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Home My WebLink AboutAgenda Packet - PC - 2023.05.08Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers/Online7:00 PMMonday, May 8, 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: 880 8567 6467 Passcode: 657518 To access the meeting by phone: Dial 1-346-248-7799 Meeting ID: 880 8567 6467 Passcode: 657518 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 5/3/2023 May 8, 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 May 8, 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: 880 8567 6467 Passcode: 657518 To access the meeting by phone: Dial 1-346-248-7799 Meeting ID: 880 8567 6467 Passcode: 657518 2. ROLL CALL Rotation of Officersa. 3. APPROVAL OF MINUTES Draft April 24, 2023 Planning Commission Meeting Minutesa. 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 5/3/2023 May 8, 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 There are no Regular Action Items for review. 9. DESIGN REVIEW STUDY 1601 Hillside Drive, zoned R -1 - Application for Design Review and Special Permit for plate height for a new, two -story single-unit dwelling (existing detached garage to remain ). (Ayesha Sikandar, MA Dimensions Inc ., applicant and architect; Leandron Koo, property owner) (63 noticed) Staff Contact: Catherine Keylon a. 1345 Columbus Avenue, zoned R -1 - Application for Design Review and Special Permit for second story balcony for a new two -story single-unit dwelling (Insite Design Inc., applicant and designer; Rudolf Thun and Sonali Arurkar, property owners) (XX noticed ) Staff Contact: Brittany Xiao b. 5 Rio Court, zoned R-1 - Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single -unit dwelling. (Audrey Tse, Insite Design Inc., applicant and architect; Angela and Sandy Yee, property owners) (46 noticed) Staff Contact: Fazia Ali c. 10. COMMISSIONER’S REPORTS 11. DIRECTOR REPORTS - Commission Communications - City Council regular meeting of May 1, 2023 12. FUTURE AGENDA ITEMS 13. ADJOURNMENT Page 3 City of Burlingame Printed on 5/3/2023 May 8, 2023Planning Commission Meeting Agenda Notice: Any individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday, May 8, 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 May 8, 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 May 18, 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 5/3/2023 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, April 24, 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, and Assistant City Attorney Scott Spansail. 2. ROLL CALL Horan, Comaroto, Lowenthal, Pfaff, Schmid, and TsePresent6 - GaulAbsent1 - 3. APPROVAL OF MINUTES Commissioner Tse noted that she was not present at the April 10, 2023 meeting, but watched the video and feels comfortable participating in the vote. Commissioner Schmid made a motion, seconded by Commissioner Comaroto, to approve the meeting minutes. The motion carried by the following vote: Aye:Horan, Comaroto, Lowenthal, Pfaff, Schmid, and Tse6 - Absent:Gaul1 - a.Draft April 10, 2023 Planning Commission Meeting Minutes Draft April 10, 2023 Planning Commission Meeting MinutesAttachments: 4. APPROVAL OF AGENDA Planning Manager Hurin noted that Item 8a - 1409 Chapin Avenue has been continued and will not be reviewed this evening. 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 Page 1City of Burlingame April 24, 2023Planning Commission Meeting Minutes a.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: Ruben Hurin This application was continued for further review by Planning Division staff. 9. DESIGN REVIEW STUDY a.814 Paloma Avenue, zoned R-1- Application for Design Review and Special Permits for plate height and attached garage for a first floor addition to an existing single -unit dwelling and new attached garage. (Joe Sabel, designer and applicant, Keith Brasel and Marilyn Chan, property owners) (80 noticed) Staff Contact: Ruben Hurin 814 Paloma Ave - Staff Report 814 Paloma Ave - Attachments 814 Paloma Ave - 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. Joe Sabel, designer and Keith Brasel, property owner, represented the applicant and answered questions regarding the application. Public Comments: >There were no public comments. Acting Chair Pfaff closed the public hearing. Commission Discussion/Direction: >Correct the drafting discrepancies shown on the elevations and the renderings. The rear elevation seems to be in reverse. The right side elevation and rendering do not reflect what is shown in the rear elevation. >There may be a roof drainage issue on the new attached garage along the valley; it seems that the closest location for a downspout is across a window and may interfere with the operation of that window. >Plans noted that Bedrooms 1 & 2 have “No Work” but according to floor plan, new doors are being put in. Please remove notation if new doors are indeed being proposed. >Appreciate the one story addition, keeping the remodel and expansion with a minimalist approach to it because so many of the expansions right now are going to the maximum. Although there are not many great examples of attached garages on that street, I can appreciate the attached garage and what it does to the property, locating it further back and not bringing it forward unlike the neighbor further down. That one does not work even if it was a newer addition. >I don’t have any issues with the height because it works in the back, but I am struggling with the roof lines. The standing seam metal roof in the back is not working for a form perspective. There are just too many forms not connecting. The garage gable is not really integrating the garage into the overall, it is Page 2City of Burlingame April 24, 2023Planning Commission Meeting Minutes putting a whole new roof structure and not attaching. The front 3D drawings seem to be holding ok. The rear 3D drawings look over extended that it is making it hard to appreciate if the forms are there. Suggests taking another look into the roof design. It is not the square footage or the height that bothers me, it is trying to get them to work together. This feels like they are disconnected at the moment. Consider altering the existing roof to frame it correctly, that might be a better solution so that it holds together. >I also appreciate keeping the remodel as a single story and trying to be consistent with what exists . The new left and right elevations show different kinds of windows. Consider having all the windows consistent. >I can appreciate the request for attached garage, that a lot of the existing house is being retained and maintaining the look, the finish, and the materials. I agree with my fellow commissioner that the roof can be simplified. The floor plan seems to work fine. I also don ’t have a problem with the plate height request at the rear. Really, it is just about pulling it together and to take the chance to make sure that all the drawings are representing the same intended proposed design. >Suggests looking at the back porch area; make it consistent and level it out to have one big stair going down versus two different stairs. >Consider including a walkway up the front that could open up your front door. >Consider adding some shade break at the sliding doors off the family room at the back because without any protection that window will get a beating from the sun in the morning. That will also help break up the elevation a little bit. It doesn ’t have to be complicated, just a little bit of something to break up the sun. >I would like to echo my fellow commissioners. In addition to what my fellow commissioner said about the garage, the two windows, the bathroom and bedroom #2 facing the roof will be awkward. There must be something we can do regarding the roof lines. Consider putting in handrails at the back patio, especially with small children. With approximately a 2’-8” porch height, as a contractor, that is higher than what I would go. It will look better too since you can add planters and other things there. It will help soften that rough edge. All in all, I do appreciate the remodel idea, not scraping and rebuilding. It does fit the neighborhood very well and to those things I am in favor of. >I like the project. I would approve it as it is. The roof does not bother me. I like the comments about the windows being consistent. >I agree that the doors at the back going to the porch seem very tall and looks very flat. It will be great to add some trellis there. It will look nice and fit the house well. I like the existing shingles and appreciate that you are reusing all that you could. Commissioner Tse made a motion, seconded by Commissioner Lowenthal, to place on the item on the Regular Action Calendar when plans have been revised as directed. The motion carried by the following vote: Aye:Horan, Comaroto, Lowenthal, Pfaff, Schmid, and Tse6 - Absent:Gaul1 - 10. COMMISSIONER’S REPORTS There were no Commissioner's Reports. 11. DIRECTOR REPORTS Planning Manager Hurin noted that at the April 17, 2023 City Council meeting, the Council appointed Walker Shores as the new Planning Commissioner to replace outgoing Commissioner Michael Gaul. 12. FUTURE AGENDA ITEMS No Future Agenda Items were suggested. 13. ADJOURNMENT Page 3City of Burlingame April 24, 2023Planning Commission Meeting Minutes The meeting was adjourned at 7:35 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, April 24, 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 24, 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 May 4, 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 Item No. 8a Design Review Study City of Burlingame Design Review and Special Permit Address: 1601 Hillside Drive Meeting Date: May 8, 2023 Request: Application for Design Review and Special Permit for plate height for a new, two-story single-unit dwelling. Applicant and Architect: Ayesha Sikandar, MA Dimensions Inc. APN: 026-022-010 Property Owner: Leandron Koo Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is located on the southwest corner of Hillside Drive and Balboa Avenue and currently contains a single-unit dwelling and detached garage. The applicant is proposing to demolish the existing single-unit dwelling and build a new, two-story single-unit dwelling. The existing detached garage would remain in its original location, however the proposal includes garage modifications that would relocate the garage door and driveway from Hillside Drive to Balboa Way. Both the rear and interior side walls would remain and the roof and exterior walls would be updated to match the new siding and composition shingle roofing on the new house. The project proposes a total floor area of 3,163 SF (0.52 FAR) where 3,170 SF (0.52 FAR) is the maximum allowed (includes 61 SF front porch exemption). The new dwelling would contain four bedrooms. Two parking spaces, one of which must be covered, are required for a four-bedroom house. The remodeled detached garage is considered existing and provides one covered parking space measuring 10’-0” x 18’-1” (clear interior dimensions) and provides the required covered parking for the four-bedroom house; one uncovered parking space (9’ x 18’) is provided in the driveway. This application includes a request for a Special Permit for a second story plate height of 9’-1”, where 8’-0” is the maximum allowed.. All other Zoning Code requirements have been met. The applicant is requesting the following applications:  Design Review for a new, two-story single-unit dwelling (C.S. 25.68.020 (C)(1)(a)); and  Special Permit for second story plate height (9’-1” second story plate height proposed where 8’-0” is allowed) (C.S. 25.10.030 and 25.78.020(A)(6)). This space intentionally left blank. Design Review and Special Permit 1601 Hillside Drive -2- 1601 Hillside Drive Lot Area: 6,000 SF Plans date stamped: April 5, 2023 PROPOSED ALLOWED/REQUIRED Front ( 1st flr): (2nd flr): 22’-10” 25’-1” 22’-10” (block average) 22’-10” (block average) Side (interior - left): (exterior – 1st flr): (exterior – 2nd flr): 12’-0” 7’-6” 12’-0” 4’-0” 7’-6” 12’-0” Rear (1st flr): (2nd flr): 35’-0” 35’-0” 15’-0” 20'-0" Lot Coverage: 2,122 SF 35.3% 2,400 SF 40% FAR: 3,163 SF 0.52 FAR 3,170 SF1 0.52 FAR # of bedrooms: 4 --- Off Street Parking: 1 covered (10'-0” x 18'-1” clear interior) 1 uncovered (9' x 18') 1 covered (10' x 18' clear interior) 1 uncovered (9' x 18') Plate Height: 9’-0” on 1st floor 9’-0” on 2nd floor2 9’-0” on 1st floor 8’-0” on 2nd floor Building Height: 29’-6” 30'-0" Declining Height Envelope: complies C.S. 25.10.55(A)(1) 1 (0.32 x 6,000 SF) + 900 + 350 SF = 3,170 SF maximum allowed (0.52 FAR) 2 Special Permit required for first story plate height. Summary of Proposed Exterior Materials: • Windows: fiberglass clad wood • Doors: wood/glass front door / wood garage door • Siding: 8-inch hardie plank shiplap siding with 2” x 24” board & batten siding • Roof: composition shingle roof (upper) with standing seam metal roof (lower) • Other: 1x window trim / 2x10 fascia / wood columns / cable railings Staff Comments: None. Design Review and Special Permit 1601 Hillside Drive -3- Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Findings for a Special Permit: In order to grant a Special Permit for first story plate height and second story balcony, the Planning Commission must find that the following conditions exist on the property (Code Section 25.51.020 a-d): (a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the existing street and neighborhood; (b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood; (c) the proposed project is consistent with the residential design guidelines adopted by the city; and (d) 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 the mitigation for the removal that is proposed is appropriate. Catherine Keylon Senior Planner c. Ayesha Sikandar, MA Dimensions Inc., applicant and architect Leandron Koo, property owner Design Review and Special Permit 1601 Hillside Drive -4- Attachments: Application to the Planning Commission Letter of Explanation Special Permit Application – Second Story Plate height Notice of Public Hearing – Mailed April 28, 2023 Area Map City of Burlingame  Community Development Department  501 Primrose Road  (650) 558-7250  planningdept@burlingame.org Authorization to Reproduce Project Plans: I hereby grant the City of Burlingame the authority to post plans submitted with this application on the City’s website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. _________ (Initials of Architect/Designer) Project Application - Planning Division Type of Application: Accessory Dwelling Unit Conditional Use/Minor Use Permit Design Review Hillside Area Construction Permit Minor Modification Special Permit Variance Other Project Address: Assessor’s Parcel #: Zoning: Project Description: Applicant Property Owner Name: Name: Address: Address: Phone: Phone: E-mail:E-mail: Architect/Designer Name: Address: Phone: E-mail: Burlingame Business License #:* Architect/Designer must have a valid Burlingame Business License. Applicant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant’s signature: Date: Property Owner: I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Division. Property owner’s signature: Date: Date Application Received (staff only): R1 930973 PROJECT DESCRIPTION: 1601 Hillside Drive Burlingame CA 94010 We are proposing a brand new build at 1601 Hillside Drive in Burlingame CA. As shown in picture above existing home is a ranch style house with living area of approx. 2,000 sqft. The old Rancher is being demolished and designed as a Modern Farmhouse Home for the family. It will have 4 Beds and 3.5 Baths and 3,139 sqft to accommodate their needs. The existing home lacks a backyard so we have redesigned the home with a backyard and entertainment area connected to the great room with a deck. We are proposing to keep the existing garage at its original location. However the roof and Exterior walls will be updated to match the new siding and comp shingle roof. We have kept in mind the close proximity of the homes in this neighborhood . Hence the popouts on exterior façade and size of the windows facing close neighbors have been sensitively designed to keep the privacy as well as the day light plane requirements in mind . For the new build we are proposing 9 feet plate height for both first and second floors to achieve proper balance and symmetry in our farm house design. The neighborhood is a mix of single and two story homes. The next door neighbor at balboa is a two story new County -English style home. Other architecture styles include Ranch, Spanish and blend of Craftsman style homes. The new residence has been designed with a neutral color palette with a combination of board and batten and horizontal James Hardie Siding . Black framed windows , combination of charcoal Comp Shingle and standing seam metal roof gives the exterior a great contrast against white trims, beams and brackets. Special attention has been given to landscaping. The front and rear yards have a great mix of local and drought resistant plants . This home will be a great addition to the neighborhood and we cant wait for the family to enjoy this with their kids for a very long time. City of Burlingame Special Permit Application (R-1 and R-2) 1- Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the existing street and neighborhood. We have chosen to demolish the existing Ranch style home and taken a new direction that fits with the family’s needs and lifestyle. We have designed a modern farmhouse style home that is aesthetically pleasing and also compliments the neighborhood. The neighborhood is a mix of Ranch style, Spanish, Modern English County and Craftsman style homes. The proposed residence will be a 2 story home with 9 feet plate height with combination of roof slopes of 6.5:12 and of 9:12 that are a dominant characteristic of the modern farmhouse look. There is a verity of single and two story homes with roof types ranging anywhere from simple gables to mansard to flat and some with high pitched roofs. Our Farmhouse style home has a very symmetrical and well balanced exterior with gable on each ends and it fits very well on this corner lot. Even with second story at 9 feet plate height our overall height is under the required 30 feet and in fact the ridge height is lower than the next door home on 1353 Balboa per our survey. There are multiple homes that have been designed and under construction with second story plate height higher than 8 feet in the neighborhood. ( 1345 Balboa, 1120 Cortez,1141 Cortez,833 maple etc ) The charming architectural style of this modern farmhouse is defined by combination of board and batten and shiplap siding in neutral colors. Most of the neighborhood homes have stucco as exterior finish with a few in siding and some with stone and stucco combinations. The roofs are also a mix of comp shingles, shakes, tiles while some have accent metal roofs as well. We are embracing contemporary design elements with a combination of comp shingles and standing seam metal roof, black window frames, and modern cable rail in our design. 2- Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood. The farmhouse at the corner lot will be a great addition to this neighborhood which has a good blend of Architecture styles ranging from ranch, craftsmen, contemporary and modern English style homes. The roof has been symmetrically designed to span over the length of the home with accent gables on each end facing hillside drive and the side facing the neighbors. A higher gable at the center of the home puts focus on the main entrance of the home. Since its corner lot special attention has been paid to the elevation on Balboa side elevation which seamlessly wraps from hillside to this side of the street with combination of a gable and low sloping roof at lower level. 3- How will the proposed project be consistent with the residential design guidelines adopted by the City? The neighborhood is a mix of Ranch style, farmhouse , Spanish, Modern English County and Craftsman style homes. Most of the neighborhood homes have stucco as exterior finish with a few in siding, board and batten, some with stone and stucco combinations. The roofs are also a mix of comp shingles, shakes, tiles while some have accent metal roofs as well. Most of the homes in this neighborhood have a long driveway with a detached garage at the rear of home . They are mostly single car garages whether they are detached or attached to the home. Some homes have gated driveways as well. The streets are tree lined with mostly grass and native plants in the neighborhood. There is no particular landscaping style dominant in the area. Our modern farmhouse although unique in style from the neighborhood has a neutral color palette that still stands out without a harsh statement due to the use of materials that are consistent throughout the neighborhood. Our low wooden fence at the corner helps keep the home symbolically private and allows a view of the beautiful landscape inside. The taller fence screens the private back yard areas . 4- Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. We are proposing to remove 2 trees ( #5 & 6 on report ) .they are not regulated and need to be removed for the new driveway. We are proposing two olive trees and a citrus tree along with multiple drought resistant shrubs and plants throughout the new residence . 1601 Hillside Drive 300’ noticing APN: 026-022-010 4/3/2023 NEW RESIDENCE FOR THE KOO FAMILY 1601 HILLSIDE DRIVE BURLINGAME CA 941010 / / DESCRIPTION DRAWN BY: CHK'D BY: COPYRIGHT MARK DATE 2 of 11 SHEET TITLE 1601 HILLSIDE DR BURLINGAME CA 94010 PLANNING APPROVAL REVISIONS: THIS DRAWINGS AS AN INSTRUMENT OF SERVICE, IS AND SHALL REMAIN THE PROPERTY OF MA DIMENSIONS INC AND SHALL NOT BE REPRODUCED,PUBLISHED, OR USED IN ANY WAY WITHOUT THE PERMISSION OF MA DIMENSIONS INC. COVER SHEET A-0.0 PAGES: NEW RESIDENCE FOR THE KOO FAMILY 4/5/2023 APN:051-303-040 PLN2021-00116 A-0.0 A-1.0 A-1.1 A-2.0 A-2.1 A-2.2 A-2.3 A-3.0 A-3.1 A-4.0 A-5.0 L-1 L-2 L-3 L-4 L5 L6 C-1 C-2 C-3 C-4 C-5 C-6 C-7 C-8 S-01 . COVER SHEET (E)/DEMO FLOOR PLAN PROPOSED SITE PLAN NEW FIRST FLOOR PLAN NEW 2nd FLOOR PLAN NEW ROOF PLAN GARAGE PLAN AND DETAILS PROPOSED ELEVATIONS PROPOSED ELEVATIONS PROPOSED SECTIONS GREEN BUILDING /GENERAL NOTES LANDSCAPE - EXISTING AND PROPOSED TREE PLAN LANDSCAPE - PROPOSED LANDSCAPE PLAN AND PLANTING LANDSCAPE- NOTES AND DETAILS LANDSCAPE - HYDRAZONE AND WATER BUDGET CALCULATION PROPOSED IRRIGATION DETAIL PROPOSED IRRIGATION PLAN KOO RESIDENCE 1601 HILLSIDE BURLINGAME CA GRADING & DRAINAGE PLAN DETAILS DETAILS CITY STANDARD DETAILS EROSION CONTROL PLAN BMP'S IMPERVIOUS AREAS EXHIBIT TOPO SURVEY PROJECT SITE PROJECT LOCATION NEW RESIDENCE FOR THE KOO FAMILY 1601 HILLSIDE BURLINGAME CA 941010 GENERAL NOTES PROJECT TEAM APPLICABLE CODES 2019 CPC,CMC AND CEC AS AMENDED BY STATE OF CA AND LOCAL JURISDICTIONS . 2019 CALIFORNIA ENERGY CODE CALIFORNIA FIRE CODE 2019 EDITION CALIFORNIA BUILDING CODE 2019 EDITION CALIFORNIA RESIDENTIAL CODE 2019 EDITION CALIFORNIA MECHANICAL CODE 2019 EDITION CALIFORNIA PLUMBING CODE 2019 EDITION CALIFORNIA ELECTRICAL CODE 2019 EDITION ENERGY EFFICIENCY STANDARDS 2019 EDITION (TITLE 24) 1A. GENERAL: THESE DRAWINGS AND SPECIFICATIONS ARE WRITTEN TO DESIGNATE CERTAIN PRODUCTS AND METHODS OF EXECUTION BUT ARE NOT INTENDED TO BE COMPLETE AND COVER ALL ITEMS OF CONSTRUCTIONS. THE CONTRACTOR SHALL USE REGIONALLY RECOGNIZED STANDARDS AND PROCEDURES IN HIS CONSTRUCTION UNLESS OTHERWISE SPECIFICALLY CALLED FOR. IN CASE OF QUESTION, NOTIFY ARCHITECT. 1B. ERRORS AND OMISSIONS: THE CONTRACTOR SHALL NOT TAKE ADVANTAGE OF ANY UNINTENTIONAL ERROR OR OMISSION IN THE DRAWING OR SPECIFICATIONS. THE CONTRACTOR SHALL BE EXPECTED TO FURNISH ALL NECESSARY MATERIAL AND LABOR THAT ATE ENCESARY TO MAKE A COMPLETE JOB TO THE TRUE INTENT OF THE CONSTRUCTION DOCUMNETS. THE CONTRACTOR IS RESPONSIBLE TO BRING ANY DISCREPANCIES TO THE ATTENTION OF THE ARCHITECT IN WRITING. 1C. DIMENSIONS AND SCALE: THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING EXISTING CONDITIONS, DIMENSIONS AND ELEVATIONS PRIOR TO START OF CONSTRUCTION . WRITTEN DIMENSIONS ARE TAKE PRECEDENCE OVER SCALE DIMENSIONS AT ALL TIMES . SIMILAR DETAILS SHALL APPLY AT SIMILIAR CONDITIONS . LARGE SCALE DRAWINGS ARE TO TAKE PRECEDENCE OVER SMALLER SCALE DRAWINGS. NO DEVIATION FROM THE DRAWINGS SHALL BE MADE EXCEPT WITH THE CONSENT OF THE ARCHITECT. 1D. CONSTRUCTION OBSERVATION/REVIEWS DEFINITION: CONSTRUCTION OBSERVATION AS USED IN THESESPECIFICATIONS MEAN VISUAL OBSERVATION OF MATERIALS, EQUIPMENT AND CONSTRUCTION WORK ON AN INTERMITTENT BASIS TO DETERMINE THAT THE WORK IS SUBSTANTIAL CONFORMANCE WITH THE CONTRACT DOCUMENTS AND ITS DESIGN INTENT. SUCH OBSERVATION DOES NOT CONSTITUTE ACCEPTANCE OF THE WORK NOR SHALL BE CONSTRUED TO RELIEVE THE CONTRACTOR WAY OF HIS RESPONSBILITY TO PROVIDE AND INSTALL ITEMS AS CALLED OUT IN THE DRAWINGS AND SPECIFICATIONS. 1E. GUARANTEE: ALL LABOR, MATERIAL AND EQUIPMENT SHALL BE GUARANTEED FOR A MINIMUM PERIOD OF (1) ONE YEAR FROM DATE OF ACCEPTANCE AGAINST DEFECTS IN WORKMANSHIP AND/OR MATERIALS, UNLESS OTHERWISE STATED OR NOTED, WHERE THE STATUTE OF LIMITATIONS APPLIES, IT SHALL TAKE PRECEDENCE. 1F. CLEAN-UP: CONTRACTOR SHALL BE RESPONSIBLE FOR CONTINUOUS REMOVAL AND DISPOSAL OF ALL CONSTRUCTION DEBRIS. ALL ITEMS SHALL BE LEFT FREE FROM ALL FOREIGN MATTER. AT COMPLETION , HOUSE SHALL BE PROFESSIONALLY CLEANED. 8. FINISHED GROUND SURFACES SHALL BE GRADED TO DRAINAGE THE FINISHED SITE PROPERLY. FINISHED GROUND SLOPE WITHIN FIVE FEET OF THE BUILDING OR STRUCTURE SHALL SLOPE AWAY AT A 5%. ALL EXTERIOR HARD SURFACES (INCLUDING TERRACES) SHALL BE INSTALLED WITH A 1% MINIMUM SLOPE AND SHALL DRAIN AWAY FROM THE BUILDING . DRAINAGE SWALES SHALL HAVE A MINIMUM SLOPE OF 1.5%. MAXIMUM ALLOWABLE GRADED SLOPE IS 3 HORIZONTAL TO 1 VERTICAL (33%) 9. LOT GRADING SHALL CONFORM AT THE PROPERTY LINES AND SHALL NOT SLOPE TOWARD PROPERTY LINES IN A MANNER WHICH WOULD CAUSE STORM WATER TO FLOW ONTO NEIGHBORING PROPERTY. HISTORIC DRAINAGE PATTERNS SHALL NOT BE ALTERED IN A MATTER TO CAUSE DRAINAGE PROBLEMS TO NEIGHBORING PROPERTY. 10. CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND INSURING THE AREA ADJACENT TO THE WORK IS LEFT IN A CLEAN CONDITION. 11. PROVIDE 5% MIN. SLOPES FOR GRADE AWAY FROM FOUNDATIONS AND DRAINAGE AWAY FROM ADJACENT PROPERTY LINES. 1. THE CONTRACTOR SHALL THOROUGHLY EXAMINE THE PREMISES AND SHALL BASE HIS BID UPON EXISTING CONDITIONS. ALL EXISTING CONDITIONS SHALL BE VERIFIED FOR COMPATIBILITY WITH HIS NEW CONSTRUCTION SHOWN HEREIN. IN THE EVENT THAT DISCREPANCIES ARE FOUND IN THE DRAWINGS, THE ARCHITECT SHALL BE NOTIFIED BEFORE WORK CAN PROCEED. 2. THE CONTRACTOR SHALL FIELD INSPECT THE JOB SITE PRIOR TO COMMENCEMENT OF WORK AND SHALL ADHERE ACCESS, SAFETY AND THE USE OF THE FACILITIES AS SET BY THE BUILDING OWNER, BUILDING DEPARTMENT AND ALL OTHER LOCAL AGENCIES . 3. THE CONTRACTOR SHALL PROVIDE ALL WORK AND MATERIAL IN ACCORDANCE WITH ALL FEDERAL, STATE AND LOCAL CODES PER INDUSTRY STANDARDS UNLESS NOTED OTHERWISE. ALL PRODUCTS SHALL BE USED PER MANUFACTURERS RECOMMENDATION. 4. ANY PORTION OF THE EXISTING BUILDING, SITE OR LANDSCAPING DAMAGED BY THE CONTRACTOR OR HIS SUBCONTRACTORS SHALL BE RESTORED TO THE CONDITION PRIOR TO DAMAGE AT NO COST TO THE OWNER OR TENANT. 5. NEITHER THE ARCHITECTS REVIEW OR APPROVAL OF SHOP DRAWINGS SHALL RELIEVE THE CONTRACTOR FROM THE RESPONSIBILITY FOR DEVIATIONS FROM THE INTENT OF THE DRAWINGS AND SPECIFICATIONS UNLESS AGREED TO BY ARCHITECT IN WRITTEN FORM. 6. THE CONTRACTOR IS RESPONSIBLE FOR COORDINATION OF ALL WORK IN THE FIELD TO ENSURE TIMELY COMPLETION OF THE PROJECT. 7. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK REQUIRED TO COMPLETE THE WORK, INCLUDING, BUT NOT LIMITED TO: i) ALL WORK REQUIRED TO PREPARE FOR NEW WORK. ii) THE REMOVAL OR RELOCATION OF ALL EXISTING PIPES, CONDUITS, WIRES, ETC. AS REQUIRED TO COMPLETE THE WORK. iii) ALL TEMPORARY SHORING REQUIRED DURING CONSTRUCTION TO ALLOW FOR NEW WORK. iv) THE PROTECTION OF THE WORK FROM ANY DAMAGE DUE TO FIRE, WEATHER OR VANDALISM. v) THE REMOVAL OF ALL DEBRIS AND EXCESS MATERIAL AND BROOM CLEANING EACH AREA AFTER WORK IS COMPLETED. NOTES: NOT CREATING 500 SQ FT OF IMPERVIOUS SURFACE. SUPPLEMENTARY CONDITIONS : PROJECT SCOPE OF WORK: OWNER: LEADRON KOO & CHRISTINA KOO ADDRESS: 1601 HILLSIDE BURLINGAME CA 94010 CONTACT: (415) 806-2212 EMAIL: leadron@yahoo.com christinaakoo@gmail.com ARCHITECT: JIM FOSTER ( C- 14217) DESIGNER AYESHA SIKANDAR COMPANY: MA DIMENSIONS INC. ADDRESS: 533 AIRPORT BLVD., SUITE 220 BURLINGAME, CA 94010 CONTACT: 650.714.9696 EMAIL: ayesha@madimensions.com SURVEYOR L. WADE HAMMOND ADDRESS: www.wadehammondpls.com EMAIL: wade@whlandsurveyor.com' PHONE: 510-579-6112 LANDSCAPE XIAOYAN SUN COMAPANY: MUZIK DESIGN STUDIO ADDRESS: 1117 WAYNE WAY, SAN MATEO CA -94403 EMAIL: agnesytung@gmail.com PHONE: 239-410-925 CIVIL WILL HAMMOND ADDRESS: www.wadehammondpls.com EMAIL: will@whlandsurveyor.com PHONE: 510-579-6112 1. DEMO EXISTING HOME. 2. NEW RESIDENCE SHALL BE TWO STORIES , 4BED. 3.5 BATH, 3,153SQFT WITH A DETACHED ONE CAR GARAGE 371 SQFT. 3. EXISTING GARAGE TO REMAIN. RELOCATE GARAGE DOOR AND DRIVEWAY FROM HILLSIDE TO THE BALBOA WAY. PROJECT DATA TABLEPARCEL MAP VICINITY MAP DEFERRED SUBMITTALS CAL GREEN BUILDING STANDARDS CODE 2019 EDITION SHEET INDEX CONSTRUCTION NOISE AND DELIVERY HOURS ARE 8 A.M. TO 6 P.M. MONDAY THROUGH FRIDAY, AND 9 A.M. TO 5 P.M. ON SATURDAY. NO CONSTRUCTION IS PERMITTED ON SUNDAY AND HOLIDAY NOTES APN #: 026-022-010 ADDRESS: 1601 HILLSIDE BURLINGAME CA 94010 OCCUPANCY: R-3U ZONING: R1 TYPE OF CONST: TYPE V-B BLOCK ID: 40 LOT NUMBER: 1 AREA CALCULATIONS : EXISTING LOT: 6,000 SQFT MAX LOT COVERGE ALLOWED: 2,400 SQFT (0.4% 6,000) 100 SQFT OF PATIO CAN BE DECTUCTED . MAX.FAR ALLOWED : .32x6,000+900+*350 SQFT OF GARAGE =2,820+350=3,170 SQFT . EXISTING AREA CALCULATIONS: EXISTING HOME AREA - 2,090 SQFT EXISTING GARAGE - 371 SQFT EXISTING LOT COVERAGE - 2,090 + 371 - 2,461 SQFT EXISTING F.A.R - 2,461 SQFT NEW HOME AREA CALCULATIONS: (P) HOME NEW FIRST FLOOR : 1,619 SQFT NEW SECOND FLOOR : 1,163 SQFT FRONT PORCH@HILLSDIE : 60 SQFT(NOT COUNTED) PORCH @ BALBOA : 55 SQFT PORCH @HILLSDIE & PORCH @ BALBOA = 115 SQFT ARE EXCLUDED FROM LOT COVERAGE AND FAR CALCULATIONS BECAUSE THEY ARE LESS THAN 200 SQFT STAIRS @ HILLSIDE PORCH : 60 SQFT STAIRS @ BALBOA PORCH : 32 SQFT REAR DECK : 173 SQFT (DECK@REAR IS EXCLUDED BECAUSE ITS UNCOVERED AND LESS THAN 30" HIGH FROM GRADE) PORCHES : 115 SQFT GARAGE : 371 SQFT NEW FAR : 1619 + 1163 + 371 - 3153 NEW FAR : 3,153 SQFT < 3,170 SQFT NEW LOT COVERAGE : 1619 + 371 - 1,990 SQFT NEW LOT COVERAGE : 1,990 SQFT < 2,400 SQFT PROJECT DATA FIRE SPRINKLERS PV / SOLAR EV CHARGING THIS PROJECT IS REQUIRED TO COMPLY WITH THE CITY OF BURLINGAME REACH CODE ORDINANCE #1979 WHICH WENT IN TO EFFECT ON OCTOBER 16, 2020 ROOMS THAT COULD BE USED FOR SLEEPING PURPOSES MUST HAVE AT LEAST ONE WINDOW OR DOOR THAT COMPLIES WITH THE EGRESS REQUIREMENTS. 2019 CALIFORNIA RESIDENTIAL CODE 2019 CRC § R310 OR CBC 1030.THE NEW AC OR MECHANICAL EQUIPMENT INSTALLED AT THE EXTERIOR OF THE BUDILING CANNOT 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. BMC 25.58.050 / / DESCRIPTION DRAWN BY: CHK'D BY: COPYRIGHT MARK DATE 3 of 11 SHEET TITLE 1601 HILLSIDE DR BURLINGAME CA 94010 PLANNING APPROVAL REVISIONS: THIS DRAWINGS AS AN INSTRUMENT OF SERVICE, IS AND SHALL REMAIN THE PROPERTY OF MA DIMENSIONS INC AND SHALL NOT BE REPRODUCED,PUBLISHED, OR USED IN ANY WAY WITHOUT THE PERMISSION OF MA DIMENSIONS INC. (E)/DEMO FLOOR PLAN A-1.0 PAGES: NEW RESIDENCE FOR THE KOO FAMILY 4/5/2023 APN:051-303-040 PLN2021-00116 74'-7"41'-4"74'-5"30'-10"18'-9"19'-1 1/2"KEEP (E) WALLS BEDROOM #1 DINING ROOM LIVING ROOM 8' CLG. HT. BEDROOM #2 V60DV42DGARAGE 9' CLG. HT. FURN.W.H. D.W. REF. MASTER FOYER KITCHEN PORCH PATIO HILLSIDE DIRVEBALBOA AVEE HOME 2,090 SQFT 371 SQFT N34º56'29"E 120.01'S55º04'00"E 50.00'S34º56'29"W 120.01'N55º04'00"W 50.00'PROPERTY LINE TO DEMO WALLS TO DEMO DOOR TO DEMO WINDOWS NSCALE: 3/16" = 1'-0"1(E)/DEMO FLOOR PLAN FLOOR PLAN LEGEND & NOTES / / DESCRIPTION DRAWN BY: CHK'D BY: COPYRIGHT MARK DATE 4 of 11 SHEET TITLE 1601 HILLSIDE DR BURLINGAME CA 94010 PLANNING APPROVAL REVISIONS: THIS DRAWINGS AS AN INSTRUMENT OF SERVICE, IS AND SHALL REMAIN THE PROPERTY OF MA DIMENSIONS INC AND SHALL NOT BE REPRODUCED,PUBLISHED, OR USED IN ANY WAY WITHOUT THE PERMISSION OF MA DIMENSIONS INC. PROPOSED SITE PLAN A-1.1 PAGES: NEW RESIDENCE FOR THE KOO FAMILY 4/5/2023 APN:051-303-040 PLN2021-0011610'-0"15'-0" 20'-0"12'-0"7'-6"22'-10"12'-0"4'-0"16'-6"1'-0"3'-0"5'-5"8'-0"11'-8"13'-11"25'-7"24'-0"38'-0" 3'-6"17'-3 1/2"3'-0"27'-6"61'-0" 7'-1/2" 18'-11"1'-1/2"19'-10"4"35'-0" 33'-9"12'-6"22'-8 1/2"1ST FLR SETBACKS (BLOCK AVERAGE FRONT SETBACK) 2ND FLR OUTLINE 2ND FLR SETBACKS 1ST FLR SETBACKS GAS METER ELEC METER WATER METER (E) TREES TO BE REMOVEDE SETBACKS HERE AS PER SURVEY 5% SLOPE 1% SLOPE CLEANOUT CLEANOUT CLEANOUT 2% SLOPE2% SLOPE 5% SLOPE 5% SLOPE RED CURB ON HILLSIDE RED CURB ON BALBOA AVE PPN34º56'29"E 120.01'S55º04'00"E 50.00'S34º56'29"W 120.01'N55º04'00"W 50.00'(N) DRIVEWAY N PORCHN PORCHDECK BALBOA AVENUEHILLSIDE DRIVE PROPOSED HOUSE 3,153 SQFT (E)GARAGE FF - 54.6 54.48FF - 54.48FF - 52.8 (80' WIDE)(E)CURB CUT CLOSED CONC SIDEWALKCONC SIDEWALK LAWN ROCK ROCK ROCK 18 MAGNOLIA12 MAGNOLIA 50.6 12 MAGNOLIA 51.051.0 VERTICAL.CURB DRIVEWAYDIRT(50' WIDE)LAWNCONC SIDEWALKVERTICAL.CURB51.3 10 OA K 50.1 ALLEY(10' WIDE)75.6 82.4 74.575.5 79.4 81.8 1853 BALBOA 64.1 1360 HILLSIDE (Tiles & Concrete) (Tiles & Concrete) LANDING(N)DRIVEWAY&CURB CUT( Concrete Pavers) ( Wood) (Tiles & concrete ) WM 52.0 53.0 51.3 53.4 54.52 51.6 51.0 54.52 52.2 (N)TREE (N)TREE (N)TREE 371 SQFT 51.3 50.1 53.0 51.3 50.7 TC 50.7 TC50.3 TC 50.4 TC50.1 TC 49.9 TC 50.3TC 50.5TC C.U PROPERTY LINE NEW WOODEN FENCE 3' HT MAX 2ND FLOOR OUTLINE 1ST FLOOR SETBACKS 2ND FLOOR SETBACKS FRONT DRIVEWAY & ENTRY PATH BACKYARD PATIO NEW PLANTING AREA NEW WOOD FENCE 6' HT MAX DOWNSPOUTS WITH STORM WATER RUNOFF DIRECTION (P)HARDSCAPE CALS ID BAL PORCH/STEPS CONC.PAVERS DECK & STEPS DRIVEWAY PAVERS GARAGE HILLSIDE PORCH HOUSE LANDING STEPS Area 67.63 316.63 205.15 999.17 376.53 116.28 1,641.32 86.19 3,808.90 sq ft NSCALE: 1/8" = 1'-0"1(P) SITE PLAN SITE PLAN LEGEND & NOTES 1. DUE TO THE SCOPE OF WORK, SHOW THE REPLACEMENT OF ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL AND WYE TO [pMAIN, ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINE ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATION, AND ANY OTHER UNDERGROUND UTILITY WORKS WITHIN CITY’S RIGHT-OF-WAY. 2.THERE WILL BE NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES, COLUMNS, MAILBOX, ETC) PROPOSED BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY. 3. ANY WORK IN THE CITY RIGHT-OF-WAY, SUCH AS PLACEMENT OF DEBRIS BIN IN STREET, CONSTRUCTION PARKING, WORK IN SIDEWALK AREA, PUBLIC EASEMENTS, AND UTILITY EASEMENTS, IS REQUIRED TO OBTAIN AN ENCROACHMENT PERMIT PRIOR TO STARTING WORK. PORTA POTTY’S ARE NOT ALLOWED TO BE PLACED IN THE CITY RIGHT-OF-WAY. 4. 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. FOR ALL ACTIVITIES (INCLUDING HAULING). 