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HomeMy WebLinkAboutAgenda Packet - PC - 2023.05.22Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers/Online7:00 PMMonday, May 22, 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: 821 9315 8103 Passcode: 965377 To access the meeting by phone: Dial 1-346-248-7799 Meeting ID: 821 9315 8103 Passcode: 965377 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 5/18/2023 May 22, 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 22, 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: 821 9315 8103 Passcode: 965377 To access the meeting by phone: Dial 1-346-248-7799 Meeting ID: 821 9315 8103 Passcode: 965377 2. ROLL CALL 3. PRESENTATIONS Resolution of Commendation for Michael Gaula. 4. APPROVAL OF MINUTES Draft May 8, 2023 Planning Commission Meeting Minutesa. 5. APPROVAL OF AGENDA Page 2 City of Burlingame Printed on 5/18/2023 May 22, 2023Planning Commission Meeting Agenda 6. 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. 7. STUDY ITEMS There are no Study Items for review. 8. CONSENT CALENDAR There are no Consent Calendar Items for review. 9. REGULAR ACTION ITEMS There are no Regular Action Items for review. 10. DESIGN REVIEW STUDY 1235 Cabrillo Avenue, zoned R -1 - Application for Design Review and Special Permit for second story balcony for a second story addition to an existing single -unit dwelling. (Form One, applicant and designer; Daniel Griffin, property owner) (61 noticed) Staff Contact: Ruben Hurin a. 1557 Newlands Avenue, zoned R-1 - Application for Design Review and Special Permit for declining height envelope for a first and second story addition to an existing single -unit dwelling (considered a major renovation) and new detached garage. (Form One, applicant and designer; Brian Roche, property owner) (61 noticed) Staff Contact: Ruben Hurin b. 1460 Balboa Avenue, zoned R -1 - Application for Design Review for a first and second story addition to an existing single -unit dwelling. (Form One, applicant and designer; Kali and Trevor Tileston, property owners) (88 noticed) Staff Contact: Fazia Ali c. 1528 Bernal Avenue, zoned R-1 - Application for Design Review for new, two -story single-unit dwelling and detached garage. (Rich Sargent, applicant and property owner; Chu Design Associates, designer) (67 noticed) Staff Contact: Brittany Xiao d. 1499 Bayshore Highway/825 Mahler Road, zoned I -I - Application for Commercial Design Review, Special Permits for building height and development under Tier 3 for a new 8-story research and development building with a 7-story parking structure. (King 1499 Bayshore Owner LLC, applicant and property owner; DGA, Inc. architect) (58 noticed) Staff Contact: Catherine Keylon e. Page 3 City of Burlingame Printed on 5/18/2023 May 22, 2023Planning Commission Meeting Agenda 11. COMMISSIONER’S REPORTS 12. DIRECTOR REPORTS - Commission Communications - City Council regular meeting of May 15, 2023 1120 Summer Avenue, zoned R-1 - Review of changes to a previously approved Design Review project. a. 13. ADJOURNMENT Notice: Any individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday, May 22, 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 22, 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 June 1, 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 5/18/2023 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, May 8, 2023 1. CALL TO ORDER - 7:00 p.m. - Council Chambers/Online The meeting was called to order at 7:05 p.m. Staff in attendance: Community Development Director Kevin Gardiner, Planning Manager Ruben Hurin, Assistant Planner Brittany Xiao, and Assistant City Attorney Scott Spansail. 2. ROLL CALL Horan, Lowenthal, Pfaff, Schmid, Shores, and TsePresent6 - ComarotoAbsent1 - a.Rotation of Officers Planning Manager Hurin announced the following rotation of officers: Chair: Jennifer Pfaff Vice Chair: Sean Lowenthal Secretary: Chris Horan 3. APPROVAL OF MINUTES Commissioner Shores noted that he was not present at the April 24, 2023 meeting, but watched the meeting video and read the meeting minutes and feels comfortable participating in the vote. a.Draft April 24, 2023 Planning Commission Meeting Minutes Draft April 24, 2023 Planning Commission Meeting MinutesAttachments: Commissioner Horan made a motion, seconded by Vice Chair Lowenthal, to approve the meeting minutes. The motion carried by the following vote: Aye:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - Absent:Comaroto1 - 4. APPROVAL OF AGENDA There were no changes to the agenda. 5. PUBLIC COMMENTS, NON-AGENDA There were no Public Comments. 6. STUDY ITEMS There were no Study Items. Page 1City of Burlingame May 8, 2023Planning Commission Meeting Minutes 7. CONSENT CALENDAR There were no Consent Calendar Items. 8. REGULAR ACTION ITEMS There were no Regular Action Items. 9. DESIGN REVIEW STUDY a.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 1601 Hillside Dr - Staff Report 1601 Hillside Dr - Attachments 1601 Hillside Dr - Plans Attachments: All Commissioners have visited the project site. Planning Manager Hurin provided an overview of the staff report. Chair Pfaff opened the public hearing. Ayesha Sikandar, designer and Leandron Koo, property owner represented the applicant regarding the application. Public Comments: >There were no public comments. Chair Pfaff closed the public hearing. Commission Discussion/Direction: >There are window style variations; some are double hung, then some doors and windows have mullions while others don’t. Reconsider the design to have a more cohesive look. >The trim band in between the stacked windows on the Hillside Drive elevation seems a little wide, consider reducing size. >The rendering does not match the Hillside Drive elevation. It shows the windows having a different header height than what was noted on the elevation. Please provide a more accurate drawing. >The primary bedroom’s window sill height looks like it is less than 2’-0” and the header is over 30” high based on the proposed 9’-0” plate height. Consider raising the window as the sill is low for a primary bedroom looking out on a main street. >Fix drafting errors on the elevations showing change of materials if vertical siding was intended to stay the same all the way. >I do not see the need for the 9’-0” ceiling height on the second floor. It would help the scale of this project if the ceiling height were lower because it makes it look heavy on top. That's the reason we have this guideline and over the years we've found that it tends to work better. The double -hung windows on Hillside Drive just make it look tall as well. Everything looks tall and that's even more pronounced because of the steep roof pitches. >Suggests lowering the horizontal band on the second floor elevations because it will be more in line with how that band is traditionally done in most houses. The continuation of the board and batten above Page 2City of Burlingame May 8, 2023Planning Commission Meeting Minutes the band is curious, we usually see a material change with the band. I’m not seeing how that's working architecturally. >Regarding light fixtures in general, please make sure that all wall sconces fit within our criteria so that the light isn't bright and shining outward; that they're going down and not out. Provide a shielded light fixture by the door located on the rear elevation to prevent light from going into the neighbors' windows. >Please provide updated renderings and window details. We're having more difficulties with the scale and head heights because the drawing set is not coordinated, so it's making it harder for us to make an easy decision. >There are a lot of good things about this design. I like the farmhouse, it's got some great potential. It needs some refinement of details in order for this to make it go through for its final approval. >I agree with what my fellow commissioner. I can't see the justification of the second story plate height, considering the steep roof pitch and the roof design. There's a lot of volume underneath the roof that could give you additional height in some of your spaces. It's important to keep in mind the sizes of the rooms. Some of these rooms are a kid's bedroom; pushing for almost a 12-foot ceiling height can really feel out of scale for a smaller bedroom. It's important to keep the proportions in mind. If you can work with the volume immediately underneath the roof, that would help get some of the height that you're looking for. >I like the balance I see on the Hillside Drive elevation, even though I do want to see that second story come down a little bit; feel less looming like a tall building on that street corner which can feel commercial-like when it's so tall and big. Some of that modification on the second story height could help. There’s certainly a lot of dimensions between 8’-0” and a 9’-1” plate height, you don't have to choose one or the other. It could be an 8’-3” or an 8’-4” ceiling height, that would still give you a little bit more than a standard 8’-0” plate height, if height is important to you. >Since this is a corner property, the Balboa Avenue side is also a very important elevation to be considered. Though the garage in elevation looks like it's helping to balance out the stacking of the house, with a garage set way back in the corner, the house really looks stacked on top of the other on Balboa Avenue. This side needs a little attention as well as one of the other main elevations for this property, especially on a big street like Hillside Drive where one would probably see the Balboa Avenue side first. Otherwise, I do like the style and design of the house. >With regards to the earlier comments about the grids on the windows on the first floor, if you do want to stick with single double -hung windows on the first floor, then you can change your grid pattern to reflect more of what we see on the second floor. In other words, the top half of the window doesn't have to be a two-by-two grid. You can take the entire single double -hung window and apply that two -by-two grid on the whole window. Then they will have a better scale in relationship to the upper floor as well. >It's a clever project the way they changed the driveway to create some yard space. I personally don't have an issue with plate heights in general. They did a pretty good job with the roof line so that the house doesn't look top heavy. Maybe I ’m looking at a different view than the rest of my colleagues, I don't think that the roof is that steeply pitched. I like the project as it's been presented. > Overall, it's a really nice -looking house. It certainly fits our Burlingame aesthetic, at least in the last 10 to 15 years. It'll be a lovely house on the block. The plate height doesn't bother me as much either, except for when I ’m looking at the Balboa Avenue elevation because you really do see that second story massing. On the front, I don't think it's top -heavy at all, it looks really nice. I feel the same on the east elevation. The Balboa Avenue elevation is the one I ’m most concerned about. I really do agree with my fellow commissioner, there needs to be a little bit more thought on that Balboa Avenue elevation, because it is going to look like two very large boxes on top of each other and I know that's not the intention. >About the windows and the horizontal bands, I agree with what my fellow commissioner said that if you're going to have a belly band, you should probably look at some sort of change. Maybe put the shiplap above the band. >I also think this looks really great. I'm very pleased to see general symmetry in some of the massing . It does really well on the Hillside Drive elevation. I agree with most of the comments of my fellow commissioners. Some of the confusion might come from the rendering because some of the height of the roof looks very different than the elevations. I also understand the concern about the Balboa Avenue elevation. If possible, please provide two renderings; one from Hillside Drive and one from Balboa Avenue; it would go a long way to helping everyone see the project properly. I also like the use of the Page 3City of Burlingame May 8, 2023Planning Commission Meeting Minutes different materials on different depths as well. I think that does a lot. >I would like to be consistent. We've seen a lot of the farmhouse style in the last 5 or 10 years. Unless there's a really good reason, which I don't see here, it's best to treat this style evenly and people fairly. I understand there may be certain styles which lead to that, but I haven't seen one in a while. I would not personally be in favor of the Special Permit for plate height. Otherwise, I also concur with my colleagues about the changing materials. I've seen some of the farmhouse style, even with shingles on a portion, and it looks really beautiful. I appreciate the very thorough job that the architect did on the landscaping. It's a very clear plan. Everything matches; you can find things and the diagrams are great. Vice Chair Lowenthal made a motion, seconded by Commissioner Tse, 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, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - Absent:Comaroto1 - b.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) (59 noticed) Staff Contact: Brittany Xiao 1345 Columbus Ave - Staff Report 1345 Columbus Ave - Attachments 1345 Columbus Ave - Plans Attachments: All Commissioners have visited the project site. Commissioner Tse was recused from this item because her firm prepared the plans. Assistant Planner Xiao provided an overview of the staff report. Chair Pfaff opened the public hearing. Lauren Lee, designer, and Sonali Arrukar and Rudolf Thun, property owners, represented the applicant regarding the application. Public Comments: >There were no public comments. Chair Pfaff closed the public hearing. Commission Discussion/Direction: >Provide window details on the plans. >Make sure all specified exterior lighting complies with code requirements. >I like the architecture. The stucco version looks nice. The window on the stairwell is rather large; it ’s wide, tall and seems to be looking at the neighbors to the left side. Suggest paring it down a little bit . Otherwise, it is a good job. >It's a good-looking project. I like stucco better than board and batten. >I agree with my fellow commissioners. I don't see why we wouldn't move this forward to Regular Action. Would love to see a detail of how the stone veneer siding interacts with the stucco, specifically on the right side which stops at the gate but wants to know how it transitions. Otherwise, it looks good. >I agree with all the comments. Consider revisiting the large window on the stairwell and the issue with the stone veneer transition. It looks really nice. I completely understand the Special Permit for height, seems reasonable. I love that they've retained the rocky garden and a lot of the plants. It's just really attractive. Page 4City of Burlingame May 8, 2023Planning Commission Meeting Minutes Commissioner Schmid made a motion, seconded by Commissioner Horan, 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, Lowenthal, Pfaff, Schmid, and Shores5 - Absent:Comaroto1 - Recused:Tse1 - c.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 5 Rio Ct - Staff Report 5 Rio Ct - Attachments 5 Rio Ct - Plans Attachments: All Commissioners have visited the project site. Commissioner Tse was recused from this item because her firm prepared the plans. Planning Manager Hurin provided an overview of the staff report. Chair Pfaff opened the public hearing. Lauren Lee, designer, represented the applicant regarding the application. Public Comments: >Lawrence and Joanne Barulich, 1821 Loyola Drive: We've lived here since 1988, so it's been 35 years. We've been here a long time. We would like to oppose a second story to the 5 Rio Court addition . Our neighborhood has already experienced an attempt to build a second floor at 3 Rio Court, which is probably why the owner at 3 Rio Court is supporting this project. If anything, this project is even more intrusive than 3 Rio Court. To quote the comments from the Commission at that time, Planning Commissioner Terrones said that “if this were a precedent, there would be a number of houses that could then pop up into view .” Another quote from Commissioner Deal, “It's the view blockage that's driving this one. There's a definite view blockage .” And in closing, Chairman Brownrigg suggested that 3 Rio Court, “is out of keeping with the neighborhood. I would be very pleased if the applicant could come back with a one -story addition to give themselves the additional space. I think that would be an improvement for the neighborhood .” That's just a few, but I have tapes. This went on for weeks with 3 Rio Court. The second story addition at 3 Rio Court was declined by the previous Commission and they appealed to the City Council. The City Council voted 6-0 to concur with the Planning Commission. So, 3 Rio Court is one story now and everybody was happy with that. If you've all been down Rio Court, you will find that the area is just not set up for a second story. There are questions of soils, which the person that lived at 5 Rio Court submitted in his protest for 3 Rio Court. He has some engineering and soils report which said it's all landfill. That whole Rio Court is landfill. There are issues that need to be addressed. There are parking issues. I heard it stated that you can park in the driveway. I'm not even sure a car can park in the driveway without blocking the sidewalk. It's limited. That's not in keeping with the neighborhood. That's one of the main reasons along with my views that the previous Commission voted it down because it just didn't belong with the neighborhood. Then there was an obstruction of views. So personally, the view blockage to our home would be devastating. Our home was custom built . We bought it when it was about eight years old. The whole house is built lengthwise, so every room has windows to a view. Over the years, we've lost about half of our views. The only view we have now is literally over those houses on the court. If you could see the pictures, and the pictures don't show the actual devastation this would cause us. Everyone has their right to improve their property, but it shouldn't be at the expense of others. I know this Commission is going to make their own Page 5City of Burlingame May 8, 2023Planning Commission Meeting Minutes determinations, but I hope you'll concur with the precedence that was set by a previous Commission that there should be no second stories in that neighborhood and not set a new precedent that second story homes are welcome. To which I think Rio Court might really enjoy because then he could put his second story on. Thank you very much for your time. I appreciate you listening to me. I would like to see some story poles go up. I would encourage all the Planning Commissioners to go down there and see what the impact it would have on the neighborhood. And I invite you to our home to see how it would really affect our views, that had a big impact on the other Commissioners who needed that. Thank you very much. >Public comments sent via email by Jasmine and Armen Berjikly, 1813 Loyola Drive: I received a postcard regarding 5 Rio Court’s first and second story additions scheduled for May 8th. We are the owners across the street facing the cul -de-sac. We are a family of five kids under nine years old, purchased this home in 2022 and have enjoyed the home so far. All the homes on this side of the street are single level and is a unique attribute of the homes in Mills Estates. We oppose the plan as it changes the neighborhood's characteristics on Loyola Drive and will completely block our view from our dining room window, our only front facing window besides private bedroom windows. 5 Rio Court is the main home directly across from our home because our home has no other view at a similar elevation from across the street. We think this impedes our view immensely as well. We will not see much else other than the building itself. >Public comments sent via email by Atif Qasim and Saeher Muzaffar, 2 Rio Court: We are a family of four with school aged children who have lived here since 2015. We have reviewed the new plans but have several concerns to be addressed. The proposed structure is significantly larger in square footage than the existing structure with several additional bedrooms, adding a second floor and having an ADU, but having only the same size garage. This will mean additional traffic in the cul -de-sac and limited parking in an area impacting where many of our kids play. This property would be the only property in the cul-de-sac which will be two stories, changing the aesthetics and ambience of the area significantly . It would also set a precedent for other homes in the area for adding a second story. We and our neighbors value our privacy and having our backyards, pools, patios, places that can't easily be seen by neighboring properties. The second floor of this proposed structure will have a view onto the yards of the neighboring properties, including part of our backyard. Moreover, it will obstruct the view of the bay for some of the houses on the Loyola Drive side. In reviewing the history of the neighborhood, similar concerns were raised with 3 Rio Court and the owners of that property were not allowed to add a second floor, but instead expanded their first floor plan. Additional questions at the time were raised about the foundation being able to withstand a two -story building without sinking, which could also impact the neighboring properties foundations as well. That discussion should be reviewed, and this question also investigated by the current architects. There are many families with young kids living in this neighborhood, which we value as a safe and quiet place. We would want the City to be mindful of the concerns raised here as everyone decides what is best. >Public comments sent via email by Saeher Muzaffar, 2 Rio Court: I am writing to express concern regarding the proposed construction at 5 Rio Court. I would like to add to the comments submitted by my spouse, Atif Qasim. Given the potential safety issues associated with the ability of the foundation to support a second story, potentially affecting neighboring homes, I would like the potential environmental impact to be reviewed under the California Environmental Quality Act. In addition, I am concerned about potential release of asbestos during renovation, which may cause long -term health consequences, particularly for young children who play in the cul -de-sac. Any major construction would entail appropriate abatement of asbestos -containing material, which is likely present given the age of the home. This project will entail an extended period of significant noise and dust pollution, again, especially impacting young children. Construction of a second -story home amidst single -story homes will alter the quality and character of the neighborhood. Natural light, which many long- standing homeowners cherish will be diminished in the setting of the looming structure nearby. The presence of a neighboring two - story home may also adversely affect the property and resale value of existing one -story homes. Thank you for considering these concerns. >George Kao, 1817 Castenada Drive: I'm a resident since 2000. We actually were the victims of 3 Rio Court encroaching on the hillside, illegally building down their backyard to expand the property. Our Page 6City of Burlingame May 8, 2023Planning Commission Meeting Minutes concern with 5 Rio Court is that when you build two -stories, they basically can look down at our property 24/7, and our room are all facing towards the backyard. So that's a major concern. We oppose this two-story expansion of the property for what the lot was originally designed to do. Thank you. >Victoria Terry, 1809 Loyola Drive: I live across from the cul -de-sac and I also have a daughter that enjoys playing. The reason I ’m calling and concerned about this project is I am worried about the infrastructure, the soil, and the environmental impact this will have. I'm not sure if any testing has been done or if any other measures have been taken to see what could happen. I do have a severe concern that there might be an impact that we're not looking at. The second issue is views. Bay views will be impacted here on Loyola Drive as a result of a second story. My front window that looks out to the cul-de-sac would be impacted in views, thereby potentially impacting my property value in the future . Another concern is parking. When we expand homes, we make bigger homes, we put ADUs, which means more people. Where are these people going to park their vehicles? I'm not thoroughly convinced that the parking has completely been thought through and been addressed. Because if you physically go out there and look, it's going to be tight, and it is tight as it is with some of our other neighbors and their vehicles. Those are my three major concerns. Another major concern we have coming down the pipeline, when