2,031 SQFT.(NO CHANGE IN FOOTPRINT)6' - 0"6' - 4 1/2"6' - 0"12' - 11"100.00TOP OF CURB100.06TOP OF GRADE25' - 0"(N) 6'-0" HT. GATE(N) FENCEEXISTING STRIPED PARKING AREA(E) SUBJECT PROPERTY1205 HOWARD AVENUEBURLINGAME, CALIFORNIA 94010TOTAL SF = 5,656 SFNEIGHBORING PROPERTYNEIGHBORING PROPERTYH O W A R D A V E N U E P.L. 50.00P.L. 50.007' - 0"P.L. 100.00P.L. 100.0012' - 6"9' - 0"RIGHT SETBACK4' - 3"LEFT SETBACK13' - 1"DRIVEWAYDRIVEWAYEXISTING REAR SETBACK44' - 3"DECKFRONT SETBACK6' - 0"(E) ELEC. METER(E) GAS METER(E) CLEAN-OUT(E) WATER METERDOWNSPOT CONNECTED TO EXISTING STORM DRAIN6' - 1"15' - 2 31/32"100.00TOP OF CURB100.06TOP OF GRADE129.95TOP OF ROOFNORTHGN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONC M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 94124As indicated3/29/2023 9:48:52 PMA0.1SITE PLAN2210RESIDENTIAL ADDITIONIssue DateSHERYLLF.LIU1205 HOWARD AVENUEBURLINGAME, CA 94010NO.DESCRIPTIONDATE1REV013/28/20233/16" = 1'-0"1PROPOSED SITE PLAN3/16" = 1'-0"2EXISTING SITE PLAN111 PARKING AREASUBJECT PROPERTY1205 HOWARD AVENUEBURLINGAME, CALIFORNIA 94010P.L. 50.00P.L. 50.007' - 3 19/32"P.L. 100.00P.L. 100.00DBCAA - WEST ELEVATIONB - EAST ELEVATIONC - SOUTH ELEVATIONC - NORTH ELEVATIONNORTHGN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONC M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 94124As indicated3/29/2023 9:48:53 PMA0.2PHOTOGRAPHS2210RESIDENTIAL ADDITIONIssue DateF.LIU-1205 HOWARD AVENUEBURLINGAME, CA 94010NO.DESCRIPTIONDATE EXISTING CRAWL SPACESTORAGEEXISTING CRAWL SPACESTORAGEGN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONGENERAL NOTES:C M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/30/2023 7:07:57 AMA1.0EXISTING &PROPOSEDBASEMENTFLOOR PLAN2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 940101/4" = 1'-0"1EXISTING BASEMENT FLOOR PLAN1/4" = 1'-0"2PROPOSED BASEMENT FLOOR PLANNO.DESCRIPTIONDATE(NO CHANGE)(NO CHANGE) DNDNDNDN14' - 8"7' - 8"11' - 4"9' - 6"7' - 0"11' - 6"15' - 3"32' - 7"62' - 2 11/16"32' - 7"63' - 11 17/32"FACIAL / EYEBROW TATOO STATIONSFACIAL ROOM 01 ADA RESTROOMFACIAL ROOM 02RECEPTION7' - 8"42' - 7 17/32"2' - 0"4' - 0"4' - 0"3' - 0 15/16"FACIAL ROOM 03EMPLOYEE BREAK ROOM17' - 10 1/2"14' - 1"14' - 8"7' - 8"11' - 4"9' - 6"7' - 0"11' - 6"15' - 3"32' - 7"62' - 2 11/16"32' - 7"FACIAL / EYEBROW TATOO STATIONSFACIAL ROOM 01 ADA RESTROOMFACIAL ROOM 02RECEPTION7' - 8"2' - 0"4' - 0"4' - 0"3' - 0 15/16"FACIAL ROOM 03EMPLOYEE BREAK ROOM17' - 10 1/2"14' - 1"1' - 5" 40' - 10" 63' - 7"40' - 2 1/2"4' - 2"4' - 2"7' - 6"GN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONGENERAL NOTES:C M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/29/2023 9:48:53 PMA1.1EXISTING &PROPOSEDGROUNDFLOOR PLAN2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 940101/4" = 1'-0"1EXISTING GROUND FLOOR PLANNO.DESCRIPTIONDATE1REV013/28/20231/4" = 1'-0"2PROPOSED GROUND FLOOR PLAN1 DNDN8' - 5"13' - 7"8' - 7"4' - 9"9' - 1"11' - 3"13' - 0 3/4"14' - 3"14' - 9"14' - 3"13' - 8"8' - 5"8' - 7"14' - 3"3' - 8"3' - 5"4' - 8"49' - 9"32' - 7"1' - 8"1' - 11"32' - 7"49' - 9"BATHROOMBEDROOM 02BEDROOM 01LIVING ROOMCLOSETCLOSETCLOSETCLOSETMECHANICAL ROOMHALLWAYDECK11' - 3"14' - 9"1' - 8"9' - 0"17' - 3"13' - 0 1/2"4' - 5 3/4"13' - 0 3/4"10' - 0"16' - 3"5' - 0"MASTER BEDROOMBEDROOM 01BEDROOM 02BEDROOM 03FAMILY ROOMKITCHEN16' - 7"5' - 8 1/2"3' - 8"2' - 8"6' - 10"7' - 6 1/2"31' - 7"32' - 7"18' - 