5.THE GAS AND ELECTRIC PANEL/METER SHALL BE PLACED WITHIN PRIVATE PROPERTY AS THE EXISTING LOCATION (BEHIND THE GARAGE) WOULD NOT BE PERMITTED BY PG&E AS THEY WOULD NOT HAVE PROPERTY ACCESS TO SERVICE THE METERS. POST CONSTRUCTION IMPERVIOUS AREA LOT SIZE - 6000 SQFT 40% OF LOT SIZE - 2400 SQFT TOTAL POST CONSTRUCTION IMPERVIOUS AREA IS 3,905.39 SQFT(GREATER THAN 40% OF LOT AREA) / / DESCRIPTION DRAWN BY: CHK'D BY: COPYRIGHT MARK DATE 5 of 11 SHEET TITLE 1601 HILLSIDE DR BURLINGAME CA 94010 PLANNING APPROVAL REVISIONS: THIS DRAWINGS AS AN INSTRUMENT OF SERVICE, IS AND SHALL REMAIN THE PROPERTY OF MA DIMENSIONS INC AND SHALL NOT BE REPRODUCED,PUBLISHED, OR USED IN ANY WAY WITHOUT THE PERMISSION OF MA DIMENSIONS INC. NEW FIRST FLOOR PLAN A-2.0 PAGES: NEW RESIDENCE FOR THE KOO FAMILY 4/5/2023 APN:051-303-040 PLN2021-00116 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14151617FUP123UP 1 2 3 4 5 6UP1234510'-0"18'-2 1/2"5'-5 1/2"38'-1" 10'-2"25'-9"1'-6"7'-0"18'-11" 4'-0"25'-5"19'-7"35'-0" 61'-9" 25'-10" 61'-9"30'-3"54.48 54.6 51.6 54.52 53.051.2 51.3 54.48 52.8 54.52 53.0 1 A-3.0 2 A-3.0 1 A-3.1 2 A-3.1 TV EV CHARGING 1-HR RATED WALL LIVING MBED #1 CLOSET M BED M BATH 1 WINE CL nook N PORCH 60 SQFT N PORCH 55 SQFT PWDR BACKYARD KITCHEN DECK N HOME 1,619 SQFT DRIVEWAY MUD ROOM LANDING LANDING 9'0"X8'0"GARAGEDOOR173 SQFT UP BENCH GASFIREPLACECOATS/SHOESW.H PANTRY1 A-4.0 2 A-4.0 RG (E) ONE CAR GARAGE 371 sqft DW4'-0"T 02 01 T T T 03 02 02 02 DINING 10'0" islandsinkO OUTDOOR COUNTER A.C.UNIT PROPERTY LINE 1ST STORY SETBACKS 1ST STORY BELOW 2x NEW EXTERIOR WALL 2ND STORY SETBACKS TILED PORCH ENTRY & STEPS MIN 30" DIA & 1024 SQIN WOODEN DECK TEMPERED GLASS EGGRESS WINDOW 1-HR RATED WALL 02 01 03 T E NSCALE: 1/4" = 1'-0"1(N) 1ST FLOOR FLOOR PLAN LEGEND & NOTES / / DESCRIPTION DRAWN BY: CHK'D BY: COPYRIGHT MARK DATE 6 of 11 SHEET TITLE 1601 HILLSIDE DR BURLINGAME CA 94010 PLANNING APPROVAL REVISIONS: THIS DRAWINGS AS AN INSTRUMENT OF SERVICE, IS AND SHALL REMAIN THE PROPERTY OF MA DIMENSIONS INC AND SHALL NOT BE REPRODUCED,PUBLISHED, OR USED IN ANY WAY WITHOUT THE PERMISSION OF MA DIMENSIONS INC. NEW 2nd FLOOR PLAN A-2.1 PAGES: NEW RESIDENCE FOR THE KOO FAMILY 4/5/2023 APN:051-303-040 PLN2021-00116 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14151617WD1 A-3.0 2 A-3.0 1 A-3.1 2 A-3.1 59'-0" 12'-6"34'-11"11'-6 1/2"25'-8 1/2"16'-5"9'-3 1/2"20'-9 1/2"13'-6"7'-3 1/2"59'-7 1/2" 13'-1 1/2"33'-4"13'-1 1/2" 35'-0" 1 A-4.0 WALLS BELOW 2 ND FLR SETBACKS ROOF BELOW HIGH WINDOW HIGH WINDOWSHIGH WINDOWCLOSET 4 GARAGE BELOW BED 4 FAMILY CLOSET 3BATH 3 BED 3 M.BED 2 BATH 2 CLOSET 2 LAUNDRY 2ND FLR 1,163 SQFT VAULTED <12'-0" FLAT CEILING VAULTED <12'-0" SOFFITED <12'-0" 2 A-4.0 01 T T E E E E PROPERTY LINE 1ST STORY SETBACKS 1ST STORY BELOW 2x NEW EXTERIOR WALL 2ND STORY SETBACKS TILED PORCH ENTRY & STEPS MIN 30" DIA & 1024 SQIN WOODEN DECK TEMPERED GLASS EGGRESS WINDOW 1-HR RATED WALL 02 01 03 T E NSCALE: 1/4" = 1'-0"1(N)2ND FLOOR FLOOR PLAN LEGEND & NOTES / / DESCRIPTION DRAWN BY: CHK'D BY: COPYRIGHT MARK DATE 7 of 11 SHEET TITLE 1601 HILLSIDE DR BURLINGAME CA 94010 PLANNING APPROVAL REVISIONS: THIS DRAWINGS AS AN INSTRUMENT OF SERVICE, IS AND SHALL REMAIN THE PROPERTY OF MA DIMENSIONS INC AND SHALL NOT BE REPRODUCED,PUBLISHED, OR USED IN ANY WAY WITHOUT THE PERMISSION OF MA DIMENSIONS INC. NEW ROOF PLAN A-2.2 PAGES: NEW RESIDENCE FOR THE KOO FAMILY 4/5/2023 APN:051-303-040 PLN2021-00116 1 A-3.0 2 A-3.0 1 A-3.1 2 A-3.1 1 A-4.0 1'-6"1'-11"2 A-4.0 STANDING SEAM METAL ROOF ON FIRST FLOOR TYP. CLASS "A" COMP SHINGLE ROOF ON SECOND FLOOR TYP. STANDING SEAM METAL ROOF ON FIRST FLOOR TYP. STANDING SEAM METAL ROOF ON FIRST FLOOR TYP. I-HR RATED WALL W/ NO PROJECTUONS WHERE FEASABLE DISPERSE FRONT ROOF STORMWATER FROM DOWNSPOUTS TO SPLASH BLOCKS IN YARD WHERE FEASABLE DISPERSE FRONT ROOF STORMWATER FROM DOWNSPOUTS TO SPLASH BLOCKS IN YARDTYP.1'-11 1/2"SOLAR CLASS "A" COMP SHINGLE ROOF ON SECOND FLOOR TYP. CLASS "A" COMP SHINGLE ROOF ON SECOND FLOOR TYP. SOLAR/ PV SYSTEM OPTIMUM ARRAY CONFIGURATION TO BE DEISGNED BY SOLAR CONSULTANT RIDGESLOPE6.5:12SLOPE 9:12 SLOPE 9:12 SLOPE 9:12SLOPE 9:12SLOPE6.5:12SLOPE 9:12SLOPE 9:12 SLOPE 9:12 SLOPE 9:12SLOPE 9:12SLOPE 9:12SLOPE 5:12SLOPE 5:12SLOPE 5:12 SLOPE 5:12 SLOPE 5:12SLOPE 9:12SLOPE 9:12 SLOPE5:12SLOPE 6 1/2:12SLOPE 6 1/2:12SKYLIGHT 4'0"x2'6" SKYLIGHT 4'0"x2'6" SKYLIGHT 2'6"x2'6"SLOPE 9:121ST STORY WALLS BELOW 2ND STORY WALLS BELOW SKYLIGHT PROPERTY LINE GUTTER DOWNSPOUT NSCALE: 1/4" = 1'-0"1(N) ROOF ROOF PLAN LEGEND & NOTES / / DESCRIPTION DRAWN BY: CHK'D BY: COPYRIGHT MARK DATE 8 of 11 SHEET TITLE 1601 HILLSIDE DR BURLINGAME CA 94010 PLANNING APPROVAL REVISIONS: THIS DRAWINGS AS AN INSTRUMENT OF SERVICE, IS AND SHALL REMAIN THE PROPERTY OF MA DIMENSIONS INC AND SHALL NOT BE REPRODUCED,PUBLISHED, OR USED IN ANY WAY WITHOUT THE PERMISSION OF MA DIMENSIONS INC. GARAGE PLAN AND DETAILS A-2.3 PAGES: NEW RESIDENCE FOR THE KOO FAMILY 4/5/2023 APN:051-303-040 PLN2021-00116 1'-6"7'-0"18'-11"19'-7"35'-0" 54.52 53.0 52.8 53.0 3 A-2.3 2 A-2.3 4 A-2.3 5 A-2.3 6 A-2.3 EV CHARGING 1-HR RATED WALL DECK LANDING 9'0"X8'0"GARAGEDOOR173 SQFT (E) ONE CAR GARAGE 371 sqft 03 02 OUTDOOR COUNTER9'-0"14'-8"4'-41/2"2'-6"53.0 OUTDOOR COUNTER TOWARDS THE BACKYARD 1/8" slope T.O.P - GARAGE PROPERTY LINECOUNTER AND SINK1 HR FIRE RATED WALL ATTIC ACCESS ATTIC GARAGE 9'-0"14'-8"53.0 PAINTED WOOD TRELLIS PROJECTIONS LESS THAN 2'-0" FROM P.L. ARE NOT PERMITTED T.O.P - GARAGE MAX RIDGE HEIGHT 15'-0"PROPERTY LINE2" x24" BOARD & BATTEN DECORATIVE CORBEL 8" HARDIE PLANK SHIPLAP SIDING 2X10 EXTERIOR GRADE FASCIA CUSTOM WOOD GARAGE DOOR9'-0"1'-6" 53.0 CLASS "A" MIN. COMP SHINGLE ROOF 1 HR FIRE EXT RATED WALL 1-HR RATED WALL WITHIN 3'-0" FROM PROPERTY LINE T.O.P - GARAGE PROPERTY LINE8" HARDIE PLANK SHIPLAP SIDING 1'-6" ROOF EAVES ONLY AT THE GARAGE FRONT 9'-0"14'-8"53.0 1 HR FIRE EXT RATED WALL T.O.P - GARAGE PROPERTY LINEGARAGE 2" x 24" BOARD & BATTEN 2X10 EXTERIOR GRADE FASCIA 9'-0"53.0 OUTDOOR COUNTER TOWARDS THE BACKYARD COMP SHINGLE ROOF MIN CLASS"A" TO MATCH NEW HOME T.O.P PROPERTY LINEGARAGE 1'6" ROOF EAVES ONLY AT THE GARAGE FRONT PROPERTY LINE 1ST STORY SETBACKS 1ST STORY BELOW 2x NEW EXTERIOR WALL 2ND STORY SETBACKS TILED PORCH ENTRY & STEPS MIN 30" DIA & 1024 SQIN WOODEN DECK TEMPERED GLASS EGGRESS WINDOW 1-HR RATED WALL 02 01 03 T E NSCALE: 1/4" = 1'-0"1GARAGE FLOORPLAN SCALE: 1/4" = 1'-0"3GARAGE SECTION SCALE: 1/4" = 1'-0"2BALBOA AVE ELEVATION - GARAGE SCALE: 1/4" = 1'-0"4SIDE ELEVATION - GARAGE SCALE: 1/4" = 1'-0"5REAR ELEVATION - GARAGE SCALE: 1/4" = 1'-0"6HILLSIDE ELEVATION - GARAGE FLOOR PLAN LEGEND & NOTES FIRE RATING NOTES : 1. EXTERIOR BEARING WALLS LESS THAN 5' O/; FROM THE PROPERTY LINE WILL BE BUILT OF ONE - HOUR RATED CONSTRUCTION , 2019 CRC TABLE R.302191) OR 2019 CBC, TABLE 602. 2. ROOF EAVES WILL NOT PROJECT WITHIN 2'0" OF PROPERTY LINE 2019 CRC TABLE R302.1 OR 2019 CBC TABLE 705.2. EXTERIOR MATERAILS & DETAILS TO MATCH (N) PRIMARY RESIDENCE . SEE SHEET A-3.0 / / DESCRIPTION DRAWN BY: CHK'D BY: COPYRIGHT MARK DATE 9 of 11 SHEET TITLE 1601 HILLSIDE DR BURLINGAME CA 94010 PLANNING APPROVAL REVISIONS: THIS DRAWINGS AS AN INSTRUMENT OF SERVICE, IS AND SHALL REMAIN THE PROPERTY OF MA DIMENSIONS INC AND SHALL NOT BE REPRODUCED,PUBLISHED, OR USED IN ANY WAY WITHOUT THE PERMISSION OF MA DIMENSIONS INC. PROPOSED ELEVATIONS A-3.0 PAGES: NEW RESIDENCE FOR THE KOO FAMILY 4/5/2023 APN:051-303-040 PLN2021-00116 30'-0"9'-1"9'-1"29'-6"54.48 52.2 54.5254.48FFL 54.6 79.28 82.2 COMP SHINGLE ROOF MIN CLASS"A" 1x TRIM TYP. 30"x48" SKYLIGHT (E) CONC SIDEWALK 1'-0"PAINTED WOOD COLUMN TYP. PAINTED WOOD BEAM TYP. BALBOA AVE 12 6.5 T.O.P T.O.P 30'-0" HEIGHT LIMIT PROPERTY LINE12 9 EGRESS EGRESS F.F.L 51.651.3 TC 50.350.0 1X LAP BAND 2" x24" BOARD & BATTEN STANDING SEAM METAL ROOF CORNER TRIM DECORATIVE CORBEL DECORATIVE WOODEN RAFTERS DOWNSPOUT 8" HARDIE PLANK SHIPLAP SIDING 2X10 EXTERIOR GRADE FASCIA PAINTED CABLE RAIL 34" - 36" HIGH CUSTOM WOOD/ GLASS PAINTED DOOR FIBERGLASS CLAD WOOD WINDOW AVERAGE T.O.C(HILLSIDE ) 50.27 12 59'-0"9'-1"30'12'7'-6"12'9'-11"12' SSB 29'-6"53.0 54.48 79.28 52.15 82.2 COMP SHINGLE ROOF MIN CLASS"A" 2"x24" BOARD AND BATTEN (E) CONC SIDEWALK HILLSIDE DR SOLID BLOCK RATED FASCIA CUSTOM WOOD GARAGE DOOR GREEN BELT T.O.P T.O.P FF 30'-0" HEIGHT LIMIT 12 9 DECLINING HEIGHT ENVELOPEPROPERTY LINEPROPERTY LINEFROM 2ND FLOORFINISH LEVELF.F.L EGRESS 12'SSB 51.3 50.7 STANDING SEAM METAL ROOF CORNER TRIM 2X10 EXTERIOR GRADE FASCIA 6x6 WOODEN POST WRAPPED IN 1X TRIM DECORATIVE CORBEL DOWNSPOUT 8" HARDIE PLANK LAP SIDING CABLE RAIL 34" - 36" HIGH DRIVEWAY AVERAGE T.O.C(BALBOA) 50.17 HILLSIDE (RIGHT )SIDE AVERAGE GRADE 51.3+50.1 / 2 = 50.7LEFT SIDE AVERAGE GRADE 53.0+51.3 / 2 = 52.15 SCALE: 1/4" = 1'-0"1HILLSIDE DRIVE ELEVATION SCALE: 1/4" = 1'-0"2BALBOA AVE ELEVATION ELEVATION LEGEND & NOTES: EXTERIOR FINISHES: 1)EXTERIOR SIDING FINISH - HARDIE PLANK SHIPLAP SIDING, 8" EXPOSURE,SMOOTH PREPAINTED BOARD & BATTEN SIDING 1"X12" 2)GUTTERS AND DOWNSPOUTS GALVANIZED ALUMINIUM COLOR BLACK 3)ROOFING MIN CLASS" A" COMPOSITION SHINGLES COLOR CHARCOAL BLACK TO COMPLY WITH COOL ROOF REQUIREMENTS. STANDING SEAM METAL ROOF COLOR CHARCOAL BLACK 4)FRENCH DOORS FIBERGLASS WITH WOOD INTERIOR 5) WINDOWS FIBREGLASS WITH WOOD INTERIOR - BLACK 6) ARTIC WHITE BRACKETS & ARTIC WHITE TRIMS 7)DECORATIVE RAFTERS .TYP AT EAVES 1x COLOR- ARTIC WHITE 8) DECORATIVE CORBEL ARTIC WHITE COLOR 4x GENERAL NOTES : - FINISH GRADE SHALL SLOPE AWAY FROM FOUNDATIONS AT 2% MIN SLOPE FOR A MIN OF 5'0" AT SOIL AND A MIN OF 3'0" AT THE CONCRETE . - PROVIDE WEATHER RESISITIVE BARRIERS AND WHEN APPLIED OVER WOOD BASE,SHEATHING,PROVIDE 2 LAYERS OF GRADE "D" PAPER. - ALL WOOD MATERIAL EXPOSED TO WEATHER SHALL BE PRESSURE TREATED OR RED WOOD. - ALL CONNECTORS USED IN CONJUNTION WITH PRESSURE TREATED LUMBER MUST BE HOT-DIPPED ZINC GALVANIZED AND A MIN GALVANIZATION LEVEL OF G185. HILLSIDE ELEVATION / / DESCRIPTION DRAWN BY: CHK'D BY: COPYRIGHT MARK DATE 10 of 11 SHEET TITLE 1601 HILLSIDE DR BURLINGAME CA 94010 PLANNING APPROVAL REVISIONS: THIS DRAWINGS AS AN INSTRUMENT OF SERVICE, IS AND SHALL REMAIN THE PROPERTY OF MA DIMENSIONS INC AND SHALL NOT BE REPRODUCED,PUBLISHED, OR USED IN ANY WAY WITHOUT THE PERMISSION OF MA DIMENSIONS INC. PROPOSED ELEVATIONS A-3.1 PAGES: NEW RESIDENCE FOR THE KOO FAMILY 4/5/2023 APN:051-303-040 PLN2021-00116 9'-1"9'-1"29'-6"54.4854.52 54.6 79.2882.2 STANDING SEAM METAL ROOF COMP SHINGLE ROOF MIN CLASS"A" 1x TRIM TYP. DECORATIVE WOODEN RAFTERS (E) CONC SIDEWALK BALBOA AVE DECORATIVE CORBEL T.O.P T.O.P 12 6.5 12 9 12 6.5 PROPERTY LINE30'-0" HEIGHT LIMIT 2" x24" BOARD AND BATTEN 1" x12" BOARD AND BATTEN CORNER TRIM 8" HARDIE PLANK SHIPLAP SIDING DOWNSPOUT 2X10 EXTERIOR GRADE FASCIA AVERAGE T.O.C(HILLSIDE ) 50.279'-1"9'-1"7'-6"12'7'-6"12'SSB 12'SB 29'6"30'54.654.52 50.7 79.2882.2 45° 45° COMP SHINGLE ROOF MIN CLASS"A" STANDING SEAM METAL ROOF DECORATIVE WOODEN RAFTERS (E) CONC SIDEWALK HILLSIDE DR 8" HARDIE PLANK LAP SIDING DOWNSPOUT T.O.P T.O.P 30'-0" HEIGHT LIMIT D E C L I N I N G H E I G H T E N V E L O P E 12 9 PROPERTY LINEPROPERTY LINEFROM 2ND FLOORFINISHF.F.L1ST FLOOR FINISH 54.6 2ND FLOOR FINISH 2" x 24" BOARD AND BATTEN 12'52.3 52.15 CORNER TRIM CABLE RAIL 34" - 36" HIGH AVERAGE T.O.C(BALBOA) 50.17 HILLSIDE (LEFT )SIDE AVERAGE GRADE 51.3+50.1 / 2 = 50.7 RIGHT SIDE AVERAGE GRADE 53+ 51.3 / 2 = 52.15 SCALE: 1/4" = 1'-0"1SIDE/S-E ELEVATION SCALE: 1/4" = 1'-0"2REAR/S-W ELEVATION ELEVATION LEGEND & NOTES: SIDE/S-E ELEVATION REAR/S-WELEVATIONEXTERIOR FINISHES: 1)EXTERIOR SIDING FINISH - HARDIE PLANK SHIPLAP SIDING, 8" EXPOSURE,SMOOTH PREPAINTED BOARD & BATTEN SIDING 1"X12" 2)GUTTERS AND DOWNSPOUTS GALVANIZED ALUMINIUM COLOR BLACK 3)ROOFING MIN CLASS" A" COMPOSITION SHINGLES COLOR CHARCOAL BLACK TO COMPLY WITH COOL ROOF REQUIREMENTS. STANDING SEAM METAL ROOF COLOR CHARCOAL BLACK 4)FRENCH DOORS FIBERGLASS WITH WOOD INTERIOR 5) WINDOWS FIBREGLASS WITH WOOD INTERIOR - BLACK 6) ARTIC WHITE BRACKETS & ARTIC WHITE TRIMS 7)DECORATIVE RAFTERS .TYP AT EAVES 1x COLOR- ARTIC WHITE 8) DECORATIVE CORBEL ARTIC WHITE COLOR 4x GENERAL NOTES : - FINISH GRADE SHALL SLOPE AWAY FROM FOUNDATIONS AT 2% MIN SLOPE FOR A MIN OF 5'0" AT SOIL AND A MIN OF 3'0" AT THE CONCRETE . - PROVIDE WEATEHR RESISITIVE BARRIERS AND WHEN APPLIED OVER WOOD BASE,SHEATHING,PROVIDE 2 LAYERS OF GRADE "D" PAPER. - ALL WOOD MATERIAL EXPOSED TO WEATHER SHALL BE PRESSURE TREATED OR RED WOOD. - ALL CONNECTORS USED IN CONJUNTION WITH PRESSURE TREATED LUMBER MUST BE HOT-DIPPED ZINC GALVANIZED AND A MIN GALVANIZATION LEVEL OF G185. / / DESCRIPTION DRAWN BY: CHK'D BY: COPYRIGHT MARK DATE 11 of 11 SHEET TITLE 1601 HILLSIDE DR BURLINGAME CA 94010 PLANNING APPROVAL REVISIONS: THIS DRAWINGS AS AN INSTRUMENT OF SERVICE, IS AND SHALL REMAIN THE PROPERTY OF MA DIMENSIONS INC AND SHALL NOT BE REPRODUCED,PUBLISHED, OR USED IN ANY WAY WITHOUT THE PERMISSION OF MA DIMENSIONS INC. PROPOSED SECTIONS A-4.0 PAGES: NEW RESIDENCE FOR THE KOO FAMILY 4/5/2023 APN:051-303-040 PLN2021-00116 9'-1"9'-1"9'-1" CLG .HT29'-6"11'-2 1/2"51.3 52.2 54.48 54.5254.6 53.0 FAUX VAULTED CEILING IN FAMILY AREA VAULTED CEILING IN BED 4 MBED #1 LIVING KITCHEN BED 2 N PORCH DECK BATH 3 PROPERTY LINEPROPERTY LINE30'- 0" HEIGHT LIMIT T.O.P T.O.P 9'-0" clr11'-2 3/4"CEILING SOFFIT CEILING FAMILY BED 4 ATTIC AVERAGE T.O.C(HILLSIDE ) 50.279'-1"9'-1"12'9'-1" CLG.HT9'-1" CLG.HT30'51.6 52.0 54.5254.6 51.05 N PORCH LIVING BATH LAUNDRY 30'0" HEIGHT LIMIT D E C L I N I N G H E I G H T E N V E L O P E PROPERTY LINEPROPERTY LINEFROM 2ND FLOORFINISHDRIVEWAY 50.27 ATC T.O.P T.O.P F.F.L 54.6 ATTIC ACCESS ATTIC HILLSIDE SIDE AVERAGE GRADE 51.3+50.8 / 2 = 51.05 LEFT SIDE AVERAGE GRADE 53+51.3 / 2 = 52.15 SCALE: 1/4" = 1'-0"1BLDG SECTION 1 SCALE: 1/4" = 1'-0"2 BLDG SECTION 2 / / DESCRIPTION DRAWN BY: CHK'D BY: COPYRIGHT MARK DATE 12 of 11 SHEET TITLE 1601 HILLSIDE DR BURLINGAME CA 94010 PLANNING APPROVAL REVISIONS: THIS DRAWINGS AS AN INSTRUMENT OF SERVICE, IS AND SHALL REMAIN THE PROPERTY OF MA DIMENSIONS INC AND SHALL NOT BE REPRODUCED,PUBLISHED, OR USED IN ANY WAY WITHOUT THE PERMISSION OF MA DIMENSIONS INC. GREEN BUILDING /GENERAL NOTES A-5.0 PAGES: NEW RESIDENCE FOR THE KOO FAMILY 4/5/2023 APN:051-303-040 PLN2021-00116 2019 CALIFORNIA GREEN BUILDING CODE RESIDENTIAL CHECKLIST New residential buildings must be designed to include the Green Building Mandatory Measures specified in this checklist. These Green Building Mandatory Measures also apply to additions or alterations of existing residential buildings which increase the building’s conditioned area, volume, or size. These requirements apply only to the specific area of addition or alteration. 2019 CGC §301.1.1 Permit Number: ____________ Project Address: ______________________________ Specify which sheet includes the Measure, and add specific details listing where the measure is located on that page. Include exact code sections on plans. Green Building Measure Plan Sheet, And details SITE DEVELOPMENT (2019 CGC §4.106) Projects that disturb less than less than one acre shall develop and implement a plan to manage storm water drainage DURING CONSTRUCTION. A BMP page is sufficient. 2019 CGC §4.106.2 Plans shall indicate how Grading and Paving will prevent surface water flows from entering buildings. Exception: Projects that do not alter the drainage path. 2019 CGC §4.106.3 Electric Vehicle (EV) Charging, parking spaces: comply with relevant sections . 2019 CGC §4.106.4 ENERGY EFFICIENCY (2019 CGC and the 2019 California Building Energy Efficiency Standards) 2019 Energy Code performance (T-24) compliance documentation must be provided in 8-1/2” X 11” format, and must be replicated on the plans . 2019 CEC §150.1 (b) BUILDING ENVELOPE INSULATION, climate zone 3, Table 150.1-A, and B: Below Roof Deck, No Insulation is required. Not Required Ceiling Insulation, Minimum R-30 Insulation Required. Radiant Barrier, R equired, per Section 110.8(j) and Reference Residential Appendix RA4. Walls, Above or Below Grade, meet standards in Table 150.1 -A, or B. Floors, Slab perimeter NR, Raised R -19, Concrete Raised U Factor 0.269. Quality Insulation Installation Inspection (QII) is Required by a third party. Hot water piping insulation required: 3/4 inch or larger. 2019 CEC §150.0 (j) 2 A i, ii, iii Lighting: luminaires shall meet the requirements in Table 150.0 -A, 2019 CEC §150.0 (k) Fenestration Maximum U-factor 0.30. No SHGC requirement. Table 150.1-A, and B Maximum Total Area, 20%, no maximum for West Facing Area Table 150.1-A, and B Door Maximum U-factor 0.20. Table 150.1 -A, and B Whole House Fan, none required in climate zone 3. Table 150.1 -A, and B PV: new low-rise residential only, per equation 150.1 -C, Annual Photo Voltaic Output 1601 Hillside Drive , Burlingame CA 94010 A-5.0 A-1.1 TBD TBD A-5.0 A-5.0 A-5.0 A-5.0 A-5.0 A-5.0A-5.0 A-5.0 A-5.0 A-5.0 N/A A-5.0 A-5.0 2 Green Building Measure Plan Sheet, And detail s Duct insulation: minimum (R -6) required. 2019 CEC §150.0 (m) 5 Duct leakage testing: 5% with air handler. 2019 CEC §150.0 (m) 11 Water heating: 120 volt, 20 Amp receptacle < 3 ft., Cat III or IV vent, condensate drain, and gas supply line capacity of at least 200,000 Btu / hour. 2019 CEC §150.0 (n) Third-party HERS verification for ventilation and indoor air quality. 2019 CEC §150.0 (o) Maximum U-factor (0.58) for fenestration and skylights. 2019 CEC §150.0 (q) INDOOR WATER USE (2019 CGC §4.3) The effective flush volume of w ater closets will not exceed 1.28 gal / flush. 2019 CGC §4.303.1.1 For dual flush toilets average two reduced flushes with one full flush. The effective flush volume of urinals will not exceed 0.125 gal / flush. 