I look at it now, does this really fit in with our neighborhood that we've become accustomed to? Most of our homes are one story, not two story here. We do enjoy the privacy that some of our other neighbors have mentioned. So that's another concern that I hope you'll take into consideration . At this point, safety is also an issue. I know that other neighbors had mentioned that . When we have parking issues with more people involved, that creates safety and traffic issues, but more so regarding traffic, that might be a bigger issue in that quiet little cul -de-sac. I hope we can still see a wonderful remodel with that house, but perhaps with some adjustments and more thought on how that will look like and how that will impact the neighbors, the environment, and the future of the soil and all the greenery and trees around us. Thank you very much. Chair Pfaff closed the public hearing. Commission Discussion/Direction: >I appreciate the public coming out, speaking upon this, and sharing their views. One of the things that the applicant would need to do if they're going to move forward with this at all, is to install story poles. They are going to be a necessary part of being able to communicate with the public. The photos were helpful, and I appreciate receiving them. However, most of them don't qualify as a distant view the way that we read in the Hillside Overlay. From that standpoint, I understand it will impact people, it always does. Every second story impacts somebody, but it's not going to impact everybody. We would need the story poles to see the actual views impacted. Your home is actually situated much higher. Most of your view would be the actual short term of the neighbors down the hill. On the other hand, I do agree that a second story on this street is out of character and out of scale for this area. I find it hard to want to support that given how much higher it's going to be than the others. I didn't mind the design itself, but it's the location. Not being in the backyards of the neighbors downhill, they're going to be impacted as well from a much taller structure. I find it hard to support this project without some significant changes, in my understanding, of what the story poles are going to tell me for this particular location. I can appreciate the fact that we actually had this discussion 10 years ago on the other project. I don't know that much has changed since then. >I tend to agree with my fellow commissioner. I do want to break it down a little bit just to reassure some folks. I know there's been talk about soils. That's certainly not in the purview of the Planning Commission, but as a contractor we are held to the standard to build something that ’s not going to fall . Engineers put their licenses and their insurance on the line for that reason. So, no matter what gets approved or not, if you build a structural building, you must get a structural engineer who also must rely on a soils engineer. So, you can rest your head on the fact that it will not be constructed if it's going to be unsafe. I would also say the same thing to people who are curious about construction abatement, asbestos, and lead. We are also held to a very high legal standard by the EPA that we must deal with those materials in a very succinct and specific way. If we don't, we can be sued, thrown in jail, or lose our license. It's very serious. So just remember that those things are in place to protect you. Page 7City of Burlingame May 8, 2023Planning Commission Meeting Minutes >I concur with our previous Commissions that the views are pretty much the important part here, so story poles must be installed. To echo what my fellow commissioner said about neighborhood, this cul-de-sac has no other second stories. It doesn't quite fit. The design of it is lovely. I like the design, but it unfortunately doesn't quite coincide with what we're seeing on the same cul -de-sac. The move forward plan would certainly be to install story poles and then re-evaluate. >I concur with my fellow commissioners. The story poles are necessary for something like this. The photos provided by the public were helpful. It's not impossible to add a second story in a neighborhood that is predominantly one story. It just needs to be done with a lot of care and with some creativity in some places. A more contextually sensitive design might alleviate some of the concerns about the neighborhood character. >I concur with what's been said. I look forward to accepting the neighbor ’s invitation to come over and see the story poles firsthand because photographs sometimes are difficult to really see. >Without the story poles being in place, we're not going to get much to evaluate, and I don't know if we will have a solution that's going to be positive. It behooves the applicant to come back for another study session once that's in place. Commissioner Schmid made a motion, seconded by Chair Pfaff, to bring this item back as a Design Review Study Item when story poles have been installed. The motion carried by the following vote: Aye:Horan, Lowenthal, Pfaff, Schmid, and Shores5 - Absent:Comaroto1 - Recused:Tse1 - 10. COMMISSIONER’S REPORTS There were no Commissioner's Reports. 11. DIRECTOR REPORTS Community Development Director Gardiner noted that the City Council is interested in a short -term street closure during the summer for downtown Burlingame Avenue. The idea is it would be similar to the fun atmosphere that we had during the street closures during the pandemic, but without the pandemic restrictions. It will come back for further discussion at the next Council meeting. Assistant City Attorney Spansail noted that Spin, a bike sharing /rental company, will be launching in Burlingame this week. You will see orange bikes placed in designated areas throughout the city. 12. FUTURE AGENDA ITEMS No Future Agenda Items were suggested. 13. ADJOURNMENT The meeting was adjourned at 8:40 p.m. Page 8City of Burlingame May 8, 2023Planning Commission Meeting Minutes 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 9City of Burlingame City of Burlingame Design Review and Special Permit Address: 1235 Cabrillo Avenue Meeting Date: May 22, 2023 Request: Application for Design Review and Special Permit for second story balcony for a second story addition to an existing single-unit dwelling. Applicant and Designer: Tim Raduenz, Form One APN: 026-171-350 Property Owner: Daniel Giffin Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is an interior lot that contains an existing two-story single-unit dwelling and an attached garage. The applicant is proposing to expand the existing second story at the front of the house with a shed dormer to convert existing attic storage areas to living spaces with appropriate ceiling heights. The existing house is nonconforming in floor area (3,286 SF, 0.55 FAR existing where 3,020 SF, 0.50 FAR is the maximum allowed). With this application, the project proposes a total floor area of 3,269 SF (0.54 FAR). Because there is no increase in the existing nonconforming floor area, a Variance is not required (includes front porch and JADU exemptions). A Special Permit is being requested for a 69 SF second story balcony at the front of the house (Special Permit required for any second story balcony; 75 SF maximum allowed). The proposed balcony is designed so that it extends over and incorporated into the roof of the existing attached garage. There would be no increase in the number of bedrooms (four existing; expanded spaces do not qualify as bedrooms since they are a part of existing bedrooms). Two parking spaces, one of which must be covered, are required for a four-bedroom house. The existing attached garage provides two covered parking spaces (21’-0” x 26’-6” clear interior dimensions) and one uncovered space (9’ x 18’) is provided in the driveway. All other Zoning Code requirements have been met. Junior Accessory Dwelling Unit This project includes a junior accessory dwelling unit (JADU) (418 SF) located within the main dwelling. No on-site parking is required for the JADU. Review of the JADU application is administrative only and is not reviewed by the Planning Commission. Staff has determined that the JADU complies with the ADU regulations. The applicant is requesting the following applications:  Design Review for a second story addition to an existing single-unit dwelling (C.S. 25.68.020(C)(1)(b)); and  Special Permit for second floor balcony (69 SF proposed where up to 75 SF is allowed with a Special Permit) (C.S. 25.10.030 and 25.78.020(A)(7)). This space intentionally left blank. Item No. 10a Design Review Study Design Review and Special Permit 1235 Cabrillo Avenue -2- 1235 Cabrillo Avenue Lot Area: 6,000 SF Plans date stamped: April 28, 2023 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): (2nd flr): 20’-0” 57’-7” no change 47’-0” 15’-0” or block average 20’-0” Side (left): (right): 4’-0" 5’-0" no change no change 4’-0” 4’-0” Rear (1st flr): (2nd flr): 30’-0” 35’-0” no change no change 15’-0" 20’-0" Lot Coverage: 2,289 SF 38.2% 1,871 SF 31.1% 2,400 SF 40% FAR: 3,286 SF * ¹ 0.55 FAR 3,269 SF * 0.54 FAR 3,020 SF 2 0.50 FAR # of bedrooms: 4 no change --- Off-Street Parking: 2 covered (21’-0” x 26’-6” clear interior) 1 uncovered (9’ x 18’) no change 1 covered (10’ x 18’ clear interior) 1 uncovered (9' x 18') Building Height: 24’-10½” no change 30'-0" Plate Height (1st flr): (2nd flr): 8’-1” 8’-1” no change No change 9’-0” 8’-0” DH Envelope: does not comply – existing nonconforming complies C.S. 25.10.055(A)(1) Second Floor Balcony: n/a 69 SF 3 (12’-0” right side setback) 75 SF (8’-0” side setbacks) * JADU is exempt from lot coverage and floor area ratio. ¹ Existing nonconforming floor area. 2 (0.32 x 6,000 SF) + 1,100 SF = 3,020 SF (0.50 FAR) ³ Special Permit required for a second floor balcony (69 SF second floor balcony proposed where 75 SF is the maximum allowed). Design Review and Special Permit 1235 Cabrillo Avenue -3- Summary of Proposed Exterior Materials: • Windows: aluminum clad wood with simulated divided lights and wood trim • Doors: wood entry door • Siding: combination stucco, wood and brick veneer • Roof: composition shingle • Other: wood roof eave brackets and wood porch posts Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Required Findings for a Special Permit: Any decision to approve a Special Permit application in the R-1 zoning district pursuant to Chapter 25.78 shall be supported by written findings. In making such determination, the following findings shall be made: 1. The blend of mass, scale, and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the well-defined character of the street and neighborhood; 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood; 3. The proposed project is consistent with the residential design guidelines adopted by the City; and 4. Removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements, and that the mitigation for the removal that is proposed is consistent with established City policies and practices. Design Review and Special Permit 1235 Cabrillo Avenue -4- Ruben Hurin Planning Manager c. Tim Raduenz, Form One, applicant and designer Daniel Griffin, property owner Attachments: Application to the Planning Commission Special Permit Application Letter submitted by Mr. and Mrs. Hans Geiger, date stamped April 20, 2023 Email submitted by Eric Zankman and Pamela Kaufmann, dated April 26, 2023 Notice of Public Hearing – Mailed May 12, 2023 Area Map RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION NOV 9 2022 City of Burlingame• Community Development Department• 501 Primrose Road• P (650) 558-7250 • www.burlingame.org City of Burlingame Special Permit Application {R-1 and R-2) ---··---····--------·-----·--------·-·--------------·-·-·-·-··--·--------·-··------· -------------------··---------- The Planning Commission is required by law to make findings as defined by the City's Ordinance (Chapter 25 .78). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Refer to the end of this form for assistance with these questions. 1. Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood. THE GABLES OF THE DORMER WILL HELP THE HOUSE FIT IN BETTER WITH THE NEIGHBORHOOD AS THE MAJOITY OF THE NEIGBORING HOUSES HAVE FRONT FACING DORMERS. THE ROOF DECK ADDS USABLE SPACE FOR THE OWNER, WHILE RETAINING PRIVACY FORBOTH THE NEIGHBORS AND THE OWNER DUE TO THE PRIVACY PLANTINGS . THE NEIGHBORS HAVE ALSO SIGNED OFF ON THE CHANGES (THE DORMER & ROOF DECK) AND ARE EXCITED TO SEE THE FINISHED HOUSE WITH THE UPDATES! 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 . A LARGE AMOUNT OF THE NEIGHBORHOOD HAVE WOOD ACCENTS WHICH ARE TO BE ADDED ON THE NEW DORMERS. THE ROOF DECK IS BUILT INTO THE EXISTING ROOF AND BLENDS IN WITH THE HOME . THERE ARE ALSO OTHER NEIGHBORS WHO HAVE ROOF DECK IN THE FRONT OF THEIR HOMES . 3. How will the proposed project be consistent with the residential design guidelines adopted by the City? THE NEW DORMERS ARE WITHIN THE REQUIRED SETBACKS & BUILDING ENEVELOPE & ARE ALSO CONSISTANT WITH THE CITY'S DESIGN GUIDELINES. THE NEW ROOF DECK FOLLOWS THE GUIDELINES & SETBACKS AS WELL. 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. THERE ARE WILL NOT BE ANY TREES REMOVED WITH THIS PROJECT . RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION MAY 09 2023 1. Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood. How will the proposed structure or addition affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Compare the proposed addition to the mass, scale and characteristics of neighboring properties . Think about mass and bulk, landscaping, sunlight/shade, views from neighboring properties . Neighboring properties and structures include those to the right, left, rear and across the street. How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other structures in the neighborhood or area. 2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood. How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? If it does not affect aesthetics, state why. Was the addition designed to match existing architecture and/or pattern of development on adjacent properties in the neighborhood? Explain why your proposal fits in the neighborhood. How will the structure or addition change the character of the neighborhood? Think of character as the image or tone established by size, density of development and general pattern of land use. If you don't feel the character of the neighborhood will change, state why. 3. How will the proposed project be consistent with the residential design guidelines adopted by the City? Following are the design criteria adopted by the City Council for residential design review . How does your project meet these guidelines? 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2 Respect for the parking and garage patterns in the neighborhood· THERE WILL BE NO CHANGE . ' TO AVALIBLE PARKING 3. Architectural style and mass and bulk of structure; THE NEW STYLE WILL BETTER MATCH THE NEIGHBORHOOD 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. 4. Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. Will any trees be removed as a result of this proposal? If so, explain what type of trees will be removed and if any are protected under city ordinance (C.S. 11.06), why it is necessary to remove the trees, and what is being proposed to replace any trees being removed . If no trees are to be removed, say so. RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION APR 20 2023 From: Eric Zankman <ezankman@yahoo.com> Date: Wed, Apr 26, 2023 at 10:52 AM Subject: Dormer Windows at 1235 Cabrillo Ave., Burlingame, CA To: economysf@gmail.com <economysf@gmail.com> Hi Dan, Based on the photograph that you sent illustrating the dormer windows that you are planning to add to your house at 1235 Cabrillo Ave., we have no objection. Best of luck on your remodel! Regards, Eric Zankman Pamela Kaufmann Owners, 1229 Cabrillo Ave. 1235 Cabrillo Avenue 300’ noticing APN: 026-171-350 RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONAPR 23 2023 SITETITLE PAGE See DetailsT1.0APPLICABLE CODESREFERENCE SYMBOLSBUILDING DATACONSULTANTSDESIGNER FORM + ONE DESIGN CONTACT: TIM RADUENZ 4843 SILVER SPRINGS DRIVE PARK CITY, UT 84098 PHONE: 415-819-0304 TIM@FORMONEDESIGN.COMOWNERS DAN GRIFFIN + JILLIAN LEI 1235 CABRILLO AVE. BURLINGAME, CA 94010DAN GRIFFIN1235 CABRILLO AVE.BURLINGAME, CA 94010T1.0GNCGSWFARA1.0A1.1A2.0A2.1A2.2A3.0A3.1A3.2A3.3A4.0A5.0A9.0TITLE PAGEGENERAL NOTESCAL GREENCONSTRUCTION BEST MANAGEMENT PRACTICESFLOOR AREA CALCEXISTING/ PROPOSED SITE PLANPARTIAL SURVEYARCHITECTURAL DRAWINGSAS BUILT / DEMO + PROPOSED 1ST FLOOR PLANAS BUILT / DEMO + PROPOSED 1ST FLOOR PLANAS BUILT & (PROPOSED) ROOF PLANAS BUILT & (PROPOSED) ELEVATIONSAS BUILT ELEVATIONAS BUILT & (PROPOSED) ELEVATIONSAS BUILT & (PROPOSED) ELEVATIONSAS BUILT & (PROPOSED) BUILDING SECTIONSCONSTRUCTION DETAILSFINISH SCHEDULEFIXTURE OR EQUIPMENT SYMBOL T.W. 12.0 T.P 15.6 T.C 14.0 78 92203BED RM.CDABSheet numberMATCH LINE, SHADED SIDE ISCONSIDEREDNumber indicates color and / or materialEXISTING CONTOURSNEW OR FINISHED CONTOURSTOP OF PAVEMENTTOP OF WALLTOP OF CURBSETBACK LINEPROPERTY LINEREVISION SYMBOLSCloud around revisionWORK, CONTROL, OR DATUM POINTCOLOR / MATERIAL SYMBOLROOM REFERENCEEXT. DOOR & WINDOW SYMBOLIndicates door & window numberINTERIOR DOOR SYMBOLIndicates door numberRoom nameRoom numberNumber indicated elevation, wall sectionor detailBLDG & WALL SECTION REFERENCEArrow indicates direction of viewLetter indicates building sectionSheet numberINTERIOR ELEVATION REFERENCEArrow indicates direction of viewLetter indicates building elevationSheet numberDETAIL REFERENCENumber indicates wall sectionEXTERIOR ELEVATION REFERENCEArrow indicates direction of viewSheet numberTITLE SYMBOLSSheet numberGRID LINE REFERENCEParticle Bd.Prefabricate(d)Plate (line)PlasterPlywoodPanel(ing)Paint(ed)PairPre CastPressure TreatedQuarry TileRiserRadiusReinforceRelocateRemoveRequiredResilentRough OpeingRedwoodSee Struct. Dwg.ShelfSheathingSimilarSealerSpecificationSquareStandardStainless SteelSuspendedSymmetricalTreadTowel BarTemperedTougue & GrooveThroughTop of SurfaceToilet PaperDispenserTypicalUnless OtherwiseNotedUnfinishedVerticalVert. GrainWhite BrothersWoodWindowWrought IronWith (out)WaterproofWater ResistantWainscotPBDPFBPLPLASPLYWDPNLPNTPRPRCSTPTQTRRADREINFRELOREMOREQDRESILRORWDSSDSHSHRSIMSLRSPECSQSLDS. STLSUSPSYMTTBTEMPT&GTHRUTOSTPDTYPUONMECHUNFVERTVGWBWDWDWWIW/OWPWRWSCT&d@CO#ABABVACACOUSADHADJAGGALAPAPXBDBELBLKBMBOTBRKBSBTWNCABCEMCERCICLGCLKGCLRCMUCNTRCOLCOMPOCONCCONNCONSTCONTCPTDBLDEMODFDIADIAGDNDRDSDRAEAELELECENCLEQEQPTEW(EX)AndPennyAngleAtCenter lineDia. or roundPerpendicularPound or No.Anchor BoltAboveAsphalt Conc.AcousticalAdhesiveAdjustableAggregrateAluminumAccess PanelApproximateBoardBelowBlock(ing)BeamBottomBrickBoth SidesBetweenCabinetCementCeramicCast IronCeilingCaulkingClearConc. Mas. UnitCounterColumnCompositionConcreteConnect(ion)ConstructionContinuousCarpetDoubleDemolishDouglas FirDiameterDiagonalDownDoorDown SpoutDrawerEachElevationElectricalEnclosureEqualEquipmentEach WayExistingEXHEXPEXPOEXTFBOFDNFINFLFLASHFLOURFLXFOCFOFFOXFOFPLFTGFURRFUTGAGALVGBGIGLGRGYPHBDHDHDRHWDHORINTINSULJSTJTLAMLTLVRMASMCMECHMEMBMFRMIRMNTMTLNICNTSO/OCOPNGOPPPPARExhaustExpansionExposedExteriorFurinshed byOwnerFoundationFinishFloor (line)FlashingFluorescentFlexiableFace of Conc.Face of Fin.Face of StudFinished OpeningFireplaceFootingFurringFutureGaugeGalvanizedGrab BarGrab IronGlass/GlazingGrade (Ground)GypsumHard BoardHeavy DutyHeaderHardwareHorizontalInteriorInsulationJoistJointLaminateLightLouverMasonryMedicine CabinetMechanicalMembraneManufacturerMirrorMount(ed)MetalNot inContractNot to ScaleOverOn CenterOpeningOppositePlasticParallelSHEET INDEXELECT/MECH SYMBOLSABBREVIATIONSSCOPE OF WORKVICINITY MAPMATERIAL SYMBOLSDuplex convenience outlet & plateFloor convenience outletGFI duplex convenience outletFourplex outletDuplex conv. outlet, 1/2 hot, 1/2 switched220V amerage as per equipmentGFI/W.P. weatherproof outletFlush mounted floor & ceiling outletJunction boxTelevision outletTelephone outlet & plateFlood lightCeiling fixtureWall lightPorclein recepticle w/ pull chainIndirect cove lightingRecessed ceiling can lights4" recessed low voltage w/ directional trimRecessed ceiling lightWaterproof ceiling fan/light & plateRecessed waterproof exterior up lightSingle pole switch3 way switchSwitch w/ dimmerDoor activated switchMotion detectorTimer (switch)Vacancy sensor w/ dimmer "manual on"Vacancy sensor "manual on"Weatherproof switchCountertop air switchDoorbell pushbuttonChimeSmoke detectorThermostatSpecial outletInstant start florescent lightLandscape lightElectrical panel boardExistingDelete existingReplace existingGas outletHose bibCeiling/floor supply registerCeiling/floor return registerWall diffuserT.V./Computer OutletCentral vacuum inletAutomatic garage door switchAlarm control keypadRE DEE 36" ETC CH T SD CSM S D 3S S FAN S JSSTSV/DSVSWP GFI220vWP G HB4 x 12 CDFD4 x 12 CDFDCvGAMECHANICAL + ELECTRIC DRAWINGSMECH. + ELECT. PLANSMECH. + ELECT. CUTSHEETSTILE-24TITLE-24 (CONT.)ME2.0ME3.0ME4.0ME4.1 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23002Response to City Comments 3/16/23003Response to City Comments 4/27/23004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010TITLE 24 (IF REQUIRED) RICK ROCKLEWITZ NRG COMPLIANCE INC. PO BOX 3777 SANTA ROSA, CA 95402 PHONE:707-237-6957:026-171-350CAL GREEN BUILDING MEASURE1. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER AND INSTALLED ATTHE TIME OF FINAL INSPECTION. 2019 CGC §4.304.12. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION + DEMOLITION WASTER GENERATED AT THE SITE WILL BEDIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME ORDINANCE + 2019 CGC §4.4083. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2019 CGC §4.410.14. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEBUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2019 CODE REQUIREMENT.2019 CGC §703.15. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THEHEATING,COOLING & VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS WILL BECOVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THEAMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).(*) = FUTURE BUILDING SHEETSGravel / Rock fillPrecast concreteBituminous pavingPlywoodRigid insulationEarthWoodSteelStone VeneerConcrete BlockGypsum boardConcreteBrick VeneerBatt insulationMetal LathMarble / tileExisting constructionWood frame constructionMetalSand/ Mortar/ PlasterExisting const. removedZONING : RESIDENTIALCONSTRUCTION TYPE: VBOCCUPANCY: R-3CONSTRUCTION HOURS1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTEROR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE HOURS LISTEDBELOW.CAL GREEN BUILDING CODE CHECKLIST: Single Family to be attached to jobsite building set2019 California Plumbing Code2019 California Mechanical Code2019 California Electric Code2019 California Energy Code CITY OF BURLINGAME MUNICIPAL CODE2019 California Fire Code2019 California Green Building Standards Code2019 California Residential Code2019 California Building CodeCONSTRUCTION HOURSWEEKDAYS:SATURDAYS:SUNDAYS AND HOLIDAYS:8:00 A.M. - 7:00 P.M.9:00 A.M. - 6:00 P.M.NO WORK ALLOWEDHIDDEN CONDITION NOTES1. Any hidden conditions that require work to be performed beyond the scope of the building permit issuedfor these plans may require further City approvals including review by the Planning commission.1. (N) DORMERS @ FRONT OF (E) SECOND FLOOR2. (N) WINDOWS + DOORS AS SHOWN ON PLANS3. (N) J-ADU APPLICATION @ FIRST FLOORCONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYSAND NON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 18.07.110 FOR DETAILS)APN #:DEFERRED SUBMITTAL1. PLUMBING CONTRACTOR WILL PROVIDE ASINGLE LINE DIAGRAM AT TIME OF INSPECTIONAND ANY INSTALLATION PRIOR TO PLAN CHECK+ APPROVAL IS AT CONTRACTORS RISK.(E) FAR, NO SQ. FT. TO BE ADDED TOTAL := 3,283 SQ.FT. (E) 1ST FLOOR= 1,257 SQ.FT.(E) 2ND FLOOR= 1,512 SQ.FT.(E) GARAGE= 514 SQ.FT.(E) COVERED PORCH= **113 SQ.FT.