8 3/4"4' - 5 3/4"BATH 01BATH 0219' - 5"16' - 6"1' - 0"1' - 0"GN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONGENERAL NOTES:C M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/30/2023 8:03:14 AMA1.2EXISTING &PROPOSED2ND FLOORPLAN2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 940101/4" = 1'-0"1EXISTING 2ND FLOOR PLAN1/4" = 1'-0"2PROPOSED 2ND FLOOR PLANNO.DESCRIPTIONDATE 1" / 1'-0"7 1/4" / 1'-0"7 1/4" / 1'-0"7 1/4" / 1'-0"7 1/4" / 1'-0"11" / 1'-0"11" / 1'-0"(E) ASPHALT SHINGLES -AGED CHESTNUT (FINISH)11" / 1'-0"11" / 1'-0"GN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:NOTES:REVISIONGENERAL NOTES:C M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/29/2023 9:48:55 PMA1.3EXISTING &PROPOSEDROOF PLAN2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 94010NO.DESCRIPTIONDATE1/4" = 1'-0"1PROPOSED ROOF PLAN1/4" = 1'-0"2EXISTING ROOF PLAN 6"6"4' - 8 13/32"4' - 8 13/32"3' - 2 13/32"GN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONGENERAL NOTES:C M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/29/2023 9:48:56 PMA2.0REFLECTEDCEILING PLAN2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 940101/4" = 1'-0"1GROUND FLOOR1/4" = 1'-0"22ND FLOORNO.DESCRIPTIONDATE GROUND FLOOR4' -6"2ND FLOOR14' -6"ROOF24' -6"11263254107T.O. GRADE0' -6"APPROXIMATE BUILDING HT. 29' - 11"T.O. CURB0' -0"GROUND FLOOR4' -6"2ND FLOOR14' -6"ROOF24' -6"267381151026T.O. GRADE0' -6"T.O. CURB0' -0"1CEDAR STAGGERED BUTT SHINGLE SIDING2(E) CEDAR SHINGLE SIDING3(E) WOOD LAP SIDING 4(E) BRICK TO REMAIN5(E) VINYL DH WINDOW W/ WOOD TRIM6(E) SHINGLE ROOF ACCENT TRIMMATERIAL INDEX7(E) BLACK POWDER COATED STEEL RAILING 8(E) WOOD RAILING TO DEMOLISH9(E) WOOD STAIR10(E) WOOD SIDING ACCENT STRIP11(E) ASPHALT SHINGLE (AGED CHESTNUT FINISH) GABLE ROOF12(E) VINYL DH WINDOW W/ DIVIDERS AND WOOD TRIMGROUND FLOOR4' -6"113102874266T.O. GRADE0' -6"T.O. CURB0' -0"GROUND FLOOR4' -6"2ND FLOOR14' -6"10' - 0"ROOF24' -6"811692105T.O. GRADE0' -6"EXISTING BUILDING HT.29' - 11"T.O. CURB0' -0"GN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONC M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/30/2023 7:07:59 AMA3.0EXISTINGEXTERIORELEVATIONS2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 940101/4" = 1'-0"2EXISITNG WEST ELEVATION1/4" = 1'-0"4EXISTING SOUTH ELEVATIONNO.DESCRIPTIONDATE1REV013/28/20231/4" = 1'-0"1EXISTING NORTH ELEVATION1/4" = 1'-0"3EXISTING EAST ELEVATION1 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments1205 Howard Ave1205 Howard AveBurlingame, CA 940102216Residential Addition Design Consulting atA3.1 Proposed Exterior Elevations REV01: 03/28/23 Exterior Elevation: Front 1/4" = 1'-0"1 Existing Grade 0'-0" F.F. First Floor +4'-0" F.F. Second Floor +14'-0" T.O.P. First Floor +13'-0" T.O. Roof +24'-0" T.O.P. Second Floor +23'-0" T.O. Upper Parapet +30'-0" T.O. Upper Parapet +26'-0" 6'-0" high gate Wood-grained aluminum siding, dark ipe finish Black annodized aluminum trim windows, typ. Black powder-coated aluminum awning Concrete steps / landing, ADA lift behind wall Sandy-grained stucco, color KM4572, typ. Aluminum powder-coated louver, color to match soffit material, typ. For reference, see Box bay window Black powder-coated aluminum railing, typ. Aluminum signage, exact design TBD and permitted under separate sign permit Magnolia tree to remain Fence, match gate at driveway Exterior Elevation: Left 