2019 CGC §4.303.1.2 Maximum flow rate for showers shall be 1.8 GPM, at 80 psi. 2019 CGC §4.303.1.3 Maximum flow rate for lavatory faucets shall be 1.2 GPM, at 60 psi. 2019 CGC §4.303.1.4.1 Maximum flow rate for kitchen faucets shall be 1.8 GPM, at 60 psi. Can temporarily increase to 2.2 GPM, but must default back to maximum flow rate of 1.8 GPM 2019 CGC §4.303.1.4.4 OUTDOOR WATER USE (2019 CGC §4.4) Residential developments shall submit a California Department of Water Resources’ Model Water Use Efficient Landscape (MWELO) checklist . 2019 CGC §4.304.1 ENHANCED DURABILITY AND REDUCED MAINTENANCE (2019 CGC §4.406) Annular spaces around pipes, electri c cables, conduits or other openings in sole/bottom plates at exterior walls, shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry, or similar method acceptable to the enforcing agency. 2019 CGC §4.406.1 CONSTRUCTION WASTE MANAGEMENT (2019 CGC §4.408) Recycle and/or salvage a minimum 65% of the non-hazardous construction and demolition waste. This is not applicable to soil and land clearing debris. 2019 CGC §4.408 BUILDING MAINTENANCE AND OPERATION (2019 CGC §4.410) An operation and maintenance manual will be provided at final inspection. 2019 CGC §4.410.1 For buildings with more than 4 multi -family units provide for recycling. 2019 CGC §4.410.2 FIREPLACES (2019 CGC §4.503) Any installed gas fireplaces will be direct-vent, sealed-combustible type. 2019 CGC §4.503.1 Any installed woodstove or pellet stove shall comply with U.S. EPA NSPS emission limits. POLLUTANT CONTROL (2019 CGC §4.504) At the time of rough installation, during storage on the construction site, and until final startup of the HVAC equipment, all duct and other related ai r distribution components openings will be covered with tape, plastic, sheet metals, or other methods acceptable to the enforcing agency to reduce the amount of water, dust, or debris that may enter the system. 2019 CGC §4.504.1 Adhesives, sealants, and caulks used on the project shall follow local and regional air pollution or air quality management district standards. 2019 CGC §4.504.2.1 Paints and coatings will comply with VOC limits. 2019 CGC §4.504.2.2 Aerosol paints and coatings will meet the Product-weighted MI R limits fo r RO C, and comply with percent VOC by weight of product limits, Regulation 8, Rule 49. 2019 CGC §4.504.2.3 Documentation shall verify compliance for VOC finish materials. 2019 CGC §4.504.2.4 Carpet systems will meet CALGREEN testing and product requirements. 2019 CGC §4.504.3 A-5.0 N/A A-5.0 N/A A-5.0 A-5.0 A-5.0 A-5.0 A-5.0 N/A A-5.0 A-5.0 A-5.0 A-5.0 L-4 A-5.0 A-5.0 3 Green Building Measure Plan Sheet, And details Where resilient flooring is installed, at least 80% of the floor area receiving resilient flooring will comply with the California Green Building Code requirements. 2019 CGC §4.504.4 Hardwood plywood, particleboard, and medium density fiberboard composite wood products shall comply with the low formaldehyde emission standards. 2019 CGC §4.504.5 INTERIOR MOISTURE CONTROL (2019 CGC §4.505) A capillary break will be installed if a slab on grade foundation system is used. 2019 CGC §4.505.2 Building materials with visible signs of water damage will not be install ed . Wall and floor framing will not be enclosed when the framing members exceed 19% moisture content. Moisture content will be verified prior to finish material being applied. Replace wet insulation products, or allow to dry before enclosure. 2019 CGC §4.505.3 INDOOR AIR QUALITY AND EXHAUST (2019 CGC §4.506) Exhaust fans that are ENERGY STAR compliant, ducted and that terminate outside the building will be provided in every bathroom (bathtub, s hower, or shower/tub combo).2019 CGC §4.506.1 Unless functioning as a component of a whole -house ventilation system, fans must be controlled by a humidity control. 2019 CGC §4.506.1 ENVIRONMENTAL COMFORT (2019 CGC §4.507) The heating and air-conditioning system will be sized, designed and have their equipment selected using the following methods: Heat Loss/Heat Gain values in accordance with ANSI/ACCA 2 Manual J-2016 or equal; Duct systems are sized according to ANSI/ACCA 1, Manual D-2016 or equivalent; Select heating and cooling equipment in accordance with ANSI/ACCA 3, Manual S-2014 or equivalent. 2019 CGC §4.507 INSTALLER AND SPECIAL INSPECTOR QUALIFICATION (2019 CGC §702) HVAC s ystem installers will be trained and certified in the proper installation of HVAC systems and equipment by a recognized training/certification program. 2019 CGC §702.1 When required by the enforcing agency, shall employ Special Inspectors 2019 CG §702.2 VERIFICATION (2019 CGC §703) Upon request, verification of compliance with thi s code may include construction documents, plans, specifications, builder or installer certification, inspection reports, or other methods acceptable to the Building Division that will show substantial conformance with the 2019 Code requirements. . 2019 CGC §703.1 Responsible Designer’s Declaration Statement Contractor’s Declaration Statement I hereby certify that this project has been designed to meet the requirements of the 2019 Green Building Code. I hereby certify, as the builder or installer, under permit listed herein, that this project will be constructed to meet the requirements of the 2019 Green Building Code. Name: Name: Address: Address: City/State /Zip Code City/State /Zip Code Signature: Signature: Date: Date: 533 aIRPORT bLVD #220533 Airport Blvd #220 Burlingame CA 94010 AYESHA SIKANDAR 09/19/2022 A-5.0 A-5.0 A-5.0 A-5.0 A-5.0 A-5.0 A-5.0 A-5.0 A-5.0 Construction Best Management Practices (BMPs) Construction projects are required to implement the stormwater best management practices (BMP) on this page, as they apply to your project, all year long. Non-Hazardous Materials Berm and cover stockpiles of sand, dirt or other construction material with tarps when rain is forecast or if not actively being used within 14 days. Use (but don’t overuse) reclaimed water for dust control. Hazardous Materials Label all hazardous materials and hazardous wastes (such as pesticides, paints, thinners, solvents, fuel, oil, and antifreeze) in accordance with city, county, state and federal regulations. Store hazardous materials and wastes in water tight containers, store in appropriate secondary containment, and cover them at the end of every work day or during wet weather or when rain is forecast. Follow manufacturer’s application instructions for hazardous materials and be careful not to use more than necessary. Do not apply chemicals outdoors when rain is forecast within 24 hours. Arrange for appropriate disposal of all hazardous wastes. Waste Management Cover waste disposal containers securely with tarps at the end of every work day and during wet weather. Check waste disposal containers frequently for leaks and to make sure they are not overﬁ lled. Never hose down a dumpster on the construction site. Clean or replace portable toilets, and inspect them frequently for leaks and spills. Dispose of all wastes and debris properly. Recycle materials and wastes that can be recycled (such as asphalt, concrete, aggregate base materials, wood, gyp board, pipe, etc.) Dispose of liquid residues from paints, thinners, solvents, glues, and cleaning ﬂ uids as hazardous waste. Construction Entrances and Perimeter Establish and maintain effective perimeter controls and stabilize all construction entrances and exits to sufﬁ ciently control erosion and sediment discharges from site and tracking off site. Sweep or vacuum any street tracking immediately and secure sediment source to prevent further tracking. Never hose down streets to clean up tracking. Materials & Waste Management Equipment Management & Spill Control Maintenance and Parking Designate an area, ﬁ tted with appropriate BMPs, for vehicle and equipment parking and storage. Perform major maintenance, repair jobs, and vehicle and equipment washing off site. If refueling or vehicle maintenance must be done onsite, work in a bermed area away from storm drains and over a drip pan or drop cloths big enough to collect ﬂ uids. Recycle or dispose of ﬂ uids as hazardous waste. If vehicle or equipment cleaning must be done onsite, clean with water only in a bermed area that will not allow rinse water to run into gutters, streets, storm drains, or surface waters. Do not clean vehicle or equipment onsite using soaps, solvents, degreasers, or steam cleaning equipment. Spill Prevention and Control Keep spill cleanup materials (e.g., rags, absorbents and cat litter) available at the construction site at all times. Inspect vehicles and equipment frequently for and repair leaks promptly. Use drip pans to catch leaks until repairs are made. Clean up spills or leaks immediately and dispose of cleanup materials properly. Do not hose down surfaces where ﬂ uids have spilled. Use dry cleanup methods (absorbent materials, cat litter, and/or rags). Sweep up spilled dry materials immediately. Do not try to wash them away with water, or bury them. Clean up spills on dirt areas by digging up and properly disposing of contaminated soil. Report signiﬁ cant spills immediately. You are required by law to report all signiﬁ cant releases of hazardous materials, including oil. To report a spill: 1) Dial 911 or your local emergency response number, 2) Call the Governor’s Ofﬁ ce of Emergency Services Warning Center, (800) 852-7550 (24 hours). Earthmoving Schedule grading and excavation work during dry weather. Stabilize all denuded areas, install and maintain temporary erosion controls (such as erosion control fabric or bonded ﬁ ber matrix) until vegetation is established. Remove existing vegetation only when absolutely necessary, and seed or plant vegetation for erosion control on slopes or where construction is not immediately planned. Prevent sediment from migrating offsite and protect storm drain inlets, gutters, ditches, and drainage courses by installing and maintaining appropriate BMPs, such as ﬁ ber rolls, silt fences, sediment basins, gravel bags, berms, etc. Keep excavated soil on site and transfer it to dump trucks on site, not in the streets. Contaminated Soils If any of the following conditions are observed, test for contamination and contact the Regional Water Quality Control Board: Unusual soil conditions, discoloration, - or odor. Abandoned underground tanks. - Abandoned wells - Buried barrels, debris, or trash. - Discharges of groundwater or captured runoff from dewatering operations must be properly managed and disposed. When possible send dewatering discharge to landscaped area or sanitary sewer. If discharging to the sanitary sewer call your local wastewater treatment plant. Divert run-on water from offsite away from all disturbed areas. When dewatering, notify and obtain approval from the local municipality before discharging water to a street gutter or storm drain. Filtration or diversion through a basin, tank, or sediment trap may be required. In areas of known or suspected contamination, call your local agency to determine whether the ground water must be tested. Pumped groundwater may need to be collected and hauled off-site for treatment and proper disposal. Dewatering Avoid paving and seal coating in wet weather or when rain is forecast, to prevent materials that have not cured from contacting stormwater runoff. Cover storm drain inlets and manholes when applying seal coat, tack coat, slurry seal, fog seal, etc. Collect and recycle or appropriately dispose of excess abrasive gravel or sand. Do NOT sweep or wash it into gutters. Do not use water to wash down fresh asphalt concrete pavement. Sawcutting & Asphalt/Concrete Removal Protect nearby storm drain inlets when saw cutting. Use ﬁ lter fabric, catch basin inlet ﬁ lters, or gravel bags to keep slurry out of the storm drain system. Shovel, abosorb, or vacuum saw-cut slurry and dispose of all waste as soon as you are ﬁ nished in one location or at the end of each work day (whichever is sooner!). If sawcut slurry enters a catch basin, clean it up immediately. Store concrete, grout, and mortar away from storm drains or waterways, and on pallets under cover to protect them from rain, runoff, and wind. Wash out concrete equipment/trucks offsite or in a designated washout area, where the water will ﬂ ow into a temporary waste pit, and in a manner that will prevent leaching into the underlying soil or onto surrounding areas. Let concrete harden and dispose of as garbage. When washing exposed aggregate, prevent washwater from entering storm drains. Block any inlets and vacuum gutters, hose washwater onto dirt areas, or drain onto a bermed surface to be pumped and disposed of properly. Painting Cleanup and Removal Never clean brushes or rinse paint containers into a street, gutter, storm drain, or stream. For water-based paints, paint out brushes to the extent possible, and rinse into a drain that goes to the sanitary sewer. Never pour paint down a storm drain. For oil-based paints, paint out brushes to the extent possible and clean with thinner or solvent in a proper container. Filter and reuse thinners and solvents. Dispose of excess liquids as hazardous waste. Paint chips and dust from non-hazardous dry stripping and sand blasting may be swept up or collected in plastic drop cloths and disposed of as trash. Chemical paint stripping residue and chips and dust from marine paints or paints containing lead, mercury, or tributyltin must be disposed of as hazardous waste. Lead based paint removal requires a state- certiﬁ ed contractor. Painting & Paint Removal Concrete, Grout & Mortar Application Protect stockpiled landscaping materials from wind and rain by storing them under tarps all year-round. Stack bagged material on pallets and under cover. Discontinue application of any erodible landscape material within 2 days before a forecast rain event or during wet weather. Landscaping Paving/Asphalt Work Storm drain polluters may be liable for ﬁ nes of up to $10,000 per day! GENERAL NOTES : GENERAL NOTES : PROJECTS THAT DISTURB LESS THAN LESS THAN ONE ACRE SHALL DEVELOPAND IMPLEMENT A PLANTOMANAGE STORMWATERDRAINAGE DURING CONSTRUCTION . A BMP PAGE IS SUFFICIENT . 2019 CGC §4.106.2 PLANS SHALL INDICATE HOW GRADING AND PAVING WILL PREVENT SURFACE WATER FLOWS FROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THE DRAINAGE PATH. 2019 CGC §4.106.3 ELECTRIC VEHICLE (EV) CHARGING, PARKING SPACES: COMPLY WITH RELEVANT SECTIONS. 2019 CGC §4.106.4 2019 ENERGY CODE PERFORMANCE (T-24) COMPLIANCE DOCUMENTATION MUST BE PROVIDED IN 8-1/2” X 11” FORMAT, AND MUST BE REPLICATED ON THE PLANS. 2019 CEC §150.1 (B) BUILDING ENVELOPE INSULATION, CLIMATE ZONE 3, TABLE 150.1-A, AND B: BELOW ROOF DECK, NO INSULATION IS REQUIRED. NOT REQUIRED EILING INSULATION, MINIMUM R-30 INSULATION REQUIRED. RADIANT BARRIER, REQUIRED, PER SECTION 110.8(J) AND REFERENCE RESIDENTIAL APPENDIX RA4. WALLS, ABOVE OR BELOW GRADE, MEET STANDARDS IN TABLE 150.1-A, OR B. FLOORS, SLAB PERIMETER NR, RAISED R-19, CONCRETE RAISED U FACTOR 0.269. QUALITY INSULATION INSTALLATION INSPECTION (QII) IS REQUIRED BY A THIRD PARTY. HOT WATER PIPING INSULATION REQUIRED: 3/4 INCH OR LARGER. 2019 CEC §150.0 (J) 2 A I , II, III LIGHTING: LUMINAIRES SHALL MEET THE REQUIREMENTS IN TABLE 150.0-A, 2019 CEC §150.0 (K) FENESTRATION MAXIMUM U-FACTOR 0.30. NO SHGC REQUIREMENT. TABLE 150.1- A, AND B MAXIMUM TOTAL AREA, 20%, NO MAXIMUM FOR WEST FACING AREA TABLE 150.1-A, AND B DOOR MAXIMUM U-FACTOR 0.20. TABLE 150.1-A, AND B WHOLE HOUSE FAN, NONE REQUIRED IN CLIMATE ZONE 3. TABLE 150.1-A, AND B PV: NEW LOW-RISE RESIDENTIAL ONLY, PER EQUATION 150.1-C, ANNUAL PHOTO VOLTAIC OUTPUT DUCT INSULATION: MINIMUM (R-6) REQUIRED. 2019 CEC §150.0 (M) 5 DUCT LEAKAGE TESTING: 5% WITH AIR HANDLER. 2019 CEC §150.0 (M) 11 THIRD-PARTY HERS VERIFICATION FOR VENTILATION AND INDOOR AIR QUALITY . 2019 CEC §150.0 (O) MAXIMUM U-FACTOR (0.58) FOR FENESTRATION AND SKYLIGHTS. 2019 CEC §150.0 (Q) INDOOR WATER USE (2019 CGC §4.3) THE EFFECTIVE FLUSH VOLUME OF WATER CLOSETS WILLNOT EXCEED 1.28GAL / FLUSH. 2019 CGC §4.303.1.1 FOR DUAL FLUSH TOILETS AVERAGE TWO REDUCED FLUSHES WITH ONE FULL FLUSH. THE EFFECTIVEFLUSH VOLUMEOF URINALSWILL NOT EXCEED 0.125GAL / FLUSH. 2019 CGC §4.303.1.2 MAXIMUM FLOW RATE FOR SHOWERS SHALL BE 1.8 GPM, AT 80 PSI. 2019 CGC § 4.303.1.3 MAXIMUM FLOW RATE FOR LAVATORY FAUCETS SHALL BE 1.2 GPM, AT 60 PSI. 2019 CGC §4.303.1.4.1 MAXIMUM FLOW RATE FOR KITCHEN FAUCETS SHALL BE 1.8 GPM, AT 60 PSI. CAN TEMPORARILY INCREASE TO 2.2 GPM, BUT MUST DEFAULT BACK TO MAXIMUM FLOW RATE OF 1.8 GPM 2019 CGC §4.303.1.4.4 OUTDOOR WATER USE (2019 CGC §4.4) RESIDENTIAL DEVELOPMENTS SHALL SUBMIT A CALIFORNIA DEPARTMENT OF WATER RESOURCES ’ MODEL WATER USE EFFICIENT LANDSCAPE (MWELO) CHECKLIST. 2019 CGC §4.304.1 ENHANCED DURABILITY AND REDUCED MAINTENANCE (2019 CGC §4.406) ANNULARSPACES AROUND PIPES,ELECTRIC CABLES,CONDUITS OR OTHER OPENINGS IN SOLE/BOTTOMPLATES AT EXTERIOR WALLS, SHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPENINGS WITH CEMENT MORTAR, CONCRETE MASONRY, OR SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AGENCY. 2019 CGC §4.406.1 CONSTRUCTION WASTE MANAGEMENT (2019 CGC §4.408) RECYCLE AND/OR SALVAGE A MINIMUM 65% OFTHENON-HAZARDOUSCONSTRUCTIONAND DEMOLITION WASTE. THIS IS NOT APPLICABLE TO SOIL AND LAND CLEARING DEBRIS. 2019 CGC §4.408 BUILDING MAINTENANCE AND OPERATION (2019 CGC §4.410) AN OPERATION ANDMAINTENANCE MANUALWILLBE PROVIDED AT FINAL INSPECTION . 2019 CGC §4.410.1 FOR BUILDINGS WITH MORE THAN 4 MULTI-FAMILY UNITS PROVIDE FOR RECYCLING. 