(*)(*)(*)(*) SURVEYOR SAVIO MICALLEF COSTAL LAND SURVEYING 421 WILDWOOD DRIVE SOUTH SAN FRANCISCO, CA 94080 PHONE: 805-709-2423 EMAIL: SAVIOR.MICALLEF@GMAIL.COM** NOT INCLUDED IN FAR TOTALLANDSCAPE NOTES1. NO EXISTING TREE OVER 48 INCHES IN CIRCUMFERENCE MEASURED AT 54 INCHES FROM NATURAL GRADE MAY BE REMOVEDWITHOUT A PROTECTED TREE REMOVAL PERMIT FROM THE PARKS DIVISION.2 EXISTING CITY STREET TREE MAY NOT BE CUT, TRIMMED, OR REMOVED WITHOUT PERMIT FROM PARKS DIVISION.3. ALL (E) LANDSCAPE TO REMAIN AND BE PROTECTED(N) 1ST FLOOR JADU= 418 SQ.FT.3RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONAPR 28 2023 MECHANICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAMECHANICAL CODE (CMC) AND ALL APPLICABLE FEDERAL,STATE AND LOCAL CODES.2. MECHANICAL CONTRACTOR TO ACCEPT SOLERESPONSIBILITY FOR PROPER DESIGN AND INSTALLATIONOF MECHANICAL SYSTEM. SEE MECHANICAL DWGS. BYOTHER FOR SPECIFIC INFORMATION.3. MECHANICAL CONTRACTOR TO COORDINATE WITHGENERAL CONTRACTOR TO DESIGN AND INSTALLSUITABLE DISTRIBUTION SYSTEM PER TITLE 24. MECH.CONTRACTOR TO FIELD VERIFY AND DETERMINE SIZE ANDCONFIGURATION OF DUCTS AND REGISTER. SEE SHEETINDEX FOR LOCATION OF TITLE 24 CONFORMANCEWORKSHEETS AND ENERGY COMPLIANCE NOTES WITHINTHIS SET. HVAC DUCTS LOCATED IN ATTIC SPACE SHALLBE PLACED AS CLOSE TO PERIMETER AS POSSIBLE SO ASNOT TO INTERFERE WITH USEABLE ATTIC STORAGESPACE.4. MECHANICAL LAYOUT SHOWN IS SCHEMATIC AND ISSHOWN FOR DESIGN INTENT ONLY.5. PROVIDE COMBUSTION AIR SUPPLY TO GAS FIREDAPPLIANCES BY COMBUSTION AIR DUCTS PER (CMC) &CPC. VERIFY DUCT SIZE WITH MANUFACTURER'SSPECIFICATIONS.6. FURNACES OR BOILERS SHALL BE INSTALLED PERMANUFACTURER'S SPECIFICATIONS AND SHALL MEET THEREQUIREMENTS OF THE CALIFORNIA MECHANICAL CODE(CMC)7. PER CMC, COMBUSTION AIR DUCTS FROM THE ATTICSHALL BE LOCATED WITHIN THE UPPER AND LOWER 12INCHES OF THE ENCLOSURE. DUCTS SHALL BE SEPARATEAND SHALL NOT BE OBSTRUCTED.8. APPLIANCES DESIGNED TO BE FIXED IN POSITION SHALLBE SECURELY FASTENED IN PLACE. SUPPORTS FORAPPLIANCES SHALL BE DESIGNED AND CONSTRUCTED TOSUSTAIN VERTICAL AND HORIZONTAL LOADS AS REQUIREDBY CMC. WATER HEATERS TO BE SECURED WITH AMINIMUM OF 2 STRAPS, ONE EACH TO BE LOCATED IN THEUPPER AND LOWER THIRD OF THE UNIT.9. UNDERCUT ALL INTERIOR DOORS (AS APPROPRIATE)FOR AIR RETURN CIRCULATION TO VENTS, TYPICAL OFINTERIOR CONDITIONED SPACES.10. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.11. ALL FIXTURES TO BE SELECTED (OR APPROVED) BYOWNER.12. EXHAUST FANS IN LAUNDRY AND BATHROOMS MUSTCONNECT DIRECTLY TO THE OUTSIDE AND PROVIDE AMINIMUM OF 5 AIR CHANGES PER HOUR. EXHAUST FANVENTS MUST TERMINATE A MINIMUM OF 3 FEET FROM ANYOPENINGS INTO THE BUILDING AND BE PROVIDED WITHBACKDRAFT DAMPERS.13. AT NEW FORCED AIR FURNACE INSTALLATIONSPROVIDE 3' MIN. WORKING SPACE ALONG EACH SIDE (WITHA TOTAL OF AT LEAST 12" ON BOTH SIDES COMBINED),BACK AND TOP OF FURNACE.14. INSTALLATION INSTRUCTIONS FOR ALL LISTEDEQUIPMENT SHALL BE PROVIDED TO THE FIELDINSPECTOR AT TIME OF INSPECTION.PLUMBING NOTES:1. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.2. ALL FIXTURES TO BE SELECTED AND (OR APPROVED) BYOWNERS.3. ALL NEW WATER CLOSETS SHALL BE 1.28GALLON/FLUSH MAXIMUM.4. NO DISHWASHER MACHINE SHALL BE DIRECTLYCONNECTED TO A DRAINAGE SYSTEM OR FOOD DISPOSERWITHOUT THE USE OF AN APPROVED AIR GAP FITTING ONTHE DISCHARGE SIDE OF THE DISHWASHING MACHINE.LISTED AIR-GAPS SHALL BE INSTALLED WITH THE FLOODLEVEL MARKING AT OR ABOVE FLOOD LEVEL OF SINK ORDRAINBOARD, WHICHEVER IS HIGHER5. (E) ON-DEMAND SYSTEM, CONFIRM WITH OWNER,RECIPROCATING PUMP AS OPTION.ELECTRICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAELECTRIC CODE (CEC) AND ALL APPLICABLE FEDERAL,STATE, AND LOCAL CODES AND ORDINANCES.2. PER CEC, ALL ELECTRICAL RECEPTACLES INSTALLEDAT CRAWL SPACES AT OR BELOW GRADE, ANDOUTDOORS SHALL HAVE GROUND-FAULTCIRCUIT-INTERRUPTER (G.F.C.I.) PROTECTION. ALLRECEPTACLES LOCATED IN BATHROOMS SHALL HAVEGROUND-FAULT CIRCUIT INTERRUPTER (G.F.C.I.)PROTECTION.3. SMOKE DETECTORS SHALL BE INSTALLED PER CBC. ADETECTOR SHALL BE INSTALLED IN EACH SLEEPINGROOM AND AT A POINT CENTRALLY LOCATED IN THECORRIDOR OR AREA GIVING ACCESS TO ROOMS USEDFOR SLEEPING PURPOSES. A DETECTOR SHALL BEINSTALLED ON EACH LEVEL OF A MULTI-STORYDWELLING, INCLUDING BASEMENT LEVELS. INSPLIT-LEVEL OR MULTI-LEVEL FLOORS, A SMOKEDETECTOR SHALL BE INSTALLED ON THE UPPER LEVEL,OR ON BOTH LEVELS IF THE LOWER LEVEL CONTAINSSLEEPING AREAS. WHERE THE CEILING HEIGHT OF AROOM OPEN TO THE HALLWAY SERVING THE BEDROOMSEXCEEDS THAT OF THE HALLWAY BY 24 INCHES, SMOKEDETECTORS SHALL BE INSTALLED IN THE HALLWAY AND INTHE ADJACENT ROOM. DETECTORS SHALL BE INSTALLEDIN ACCORDANCE WITH APPROVED MANUFACTURER'SINSTRUCTIONS. WHEN THE VALUATION OF AN ADDITIONOR REPAIR EXCEEDS $1,000.00, OR WHEN ONE OR MORESLEEPING ROOMS ARE ADDED OR CREATED IN ANEXISTING DWELLING, THE ENTIRE DWELLING SHALL BEPROVIDED WITH SMOKE DETECTORS LOCATED ASREQUIRED FOR NEW DWELLINGS. IN NEWCONSTRUCTION, REQUIRED SMOKE DETECTORS SHALLRECEIVE THEIR PRIMARY POWER FROM THE BUILDINGWIRING WHEN SUCH WIRING IS SERVED FROM ACOMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH ABATTERY BACKUP. THE DETECTOR SHALL EMIT A SIGNALWHEN THE BATTERIES ARE LOW. WIRING SHALL BEPERMANENT AND WITHOUT A DISCONNECTING SWITCHOTHER THAN THOSE REQUIRED FOR OVER CURRENTPROTECTION. SMOKE DETECTORS MAY BE SOLELYBATTERY OPERATED WHEN INSTALLED IN EXISTINGBUILDINGS, OR IN BUILDINGS WITHOUT COMMERCIALPOWER, OR IN BUILDINGS WHICH UNDERGO ALTERATION,REPAIRS, OR ADDITIONS REGULATED AS OUTLINEDABOVE.4. TELEPHONE OUTLETS TO BE PREWIRED BYSUBCONTRACTOR. CONTRACTOR TO COORDINATE ASREQUIRED. VERIFY LOCATION OF ALL TELEPHONEOUTLETS WITH OWNER PRIOR TO INSTALLATION.5. ELECTRICAL OPENINGS (SWITCHES, RECEPTACLES,ETC.) ON OPPOSITE SIDES OF FIRE RATED WALLS SHALLBE MAINTAINED AT LEAST 24 INCHES APART.6. PER CEC, RECEPTACLE SPACING SHALL NOT EXCEED 12FEET MEASURED HORIZONTALLY ALONG THE WALL.7. PER CEC, AT LEAST ONE WALL SWITCH-CONTROLLEDLIGHTING OUTLET SHALL BE INSTALLED IN EVERYHABITABLE ROOM; IN BATHROOMS, HALLWAYS,STAIRWAYS, ATTACHED GARAGES, AND DETACHEDGARAGES WITH ELECTRICAL POWER, AND OUTDOORENTRANCES OR EXITS.8. PER CEC, LIGHTING FIXTURES LOCATED WITHINCLOTHES CLOSETS SHALL BE MOUNTED ON THE WALLABOVE THE DOOR OR ON THE CEILING. CLEARANCESSHALL BE AS FOLLOWS:A. SURFACE MOUNTED INCANDESCENT FIXTURES - 12"B. SURFACE MOUNTED FLUORESCENT FIXTURES - 6" 9.ELECTRICAL CONTRACTOR RESPONSIBLE FOR PROVIDINGNECESSARY TEMPORARY POWER.10. VERIFY ANY AND ALL LANDSCAPE LIGHTING ANDSWITCHES WITH OWNER PRIOR TO INSTALLATION OFROUGH ELECTRICAL.11. ALL ELECTRICAL HANGING FIXTURES TO BE SELECTEDAND PURCHASED BY OWNER. VERIFY EXACT LOCATIONSWITH OWNER PRIOR TO INSTALLATION.13. ALL INCANDESCENT LIGHTING FIXTURES RECESSEDINTO INSULATED AREAS SHALL BE APPROVED FOR ZEROCLEARANCE INSULATION COVER PER 2019 CALIFORNIAENERGY CODE AND RATED IC OR APPROVED EQUALMEETING UL RATING OR OTHER TESTING /RATINGLABORATORIES RECOGNIZED BY THE ICC.14. THIS DRAWING IS FOR LAYOUT PURPOSES ONLY. NEWELECTRICAL SHALL BE DESIGN-BUILD. NEW ELECTRICALWORK SHALL BE DESIGNED AND BUILT IN ACCORDANCEWITH THE NATIONAL ELECTRIC CODE AND APPLICABLECODES, STANDARDS AND REGULATIONS FOR BUILDINGLIFE SAFETY, EMERGENCY, EGRESS AND NIGHT LIGHTING.ELECTRICAL CONTRACTOR IS RESPONSIBLE FOROBTAINING SEPARATE PERMIT. ELECTRICAL CONTRACTORTO PROVIDE COMPLETE DESIGN-BUILD ELECTRICALSYSTEM AS REQUIRED TO PROVIDE THE (NEW) SERVICESHOWN (SCHEMATICALLY) ON THE DRAWINGS.GENERAL NOTES:ALL WORK SHALL COMPLY W/ THE 2019 EDITION OF THE CA.BUILDING CODE AND ALL OTHER CODES ANDREQUIREMENTS, IN THEIR MOST RECENT EDITIONINCLUDING THE FOLLOWING:2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA ELECTRICAL CODE2. THE INTENTION OF THE CONSTRUCTION DOCUMENTS ISTO INCLUDE ALL LABOR, MATERIAL, EQUIPMENT FACILITIESAND TRANSPORTATION NECESSARY FOR A COMPLETE ANDPROPER EXECUTION OF THE WORK IN AN ACCEPTABLEINDUSTRY'S STANDARDS. CONTRACTOR IS TO OBTAIN ANYREQUIRED PERMITS FOR THIS OR HER WORK.3.THE MIN. ACCEPTABLE QUALITY OF MATERIALS,WORKMANSHIP, AND METHOD OF INSTALLATION SHALLMEET THE FOLLOWING CRITERION: CONFORM TO THEAMERICAN NATIONAL INSTITUTE STANDARDS WHERE SUCHSTANDARDS EXISTS.4. CONTRACTOR SHALL PERFORM ALL ADDITIONALELECTRICAL, PLUMBING, AND FIRE PROTECTION WORKREQUIRED BY THE BUILDING DEPARTMENT.5. CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMISSIONOF BID TO REVIEW SCOPE OF WORK, DEMOLITION, ETC.6. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFYALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TOSTARTING WORK. ANY DISCREPANCIES SHALL BEREPORTED TO THE DESIGNER FOR REVIEW.7. DIMENSIONS ARE TO FACE OF FRAMING, UNLESSOTHERWISE NOTED, (U.O.N.)8. DIMENSIONS NOTED CLEAR (CLR.) ARE NOT ADJUSTABLEWITHOUTAPPROVAL FROM THE DESIGNER.9. SAFETY MEASURES: AT ALL TIMES THE CONTRACTORSHALL BE SOLELY AND COMPLETELY RESPONSIBLE FORCONDITIONS OF THE JOB SITE INCLUDING SAFETY OFPERSONS AND PROPERTY.10. CUTTING AND DEMOLITION SHALL BE DONE BYMETHODS, WHICH WILL AND WILL NOT JEOPARDIZESTRUCTURAL INTEGRITY OF EXISTING CONSTRUCTION ANDWILL NOT DAMAGE PORTIONS TO REMAIN.11. CONTRACTORS SHALL REMOVE, CUT, CAP, AND REPAIR,AS NECESSARY, ANY UTILITES. INCLUDING BUT NOTLIMITED TO: ELECTRICAL, MECHANICAL, PLUMBING, ANDFIRE SPRINKLERS, WHERE PARTITIONS ARE SCHEDULEDFOR DEMOLITION OR ARE NO LONGER OPERATIONAL OR INSERVICE. ALL OTHER EXISTING UTILITES ARE TO REMAINFULLY OPERATIONAL.12. IN GENERAL, THE OWNER RESERVES THE RIGHT TORETAIN ALL MATERIALS AND EQUIPMENT REMOVED FROMTHE PROJECT. ANY ITEMS OR MATERIAL NOT DESIRED BYTHE OWNER ARE TO BE REMOVED FROM THE SITE BY THECONTRACTOR AT CONTRACTOR'S EXPENSE.13.CONTRACTOR IS TO PROVIDE ALL NECESSARY DUSTPROTECTION AND/OR BARRICADING REQUIRED TOPROTECT ADJACENT SPACES AND EXISTING FINISHES.CONTRACTOR OS RESPONSIBLE TO REPAIR ANYDAMAGES CAUSED BY CONTRACTOR OR THEIRSUB-CONTRACTORS.14. PATCH AND REPAIR ANY DAMAGES TO FLOORS,WALLS, CEILINGS, HARDWARE, FIXTURES, WINDOWS,ETC. AS A RESULT OF THE DEMOLITION PROCESS.MATCH EXISTING ADJACENT FINISHES AS CLOSELY ASPOSSIBLE.15. IF ANY QUESTIONS ARISE TO THE INSTALLATION OFANY MATERIALS AND/OR EQUIPMENT, OR WITH THECONSTRUCTION DOCUMENTS, THE CONTRACTOR SHALLCLARIFY THE QUESTIONS W/ THE DESIGNER BEFOREPROCEEDING. NO SUBSTITUTIONS SHALL BE MADE W/OTHE DESIGNERS AND OR OWNERS APPROVAL.16. TOTAL THICKNESS OF NEW WALLS SHALLMATCHTHAT OF ADJACENT WALLS.17. THE CONTRACTOR SHALL DO ALL CUTTING, FITTING,OR PATCHING OF WORK THAT MAY BE REQUIRED TOMAKE ITS PARTS FIT TOGETHER PROPERLY AND SHALLNOT ENDANGER ANY OTHER WORK BY CUTTING,EXCAVATION, OR OTHERWISE ALTERING THE TOTALWORK OR ANY PART OF IT. ALL PATCHING REPAIRING,AND REPLACING OF MATERIALS AND SURFACES, CUTOR DAMAGE IN EXECUTION OF WORK, SHALL BE DONEW/ APPLICABLE MATERIALS SO THAT SURFACESREPLACED WILL, UPON COMPLETION, MATCHSURROUNDING SIMILAR SURFACES.18. ALL WORK SHALL BE SCHEDULED AND PERFORMEDSO AS NOT TO DISTURB ANY OTHER TENANTS IN THEBUILDING. ANY WORK THAT WILL DISTURB ANOTHERTENANT, ABOVE OR BELOW, OR IN THE FLOOR , SHALLBE PERFORMED MOST EXPEDITIOUSLY AND THEDISTURBED TENANT SHALL HAVE FULL USE OF THEPREMISE.19. ALL TRADES SHALL FURNISH ALL LABOR,EQUIPMENT, MATERIALS, AND PERFORM ALLNECESSARY, INDICATED, REASONABLY INFERRED ORREQUIRED BY ANY CODE W/ JURISDICTION TOCOMPLETE THEIR SCOPE OF WORK FOR A COMPLETEAND PROPER FINISHED JOB. ANY CUSTOMARY ANDNECESSARY ITEMS WHICH ARE REASONABLY IMPLIEDAND REQUIRED TO COMPLETE PROPERLY THE WORKOUTLINED SHALL BE FURNISHED, EVEN IF NOTSPECIFICALLY SHOWN ON THE DRAWINGS ORMENTIONED IN THE SPECIFICATION.20. CONTRACTOR IS RESPONSIBLE FOR ALLCONSTRUCTION CLEAN-UP, DURING AND FINAL.21. THE AMERICANS WITH DISABILITIES ART (ADA) ISSUBJECT TO VARIOUS AND POSSIBLY CONTRADICTORYINTERPRETATIONS. THESE PLANS AND ANYACCOMPANYING SPECIFICATIONS ("PLANS") REPRESENTTHE DESIGNER'S OPINION REGARDING ITSINTERPRETATION OF THE ADA AS IT APPLIES TO THESUBJECT PROJECT. IT IS NOT IN ANY WAY A WARRANTYOR GUARANTEE THAT SAID PLANS COMPLY WITH ANYOR ALL POSSIBLE INTERPRETATIONS OF THE ADA BYOTHERS. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 General Notes See DetailsGN Cal Green See DetailsCG-TIM RADUENZ - FORM+ONE4843 SILVER SPRINGS DRIVEPARK CITY, UT 8409810/31/22SWA1.0NAME4.0/4.1A2.0A2.0, #1A2.0, #2A2.0, #3A2.0, #4A2.0, #5ME2.0, #36ME2.0, #37ME2.0, #20 /NAA2.0, #31A2.0, #6A2.0, #7A2.0 / A2.2ME2.0, #38ME2.0, #39ME2.0, #41ME2.0, #42A2.0, #24A2.0 / NOTE #37NA, MAIN HOUSEHAS IT COMP.ME2.0, #47T1.0, #2T1.0, 33A2.0, #23 + #26ME2.0, #48A2.0, CG #4A2.0, #20A2.0, #21ME2.0, #17ME2.0, #51ME2.0, #52T1.0,#41235 CABRILLOME2.0, #50A2.0, CG #7A2.0, CG #1A2.0, CG #6A2.0, CG #2A2.0, CG #3A2.0, CG #5GREEN BUILDING MEASURE1. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER ANDINSTALLED AT THE TIME OF FINAL INSPECTION. 2019 CGC §4.304.12. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION AND DEMOLITION WASTER GENERATED AT THE SITE WILLBE DIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME AND 2019 CGC§4.4083. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2019 CGC§4.410.14. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TOTHE BUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2019 CODE REQUIREMENT. 2019 CGC§703.15. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THEHEATING, COOLING & VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTSOPENINGS WILL BE COVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCINGAGENCY TO REDUCE THE AMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES FROM CENTERLINE OF W.C.) AND 24" CLEARANCE INFRONT OF THE W.C. PER CPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OF ENCOMPASSING A 30" CIRCLE. SEE PLANS PERCPC 408.63. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THE WASHER & DISHWASHER, ETC., PERCPC5.NA6. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THE BUILDING AND SHALL BE EQUIPPEDWITH A DRAFT DAMPER AND SHALL BE RIGID METAL DUCT WITH SMOOTH INTERIOR SURFACES PER CMC SECT.504.CAL GREEN SITE DEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT A PLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE IS SUFFICIENT.2019 CGC 4.106.22. PLANS SHALL INDICIATE HOW GRADING + PAVING WILL PREVENT SURFACE WATER FLOWSFROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THE DRAINAGEPATH. 2019 CGC 4.106.3GENERAL NOTES Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 See DetailsSWBMP'S & Pollution Prevention 10'-5"6"3 1/2"14'-0"3 1/2"12'-0"6" 38'-0"14'-0"3 1/2"6"5'-0"5"5'-0"3 1/2"15'-0"6"41'-0"10'-5" 6"3 1/2" 14'-0" 3 1/2" 12'-0" 38'-0" 6" 8'-6 1/2"8'-0"41'-0"14'-9 1/2"6'-0"19'-8 1/2"7'-0"6"C. 1,512 SQ.FT.(N) DORMERS, (N) SQ. FT. @(E) FLOOR SPACEE. 68SQ.FT.22'-0"21'-8"43'-4"17'-11"5'-7"14'-6"41'-0"20'-0"6"20'-2 1/2"3 1/2"14'-6"23'-6"27'-0"LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS19'-0"5'-0"5'-0"5'-0"21'-0"21'-2"3'-6"8'-0" 21'-2" 5'-4"14'-6"5'-4"6'-6"A. 1,257SQ.FT.B. 113SQ.FT.GR. 514SQ.FT.J-ADU. 418SQ.FT.Floor Area Calc.See DetailsFAR Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23002Response to City Comments 3/16/23 003 Response to City Comments 4/27/23004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010FARScale: 3/16 = 1'-0"11ST FLOOR FARLOCATIONAREAFARSQ. FT.:COMPLETE FARAB1,257-REMARKS:TOTAL:LOT SIZE: 6,000 SQ. FT.DETAILSAPN = 026-171-350GARAGESUB-TOTAL:3,283EXISTING COVERED PORCHEXISTING HOME LOT COVERAGESQ. FT.:3,2832,3032ND FLR 1ST FLRC1,512-EXISTING HOME GR514EXISTING GARAGE514FARScale: 3/16 = 1'-0"22ND FLOOR FAR1,257113MAX ALLOWABLE FAR=FAR = LOT SIZE X 32% + 900 = LIVEABLE SQ. FT. 6,000 SQ FT. X 32% + 900 = 2,820 SQ. FT.MAX ALLOWABLE LOT COVERAGE = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE 6,000 SQ FT. X 40% = 2,400 SQ FT.EXISTING HOME/(N) JADU J-ADU418418(E) LOT COVERAGE INCLUDES J-ADU3 (E) 6" CURBCABRILLO AVE.LOT LINE 50'-0"LOT LINE 50'-0"LOT LINE 120'-0" LOT LINE 120'-0" 20'-0"(E) DRIVEWAY(CONC.)(E) GARAGE(E) 2-STORYRESIDENCE4'-0"15'-0"(E) COVERED PORCH(PROTECT)(E) LANDSCAPE(PROTECT)(E) SIDEWALK(PROTECT)30'-0"70'-0" 15'-0"27'-0"43'-0"4'-0"34'-11"5'-0"4'-0" SIDE SETBACK 4'-0" SIDE SETBACK 15'-0" REAR SETBACK(E) GAS METER(PROTECT)8'-0" 38'-0"27'-0"(E) CYPRESSTREESPROTECT(E) CAMPOR OAK TREEPROTECT(E) ELECT.METERPROTECT(E) LANDSCAPE(PROTECT)OUTLINE OF SECOND FLOOR(N) J-ADU ENTRYTO SIDE YARD, (N)CONC. PADLANDING(N) J-ADUWITHIN (E)1ST FLR. OFHOME(N) 2ND FLOORDECK ABOVE (E)GARAGE Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23002Response to City Comments 3/16/23003Response to City Comments 4/27/23004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Site Plan See DetailsA1.0A1.0Scale: 1/16 = 1'-0"1PROPOSED SITE PLANGENERAL NOTES & SCOPE1. PROTECT ALL EXISTING LANDSCAPING AND TREES DURING CONSTRUCTION,CONSULT ARBORIST AS REQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREEMAY BE REMOVED WITHOUT A PROTECTED TREE PERMIT FROM THE PARKSDIVISION (558-7330) NO TREES ARE TO BE REMOVED FOR THIS PROJECT.3. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIRED SINCELANDSCAPE WILL NOT BE REHABILITATED AS NOTED ON PLANS.4. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORMWATER DRAINAGE DURING CONSTRUCTION. CGC 4.106.2 & CGC 4.106.35. ALL SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPING AREAS.6. EXISTING CITY STREET TREES MAY NOT BE, CUT, TRIMMED, OR REMOVEDWITHOUT PERMIT FROM PARKS DIVISION.7. ALL (E) LANDSCAPE TO REMAIN AND BE PROTECTED.CAL GREEN SITE DEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT A PLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE IS SUFFICIENT.2019 CGC 4.106.22. PLANS SHALL INDICIATE HOW GRADING + PAVING WILL PREVENT SURFACE WATER FLOWSFROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THE DRAINAGEPATH. 2019 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANT SECTIONS2019 CGC 4.106.4PUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1) REPLACE ALLCURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALL EXISTING SANITARYSEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL, (3) ALL WATER LINECONNECTIONS TO CITY WATER MAINS FOR SERVICES OF FIRE LINE ARE TO BE INSTALLED PER=CITY STANDARD PROCEDURES AND SPECIFICATION. (4) AND OTHER UNDERGROUND UTILITYWORKS WITHIN CITY'S RIGHT-OF WAY.2. ALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINEPROTECTION ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND MATERIALSPECIFICATIONS. CONTACT THE CITY WATER DEPARTMENT FOR CONNECTION FEES. IFREQUIRED, ALL FIRE SERVICES AND SERVICES 2" AND OVER WILL BE INSTALLED BY BUILDER.ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE SUBMITTED AS SEPARATEUNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL.STORMWATER CHECKLIST NOTES1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USE RAINWATER FORIRRIGATION OR OTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTO VEGETATED AREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTS ONTO VEGETATEDAREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLE SURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASED DETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, AND MINIMIZECHANGES TO THE NATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OR EQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSE SPECIESAPPROPRIATE TO THE SITE. INCLUDE PLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT,DROUGHT-TOLERANT, AND/OR ATTRACT BENEFICIAL INSECTS. (C) MINIMIZE USE OF PESTICIDESAND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPE OR SANITARYSEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTIL PERMANENTEROSION CONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS, EASEMENTS,SETBACKS, SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREES TO BE PROTECTED ANDRETAINED, DRAINAGE COURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THE FOLLOWING: (A)CONSTRUCTION, OPERATION AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS,INCLUDE INSPECTION FREQUENCY; (B) METHODS AND SCHEDULE FOR GRADING, EXCAVATION,FILLING, CLEARING OF VEGETATION , AND STORAGE AND DISPOSAL OF EXCAVATED ORCLEARED MATERIAL, (C) SPECIFICATIONS FOR VEGETATIVE COVER & MULCH, INCLUDEMETHODS AND SCHEDULES FOR PLANTING AND FERTILIZATION (D) PROVISIONS FORTEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHEN DEWATERING ANDOBTAIN ALL NECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS (E.G.BERMS, SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS OR TRAPS, EARTHENDIKES OR BERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTE MATS, COVERSFOR SOIL STOCK PILES, ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STE RUNOFF AROUND THESITE (E.G SWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTIONIMPACTS USING VEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS,DIKES,MULCHING OR OTHER MEASURES AS APPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN A DESIGNATED AREAWHERE WASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERLY TOPREVENT CONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALLEMPLOYEES/SUBCONTRACTORS RE: CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS, INCLUDINGPAVEMENT CUTTINGWASTES,PAINTS,CONCRETE, PETROLEUMPRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS, RINSE WATER FROM ARCHITECTURALCOPPER, AND NON-STORMWATER DISCHARGES TO STORM DRAINS AND WATERCOURSES.A1.0Scale: N/A2EXISTING PROTECTED TREES2 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Partial Survey See DetailsA1.1 (E)SHOWER(E)(E)WASHERDRYER(E)(E)(E) O.H. DR(E)(E)(E) GARAGE(E) CONCRETE(NO WORK)(PROTECT)22'-0"21'-8"43'-4" 17'-11"5'-7"14'-6"41'-0"20'-0"6"20'-2 1/2"3 1/2"14'-6"23'-6"27'-0"(E)LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS(E)(E)(E)(E)(E) LIVING(E) CARPET(NO WORK)(PROTECT)(E) FAMILY / DINING(E) WOOD(E) KITCHEN(E) WOOD(NO WORK)(PROTECT)(NO WORK)(PROTECT)(E) BREAKFAST(E) WOOD(E) PORCH(E) BRICK(NO WORK)(PROTECT)19'-0"5'-0"5'-0"5'-0"(E)UP(E) L HALL(E) CARPET(NO WORK)(PROTECT)(N) JADU(E) CARPET(PROTECT)(E) BATH 1/JADU(E) TILE(NO WORK)(PROTECT)(E)A3.11A3.02A3.32A3.22(NO WORK)(PROTECT)(R)(E)(E)(E)(E)(E)(E)(E)21'-0"21'-2"A4.01A4.01(R) WINDOW TO MATCHFRONT FACADE STYLE24" U/CREF.MICRO.GFCIGFCIGFCI(N) 5/0100EGRESS/TEMP.(N) JADU HAS COUNTER/STORAGE SPACE, MICROWAVE,REFRIGERATOR, SINK(N) CONC. 3'-6"8'-0"(N) JADU HAS EXTERIORACCESS AT GRADE W/(N) PATIO CONC.AREA OF WORK - JADU CONVERSION(E) DRIVEWAY(E) CONCRETE(NO WORK)R.O.: 15'-10" X 6'-10"R.O.: 3'-3" X 7'-2"R.O.: 5'-10" X 4'-8"R.O.: 3'-0"X 6'-10"R.O.: 7'-6" X 4'-6"R.O.: 3'-0" X 6'-10"R.O.: 6'-0" X 3'-6"R.O.: 6'-0" X 5'-0"R.O.: 5'-0" X 6'-8"R.O.: 4'-0"X 2'-0"R.O.: 3'-0"X 6'-10"R.O.: 5'-10"X 4'-8"R.O.: 6'-8"X 3'-0"21'-2" 5'-4"14'-6"(N)(N) CLOSET SYSTEM(N) CLT(N) CARPET5'-4"A5.076'-6"Existing First Floor Plan See DetailsA2.0RELATED CODE REQUIREMENTS: (EGRESS + WINDOWS + DRS.)1. EGRESS WINDOWS SHALL HAVE A MIN. NET CLEAR OPERABLE AREA OF 5.7SQUARE FEET.2. THE MINIMUM NET CLEAR WIDTH DIMENSION SHALL BE 20"3. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24"4. MAX. U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS 2019 CEC 150.0 (Q)5. MAX. TOTAL AREA, 20%, NO MAXIMUM FOR WEST FACING AREA TABLE 150.1-A, & B6. FENESTRATION MAX. U-FACTOR 0.30. NO SHGC REQUIREMENT TABLE 150.1-A, & B7. DOOR MAX. U-FACTOR: 0.20 TABLE 150.1A, & B2019 CODE REQUIREMENTS: (PLUMBING)1. REQUIRES NON-COMPLIANT PLUMBING FIXTURES TO BE REPLACED BYWATER-CONSERVING PLUMBING FIXTURES WHEN A PROPERTY IS UNDERGOINGALTERATIONS OR IMPROVEMENTS. THIS LAW APPLIES TO ALL RESIDENTIAL ANDCOMMERCIAL PROPERTY BUILT PRIOR TO JANUARY 1, 1994. DETAILS CAN BEFOUND ATHTTP://LEGINFO.CA.GOV/PUB/09-10/BILL/SEN/SB0401-0450/SB407 BILL 20091011CHAPTERED.HTML.2. PER CALIFORNIA CIVIL CODE ARTICLE 1101.4 AND CAL GREEN SECTION 301.1,FORALL BUILDING ALTERATIONS OR IMPROVEMENTS TO A SINGLE FAMILY RESIDENTIALPROPERTY, EXISTING PLUMBING FIXTURES IN THE ENTIRE HOUSE THAT DO NOTMEET COMPLIANT FLOW RATES WILL NEED TO BE UPGRADED. WATER CLOSETSWITH A FLOW RATE EXCESS OF 1.6 GPF WILL NEED TO BE REPLACED WITH W.C. W/A MAX. FLOW RATE OF 1.28 GPF. SHOWER HEADS W/ A FLOW RATE GREATER THAN2.5 GPM WILL NEED TO BE REPLACED W/ A MAX. 1.8 GPM SHOWER HEAD. LAVATORY& KITCHEN FAUCETS W/ A FLOW RATE GREATER THAN 1.8 GPM WILL NEED TO BEREPLACED W/ A FAUCET W/ MAX. FLOW RATE OF 1.5 GPM (OR 1.8 GPM FOR KITCHENFAUCETS)RELATED CODE REQUIREMENTS: (BATHS) (CONT.):PLUMBING:- SHOWER MUST BE PROVIDED W/ TEMPERATURE CONTROL (ANIT-SCALD) TYPEVALVE. TOILETS MUST HAVE A MIN. CLEAR SPACE OF 30" WIDE, & 24" CLEAR SPACEIN FRONT. IF NEW, TOILETS MUST BE WATER CONSERVING 1.28 GALLON. SHOWERDOORS SHALL OPEN OUTWARD AND SHALL BE A MIN. 22" WIDE, THE SHOWERHEADCANNOT DISCHARGE DIRECTLY AT ENTRANCE. ALL SHOWER COMPARTMENTS,REGARDLESS OF SHAPE,MUST BE CAPABLE OF ENCOMPASSING A 30" CIRCLE. JOB-FORMED SHOWER PANLINER MUST SLOPE 14" PER FOOT TO WEEP HOLES IN DRAIN, AND BE INSPECTEDUNDER TEST PRIOR TO COVERING.RELATED CODE REQUIREMENTS: (BATHS) (CONT.):BUILDING:- SHOWER WALL SHALL BE FINISHED TO A HEIGHT 72" ABOVE THE DRAIN INLETWITH MATERIAL THAT IS NOT AFFECTED BY MOISTURE. GREEN BD. CANNOT BEUSED AS A BACKER FOR MASTIC TILE WHERE IT WILL BE EXPOSED TO SPLASHINGWATER AND IS NOT ALLOWED ON CEILINGS.CEMENT BOARD WITH A MOISTURE BARRIER AND CORROSION-RESISTANTFASTENERS IS AN APPROPRIATE BACKING MATERIAL IN WET LOCATIONS. MIN.CEILING HEIGHT FOR ALL BATHROOMS IS 7'-0". SAFETY GLAZING ISREQUIRED FOR WINDOWS IN TUB OR SHOWER LOCATIONS WHERE THE BOTTOMEDGE OF GLASS IS LESS THAN 5'-0" ABOVE THE DRAIN. AS PART OF REMODELSMOKE DETECTORS WILL BE REQUIRED IN ALL BEDROOMS, ADJOINING HALL, ANDAT EACH LEVEL PER THE BUILDING CODE.RELATED CODE REQUIREMENTS: (BATHS)(CONT.)ELECTRICAL:- IT IS REQUIRED TO HAVE AT LEAST ONE RECEPTACLE WITHIN 3-FEET OF THEOUTSIDE EDGE OF EACH BASIN, THIS RECEPTACLE AND ANY OTHERS LOCATEDWITHIN THE BATHROOM MUST BE GFCI PROTECTED.- A SEPARATE 20-AMP CIRCUIT IS REQUIRED TO SUPPLY BATHROOM OUTLETSONLY, OR A SINGLE BATHROOM.- LIGHTING WILL BE REQUIRED TO BE HIGH EFFICACY OR CONTROLLED BY AMANUAL ON OCCUPANTSENSOR SWITCH. (TYPICALLY HIGH EFFICACY LIGHT FIXTURES ARE PIN BASEFLUORESCENT WITH ELECTRONIC BALLAST.MECHANICAL:- A FAN CONNECTED TO THE OUTSIDE CAN BE PROVIDED, FAN EXHAUST SHOULDBE 3-FEET FROM BUILDING OPENINGS AND PROPERTY LINES. BE INSPECTED UNDER TEST PRIOR TO COVERING.GENERAL NOTES:1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES FROM CENTERLINE OF W.C.)AND 24" CLEARANCE IN FRONT OF THE W.C. PER CPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OF ENCOMPASSING A30" CIRCLE. SEE PLANS PER CPC 408.63. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THEWASHER & DISHWASHER, ETC., PER CPC5.WATER CLOSETS SHALL BE AN ULTRA LOW FLUSH TYPE W/ 1.28 GALLONS MAX.PER FLUSH, PER CPC & GCG 4.303.1.16. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THEBUILDING AND SHALL BE EQUIPPED WITH A DRAFT DAMPER AND SHALL BE RIGIDMETAL DUCT WITH SMOOTH INTERIOR SURFACES PER CMC SECT. 504.7. VERIFY ALL FINISH FLOOR CALL-OUTS W/ OWNERS, TYP.8. SUB- PANEL ELECT., VERIFY LOCATION W/ OWNER.9. ALL SHOWER HEADS TO HAVE 1.8 GPM @ 60 PSA FLOW MAX. PER 2019 CPCSECT. 408.2 & (CGC 4.303.1.2)10. ALL SHOWER WALLS TO BE WATERPROOF TO 72" ABOVE DRAIN INLET, WALLFINISHES TO BE OF SMOOTH HARD NONABSORBENT SURFACE, PER CRC R307.2(CEMENT BASED)11. NA12. ALL LAVATORY FAUCETS TO HAVE 1.2 GPM, + KITCHEN FAUCETS TO HAVE 1.8GPM FLOW MAX. PER 2019 CPC SECT. 403.7, & 403.6 (CGC 4.303.1.4.4)13. WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVE QUICK-ACTINGVALVES (I.E.) DISHWASHERS HOT WATER LINE AND THE HOT/COLD LINES OF THECLOTHES WASHER) 2019 CPC 609.10.14. CONTROL VALVE FOR SHOWER OR TUB/SHOWER SHALL BE OF THE PRESSUREBALANCE OR THERMOSTATIC MIXING VALVE TYPE, PER CPC 420.0.15. THRESHOLD FOR IN-SWING DOORS SHALL BE 7.75" MAX. AND 7" MAX. FOROUTSWING DOORS.16. (E) GAS METER LOCATION, PG&E, TYPICAL 36" FROM OPERABLE WINDOWS.17. (E) ELECTRICAL METER LOCATION TO BE MOVED PER PLANS.18. MAX. DROP FROM TOP OF THRESHOLD TO THE EXT. LANDING AT ALL SLIDINGAND IN-SWINGING DOORS SHALL BE LIMITED TO 7.75", AND NOT MORE THAN 1.5"LOWER THAN THRESHOLD FOR OUTSWING DRS. PER 2019 CRC R311.319. (N) STAIRS TO HAVE MAX. RISER HEIGHT OF 7.75" AND A MIN. TREAD DEPTHOF 10" PER CRC R311.7.4.20. A CAPILLARY BREAK WILL BE INSTALLED IF A SLAB ON GRADE FOUNDATIONSYSTEM IS USED. THE USE OF A 4" THICK BASE OF 1/2" OR LARGER CLEANAGGREGATE UNDER A 6 MIL VAPOR RETARDER WITH JOINT LAPPED NOT LESSTHAN 6" WILL BE PROVIDED UNLESS AND ENGINEERED DESIGN HAS BEENSUBMITTED AND APPROVED BY THE BUILDING DIVISION . 2019 CGC §4.505.2 ANDCALIFORNIA RESIDENTIAL CODE (CRC) §R5O6.2.321. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE WILL NOT BEINSTALLED. WALL AND FLOOR FRAMING WILL NOT BE ENCLOSED WHEN THEFRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. MOISTURE CONTENT WILLBE VERIFIED PRIOR TO FINISH MATERIAL BEING APPLIED. 2019 CGC §4.505.3GENERAL NOTES: (cont.)22. FITTINGS (FAUCETS AND SHOWER HEADS) HAVE ALL REQUIREDSTANDARDS LISTED ON PLANS AND ARE IN ACCORDANCE TO CGC 4.303.1.3AND CGC 403.1.423. ANY GAS FIREPLACE SHALL BE DIRECT-VENT SEALED-COMBUSTIBLE TYPE.2019 CGC 4.503.124. PROVIDE 36 INCH MIN. DEEP LANDING OUTSIDE ALL EXTERIOR DOORS(NOT MORE THAN 7.75 INCHES LOWER THAN THE THRESHOLD FORIN-SWINGING DOORS AND SLIDING DOORS, AND NOT MORE THAN 1.5 INCHESLOWER THAN THE THRESHOLD FOR OUT-SWINGING DOORS) 2019 CRC R311.325. WALLS WITH 2 X 6 AND LARGER FRAMING REQUIRE R-19 INSULATION150.0(C)226 CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT OF WAY ARE LIMITED TOTHE WEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00 A.M AND 5:00 P.M.A2.0Scale: 1/4 = 1'-0"1EXISTING 1ST FLOOR FLOOR PLAN Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23002Response to City Comments 3/16/23003Response to City Comments 4/27/23004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010MIN. WORK - CONVERSION OF BEDROOM/BATH TO J-ADU33 (E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)10'-5"6"3 1/2"14'-0"3 1/2"12'-0"6"38'-0"14'-0"3 1/2"6"5'-0"5"5'-0"3 1/2"15'-0"6"41'-0"10'-5" 6"3 1/2" 14'-0" 3 1/2" 12'-0" 38'-0" 6"(E)41'-0"(E) ATTIC STORAGE-1(E) WD(NO WORK)(PROTECT)(E) BED 2(E) CARPET(NO WORK)(PROTECT)(E) BED 3(E) CARPET(NO WORK)(PROTECT)(E) BED 4(E) CARPET(NO WORK)(PROTECT)(E) BED 5(E) CARPET(NO WORK)(PROTECT)(E) U HALL(E) CARPET(NO WORK)(PROTECT)OPEN BELOW(E) BATH 2(E) BATH 3(E) TILE(NO WORK)(PROTECT)(E) TILE(NO WORK)(PROTECT)A3.11A3.01A3.31A3.21DNLEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLSA4.01A4.01(E) DECK(E) WD(E) DECK(E) WD(E)(E)(E) ATTIC STORAGE-2(E) WD(PROTECT)(N) AREA OF OPENINGSFOR WINDOWS @ DORMERS,TYP.(N) AREA FOR DECKAREA 2ND FLOOR, MAX.70 SQ. FT.(E) STORAGE AREAS: HADSLOPED ROOF, THIS AREA WASALWAYS INCLUDED IN FARCALCULATION(E) DECKS TO BE REMOVEDFOR (N) FRONT DECK AREA,TYPICAL(E)(E)(E)(E)(E)(E)(E)10'-5"6"3 1/2"14'-0"3 1/2"12'-0"6" 38'-0"14'-0"3 1/2"6"5'-0"5"5'-0"3 1/2"15'-0"6"41'-0"10'-5" 6"3 1/2" 14'-0" 3 1/2" 12'-0" 38'-0" 6"(E)(E) BED 2(E) CARPET(NO WORK)(PROTECT)(E) BED 4(E) CARPET(NO WORK)(PROTECT)(E) BED 5(E) CARPET(NO WORK)(PROTECT)(E) U HALL(E) CARPET(NO WORK)(PROTECT)(E) BATH 2(E) BATH 3(E) TILE(NO WORK)(PROTECT)(E) TILE(NO WORK)(PROTECT)(R)(R)A3.11A3.02A3.32A3.22DN(N)2/10(N) 5/0(N) 2/68'-6 1/2"8'-0"(N) 2/6(N) DECK(N) WDOPEN41'-0"14'-9 1/2"6'-0"19'-8 1/2"2062072082092112127'-0"6"A4.02A4.02(N) DRAIN TO (E)SYSTEM(N) PLANTINGS FORNEIGHBOR/OWNER PRIVACY(E)(R)(R)(R)EGRESSTEMP.FIXED70 SQ. FT. MAX.(R)(E) BED 3(E) CARPET(NO WORK)(PROTECT)LEDLEDLEDLED(N) OFFICE 1(N) WD(N) OFFICE 2(N) WDLEDLEDLEDLEDR.O.: 2'-10" X 7'-0"R.O.: 2'-6" X 3'-6" R.O.: 2'-6" X 3'-6" R.O.: 5'-0" X 4'-6"R.O.: 2'-10"X 4'-6"R.O.: 1'-8" X4'-6"R.O.: 2'-10"X 4'-6"R.O.: 1'-8" X4'-6"R.O.: 4'-0" X2'-0"R.O.: 4'-0" X2'-0"(E)R.O.: 6'-0"X 4'-0"R.O.: 6'-0"X 4'-0"(E) DOOR (N) LOCATION4'-5"2'-7"1'-7 1/2"18'-7"(N) DORMER TO BE BUILTWITHIN DAYLIGHT PLANEAs Built / Demo + Proposed Floor Plan See DetailsA2.1A2.1Scale: 1/4 = 1'-0"2PROPOSED 2ND FLOOR PLAN Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23002Response to City Comments 3/16/23003Response to City Comments 4/27/23004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010A2.1Scale: 1/4 = 1'-0"1EXISTING/ DEMO 2ND FLOOR PLAN2222333 NOTES:1. (EXISTING) (OGEE) G.S.M. GUTTERS, & (3" GSM)DOWNSPOUTS (MATCH EXISTING AS REQUIRED),LINE ALL VALLEYS WITH GSM, AT LEAST 20" WIDEWITH WITH 1/4" EDGE TURNED OVER ANDFASTENED WITH CLEATS. LAP JOINTS AT LEAST 4",BUT DO NOT SOLDER.2. N/A3. WHEN INSULATION IS INSTALLED IN ENCLOSEDRAFTER SPACES WHERE CEILINGS ARE APPLIEDDIRECT TO THE UNDERSIDE OF ROOF RAFTERS, AMINIMUM AIR SPACE OF 1 INCH MUST BE PROVIDED,INSULATION BAFFLE NEEDED.4. FLASHINGS AND COUNTER FLASHINGS SHALLNOT BE LESS THAN 0.016-INCH (28-GAGE)CORROSION RESISTANT METAL, AND VALLEYFLASHING5. AT THE JUNCTURE OF THE ROOF & VERTICALSURFACES, FLASHING & COUNTERFLASHINGSSHALL NOT BE LESS THAN 0.019-INCH (26 GAUGE)6. NA7. TERMINATION OF ALL ENVIRONMENTAL AIRDUCTS SHALL BE A MIN. OF 3'-0" FROM PROPERTYLINES OR ANY OPENING INTO THE BUILDING (I.E.DRYERS, BATH& UTILITY FANS, ETC., MUST BE 3'-0"AWAY FROM DOORS, WINDOWS, OPENINGSKYLIGHTS OR ATTIC VENTS, PER CODE8. N/A9. N/A10. ATTIC VENTILATION AT CALIFORNIA FRAMING TORECEIVE LOW PROFILE VENTS OR OPENING IN THEROOF SHEATHING BELOW11. (AS REQUIRED) ALL TRUSS/RAFTER BLOCKINGTO RECEIVE 2" DIA HOLES IN EVERY BLOCKTYPICAL FOR EVEN DISTRIBUTION OF AIR FLOW.12. ATTIC IS GETTING NEW INSULATION,VERIFY (E)FANS/VENTS TO WHAT IS REQUIRED ER CURRENTCODE.JAD U h as c ou n te r /s t or ag e s pa ce , m ic r owa v e, re f r ig er a to r , s in k (E) RIDGE(E) VALLEY(N) SLOPE 12 1.5 (E) SLOPE 12 1.5 (N) SLOPE 12 (E) SLOPE126.5(E) SLOPE126.5(E) ASPHALT ROOF(E) CLASS A: FIRE RATED(E) PROTECT(E) ASPHALT ROOF(E) CLASS A: FIRE RATED(E) PROTECT(N) ASPHALT ROOF(N) CLASS A: FIRE RATEDTO MATCH (E)(N) G.S.M. GUTTER (PROTECT)(N) G.S.M. GUTTER (PROTECT)(N) G.S.M. GUTTER (PROTECT)(E ) V A L L E Y(E) RIDGE(E) BRICK CHIMNEY(E) BRICK CHIMNEYD.S.(E) D.S.(E) D.S.(N) VALLEY(N) VALLEY(N) VALLEY(N) VALLEY(N) RIDGE (N) RIDGE (N) DECK(E) DECK(E) DECK1.5 (E) SLOPE 126.5(N) SLOPE126.5(N) SLOPE126.5(N) SLOPE126.5(N) SLOPE126.5D.S.D.S.(N) SKYLIGHT IN (E) LOCATION, V.I.F.Proposed Roof Plan See DetailsA2.2 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23002Response to City Comments 3/16/23 003 Response to City Comments 4/27/23004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010A2.2Scale: 1/4 = 1'-0"1PROPOSED ROOF PLAN (E) 6' REDWOOD FENCEGOOD NEIGHBOR DESIGN(E) ASPHALT SHINGLES(E) WOOD BRACKETS(E) WOOD SIDING(E) WOOD EXPOSED RAFTERSYSTEM(E) BRICK VENEER(E)(E)(E) WOOD CLAD (ALUM.)WINDOWS + DOORS(E) SKYLIGHTS(E)(E)(E) WOOD SIDING (PAINT)(E) STUCCO(E)(E) LOT LINE SIDE SETABCK (E) LOT LINE 50'-0"4'-0"12'-0" 30'-0" 8'-1"MAIN FLR F.F. (98.37')2'-1"8'-1" 12'-0" SIDE SETABCK 4'-0"TOP PLATE (106.45')2ND FL. SUBFL. (107.28')10"TOP PLATE (115.36)4'-5" 6'-10"30' HEIGHT LIMIT (124.91')RIDGE HEIGHT (119.78')45°45°LEFT DHE (96.17')GRADE (96.29)HEADER (113.28)5'-1 1/2"RIGHT DHE (96.35')7'-6" 7'-6" 1 1/2"A.T.O.C. (94.91')1'-3" 23'-6"1'-4 1/2" 24'-10 1/2" (E) LOT LINE SIDE SETABCK (E) LOT LINE (E) 6' REDWOOD FENCEGOOD NEIGHBOR DESIGN50'-0"4'-0"12'-0" 30'-0" 8'-1"MAIN FLR F.F. (98.37')2'-1"8'-1" 12'-0" SIDE SETABCK 4'-0"(N) ASPHALT SHINGLESTO MATCH (E)(REFINISH)(E) WOOD SIDING(E) WOOD EXPOSED RAFTERSYSTEM1. NUMBERS + ADDRESSES SHALL BE PLACED ON ALL NEW+ EXISTING BUILDINGS IN SUCH A POSITION AS TO BE PLAINLYVISIBLE + LEGIBLE FRONT THE STREET OR ROAD FRONTINGTHE PROPERTY. SAID NUMBERS SHALL CONTRAST W. THEIRBACKGROUND, SHALL BE A MINIMUM OF ONE-HALF INCHSTROKE BY FOUR INCHES HIGH, AND SHALL BE EITHERINTERNALLY OR EXTERNALLY ILLUMINATED IN ALL NEWCONSTRUCTION, ALTERATIONS OR REPAIR OF EXISTINGCONSTRUCTION. THE POWER OF SUCH ILLUMINATION SHALLNOT BE NORMALLY SWITCHABLE. CITY OF BURLINGAMEMUNICAPAL CODE 18.08.010. CBC 2016 CBC 501.2ADDRESS NUMBERING POLICY:TOP PLATE (106.45')2ND FL. SUBFL. (107.28')10"TOP PLATE (115.36)(E) BRICK VENEER(R)4'-5"(N) DORMER(E) WOOD BRACKETS(REFINISH)(REFINISH)(E)6'-10"EXISTING HOME(N)(N)(N)(N)(N) WOOD SIDINGTO MATCH (E)30' HEIGHT LIMIT (124.91')RIDGE HEIGHT (119.78')45°45°LEFT DHE (96.17')GRADE (96.29)HEADER (113.28)5'-1 1/2"RIGHT DHE (96.35')(E)D.S.D.S.(N/R) WOOD CLAD(ALUM.) WINDOWS +DOORS + SDL(E) WOOD SIDING (PAINT)(N) DORMER DTLS., 1X6SHIPLAP W/ 6X6BRACKETS, SEEINSPIRATION PHOTO(E) STUCCO(E) WOOD SIDING (PAINT)(N) WD SIDING (PAINT)(N)(N) SKYLIGHT IN (E)LOCATION1 1/2"A.T.O.C. (94.91')1'-3" 23'-6" 7'-6" 7'-6" 1'-4 1/2" 24'-10 1/2" As Built + Proposed Elevations See DetailsA3.0A3.0Scale: 1/4 = 1'-0"1EXISTING FRONT ELEVATIONA3.0Scale: 1/4 = 1'-0"2PROPOSED FRONT ELEVATION Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23002Response to City Comments 3/16/23003Response to City Comments 4/27/23004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 A3.0Scale: N/A3INSPIRATION PHOTO333333 50'-0"4'-0"(E) ASPHALT SHINGLES(E) STUCCO(E)(REFINISH)(E)(E)(E)(E)(E)(E)(R)(R)D.S.(E/R) WOOD CLAD (ALUM.)WINDOWS + DOORS(E) LOT LINE SIDE SETABCK (E) LOT LINE 50'-0"4'-0"12'-0" 30'-0" 8'-1"MAIN FLR F.F. (98.37')6 3/4"8'-1" 12'-0" SIDE SETABCK 4'-0"TOP PLATE (106.45')2ND FL. SUBFL. (107.28')10"TOP PLATE (115.36)4'-5 1/4" 6'-10"30' HEIGHT LIMIT (124.91')RIDGE HEIGHT (119.78')45°45°LEFT DHE (96.35')GRADE (97.80)HEADER (113.28)5'-1 1/4"RIGHT DHE (96.17')7'-6" 1'-5 1/2"A.T.O.C. (94.91')1'-5 1/4"22'-0" 7'-6" 2'-10 3/4"24'-10 3/4" As Built Elevations See DetailsA3.1A3.1Scale: 1/4 = 1'-0"1EXISTING REAR ELEVATION Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23002Response to City Comments 3/16/23003Response to City Comments 4/27/23004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010NO WORK333 DRIVEWAYREAR YARD(E)(E) ASPHALT SHINGLES(E) STUCCO(REFINISH)(E) WOOD CLAD (ALUM.)WINDOWS + DOORS(E)(E)(E)D.S.30'-0" 8'-1"MAIN FLR F.F. (98.37')1'-2 1/4"8'-1"TOP PLATE (106.45')2ND FL. SUBFL. (107.28')10"TOP PLATE (115.36)4'-5"6'-10"30' HEIGHT LIMIT (124.91')RIDGE HEIGHT (119.78')GRADE (97.18)HEADER (113.28)5'-1 1/2"A.T.O.C. (94.91')2'-3 1/4"22'-7 1/4"24'-10 1/2"DRIVEWAYREAR YARD(R)(E)(E) ASPHALT SHINGLES(E) STUCCO(REFINISH)(E)DECK ON ROOFCUT-OUTD.S.(N) DORMER(R/N) WOOD CLAD(ALUM.) WINDOWS +DOORS30'-0" 8'-1"MAIN FLR F.F. (98.37')1'-2 1/4"8'-1"TOP PLATE (106.45')2ND FL. SUBFL. (107.28')10"TOP PLATE (115.36)4'-5"6'-10"30' HEIGHT LIMIT (124.91')RIDGE HEIGHT (119.78')GRADE (97.18)HEADER (113.28)5'-1 1/2"A.T.O.C. (94.91')2'-3 1/4"22'-7 1/4"(N)(N) JADU HAS EXTERIORACCESS AT GRADE W/(N) PATIO CONC.(N)24'-10 1/2" As Built + Proposed Elevations See DetailsA3.2A3.2Scale: 1/4 = 1'-0"1EXISTING RIGHT ELEVATIONA3.2Scale: 1/4 = 1'-0"2PROPOSED RIGHT ELEVATION Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23002Response to City Comments 3/16/23003Response to City Comments 4/27/23004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 333333 DRIVEWAYPORCH(E) ASPHALT SHINGLES(E) STUCCO(E)(REFINISH)(E)(E)(E) WOOD CLAD (ALUM.)WINDOWS + DOORSD.S.30'-0" 8'-1"MAIN FLR F.F. (98.37')2'-1"8'-1"TOP PLATE (106.45')2ND FL. SUBFL. (107.28')10"TOP PLATE (115.36)4'-5" 6'-10"30' HEIGHT LIMIT (124.91')RIDGE HEIGHT (119.78')GRADE (96.29)HEADER (113.28)5'-1 1/2"A.T.O.C. (94.91')1'-4 1/2"23'-6"24'-10 1/2"(E) DRIVEWAY(E) PORCH(E) ASPHALT SHINGLES(E) STUCCO(R)(REFINISH)(E)(E)DECK ON ROOFCUT-OUTD.S.1.512(N) DORMER(R/N) WOOD CLAD(ALUM.) WINDOWS +DOORS(E)(E)30'-0" 8'-1"MAIN FLR F.F. (98.37')2'-1"8'-1"TOP PLATE (106.45')2ND FL. SUBFL. (107.28')10"TOP PLATE (115.36)4'-5" 6'-10"30' HEIGHT LIMIT (124.91')RIDGE HEIGHT (119.78')GRADE (96.29)HEADER (113.28)5'-1 1/2"A.T.O.C. (94.91')1'-4 1/2"23'-6"24'-10 1/2" As Built + Proposed Elevations See DetailsA3.3A3.3Scale: 1/4 = 1'-0"1EXISTING LEFT ELEVATIONA3.3Scale: 1/4 = 1'-0"2PROPOSED LEFT ELEVATION Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23002Response to City Comments 3/16/23003Response to City Comments 4/27/23004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 333333 (E) PORCH(E) FAMILY/DINING(E) LIVING(E) CRAWLSPACE(E) BED-5(E) BED-3(E) ATTIC/STORAGE(E) CONC. SLAB(E) 5/8" GYP. BD, TYP.(E) FLOOR SYSTEM(E) FLOOR SYSTEM(E) 5/8" GYP. BD, TYP.(E) FIRE RATEDROOF SYSTEM30'-0" 8'-1"MAIN FLR F.F. (98.37')2'-1"8'-1"TOP PLATE (106.45')2ND FL. SUBFL. (107.28')10"TOP PLATE (115.36)4'-5" 6'-10"30' HEIGHT LIMIT (124.91')RIDGE HEIGHT (119.78')GRADE (96.29)HEADER (113.28)5'-1 1/2"A.T.O.C. (94.91')1'-4 1/2"23'-6" 24'-10 1/2"(E) PORCH(E) FAMILY/DINING(E) LIVING(E) CRAWLSPACE(E) BED-5(E) BED-3(N) OFFICE 1(E) CONC. SLAB(E) 5/8" GYP. BD, TYP.(E) FLOOR SYSTEM(E) FLOOR SYSTEM(E) 5/8" GYP. BD, TYP.(E) FIRE RATEDROOF SYSTEM(N) ASPHALTSHINGLES(N) DORMER(N) 58" GYP. BD.DECK ON ROOFCUT-OUT(E) OUTLINE OFROOF (SHOWING)THE SIMPLICITY OFTHE ADDITIONDECK ON ROOFCUT-OUT(E)30'-0" 8'-1"MAIN FLR F.F. (98.37')2'-1"8'-1"TOP PLATE (106.45')2ND FL. SUBFL. (107.28')10"TOP PLATE (115.36)4'-5" 6'-10"30' HEIGHT LIMIT (124.91')RIDGE HEIGHT (119.78')GRADE (96.29)HEADER (113.28)5'-1 1/2"A.T.O.C. (94.91')1'-4 1/2"23'-6" 24'-10 1/2" As Built + Proposed Sections See DetailsA4.0A4.0Scale: 1/4 = 1'-0"1EXISTING BUILDING SECTIONA4.0Scale: 1/4 = 1'-0"2PROPOSED BUILDING SECTION Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23002Response to City Comments 3/16/23003Response to City Comments 4/27/23004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010A4.0Scale: N/A3EXISTING ATTIC333333 MIN. R-13 (SOUND BATT) @ALL BATHROOMS/LAUNDRY5/8" TYPE X GYPSUM BD.TYPCIAL THROUGHOUT HOUSESMOOTH FINISH OR MATCH EXISTING CONDITION2x4 STUD WALL @16" O.C. S.S.D.STAGGER JOINTS EACH SIDE(LOAD BEARING ONLY)R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS,FOLLOW MORE STRINGENT VALUES.MIN. 2X6 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDENOTES:A. VISIT GRACECONSTRUCTION.COM FOR THE MOST CURRENT DETAILS, INSTALLATION VIDEO AND PRODUCT DATA SHEETSB. REMOVE RIPCORD® FROM GRACE VYCOR PLUS FOR EASE OF INSTALLATIONC. IF APPLICABLE, LEAVE RELEASE PAPER ON LOWER HALF OF SILL FLASHING UNTIL FUTURE TIE-IN WITH WEATHER RESISTIVE BARRIERD. FOR CONCRETE, MASONRY OR WHERE ADHESION IS MARGINAL, USE PERM-A-BARRIER® WB PRIMER TO PROMOTE VYCOR ADHESIONE. CHECK LOCAL BUILDING CODES FOR WEATHER RESISTIVE BARRIER REQUIREMENTS AND INSTALL GRACE VYCOR PLUS WITH WEATHER RESISTIVE BARRIER TO FORM WATER-SHEDDING LAPSF. INSTALL WINDOW PER MANUFACTURER'S RECOMMENDATION AND USE APPROPRIATE SEALANT FOR WINDOW AND WOOD BUCKG. DETAIL ALSO RELEVANT FOR GRACE VYCOR V40 AND VYCOR BUTYLEXTERIOR WALLSILL PLATE(SEE VCRDET-106 FOR OPTIONS)GRACEVYCOR PLUS123MECHANICALLY FASTEN AS NECESSARY IN CORNERSTHROUGH GRACE VYCOR PLUSWINDOW WITH NAILING FLANGE(SET IN SEALANT EXCEPT ALONGSILL FLANGE)GRACEVYCOR PLUSGRACE VYCORNER™ ORCORNER PATCH RECOMMENDED(SEE VCRDET-507 OR VCRDET-504 FOR OPTIONS)GRADE LINESTANDARD BRICKMOULD, TYP.STANDARDBRICKMOULD, TYP.SIDINGAS PERELEVATIONSREGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)REGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)SIDING FINISHSTUCCO, PAINTEDLARGE WD. SILL REDWOOD(PAINT)SIERRA PACIFIC ALUM.WINDOWS (CLAD) ORMARVING.S.M. WINDOW FLASHING(PAINTED TO MATCH TRIM)1.5" QUARTER RND.REDWOOD. (PAINT)DOUBLE PAPER @CORNER2x STUD WALLWIDTH VARIESSEE FLR. PLAN5/8" GYP BD. W/PLAST. VEN.WHERE NOTED.INSULATIONR-15 OR PER TITLE 24CORNER BEADDOUBLE PAPER @CORNERR-15 MIN., BATT INSULATIONOR PER TITLE 24APPLY A 3/8" CEMENTPLASTER SCRATCH COATO/ METAL LATH SYSTEM,ALLOW TO CURE FOR 48HRS. INSTALL A 3/8"BROWN LEVELING COAT,ALLOW TO CURE FOR AMIN. OF 25 DAYS. INSTALLA 4.5 OUNCE REINFORCINGMESH OVER THE ENTIREBROWN COAT W. POLY PREP30 BY MERTEX (OR EQUAL),COVERING ENTIRE MESH.APPLY FINISH COAT AND PAINTW/ ELECTROMETRIC PAINTAPPLY A 3/8" CEMENT PLASTERSCRATCH COAT O/ METAL LATHSYSTEM, ALLOW TO CURE FOR 48HRS. INSTALL A 3/8" BROWNLEVELING COAT, ALLOW TO CUREFOR A MIN. OF 25 DAYS. INSTALLA 4.5 OUNCE REINFORCING MESHO/ THE ENTIRE BROWN COAT W/POLY PREP 30 BY MERTEX (OR EQUAL),COVERING ENTIRE MESH. APPLY FINISHCOAT AND PAINT W/ ELECTROMETRICPAINT (TEXTURE PER SAMPLE ANDOWNERS REVIEW (SMOOTH FINISHPREFERRED)R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS,FOLLOW MORE STRINGENT VALUES.MIN. 2X6 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDE Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to City Comments 1/20/23 002 Response to City Comments 3/16/23003Response to City Comments 4/27/23004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 Title : Project : Date :03.16.22Drawn :TIM RADUENZ22_12Job No. : Owner : APN#: 026-171-350 Contractor : PLANNING SET Lot Size: Dan Griffin + Jillian Lei 1235 Cabrillo Ave. Burlingame, CA 94010 See DetailsA5.0Building Details A5.0Scale: 3" = 1'-0"1INTERIOR WALL DTLS.A5.02EXT. WALL DTLS.A5.0Scale: N.A.3WINDOW FLASHING DTLS.A5.0Scale: 3" = 1'-0"6 TYPICAL WINDOW DETAILSierra Pacific or Marvin or EqualA5.0Scale: 3" = 1'-0"4(N) EXT. WALL VENT DTLS.Scale: 3" = 1'-0"5STUCCO EXT. WALL DETAILSA5.0-A5.071 HR RATED INTERIOR WALL3 A. 207 5'-0"4'-0"3'-0"2'-6" B. 208 209 6'-0"4'-0"E. 212 206 REPLACEMENT WINDOWS (EGRESS) CASE.FIXEDCASE (EGRESS) C. 211 TEMP.6'-8"2'-10" F. 100 TEMP.6'-8"5'-0" ACTIVE Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.Rev.:001Response to City Comments 1/20/23002Response to City Comments 3/16/23003004005006Description :Date :Revisions one DESIGN PLANNING form 4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098 Dan Griffin + Jillian Lei1235 Cabrillo Ave.Burlingame, CA 94010Title :Project :Date :03.16.22Drawn :TIM RADUENZ22_12Job No. :Owner :APN#: 026-171-350Contractor :PLANNING SETLot Size: Dan Griffin + Jillian Lei1235 Cabrillo Ave.Burlingame, CA 94010Proposed Finish ScheduleSee Details A9.0 ROOM FLOORING REMARKSWALLS PAINT CEILING MILLWORK CROWN PAINT SPECS. INTERIORS:MAIN ROOMS: CEILINGS: EXTERIORS: BATHROOMS: AURA, NATURA(GREEN OPTION), REGAL SELECT, OR APPROVED EQUIVALENT WATERBORNE CELING PAINT, OR APPROVED EQUIVALENT AURA BATH AND SPA, OR APPROVED EQUIVALENT HOUSE: AURA, REGAL SELECT, OR APPROVED EQUIVALENT FIRST FLOORSECOND FLRROOM FINISH SCHEDULE ROOM FINISH SCHEDULE A9.0Scale: NA 1 SAFETY GLAZING NOTES (CRC R308.4) A. ALL SLIDING + SWINGING GLASS DOORS TO HAVE SAFETY GLAZING. B. GLAZING IN SHOWER/TUB/SAUNA ROOMS LESS THAN 60" ABOVE THE STANDING SURFACE AND LESS THAN 60" MEASURED HORIZONTIALLY FROM THE WATER'S EDGE OF A BATHTUB, HOT TUB, SPA, WHIRLPOOL OR SWIMMING POOL. C. GLAZING WITHIN A 24" ARC OF A DOOR THAT IS LESS THAN 60" ABOVE THE FLOOR. D. GLAZING WHERE THE EXPOSED AREA IS GREATER THAN 9 SQ. FT., BOTTOM IS LESS THAN 18" AND AT LEAST 36" ABOVE THE FLOOR, AND ADJACENT TO WALKING SURFACES. E. WITHIN 60" OF THE BOTTOM TREAD OF A STAIRWAY AND LESS THAN 36" ABOVE THE FLOOR F. GLAZING IN GUARDS & RAILINGS. G. GLAZING ADJACENT TO STAIRWAYS, LANDINGS, AND RAMPS WITHIN 36" HORIZONTALLY OF THE WALKING SURFACE LESS THAN 36" ABOVE FINISH FLOOR. EXTERIOR DOORS & WINDOWS LOCATION DOORS DOOR SIZE WxH MATERIALS CORE EXT. FIN. INT.FIN. DETAILS HEAD JAMB TRIMSILL REMARKSHDWR. TYPE FIN. NOTES TYPE GLASSSYM. HARDWARE FINISH SPECIFICATION: ENTRY DOOR HARDWARE: (BY OWNER) AND INSTALLED BY CONTRACTOR WINDOW HARDWARE: WHITE, TYP. (VERIFY W/ OWNER) 1. WOOD/CLAD KOLBE ULTRA WINDOWS + DOORS, WITH S.D.L 3/4" MUNTIN BARS 2. EGRESS PER CODE 3. DOOR BY SIMPSON OR EQUAL, VERIFY DESIGN WITH OWNER & DESIGNER 4. VERIFY OPENING SIZE W/ CONTRACTOR 5. (*) FIELD MEASURE 6. CONVERTING OF BEDROOM TO J-ADU EXT. DOORS & WINDOWS SCHEDULE A9.0Scale: NA 2 1. SEE CAL GREEN REQUIREMENTS IN ROOM SCHEDULECAL. GREEN REQUIREMENTS EXT. DOORS & WINDOWS ELEVATIONS A9.0 3Scale: 1/4" = 1'-0"SECOND FLOORCAL GREEN NOTES: 1. PAINTS AND COATINGS WILL COMPLY WITH VOC LIMITS PER CGC §4.504.2.2 2. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISH MATERIALS. 2019 CGC §4.504.2.4 3. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THE TESTING AND PRODUCT REQUIREMENTS FOUND IN THE 2019 CALIFORNIA GREEN BUILDING CODE. 2019 CGC §4.504.3 4. 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 5. HARDWOOD PLYWOOD, PARTICLEBOARD, AND MEDIUM DENSITY FIBERBOARD COMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THE BUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSION STANDARDS. 2019 CGC §4.504.5 6. AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIR LIMITS FOR ROC AND OTHER REQUIREMENTS PER CGC 4.504.2.3 7. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL FOLLOW LOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT STANDARDS 2019 CGC §4.504.2.1 206 207 208 209 212 211 BED-3 BED-2 (E) GARAGE TBS TBS PAINT (TBS)TBS(E) CONC. OFFICE-1 OFFICE-1 STAIRS OFFICE-2 8. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS §150.0 (q) 9. REDUCED U-FACTOR (0.30) FOR HIGH PERFORMANCE WINDOWS 2019 CAL ENERGY CODE §150.1 (c)3 A 10. MAX. TOTAL AREA, 20%, NO MAX. FOR WEST FACING AREA, TABLE 150.1-A, AND B 11. DOOR MAX. U-FACTOR 0.20, TABLE 150.1-A, AND B (E) BED-1 TBS TBS PAINT (TBS)TBS(E) CARPET (E) L-HALL TBS TBS PAINT (TBS)TBS(E) CARPET (E) LIVING TBS TBS PAINT (TBS)TBS(E) CARPET (E) BATH-1 TBS TBS PAINT (TBS)TBS(E) TILE (E) BREAKFAST TBS TBS PAINT (TBS)TBS(E) WOOD (E) KITCHEN TBS TBS PAINT (TBS)TBS(E) WOOD (E) FAMILY/ DINING TBS TBS PAINT (TBS)TBS(E) WOOD (N) OFFICE 2 TBS TBS PAINT (TBS)TBS(N) WOOD (E) BED-2 TBS TBS PAINT (TBS)TBS(E) CARPET (N) OFFICE 1 TBS TBS PAINT (TBS)TBS(N) WOOD (E) BED-3 TBS TBS PAINT (TBS)TBS(E) CARPET (E) U-HALL TBS TBS PAINT (TBS)TBS(E) CARPET (E) BED-4 TBS TBS PAINT (TBS)TBS(E) CARPET (E) BATH-2 TBS TBS PAINT (TBS)TBS(E) TILE (E) BATH-3 TBS TBS PAINT (TBS)TBS(E) TILE (E) BED-5 TBS TBS PAINT (TBS)TBS(E) CARPET SEE DETAILS TBDSTD.PRIMEDCENTRY DR.2'-10" X 6'-8"D.F.LO E (T)NOTE # 1CLAD ECASE6'-0" X 4'-0"NOTE # 1 + #5TBDSTD.SEE DETAILSLO EPRIMEDPINECLAD ECASE6'-0" X 4'-0"TBDSTD.SEE DETAILSLO EPRIMEDPINECLAD ACASE5'-0" X 4'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECLAD BCASE NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECLAD BFIXED2'-6" X 3'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECLAD 2'-6" X 3'-0" NOTE # 1 + #5 BEDRM AREA CONVERTED TO JADU BATH AREA CONVERTED TO JADU 100 BED-1 / JADU FFRENCH DR.5'-0" X 6'-8" +NOTE # 1 + #5 + #6TBDSTD.SEE DETAILSPRIMEDPINECLADLO E (T) Item No. 10b Design Review Study City of Burlingame Design Review and Special Permit Address: 1557 Newlands Avenue Meeting Date: May 22, 2023 Request: Application for Design Review and Special Permit for declining height envelope for a first and second story addition to an existing single-unit dwelling (considered a major renovation) and new detached garage. Applicant and Designer: Tim Raduenz, Form One Design APN: 029-295-220 Property Owner: Briane Roche Lot Area: 7,500 SF General Plan: Low Density Residential Zoning: R-1 Background: The subject property is located within the Burlingame Heights subdivision. Based upon documents that were submitted to the Planning Division by a Burlingame property owner in 2009, it was indicated that the entire Burlingame Park No. 2, Burlingame Park No. 3, Burlingame Heights, and Glenwood Park subdivisions may have historical characteristics that would indicate that properties within this area could be potentially eligible for listing on the National or California Register of Historical Places. Therefore, for any property located within these subdivisions, a Historic Resource Evaluation must be prepared prior to any significant development project being proposed to assess whether the existing structure(s) could be potentially eligible for listing on the National or California Register of Historical Places. A Historic Resource Evaluation was prepared for this property by Page & Turnbull, Inc., dated January 19, 2023. The results of the evaluation concluded that 1557 Newlands Avenue does not appear to be individually eligible for listing in the National or California Registers under any criteria. Project Description: The subject property is an interior lot with an existing split-level, single-unit dwelling and attached garage (located at the rear of the dwelling). The proposed project includes converting the existing attached garage to living space, first and second story additions along the front, sides and rear of the house, and a new detached one-car garage at the rear corner of the lot. The proposed project also includes raising the ceiling height in the existing lower level from 6’-11½” to 8’-4”. With this application, the floor area would increase from 2,911 SF (0.44 FAR) to 3,898 SF (0.52 FAR) where 3,900 SF (0.52 FAR) is the maximum allowed. A Special Permit is being requested declining height envelope for the second floor addition along the right side of the house (16 SF, 0’-9” x 21’-10” extends beyond the declining height envelope). There are four bedrooms in the existing house and with this application, there is no change in the number of bedrooms. The existing parking is nonconforming because there are no covered parking spaces on-site. Two parking spaces, one of which must be covered, are required for a four-bedroom house. The new detached garage (15’-4” x 20’-0” clear interior dimensions) would provide one covered parking space; one uncovered space (9’ x 18’) would be provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following applications:  Design Review for a first and second story addition to an existing single-unit dwelling and new detached garage(C.S. 25.68.020(C)(1)(b)); and  Special Permit for declining height envelope (DHE) along the right side of the house (16 SF of the proposed addition extends beyond the DHE) (C.S. 25.10.035(2)). Design Review and Special Permit 1557 Newlands Avenue 2 1557 Newlands Avenue Lot Area: 4,300 SF Plans date stamped: May 9, 2023 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS Front (lower level): (entry level): (upper level): n/a 21’-9” n/a n/a 22’-11” to porch n/a n/a 22’-1” (block average) Side (left): (right): 10’-0" 4’-0" 12’-0” to addition 4’-0” to addition 4’-0” 4’-0” Rear (lower level): (entry level): (upper level): 68’-0” n/a 65’-0” 58’-4” n/a 55’-1” 15’-0" n/a 20’-0" Lot Coverage: 2,019 SF 27% 2,829 SF 38% 3,000 SF 40% FAR: 2,911 SF 0.44 FAR 3,898 SF 0.52 FAR 3,900 SF ¹ 0.52 FAR # of bedrooms: 4 4 --- Off-Street Parking: 0 covered ² 1 uncovered (9’ x 18’) 1 covered (15’-4” x 20’ clear interior) + 1 uncovered (9’ x 18’) 1 covered (10’ x 18’ clear interior) + 1 uncovered (9’ x 18’) Building Height: 25’-7” 27’-7” 30'-0" Plate Height (lower level): (entry level): (upper level): 6’-11½” 8’-9” 8’-4” 8’-4” no change no change 9’-0” 9’-0” 8’-0” DH Envelope: does not comply - existing nonconforming Special Permit requested for DHE encroachment on right side (16 SF) ³ C.S. 25.10.055 1 (0.32 x 7,500 SF) + 1,100 SF + 400 SF = 3,900 SF (0.52 FAR) 2 Existing nonconforming parking. 