1/4" = 1'-0"2 F.F. Second Floor +14'-0" T.O.P. First Floor +13'-0" T.O. Roof +24'-0" T.O.P. Second Floor +23'-0" T.O. Upper Parapet +30'-0" T.O. Upper Parapet +26'-0" Existing Grade 0'-0" F.F. First Floor +4'-0" Black annodized aluminum trim windows, typ. Black powder-coated aluminum railing, typ. Concrete landing, ADA lift 6'-0" high gate Wood-grained aluminum siding, dark ipe finish Black powder-coated aluminum awning Sandy-grained stucco, color KM4572, typ. Remove and infill unused Basement delivery access hatch 7/8" ±6" Aluminum Louver Sketch 1/2" = 1'-0"3 Powder coated alum. louver, color to match soffit material, typ. Powder coated base plate, attached to face of building, typ. 1 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments1205 Howard Ave1205 Howard AveBurlingame, CA 940102216Residential Addition Design Consulting atA3.2 Proposed Exterior Elevations REV01: 03/28/23 Exterior Elevation: Rear 1/4" = 1'-0"1 Existing Grade 0'-0" F.F. First Floor +4'-0" F.F. Second Floor +14'-0" T.O.P. First Floor +13'-0" T.O. Roof +24'-0" T.O.P. Second Floor +23'-0" T.O. Upper Parapet +30'-0" T.O. Upper Parapet +26'-0" Sandy-grained stucco, color KM4572, typ. 6'-0" high gate Black annodized aluminum trim windows, typ. Exterior Elevation: Right 1/4" = 1'-0"2 F.F. Second Floor +14'-0" T.O.P. First Floor +13'-0" T.O. Roof +24'-0" T.O.P. Second Floor +23'-0" T.O. Upper Parapet +30'-0" T.O. Upper Parapet +26'-0" Existing Grade 0'-0" F.F. First Floor +4'-0" Black powder-coated aluminum railing, typ. Black annodized aluminum trim windows, typ. Box bay window Sandy-grained stucco, color KM4572, typ. Wood-grained aluminum siding, dark ipe finish Existing ramp to remain 1 i 1205 Howard Ave / 2216-had CM Construction Rendered Photo Montage (Street View) i 1205 Howard Ave / 2216-had CM Construction Materials / Samples Board 1 5 6 7 98 2 4 3 1 - Wood-grained aluminum siding, Dizal 105-02 ipe variegated brown finish 2 - Wood-grained aluminum soffit material, Dizal 104-11 jatoba warm sand finish 3 - Sandy-grained stucco, painted Kelly- Moore KM4572 - Tungsten 4 - Grey concrete, smooth 5 - Black anodized aluminum windows, Western Windows 6 - Metal channel awning with wood soffit 7 - Black metal and cable railings 8 / 9 - Inspiration projects, shown for reference only. Section 1/4" = 1'-0"2 F.F. Second Floor +14'-0" T.O.P. First Floor +13'-0" T.O. Roof +24'-0" T.O.P. Second Floor +23'-0" T.O. Upper Parapet +30'-0" T.O. Lower Parapet +26'-0" Existing Grade 0'-0" F.F. First Floor +4'-0" Family Room / Kitchen Master BedroomBath #1Cl.Cl. Salon Basement / Crawlspace Front Entrance Back Steps Section 1/4" = 1'-0"1 Existing Grade 0'-0" F.F. First Floor +4'-0" F.F. Second Floor +14'-0" T.O.P. First Floor +13'-0" T.O. Roof +24'-0" T.O.P. Second Floor +23'-0" T.O. Upper Parapet +30'-0" T.O. Upper Parapet +26'-0" 2nd Floor Apartment Reception Salon 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments1205 Howard Ave1205 Howard AveBurlingame, CA 940102216Residential Addition Design Consulting atA4.0 Proposed Sections REV01: 03/28/23 1 DNROOM 04ROOM 01ROOM 02ROOM 01LOUNGEKITCHENGN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONGENERAL NOTES:C M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/29/2023 9:48:59 PME1.0ELECTRICALPLAN2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 940101/4" = 1'-0"2PROPOSED 2ND FLOOR PLANNO.DESCRIPTIONDATE