2019 CGC §4.410.2 POLLUTANT CONTROL (2019 CGC §4.504) AT THE TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THE HVAC EQUIPMENT , ALLDUCT ANDOTHERRELATED AIRDISTRIBUTIONCOMPONENTS OPENINGSWILLBE COVERED WITH TAPE, PLASTIC,SHEETMETALS, OROTHERMETHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THE AMOUNT OF WATER, DUST, ORDEBRISTHAT MAY ENTERTHE SYSTEM . 2019 CGC §4.504.1 ADHESIVES, SEALANTS, AND CAULKS USED ON THE PROJECT SHALL FOLLOW LOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT DISTRICT STANDARDS. 2019 CGC §4.504.2.1 PAINTS AND COATINGS WILL COMPLY WITHVOC LIMITS . 2019 CGC §4.504.2.2 AEROSOL PAINTS ANDCOATINGS WILL MEETTHE PRODUCT-WEIGHTEDMIRLIMITSFORROC, AND COMPLY WITH PERCENT VOC BY WEIGHT OF PRODUCT LIMITS, REGULATION 8, RULE 49. 2019 CGC § 4.504.2.3 DOCUMENTATION SHALL VERIFY COMPLIANCE FOR VOC FINISH MATERIALS. 2019 CGC § 4.504.2.4 CARPETSYSTEMSWILL MEET CALGREEN TESTING AND PRODUCTREQUIREMENTS. 2019 CGC §4.504.3 WHERE RESILIENTFLOORING ISINSTALLED,ATLEAST 80% OFTHE FLOOR AREA RECEIVINGRESILIENTFLOORINGWILL COMPLY WITH THE CALIFORNIA GREEN BUILDING CODE REQUIREMENTS. 2019 CGC §4.504.4 HARDWOOD PLYWOOD,PARTICLEBOARD, ANDMEDIUMDENSITY FIBERBOARDCOMPOSITEWOOD PRODUCTS SHALL COMPLY WITH THE LOWFORMALDEHYDEEMISSIONSTANDARDS . 2019 CGC §4.504.5 INTERIOR MOISTURE CONTROL (2019 CGC §4.505) A CAPILLARY BREAKWILLBEINSTALLED IF A SLAB ON GRADE FOUNDATION SYSTEMISUSED . 2019 CGC §4.505.2 BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE WILL NOT BE INSTALLED. WALL AND FLOOR FRAMING WILL NOT BE ENCLOSED WHEN THE FRAMINGMEMBERS EXCEED 19%MOISTURE CONTENT. MOISTURE CONTENTWILL BEVERIFIED PRIORTO FINISHMATERIALBEING APPLIED. REPLACE WET INSULATION PRODUCTS, OR ALLOW TO DRY BEFORE ENCLOSURE. 2019 CGC §4.505.3 INDOOR AIR QUALITY AND EXHAUST (2019 CGC §4.506) EXHAUSTFANS THAT ARE ENERGY STAR COMPLIANT , DUCTED AND THAT TERMINATE OUTSIDE THE BUILDING WILL BE PROVIDED IN EVERY BATHROOM (BATHTUB, SHOWER, OR SHOWER/TUB COMBO).2019CGC §4.506.1 UNLESS FUNCTIONING AS A COMPONENT OF A WHOLE-HOUSE VENTILATION SYSTEM, FANS MUST BE CONTROLLED BY A HUMIDITY CONTROL. 2019 CGC §4.506.1 ENVIRONMENTAL COMFORT (2019 CGC §4.507) THE HEATING AND AIR-CONDITIONING SYSTEM WILL BE SIZED, DESIGNED AND HAVE THEIR EQUIPMENT SELECTED USING THE FOLLOWINGMETHODS:HEAT LOSS /HEATGAIN VALUESIN ACCORDANCE WITH ANSI/ACCA 2MANUAL J-2016 OREQUAL;DUCTSYSTEMS ARE SIZED ACCORDING TOANSI/ACCA 1, MANUAL D-2016 OR EQUIVALENT; SELECT HEATING AND COOLING EQUIPMENTINACCORDANCE WITHANSI/ACCA 3, MANUAL S-2014 OR EQUIVALENT. 2019 CGC §4.507 INSTALLER AND SPECIAL INSPECTOR QUALIFICATION (2019 CGC §702) HVAC SYSTEMINSTALLERS WILL BE TRAINEDANDCERTIFIED INTHE PROPER INSTALLATIONOFHVAC SYSTEMS ANDEQUIPMENT BY A RECOGNIZED TRAINING/CERTIFICATION PROGRAM. 2019 CGC §702.1 WHEN REQUIRED BY THE ENFORCING AGENCY, SHALL EMPLOY SPECIAL INSPECTORS 2019 CG §702.2 VERIFICATION (2019 CGC §703) UPONREQUEST, VERIFICATIONOFCOMPLIANCEWITH THISCODEMAYINCLUDECONSTRUCTIONDOCUMENTS,PLANS, SPECIFICATIONS, BUILDERORINSTALLER CERTIFICATION, INSPECTION REPORTS, OROTHERMETHODS ACCEPTABLETO THE BUILDINGDIVISION THAT WILLSHOWSUBSTANTIAL CONFORMANCE WITH THE 2019 CODE REQUIREMENTS. . 2019 CGC §703.1 4/5/202310'15' 20'12'7'-6"22'-10"12'4'16'-7"5'-5"9'-3"11'-8"13'-11"25'-7"24'36'-3" 3'-6"17'-3"3'28'24'-2" NEW WOOD FENCE 6' (TYP.) PATIO CONCRETE PAVER STEPPING STONE PATH Fence 3' HT. MAX. WOOD HORIZONTAL FENCE SCREENING PLANTING WITH LANDSCAPE EDGING 2" MOCHA MULCH LAWN FRONT PLANTING WITH 2" MOCHA MULCH EXISTING LAWN STRIP @ PUBLIC R.O.W. NOT IN SCOPE EXISTING LAWN STRIP @ PUBLIC R.O.W. NOT IN SCOPE FRONT PLANTING WITH 2" MOCHA MULCH NEW WOOD FENCE 6' HT. NEW WOOD GATE 4'WIDE 6' HT. SCREENING PLANTING IN 18" WIDE STRIP 23'15' TRAFFIC TRIANGLE15' TRAFFIC TRIANGLE VEHICLE GATE MOTORIZED SWING IRON GATE 25'-4" FRONT PLANTING WITH 2" MOCHA MULCHPLANTING IN TRAFFIC TRANGLE MAX. 3' HT STEPPING STONE PATH NEW WOOD FENCE 6' (TYP.) NEW WOOD FENCE 6' (TYP.)NEW WOOD FENCE 3'N1ST FLR SETBACKS (BLOCK AVERAGE FRONT SETBACK) 2ND FLR OUTLINE 2ND FLR SETBACKS 1ST FLR SETBACKS GAS METER ELEC METER WATER METER PPPROPERT LINE N34º56'29"E 120.01'PROPERTY LINE S55º04'00"E 50.00'PROPERTY LINE S34º56'29"W 120.01'PROPERTY LINE N55º04'00"W 50.00'(N)DRIVEWAY N PORCHN PORCHDECK BALBOAHILLSIDE DRIVE PROPOSED HOUSE 3168 SQFT (E)GARAGE FF - 54.6 54.48FF - 54.48FF - 53.0 CONC SIDEWALKCONC SIDEWALK LAWN ROCK ROCK ROCK ROLLED CONC.CURB GUTTER DRIVEWAYDIRTLAWNCONC SIDEWALKROLLED CONC.CURB GUTTERALLEY75.6 82.4 79.4 Building 64.1 Building (Tiles & Concrete) (Tiles & Concrete) LANDING(N)DRIVEWAY&CURB CUT( Concrete Pavers) ( Wood) (Tiles & concrete ) WM 54.52 PICKET FENCE GATE MAX. 3' 1. TREE PROTECTION ZONES SHALL BE INSTALLED AND MAINTAINED THROUGHTOUT THE ENTIRE LENGTH OF THE THE PROJECT. PRIOR TO THE COMMENCEMENT OF ANY DEVELOPMENT PROJECT, A CHAIN LINK FENCE SHALL BE INSTALLED AT ABOUT THE DRIP LINE (WHERE POSSIBLE) OF ANY PROTECTED TREE WHICH WILL OR WILL NOT BE AFFECTED BY THE CONSTRUCTION. 2. THE DRIP LINE SHALL NOT BE ALTERED IN ANY WAY SO AS TO INCREASE THE ENCORACHMENT OF THE CONSTRUCTION. FENCING FOR THE PROTECTION ZONES SHOULD BE 5 FOOT TALL METAL CHAIN LINK TYPE SUPPORTED BY 2 INCH METAL POLES POUNDED INTO THE GROUND BY NO LESS THAN 2 FEET. THE SUPPORT POLES SHOULD BE SPAED NO MORE THAN 10 FEET APART ON CENTER. 3. SIGNS SHOULD BE PLACED ON FENCING SIGNIFYING "TREE PROTECTION ZONE - KEEP OUT". NO MATERIALS OR EQUIPMENT SHOULD BE STORED OR CLEANED INSIDE THE TREE PROTECTION ZONES. EXCAVATION, GRADING, SOIL DEPOSITS, DRAINAGE AND LEVELING ARE PROHIBITED WITHIN THE TREE PROTECTION ZONES. 4. NO WIRES, SIGNS, OR ROPES SHALL BE ATTACHED TO THE PROTECTED TREES ON SITE. UTILITY SERVICES AND IRRIGATION LINES SHALL ALL BE PLACED OUTSIDE OF THE TREE PROTECTION ZONES. 5. ANY PRUNING AND MAINTENANCE OF THE PROTECTED TREE SHALL BE CARRIED OUT BEFORE CONSTRUCTION BEGINS. THIS SHOULD ALLOW FOR ANY CLEARANCE REQUIREMENTS FOR BOTH THE NEW STRUCTURE AND ANY CONSTRUCTION MACHINERY. THIS WILL ELIMINATE THE POSSIBILITY OF DAMAGE DURING CONSTRUCTION. THE PRUNING SHOULD BE CARRIED OUT BY AN ARBORIST, NOT BY CONSTRUCTION PERSONNEL. NO LIMBS GREATER THAN 4” IN DIAMETER SHALL BE REMOVED. 6. ANY EXCAVATION IN GROUND WHERE THERE IS A POTENTIAL TO DAMAGE ROOTS OF 1” OR MORE IN DIAMETER SHOULD BE CAREFULLY HAND DUG. WHERE POSSIBLE, ROOTS SHOULD BE DUG AROUND RATHER THAN CUT. 7.IF ROOTS ARE BROKEN, EVERY EFFORT SHOULD BE MADE TO REMOVE THE DAMAGED AREA AND CUT IT BACK TO ITS CLOSEST LATERAL ROOT. A CLEAN CUT SHOULD BE MADE WITH A SAW OR PRUNERS. THIS WILL PREVENT ANY INFECTION FROM DAMAGED ROOTS SPREADING THROUGHOUT THE ROOT SYSTEM AND INTO THE TREE. Tree Protection Existing Tree List Symbol Botanical Name Common Name Tree size (dia.) at DBH Protected tree Tree removal Location Protection Notes 1 Magnolia grandiflora Southern magnolia 18.8"Yes No Street tree on Hillside Drive TPZ should be at 15 feet from the trunk closing on the curb and sidewalk line in accordance with Type II Tree Protection 2 Magnolia grandiflora Southern magnolia 15.4"Yes No Street tree on Hillside Drive TPZ should be at 12 feet from the trunk closing on the curb and sidewalk line in accordance with Type II Tree Protection 3 Magnolia grandiflora Southern magnolia 4.2"Yes No Street tree on Hillside Drive TPZ should be at 12 feet from the trunk closing on the curb and sidewalk line in accordance with Type II Tree Protection 4 Quercus rubra Red oak 1.8"Yes No Street tree on Balboa Ave TPZ should be at 3 feet from the trunk closing on the curb and sidewalk line in accordance with Type II Tree Protection 5 Quercus agrifolia Coast live oak 11.8"No Yes Close to property line 6 Cratageus lavelli Hawthorn 3.5”/3.2”/3.6” /3.1” Multi No Yes Close to property line 03/30/2023 Drawing Title Sheet Title Christina and Leadron Koo 1601 Hillside Drive Burlingame, CA 94010 Muzik Design Studio Xiaoyan Sun (239) 410-9251 agnesytung@gmail.com Plan Prepared by Property Owner: MUZIK DESIGN STUDIO 1117 Wayne Way San Mateo, CA 94403 (239) 410-9251 Drawing Scale RESIDENTIAL LANDSCAPE PLAN HILLSIDE DRIVE 1601 per Planning and Park Dept. comments 11/09/22 per P/W Dept. comments 03/07/23 EXISTING AND PROPOSED TREE PLAN L-1 123 4 5 6 Landscape Area Data (sq. ft.) Lot Size 6000 Building coverage Building + Garage 1982 Porch + landing 202 Harscape area Driveway 999 Deck 236 Stairs 88 Paved patio 321 Total 1644 pervious space landscape planting 1559 Lawn 256 Mulched no irrigation area 357 Total 2172 # Abbr.Botanical Name Common Name Specification Location OLE Olea europaea ‘Wilsonii’Wilsonii fruitless olive trees 24" box, single trunk, min. 6' planted height in front yard facing Hillside Drive OLE Olea europaea ‘Wilsonii’Wilsonii fruitless olive trees 24" box, single trunk, min. 6' planted height in front yard facing Balboa Ave OLE Olea europaea ‘Wilsonii’Wilsonii fruitless olive trees 24" box, single trunk, min. 6' planted height sideyard # 1 OLE OLE OLE REFERENCES: 1. Arborist's report prepared by Robert Weatherill , Certified Arborist WE 1936A, dated June 01, 2022 2. Topographic survey prepared by L. Wade Hammond, dated Oct. 19, 2021 NON PROTECT TREE TO BE REMOVED NON PROTECT TREE TO BE REMOVED Front driveway and entry path New planting area Lawn Backyard patio Landscape Legends Existing tree and dripline Proposed tree Proposed Type II fence for tree protection Existing to be removed Concrete pad set on sand New wood fence 6' ht. max New wood fence 3' ht. maxMulched area no irrigation 1 1 NO TREE CANOPY EXTEND FROM ADJACENT PROPERTY INTO 1601 HILLSIDE DRIVE NO TREE CANOPY EXTEND FROM ADJACENT PROPERTY INTO 1601 HILLSIDE DRIVE 1 1 4/5/2023N1ST FLR SETBACKS (BLOCK AVERAGE FRONT SETBACK) 2ND FLR OUTLINE 2ND FLR SETBACKS 1ST FLR SETBACKS GAS METER ELEC METER WATER METER PPPROPERT LINE N34º56'29"E 120.01'PROPERTY LINE S55º04'00"E 50.00'PROPERTY LINE S34º56'29"W 120.01'PROPERTY LINE N55º04'00"W 50.00'(N)DRIVEWAY N PORCHN PORCHDECK BALBOAHILLSIDE DRIVE PROPOSED HOUSE 3168 SQFT (E)GARAGE FF - 54.6 54.48FF - 54.48FF - 53.0 CONC SIDEWALKCONC SIDEWALK LAWN ROCK ROCK ROCK ROLLED CONC.CURB GUTTER DRIVEWAYDIRTLAWNCONC SIDEWALKROLLED CONC.CURB GUTTERALLEY75.6 82.4 79.4 Building 64.1 Building (Tiles & Concrete) (Tiles & Concrete) LANDING(N)DRIVEWAY&CURB CUT( Concrete Pavers) ( Wood) (Tiles & concrete ) WM 54.52 03/30/2023 Drawing Title Sheet Title Christina and Leadron Koo 1601 Hillside Drive Burlingame, CA 94010 Muzik Design Studio Xiaoyan Sun (239) 410-9251 agnesytung@gmail.com Plan Prepared by Property Owner: MUZIK DESIGN STUDIO 1117 Wayne Way San Mateo, CA 94403 (239) 410-9251 Drawing Scale RESIDENTIAL LANDSCAPE PLAN HILLSIDE DRIVE 1601 per Planning and Park Dept. comments 11/09/22 per P/W Dept. comments 03/07/23 PROPOSED LANDSCAPE PLAN AND PLANTING L-1 123 4 5 6 PROPOSED PLANT LIST Abbr.Q'nty Botanical Name Common Name Specification Water usage CA native Trees OLE 3 Olea europaea ‘Wilsonii’Wilsonii fruitless olive tree 24" box, single trunk. Min. 6' planted height Low No Screening shrubs PIT 21 Pittosporum tenuifolium 'Silver Sheen' Silver Sheen Kohuhu 15 gal. std. form, 4' O.C.Low No POD 17 Podocarpus elongatus 'Monmal' Blue Ice Yellowwood 15 gal. min. 6 feet, 5' O.C.Medium No Shrubs/groundcover WES 10 Westringia fruticosa Blue Gem Westringia 5 gal.Low No ANR 6 Anigozanthos 'Big Red'Red Kangaroo Paw 5 gal.Low No ANY 5 Anigozanthos 'Yellow Gem'Yellow Kangaroo Paw 5 gal.Low No PER 13 Perovskia atriplicifolia 'Blue Jean Baby' Blue Jean Baby Russian Sage 1 gal.Low No LOM 11 Lomandra longifolia ‘Roma13’Platinum Beauty Lomandra 1 gal.Low No AGA 4 Agave 'Blue Flame'Blue flame agave 5 gal.Low No AGB 3 Agave 'Blue Glow'Blue glow agave 5 gal.Low No FES 32 Festuca glauca 'Elijah Blue'Elijah Blue Fescue 1 gal.Low No LAWN 236s.f.mix of dwarf fesque and blue grass by Delta Bluegrass # OLE NON PROTECTED TREE TO BE REMOVED NON PROTECTED TREE TO BE REMOVED ### PIT Pittosporum tenuifolium ‘Silver Sheen’ Silver Sheen Kohuhu Water Usage: Low Growth Rate: Fast Mature Size: 12'-16'x6'-8' POD Podocarpus elongatus 'Monmal' Blue Ice Yellowwood Water Usage: Medium Growth Rate: Moderate Mature Size: 15'-25'x15'-25' PER Perovskia atriplicifolia 'Blue Jean Baby' Blue Jean Baby Russian Sage Water Usage: Very Low Growth Rate: Fast Mature Size: 3'x3' LOM Lomandra longifolia ‘Roma13’ Platinum Beauty Lomandra Water Usage: Low Growth Rate: Moderate Mature Size: 24'x24' WES Westringia fruticosa Blue Gem Westringia Water Usage: Very Low Growth Rate: Fast Mature Size: 4'x4' ANR Anigozanthos 'Big Red' Red Kangaroo Paw Water Usage: Very Low Growth Rate: Fast Mature Size: 3'x3' 1 FES10 PIT15 FES10 AGA2 AGB1 PER3 WES4 COL3 AGA1 AGB1 AGB1 AGA1 COL3 WES4 PER3 PIT4 OLE1 LOM6 FES ANR POD5 OLE1 POD12 LOM5 ANR6 FENCE TYPE II REQUIRED DURING CONSTRUCTION SEE L-1 AND ARBORIST REPORT FENCE TYPE II REQUIRED DURING CONSTRUCTION SEE L-1 AND ARBORIST REPORT FENCE TYPE II REQUIRED DURING CONSTRUCTION SEE L-1 AND ARBORIST REPORT FENCE TYPE II REQUIRED DURING CONSTRUCTION SEE L-1 AND ARBORIST REPORT Front driveway and entry path New planting area Lawn Backyard patio Landscape Legends Existing tree and dripline Proposed tree Proposed Type II fence for tree protection Existing to be removed Concrete pad set on sand New wood fence 6' ht. max New wood fence 3' ht. maxMulched area no irrigation CIT Citrus × sinensis Orange Tree Water Usage: Med Growth Rate: Moderate Mature Size: 15'x15' OLE Olea europaea ‘Wilsonii’ Wilsonii fruitless olive tree Water Usage: Low Growth Rate: Fast Mature Size: 20'x20' ANY Anigozanthos 'Yellow Gem' Yellow Kangaroo Paw Water Usage: Very Low Growth Rate: Fast Mature Size: 3'x3' Festuca glauca 'Elijah Blue' Elijah Blue Fesque Water Usage: Very Low Growth Rate: Fast Mature Size: 1'x18" AGA Agave 'Blue Flame' Blue flame agave Water Usage: Low Growth Rate: Moderate Mature Size: 3'x3' AGB Agave 'Blue Glow' Blue Glow agave Water Usage: Low Growth Rate: Moderate Mature Size: 3'x3' PER3 WES2 Total Plants: 125 Very Low /Low water Plants: 107 Percentage of low water used plant: 85.6% Notes: 1. All pictures references online pictures 2. Water usage of plant is referred from WUCOLS IV, Plant Search Database, Division of Agriculture and Natural Resources, University of California, Davis FES12 ANY2 PER2 MULCHED AREA NO IRRIGATION ANY3 LAWN 1 1 4/5/202303/30/2023 Drawing Title Sheet Title Christina and Leadron Koo 1601 Hillside Drive Burlingame, CA 94010 Muzik Design Studio Xiaoyan Sun (239) 410-9251 agnesytung@gmail.com Plan Prepared by Property Owner: MUZIK DESIGN STUDIO 1117 Wayne Way San Mateo, CA 94403 (239) 410-9251 Drawing Scale RESIDENTIAL LANDSCAPE PLAN HILLSIDE DRIVE 1601 per Planning and Park Dept. comments 11/09/22 per P/W Dept. comments 03/07/23 LANDSCAPE NOTES AND DETAILS L-3 1.PROVIDE MATCHING SIZES AND FORMS FOR EACH SPECIES FOR TREES INSTALLED IN GRID OR SPACED EQUALLY IN ROWS AS SHOWN ON DRAWINGS. ALIGN TREES ACROSS ROADWAYS, DRIVES OR WALKWAYS. ADJUST SPACING AS NECESSARY. 2.PROVIDE MATCHING SIZES AND FORMS FOR ALL HEDGE PLANTINGS. SPACE EQUALLY ON TRIANGULAR OR GRID SPACING AS CALLED FOR ON DETAIL. WHERE GROUND COVER IS SHOWN AS A HATCH, QUANTITIES ARE NOT GIVEN. PROVIDE PLANT MATERIAL TO FILL SPACE SHOWN ON DRAWINGS. 3.EQUALLY SPACE VINES PLANTED IN ROWS AGAINST WALLS OR FENCES. SEE DRAWINGS FOR QUANTITY AND SPACING. REMOVE ALL VINES FROM NURSERY STAKES AND SPREAD OUT ONTO WALL PRIOR TO ATTACHING TO SURFACE. 4.PLANT NAMES ARE ABBREVIATED ON THE DRAWINGS. SEE PLANT LIST FOR KEY AND CLASSIFICATION. 5.MULCH: MULCH IS TO BE 3" MINI PINE BARK. CONFIRM SELECTION WITH OWNER/PROJECT MANAGER PRIOR TO PLANTING. 6.SOIL AMENDMENT: AMEND SOIL PER SOILS REPORT AND DIRECTION OF OWNER/PROJECT MANAGER. SOIL TEST LOCATION PER L.A.; A MINIMUM OF 2" OF FULLY STABILIZED AND CERTIFIED COMPOST IS TO BE INCORPORATED IN THE TOP 12" OF SOIL. 7.SLOW-RELEASE FERTILIZER TABLET: "AGRIFORM" 7 GRAM TABLETS WITH 20-10-5 (N-P-K) BY SCOTTS (800) 492-8255. 8.LANDSCAPE MAINTENANCE: A.LANDSCAPE MAINTENANCE SHALL BE PROVIDED FOR (90 DAYS) AFTER PRELIMINARY ACCEPTANCE. B.QUALIFICATIONS: LANDSCAPE CONTRACTOR OR MAINTENANCE SUBCONTRACTOR SHALL HAVE A FULL TIME EMPLOYEE ASSIGNED TO THE JOB AS FOREMAN FOR THE DURATION OF THE CONTRACT. FOREMAN SHALL HAVE A MINIMUM OF FOUR (4) YEARS EXPERIENCE IN LANDSCAPE MAINTENANCE SUPERVISION, WITH EXPERIENCE OR TRAINING IN TURF MANAGEMENT, ENTOMOLOGY, PEST CONTROL, SOILS, FERTILIZERS AND PLANT IDENTIFICATION. C.MAINTENANCE CONTRACTOR TO MAINTAIN ALL PLANT MATERIALS AND IRRIGATION SYSTEM. D.CONTRACTOR TO INSTRUCT MAINTENANCE CONTRACTOR. E.LANDSCAPE MAINTENANCE CONTRACTOR SHALL SUBMIT MAINTENANCE SCHEDULE TO LANDSCAPE DESIGNER FOR APPROVAL PRIOR TO START OF LANDSCAPE MAINTENANCE PERIOD. F.AT BEGINNING OF MAINTENANCE PERIOD, VISIT AND WALK SITE WITH LANDSCAPE DESIGNER TO VERIFY SCOPE OF WORK AND UNDERSTAND EXISTING /SITE CONDITIONS. NOTIFY LANDSCAPE DESIGNER FIVE (5) DAYS PRIOR TO VISIT. G.MATCH ALL MATERIALS WITH SAME MATERIALS USED IN ORIGINAL INSTALLATION. H.STERILIZE ALL TOOLS USED PRIOR TO ANY MAINTENANCE WORK. 17.ALL TREES AND HEDGES ARE NOT TO BE TRIMMED IN GEOMETRIC FORMS AND ARE TO BE LEFT IN A NATURAL HABIT. 18.CLOSE OUT AND MAINTENANCE MANUAL: LANDSCAPE CONTRACTOR SHALL SUBMIT A MANUAL WITH ALL MATERIALS AND PRODUCTS USED IN CONSTRUCTION AND MAINTENANCE PERIOD. MAKE CORRECTIONS AND ADDITIONS PER DIRECTION OF LANDSCAPE DESIGNER PRIOR TO FINAL SUBMITTAL TO THE OWNER. SUBMIT LOG OF ALL FERTILIZERS AND HERBICIDES WITH DATES AND RATES APPLIED DURING MAINTENANCE PERIOD. LANDSCAPE DESIGNER SHALL WALK SITE WITH CONTRACTOR AND NOTE ALL UNSATISFACTORY WORK. UNSATISFACTORY WORK SHALL BE CORRECTED WITHIN 10 CALENDAR DAYS. Planting Notes 1.VERIFY LOCATION OF ALL BUILDINGS, WALLS, ROADS AND CURBS AFFECTING LANDSCAPE SCOPE OF WORK WITH RELEVANT ARCHITECTURAL AND ENGINEERING DRAWINGS PRIOR TO COMMENCING SITE WORK. 2.VERIFY LOCATION OF ALL VAULTS, ELECTRICAL DUCT BANKS, MANHOLES, CONDUIT AND PIPING, DRAINAGE STRUCTURES, LIGHTING AND OTHER UTILITIES WITH THE APPROPRIATE ENGINEER'S DRAWINGS. 