3 Special Permit requested for declining height envelope (16 SF encroachment into the DHE on the right side of the house). Summary of Proposed Exterior Materials: • Windows: wood clad windows with simulated true divided lites; wood trim • Siding: horizontal wood; cedar shingles on gable ends • Roof: asphalt shingles • Other: brick porch base, brick chimney Design Review and Special Permit 1557 Newlands Avenue 3 Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Required Findings for a Special Permit: Any decision to approve a Special Permit application in the R-1 zoning district pursuant to Chapter 25.78 shall be supported by written findings. In making such determination, the following findings shall be made: 1. The blend of mass, scale, and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the well-defined character of the street and neighborhood; 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood; 3. The proposed project is consistent with the residential design guidelines adopted by the City; and 4. Removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements, and that the mitigation for the removal that is proposed is consistent with established City policies and practices. Ruben Hurin Planning Manager c. Tim Raduenz, Form One Design, applicant and designer Brian Roche, property owner Design Review and Special Permit 1557 Newlands Avenue 4 Attachments: Project Application Special Permit Application Notice of Public Hearing – Mailed May 12, 2023 Area Map Separate Attachment: Historical Resource Evaluation conducted by Page & Turnbull, Inc., dated January 19, 2023              ¨Èû ìû@áéûm Íû7'û ­û€Ó<ûø¹û lûm   û   ª]' û7@™µ&ûD7@ûZû &œ/ÔB  ]û5&û « (BûZû vû /Bû  ž #=2âû ¶;=É=wŽû >x  û  S^^i-AA£û !û Pû » û I      & K& K$K $K K  (!K &%K'$ ( (&K K "" " "    """" """º·û " "!"" SggedîÅ\f1û $û û û [û #û ,û$¿û  û û QNûû û "ûû   zû G û  ²û¬û Eû,[û)yû )!*G2!Oû Û{+RW+ ÜÕ" ûY ®-Aû×ïÎß-ãû û #û ¸|´$Àû  ’û QNûû û "û˜û  ³Hû ¾}û, ûû .¥û F/2 ¦ )L¢‚LƒKOK) °+RW+$Ÿû" û“”û#û  p¤ûMûíû *F M "      U û%6Hû$û 5 û **Pû û ¼ û 3û "0K3û û û U,Ýö " YØEû  û¡!û  %6û §½ 6%%û‘%#û           û )5;) "-;-; $;C=63:/)9-K CA1;>3HAGK-$;'%+.; ' "+;+1!;7--;3-;.+; ''; -$";%";-6+;èûÁû+-; *?K<*=BK;.KCÒû #78):::/K <<=;DK û<>; ?? K :,KF)4D-K):G  !+;;3:@BK/; *;";$1-;$;$(;*;8; 0%;   +B5;: K tÂû÷Ã?C?û Xjûaû©äû -;ÇC›¯`j?Ïà`òåuû Vk ebûV(û ~:û ûqû „…†‡ˆ‰Š‹9;)-;:/ ; +";*;!1+-;2*EI-KJK 2 ; 1*"; !; 1+";++; ; " ThhÞd9\f1úû ðû Ñû •û Ɩ aoûk û oûÊûû Ún _bû_û8ûŒ >Ë3û 5û±ûæ:—û'rûû<ñûû (û û     Xû/ûnû Ìû'.û&û  : >û û .û û <ûçÙIû (#&(,4;                û !J4sJ44 ;û 00 'óû ;ûcûôû&8êû( cD ëû  8lû 00  û û (Ä û .õû  RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION JAN 30 2023 City of Burlingame Š Community Development Department Š 501 Primrose Road Š P (650) 558-7250 Š www.burlingame.org City of Burlingame Special Permit Application (R-1 and R-2) The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Chapter 25.78). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Refer to the end of this form for assistance with these questions. 1. Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the existing street and neighborhood. 2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood. 3. How will the proposed project be consistent with the residential design guidelines adopted by the City? 4. Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. MAY 09 2023 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION The addition to the rear of the home is in-line with the neighborhood. The addition intrudes slightly in the daylight plane but based on the existing shape of the home moving the second floor in would not fit the aesthetic of the existing home or the existing neighborhood. The portion of the addition in the daylight plane is consistent with the existing building & roof line. The new wood siding & wood accenting adds exaggerates the beautiful features of the existing portions of the home & blends the new portions in with the old. The addition follows the design guidelines, the massing and details are all consistent with the guidelines. No tree removal is proposed with this project. 1. Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the existing street and neighborhood. How will the proposed structure or addition affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Compare the proposed addition to the mass, scale and characteristics of neighboring properties. Think about mass and bulk, landscaping, sunlight/shade, views from neighboring properties. Neighboring properties and structures include those to the right, left, rear and across the street. How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other structures in the neighborhood or area. 2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood. How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? If it does not affect aesthetics, state why. Was the addition designed to match existing architecture and/or pattern of development on adjacent properties in the neighborhood? Explain why your proposal fits in the neighborhood. How will the structure or addition change the character of the neighborhood? Think of character as the image or tone established by size, density of development and general pattern of land use. If you don’t feel the character of the neighborhood will change, state why. 3. How will the proposed project be consistent with the residential design guidelines adopted by the City? Following are the design criteria adopted by the City Council for residential design review. How does your project meet these guidelines? 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. 4. Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city’s reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. Will any trees be removed as a result of this proposal? If so, explain what type of trees will be removed and if any are protected under city ordinance (C.S. 11.06), why it is necessary to remove the trees, and what is being proposed to replace any trees being removed. If no trees are to be removed, say so. 1557 Newlands Avenue 300’ noticing APN: 028-295-220 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION MAY 09 2023 SITETITLE PAGE See DetailsT1.0APPLICABLE CODESREFERENCE SYMBOLSBUILDING DATACONSULTANTSDESIGNER FORM + ONE DESIGN CONTACT: TIM RADUENZ 4843 SILVER SPRINGS DRIVE PARK CITY, UT 84098 PHONE: 415-819-0304 TIM@FORMONEDESIGN.COMOWNERS MR. & MRS. BRIAN ROCHE 1557 NEWLANDS AVE. BURLINGAME, CA 94010ROCHE RESIDENCE1557 NEWLANDS AVE.BURLINGAME, CA 94010T1.0GNCGSWSW2FARFAR21 OF 1A1.0A1.1A2.0A2.1A2.2A2.3A3.0A3.1A3.2A3.3A4.0A5.0G2.0A9.0TITLE PAGEGENERAL NOTESCAL GREENCONSTRUCTION BEST MANAGEMENT PRACTICESSTORMWATER MANAGEMENT DETAILSEXISTING FARPROPOSED FAREXISTING SURVEYPROPOSED SITE PLANEXISTING STREET SETBACKSARCHITECTURAL DRAWINGSEXISTING/PROPOSED LOWER FLOOR PLANEXISTING/PROPOSED MAIN FLOOR PLANEXISTING/PROPOSED UPPER FLOOR PLANEXISTING/PROPOSED ROOF PLANEXISTING/ PROPOSED NORTH ELEVATIONEXISTING/ PROPOSED SOUTH ELEVATIONEXISTING/ PROPOSED EAST ELEVATIONEXISTING/ PROPOSED WEST ELEVATIONEXISTING/ PROPOSED BUILDING SECTIONCONSTRUCTION DETAILSPROPOSED DETACHED GARAGEPROPOSED DOOR & WINDOW SCHEDULEFIXTURE OR EQUIPMENT SYMBOL T.W. 12.0 T.P 15.6 T.C 14.0 78 92203BED RM.CDABSheet numberMATCH LINE, SHADED SIDE ISCONSIDEREDNumber indicates color and / or materialEXISTING CONTOURSNEW OR FINISHED CONTOURSTOP OF PAVEMENTTOP OF WALLTOP OF CURBSETBACK LINEPROPERTY LINEREVISION SYMBOLSCloud around revisionWORK, CONTROL, OR DATUM POINTCOLOR / MATERIAL SYMBOLROOM REFERENCEEXT. DOOR & WINDOW SYMBOLIndicates door & window numberINTERIOR DOOR SYMBOLIndicates door numberRoom nameRoom numberNumber indicated elevation, wall sectionor detailBLDG & WALL SECTION REFERENCEArrow indicates direction of viewLetter indicates building sectionSheet numberINTERIOR ELEVATION REFERENCEArrow indicates direction of viewLetter indicates building elevationSheet numberDETAIL REFERENCENumber indicates wall sectionEXTERIOR ELEVATION REFERENCEArrow indicates direction of viewSheet numberTITLE SYMBOLSSheet numberGRID LINE REFERENCEEXTERIOR FINISHESWALL FINISH: (E) STUCCO (PROTECT) REPAIRWHERE NEEDEDROOF: CLASS A, ARCHITECTURAL ASPHALTSHINGLESWINDOWS: (E) WOOD CLAD WINDOWS(N) TO MATCH SIERRA PACIFIC OR EQ.Particle Bd.Prefabricate(d)Plate (line)PlasterPlywoodPanel(ing)Paint(ed)PairPre CastPressure TreatedQuarry TileRiserRadiusReinforceRelocateRemoveRequiredResilentRough OpeingRedwoodSee Struct. Dwg.ShelfSheathingSimilarSealerSpecificationSquareStandardStainless SteelSuspendedSymmetricalTreadTowel BarTemperedTougue & GrooveThroughTop of SurfaceToilet PaperDispenserTypicalUnless OtherwiseNotedUnfinishedVerticalVert. GrainWhite BrothersWoodWindowWrought IronWith (out)WaterproofWater ResistantWainscotPBDPFBPLPLASPLYWDPNLPNTPRPRCSTPTQTRRADREINFRELOREMOREQDRESILRORWDSSDSHSHRSIMSLRSPECSQSLDS. STLSUSPSYMTTBTEMPT&GTHRUTOSTPDTYPUONMECHUNFVERTVGWBWDWDWWIW/OWPWRWSCT&d@CO#ABABVACACOUSADHADJAGGALAPAPXBDBELBLKBMBOTBRKBSBTWNCABCEMCERCICLGCLKGCLRCMUCNTRCOLCOMPOCONCCONNCONSTCONTCPTDBLDEMODFDIADIAGDNDRDSDRAEAELELECENCLEQEQPTEW(EX)AndPennyAngleAtCenter lineDia. or roundPerpendicularPound or No.Anchor BoltAboveAsphalt Conc.AcousticalAdhesiveAdjustableAggregrateAluminumAccess PanelApproximateBoardBelowBlock(ing)BeamBottomBrickBoth SidesBetweenCabinetCementCeramicCast IronCeilingCaulkingClearConc. Mas. UnitCounterColumnCompositionConcreteConnect(ion)ConstructionContinuousCarpetDoubleDemolishDouglas FirDiameterDiagonalDownDoorDown SpoutDrawerEachElevationElectricalEnclosureEqualEquipmentEach WayExistingEXHEXPEXPOEXTFBOFDNFINFLFLASHFLOURFLXFOCFOFFOXFOFPLFTGFURRFUTGAGALVGBGIGLGRGYPHBDHDHDRHWDHORINTINSULJSTJTLAMLTLVRMASMCMECHMEMBMFRMIRMNTMTLNICNTSO/OCOPNGOPPPPARExhaustExpansionExposedExteriorFurinshed byOwnerFoundationFinishFloor (line)FlashingFluorescentFlexiableFace of Conc.Face of Fin.Face of StudFinished OpeningFireplaceFootingFurringFutureGaugeGalvanizedGrab BarGrab IronGlass/GlazingGrade (Ground)GypsumHard BoardHeavy DutyHeaderHardwareHorizontalInteriorInsulationJoistJointLaminateLightLouverMasonryMedicine CabinetMechanicalMembraneManufacturerMirrorMount(ed)MetalNot inContractNot to ScaleOverOn CenterOpeningOppositePlasticParallelSHEET INDEXELECT/MECH SYMBOLSABBREVIATIONSSCOPE OF WORKVICINITY MAPMATERIAL SYMBOLSDuplex convenience outlet & plateFloor convenience outletGFI duplex convenience outletFourplex outletDuplex conv. outlet, 1/2 hot, 1/2 switched220V amerage as per equipmentGFI/W.P. weatherproof outletFlush mounted floor & ceiling outletJunction boxTelevision outletTelephone outlet & plateFlood lightCeiling fixtureWall lightPorclein recepticle w/ pull chainIndirect cove lightingRecessed ceiling can lights4" recessed low voltage w/ directional trimRecessed ceiling lightWaterproof ceiling fan/light & plateRecessed waterproof exterior up lightSingle pole switch3 way switchSwitch w/ dimmerDoor activated switchMotion detectorTimer (switch)Vacancy sensor w/ dimmer "manual on"Vacancy sensor "manual on"Weatherproof switchCountertop air switchDoorbell pushbuttonChimeSmoke detectorThermostatSpecial outletInstant start florescent lightLandscape lightElectrical panel boardExistingDelete existingReplace existingGas outletHose bibCeiling/floor supply registerCeiling/floor return registerWall diffuserT.V./Computer OutletCentral vacuum inletAutomatic garage door switchAlarm control keypadRE DEE 36" ETC CH T SD CSM S D 3S S FAN S JSSTSV/DSVSWP GFI220vWP G HB4 x 12 CDFD4 x 12 CDFDCvGAMECHANICAL + ELECTRIC DRAWINGSMECH. + ELECT PLANSMECH. + ELECT. CUTSHEETSTITLE-24TITLE-24 CONT.STRUCTURAL DRAWINGS-LANDSCAPE DRAWINGSEXISTING AND PROPOSED LANDSCAPE PLANME2.0ME3.0ME4.0ME4.1- L-1 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING form(E) LOWER LEVEL= 803 SQ.FT.(E) FAR - TOTAL := 2,773 SQ.FT. =1,057 SQ.FT.(E) MAIN LEVEL= 913 SQ.FT.(E) UPPER LEVEL:028-295-220: 7,500 SQ.FT. LOT AREA:DEFERRED SUBMITALSCAL GREEN BUILDING MEASURE1. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER AND INSTALLED ATTHE TIME OF FINAL INSPECTION. 2022 CGC §4.304.12. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION + DEMOLITION WASTER GENERATED AT THE SITE WILL BEDIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME ORDINANCE + 2022 CGC §4.4083. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2022 CGC §4.410.14. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEBUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2022 CODE REQUIREMENT.2022 CGC §703.15. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THEHEATING,COOLING & VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS WILL BECOVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THEAMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).(*) = FUTURE BUILDING SHEETSGravel / Rock fillPrecast concreteBituminous pavingPlywoodRigid insulationEarthWoodSteelStone VeneerConcrete BlockGypsum boardConcreteBrick VeneerBatt insulationMetal LathMarble / tileExisting constructionWood frame constructionMetalSand/ Mortar/ PlasterExisting const. removedCONSTRUCTION HOURS1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTEROR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE HOURS LISTEDBELOW.CAL GREEN BUILDING CODE CHECKLIST: Single Family to be attached to jobsite building set2022 California Plumbing Code2022 California Mechanical Code2022 California Electric Code2022 California Energy Code CITY OF BURLINGAME MUNICIPAL CODE2022 California Fire Code2022 California Green Building Standards Code2022 California Residential Code2022 California Building CodeCONSTRUCTION HOURSWEEKDAYS:SATURDAYS:SUNDAYS AND HOLIDAYS:8:00 A.M. - 7:00 P.M.9:00 A.M. - 6:00 P.M.NO WORK ALLOWEDHIDDEN CONDITION NOTES1. Any hidden conditions that require work to be performed beyond the scope of the building permit issuedfor these plans may require further City approvals including review by the Planning commission.1. REMODEL OF EXISTING HOME, RAISING OF REAR OF HOME FOR NEW FOUNDATION IN REAR OF HOME (STRUCTURAL UPGRADE)2. ADDITIONS TO LOWER AND UPPER FLOORS3. (N) DETACHED GARAGE4. (N) FALSE DORMER AND (N) COVERED ENTRY1. SPRINKLER PLAN2. CERTIFICATE OF OCCUPANCY3. DEMOLITION PERMITCONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYSAND NON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS)APN #:TITLE 24 RICK ROCKLEWITZ NRG COMPLIANCE INC. PO BOX 3777 SANTA ROSA, CA 95402 PHONE:707-237-6957BUILDING + PUBLIC WORKS NOTES:1. PUBLIC WORKS REQUIRES A SEWER BACKWATER PROTECTION CERTIFICATE PRIOR TO PERMIT BEING ISSUED. PLEASECONTACT PUBLIC WOKRS @ 650.558.72392. STORM WATER CONSTRUCTION POLLUTION PREVENTION PERMIT IS REQUIRED, NOTE: AN INITIAL FIELD INSPECTION ISREQUIRED PRIOR TO START OF ANY CONSTRUCTION (ON PRIVATE PROPERTY OR IN THE PUBLIC RIGHT-OF-WAY(*)(*)(*)(*)(*)(E) LOWER LEVEL= 803 SQ.FT.(N) FAR - TOTAL := 3,500 SQ.FT. =1,057 SQ.FT.(E) MAIN LEVEL= 913 SQ.FT.(E) UPPER LEVEL= 688 SQ.FT.(N) ADDITIONSUSE OF BUILDING: RESIDENTIALOCCUPANCY: R3TYPE OF CONST.: V-BNUMBER OF (E) STORIES: 2-STORY(E) NUMBER OF DWELLINGS: 1PARKING: (N) 2- STALLSPRINKLERED: NO EXISTING, (N) TO BEINSTALLEDNOT HISTORICAL, PER REVIEW BY PAGE &TURNBULLSURVEY SAVIOR P. MICALLEF 412 WILDWOOD DRIVE S SAN FRANCISCO, CA 94080 PHONE: 805-709-2423= 39 SQ.FT.(N) GARAGEHISTORICAL REVIEW PAGE & TURNBULL 170 MAIDEN LANE, 5TH FLOOR SAN FRANCISCO, CA 94108 PHONE: 415-362-5154LANDSCAPE DESIGNER MUZIK DESIGN STUDIO 1117 WAYNE WAY SAN MATEO, CA 94403 PHONE: 239-410-92511(E) MAIN FLOOR=1,050 SQ.FT.(E) LOT COVERAGE- TOTAL := 1,157 SQ.FT. = 100 SQ.FT.(E) COVERED PORCH= 7 SQ.FT.(E) FIREPLACE (E) MAIN FLOOR=1,050 SQ.FT.(N) LOT COVERAGE - TOTAL := 1,666 SQ.FT. = 100 SQ.FT.(E) COVERED PORCH= 7 SQ.FT.(E) FIREPLACE= 53 SQ.FT.(N) ADDITIONS= 439 SQ.FT.(N) GARAGE1111RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONMAY 09 2023 MECHANICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAMECHANICAL CODE (CMC) AND ALL APPLICABLE FEDERAL,STATE AND LOCAL CODES.2. MECHANICAL CONTRACTOR TO ACCEPT SOLERESPONSIBILITY FOR PROPER DESIGN AND INSTALLATIONOF MECHANICAL SYSTEM. SEE MECHANICAL DWGS. BYOTHER FOR SPECIFIC INFORMATION.3. MECHANICAL CONTRACTOR TO COORDINATE WITHGENERAL CONTRACTOR TO DESIGN AND INSTALLSUITABLE DISTRIBUTION SYSTEM PER TITLE 24. MECH.CONTRACTOR TO FIELD VERIFY AND DETERMINE SIZE ANDCONFIGURATION OF DUCTS AND REGISTER. SEE SHEETINDEX FOR LOCATION OF TITLE 24 CONFORMANCEWORKSHEETS AND ENERGY COMPLIANCE NOTES WITHINTHIS SET. HVAC DUCTS LOCATED IN ATTIC SPACE SHALLBE PLACED AS CLOSE TO PERIMETER AS POSSIBLE SO ASNOT TO INTERFERE WITH USEABLE ATTIC STORAGESPACE.4. MECHANICAL LAYOUT SHOWN IS SCHEMATIC AND ISSHOWN FOR DESIGN INTENT ONLY.5. PROVIDE COMBUSTION AIR SUPPLY TO GAS FIREDAPPLIANCES BY COMBUSTION AIR DUCTS PER (CMC) &CPC. VERIFY DUCT SIZE WITH MANUFACTURER'SSPECIFICATIONS.6. FURNACES OR BOILERS SHALL BE INSTALLED PERMANUFACTURER'S SPECIFICATIONS AND SHALL MEET THEREQUIREMENTS OF THE CALIFORNIA MECHANICAL CODE(CMC)7. PER CMC, COMBUSTION AIR DUCTS FROM THE ATTICSHALL BE LOCATED WITHIN THE UPPER AND LOWER 12INCHES OF THE ENCLOSURE. DUCTS SHALL BE SEPARATEAND SHALL NOT BE OBSTRUCTED.8. APPLIANCES DESIGNED TO BE FIXED IN POSITION SHALLBE SECURELY FASTENED IN PLACE. SUPPORTS FORAPPLIANCES SHALL BE DESIGNED AND CONSTRUCTED TOSUSTAIN VERTICAL AND HORIZONTAL LOADS AS REQUIREDBY CMC. WATER HEATERS TO BE SECURED WITH AMINIMUM OF 2 STRAPS, ONE EACH TO BE LOCATED IN THEUPPER AND LOWER THIRD OF THE UNIT.9. UNDERCUT ALL INTERIOR DOORS (AS APPROPRIATE)FOR AIR RETURN CIRCULATION TO VENTS, TYPICAL OFINTERIOR CONDITIONED SPACES.10. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.11. ALL FIXTURES TO BE SELECTED (OR APPROVED) BYOWNER.12. EXHAUST FANS IN LAUNDRY AND BATHROOMS MUSTCONNECT DIRECTLY TO THE OUTSIDE AND PROVIDE AMINIMUM OF 5 AIR CHANGES PER HOUR. EXHAUST FANVENTS MUST TERMINATE A MINIMUM OF 3 FEET FROM ANYOPENINGS INTO THE BUILDING AND BE PROVIDED WITHBACKDRAFT DAMPERS.13. AT NEW FORCED AIR FURNACE INSTALLATIONSPROVIDE 3' MIN. WORKING SPACE ALONG EACH SIDE (WITHA TOTAL OF AT LEAST 12" ON BOTH SIDES COMBINED),BACK AND TOP OF FURNACE.14. INSTALLATION INSTRUCTIONS FOR ALL LISTEDEQUIPMENT SHALL BE PROVIDED TO THE FIELDINSPECTOR AT TIME OF INSPECTION.PLUMBING NOTES:1. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.2. ALL FIXTURES TO BE SELECTED AND (OR APPROVED) BYOWNERS.3. ALL NEW WATER CLOSETS SHALL BE 1.28GALLON/FLUSH MAXIMUM.4. NO DISHWASHER MACHINE SHALL BE DIRECTLYCONNECTED TO A DRAINAGE SYSTEM OR FOOD DISPOSERWITHOUT THE USE OF AN APPROVED AIR GAP FITTING ONTHE DISCHARGE SIDE OF THE DISHWASHING MACHINE.LISTED AIR-GAPS SHALL BE INSTALLED WITH THE FLOODLEVEL MARKING AT OR ABOVE FLOOD LEVEL OF SINK ORDRAINBOARD, WHICHEVER IS HIGHER5. (E) ON-DEMAND SYSTEM, CONFIRM WITH OWNER,RECIPROCATING PUMP AS OPTION.ELECTRICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAELECTRIC CODE (CEC) AND ALL APPLICABLE FEDERAL,STATE, AND LOCAL CODES AND ORDINANCES.2. PER CEC, ALL ELECTRICAL RECEPTACLES INSTALLEDAT CRAWL SPACES AT OR BELOW GRADE, ANDOUTDOORS SHALL HAVE GROUND-FAULTCIRCUIT-INTERRUPTER (G.F.C.I.) PROTECTION. ALLRECEPTACLES LOCATED IN BATHROOMS SHALL HAVEGROUND-FAULT CIRCUIT INTERRUPTER (G.F.C.I.)PROTECTION.3. SMOKE DETECTORS SHALL BE INSTALLED PER CBC. ADETECTOR SHALL BE INSTALLED IN EACH SLEEPINGROOM AND AT A POINT CENTRALLY LOCATED IN THECORRIDOR OR AREA GIVING ACCESS TO ROOMS USEDFOR SLEEPING PURPOSES. A DETECTOR SHALL BEINSTALLED ON EACH LEVEL OF A MULTI-STORYDWELLING, INCLUDING BASEMENT LEVELS. INSPLIT-LEVEL OR MULTI-LEVEL FLOORS, A SMOKEDETECTOR SHALL BE INSTALLED ON THE UPPER LEVEL,OR ON BOTH LEVELS IF THE LOWER LEVEL CONTAINSSLEEPING AREAS. WHERE THE CEILING HEIGHT OF AROOM OPEN TO THE HALLWAY SERVING THE BEDROOMSEXCEEDS THAT OF THE HALLWAY BY 24 INCHES, SMOKEDETECTORS SHALL BE INSTALLED IN THE HALLWAY AND INTHE ADJACENT ROOM. DETECTORS SHALL BE INSTALLEDIN ACCORDANCE WITH APPROVED MANUFACTURER'SINSTRUCTIONS. WHEN THE VALUATION OF AN ADDITIONOR REPAIR EXCEEDS $1,000.00, OR WHEN ONE OR MORESLEEPING ROOMS ARE ADDED OR CREATED IN ANEXISTING DWELLING, THE ENTIRE DWELLING SHALL BEPROVIDED WITH SMOKE DETECTORS LOCATED ASREQUIRED FOR NEW DWELLINGS. IN NEWCONSTRUCTION, REQUIRED SMOKE DETECTORS SHALLRECEIVE THEIR PRIMARY POWER FROM THE BUILDINGWIRING WHEN SUCH WIRING IS SERVED FROM ACOMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH ABATTERY BACKUP. THE DETECTOR SHALL EMIT A SIGNALWHEN THE BATTERIES ARE LOW. WIRING SHALL BEPERMANENT AND WITHOUT A DISCONNECTING SWITCHOTHER THAN THOSE REQUIRED FOR OVER CURRENTPROTECTION. SMOKE DETECTORS MAY BE SOLELYBATTERY OPERATED WHEN INSTALLED IN EXISTINGBUILDINGS, OR IN BUILDINGS WITHOUT COMMERCIALPOWER, OR IN BUILDINGS WHICH UNDERGO ALTERATION,REPAIRS, OR ADDITIONS REGULATED AS OUTLINEDABOVE.4. TELEPHONE OUTLETS TO BE PREWIRED BYSUBCONTRACTOR. CONTRACTOR TO COORDINATE ASREQUIRED. VERIFY LOCATION OF ALL TELEPHONEOUTLETS WITH OWNER PRIOR TO INSTALLATION.5. ELECTRICAL OPENINGS (SWITCHES, RECEPTACLES,ETC.) ON OPPOSITE SIDES OF FIRE RATED WALLS SHALLBE MAINTAINED AT LEAST 24 INCHES APART.6. PER CEC, RECEPTACLE SPACING SHALL NOT EXCEED 12FEET MEASURED HORIZONTALLY ALONG THE WALL.7. PER CEC, AT LEAST ONE WALL SWITCH-CONTROLLEDLIGHTING OUTLET SHALL BE INSTALLED IN EVERYHABITABLE ROOM; IN BATHROOMS, HALLWAYS,STAIRWAYS, ATTACHED GARAGES, AND DETACHEDGARAGES WITH ELECTRICAL POWER, AND OUTDOORENTRANCES OR EXITS.8. PER CEC, LIGHTING FIXTURES LOCATED WITHINCLOTHES CLOSETS SHALL BE MOUNTED ON THE WALLABOVE THE DOOR OR ON THE CEILING. CLEARANCESSHALL BE AS FOLLOWS:A. SURFACE MOUNTED INCANDESCENT FIXTURES - 12"B. SURFACE MOUNTED FLUORESCENT FIXTURES - 6" 9.ELECTRICAL CONTRACTOR RESPONSIBLE FOR PROVIDINGNECESSARY TEMPORARY POWER.10. VERIFY ANY AND ALL LANDSCAPE LIGHTING ANDSWITCHES WITH OWNER PRIOR TO INSTALLATION OFROUGH ELECTRICAL.11. ALL ELECTRICAL HANGING FIXTURES TO BE SELECTEDAND PURCHASED BY OWNER. VERIFY EXACT LOCATIONSWITH OWNER PRIOR TO INSTALLATION.13. ALL INCANDESCENT LIGHTING FIXTURES RECESSEDINTO INSULATED AREAS SHALL BE APPROVED FOR ZEROCLEARANCE INSULATION COVER PER 2022 CALIFORNIAENERGY CODE AND RATED IC OR APPROVED EQUALMEETING UL RATING OR OTHER TESTING /RATINGLABORATORIES RECOGNIZED BY THE ICC.14. THIS DRAWING IS FOR LAYOUT PURPOSES ONLY. NEWELECTRICAL SHALL BE DESIGN-BUILD. NEW ELECTRICALWORK SHALL BE DESIGNED AND BUILT IN ACCORDANCEWITH THE NATIONAL ELECTRIC CODE AND APPLICABLECODES, STANDARDS AND REGULATIONS FOR BUILDINGLIFE SAFETY, EMERGENCY, EGRESS AND NIGHT LIGHTING.ELECTRICAL CONTRACTOR IS RESPONSIBLE FOROBTAINING SEPARATE PERMIT. ELECTRICAL CONTRACTORTO PROVIDE COMPLETE DESIGN-BUILD ELECTRICALSYSTEM AS REQUIRED TO PROVIDE THE (NEW) SERVICESHOWN (SCHEMATICALLY) ON THE DRAWINGS.GENERAL NOTES:ALL WORK SHALL COMPLY W/ THE 2022 EDITION OF THE CA.BUILDING CODE AND ALL OTHER CODES ANDREQUIREMENTS, IN THEIR MOST RECENT EDITIONINCLUDING THE FOLLOWING:2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA ELECTRICAL CODE2. THE INTENTION OF THE CONSTRUCTION DOCUMENTS ISTO INCLUDE ALL LABOR, MATERIAL, EQUIPMENT FACILITIESAND TRANSPORTATION NECESSARY FOR A COMPLETE ANDPROPER EXECUTION OF THE WORK IN AN ACCEPTABLEINDUSTRY'S STANDARDS. CONTRACTOR IS TO OBTAIN ANYREQUIRED PERMITS FOR THIS OR HER WORK.3.THE MIN. ACCEPTABLE QUALITY OF MATERIALS,WORKMANSHIP, AND METHOD OF INSTALLATION SHALLMEET THE FOLLOWING CRITERION: CONFORM TO THEAMERICAN NATIONAL INSTITUTE STANDARDS WHERE SUCHSTANDARDS EXISTS.4. CONTRACTOR SHALL PERFORM ALL ADDITIONALELECTRICAL, PLUMBING, AND FIRE PROTECTION WORKREQUIRED BY THE BUILDING DEPARTMENT.5. CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMISSIONOF BID TO REVIEW SCOPE OF WORK, DEMOLITION, ETC.6. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFYALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TOSTARTING WORK. ANY DISCREPANCIES SHALL BEREPORTED TO THE DESIGNER FOR REVIEW.7. DIMENSIONS ARE TO FACE OF FRAMING, UNLESSOTHERWISE NOTED, (U.O.N.)8. DIMENSIONS NOTED CLEAR (CLR.) ARE NOT ADJUSTABLEWITHOUTAPPROVAL FROM THE DESIGNER.9. SAFETY MEASURES: AT ALL TIMES THE CONTRACTORSHALL BE SOLELY AND COMPLETELY RESPONSIBLE FORCONDITIONS OF THE JOB SITE INCLUDING SAFETY OFPERSONS AND PROPERTY.10. CUTTING AND DEMOLITION SHALL BE DONE BYMETHODS, WHICH WILL AND WILL NOT JEOPARDIZESTRUCTURAL INTEGRITY OF EXISTING CONSTRUCTION ANDWILL NOT DAMAGE PORTIONS TO REMAIN.11. CONTRACTORS SHALL REMOVE, CUT, CAP, AND REPAIR,AS NECESSARY, ANY UTILITES. INCLUDING BUT NOTLIMITED TO: ELECTRICAL, MECHANICAL, PLUMBING, ANDFIRE SPRINKLERS, WHERE PARTITIONS ARE SCHEDULEDFOR DEMOLITION OR ARE NO LONGER OPERATIONAL OR INSERVICE. ALL OTHER EXISTING UTILITES ARE TO REMAINFULLY OPERATIONAL.12. IN GENERAL, THE OWNER RESERVES THE RIGHT TORETAIN ALL MATERIALS AND EQUIPMENT REMOVED FROMTHE PROJECT. ANY ITEMS OR MATERIAL NOT DESIRED BYTHE OWNER ARE TO BE REMOVED FROM THE SITE BY THECONTRACTOR AT CONTRACTOR'S EXPENSE.13.CONTRACTOR IS TO PROVIDE ALL NECESSARY DUSTPROTECTION AND/OR BARRICADING REQUIRED TOPROTECT ADJACENT SPACES AND EXISTING FINISHES.CONTRACTOR OS RESPONSIBLE TO REPAIR ANYDAMAGES CAUSED BY CONTRACTOR OR THEIRSUB-CONTRACTORS.14. PATCH AND REPAIR ANY DAMAGES TO FLOORS,WALLS, CEILINGS, HARDWARE, FIXTURES, WINDOWS,ETC. AS A RESULT OF THE DEMOLITION PROCESS.MATCH EXISTING ADJACENT FINISHES AS CLOSELY ASPOSSIBLE.15. IF ANY QUESTIONS ARISE TO THE INSTALLATION OFANY MATERIALS AND/OR EQUIPMENT, OR WITH THECONSTRUCTION DOCUMENTS, THE CONTRACTOR SHALLCLARIFY THE QUESTIONS W/ THE DESIGNER BEFOREPROCEEDING. NO SUBSTITUTIONS SHALL BE MADE W/OTHE DESIGNERS AND OR OWNERS APPROVAL.16. TOTAL THICKNESS OF NEW WALLS SHALLMATCHTHAT OF ADJACENT WALLS.17. THE CONTRACTOR SHALL DO ALL CUTTING, FITTING,OR PATCHING OF WORK THAT MAY BE REQUIRED TOMAKE ITS PARTS FIT TOGETHER PROPERLY AND SHALLNOT ENDANGER ANY OTHER WORK BY CUTTING,EXCAVATION, OR OTHERWISE ALTERING THE TOTALWORK OR ANY PART OF IT. ALL PATCHING REPAIRING,AND REPLACING OF MATERIALS AND SURFACES, CUTOR DAMAGE IN EXECUTION OF WORK, SHALL BE DONEW/ APPLICABLE MATERIALS SO THAT SURFACESREPLACED WILL, UPON COMPLETION, MATCHSURROUNDING SIMILAR SURFACES.18. ALL WORK SHALL BE SCHEDULED AND PERFORMEDSO AS NOT TO DISTURB ANY OTHER TENANTS IN THEBUILDING. ANY WORK THAT WILL DISTURB ANOTHERTENANT, ABOVE OR BELOW, OR IN THE FLOOR , SHALLBE PERFORMED MOST EXPEDITIOUSLY AND THEDISTURBED TENANT SHALL HAVE FULL USE OF THEPREMISE.19. ALL TRADES SHALL FURNISH ALL LABOR,EQUIPMENT, MATERIALS, AND PERFORM ALLNECESSARY, INDICATED, REASONABLY INFERRED ORREQUIRED BY ANY CODE W/ JURISDICTION TOCOMPLETE THEIR SCOPE OF WORK FOR A COMPLETEAND PROPER FINISHED JOB. ANY CUSTOMARY ANDNECESSARY ITEMS WHICH ARE REASONABLY IMPLIEDAND REQUIRED TO COMPLETE PROPERLY THE WORKOUTLINED SHALL BE FURNISHED, EVEN IF NOTSPECIFICALLY SHOWN ON THE DRAWINGS ORMENTIONED IN THE SPECIFICATION.20. CONTRACTOR IS RESPONSIBLE FOR ALLCONSTRUCTION CLEAN-UP, DURING AND FINAL.21. THE AMERICANS WITH DISABILITIES ART (ADA) ISSUBJECT TO VARIOUS AND POSSIBLY CONTRADICTORYINTERPRETATIONS. THESE PLANS AND ANYACCOMPANYING SPECIFICATIONS ("PLANS") REPRESENTTHE DESIGNER'S OPINION REGARDING ITSINTERPRETATION OF THE ADA AS IT APPLIES TO THESUBJECT PROJECT. IT IS NOT IN ANY WAY A WARRANTYOR GUARANTEE THAT SAID PLANS COMPLY WITH ANYOR ALL POSSIBLE INTERPRETATIONS OF THE ADA BYOTHERS. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formGeneral Notes See DetailsGN Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formSee DetailsCG-A2.0, #20A2.0, #21ME2.0, #17ME2.0, #511557 NEWLANDS AVE.BUILDING COMMENTS/REVIEW 02-10-21 02-10-21 GREEN BUILDING MEASURE1. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER ANDINSTALLED AT THE TIME OF FINAL INSPECTION. 2022 CGC §4.304.12. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION AND DEMOLITION WASTER GENERATED AT THE SITE WILLBE DIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME AND 2022 CGC§4.4083. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2022 CGC§4.410.14. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TOTHE BUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2022 CODE REQUIREMENT. 2022 CGC§703.15. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THEHEATING, COOLING & VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTSOPENINGS WILL BE COVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCINGAGENCY TO REDUCE THE AMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES FROM CENTERLINE OF W.C.) AND 24" CLEARANCE INFRONT OF THE W.C. PER CPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OF ENCOMPASSING A 30" CIRCLE. SEE PLANS PERCPC 408.63. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THE WASHER & DISHWASHER, ETC., PERCPC5.NA6. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THE BUILDING AND SHALL BE EQUIPPEDWITH A DRAFT DAMPER AND SHALL BE RIGID METAL DUCT WITH SMOOTH INTERIOR SURFACES PER CMC SECT.504.CAL GREEN SITE DEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT A PLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE IS SUFFICIENT.2022 CGC 4.106.22. PLANS SHALL INDICIATE HOW GRADING + PAVING WILL PREVENT SURFACE WATER FLOWSFROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THE DRAINAGEPATH. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANT SECTIONS2022 CGC 4.106.4GENERAL NOTESME4.0/4.1G2.0CIVIL SHEETSME2.0LANDSCAPESHEETSLANDSCAPESHEETSME2.0, #47TIM RADUENZ - FORM+ONE4843 SILVER SPRINGS DRIVEPARK CITY, UT 8409803/22/23T1.0,#4T1.0, 33A2.0, #23 + #26ME2.0, #48A9.0, CG #7A9.0, CG #1A9.0, CG #6A9.0, CG #2A9.0, CG #3A9.0, CG #4A9.0, CG #51 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formSee DetailsSWBMP'S & Pollution Prevention Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_45Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formSee DetailsSW2Stormwater Management DetailsSW2Scale: N.A.2SOAKAGE TRENCHSW2Scale: N.A.1DRYWELL (RECOMMENDED DETAIL)SW2Scale: N.A.2STRAW ROLL DETAIL D. 913SQ.FT.DN7RRSD RSDRSD(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)C. 100SQ.FT.B. 1,050SQ.FT.F.P.7 SQ.FT.UP2RDN6RTERRACEDECKDN5R ARCHDRSD ARCHD(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)A. 219SQ.FT.E. 584SQ.FT.UP7RBLDG LNRSDRSDDN4RRSD PATIOCLORSDCURB/TYPRSDCURB/TYPRSD RSD RSD RSDRSD(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)Existing Floor Area Calc.See DetailsFARFLOOR AREA CALC.-LOCATIONAREA FALSQ. FT.:COMPLETE FARA219REMARKS:TOTAL:LOT SIZE: 7,500 SQ. FT.DETAILSAPN = 028-295-220MAX ALLOWABLE FAR=FAR = LOT SIZE X 32% + 1,100 = LIVABLE SQ. FT. 7,500 SQ FT. X 32% + 1,100 = 3,500 SQ. FT.LOWER LVL(LOWER LEVEL)MAX FAR = 3,500 SQ.FT.FAR3Scale: 3/16" = 1'-0"MAX ALLOWABLE LOT COVERAGE = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE 7,500 SQ FT. X 40% = 3,000 SQ FT.EXISTING LOT COVERAGESQ. FT.:2,773 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formFLOOR AREA CALC.-(UPPER LEVEL)FAR1Scale: 3/16" = 1'-0"FLOOR AREA CALC.-(ENTRY LEVEL)FAR2Scale: 3/16" = 1'-0"ENTRY LVL UPPER LVL EBCFPD584EXISTING STORAGE EXISTING EXISTING COVERED PORCH EXISTING EXISTING 1,050-7913--1,0501007-1,15711 D. 913SQ.FT.DD. 305SQ.FT.(E)24 X 18 KING 78 X 80 24 X 18 QUEEN - 60x80 18x1818x18QUEEN - 60x8018x1818x18 C. 100SQ.FT.B. 1,050SQ.FT.F.P.7 SQ.FT.BB. 45SQ.FT.CC8 SQ.FT.36x88A. 219SQ.FT.E. 584SQ.FT.AA330SQ.FT.18x18QUEEN - 60x8018x1836x36ELECT.(N)W.H.ELECTRIC HVAC30x303 0 x 3 0 AAA17SQ.FT.GR. 439SQ.FT.REMARKS:TOTAL:LOT SIZE: 7,500 SQ. FT.DETAILSAPN = 028-295-220MAX ALLOWABLE FAR=FAR = LOT SIZE X 32% + 1,100 = LIVABLE SQ. FT. 7,500 SQ FT. X 32% + 1,100 = 3,500 SQ. FT.LOWER LVL(LOWER LEVEL)MAX FAR = 3,500 SQ.FT.FAR23Proposed Floor Area Calc.See DetailsFAR2FLOOR AREA CALC.-LOCATIONAREA FALSQ. FT.:COMPLETE FARA219Scale: 3/16" = 1'-0"MAX ALLOWABLE LOT COVERAGE = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE 7,500 SQ FT. X 40% = 3,000 SQ FT.EXISTING LOT COVERAGESQ. FT.:3,500 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formFLOOR AREA CALC.-(UPPER LEVEL)FAR21Scale: 3/16" = 1'-0"FLOOR AREA CALC.-(ENTRY LEVEL)FAR22Scale: 3/16" = 1'-0"ENTRY LVL UPPER LVL EBCFPD584EXISTING STORAGEEXISTING EXISTING COVERED PORCH EXISTING EXISTING 1,050-7913-1,0501007-1,666AAADD--305-CC88BB4545PROJECTION OVER 30" FROM ABOVEADDITIONADDITIONADDITIONGARAGE GR(N) DETACHED GARAGE39439(GARAGE)FAR24FLOOR AREA CALC.-Scale: 3/16" = 1'-0"AA330-1711 No.RevisionsDrawing Number:Date Scale Design Drawn Approved Job NoOF L NACT STAEOFI FORLIA RLICE N S EDAUSNDYEVRO S 72°06'00" E 149.87'50.00'S 17°56'08" W149.88'S 72°06'00" E OH E OH E N 17°55'00" E 50.00'4'-0"10'-0"(E) GASMETER2'-6"(N) 200AMP.ELECT.METER(E) 2 STORYRESIDENCE(N) DETACHEDGARAGE15'-0"1'-6"1'-6"(N) PATIO(N) PERM-EABLEPAVERS(E) LAWN(N) PATIO(N) PERMEABLEPAVERS)34'-4"9'-0" 1'-10" 20'-0"4'-0"(E) LAWN22'-6"10'-0"15'-0"REAR SETBACK22'-2" FRONT SETBACK4'-0" SIDE SETBACK 4'-0" SIDE SETBACK D.S.(N) CONCRETE SIDEWALK + APPROARCH PERCITY STANDARDS AS REQUIRED BY THE CITYREPLACE ALL CURB, GUTTER, DRIVEWAY, AND SIDEWALK FRONTINGSITE PER CITY STANDARD PROCEDURES AND SPECIFICATIONS ASREQUIRED BY THE CITY. ALL DAMAGED SIDEWALK, CURB, ANDGUTTER DURING CONSTRUCTION WILL BE REPAIRED. ANINSPECTION BY THE CITY PUBLIC WORKS INSPECTOR WILLDETERMINE THE LIMITS OF THE REPAIRS POST-CONSTRUCTION.(E) (N)(E) (N)D.S.D.S.D.S.D.S.D.S.D.S.D.S.(N) DRIVEWAY(N) PERMEABLEPAVERS)(N) 2 STORYADDITION(E) LANDSCAPE(E) LANDSCAPE(E) LANDSCAPE(E) NEIGHBOR'S FENCE(E) OAK TREES(E) MAPLETREE PLUG ALL EXISTING SANITARY SEWER LATERALCONNECTIONS AND INSTALL A NEW 4" LATERALAND WYE TO MAIN, ALL WATER LINECONNECTIONS TO CITY WATER MAINS FORSERVICE OR FIRE LINE ARE TO BE INSTALLEDPER CITY STANDARD(E) 4" SEWER LATERAL (N) 4" SEWER LATERAL D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.56'-8" 55'-2"4'-0"4'-0" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002 Response to Comments 4/25/23003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formSite Plan See DetailsA1.0A1.0Scale: 1/8 = 1'-0"1PROPOSEDSITE PLANScale: N/A2STRAW ROLL DETAILA1.0Scale: N/A3PERMEABLE PAVER DETAILA1.0GENERAL NOTES & SCOPE1. PROTECT ALL EXISTING LANDSCAPING AND TREES DURING CONSTRUCTION,CONSULT ARBORIST AS REQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREEMAY BE REMOVED WITHOUT A PROTECTED TREE PERMIT FROM THE PARKSDIVISION (558-7330) NO TREES ARE TO BE REMOVED FOR THIS PROJECT.3. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIRED SINCELANDSCAPE WILL NOT BE REHABILITATED AS NOTED ON PLANS.4. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORMWATER DRAINAGE DURING CONSTRUCTION. CGC 4.106.2 & CGC 4.106.35. ALL SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPING AREAS6. GRADING PERMIT, IF REQUIRED, WILL BE OBTAINED FROM THE DEPARTMENT OFPUBLIC WORKS.7. THERE WILL BE NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES,COLUMNS, MAILBOX, ETC.) PROPOSED BEYOND THE PROPERTY LINE AND INTO THEPUBLIC RIGHT-OF-WAY8. NEW A/C UNIT OR MECHANICAL EQUIPMENT IS GOING TO BE INSTALLED ON THEEXTERIOR OF THE BUILDING, THE NEW EQUIPMENT CANNOT EXCEED A MAXIMUMOUTDOOR NOISE LEVEL (dBA) OF SIXTY (60) dBA DAYTIME (7:00 A.M.- 10:00 P.M. ORFIFTY (50) dBA NIGHTTIME (10:00 P.M.- 7:00 A.M.( AS MEASURED FROM THEPROPERTY LINE. BMC 25.58.050.CAL GREEN SITE DEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT A PLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE IS SUFFICIENT.2022 CGC 4.106.22. PLANS SHALL INDICIATE HOW GRADING + PAVING WILL PREVENT SURFACE WATER FLOWSFROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THE DRAINAGEPATH. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANT SECTIONS2022 CGC 4.106.4PUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1) REPLACE ALLCURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALL EXISTING SANITARYSEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL TO CITY'S SEWER CLEANOUT,(3) NEW WATER SERVICE TO WATER METER, AND WHEN APPLICABLE, (4) WATER LINES ABOVE2" AND ALL FIRE SERVICES OF ANY SIZE ARE TO BE INSTALLED BY APPLICANT AND PER CITYSTANDARD PROCEDURES AND SPECIFICATIONS.2. ALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINEPROTECTION ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND MATERIALSPECIFICATIONS. CONTACT THE CITY WATER DEPARTMENT FOR CONNECTION FEES. IFREQUIRED, ALL FIRE SERVICES AND SERVICES 2" AND OVER WILL BE INSTALLED BY BUILDER.ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE SUBMITTED AS SEPARATEUNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL.3. ADDITIONAL "PUBLIC WORKS NOTES" ADDED TO SHEET GN. WE DO ACKNOWLEDGE ANDAGREE TO COMPLY WITH THE REQUIREMENTS.4. THE SANITARY SEWER LATERAL (BUILDING SEWER) SHALL BE TESTED PER ORDINANCECODE CHAPTER 15.12. AN ENCROACHMENT PERMIT FOR THE SEWER LATERAL TEST ISREQUIRED. A PASSED SEWER LATERAL TEST CERTIFICATE MUST BE IN PLACE PRIOR TO FINALBUILDING PERMIT.5. DRIVEWAY WIDENING MUST BE APPROVED BY THE CITY ENGINEER. SHOW ON SITE PLAN,DISTANCES BETWEEN THE PROPOSED DRIVEWAY OPENING TO THE CLOSEST ADJUSTEDDRIVEWAY.6. NO STRUCTURE SHALL BE BUILT INTO THE CITY'S RIGHT-OF-WAY, SHOWN ON SITE PLAN,DIMENSIONED FROM PROPERTY LINE TO FACE OF CURB, MEASUREMENT ON CABRILLO IS 15'.7. A REEVALUATION OF THE STORM DRAIN FEE MAY BE REQUIRED IF PREVIOUSLYDETERMINED RATIO OF PERVIOUS VERSUS IMPERVIOUS SURFACE ON THE PROPERTY ISSIGNIFICANTLY MODIFIED BY THIS BUILDING PERMIT.STORMWATER CHECKLIST NOTES1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USE RAINWATER FORIRRIGATION OR OTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTO VEGETATED AREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTS ONTO VEGETATEDAREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLE SURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASED DETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, AND MINIMIZECHANGES TO THE NATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OR EQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSE SPECIESAPPROPRIATE TO THE SITE. INCLUDE PLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT,DROUGHT-TOLERANT, AND/OR ATTRACT BENEFICIAL INSECTS. (C) MINIMIZE USE OF PESTICIDESAND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPE OR SANITARYSEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTIL PERMANENTEROSION CONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS, EASEMENTS,SETBACKS, SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREES TO BE PROTECTED ANDRETAINED, DRAINAGE COURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THE FOLLOWING: (A)CONSTRUCTION, OPERATION AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS,INCLUDE INSPECTION FREQUENCY; (B) METHODS AND SCHEDULE FOR GRADING, EXCAVATION,FILLING, CLEARING OF VEGETATION , AND STORAGE AND DISPOSAL OF EXCAVATED ORCLEARED MATERIAL, (C) SPECIFICATIONS FOR VEGETATIVE COVER & MULCH, INCLUDEMETHODS AND SCHEDULES FOR PLANTING AND FERTILIZATION (D) PROVISIONS FORTEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHEN DEWATERING ANDOBTAIN ALL NECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS (E.G.BERMS, SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS OR TRAPS, EARTHENDIKES OR BERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTE MATS, COVERSFOR SOIL STOCK PILES, ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STE RUNOFF AROUND THESITE (E.G SWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTIONIMPACTS USING VEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS,DIKES,MULCHING OR OTHER MEASURES AS APPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN A DESIGNATED AREAWHERE WASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERLY TOPREVENT CONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALLEMPLOYEES/SUBCONTRACTORS RE: CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS, INCLUDINGPAVEMENT CUTTINGWASTES,PAINTS,CONCRETE, PETROLEUMPRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS, RINSE WATER FROM ARCHITECTURALCOPPER, AND NON-STORMWATER DISCHARGES TO STORM DRAINS AND WATERCOURSES.LANDSCAPE TREES1. 5 (N) 24" BOX TRIDENT MAPLES TO BE PLANTED ON SITE, V.I.F.LOCATIONS.1LOT COVERAGEMAX ALLOWABLE LOT COVERAGE = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE 7,500 SQ FT. X 40% = 3,000 SQ FT.LOT COVERAGE:HOUSE/GARAGE/COVERED PATIO: 2,913 SQ. FT.TOTAL LOT COVERAGE: 2,913 SQ. FT.222 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formExisting Street Setbacks See DetailsA1.1 UP7RBLDG LNRSDRSD DN4R 19'-10 1/2"11'-10"12'-1"6'-8 1/2"9'-1"RSD 12'-10"18'-4 1/2"BLDG LNUP6RPATIODRIVEWAY5'-4"3'-5 1/2"LNDRY3'-6"3'-2"CLORSDCURB/TYPRSDCURB/TYPRSD RSD 4x4 PST/TYPRSD RSDRSDRSD4x4 PST/TYP2'-6 1/2"(E) STORAGE/GARAGE(E) CONC.(E) GUEST RM(E) CONC.(E) MECH(E) CONC.28'-6"33'-7"16'-9 1/2"(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)A3.11A4.01A3.01A4.01A3.31A3.21LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLSA4.11A4.11(E) CRAWLSPACE(PROTECT)(E) CRAWLSPACE(E) VAPOR BARRIER OVER DIRT(N)6/0(TEMP.)12/0 OR 15/0TEMP.MULTI-SLIDERBLDG LNDRIVEWAY(N) DEN / OFFICE(N) TILE OR WD28'-6"33'-7"16'-9 1/2"UP8R(N)3/09'-10"(N) 2/6(N)2/8(N)3/0(N)3/0(N)6/0(N)3/09'-10"SHOWER T E M P . ON/OFFSHOWERTEMP.ON/OFF8'-0"12'-11"3 1/2"7'-3 1/2"8"12'-5 1/2"(N)4/0(N) STORAGE/GARAGE(N) TILE OR WD20'-6"8"12'-5 1/2"8'-0"34'-7 1/2"18x18QUEEN - 60x8018x18(N) BED 3(N) TILE OR WD(N) BATH 3(N) TILE(N) BATH 4(N) TILE(N) 2/6(TEMP.)36x36T.V.(N) PATIO(N) PERMEABLE PAVERS12'-3 1/2"3'-6" 3 1/2" 3'-6"(E)(N)UP6R4x4 PST/TYP3" LINEAR DRAINT.V. 3'-0"3'-6"5'-4" 7 1/2" 11'-10"2'-8"3'-0"2'-8"8'-4"7 1/2"ELECT.(N)W.H.85 GAL.(N)2/836" SINK BASE30" BBQ30" BASE2 % SLOPEELECTRIC HVAC30x303 0 x 3 0A3.12A4.01A3.02A4.01A3.32A3.22BOOKCASE100 101102103104105106107(N) 2/6(N) 2/8CUSTOM CABINETS/BOOKCASECUSTOM CABINETS/BOOKCASECUSTOM SURROUNDELECT. FIREPLACE, ,N.G.,NOT ALLOWED PER CODE110V, 20 AMP. RECEPTACLEOUTLET ON SEPARATEDEDICATED BRANCH CIRCUITTO BE LOCATED 3'-0" W/IN OFFIREPLACEBOOKCASE 4'-6"11'-8"4'-6"50% OR MORE OF THEWALL TO BE OPENA5.06ALL EXTERIOR WALLWITHIN 5' OF THEPROPERTY LINE TO BE 1HR RATED, TYP.A4.11A4.11(E) CRAWLSPACE(PROTECT)(E) VAPOR BARRIER OVER DIRT Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002 Response to Comments 4/25/23003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formAs Built + Proposed Floor Plan See DetailsA2.0A2.0Scale: 1/4 = 1'-0"2PROPOSED LOWER FLOOR PLANRELATED CODE REQUIREMENTS: (EGRESS + WINDOWS + DRS.)1. EGRESS WINDOWS SHALL HAVE A MIN. NET CLEAR OPERABLE AREA OF 5.7SQUARE FEET.2. THE MINIMUM NET CLEAR WIDTH DIMENSION SHALL BE 20"3. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24"4. MAX. U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS 2022 CEC 150.0 (Q)5. MAX. TOTAL AREA, 20%, NO MAXIMUM FOR WEST FACING AREA TABLE 150.1-A, & B6. FENESTRATION MAX. U-FACTOR 0.30. NO SHGC REQUIREMENT TABLE 150.1-A, & B7. DOOR MAX. U-FACTOR: 0.20 TABLE 150.1A, & B2022 CODE REQUIREMENTS: (PLUMBING)1. REQUIRES NON-COMPLIANT PLUMBING FIXTURES TO BE REPLACED BYWATER-CONSERVING PLUMBING FIXTURES WHEN A PROPERTY IS UNDERGOINGALTERATIONS OR IMPROVEMENTS. THIS LAW APPLIES TO ALL RESIDENTIAL ANDCOMMERCIAL PROPERTY BUILT PRIOR TO JANUARY 1, 1994. DETAILS CAN BEFOUND ATHTTP://LEGINFO.CA.GOV/PUB/09-10/BILL/SEN/SB0401-0450/SB407 BILL 20091011CHAPTERED.HTML.2. PER CALIFORNIA CIVIL CODE ARTICLE 1101.4 AND CAL GREEN SECTION 301.1,FORALL BUILDING ALTERATIONS OR IMPROVEMENTS TO A SINGLE FAMILY RESIDENTIALPROPERTY, EXISTING PLUMBING FIXTURES IN THE ENTIRE HOUSE THAT DO NOTMEET COMPLIANT FLOW RATES WILL NEED TO BE UPGRADED. WATER CLOSETSWITH A FLOW RATE EXCESS OF 1.6 GPF WILL NEED TO BE REPLACED WITH W.C. W/A MAX. FLOW RATE OF 1.28 GPF. SHOWER HEADS W/ A FLOW RATE GREATER THAN2.5 GPM WILL NEED TO BE REPLACED W/ A MAX. 1.8 GPM SHOWER HEAD. LAVATORY& KITCHEN FAUCETS W/ A FLOW RATE GREATER THAN 1.8 GPM WILL NEED TO BEREPLACED W/ A FAUCET W/ MAX. FLOW RATE OF 1.5 GPM (OR 1.8 GPM FOR KITCHENFAUCETS)RELATED CODE REQUIREMENTS: (BATHS) (CONT.):PLUMBING:- SHOWER MUST BE PROVIDED W/ TEMPERATURE CONTROL (ANIT-SCALD) TYPEVALVE. TOILETS MUST HAVE A MIN. CLEAR SPACE OF 30" WIDE, & 24" CLEAR SPACEIN FRONT. IF NEW, TOILETS MUST BE WATER CONSERVING 1.28 GALLON. SHOWERDOORS SHALL OPEN OUTWARD AND SHALL BE A MIN. 22" WIDE, THE SHOWERHEADCANNOT DISCHARGE DIRECTLY AT ENTRANCE. ALL SHOWER COMPARTMENTS,REGARDLESS OF SHAPE,MUST BE CAPABLE OF ENCOMPASSING A 30" CIRCLE. JOB-FORMED SHOWER PANLINER MUST SLOPE 14" PER FOOT TO WEEP HOLES IN DRAIN, AND BE INSPECTEDUNDER TEST PRIOR TO COVERING.RELATED CODE REQUIREMENTS: (BATHS) (CONT.):BUILDING:- SHOWER WALL SHALL BE FINISHED TO A HEIGHT 72" ABOVE THE DRAIN INLETWITH MATERIAL THAT IS NOT AFFECTED BY MOISTURE. GREEN BD. CANNOT BEUSED AS A BACKER FOR MASTIC TILE WHERE IT WILL BE EXPOSED TO SPLASHINGWATER AND IS NOT ALLOWED ON CEILINGS.CEMENT BOARD WITH A MOISTURE BARRIER AND CORROSION-RESISTANTFASTENERS IS AN APPROPRIATE BACKING MATERIAL IN WET LOCATIONS. MIN.CEILING HEIGHT FOR ALL BATHROOMS IS 7'-0". SAFETY GLAZING ISREQUIRED FOR WINDOWS IN TUB OR SHOWER LOCATIONS WHERE THE BOTTOMEDGE OF GLASS IS LESS THAN 5'-0" ABOVE THE DRAIN. AS PART OF REMODELSMOKE DETECTORS WILL BE REQUIRED IN ALL BEDROOMS, ADJOINING HALL, ANDAT EACH LEVEL PER THE BUILDING CODE.RELATED CODE REQUIREMENTS: (BATHS)(CONT.)ELECTRICAL:- IT IS REQUIRED TO HAVE AT LEAST ONE RECEPTACLE WITHIN 3-FEET OF THEOUTSIDE EDGE OF EACH BASIN, THIS RECEPTACLE AND ANY OTHERS LOCATEDWITHIN THE BATHROOM MUST BE GFCI PROTECTED.- A SEPARATE 20-AMP CIRCUIT IS REQUIRED TO SUPPLY BATHROOM OUTLETSONLY, OR A SINGLE BATHROOM.- LIGHTING WILL BE REQUIRED TO BE HIGH EFFICACY OR CONTROLLED BY AMANUAL ON OCCUPANTSENSOR SWITCH. (TYPICALLY HIGH EFFICACY LIGHT FIXTURES ARE PIN BASEFLUORESCENT WITH ELECTRONIC BALLAST.MECHANICAL:- A FAN CONNECTED TO THE OUTSIDE CAN BE PROVIDED, FAN EXHAUST SHOULDBE 3-FEET FROM BUILDING OPENINGS AND PROPERTY LINES. BE INSPECTED UNDER TEST PRIOR TO COVERING.GENERAL NOTES:1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES FROM CENTERLINE OF W.C.)AND 24" CLEARANCE IN FRONT OF THE W.C. PER CPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OF ENCOMPASSING A30" CIRCLE. SEE PLANS PER CPC 408.63. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THEWASHER & DISHWASHER, ETC., PER CPC5.WATER CLOSETS SHALL BE AN ULTRA LOW FLUSH TYPE W/ 1.28 GALLONS MAX.PER FLUSH, PER CPC & GCG 4.303.1.16. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THEBUILDING AND SHALL BE EQUIPPED WITH A DRAFT DAMPER AND SHALL BE RIGIDMETAL DUCT WITH SMOOTH INTERIOR SURFACES PER CMC SECT. 504.7. VERIFY ALL FINISH FLOOR CALL-OUTS W/ OWNERS, TYP.8. SUB- PANEL ELECT., VERIFY LOCATION W/ OWNER.9. ALL SHOWER HEADS TO HAVE 1.8 GPM @ 60 PSA FLOW MAX. PER 2022 CPCSECT. 408.2 & (CGC 4.303.1.2)10. ALL SHOWER WALLS TO BE WATERPROOF TO 72" ABOVE DRAIN INLET, WALLFINISHES TO BE OF SMOOTH HARD NONABSORBENT SURFACE, PER CRC R307.2(CEMENT BASED)11. NA12. ALL LAVATORY FAUCETS TO HAVE 1.2 GPM, + KITCHEN FAUCETS TO HAVE 1.8GPM FLOW MAX. PER 2022 CPC SECT. 403.7, & 403.6 (CGC 4.303.1.4.4)13. WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVE QUICK-ACTINGVALVES (I.E.) DISHWASHERS HOT WATER LINE AND THE HOT/COLD LINES OF THECLOTHES WASHER) 2022 CPC 609.10.14. CONTROL VALVE FOR SHOWER OR TUB/SHOWER SHALL BE OF THE PRESSUREBALANCE OR THERMOSTATIC MIXING VALVE TYPE, PER CPC 420.0.15. THRESHOLD FOR IN-SWING DOORS SHALL BE 7.75" MAX. AND 7" MAX. FOROUTSWING DOORS.16. (E) GAS METER LOCATION, PG&E, TYPICAL 36" FROM OPERABLE WINDOWS.17. (E) ELECTRICAL METER LOCATION TO BE MOVED PER PLANS.18. MAX. DROP FROM TOP OF THRESHOLD TO THE EXT. LANDING AT ALL SLIDINGAND IN-SWINGING DOORS SHALL BE LIMITED TO 7.75", AND NOT MORE THAN 1.5"LOWER THAN THRESHOLD FOR OUTSWING DRS. PER 2022 CRC R311.319. (N) STAIRS TO HAVE MAX. RISER HEIGHT OF 7.75" AND A MIN. TREAD DEPTHOF 10" PER CRC R311.7.4.20. A CAPILLARY BREAK WILL BE INSTALLED IF A SLAB ON GRADE FOUNDATIONSYSTEM IS USED. THE USE OF A 4" THICK BASE OF 1/2" OR LARGER CLEANAGGREGATE UNDER A 6 MIL VAPOR RETARDER WITH JOINT LAPPED NOT LESSTHAN 6" WILL BE PROVIDED UNLESS AND ENGINEERED DESIGN HAS BEENSUBMITTED AND APPROVED BY THE BUILDING DIVISION . 