3.WHERE NOT SHOWN ON LANDSCAPE DRAWINGS, SEE CIVIL ENGINEERING DRAWINGS FOR ROADWAY CENTERLINE, STATION POINTS, BENCH MARKS AND BUILDING SETBACKS. 4.TAKE ALL DIMENSIONS FROM CENTER OF CURB, WALL OR BUILDING, OR TO CENTERLINE OF BUILDING COLUMNS OR TREES UNLESS OTHERWISE NOTED. 5.ALL ITEMS DESIGNATED AS "SIMILAR" OR "TYPICAL" (TYP) SHALL BE CONSTRUCTED IN THE MANNER OF THE DETAIL REFERENCED, WITH MINOR ADJUSTMENT FOR SPECIFIC CONDITION. 6.SITE DESIGN BASED ON TOPOGRAPHIC INFORMATION FROM ARCHITECT. ALL GRADES TO BE VERIFIED IN FIELD. 7.SPECIFICATIONS FOR CONSTRUCTION METHODS AND MATERIALS NOT LISTED. 8.SHOULD CONFLICTS ARISE BETWEEN DRAWINGS AND SPECIFICATIONS, DRAWINGS SHALL GOVERN DIMENSIONS AND QUANTITY, SPECIFICATIONS SHALL GOVERN MATERIALS AND FINISHES. 9.ALL ELECTRICAL WORK TO COMPLY WITH CITY OF SUNNYVALE SPECIFICATIONS AND UNDERWRITERS LABORATORIES (UL) SPECIFICATIONS. 10.PLANT PROTECTION: ALL WORK PERFORMED WITHIN THE DRIP LINE OF TREES DESIGNATED “EXISTING TREES TO REMAIN” SHALL BE HAND LABOR. SEE LANDSCAPE PLAN FOR RESTRICTIONS. 11.CONTRACTOR IS RESPONSIBLE FOR PHOTO DOCUMENTATION OF ALL CLOSED IN WORK. 12.ALL EARTHWORK, INCLUDING SITE CLEARING, PIER DRILLING AND SPREAD FOOT EXCAVATION, PREPARATION OF SUBGRADE AND SELECT FILL BENEATH SLABS-ON-GRADE AND OTHER FLATWORK, PLACEMENT AND COMPACTION OF ENGINEERED FILL, AND SURFACE AND SUBSURFACE DRAINAGE SHOULD BE PERFORMED IN ACCORDANCE WITH THE RECOMMENDATIONS BY STRUCTURAL ENGINEER. STRUCTURAL ENGINEER SHOULD BE PROVIDED AT LEAST 48 HOURS ADVANCED NOTIFICATION OF ANY EARTHWORK OPERATIONS AND SHOULD BE PRESENT TO OBSERVE AND/OR TEST OF NECESSARY TO EARTHWORK AND FOUNDATION INSTALLATION PHASES OF THE PROJECT. 13.PROPERTY LINES ARE SHOWN FOR REFERENCE ONLY AND ADDED PER CITY/TOWN ASSESSOR’S PARCEL MAP. IF A DISCREPANCY ARISES, A BOUNDARY SURVEY SHALL BE COMPLETED BY A LICENSED SURVEYOR TO RESOLVE THE ISSUE. 14.CONTRACTOR TO VISIT SITE TO CONFIRM EXISTING CONDITIONS PRIOR TO SUBMITTING BID. CONTRACTOR TO EXAMINE AND NOTE ALL EXISTING CONDITIONS AS THE CHARACTER AND EXTENT OF WORK INVOLVED. 15.CONTRACTOR TO REMOVE ALL OBSTRUCTIONS BOTH BELOW AND ABOVE GROUND, AS NECESSARY FOR CONSTRUCTION OF THE PROPOSED IMPROVEMENTS. 16.BID IS TO BE SUBMITTED ON A LINE ITEM BASIS WITH UNIT PRICING WHERE APPLICABLE. Landscape General Notes TREE PLANTING / STAKING1N.T.S. STAKE SHRUB PLANTING N.T.S. SET CROWN OF ROOTBALL 2" ABOVE FINISH GRADE 3" DEEP TAMPED EARTH WATER BASIN AROUND SHRUB, FILL WITH MULCH PER SPECS. MULCH PER PLAN FINISH GRADE PLANTING PIT TO BE 2" SHALLOWER THAN ROOTBALL AT CENTER, BUT DEEPER AROUND HOLE'S EDGES TO PREVENT SETTLING. PIT TO BE TWICE THE WIDTH OF THE CONTAINER. PLANT TABLET BACKFILL SCARIFY SUBGRADE OR ON-STRUCTURE SOIL MIX NOTE: FOR ON-STRUCTURE PLANTING ALLOW 1 12" MINIMUM GRAVEL LAYER OR 4" GRAVEL (TYP) LAYER WHERE GRADE ALLOWS. GRASS PLANTING N.T.S. WEED BARRIER SEE SPECIFICATIONS ROOTBALL 90% COMPACTED SUBGRADE OR ON-STRUCTURE SOIL MIX. PLANT MATERIAL PER PLANTING PLAN 3" DEEP TAMPED EARTH WATER BASIN AROUND GRASS, FILL WITH MULCH PER SPECS. FINISH GRADE PLANT TABLET BACKFILL GROUNDCOVER SPACING N.T.S. 'INFILL' PLANT, AS REQUIRED TO MAINTAIN SPACING AT IRREGULAR EDGES TYPICAL PLANT, SPACING VARIES- SEE PLANT LEGEND AND PLANS 1/2 "EQUAL" (MAX.) AT EDGES EDGE OF PLANTING NOTE: ALL GROUNDCOVER SHALL BE PLANTED AT EQUAL SPACING 12" (SHRUBS) 8" (GROUNDCOVER) EQUAL EQUAL EQUALEQUAL 4/5/2023N1ST FLR SETBACKS (BLOCK AVERAGE FRONT SETBACK) 2ND FLR OUTLINE 2ND FLR SETBACKS 1ST FLR SETBACKS GAS METER ELEC METER WATER METER PPPROPERT LINE N34º56'29"E 120.01'PROPERTY LINE S55º04'00"E 50.00'PROPERTY LINE S34º56'29"W 120.01'PROPERTY LINE N55º04'00"W 50.00'(N)DRIVEWAY N PORCHN PORCHDECK BALBOAHILLSIDE DRIVE PROPOSED HOUSE 3168 SQFT (E)GARAGE FF - 54.6 54.48FF - 54.48FF - 53.0 CONC SIDEWALKCONC SIDEWALK LAWN ROCK ROCK ROCK ROLLED CONC.CURB GUTTER DRIVEWAYDIRTLAWNCONC SIDEWALKROLLED CONC.CURB GUTTERALLEY75.6 82.4 79.4 Building 64.1 Building (Tiles & Concrete) (Tiles & Concrete) LANDING(N)DRIVEWAY&CURB CUT( Concrete Pavers) ( Wood) (Tiles & concrete ) WM 54.52 03/30/2023 Drawing Title Sheet Title Christina and Leadron Koo 1601 Hillside Drive Burlingame, CA 94010 Muzik Design Studio Xiaoyan Sun (239) 410-9251 agnesytung@gmail.com Plan Prepared by Property Owner: MUZIK DESIGN STUDIO 1117 Wayne Way San Mateo, CA 94403 (239) 410-9251 Drawing Scale RESIDENTIAL LANDSCAPE PLAN HILLSIDE DRIVE 1601 per Planning and Park Dept. comments 11/09/22 per P/W Dept. comments 03/07/23 Hydrazone and Water budget Calculation L-4 "I HAVE COMPLIED WITH THE CRITERIA OF THE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN." SIGNATURE: DATE: 07/14/2022 ZONE 1 ZONE 2 ZONE 2 ZONE 5 ZONE 4 ZONE 3 ZONE 6 ZONE 5 ZONE 7 4/5/202303/30/2023 Drawing Title Sheet Title Christina and Leadron Koo 1601 Hillside Drive Burlingame, CA 94010 Muzik Design Studio Xiaoyan Sun (239) 410-9251 agnesytung@gmail.com Plan Prepared by Property Owner: MUZIK DESIGN STUDIO 1117 Wayne Way San Mateo, CA 94403 (239) 410-9251 Drawing Scale RESIDENTIAL LANDSCAPE PLAN HILLSIDE DRIVE 1601 per Planning and Park Dept. comments 11/09/22 per P/W Dept. comments 03/07/23 Proposed Irrigation Detail L-5 REMOTE CONTROL VALVE (ICZ) WITH ISOLATION VALVE NOT TO SCALE1 I-CORE CONTROLLER 18-24" COILED WIRE WATERPROOF CONNECTORS (2) JUMBO VALVE BOX DRIP ZONE KIT MODEL PCZ-101-XX WITH FILTER (TIP 45 DEGREES) REGULATOR 25 OR 40 PSI SCH 80 T.O.E. NIPPLE(2) MAIN LINE PIPE & FITTINGS BRICK SUPPORTS (4) 3/4" MINUS WASHED GRAVEL FINISHED GRADE XFCV ON-SURFACE DRIPLINE AROUND TREE REDUCED PRESSURE BACKFLOW ASSEMBLY XFS Dripline Maximum Lateral Lengths (Feet) Inlet Pressure psi 12" Spacing 18" Spacing 24" Spacing Nominal Flow (gph) 0.6 0.9 15 273 155 314 250 424 322 20 318 169 353 294 508 368 30 360 230 413 350 586 414 40 395 255 465 402 652 474 50 417 285 528 420 720 488 60 460 290 596 455 780 514 DRIP LINE LAYOUT AND ASSEMBLY Nominal Flow (gph) 0.6 0.9 Nominal Flow (gph) 0.6 0.9 4/5/2023 03/30/2023 Drawing Title Sheet Title Christina and Leadron Koo 1601 Hillside Drive Burlingame, CA 94010 Muzik Design Studio Xiaoyan Sun (239) 410-9251 agnesytung@gmail.com Plan Prepared by Property Owner: MUZIK DESIGN STUDIO 1117 Wayne Way San Mateo, CA 94403 (239) 410-9251 Drawing Scale RESIDENTIAL LANDSCAPE PLAN HILLSIDE DRIVE 1601 per Planning and Park Dept. comments 11/09/22 per P/W Dept. comments 03/07/23 Proposed Irrigation Plan L-5 1.ONE BUBBLER SYMBOL IS SHOWN AT TREES FOR GRAPHIC CLARITY ONLY. INSTALL MINIMUM TWO BUBBLERS AT EACH TREE. INSTALL REQUIRED NUMBER OF BUBBLERS AS DETAILED. 2. IRRIGATION EQUIPMENT MAY BE SHOWN WITHIN HARDSCAPE FOR GRAPHIC CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT WITHIN PLANTED AREAS. IRRIGATION PIPE AND WIRE CROSSING BENEATH HARDSCAPE SURFACES SHALL BE CONTAINED WITHIN SLEEVING OR SCHEDULE 40 PVC CONDUIT. SLEEVING SIZE SHALL BE A MINIMUM OF TWO TIMES THE AGGREGATE DIAMETER OF ALL PIPES CONTAINED WITHIN SLEEVE. PROVIDE VERTICAL SWEEP FOR ALL ELECTRICAL CONDUIT ON EACH SIDE OF HARDSCAPE AND TERMINATE ENDS AT 12” MINIMUM DEPTH AND 12” FROM HARDSCAPE SURFACE. 3. UNSIZED LATER LINE PIPING LOCATED DOWN STREAM OF 1” PIPING SHALL BE ¾”IN SIZE. (TYPICAL). 4. SIZING OF LATERA; PIPE SHALL BE AS FOLLOWS: .75” 0-6 GPM 1” 7-12 GPM 1.25” 13-20 GPM 5. SIZING OF LATERAL PIPE FOR DRIPLINE (12” O.C. GRID WITH 0.6 GPH OR LESS EMITTERS) SHALL BE AS FOLLOWS: .75” 0-500 FT 1” 501-1100 FT 6. SIZING OF LATERAL PIPE FOR DRIPLINE (18” O.C GRID WITH 0.6 GPH OR LESS EMITTERS) SHALL BE AS FOLLOWS: .75” 0-1100 FT 1” 1101-2200 FT 7. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA AND UTILIZE A RAIN SENSOR. 8. IRRIGATION CONTROLLERS SHALL BE A TYPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. 9. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURER’S RECOMMENDED PRESSURE RANGE. 10. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE TO POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. 11. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/ICC 802-2014 “LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD.” ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. 12. DEDICATED IRRIGATION METERS ARE REQUIRED FOR NON-RESIDENTIAL PROJECTS WITH MORE THAN 1,000 SQ. FT. OF LANDSCAPE AREA. IRRIGATION NOTES IRRIGATION LEGEND Symbol Description P.O.C. Point of connection (Connect to irrigation water meter) Irrigation water meter - to be provided by others. If static pressure at water meter exceeds 120 PSI - use SCH 40 steel pipe from irrigation meter to irrigation RP. assembly ( size as noted on plans) Schedule 40 - or class 315 PVC pressure mainline ( 1") Schedule 40 PVC non-pressure sleeve under pavement (2X size inside pipe) Class 200 PVC non-pressure lateral line (size as noted) FEBCO Reduced Pressure Backflow Assembly 825YA-1" Indicates controller station number Indicates valve size Hunter I-Core irrigation controller W/Weather Sensor Rainbird - Flush Valve MDCFCAP Hunter Remote Control valve w/ 40 PSI Pressure Regulator and 1" Filter Hunter Remote Control valve w/ 40 PSI Pressure Regulator and 1" Filter (Tree Drip Rings) Hunter - PROS-04 - 4" Pro-Spray Pop-Up Sprinkler Head Hunter ICORE Solar Sync Sensing System. WSS-SEN PVC isolation ball valve. Size as mainline. Locate in valve box. XFCV Subsurface Tree Drip Ring Dripline Model XFS-06-12 Toro's new pressure-compensating ½” (13mm) threaded Drip Bubblers. One bubbler per shrub and two bubble per tree 2" PVC sleeve 2" PVC sleeve 2" PVC sleeve FOR THE EFFICIENT USE OF WATER, ALL IRRIGATION SCHEDULES SHALL BE DEVELOPED, MANAGED, AND EVALUATED TO UTILIZE THE MINIMUM AMOUNT OF WATER REQUIRED TO MAINTAIN PLANT HEALTH.IRRIGATION SCHEDULES SHALL MEET THE FOLLOWING CRITERIA: 1.IRRIGATION SCHEDULING SHALL BE REGULATED BY AUTOMATIC IRRIGATION CONTROLLERS. 2.OVERHEAD IRRIGATION SHALL BE SCHEDULED BETWEEN 8:00 P.M. AND 10:00 A.M. UNLESS WEATHER CONDITIONS PREVENT IT. IF ALLOWABLE HOURS OF IRRIGATION DIFFER FROM THE LOCAL WATER PURVEYOR, THE STRICTER OF THE TWO SHALL APPLY. OPERATION OF THE IRRIGATION SYSTEM OUTSIDE THE NORMAL WATERING WINDOW IS ALLOWED FOR AUDITING AND SYSTEM MAINTENANCE. 3.FOR IMPLEMENTATION OF THE IRRIGATION SCHEDULE, PARTICULAR ATTENTION MUST BE PAID TO IRRIGATION RUN TIMES, EMISSION DEVICE, FLOW RATE, AND CURRENT REFERENCE EVAPOTRANSPIRATION, SO THAT APPLIED WATER MEETS THE ESTIMATED TOTAL WATER USE(ETWU). TOTAL ANNUAL APPLIED WATER SHALL BE LESS THAN OR EQUAL TO MAXIMUM APPLIED WATER ALLOWANCE (MAWA). ACTUAL IRRIGATION SCHEDULES SHALL BE REGULATED BY AUTOMATIC IRRIGATION CONTROLLERS USING CURRENT REFERENCE EVAPOTRANSPIRATION DATA (E.G., CIMIS) OR SOIL MOISTURE SENSOR DATA. 4.PARAMETERS USED TO SET THE AUTOMATIC CONTROLLER SHALL BE DEVELOPED AND SUBMITTED FOR EACH OF THE FOLLOWING:(A) THE PLANT ESTABLISHMENT PERIOD.(B) THE ESTABLISHED LANDSCAPE.(C) TEMPORARILY IRRIGATED AREAS. 5.EACH IRRIGATION SCHEDULE SHALL CONSIDER FOR EACH STATION ALL OF THE FOLLOWING THAT APPLY: (A) IRRIGATION INTERVAL (DAYS BETWEEN IRRIGATION) (B) IRRIGATION RUN TIMES (HOURS OR MINUTES PER IRRIGATION EVENT TO AVOID RUNOFF (C) NUMBER OF CYCLE STARTS REQUIRED FRO EACH IRRIGATION EVENT TO AVOID RUNOFF (D) AMOUNT OF APPLIED WATER SCHEDULED TO BE APPLIED ON A MONTHLY BASIS (E) APPLICATION RATE SETTING (F) ROOT DEPTH SETTING (G) PLANT TYPE SETTING (H) SOIL TYPE(I) SLOPE FACTOR SETTING (J) SHADE FACTOR SETTING (K) IRRIGATION UNIFORMITY OR EFFICIENCY SETTING 6.THE CONTRACTOR SHALL SET UP SOAK CYCLES WITH MULTIPLE START TIMES WHICH WILL ELIMINATE POOLING AND RUN OFF. IT IS THE CONTRACTOR'S RESPONSIBILITY TO MANAGE LANDSCAPE SO AS TO NOT EXCEED THE ESTIMATED ETWU. 7.FOR IRRIGATION ZONE SCHEDULING, REFER TO MWELO CALCULATIONS FOR VALVE ZONE ETWU. 8.APPROXIMATE IRRIGATION DAYS (52 TOTAL) JANUARY (1) FEBRUARY (2) MARCH (4) APRIL (5) MAY (7) JUNE (8) JULY (8) AUGUST (7) SEPTEMBER (5) OCTOBER (3) NOVEMBER (3) DECEMBER (1) IRRIGATION SCHEDULE 4/5/2023 4/5/2023 4/5/2023 4/5/2023 4/5/2023 4/5/2023 4/5/2023 4/5/2023 4/5/2023 City of Burlingame Design Review and Special Permits Address: 1345 Columbus Avenue Meeting Date: May 8, 2023 Request: Application for Design Review and Special Permits for building height, declining height envelope, and second floor balcony for a new, two-story single-unit dwelling. Applicants and Property Owners: Rudolf Thun and Sonali Arurkar APN: 027-153-100 Designer: Audrey Tse, Insite Design Inc. Lot Area: 5,000.43 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is an interior lot with an existing single-unit dwelling and a detached garage. The applicant is proposing to demolish the existing dwelling and build a new, two-story single-unit dwelling. the existing detached garage would be converted into an accessory dwelling unit (ADU) (see below). The proposed floor area is 2,690 SF (0.54 FAR) where 2,700 SF (0.54 FAR) is the maximum allowed (includes covered porch and basement exemptions). The new dwelling would contain four bedrooms. Per C.S. 25.48.030(L)(3)(c), no parking is required for the ADU because it is part of an existing accessory structure. In addition, per C.S. 25.48.030(L)(5), when an existing garage is converted to an ADU, those off-street parking spaces are not required to be replaced. Therefore, the proposed project has no covered parking requirement. 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. The subject property slopes upward approximately 9’-0” from the front to the rear of the property which as a result affects the building height and declining height envelope. The proposed finished floor of the house is 7’-7” above average top of curb. A Special Permit is required for the proposed building height of 33'-3" (Special Permit required for a height between 30 and 36 feet). A Special Permit for declining height envelope is also required for the proposed second story along the right side (20 SF, 1’-0” x 19’-11” extends beyond the DHE). A Special Permit is also being requested for a 74 SF second floor balcony at the rear of the house (Special Permit required for any second floor balcony; 75 SF maximum allowed). The proposed balcony is setback 10’-0” from the side property line (8’-0” minimum required). Accessory Dwelling Unit This project includes converting the existing detached garage into a new 526 SF accessory dwelling unit (ADU). Per State law, 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 detached ADU is exempt from lot coverage and floor area regulations. The applicant is requesting the following applications: • Design Review for a new, two-story single-unit dwelling (C.S. 25.68.020 (C)(1)(a)); • Special Permit for building height (33’-3” proposed where 30’-0” is the maximum allowed) (C.S. 25.10.030 and 25.78.020(A)(1)); • Special Permit for declining height envelope (DHE) along right side (20 SF, 1’-0” x 19’-11” extends beyond the DHE) (C.S. 25.10.035 (2)); and • Special Permit for a second floor balcony (C.S. 25.78.020 (A)(7)). Item No. 9b Design Review Study Design Review and Special Permit 1345 Columbus Avenue -2- 1345 Columbus Avenue Lot Area: 5,000.43 Plans date stamped: April 6, 2023 PROPOSED ALLOWED/REQ’D Front Setbacks (1st flr): (2nd flr): 20’-0” 21’-2” 20’-0” (block average) 20’-0” Side Setbacks (left): (right): 11’-3” 4’-0” 4'-0” 4’-0” Rear Setbacks (1st flr): (2nd flr): 26’-4” 42’-5” 15'-0” 20’-0” Lot Coverage: 1,652 SF 33% 2,400 SF 40% FAR: 2,690 SF 0.54 FAR 2,700 SF ¹ 0.54 FAR # of bedrooms: 4 --- Off-Street Parking: 1 uncovered (9’ x 18’) 0 covered ² 1 uncovered (9’ x 18’) Building Height: 33’-3” ³ 30’-0” Plate Height: (1st flr): (2nd flr): 9’-0” 8’-0” 9’-0” 8’-0” Declining Height Envelope: encroachment along right side 4 (20 SF, 1’-0” x 19’-11”) C.S. 25.10.055 ¹ (0.32 x 5000.43 SF) + 1,100 SF = 2,700 SF (0.54 FAR) ² Because the existing garage is being converted into an ADU, the covered parking spaces are not required to be replaced (C.S. 25.48.030 (L)(5)). ³ Special Permit requested for building height. 