2022 CGC §4.505.2 ANDCALIFORNIA RESIDENTIAL CODE (CRC) §R5O6.2.321. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE WILL NOT BEINSTALLED. WALL AND FLOOR FRAMING WILL NOT BE ENCLOSED WHEN THEFRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. MOISTURE CONTENT WILLBE VERIFIED PRIOR TO FINISH MATERIAL BEING APPLIED. 2022 CGC §4.505.31. ALL EXTERIOR 2X6 WALLS: R-21 BATT INSULATION, OR MIN. BYTITLE-242. ALL EXTERIOR 2X4 WALLS: R-15 BATT INSULATIONOR MIN. BY TITLE-243. ALL CEILINGS TO RECEIVE R-32 MIN. INSULATIONOR MIN. BY TITLE-244. ALL UNDER FLOOR TO RECEIVE R-19 BAT INSULATION5. ALL BATHROOMS, LAUNDRY ROOMS, TO RECEIVE SOUND BATT,INSULATION, TYPICAL.6. CEILING INSULATION, MIN. R-30 INSULATION REQUIRED.7. BUILDING ENVELOPE INSULATION: PER CLIMATE ZONE: 3 TABLE150.1-A, & B8. BUILDING ENVELOPE INSULATION: WALLS, ABOVE OR BELOWGRADE, MEET STANDARDS IN TABLE 150.1-A & B9. QUALITY INSULATION INSTALLATION INSPECTION (QII) ISREQUIRED BY A THIRD PARTY.INSULATION: (See Title-24 For Min.)GENERAL NOTES: (cont.)22. FITTINGS (FAUCETS AND SHOWER HEADS) HAVE ALL REQUIREDSTANDARDS LISTED ON PLANS AND ARE IN ACCORDANCE TO CGC 4.303.1.3AND CGC 403.1.423. ANY GAS FIREPLACE SHALL BE DIRECT-VENT SEALED-COMBUSTIBLE TYPE.2022 CGC 4.503.124. PROVIDE 36 INCH MIN. DEEP LANDING OUTSIDE ALL EXTERIOR DOORS(NOT MORE THAN 7.75 INCHES LOWER THAN THE THRESHOLD FORIN-SWINGING DOORS AND SLIDING DOORS, AND NOT MORE THAN 1.5 INCHESLOWER THAN THE THRESHOLD FOR OUT-SWINGING DOORS) 2022 CRC R311.325. WALLS WITH 2 X 6 AND LARGER FRAMING REQUIRE R-19 INSULATION150.0(C)226 CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT OF WAY ARE LIMITED TOTHE WEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00 A.M AND 5:00 P.M.27. AS OF JANUARY 1, 2014 SV 407 (2009) REQUIRES NON-COMPLIANT PLUMBINGFIXTURES TO BE REPLACED BY WATER-CONSERVING PLUMBING FIXTURESWHEN A PROPERTY IS UNDERGOING ALTERATIONS OR IMPROVEMENTS.POLLUTANT CONTROL NOTES:1. PAINTS + COATINGS WILL COMPLY WITH VOC LIMITS PER 2022 CGC§4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISHMATERIALS. 2022 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THETESTING + PRODUCT REQUIREMENTS FOUND IN THE 2022 CALIFORNIA GREENBUILDING CODE. 2022 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOORAREA RECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIAGREEN BUILDING CODE REQUIREMENTS. 2022 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, + MEDIUM DENSITY FIBERBOARDCOMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THEBUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSIONSTANDARDS. 2022 CGC §4.504.56. AEROSOL PAINTS + COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC AND COMPLY W/ PERCENT VOC BY WEIGHT OF PRODUCTLIMITS, REGULATION 8, RULE 49. PER 2022 CGC 4.504.2.37. ADHESIVES, SEALANTS, + CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL + REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENTSTANDARDS 2022 CGC §4.504.2.1A2.0Scale: 1/4 = 1'-0"1EXISTING LOWER FLOOR PLANELEMENT(E) LENGTHFT.:DEMOLITION CALCULATIONS (E) EXTERIOR WALLS46.40%REMOVEDFT.:TOTALS: 78.8378.8336.5836.58% REMOVED46.40%****LINEAR FOOTAGE MEASUREMENT**** = LESS THAN 50% OF LINEAR FOOTAGE2 UP7RFBOXRSD UP2RDN6RBALCONYTERRACEDECKRSDDN5RARCHD DN7R20'-1"14'-8"16'-2"15'-0 1/2"14'-5 1/2"24'-2 1/2"11'-11 1/2"5'-11 1/2"5'-6"9'-1"8'-5"CLGACSEPRSD ARCHD 4x4 PST/TYP3'-6 1/2"(E) DINING(E) -(E) LIVING(E) -(E) KITCHEN(E) -(E) ENTRY(E) -(E) NOOK(E) -(E) -(E) SERVICEENTRY17'-8 1/2"13'-1"5'-8 1/2"4'-9"7'-3"36'-0 1/2"21'-0 1/2"15'-0"8'-5 1/2"31'-7"22'-4"9'-3"(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)A3.11A3.01A3.21A3.31LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLSA4.11A4.11UP8RFBOXRSD UP2RTERRACERSDDN4R (N) ATTICACCESSEP4x4 PST/TYP3'-6 1/2"(E) DINING(N) WOOD(E) LIVING(N) WOOD(E) KITCHEN(N) WOOD(E) ENTRY(N) WOOD(E) NOOK(N) WOOD(N) TILE(E) MUD17'-8 1/2"11'-1 1/2"5'-8 1/2"4'-9"7'-3"36'-0 1/2" 21'-0 1/2"15'-0"31'-7"17'-8 1/2"5'-11 1/2"(N)DN8RDN6RDECK36" REF.36" RANGE 30" BASE 30" BASE24" DW24" BASE24" BASE18" CAB.2X4 PONY WALL - PLUMBING WALL 24" CAB.3'-6"4'-6"3'-6"7'-2"7'-9"(N) BUFFET36x88(N)9/0(N) 3/09"6'-10 1/2"3 1/2"2'-1"9'-0"5'-1"2'-1"11'-0"2'-1"3'-6"STORAGE BELOW18"18"30"30"30"14'-0"1'-0"8'-0"PROTECT EXISTINGCEILING(N) 200 AMP.ELECT. METER(REBUILD EXISTING TERRACE)(REBUILD EXISTING TERRACE)(N) 8X8 POST(N) STAIRS TO LOWER LVL(N) 3/0 (N) 3/0(R)(R)(R)(N)(R)(R)CLCLCLCLCL CL(E) (N)30" BASE30" BASE BUILT IN CAB (N) 2/2BUILT IN CAB(N) PWD(N) TILE5 1/2" 4'-0" 3 1/2" 7'-8"A3.12A3.02A3.32A3.22(N) OPENING(R) TILE/ BRICK200201202203204207205206208209210(E) GAS METERA5.06ALL EXTERIOR WALLWITHIN 5' OF THEPROPERTY LINE TO BE 1HR RATED, TYP.A4.11A4.11 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formAs Built + Proposed Floor Plan See DetailsA2.1A2.1Scale: 1/4 = 1'-0"2PROPOSED ENTRY LEVEL FLOOR PLANA2.1Scale: 1/4 = 1'-0"1EXISTING ENTRY LEVEL FLOOR PLANELEMENT(E) LENGTHFT.:DEMOLITION CALCULATIONS (E) EXTERIOR WALLS42.96%REMOVEDFT.:TOTALS: 12412453.2753.27% REMOVED42.96%****LINEAR FOOTAGE MEASUREMENT**** = LESS THAN 50% OF LINEAR FOOTAGE111 DN7RBLDG LN16'-2 1/2"12'-0"12'-2"15'-5 1/2"11'-11 1/2"15'-6"7'-2 1/2"6'-0 1/2"2'-3 1/2"7'-5"2'-6"5'-5"7'-6 1/2"6'-8 1/2"11'-11 1/2"5'-11 1/2"(E) SERVICEENTRYDN6RDECKDN7RRSD4'-6 1/2"2'-11 1/2"5'-11"CLO2'-11 1/2"6'-0"CLO2'-7 1/2"4'-11"RSDRSD4x4 PST/TYPRSD3'-7"3'-6 1/2"(E) -(E) BED 1(E) -(E) BED 2(E) -(E) HALL(E) -(E) BATH 1(E) TILE(E) M.BATH(E) TILE(E) M.BED(E) -26'-6 1/2"33'-7"31'-0 1/2"33'-7" 11'-3" 4'-3"4'-7 1/2"2'-4 1/2" 11'-0 1/2"9'-5" 2'-5"4'-7 1/2"2'-4 1/2" 1'-10 1/2"(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)A3.11A4.01A3.01A4.01A3.31A3.21LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLSA4.11A4.11DN8R3'-6 1/2"(E) BED 1(N) WOOD(N) M.BATH(N) TILE(E) BED 2(N) WOOD26'-6 1/2"31'-0 1/2"33'-7"(R)SHOWER ON/OFF TEMP.(N)2/8(N) 2/8DN8R(N) 1/6(TEMP.)(N)2/8(N)2/82/62/6DBL HANGADJ. SHELF(N)2/6SHOWERON/OFFTEMP.2/6DBL HANGDBL HANG(N) 2/6(N) 2/6DBL HANGWASHERDRYER(N)8/0(N)4/0(N)8/0(E)(N)(E) HALL(N) WOOD(N) M.BED(N) WOOD(E)(E)(R)(N) LAU.(N) TILE(N) BATH 1(N) TILE(N) BATH 2(N) TILE9'-10"6" 12'-0"8'-8"12'-0" 6"33'-7"9'-10"36'-4 1/2"9'-10"3 1/2"3'-6"3 1/2"14'-9 1/2"6"1'-11 1/2"5"12'-0"5"5'-0"3 1/2"3'-6"3 1/2"16'-6"6"(N) 2/6(N) 2/6(N) 2/624 X 18 KING 78 X 80 24 X 18(N) 3/0(N) 3/0QUEEN - 60x80 18x18 12'-11"3 1/2"3'-6"5"3'-6"6"12'-5 1/2" 4'-0"5 1/2"8'-5 1/2"2'-0"2'-0"ADJ. SHELF ADJ. SHELF DBL HANG18x18QUEEN - 60x8018x184x4 PST/TYPDN6RDECK(R)A3.12A4.01A3.02A4.01A3.32A3.22OPTION FORDESK AREA300301302303304305306307308309310311(N) 2/6(N) 2/6DBL HANGADJ. SHELVES(E)(N)(N) SKYLIGHT18x18 (N) 3/0TEMP.LINENSEATTEMP.SHOWERON/OFF(N) CATHEDRAL CEILING(N ) C A T H E D R A L C E I L I N G (N ) C A T H E D R A L C E I L I N G(N) CATHEDRAL CEILINGFLAT CEILING(N) C A T H E D R A L C E I L I N G(N) CATHEDRAL CEILING13'-8"ATTIC ACCESSFLAT CEILINGFLAT CEILING(N) C A T H E D R A L (N) CATHEDRAL (N) SKYLIGHTA5.06ALL EXTERIOR WALLWITHIN 5' OF THEPROPERTY LINE TO BE 1HR RATED, TYP.A4.11A4.11(N) ATTICACCESS(N) TILE(E) MUD(R)(R)BUILT IN CAB (N) 2/2BUILT IN CAB 205206(N) PWD(N) TILE Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002 Response to Comments 4/25/23003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formAs Built + Proposed Floor Plan See DetailsA2.2A2.2Scale: 1/4 = 1'-0"2PROPOSED UPPER LEVEL FLOOR PLANA2.2Scale: 1/4 = 1'-0"1EXISTING UPPER LEVEL FLOOR PLANELEMENT(E) LENGTHFT.:DEMOLITION CALCULATIONS (E) EXTERIOR WALLS45.51%REMOVEDFT.:TOTALS: 13513561.4561.45% REMOVED45.51%****LINEAR FOOTAGE MEASUREMENT**** = LESS THAN 50% OF LINEAR FOOTAGE2 (E)(E) (N)(E) (N)(N) G.S.M. GUTTER W/ ROUNDDOWNSPOUTS, TYP.12 SLOPE 12 12 SLOPE 12 12 SLOPE 12 12 SLOPE 12 12SLOPE1212SLOPE1212SLOPE1212SLOPE126 SLOPE 12 6 SLOPE 12 6 SLOPE 12 6 SLOPE 12 6 12 (N) ASPHALT ROOF(N) CLASS A: FIRE RATEDARCHITECTURAL(N) ASPHALT ROOF(N) CLASS A: FIRE RATEDARCHITECTURAL(E) ASPHALT ROOF(E) CLASS A: FIRE RATEDARCHITECTURALRIDGERIDGERIDGERIDGE RIDGE VAL L E Y VALLE Y VALLEYVALLEYVALLEYVALLEYNOTES:1. (OGEE OR HALF ROUND) G.S.M. GUTTERS, & (3"GSM) DOWNSPOUTS (MATCH EXISTING ASREQUIRED), LINE ALL VALLEYS WITH GSM, ATLEAST 20" WIDE WITH WITH 1/4" EDGE TURNEDOVER AND FASTENED WITH CLEATS. LAP JOINTS ATLEAST 4", BUT DO NOT SOLDER.2. N/A3. WHEN INSULATION IS INSTALLED IN ENCLOSEDRAFTER SPACES WHERE CEILINGS ARE APPLIEDDIRECT TO THE UNDERSIDE OF ROOF RAFTERS, AMINIMUM AIR SPACE OF 1 INCH MUST BE PROVIDED,INSULATION BAFFLE NEEDED.4. FLASHINGS AND COUNTER FLASHINGS SHALLNOT BE LESS THAN 0.016-INCH (28-GAGE)CORROSION RESISTANT METAL, AND VALLEYFLASHING5. AT THE JUNCTURE OF THE ROOF & VERTICALSURFACES, FLASHING & COUNTERFLASHINGSSHALL NOT BE LESS THAN 0.019-INCH (26 GAUGE)6. NA7. TERMINATION OF ALL ENVIRONMENTAL AIRDUCTS SHALL BE A MIN. OF 3'-0" FROM PROPERTYLINES OR ANY OPENING INTO THE BUILDING (I.E.DRYERS, BATH& UTILITY FANS, ETC., MUST BE 3'-0"AWAY FROM DOORS, WINDOWS, OPENINGSKYLIGHTS OR ATTIC VENTS, PER CODE8. N/A9. N/A10. ATTIC VENTILATION AT CALIFORNIA FRAMING TORECEIVE LOW PROFILE VENTS OR OPENING IN THEROOF SHEATHING BELOW11. (AS REQUIRED) ALL TRUSS/RAFTER BLOCKINGTO RECEIVE 2" DIA HOLES IN EVERY BLOCKTYPICAL FOR EVEN DISTRIBUTION OF AIR FLOW.PLUMBING & HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHERWHEN POSSIBLE & LOCATE ON ROOFSSLOPING TO THE REAR OF HOUSE TYP. VERIFYLOCATION W/ DESIGNER.(N) SKYLIGHTVALLEYVALLEYVALLEYD.S.D.S.D.S.D.S.D.S.D.S.D.S.(N) SKYLIGHTRIDGE VENTRIDGE VENTRIDGE VENTRIDGE VENTRIDGE VENT (N) ASPHALT ROOF(N) CLASS A: FIRE RATEDARCHITECTURALRIDGESLOPE126 SLOPE126D.S.D.S.(N) G.S.M. GUTTER W/ ROUNDDOWNSPOUTS, TYP.(PROPERTY LINE)(PROPERTY LINE)(N) CONTINUOUS RIDGE VENT Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formProposed Roof Plan See DetailsA2.3A2.3Scale: 1/4 = 1'-0"1PROPOSED ROOF PLANA2.3Scale: 1/4 = 1'-0"2PROPOSED GARAGE ROOF PLANA2.3Scale: N.A.3SPECS FOR ROOFINGVENTILATION CALC (HOUSE):SQ. FT. OF (E/N) ROOF: 2,620 SQ. FT.(N/E) 2,620/150 = 17.46 SQ. FT. OF VENTILATION IN EXISTING ROOF(N) ROOF RIDGE VENTS = 106 SQ. FT.TOTAL VENTILATION INSTALLED = 106 SQ.FT.VENTILATION CALC (GARAGE):SQ. FT. OF (N) ROOF: 468 SQ. FT.(N) 468/150 = 3.12 SQ. FT. OF VENTILATION IN EXISTING ROOF(N) ROOF RIDGE VENTS = 26 SQ. FT.TOTAL VENTILATION INSTALLED = 26 SQ.FT. 6'-5" 6'-5 1/2" 8'-2 1/2" 6'-8 1/2" 6'-8" 6'-9 1/2" 6'-1"CHIM VENT/TYPGRADE/TYPSTUCCO/TYPCHIM/VENT/TYPVIEW BLKDBY FENCE LNVENTUPPER LEVEL F.F.E.MECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REARGROUND LEVEL F.F.E.@GUEST RMGROUND LEVELF.F.E.@STORAGE REARGROUND LEVEL F.F.E.@GARAGE DR8'-4 1/2"7'-0 1/2"6'-6 1/2"6'-11"3"3'-2 1/2"3'-1"3'-8 1/2"1'-2"19'-9 1/2"ELEV. 101.55'ELEV. 101.39'ELEV. 98.31'ELEV. 101.65'ELEV. 104.85'ELEV. 108.55'ELEV. 109.69'ELEV. 118.04'(E) ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) PAINTED STUCCO, TYP.(E) WOOD WINDOWS26'-5 1/2"RIDGE HEIGHTELEV. 126.79'ATOCELEV. 100.38'GRADE/TYPVIEW BLKDBY FENCE LN59'-10 1/2"9'-10"ADDITION(EXISTING)NEW, WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.NEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.NEW, (WOOD CLAD)WINDOWS + DOORSSDL (PUTTY STYLE)REPLACEMENTS/U.O.N.(E)(N)(E)(N)ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(R)(N)(N)(N)(R)(R)(N)(N)(N)(N)(N)(N)D.S.D.S.(N) CEDAR SHINGLE SIDINGS+ BAORDER38'-11 1/2"22'-3 1/2"UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"27'-9"RIDGE HEIGHT2'-3"ELEV. 104.86'ELEV. 109.86'ELEV. 111.02'ELEV. 119.39'ELEV. 101.55'ELEV. 98.31'ELEV. 128.14'30' HEIGHT LIMITELEV. 130.38'8'-9"ATOCELEV. 100.38'30'-0"6'-6 1/2"8'-4" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formProposed Elevations See DetailsA3.0A3.0Scale: 1/4 = 1'-0"1EXISTING NORTH ELEVATIONA3.0Scale: 1/4 = 1'-0"2PROPOSED NORTH ELEVATION11 6'-5" 6'-9" 6'-8" 6'-1 1/2" 6'-1 1/2"6'-6" 6'-6" 6'-6" 6'-6"GRADE/TYPCHIM VENT/TYP6'-8" 6'-8" 2'-11 1/2" 2'-11 1/2"STUCCO/TYPVENTUPPER LEVEL F.F.E.MECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REARGROUND LEVEL F.F.E.@GUEST RMGROUND LEVELF.F.E.@STORAGE REARGROUND LEVEL F.F.E.@GARAGE DR8'-4 1/2"7'-0 1/2"6'-6 1/2"6'-11"3"3'-2 1/2"3'-1"3'-8 1/2"1'-2"19'-9 1/2"ELEV. 101.55'ELEV. 101.39'ELEV. 98.31'ELEV. 101.65'ELEV. 104.85'ELEV. 108.55'ELEV. 109.69'ELEV. 118.04'(E) ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) PAINTED STUCCO, TYP.(E) WOOD WINDOWS(E) BRICK CHIMNEY26'-5 1/2"RIDGE HEIGHTELEV. 126.79'ATOCELEV. 100.38'CHIM VENT/TYP59'-10 1/2"9'-10"ADDITION(EXISTING)NEW, WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.NEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.NEW, (WOOD CLAD)WINDOWS + DOORSSDL (PUTTY STYLE)REPLACEMENTS/U.O.N.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) (N)(E) (N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(R)(R)GRADE(R)(N) CEDAR SHINGLE SIDINGS+ BAORDERELEV. 101.90'UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"27'-9"RIDGE HEIGHT2'-3"ELEV. 104.86'ELEV. 109.86'ELEV. 111.02'ELEV. 119.39'ELEV. 101.55'ELEV. 98.31'ELEV. 128.14'30' HEIGHT LIMITELEV. 130.38'8'-9"ATOCELEV. 100.38'30'-0"6'-6 1/2"8'-4" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formProposed Elevations See DetailsA3.1A3.1Scale: 1/4 = 1'-0"1EXISTING SOUTH ELEVATIONA3.1Scale: 1/4 = 1'-0"2PROPOSED SOUTH ELEVATION11 6'-9" 6'-4" 6'-1" 6'-5" 6'-5" 6'-5"GRADE/TYPCHIM/VENT/TYPCHIM/VENT/TYP6'-2"STUCCO/TYPVENTVENTUPPER LEVEL F.F.E.MECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REARGROUND LEVEL F.F.E.@GUEST RMGROUND LEVELF.F.E.@STORAGE REARGROUND LEVEL F.F.E.@GARAGE DR8'-4 1/2" 7'-0 1/2" 6'-6 1/2" 6'-11" 3"3'-2 1/2"3'-1" 3'-8 1/2"1'-2" 19'-9 1/2"ELEV. 101.55'ELEV. 101.39'ELEV. 98.31'ELEV. 101.65'ELEV. 104.85'ELEV. 108.55'ELEV. 109.69'ELEV. 118.04'(E) ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) PAINTED STUCCO, TYP.(E) WOOD WINDOWS26'-5 1/2"RIDGE HEIGHTELEV. 126.79'ATOCELEV. 100.38'(E) GARAGE DR.CHIM/VENT/TYP TEMP. EGRESS TEMP. EGRESSEGRESSEGRESSNEW, WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.NEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.NEW, (WOOD CLAD)WINDOWS + DOORSSDL (PUTTY STYLE)REPLACEMENTS/U.O.N.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(N)(N)(N)(N)(N)(E)(E)(E) LOT LINE (E) LOT LINELEFT DHEELEV. 101.27'12'-0"RIGHT DHEELEV. 101.73'12'-0"45°ATOCELEV. 100.46'29'-11"(N) CEDAR SHINGLE SIDINGS+ BAORDERUPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2" 27'-9"RIDGE HEIGHT2'-3"ELEV. 104.86'ELEV. 109.86'ELEV. 111.02'ELEV. 119.39'ELEV. 101.55'ELEV. 98.31'ELEV. 128.14'30' HEIGHT LIMITELEV. 130.38'8'-9"ATOCELEV. 100.38'30'-0" 6'-6 1/2" 8'-4" 7'-6" 7'-6"45° Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002 Response to Comments 4/25/23003 Response to Comments 5/03/23004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formProposed Elevations See DetailsA3.2A3.2Scale: 1/4 = 1'-0"1EXISTING EAST ELEVATIONA3.2Scale: 1/4 = 1'-0"2PROPOSED EAST ELEVATION33 GRADE/TYP6'-7 1/2" 6'-7 1/2"STUCCO/TYPGRADE BYND/TYPCHIM/VENT/TYPCHIM/VENT/TYP6'-9"VENTUPPER LEVEL F.F.E.MECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REARGROUND LEVEL F.F.E.@GUEST RMGROUND LEVELF.F.E.@STORAGE REARGROUND LEVEL F.F.E.@GARAGE DR8'-4 1/2" 7'-0 1/2" 6'-6 1/2" 6'-11" 3"3'-2 1/2"3'-1" 3'-8 1/2"1'-2" 19'-9 1/2"ELEV. 101.55'ELEV. 101.39'ELEV. 98.31'ELEV. 101.65'ELEV. 104.85'ELEV. 108.55'ELEV. 109.69'ELEV. 118.04'(E) ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) PAINTED STUCCO, TYP.(E) WOOD WINDOWS26'-5 1/2"RIDGE HEIGHTELEV. 126.79'ATOCELEV. 100.38'GRADE BYND/TYPCHIM/VENT/TYPNEW, WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.NEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.NEW, (WOOD CLAD) WINDOWS +DOORS SDL (PUTTY STYLE)REPLACEMENTS/U.O.N.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(N) BRICK(R)(R) (R)(R)(N)(N)D.S.ELEV. 101.28'GRADE(E) LOT LINE (E) LOT LINE LEFT DHEELEV. 101.27'12'-0"45°RIGHT DHEELEV. 101.73'12'-0" 7'-6"45°(N) CEDAR SHINGLE SIDINGS+ BAORDER TEMP. EGRESS(N)UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2" 26'-10 1/2"RIDGE HEIGHT2'-3"ELEV. 104.86'ELEV. 109.86'ELEV. 111.02'ELEV. 119.39'ELEV. 101.55'ELEV. 98.31'ELEV. 128.14'30' HEIGHT LIMITELEV. 130.38'8'-9"ATOCELEV. 100.38'30'-0" 6'-6 1/2" 8'-4" 7'-6"ENTRY LEVELELEV. 105.50'ENTRY LEVELELEV. 114.27'8'-9 1/2" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002 Response to Comments 4/25/23003 Response to Comments 5/03/23004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formProposed Elevations See DetailsA3.3A3.3Scale: 1/4 = 1'-0"1EXISTING WEST ELEVATIONA3.3Scale: 1/4 = 1'-0"2PROPOSED WEST ELEVATION33 CHIM/VENT/TYP(N) CONC. RAT PROOFING PADMIN. THICKNESS 4" W/ MIN.4 MIL. VAPOR BARRIERR-19 @ 2x6 WALLS, TYP.SEE TITLE-24R-19 @ FLOOR FRAMING, TYP.SEE TITLE-2458" GYP. BD, TYP.11-7/8" TJI SERIES 230 @ 16"O.C. TYP. W/ 3/4"T & G PLYWOOD (S.S.D.)R-19 @ 2x6 WALLS, TYP.SEE TITLE-2458" GYP. BD, TYP.(N) FAMILY(N) DEN / OFFICE(N) BED 2(N) M. BATH(N) M. BED5'-6"ATTIC MECH.D.S.(E) LOT LINE (E) LOT LINELEFT DHEELEV. 101.27'12'-0"RIGHT DHEELEV. 101.73'12'-0"ATOCELEV. 100.38'30'-0"UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"27'-9"RIDGE HEIGHT2'-3"ELEV. 104.86'ELEV. 109.86'ELEV. 111.02'ELEV. 119.39'ELEV. 101.55'ELEV. 98.31'ELEV. 128.14'32' HEIGHT LIMITELEV. 130.38'8'-9"ATOCELEV. 100.38'30'-0" 6'-6 1/2" 8'-4" 7'-6" 7'-6"ENTRY LEVELELEV. 105.50'ENTRY LEVELELEV. 114.27'8'-9 1/2"45°45°CHIM/VENT/TYPCHIM/VENT/TYPVENT(E) CONC.58" GYP. BD, TYP.(E) PLYWOOD SUBFLOOR58" GYP. BD, TYP.(E) STORAGE/GARAGE(E) GUEST RM(E) M. BED(E) BATH-1(E) BED-2(E) LOT LINE (E) LOT LINELEFT DHEELEV. 101.27'ATOCELEV. 100.38'30'-0"30' HEIGHT LIMITELEV. 130.38'GRADEELEV. 99.62'UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"26'-3 1/2"RIDGE HEIGHT3'-8 1/2"ELEV. 104.86'ELEV. 108.46'ELEV. 109.62'ELEV. 117.99'ELEV. 101.55'ELEV. 98.31'ELEV. 126.65'8'-8"ATOCELEV. 100.38'30'-0" 6'-6 1/2" 6'-11 1/2"ENTRY LEVELELEV. 105.50'ENTRY LEVELELEV. 114.27'8'-9 1/2" 12'-0" 12'-0" 7'-6" 7'-6"45°45°RIGHT DHEELEV. 101.73' Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002 Response to Comments 4/25/23003 Response to Comments 5/03/23004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formProposed Building Section See DetailsA4.0A4.0Scale: 1/4 = 1'-0"1PROPOSED BUILDING SECTIONA4.0Scale: 1/4 = 1'-0"2EXISTING BUILDING SECTION13333 (E) CRAWLSPACE(N) STORAGE/GARAGE(N) BED-3(E) BED-1(E) LIVING(E) DINING(N) BATH-1(N) CLT(N) M. BED(N) CONC. RAT PROOFING PADMIN. THICKNESS 4" W/ MIN.4 MIL. VAPOR BARRIERR-19 @ 2x6 WALLS, TYP.SEE TITLE-24R-19 @ FLOOR FRAMING, TYP.SEE TITLE-2458" GYP. BD, TYP.11-7/8" TJI SERIES 230 @ 16"O.C. TYP. W/ 3/4"T & G PLYWOOD (S.S.D.)R-19 @ 2x6 WALLS, TYP.SEE TITLE-2458" GYP. BD, TYP.GRADEELEV. 101.90'UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"25'-9 1/2"RIDGE HEIGHT4'-2 1/2"ELEV. 104.86'ELEV. 109.86'ELEV. 111.02'ELEV. 119.39'ELEV. 101.55'ELEV. 98.31'ELEV. 126.18'30' HEIGHT LIMITELEV. 130.38'6'-9 1/2"ATOCELEV. 100.38'30'-0" 6'-6 1/2" 8'-4"ENTRY LEVELELEV. 105.50'ENTRY LEVELELEV. 114.27'8'-9 1/2"(E) CRAWLSPACE(E) STORAGE/GARAGE(E) BED-1(E) LIVING(E) DINING(E) CLT(E) BED-2GRADEELEV. 101.90'UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"26'-3 1/2"RIDGE HEIGHT3'-8 1/2"ELEV. 104.86'ELEV. 108.46'ELEV. 109.62'ELEV. 117.99'ELEV. 101.55'ELEV. 98.31'ELEV. 126.65'30' HEIGHT LIMITELEV. 130.38'8'-8"ATOCELEV. 100.38'30'-0" 6'-6 1/2" 6'-11 1/2"ENTRY LEVELELEV. 105.50'ENTRY LEVELELEV. 114.27'8'-9 1/2"(E) CRAWLSPACE Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formProposed Building Section See DetailsA4.1A4.1Scale: 1/4 = 1'-0"1PROPOSED BUILDING SECTIONA4.1Scale: 1/4 = 1'-0"2EXISTING BUILDING SECTION1111 5/8"3 1/2"4 3/4"2 x4MIN. R-13 (SOUND BATT) @ALL BATHROOMS/LAUNDRY5/8" TYPE X GYPSUM BD.TYPCIAL THROUGHOUT HOUSESMOOTH FINISH OR MATCH EXISTING CONDITION2x4 STUD WALL @16" O.C. S.S.D.STAGGER JOINTS EACH SIDE(LOAD BEARING ONLY)NOTES:SEE WWW.GPGYPSUM.COM FORTECHNICAL SPEC'S3/4"5/8"1/2"5 1/2"7 3/8"2 x 6R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS,FOLLOW MORE STRINGENT VALUES.APA RATED SHEATHING EXPOSURE 112" PLYWOOD OR OSBWD SIDING, (PAINT)MIN. 2X6 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDEBENJAMIN OBDYKE (HYDRO-GAP)ICC - ES REPORT ESR-3394 WALL SIDINGUNDERLAYMENT, OR APPROVED EQUALNOTES:A. VISIT GRACECONSTRUCTION.COM FOR THE MOST CURRENT DETAILS, INSTALLATION VIDEO AND PRODUCT DATA SHEETSB. REMOVE RIPCORD® FROM GRACE VYCOR PLUS FOR EASE OF INSTALLATIONC. IF APPLICABLE, LEAVE RELEASE PAPER ON LOWER HALF OF SILL FLASHING UNTIL FUTURE TIE-IN WITH WEATHER RESISTIVE BARRIERD. FOR CONCRETE, MASONRY OR WHERE ADHESION IS MARGINAL, USE PERM-A-BARRIER® WB PRIMER TO PROMOTE VYCOR ADHESIONE. CHECK LOCAL BUILDING CODES FOR WEATHER RESISTIVE BARRIER REQUIREMENTS AND INSTALL GRACE VYCOR PLUS WITH WEATHER RESISTIVE BARRIER TO FORM WATER-SHEDDING LAPSF. INSTALL WINDOW PER MANUFACTURER'S RECOMMENDATION AND USE APPROPRIATE SEALANT FOR WINDOW AND WOOD BUCKG. DETAIL ALSO RELEVANT FOR GRACE VYCOR V40 AND VYCOR BUTYLEXTERIOR WALLSILL PLATE(SEE VCRDET-106 FOR OPTIONS)GRACEVYCOR PLUS123MECHANICALLY FASTEN AS NECESSARY IN CORNERSTHROUGH GRACE VYCOR PLUSWINDOW WITH NAILING FLANGE(SET IN SEALANT EXCEPT ALONGSILL FLANGE)GRACEVYCOR PLUSGRACE VYCORNER™ ORCORNER PATCH RECOMMENDED(SEE VCRDET-507 OR VCRDET-504 FOR OPTIONS)GRADE LINESTANDARD BRICKMOULD, TYP.STANDARDBRICKMOULD, TYP.SIDINGAS PERELEVATIONSREGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)REGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)1'-4"VERIFY W/ REGGIOCUT SECTIONELEVATIONSIDING FINISHWD SIDING, PAINTED5"LARGE WD. SILL REDWOOD(PAINT)SIERRA PACIFIC ALUM.WINDOWS (CLAD) ORMARVING.S.M. WINDOW FLASHING(PAINTED TO MATCH TRIM)4 1/2"1.5" QUARTER RND.REDWOOD. (PAINT)2 x 65/4 x 45/8"5/8"1/2"5 1/2"7 1/4"2 x 6R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS, FOLLOW MORE STRINGENTVALUES.APA RATED SHEATHING EXPOSURE 112" PLYWOOD OR OSBWOOD SIDING SEE ELEVATIONS FORFINISHES AS REQUIREDMIN. 2X4 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDEBENJAMIN OBDYKE (HYDRO-GAP)ICC - ES REPORT ESR-3394 WALL SIDINGUNDERLAYMENT, OR APPROVED EQUALNOTES:SEE WWW.USG.COM FORTECHNICAL SPEC'S, SEE: UL U305,U31458" SHEETROCK TYPE X EXT. GRADE Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formSee DetailsA5.0Building Details A5.0Scale: 3" = 1'-0"1INTERIOR WALL DTLS.A5.02EXT. WALL DTLS.A5.0Scale: N.A.3WINDOW FLASHING DTLS.A5.0Scale: 3" = 1'-0"5 TYPICAL WINDOW DETAILSierra Pacific or Marvin or EqualA5.0Scale: 3" = 1'-0"4(N) EXT. WALL VENT DTLS.Scale: 3" = 1'-0"1-HR RATED EXT. WALLA5.0GA FILE NO. WP 810561 12/0O/H DR.2X6 WALL(N) ELECT. CARCHARGINGSTATION (PERCODE)(N) ELECT.PANEL(PER CODE)VAULTED CLG.6/0TEMP.ATTIC LADDER / WERNER OR EQ.27'-5"16'-0"1'-6"1'-6"27'-5"1'-6"2'-0"12'-0"2'-0"16'-0"1'-6"G2.02G2.04G2.03G2.05G2.06G2.06G2.071-HOUR RATEDEXT. WALL SYSTEM,TYP.4'-6"2'-0"2'-1 1/2"PATIOPERMEABLEPAVERS2'-1"20'-0"6"4"6'-3"4"GARAGECONC.STORAGECONC.(E) PROPERTY LINE(E) PROPERTY LINEVAULTED CLG.3/0TEMP.15'-4"20'-0"5/8"5/8"1/2"5 1/2"7 1/4"2 x 6R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS, FOLLOW MORE STRINGENTVALUES.APA RATED SHEATHING EXPOSURE 112" PLYWOOD OR OSBWOOD SIDING BY WINDSOR ONE OREQ. SEE ELEVATIONSMIN. 2X4 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDEBENJAMIN OBDYKE (HYDRO-GAP)ICC - ES REPORT ESR-3394 WALL SIDINGUNDERLAYMENT, OR APPROVED EQUALNOTES:SEE WWW.USG.COM FORTECHNICAL SPEC'S, SEE: UL U305,U31458" SHEETROCK TYPE X EXT. GRADE(E) LOT LINEGARAGE FLRGARAGE T.O.P.8'-0"15' HEIGHT LIMIT15'-0"G.S.M. GUTTERS(PAINTED) TO MATCH (E) HOUSE16'-0"12'-0"2'-0"1'-6"NEW, 6" LAP WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.NEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.NEW, WOODPAINTED GARAGE DOORRIDGE HEIGHT14'-8" (E) LOT LINE16'-0"1'-6"GARAGE FLRGARAGE T.O.P.8'-0"15 FOOT HEIGHT LIMIT15'-0"G.S.M. GUTTERS(PAINTED) TO MATCH (E) HOUSENEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.NEW, 6" LAP WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.RIDGE HEIGHT14'-8"27'-5"1'-6"GARAGE FLRGARAGE T.O.P.8'-0"15 FOOT HEIGHT LIMIT15'-0"G.S.M. GUTTERS(PAINTED) TO MATCH (E) HOUSENEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) LOT LINENEW, 6" LAP WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.RIDGE HEIGHT LIMIT14'-8"28'-5"GARAGE FLRGARAGE T.O.P.8'-0"15 FOOT HEIGHT LIMIT15'-0"G.S.M. GUTTERS(PAINTED) TO MATCH (E) HOUSENEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.1'-6"(E) LOT LINETEMP.TEMP.NEW, 6" LAP WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.RIDGE HEIGHT14'-8"CONC. PAD THICKNESS 4" W/ MIN. 4 MIL.VAPOR BARRIER16'-0"1'-6"(E) LOT LINEGARAGE FLRGARAGE T.O.P.8'-0"15 FOOT HEIGHT LIMIT15'-0"G.S.M. GUTTERS(PAINTED) TO MATCH (E) HOUSEARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.GARAGEATTICPRE-FAB TRUSSES @ 24" O.C.1-HOUR RATEDEXT. WALL SYSTEM, TYP.RIDGE HEIGHT14'-8" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002 Response to Comments 4/25/23003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formProposed Garage Plans See DetailsG2.0G2.0Scale: 1/4 = 1'-0"5PROPOSED LEFT ELEVATIONG2.0Scale: 1/4 = 1'-0"3PROPOSED RIGHT ELEVATIONG2.0Scale: 1/4 = 1'-0"2PROPOSED FRONT ELEVATIONG2.0Scale: 1/4 = 1'-0"4PROPOSED REAR ELEVATIONG2.0Scale: 1/4 = 1'-0"1PROPOSED GARAGE FLOORPLAN1. AT THE TIME OF THE INSPECTION FOR THE FORM AND STEEL WORKFOR THE FOUNDATION OF THE NEW DETACHED GARAGE, THE LICENSEDSURVEYORS HUBS / STAKES WITH THEIR LICENSE NUMBER WILL BE INPLACE WITH THE STRING LINE SET UP FROM BATTER BOARD TO BATTERBOARD.SURVEYOR NOTES:1. EXTERIOR BEARING WALLS LESS THAN 5' FEET FROM THE PROPERTY LINE WILL BE BUILT OF ONE-HOUR FIRE RATED CONSTRUCTION, 2022 CRC TABLE R302.1(1) OR 2022 CBC, TABLE 602.2. ROOF EAVES WILL NOT PROJECT WITHIN 2' FT. OF PROPERTY LINE2022 CRC TABLE R302.1 OR 2022 CBC TABLE 705.2FIRE RATING NOTES:G2.0Scale: 3" = 1'-0"7(1 HR RATED)1-HR RATED EXT. WALLUL DES. U305, U314 (WWW.USG.COM)PER 2022 CRC SECTION R302, TABLESR302.1 (1) + (2)G2.0Scale: 1/4 = 1'-0"6PROPOSED BLDG SECTION1.SINCE THERE ARE TWO PARKING SPACES, TWO EV CHARGERS ARE REQUIRED. ONE IS ALEVEL 2 EV READY CIRCUIT. ADD THE FOLLOWING TO THE PLANS: EV LEVEL 2 READY CIRCUITEQUIPPED WITH RACEWAY, WIRING, RECEPTACLE AND ELECTRICAL CAPACITY, WITH AMINIMUM 208/240V, 40 AMP CIRCUIT WITH A RECEPTACLE LABELED "EV VEHICLE OUTLET," OR,WITH ELECTRICAL VEHICLE SUPPLY EQUIPMENT WITH A MINIMUM OUTPUT OF 30 AMPS. THEN,FOR THE LEVEL 1 READY SPACE, ADD THE FOLLOWING: PARKING SPACE SHALL BE EQUIPPEDWITH RACEWAY, WIRING, RECEPTACLE AND ELECTRICAL CAPACITY TO THE EV CHARGINGSTATION. A MINIMUM 110V, 20 AMP CIRCUIT WITH A RECEPTACLE LABELED 'EV VEHICLEOUTLET,' OR, ELECTRIC VEHICLE SUPPLY EQUIPMENT. ALSO, PLEASE NOTE, A SECOND LEVEL2 CHARGER CAN BE PROVIDED IN LIEU OF THE LEVEL 1 CHARGER.EV CHARGERS2 V.I.F.7'-0"A.1-3/8" SOLID COREPAINT GRADESQ. CORNER 3.5"HINGES TYP. (EMTEK)DOOR HEIGHTS:(VERIFY) FOR COST100A.6'-0"5'-0"101B.3'-0"5'-0"102105106202203204208209107E.2'-6"2'-6"300307308310311 TEMP.7'-0"12'-0"103C.7'-0"6'-0"104D. TEMP. TEMP.6'-9"3'-0"200F. TEMP. TEMP. EGRESS(N)301L.2'-6"5'-0"3023032'-8"7'-0"2'-0"4'-0"206I.205H.9'-0"4'-6"207J.210K.6'-9"8'-9"6'-9"4'-0"201G. TEMP.