4 Special Permit requested for declining height envelope. Summary of Proposed Exterior Materials: • Windows: aluminum clad wood windows with simulated true divided lites • Doors: wood and glass doors • Siding: batten and board • Roof: composite shingle roof and decorative standing seam metal shed roofs • Other: stone cladding, square polymer or wood columns, and decorative wood knee braces Staff Comments: None. Design Review and Special Permit 1345 Columbus Avenue -3- Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Findings for a Special Permit: In order to grant a Special Permit for a second story balcony, the Planning Commission must find that the following conditions exist on the property (Code Section 25.51.020 a-d): (a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the existing street and neighborhood; (b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood; (c) the proposed project is consistent with the residential design guidelines adopted by the city; and (d) 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 the mitigation for the removal that is proposed is appropriate. Brittany Xiao Assistant Planner c. Rudolf Thun and Sonali Arurkar, applicants and property owners Audrey Tse, Insite Design Inc., designer Attachments: Application to the Planning Commission Special Permit Application Form Notice of Public Hearing – Mailed April 28, 2023 Area Map City of Burlingame Community Development Department 501 Primrose Road (650) 558-7250 planningdept@burlingame.org Authorization to Reproduce Project Plans: I hereby grant the City of Burlingame the authority to post plans submitted with this application on the City’s website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. _________ (Initials of Architect/Designer) Project Application - Planning Division Type of Application: Accessory Dwelling Unit Conditional Use/Minor Use Permit Design Review Hillside Area Construction Permit Minor Modification Special Permit Variance Other Project Address: Assessor’s Parcel #: Zoning: Project Description: Applicant Property Owner Name: Name: Address: Address: Phone: Phone: E-mail: E-mail: Architect/Designer Name: Address: Phone: E-mail: Burlingame Business License #: * Architect/Designer must have a valid Burlingame Business License. Applicant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant’s signature: Date: Property Owner: I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Property owner’s signature: Date: Date Application Received (staff only): 1345 Columbus Avenue Audrey Tse, Insite Design Inc. 650-235-9566 audrey@insite2design.com Audrey Tse, Insite Design Inc. same as above audrey@insite2design.com Rudolf Thun and Sonali Arurkar 918191 12/22/22 12/22/22 027-153-100 R1 1534 Plaza Lane, #318 Burlingame, CA 94010 Same as above ✔ ✔ ✔ 1345 Columbus Avenue Burlingame, CA 94010 New construction 2-story home with basement and detached ADU converted from garage. City of Burlingame Community Development Department 501 Primrose Road P (650) 558-7250 www.burlingame.org City of Burlingame Special Permit Application The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Chapter 25.78). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Refer to the end of this form for assistance with these questions. 1. Explain how the proposed modification to standards respects and preserves the character of the neighborhood in which the project is located. 2. Explain how the proposed modification to standards results in a project that is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring properties. 3. Explain how the additional development capacity is consistent with General Plan goals and policies. The small proposed rear-facing roof balcony off the primary suite is intended to give the homeowner some private relaxation space. The roof balcony is desirable as the property is small and has the added challenge of a rear 10' utility easement, which prevents the owner from fully developing their backyard. The proposed roof balcony is centered towards the back of the home, is within the size limitations (75sf) allowable, does not infringe upon any neighbor's views or privacy. The proposed roof balcony is located and sized within allowable limits. It is centered along the back of the house overlooking the owner's upward-sloping backyard. It comes off of the primary bedroom suite and is intended for private use and not for any form of entertainment. It is not intended to create any adverse effects on neighboring properties. The proposed roof balcony meets the guidelines offered by the Planning Department. It is sized adequately (less than 75sf), meets all setback requirements, is sited in the center portion of the owner's property, overlooks their own backyard, and is accessed via a bedroom and not from a centrally-accessible hallway or space. 1. Explain how the proposed modification to standards respects and preserves the character of the neighborhood in which the project is located. How will the proposed structure or addition affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Compare the proposed addition to the mass, scale and characteristics of neighboring properties. Think about mass and bulk, landscaping, sunlight/shade, views from neighboring properties. Neighboring properties and structures include those to the right, left, rear and across the street. 2. Explain how the proposed modification to standards results in a project that is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring properties. How will the proposed structure affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade, views from neighboring properties, ease of maintenance, etc. Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply safety, and things which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations which encourage the spread of rodents, insects or communicable diseases). Public safety. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly gatherings, loitering, and traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous activities like welding, woodwork, engine removal). General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city’s policy and goals for conservation and development? Is there a social benefit? 3. Explain how the additional development capacity is consistent with General Plan goals and policies. Compare your proposal with the General Plan goals and policies and explain why this proposal is consistent with those goals and policies. City of Burlingame Special Permit Application for Building Height – 1345 Columbus Avenue 1. Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the existing street and neighborhood. The proposed house design is consistent with styles and massing found in the neighborhood, especially as compared to a number of new homes constructed in the neighborhood in the past few years. Due to the higher elevation on the west side of the street where this property is located, we opted for a style that doesn't loom large and tall and retains a welcoming casual approach. The new finished floor height is 2' lower in elevation than the existing and a decision to choose a home style with a reasonable roof pitch helps to keep the house from lookin g tall and overbearing. The average top of curb is 10’ below the finished floor elevation for comparison purposes. Our proposed ridge height above the standard building height limit is 3’3”. Therefore, under ordinary circumstances, the proposed house would be nearly 7’ below the maximum building height limit. 2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood. The house is designed to reflect a number of the homes in the neighborhood. The roof design, exterior finishes/details, and architectural elements such as a front porch, mini shed roofs, corbels, columns, and window grid details are all evident in the neighborhood and maintain a classic architectural vocabulary with the updated Craftsman style home. The variety of finishes provides some textural context to the exterior walls. 3. How will the proposed project be consistent with the residential design guideli nes adopted by the City? The proposed house is consistent with the residential design guidelines with regards to FAR, lot coverage, plate heights, etc. Massing and size of the house is similar to many in the neighborhood and architectural elements in the design align with those desired by the City: recessed entry front porch, balance of and order to window sizes and locations, roof elements with slope in line with neighborhood homes, materials and finishes appropriate for style of house and appropriate for neighborhood. 4. Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. Trees to be removed are small and/or fruit-bearing trees that are in the immediate vicinity of the proposed footprint of the new home. No special mitigation is needed for the removal of such trees. New vegetation and trees proposed to be planted are per the City of Burlingame's list of preferred trees. Due to the limited depth of the backyard, the proposed new trees are to be planted in the rear right corner of the property to help create depth in the yard and provide a privacy screen from and between neighbors. City of Burlingame Special Permit Application for DHE – 1345 Columbus Avenue 1. Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the existing street and neighborhood. The proposed house design is consistent with styles and massing found in the neighborhood, especially as compared to a number of new homes constructed in the neighborhood in the past few years. Due to the higher elevation on the west side of the street where this property is located, we opted for a style that doesn't loom large and tall and retains a welcoming casual approach. The new finished floor height is 2' lower in elevation than the existing and a decision to choose a home style with a reasonable roof pitch helps to keep the house from lookin g tall and overbearing. The average top of curb is 10’ below the finished floor elevation for comparison purposes. Our proposed ridge height above the standard building height limit is 3’3”. Therefore, under ordinary circumstances, the proposed house would be nearly 7’ below the maximum building height limit. With the upload slope of the property, a small part of the 2nd floor clips the DHE by approximately 20sf. In this particular part of the plan, the width of the house is an add-up of minimum stairwell depth, hallway width, minimum dimensions for the laundry room and the adjacent bathroom. We’ve been very frugal in space allocation and hope the commission can sympathize with the resulting penetration of the DHE. 2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood. The house is designed to reflect a number of the homes in the neighborhood. The roof design, exterior finishes/details, and architectural elements such as a front porch, mini shed roofs, corbels, columns, and window grid details are all evident in the neighborhood and maintain a classic architectural vocabulary with the updated Craftsman style hom e. The variety of finishes provides some textural context to the exterior walls. 3. How will the proposed project be consistent with the residential design guidelines adopted by the City? The proposed house is consistent with the residential design guidelin es with regards to FAR, lot coverage, plate heights, etc. Massing and size of the house is similar to many in the neighborhood and architectural elements in the design align with those desired by the City: recessed entry front porch, balance of and order to window sizes and locations, roof elements with slope in line with neighborhood homes, materials and finishes appropriate for style of house and appropriate for neighborhood. 4. Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. Trees to be removed are small and/or fruit-bearing trees that are in the immediate vicinity of the proposed footprint of the new home. No special mitigation is needed for the removal of such trees. New vegetation and trees proposed to be planted are per the City of Burlingame's list of preferred trees. 1345 Columbus Avenue 300’ noticing APN: 027-153-100 A1.0TITLE SHEETGENERAL SYMBOLSPROJECT DIRECTORYCODE DATAPROJECT DATALEGENDDRAWING INDEX[ inSite ]BURLINGAME, CA1345 COLUMBUS AVENUETHUN-ARURKAR RESIDENCECONTACT: AUDREY TSE OR LAUREN LEEPHONE: (650) 235-9566, FAX: (650) 235-9569DESIGNER:1534 PLAZA LN. #318BURLINGAME, CA 94010BURLINGAME, CA1345 COLUMBUS AVE.RUDI THUN AND SONALI ARURKAR inSiteCLIENT/OWNER: architecture design interiorsLOCATION MAPPROJECT DESCRIPTIONTITLE 24 AND GREEN BUILDING:JIM BLOMQUIST, CERTIFIED ENERGY ANALYST CEPE CEACONTACT: JIM BLOMQUISTPHONE: 408-310-008141C HANGAR WAYWATSONVILLE, CA 95076STRUCTURAL ENGINEER:SUNG ENGINEERING, INC.CONTACT: PETER SUNGPHONE/FAX: 510-475-7900/510-475-791329300 KOHOUTEK WAY, SUITE #190UNION CITY, CA 94587MONDAY - FRIDAY: 8:00AM - 7:00PMSATURDAYS: 9:00AM - 6:00PMNO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH,ALTER OR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE FOLLOWING HOURS EXCEPT IN THE CASE OR URGENT NECESSITY IN THE INTEREST OF PUBLIC HEALTH AND SAFETY, AND THEN ONLY WITH PRIOR WRITTEN APPROVAL FROM THE BUILDING OFFICIAL, WHICH APPROVAL SHALL BE GRANTEDFOR A PERIOD OF 3 DAYS. NO WORK ON SUNDAYS OR HOLIDAYS. HOLIDAYS ARETHE 1ST DAY OF JANUARY, 3RD MONDAY OF FEBRUARY, LAST MONDAY OF MAY,4TH DAY OF JULY, 1ST MONDAY OF SEPTEMBER, 11TH DAY OF NOVEMBER, 4THTHURSDAY OF NOVEMBER, OR 25TH DAY OF DECEMBER. IF 1ST DAY OF JANUARY4TH DAY OF JULY, 11TH DAY OF NOVEMBER OR 25TH DAY OF DECEMBER FALLS UPON A SUNDAY THE FOLLOWING MONDAY IS A HOLIDAY.CONSTRUCTION HOURS -CONSTRUCTION HOURS1345 COLUMBUS AVE.BURLINGAME, CATHUN-ARURKARRESIDENCEORDINANCES, RULES AND REGULATIONS:THESE PLANS ARE TO COMPLY TO THE FOLLOWING CODES,2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA FIRE CODEALL OTHER STATE, MUNICIPAL & LOCAL ORDINANCES, CODES,RULES & REGULATIONS, AS APPLICABLE2019 CALIFORNIA GREEN BUILDING STANDARDS CODE2019 CALIFORNIA ENERGY CODE2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA EXISTING BUILDING CODE2019 IBC, UMC, UPC AND 2017 NEC, AS AMENDED 2019 CALIFORNIA RESIDENTIAL CODEBY THE STATE OF CALIFORNIAGENERAL NOTESFIRE SPRINKLER NOTES1. PROVIDE A FIRE SPRINKLER SYSTEM THROUGHOUT MAIN HOUSE AND2. SEE SITE PLAN FOR SCHEMATIC LINE DIAGRAM3. PROVIDE A BACKFLOW PREVENTION DEVICE; USC APPROVED DOUBLE CHECK VAVLE ASSEMBLY. GENERAL CONTRACTOR SHALL ENSURE THE4. MINIMUM WATER METER SIZE SHALL ACCOMODATE BOTH DOMESTIC ANDFIRE SPRINKLER SYSTEM DEMAND TOTALS.ADU. FIRE SPRINKLER PLANS SHALL BE SUBMITTED THROUGH FIRE DEPARTMENT FOR APPROVAL PRIOR TO INSTALLATION.DOUBLE CHECK VALVE FOR FIRE PROTECTION SHALL BE TESTED ANDAPPROVED BY A SAN MATEO COUNTY ENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPARTMENTFINAL INSPECTION.5. FIRE FLOW SHALL MEET REQUIREMENTS OF CALIFORNIA FIRE CODEAPPENDIX B. FIRE FLOW FOR RESIDENTIAL BUILDINGS LESS THAN3600 SQFT SHALL BE PROVIDED AT 1000 GPM UNLESS PROTECTED BY ANAUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM, THEN IT MAY BE REDUCED BY 50%. CONTACT BURLINGAME ENGINEERING DEPARTMENT. A1.1EXISTING SITE 1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARarchitecture design interiors[ inSite ]RESIDENCEDEMOLITION PLAN ADU: 525 SFWSAREA OF ADDITIONCOA1.2SITE AND LANDSCAPE1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARarchitecture design interiors[ inSite ]RESIDENCE•••PLAN ADU: 525 SFWSA1.2SITE PLAN1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARarchitecture design interiors[ inSite ]RESIDENCE••• A1.3[ inSite ]architecture design interiors CONSTRUCTIONBEST MANAGEMENTPRACTICES1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARRESIDENCE PW.1PUBLIC WORKSarchitecture design interiors[ inSite ]STANDARD DETAILS1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARRESIDENCE PW.2PUBLIC WORKSarchitecture design interiors[ inSite ]STANDARD DETAILS1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARRESIDENCE A2.1ACONSTRUCTION PLAN1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARarchitecture design interiors[ inSite ]RESIDENCEDNUPUP1ST FLOOR DNDWUPA2.1BCONSTRUCTION PLAN1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARarchitecture design interiors[ inSite ]RESIDENCEBASEMENT AND2ND FLOOR A2.1CAREA CALCS1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARarchitecture design interiors[ inSite ]RESIDENCEDNUPUPDN1633 SQFTNEW MAIN FLOORAREA382 SQFTADU GARAGECONVERSION133 SQFTADU ADDITION1,062 SQFTNEW UPPERFLOOR AREA598 SQFTBASEMENTEXEMPT80 SQFTBASEMENTEXEMPT74 SQFTNEW ROOF DECK49 SQFTCOVERED PORCHEXEMPTUP A2.3PROPOSED ROOF PLAN1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARarchitecture design interiors[ inSite ]RESIDENCE A4.0ELEVATIONS1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARarchitecture design interiors[ inSite ]RESIDENCE+100.4 - DHE DEPARTUREPROPERTY LINE+100.6 - DHE DEPARTUREPROPERTY LINE +94.4 - ATOCDECLINING HEIGHT ENVELOPE+94.4 - ATOC A4.1ELEVATIONS1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARarchitecture design interiors[ inSite ]RESIDENCE+94.4 - ATOC+94.4 - ATOC A4.2ADU ELEVATIONS1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARarchitecture design interiors[ inSite ]RESIDENCEBI-FOLD PATIO DOORREMOVE (E) TIMBERING(E) PAINTED WOOD FASCIAREMOVE (E) WINDOW TO RECEIVE NEW ADDITIONREMOVE (E) WALL TO RECEIVE NEW ADDITIONROOF SHINGLES TO REMAINREMOVE (E) STUCCO(E) BI-FOLD PATIODOOR(N) BOARD AND BATTEN SIDINGROOF SHINGLES TO REMAIN(N) FRENCH DOORS(N) BOARD AND BATTEN SIDING(N) EXTERIOR DOOR(N) WINDOWS A4.3ADU ELEVATIONS1345 COLUMBUS DR.BURLINGAME, CATHUN-ARURKARarchitecture design interiors[ inSite ]RESIDENCENO EAVE ALONG THIS SIDE OF GARAGENO EAVE ALONG THIS SIDE OF GARAGEREMOVE (E) STUCCO(E) PAINTED WOOD FASCIAREMOVE (E) STUCCOROOF SHINGLES TO REMAIN(N) BOARD AND BATTEN SIDINGROOF SHINGLES TO REMAIN(N) ROOF SHINGLES TO MATCH(E) STUCCO FINISH [ inSite ]architecture design interiorsAD.2DETAILSBURLINGAME, CARESIDENCE1345 COLUMBUS DR.ARURKARTHUN- Address: 5 Rio Court Meeting Date: May 8, 2023 Request: Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single-unit dwelling. Gity of Burlingame Design Review and Hillside Area Construction Permit Item No. 9c Design Review Study APN:025-051-190 LotArea:8,313 SF Zoning: R-1 Applicant and Designer: Audrey Tse, lnsite Design lnc Property Owners: Angela and Sandy Yee General Plan: Low Density Residential Project Description: The subject property is an interior lot that contains a one-story single-unit dwelling and an attached garage. The applicant is proposing a first floor addition at the rear of the house and a new 1 ,232 SF second story. The proposed house would increase in floor area from 2,587 SF (0.31 FAR) to 3,746 SF (0.45 FAR) where 3,760 SF (0.45 FAR) is the maximum allowed (includes covered porch and ADU exemptions). The subject property is located within the Hillside Overlay Zone. Code Section 25.20.040 states that hillside development shall be designed to preserve existing distant views. View preservation shall be limited to obstruction of distant views to San Francisco Bay, the San Francisco Airport, and Mills Canyon from primary indoor living areas (living rooms and family rooms) (Code Section 25.20.040(8)). With this project, the number of bedrooms would increase from three to five (the office/media room on the first floor qualifies as a bedroom). Three parking spaces, two of which must be covered, are required on-site. Two existing covered parking spaces are provided in the attached garage (19'-2" x 19'-2" clear interior dimensions); one existing uncovered parking space (9'x 18'-0") is provided in the driveway. Therefore, the pro.iect is in compliance with off-street parking requirements. All other Zoning Code requirements have been met. Accessory Dwelling Unit (ADU) This project includes converting and enlarging an existing bedroom on the second floor, resulting in an 850 SF attached accessory dwelling unit. Review of the ADU application is administrative and not reviewed by the Planning Commission. Staff has determined the ADU complies with the ADU regulations. The applicant is requesting the following applications Design Review for a first and second story addition to an existing single-unit dwelling (C.S 25.68.020(cX1 )(b)); and Hillside Area Construction Permit for a first and second story addition to an existing single-unit dwelling (c.s. 25.70.020(A)). This space intentionally left blank. Design Review and Hillside Area Construction Permit 5 Rio Gourt Lot Area: 8 13 SF 1 (0.32 x 8,313 SF) +1 ,100 = 3,760 SF (0.45 FAR) Summary of Proposed Exterior Materials: o Windows.'fiberglass wood clad windowso Doors: stained wood for main entry door and garage door. Siding.'cementplaster. Roof: composition shingles. Other: pained wood fascia, painted wool column, stacked veneer 5 Rio Court Plans date stam F,1 2023 2 EXISTING PROPOSED ALLOWED/ REQUIRED SETBACKS Front (1st'flr): (2nd flr): 14',-9"24'-2" (to addition) 32',-3" 15',-o', 20'-0' 5',-0' 4',-0" 4'-0" (to ADU addition at rear) 4'-O" 4'-0" 4'-0" tlr) ft0(2nd Rear (1st 25',-10"9',-2" (to 30 addition) -3" 15'-0" 20'-0" Lot Coverage:2,613 SF 31o/o 2,583 SF 31o/o 3,325 SF 40o/o 2,587 SF 0.31 FAR 3,746 SF 0.45 FAR FAR:3,760 SF 1 0.45 FAR # of bedroo/ns.'3 5 2 covered (19'-2' x 19'-2" clear interior) 1 uncovered (9' x 18') no change 2 covered (18'x 18'for existing conditions) 1 uncovered (9' x 18') Building Height:15',-0"23',-1"30'-0" 8',-0'Plate Height (7"' (70 flr) ft0 8',-0" 8',-0' 9',-0' 8',-0' DH Envelope:not applicable complies c.s.25.10.055(A)(1) Staff Comments: None. Side (teft): (right): Off-Street Parking: 1 2 3 4 5 6 7 Design Review and Hi side Area Construction Permit 5 Rio Coui Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 arc outlined as follows: Consistency with any applicable design guidelines; Compatibility of the architectural style with that of the existing character of the neighborhood; Respect for the parking and garage patterns in the neighborhood; Architectural style and consistency and mass and bulk of structures, including accessory structures; lnterface of the proposed structure with the structures on adjacent properties; Landscaping and its proportion to mass and bulk of structural components; and ln 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. ln making such determination, the following findings shall be made: 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 provrde adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Required Findings for Hillside Area Construction Permit: Any decision to approve a Hillside Area Construction Permit application pursuant to Code Section 25.20.040 and Chapter 25.70 shall be supported by written findings. ln making such determination, the following findings shall be made: 1 . The project is consistent with the purpose of the Hillside Overlay Zone. 2. The project complies with the development standards found in Section 25.20.040(8) through (l). 3. The placement ofthe proposed construction does not have a substantial impact on adjacent prope(ies or on the character of the immediate neighborhood. Fazia Ali Assistant Planner c. Audrey Tse, lnsite Design lnc, applicant and architect Angela and Sandy Yee, property owners Application to the Planning Commission Hillside Area Construction Permit Application Notice of Public Hearing - Mailed April 28, 2023 Area Map 1 2 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. Attachments: Type of Application:Accessory Dwelling Unit Design Review Special Permit 5 Rio Court Assessor's Parcel fl: Project Description: First floor remodel and addition. Second story addition. Attached ADU. 025-051 -190 415-725-0977 ajy@renoirpmi.com R1 zoning: Applicant Name: Address: 650-235-9566 audrey@ insite2design.com Architect/Designer Name: Audrey Tse, lnsite Design lnc. . . Same as aboveAddress: Author ization to Re oduce Proiect Plans: I hereby grant the City of Burlingame the authority to post plans submitted with this application on the City's website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. AT (lnitials of Architect/Designer) * Architect/Designer must have a valid Burlingame Business License Applicant: I hereby certify unde penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature:Date:11121122 Property Owner: I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Divisio Property owner's signature As agent to owner Date: 11121122 City of Burlingame . Community Development Department . 501 Primrose Xo36 r (650) 558-7250 . planninqdept(aburlinRame.ors Project Application - Planning Division E Conditional Use/Minor Use Permit I Hiltside Area Construction Permit E Minor Modification Evariance Eoth", Project Address: Audrey Tse, lnsite Design lnc. 1534 Plaza Lane, #31 8 Burlingame, CA 94010 Property Owner Name: Angela and Sandy Yee .. SRioCourtAddt"tt' Brrlingame, CA 94010 Phone: E-mail: Phone: E-mail: 650-235-9566 Phone: E-mait: audrey@insite2design.com Burlingame Business License # 918191 Ddte Applicotion Received (stoll only): A City of Burlingame e Community Development Department I 501 Primrose Road . P (650) 558-7250 o www.burlingame.org City of Burlingame Hillside Area Construction Permit Application The Director or Planning Commission (if appealed) is required by law to make findings as defined by the City's Ordinance (Code Section 25.70.030). Your answers to the following questions can assist the Director in making the decision as to whether the findings can be made for your request. Explain how the proposed project is consistent with the purpose of the Hillside Overlay Zone, include the following: L. Protect public health and safety by minimizing hazards, including soil erosion and fire danger associated with development on hillsides; 2. Preserve and enhance the Citt/s scenic character, including its natural hillsides and views of San Francisco Bay; 3. Respect naturalfeatures in the design and construction of hi!lside development; and 4. Design hillside development to be sensitive to existing terrain, distant views, and significant natural landforms and features. The proposed project at 5 Rio Court, which involves a second story addition and interior reconfiguration of an existing one-story ranch style home, was studied carefully prior to design. We evaluated the neighborhood (culde sac)and uphill neighborhood properties to understand if there are any potential view blockage implications and discovered that most properties in front of the subject property do not have direct views to the Bay. They are either one-story ranch style homes looking on to another property or if they have views they are blocked by the street's shape. There were options to build down or build up. We chose to build up for the reasons noted above. Building down would have created an extensive amount of excavation along a steep hillside, an option that would have been worrisome from a terrain management perspective. That option would have also created the removal of a good deal of vegetation at the rear of the property, which serves as a sound and visual buffer from properties down below. We chose to keep the shell of the house and add onto it as well as improve the exterior finishes, which date back to the 1950's. We are retaining the ranch style, including the lower roof pitch so that the project continues to blend into the neighborhood. We are not raising the plate heights of the home, opting to keep it as low profile as possible with the second story positioned over the center of the home and well within the declining height envelope. Feel free to reach out to us should you have any questions or concerns. Sincerely, Audrey Tse PrincipalArchitect lnsite Design lnc. CITY OT BURLINCAME COMMUNITY DEVETOPMENT DEPARTMENT 501 PRIMROSE ROAD BURTINGAME. CA 94010 PH: {650)55&72s0 www.burlingame,org Proiect Site:5 fio Court, zonod n.f lhe (ity of Burlingmro Plcnning (ommission onnoumst tlrr folloring publie heoring on f,ondcy, iloy 8, l0l3 ot 7:00 P.il. You moy otlend lha meeling in person ol (ity lloll(501 Primrose ldlor onlina ot usy.room.us/ioin or by plmnr 0t (3{6)?{8.t799:PUBLIC HEARING NOTICE D*cription: Applicction for Oesign Revieu ond llillridc lrrt (onslruclion Pormil for o first ond rerond story oddilion to on exisling single-unit drelling. Ilembers of tfio publir moy rpeok ot lho mceting or proride commsnts by emoil lo pribljccommenl@burlinooma.org. [or more informclion, plsose yisit rvu.burlingome.org/pmoetirrgr filoilsd' April ?8, ?0?3 lPlease reler to other side) City of Burlinaame - Public Heoring Notiqe lf you have any questions about this application or would like to schedule an appointment to view a hard copy of the application and plans, please send an email to p la nninsdept@ bu rlinsa.gle.qfe or ca ll {650} 55S-7250. lndividuals 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, should contact the Planning Division at planningdept@burlinPar-ne.org or {650) 558-7250 by 10 am on the day of the meeting. tf you challenge the subject application{s} in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for lnforming their tenants about this notice. Kevin Gardiner, AICP Community Development Director lleeling lD: 880 8567 6{67 Posstode:651518 {Please refer ta other stde} %u s-e 6JABog \6r 4tua (_) e)€ @ 6s 8a -t I an,1/ 60oB g09B 0i008 s G9 GO (o n3 a "aa @63 6Jis(9@Gl a \@e @ 6s ---] s9 63 A .a 6-L 4 l 0ase, 0 \ ""s ! 9a --"- --"-\ .$s$" %sss eto 'ao eao oot E *PE I.o ro66S .Y^ 2tr=dro6( { \)to aae +o ( (s --- .s- e @ G3 "$^-$w .d "st" -"' d osI % ,_ .( ^+ ,% 6' ( ao^ tsa %c a ^Es-% % ,*.'% *+n 6 ^ss- d gooa @@@s s0o @F e ,-_, AgOa NF(9 c, @e h S)sry %nu ,o (.c\' ."s A1.0TITLE SHEETGENERAL SYMBOLSPROJECT DIRECTORYCODE DATAPROJECT DATALEGEND[ inSite ]CONTACT: AUDREY TSE OR LAUREN LEEPHONE: (650) 235-9566, FAX: (650) 235-9596DESIGNER:1534 PLAZA LN. #318BURLINGAME, CA 94010BURLINGAME, CA5 RIO CT.SANDY AND ANGELA YEEinSiteCLIENT/OWNER:ZONING DISTRICT: R1ASSESSOR'S PARCEL #: 025-051-1905 RIO COURTLOCATION:BURLINGAME, CAarchitecture design interiorsDRAWING INDEX PROJECT DESCRIPTIONBURLINGAME, CA5 RIO COURTYEE RESIDENCESTORAGE. ATTACHED 2 BEDROOM/2 BATHROOM ADUFIRST FLOOR REMODEL AND ADDITION - KITCHEN, FAMILY ROOM, DINING AREA, LIVING ROOM, OFFICE, LAUNDRY,CONSTRUCTION HOURSLOCATION MAPMONDAY - FRIDAY: 8:00AM - 7:00PMSATURDAYS: 9:00AM - 6:00PMNO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH,ALTER OR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE FOLLOWING HOURS EXCEPT IN THE CASE OR URGENT NECESSITY IN THE INTEREST OF PUBLIC HEALTH AND SAFETY, AND THEN ONLY WITH PRIOR WRITTEN APPROVAL FROM THE BUILDING OFFICIAL, WHICH APPROVAL SHALL BE GRANTEDFOR A PERIOD OF 3 DAYS. NO WORK ON SUNDAYS OR HOLIDAYS. HOLIDAYS ARETHE 1ST DAY OF JANUARY, 3RD MONDAY OF FEBRUARY, LAST MONDAY OF MAY,4TH DAY OF JULY, 1ST MONDAY OF SEPTEMBER, 11TH DAY OF NOVEMBER, 4THTHURSDAY OF NOVEMBER, OR 25TH DAY OF DECEMBER. IF 1ST DAY OF JANUARY4TH DAY OF JULY, 11TH DAY OF NOVEMBER OR 25TH DAY OF DECEMBER FALLS UPON A SUNDAY THE FOLLOWING MONDAY IS A HOLIDAY.CONSTRUCTION HOURS -ORDINANCES, RULES AND REGULATIONS:THESE PLANS ARE TO COMPLY TO THE FOLLOWING CODES,2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA FIRE CODEALL OTHER STATE, MUNICIPAL & LOCAL ORDINANCES, CODES,RULES & REGULATIONS, AS APPLICABLE2019 CALIFORNIA GREEN BUILDING STANDARDS CODE2019 CALIFORNIA ENERGY CODE2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA EXISTING BUILDING CODE2019 IBC, UMC, UPC AND 2017 NEC, AS AMENDED 2019 CALIFORNIA RESIDENTIAL CODEBY THE STATE OF CALIFORNIATITLE 24 AND GREEN BUILDING:JIM BLOMQUIST, CERTIFIED ENERGYCONTACT: JIM BLOMQUISTPHONE: 408-310-008141C HANGAR WAYWATSONVILLE, CA 95076STRUCTURAL ENGINEER:SUNG ENGINEERING, INC.CONTACT: PETER SUNGPHONE/FAX: 510-475-7900/510-475-791329300 KOHOUTEK WAY, SUITE #190UNION CITY, CA 94587ANALYST CEPE CEASECOND FLOOR ADDITION - PRIMARY SUITE, 2 BEDROOMS, 2 BATHROOMSCONSTRUCTION TYPE: V-BOCCUPANCY TYPE: R3UADDITION OF INTERIOR STAIR TO 2ND FLOOR ADDITIONFIRE SPRINKLER NOTES1. PROVIDE A FIRE SPRINKLER SYSTEM THROUGHOUT MAIN HOUSE AND2. SEE SITE PLAN FOR SCHEMATIC LINE DIAGRAM3. PROVIDE A BACKFLOW PREVENTION DEVICE; USC APPROVED DOUBLE CHECK VAVLE ASSEMBLY. GENERAL CONTRACTOR SHALL ENSURE THE4. MINIMUM WATER METER SIZE SHALL ACCOMODATE BOTH DOMESTIC ANDFIRE SPRINKLER SYSTEM DEMAND TOTALS.ADU. FIRE SPRINKLER PLANS SHALL BE SUBMITTED THROUGH FIRE DEPARTMENT FOR APPROVAL PRIOR TO INSTALLATION.DOUBLE CHECK VALVE FOR FIRE PROTECTION SHALL BE TESTED ANDAPPROVED BY A SAN MATEO COUNTY ENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPARTMENTFINAL INSPECTION.5. FIRE FLOW SHALL MEET REQUIREMENTS OF CALIFORNIA FIRE CODEAPPENDIX B. FIRE FLOW FOR RESIDENTIAL BUILDINGS LESS THAN3600 SQFT SHALL BE PROVIDED AT 1000 GPM UNLESS PROTECTED BY ANAUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM, THEN IT MAY BE REDUCED BY 50%. CONTACT BURLINGAME ENGINEERING DEPARTMENT.5 RIO CTBURLINGAME, CAYEERESIDENCEFIRE SPRINKLERS - EXISTING - NOGENERAL NOTES PW.1PUBLIC WORKSarchitecture design interiors[ inSite ]STANDARD DETAILS5 RIO CT.BURLINGAME, CARESIDENCEYEE A1.1SITE/LANDSCAPE PLAN[ inSite ]architecture design interiors5 RIO CTBURLINGAME, CAYEERESIDENCERIO COURTLOT AREA = 8,313 SQFT40% = 3,325 SQFT(E) HOUSE FOOTPRINT - 2,080 SQFT(E) GARAGE FOOTPRINT - 506 SQFT1ST FLOOR ADDITION - 777 SQFT(E) HARDSCAPE TO REMAIN - 500 SQFTCOVERED PORCH - 69 SQFTBACKYARD PATIO - 412 SQFTTOTAL - 4,344 SQFT = 52%SEE CIVIL DRAWINGS FOR STORM WATER RUN-OFF PLAN A2.0EXISTING AND5 RIO CTBURLINGAME, CAarchitecture design interiors[ inSite ]YEERESIDENCEDEMOLITION PLAN A2.1ACONSTRUCTION PLAN5 RIO CTBURLINGAME, CAarchitecture design interiors[ inSite ]YEERESIDENCE1ST FLOOR A2.1BCONSTRUCTION PLAN5 RIO CTBURLINGAME, CAarchitecture design interiors[ inSite ]YEERESIDENCE2ND FLOOR A2.1CCONSTRUCTION PLAN5 RIO CTBURLINGAME, CAarchitecture design interiors[ inSite ]YEERESIDENCE1ST FLOORPROJECT DATA A2.1DCONSTRUCTION PLAN5 RIO CTBURLINGAME, CAarchitecture design interiors[ inSite ]YEERESIDENCE2ND FLOORPROJECT DATA A2.3EXISTING ROOF PLAN5 RIO CTBURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCEYEE A2.4PROPOSED ROOF PLAN5 RIO CTBURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCEYEE A4.0EXISTING AND 5 RIO CTBURLINGAME, CAPROPOSED FRONTarchitecture design interiors[ inSite ]RESIDENCEYEEELEVATION124124exterior cement plaster: smooth finishClass A composition shinglePainted wood fasciaGSM gutterStacked stone veneerPainted wood columnsStained wood front doorStained wood garage doorDual-pane-Fiberglass wood clad windowsFramed opening in roof30"w x 44'hnet. clr. opening5AADU address - see note #10 on A1.1 A4.1TITLE SHEET5 RIO CTBURLINGAME, CAEXISTING PLAN architecture design interiors[ inSite ]RESIDENCEYEE124exterior cement plaster: smooth finishClass A composition shinglePainted wood fasciaGSM gutterDual-pane-Fiberglass wood clad windowsStacked stone veneerStained wood garage door34"w x 46'hnet. clr. opening A4.2TITLE SHEET5 RIO CTBURLINGAME, CAEXISTING PLAN architecture design interiors[ inSite ]RESIDENCEYEE124Class A composition shinglePainted wood fasciaGSM gutterDual-pane-Fiberglass wood clad windowsexterior cement plaster: smooth finish34"w x 46'hnet. clr. opening30"w x 78'hnet. clr. opening34"w x 46'hnet. clr. opening34"w x 46'hnet. clr. opening34"w x 46'hnet. clr. opening TITLE SHEET5 RIO CTBURLINGAME, CAEXISTING PLAN architecture design interiors[ inSite ]RESIDENCEYEE124Class A composition shingleDual-pane-Fiberglass wood clad windowsexterior cement plaster: smooth finish 5,2&2857(;+286( (; *$5$*( 1(:$'8 $'',7,21 *(1(5$/127(6 *5$',1*127(6 /(*(1' 38%/,&:25.6127(6 ($57+:25.92/80(6125)2/.6768,7(6$10$7(2&$6&$/( 9(57,&$/ $66+2:1 +25,=217$/ $66+2:1 6+((7 2)6+((76,1)2#*5((1&(&205(9,(:(' '5$:1 '(6,*1(' '$7( -2%12 +/ %/ +/ <((5(6,'(1&(5,2&2857%85/,1*$0(&$& *5$',1*$1''5$,1$*(3/$1 5,2&2857(;+286( (; *$5$*( 1(:$'8 $'',7,21 (526,21$1'6(',0(17&21752/127(6 0($685(6 /(*(1'6125)2/.6768,7(6$10$7(2&$6&$/( 9(57,&$/ $66+2:1 +25,=217$/ $66+2:1 6+((7 2)6+((76,1)2#*5((1&(&205(9,(:(' '5$:1 '(6,*1(' '$7( -2%12 +/ %/ +/ <((5(6,'(1&(5,2&2857%85/,1*$0(&$& (526,21&21752/3/$1 &21&5(7(63/$6+3$'$7<3,&$/9(*(7$7('6:$/($;/$1'6&$3($5($'5$,1$ ,1),/75$7,21'(9,&(:,7+25,),&(& < <6125)2/.6768,7(6$10$7(2&$6&$/( 9(57,&$/ $66+2:1 +25,=217$/ $66+2:1 6+((7 2)6+((76,1)2#*5((1&(&205(9,(:(' '5$:1 '(6,*1(' '$7( -2%12 +/ %/ +/ <((5(6,'(1&(5,2&2857%85/,1*$0(&$& '(7$,/6+((7 675$:52//75((3527(&7,21)(1&,1*6125)2/.6768,7(6$10$7(2&$6&$/( 9(57,&$/ $66+2:1 +25,=217$/ $66+2:1 6+((7 2)6+((76,1)2#*5((1&(&205(9,(:(' '5$:1 '(6,*1(' '$7( -2%12 +/ %/ +/ <((5(6,'(1&(5,2&2857%85/,1*$0(&$& '(7$,/6+((7 6125)2/.6768,7(6$10$7(2&$6&$/( 9(57,&$/ $66+2:1 +25,=217$/ $66+2:1 6+((7 2)6+((76,1)2#*5((1&(&205(9,(:(' '5$:1 '(6,*1(' '$7( -2%12 +/ %/ +/ <((5(6,'(1&(5,2&2857%85/,1*$0(&$& &216758&7,21%03V