(N)1'-6"2'-6"309M.TEMP.8'-0"5'-11"4'-0"4'-5"304N.306305O.12'-0"7'-0" 6'-8"6'-0"001P.002Q. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/20/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE 1557 NEWLANDS AVE. BURLINGAME CA. 94010 Title : Project : Date :10-22-22Drawn :TIM RADUENZ22_47Job No. : Owner : APN#: 028-295-220 Contractor : PLANNING SET Zoning: R1-A BUILDING SET TBA 1557 NEWLANDS AVE. BURLINGAME CA. 94010 oneDESIGN PLANNING formProposed Finish Schedule See DetailsA9.0 ROOM FLOORING REMARKSWALLSPAINT CEILING MILLWORKCROWNDEN/OFFICESTORAGE/GARAGEPAINT SPECS.INTERIORS:MAIN ROOMS:CEILINGS:EXTERIORS:BATHROOMS:AURA, NATURA(GREEN OPTION), REGAL SELECT, OR APPROVED EQUIVALENTWATERBORNE CELING PAINT, OR APPROVED EQUIVALENTAURA BATH AND SPA, OR APPROVED EQUIVALENTHOUSE:AURA, REGAL SELECT, OR APPROVED EQUIVALENTENTRYBATH 3TBSTBSTBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)NOOKPWDBED 2TBSTBSTBSTBSTBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)LOWER LEVELUPPER LEVELROOM FINISH SCHEDULEROOM FINISH SCHEDULETBSTBSTBSTBSTBSTBSTBSTBSA9.0Scale: NA1TBSMUDSAFETY GLAZING NOTES (CRC R308.4)A. ALL SLIDING + SWINGING GLASS DOORS TO HAVE SAFETY GLAZING.B. GLAZING IN SHOWER/TUB/SAUNA ROOMS LESS THAN 60" ABOVE THESTANDING SURFACE AND LESS THAN 60" MEASURED HORIZONTIALLYFROM THE WATER'S EDGE OF A BATHTUB, HOT TUB, SPA, WHIRLPOOL ORSWIMMING POOL.C. GLAZING WITHIN A 24" ARC OF A DOOR THAT IS LESS THAN 60" ABOVETHE FLOOR.D. GLAZING WHERE THE EXPOSED AREA IS GREATER THAN 9 SQ. FT.,BOTTOM IS LESS THAN 18" AND AT LEAST 36" ABOVE THE FLOOR, ANDADJACENT TO WALKING SURFACES.E. WITHIN 60" OF THE BOTTOM TREAD OF A STAIRWAY AND LESS THAN 36"ABOVE THE FLOORF. GLAZING IN GUARDS & RAILINGS.G. GLAZING ADJACENT TO STAIRWAYS, LANDINGS, AND RAMPS WITHIN 36"HORIZONTALLY OF THE WALKINGSURFACE LESS THAN 36" ABOVE FINISH FLOOR. EXTERIOR DOORS & WINDOWS LOCATION DOORSDOOR SIZEWxHMATERIALSCOREEXT. FIN. INT.FIN.DETAILSHEADJAMB TRIMSILLREMARKSHDWR.TYPE FIN.NOTESTYPEGLASSSYM.GARAGESEE DETAILSTBD**SEE PLANS**002GARAGE DR.PCEDAR/PTPRIMEDSTD.HARDWARE FINISH SPECIFICATION:ENTRY DOOR HARDWARE: (BY OWNER) AND INSTALLED BY CONTRACTORWINDOW HARDWARE: WHITE, TYP. (VERIFY W/ OWNER)1. WOOD/CLAD KOLBE ULTRA WINDOWS + DOORS, WITH S.D.L 3/4"MUNTIN BARS2. EGRESS PER CODE3. DOOR BY SIMPSON OR EQUAL, VERIFY DESIGN WITH OWNER &DESIGNER4. VERIFY OPENING SIZE W/ CONTRACTOR5. PRIVACY GLASS, OPTION BY LOCAL ARTISAN6. DOOR BY SIMPSON FIBERGLASS DOOR OR EQ.7. OVERHEAD DOOR (SHOP DRAWING REQUIRED, VERIFY SIDE MOUNTMOTOR IN FIELD8. TRANSOM ABOVE UNIT TO BE LEADED WINDOW MADE BY LOCALARTISAN.9. NA10. NA11. (*) FIELD MEASUREGARAGELOWER LEVEL 001100 EXT. DOORS & WINDOWS SCHEDULE A9.0Scale: NA21. SEE CAL GREEN REQUIREMENTS IN ROOM SCHEDULECAL. GREEN REQUIREMENTSSEE DETAILSTBDSTD.PRIMEDGARAGE EXT. DOORS & WINDOWS ELEVATIONS A9.04Scale: 1/4" = 1'-0"LO E (T)QFRENCH DR.D.F.TBS TBSPAINT (TBS)TBSBED-3UPPER LEVEL LO E (T)AD.H.TBS TBSPAINT (TBS)TBSBATH-3WD OR TILE TILE / BRICK WOOD WOODWOODTILE INT. DOORS ELEVATIONS A9.05Scale: 1/2" = 1'-0" ROOM APPLIANCE TYPE FINISH REMARKSAPPLIANCE SCHEDULENOTE: ALLOWANCE AND INSTALLED BY ALLOWANCE, CONTRACTOR TO INCLUDE BLOCKING / ROUGH-IN AS NEEDED PER SPEC. SHEETS MANUF. MODEL #KITCHEN(N) RANGE(N) REFRIGERATOR(N) DISHWASHER(N) DISPOSALT.B.D.T.B.D.T.B.D., INCLUDE WATER LINE TO REAR OF UNITT.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D., TYPICAL DUAL FUELT.B.D.T.B.D.T.B.D.T.B.D., MIN. 100 CFM, VENT TO EXTERIOR PER CODET.B.D.APPLIANCE SCHEDULEA9.0Scale: NA6(N) VENT HOODT.B.D.T.B.D.T.B.D.T.B.D.FIRST FLOOR (N) WASHERT.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D., VENT TO EXTERIOR PER CODET.B.D.(N) DRYER (ELECT.)CAL GREEN NOTES:1. PAINTS AND COATINGS WILL COMPLY WITH VOC LIMITS PER CGC §4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISHMATERIALS. 2022 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THE TESTINGAND PRODUCT REQUIREMENTS FOUND IN THE 2022 CALIFORNIA GREEN BUILDINGCODE. 2022 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOOR AREARECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIA GREENBUILDING CODE REQUIREMENTS. 2022 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, AND MEDIUM DENSITY FIBERBOARDCOMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THEBUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSION STANDARDS.2022 CGC §4.504.56. AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC AND OTHER REQUIREMENTS PER CGC 4.504.2.37. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT STANDARDS2022 CGC §4.504.2.1LIVINGTBS TBSPAINT (TBS)TBSWOOD HALLTBS TBSPAINT (TBS)TBSWOOD 101102103104105107201202203205206207209210300301302304NOTE # 1(N) MICROWAVET.B.D.T.B.D.T.B.D., TYPICAL DRAWER STYLET.B.D.LAUNDRY TBS TBSPAINT (TBS)TBSM. BED WOODTBS TBSPAINT (TBS)TBSM. BATHTILE 106204208BATH 4305FENTRY DRSECOND FLOOR TBS TBSPAINT (TBS)TBSPINEDNOTE # 7CLAD303TBS TBSPAINT (TBS)TBSWOOD BED 3DEN / OFFICE200NOTE # 1, 2TBDSTD.SEE DETAILSLO E (T)PRIMEDPINEGCASE/FIXEDCLADENTRYNOOKMUDLIVINGCLADNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINESERVICE DRIKITCHENHALLBATH 2M. BATH8. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS §150.0 (q)9. REDUCED U-FACTOR (0.30) FOR HIGH PERFORMANCE WINDOWS 2022 CALENERGY CODE §150.1 (c)3 A10. MAX. TOTAL AREA, 20%, NO MAX. FOR WEST FACING AREA, TABLE 150.1-A, AND B11. DOOR MAX. U-FACTOR 0.20, TABLE 150.1-A, AND B(N) WASHERT.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D., VENT TO EXTERIOR PER CODET.B.D.(N) DRYER (ELECT.)MUDSTORAGE/GARAGENOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBCLADNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBCLADPINECMULTI SLIDERNOTE # 1TBDSTD.NOTE # 1TBDSTD.NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECLADHCLADNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEJDININGNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEKCASE / FIXEDCLAD306307308309BATH 1NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECASECLADMENTRY LEVEL BED 3BATH 4PATIOTBS TBSPAINT (TBS)TBSTILE TBS TBSPAINT (TBS)TBSTILE TBS TBSPAINT (TBS)TBSSTONEWD OR TILE WD OR TILE **SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS**STORAGE/GARAGED.H.D.H.MULTI SLIDERD.F. / P.T.NOTE # 1,2TBDSTD.SEE DETAILSLO E (T)PRIMEDD.F. / P.T.NOTE # 1,2TBDSTD.SEE DETAILSLO E (T)PRIMEDNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECLADSTORAGE/GARAGESEE DETAILSLO EPRIMEDPINEBCLADD.H.SEE DETAILSLO EPRIMEDPINEBCLADD.H.DEN / OFFICEDEN / OFFICENOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEECLADAWN.ENTRY LEVEL DININGKITCHENTERRACEWOOD WOOD TILE TILE **SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS**NOOKD.F. / P.T.NOTE # 1,2TBDSTD.SEE DETAILSLO E (T)PRIMEDPINED.F.NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBCLADD.H.NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBCLADD.H.NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBCLADD.H.D.H.KITCHENMUDD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.LIVINGLIVING310BED 1311TBS TBSPAINT (TBS)TBSBATH-2TILE TBS TBSPAINT (TBS)TBSLAUNDRYTILE NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.BED 2BED 2NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINELCLADD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINELCLADD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINELCLADD.H.BED 2NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINENCLADD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINENCLADD.H.M. BEDNOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEOCLADD.H.M. BEDM. BEDNOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.**SEE PLANS**BED 1NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H. D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.1-HOUR RATEDEXT. WALL SYSTEM,TYP.PATIOSTONE/TILEGARAGECONC.STORAGECONC.TERRACE (E) DINING(N) WOOD(E) LIVING(N) WOOD (E) KITCHEN(N) WOOD(E) ENTRY(N) WOOD(E) NOOK(N) WOOD (N) TILE(E) MUDDECK(N) PWD(N) TILE(R) TILE/ BRICK (N) PATIO(N) STONE DNDNUP2 % SLOPE 03/23/2023Drawing TitleSheet TitleBrian Roche1557 Newlands AveBurlingame, CA 94010Muzik Design StudioXiaoyan Sun(239) 410-9251agnesytung@gmail.comPlan Prepared byProperty Owner:MUZIKDESIGN STUDIO1117 Wayne WaySan Mateo, CA 94403(239) 410-9251Drawing ScaleRESIDENTIALLANDSCAPEPLANNEWLANDS AVE1557EXISTING ANDPROPOSEDLANDSCAPEPLANL-1(E)CRAPE MRYTLE CATAWBADIA 1"(E)PINK AZALEA X4(E)CAMELLIA SASANQUA X3(E)POLYGALA FRUTICOSA X3(E)POLYGALA FRUTICOSA X3(E)ROSE BUSH X7(E)ROBINIA PSEUDO PURPLE ROBEDIA 1"(E)HEBE VARIEGATA X2(E)EPILOBIUM CANUMX4(E)MARGARITA OSTEOSPERMUMX3(E) LAWN560 SQ. FT.(E)ROSE BUSH X10(E)PINK AZALEA X2(N)PODOCARPUS GRACILIOR X4(N)LOWER TIER PATIOCONCRETE PAVER330 SQ. FT.(N)Rosa 'Iceberg' X1Propose new landscape in the backyard to provide oudoor living space and screening plants along property line.All landscape at front yard is remained as is, including trees, shrubs and lawn.Tree protection to street trees during constructionScopeLandscape Area Data (sq. ft.)SiteFront yard landscape (allexisting remain as is)Existing Planting area187Existing Lawn682Total922Backyard landscapePatios489Seatwall/planterplanting area178New turf897Total1641(N)30" WIDE PLANTING AREA(N)20" HT SEATWALL WITH 12" CAP(E) 6' WOOD FENCE (TYP)(E) 6' WOOD FENCE (TYP)(E) 6' WOOD FENCE (TYP)(N) TURF897 SQ. FT.(N)UPPER TIER PATIO284 SQ. FT.Tree ListSymbol Botanical NameCommon NameTree size (dia.)at DBHProtected tree Tree removalLocationNotesExisting Tree1Magnolia grandiflora Southern magnolia16"YesNoStreet tree on Newlands Ave Type II Tree Protection2Robinia pseudopurple robePurple Robe1"YesNoStreet tree on Newlands Ave Type II Tree Protection3Lagerstroemia indica'Catawba'Catawba CrapeMyrtle1"NoNoFront yard4Lagerstroemia indica'Catawba'Catawba CrapeMyrtle1"NoNoFront yardNew treeT1 4Podocarpus graciliorFern Pineside yard by fences 24" box, single trunk, min 8' inht.T2 2Pittosporumundulatumvictoria box treeBackyard yard by fences24" box, min 8' in ht.#12(E)MAGNOLIA 16" DIA3(E)CRAPE MRYTLE CATAWBADIA 1"4T11. 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 DRIPLINE (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. FENCINGFOR THE PROTECTION ZONES SHOULD BE 5 FOOT TALL METAL CHAIN LINK TYPE SUPPORTED BY 2 INCH METAL POLES POUNDED INTOTHE 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 LINESSHALL 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. THISSHOULD ALLOW FOR ANY CLEARANCE REQUIREMENTS FOR BOTH THE NEW STRUCTURE AND ANY CONSTRUCTION MACHINERY. THISWILL 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 BECAREFULLY 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 CLOSESTLATERAL ROOT. A CLEAN CUT SHOULD BE MADE WITH A SAW OR PRUNERS. THIS WILL PREVENT ANY INFECTION FROM DAMAGEDROOTS SPREADING THROUGHOUT THE ROOT SYSTEM AND INTO THE TREE.Tree Protection1. VERIFY LOCATION OF ALL BUILDINGS, WALLS, ROADS AND CURBS AFFECTING LANDSCAPE SCOPE OF WORK WITH RELEVANT ARCHITECTURAL ANDENGINEERING DRAWINGS PRIOR TO COMMENCING SITE WORK.2. VERIFY LOCATION OF ALL VAULTS, ELECTRICAL DUCT BANKS, MANHOLES, CONDUIT AND PIPING, DRAINAGE STRUCTURES, LIGHTING AND OTHERUTILITIES WITH THE APPROPRIATE ENGINEER'S DRAWINGS.3. WHERE NOT SHOWN ON LANDSCAPE DRAWINGS, SEE CIVIL ENGINEERING DRAWINGS FOR ROADWAY CENTERLINE, STATION POINTS, BENCH MARKSAND BUILDING SETBACKS.4. TAKE ALL DIMENSIONS FROM CENTER OF CURB, WALL OR BUILDING, OR TO CENTERLINE OF BUILDING COLUMNS OR TREES UNLESS OTHERWISENOTED.5. ALL ITEMS DESIGNATED AS "SIMILAR" OR "TYPICAL" (TYP) SHALL BE CONSTRUCTED IN THE MANNER OF THE DETAIL REFERENCED, WITH MINORADJUSTMENT 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, SPECIFICATIONSSHALL 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 FILLBENEATH SLABS-ON-GRADE AND OTHER FLATWORK, PLACEMENT AND COMPACTION OF ENGINEERED FILL, AND SURFACE AND SUBSURFACEDRAINAGE SHOULD BE PERFORMED IN ACCORDANCE WITH THE RECOMMENDATIONS BY STRUCTURAL ENGINEER. STRUCTURAL ENGINEER SHOULDBE PROVIDED AT LEAST 48 HOURS ADVANCED NOTIFICATION OF ANY EARTHWORK OPERATIONS AND SHOULD BE PRESENT TO OBSERVE AND/ORTEST 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, ABOUNDARY 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 EXISTINGCONDITIONS 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 PROPOSEDIMPROVEMENTS.16. BID IS TO BE SUBMITTED ON A LINE ITEM BASIS WITH UNIT PRICING WHERE APPLICABLE.Landscape General Notes(N)patio150 SQ. FT.T2(N)Pittosporum undulatum X2 City of Burlingame Design Review Address: 1460 Balboa Avenue Meeting Date: May 22, 2023 Request: Application for Design Review for a first and second story addition to an existing single-unit dwelling. Applicant and Architect: Tim Raduenz, Form One APN: 026-013-330 Property Owners: Kali Tileston and Trevor Tileston Lot Area: 7,000 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is an interior lot with an existing two-story, single-unit dwelling and an attached garage. The existing house is split-level. The proposed project includes additions on the first floor and lower level at the rear of the house (proposed addition is two stories in height).The floor area would increase from 2,421 SF (0.35 FAR) to 3,190 SF (0.46 FAR) where 3,340 SF (0.48 FAR) is the maximum allowed (includes a 17 SF covered porch exemption). With this application, the number of bedrooms in the main dwelling would remain at 4 (office qualifies as a potential bedroom). Per C.S. 25.48.030(L)(3)(a), no parking is required for the ADU because it is located within one-half mile walking distance of public transit. In addition, per C.S. 25.48.030(L)(5), when a garage is converted with the construction of an ADU, those off-street parking spaces are not required to be replaced. Therefore, the proposed project has no covered parking requirement. One uncovered parking space (9’ x 18’) is required for the main dwelling and is provided in the driveway. Therefore, the project complies with off- street parking requirements. All other Zoning Code requirements have been met. Accessory Dwelling Unit (ADU) This project includes an attached accessory dwelling unit (1000 SF) attached to the main dwelling. Review of the ADU application is administrative only and is not reviewed by the Planning Commission. Staff has determined that the ADU complies with the ADU regulations. The applicant is requesting the following application: • Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020 (C)(1)(b)). This space intentionally left blank. Item No. 10c Design Review Study Design Review 1460 Balboa Avenue -2- 1460 Balboa Avenue Lot Area: 7,000 SF Plans date stamped: May 10, 2023 EXISTING PROPOSED ALLOWED/REQUIRED Front Setbacks (1st flr): (2nd flr): 24’-2” 29’-5” no change no change 15’-0” or block average 20’-0” or block average Side Setbacks (left): (right): 5’-1” 4’-3” 5’-1” (to addition) 4’-3” (to addition) 4'-0" 4’-0” Rear Setbacks (1st flr): (2nd flr): 62’-9” 62’-9” 60’-1” (to addition) 60’-1” (to addition) 15'-0" 20'-0" Lot Coverage: 1,559 SF 23% 1,988 SF 28% 2,800 SF 40% FAR: 2,421 SF 0.35 FAR 3,190 SF 0.46 FAR 3,340 SF 1 0.48 FAR # of bedrooms: 4 no change --- Off-Street Parking: 1 covered (8’-5” x 18’) ² 1 uncovered (9’ x 18’) 0 covered 1 uncovered (9' x 18') 0 covered ³ 1 uncovered (9' x 18') Plate Height: (lower flr): (1st flr): (2nd flr): 8’-6” 7’-6”/8’-6” 8’-0” 9’-0” 9’-0” no change 9’-0” 9’-0” 8’-0” Building Height: 25’-2½” no change 30'-0" Declining Height Envelope: does not comply complies C.S. 25.10.55(A)(1) ¹ (0.32 x 7,000) + 1,100 SF = 3,340 SF (0.48 FAR) ² Existing nonconforming covered parking space width. ³ When a garage is converted with the construction of an ADU, those off-street parking spaces are not required to be replaced. Summary of Proposed Exterior Materials: • Windows: aluminum clad wood windows • Doors: wood front entry door and garage doors • Siding: stucco • Roof: tile roof • Other: brick chimney Staff Comments: None. Design Review 1460 Balboa 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. Fazia Ali Assistant Planner c. Tim Raduenz, Form One, applicant and designer Kali Tileston and Trevor Tileston, property owners Attachments: Application to the Planning Commission Notice of Public Hearing – Mailed May 12, 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: 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): TREVORTILESTON@GMAIL.COM TIM RADUENZ 1460 Balboa Avenue 300’ noticing APN: 026-013-330 RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION5.10.23 SITETITLE PAGE See DetailsT1.0APPLICABLE CODESREFERENCE SYMBOLSBUILDING DATACONSULTANTSDESIGNER FORM + ONE DESIGN CONTACT: TIM RADUENZ 4843 SILVER SPRINGS DRIVE PARK CITY, UT 84098 PHONE: 415-819-0304 TIM@FORMONEDESIGN.COMOWNERS MR.+ MRS. TILESTON 1460 BALBOA AVE. BURLINGAME, CA 94010MR. + MRS. TILESTON1460 BALBOA AVE.BURLINGAME, CA 94010T1.0GNCGSWSW2FAR1 OF 1A1.0B2.0A2.0A2.1A2.2A3.0A3.1A3.2A3.3A4.0A4.1A5.0A9.0TITLE PAGEGENERAL NOTESCAL GREENCONSTRUCTION BEST MANAGEMENT PRACTICESSTORM WATER MANAGEMENT DETAILSEXISTING/ PROPOSED FAREXISTING SURVEYPROPOSED SITE PLANARCHITECTURAL DRAWINGSEXISTING/ PROPOSED BASEMENT PLANEXISTING/ PROPOSED FIRST FLOOR PLANEXISTING SECOND FLOOR PLANEXISTING/ PROPOSED ROOF PLANEXISTING/ PROPOSED FRONT ELEVATIONEXISTING/ PROPOSED REAR ELEVATIONEXISTING/ PROPOSED LEFT ELEVATIONEXISTING/ PROPOSED RIGHT ELEVATIONEXISTING/ PROPOSED BUILDING SECTIONEXISTING/ PROPOSED BUILDING SECTIONCONSTRUCTION DETAILSDOOR + WINDOW SCHEDULEFIXTURE OR EQUIPMENT SYMBOL T.W. 12.0 T.P 15.6 T.C 14.0 78 92203BED RM.CDABSheet numberMATCH LINE, SHADED SIDE ISCONSIDEREDNumber indicates color and / or materialEXISTING CONTOURSNEW OR FINISHED CONTOURSTOP OF PAVEMENTTOP OF WALLTOP OF CURBSETBACK LINEPROPERTY LINEREVISION SYMBOLSCloud around revisionWORK, CONTROL, OR DATUM POINTCOLOR / MATERIAL SYMBOLROOM REFERENCEEXT. DOOR & WINDOW SYMBOLIndicates door & window numberINTERIOR DOOR SYMBOLIndicates door numberRoom nameRoom numberNumber indicated elevation, wall sectionor detailBLDG & WALL SECTION REFERENCEArrow indicates direction of viewLetter indicates building sectionSheet numberINTERIOR ELEVATION REFERENCEArrow indicates direction of viewLetter indicates building elevationSheet numberDETAIL REFERENCENumber indicates wall sectionEXTERIOR ELEVATION REFERENCEArrow indicates direction of viewSheet numberTITLE SYMBOLSSheet numberGRID LINE REFERENCEEXTERIOR FINISHESWALL FINISH: (E) STUCCO (PROTECT) REPAIRWHERE NEEDEDROOF: CLASS A, ARCHITECTURAL ASPHALTSHINGLESWINDOWS: (E) WOOD CLAD WINDOWS(N) TO MATCH SIERRA PACIFIC OR EQ.Particle Bd.Prefabricate(d)Plate (line)PlasterPlywoodPanel(ing)Paint(ed)PairPre CastPressure TreatedQuarry TileRiserRadiusReinforceRelocateRemoveRequiredResilentRough OpeingRedwoodSee Struct. Dwg.ShelfSheathingSimilarSealerSpecificationSquareStandardStainless SteelSuspendedSymmetricalTreadTowel BarTemperedTougue & GrooveThroughTop of SurfaceToilet PaperDispenserTypicalUnless OtherwiseNotedUnfinishedVerticalVert. GrainWhite BrothersWoodWindowWrought IronWith (out)WaterproofWater ResistantWainscotPBDPFBPLPLASPLYWDPNLPNTPRPRCSTPTQTRRADREINFRELOREMOREQDRESILRORWDSSDSHSHRSIMSLRSPECSQSLDS. STLSUSPSYMTTBTEMPT&GTHRUTOSTPDTYPUONMECHUNFVERTVGWBWDWDWWIW/OWPWRWSCT&d@CO#ABABVACACOUSADHADJAGGALAPAPXBDBELBLKBMBOTBRKBSBTWNCABCEMCERCICLGCLKGCLRCMUCNTRCOLCOMPOCONCCONNCONSTCONTCPTDBLDEMODFDIADIAGDNDRDSDRAEAELELECENCLEQEQPTEW(EX)AndPennyAngleAtCenter lineDia. or roundPerpendicularPound or No.Anchor BoltAboveAsphalt Conc.AcousticalAdhesiveAdjustableAggregrateAluminumAccess PanelApproximateBoardBelowBlock(ing)BeamBottomBrickBoth SidesBetweenCabinetCementCeramicCast IronCeilingCaulkingClearConc. Mas. UnitCounterColumnCompositionConcreteConnect(ion)ConstructionContinuousCarpetDoubleDemolishDouglas FirDiameterDiagonalDownDoorDown SpoutDrawerEachElevationElectricalEnclosureEqualEquipmentEach WayExistingEXHEXPEXPOEXTFBOFDNFINFLFLASHFLOURFLXFOCFOFFOXFOFPLFTGFURRFUTGAGALVGBGIGLGRGYPHBDHDHDRHWDHORINTINSULJSTJTLAMLTLVRMASMCMECHMEMBMFRMIRMNTMTLNICNTSO/OCOPNGOPPPPARExhaustExpansionExposedExteriorFurinshed byOwnerFoundationFinishFloor (line)FlashingFluorescentFlexiableFace of Conc.Face of Fin.Face of StudFinished OpeningFireplaceFootingFurringFutureGaugeGalvanizedGrab BarGrab IronGlass/GlazingGrade (Ground)GypsumHard BoardHeavy DutyHeaderHardwareHorizontalInteriorInsulationJoistJointLaminateLightLouverMasonryMedicine CabinetMechanicalMembraneManufacturerMirrorMount(ed)MetalNot inContractNot to ScaleOverOn CenterOpeningOppositePlasticParallelSHEET INDEXELECT/MECH SYMBOLSABBREVIATIONSSCOPE OF WORKVICINITY MAPMATERIAL SYMBOLSDuplex convenience outlet & plateFloor convenience outletGFI duplex convenience outletFourplex outletDuplex conv. outlet, 1/2 hot, 1/2 switched220V amerage as per equipmentGFI/W.P. weatherproof outletFlush mounted floor & ceiling outletJunction boxTelevision outletTelephone outlet & plateFlood lightCeiling fixtureWall lightPorclein recepticle w/ pull chainIndirect cove lightingRecessed ceiling can lights4" recessed low voltage w/ directional trimRecessed ceiling lightWaterproof ceiling fan/light & plateRecessed waterproof exterior up lightSingle pole switch3 way switchSwitch w/ dimmerDoor activated switchMotion detectorTimer (switch)Vacancy sensor w/ dimmer "manual on"Vacancy sensor "manual on"Weatherproof switchCountertop air switchDoorbell pushbuttonChimeSmoke detectorThermostatSpecial outletInstant start florescent lightLandscape lightElectrical panel boardExistingDelete existingReplace existingGas outletHose bibCeiling/floor supply registerCeiling/floor return registerWall diffuserT.V./Computer OutletCentral vacuum inletAutomatic garage door switchAlarm control keypadRE DEE 36" ETC CH T SD CSM S D 3S S FAN S JSSTSV/DSVSWP GFI220vWP G HB4 x 12 CDFD4 x 12 CDFDCvGAMECHANICAL + ELECTRIC DRAWINGSMECH. + ELECT PLANSMECH. + ELECT. CUTSHEETSTITLE-24TITLE-24 CONT.STRUCTURAL DRAWINGS-ME2.0ME3.0ME4.0ME4.1- Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT.:026-013-330: 7,000 SQ.FT. LOT AREA:(E) FAR TOTAL := 2,801 SQ.FT. DEFERRED SUBMITALSCAL GREEN BUILDING MEASURE2. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION + DEMOLITION WASTER GENERATED AT THE SITE WILL BEDIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME ORDINANCE + 2022 CGC §4.4083. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2022 CGC §4.410.14. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEBUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2022 CODE REQUIREMENT.2022 CGC §703.15. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THEHEATING,COOLING & VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS WILL BECOVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THEAMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).(*) = FUTURE BUILDING SHEETSGravel / Rock fillPrecast concreteBituminous pavingPlywoodRigid insulationEarthWoodSteelStone VeneerConcrete BlockGypsum boardConcreteBrick VeneerBatt insulationMetal LathMarble / tileExisting constructionWood frame constructionMetalSand/ Mortar/ PlasterExisting const. removedCONSTRUCTION HOURS1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTEROR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE HOURS LISTEDBELOW.CAL GREEN BUILDING CODE CHECKLIST: Single Family to be attached to jobsite building set2022 California Plumbing Code2022 California Mechanical Code2022 California Electric Code2022 California Energy Code CITY OF BURLINGAME MUNICIPAL CODE2022 California Fire Code2022 California Green Building Standards Code2022 California Residential Code2022 California Building CodeCONSTRUCTION HOURSWEEKDAYS:SATURDAYS:SUNDAYS AND HOLIDAYS:8:00 A.M. - 7:00 P.M.9:00 A.M. - 6:00 P.M.NO WORK ALLOWEDHIDDEN CONDITION NOTES1. Any hidden conditions that require work to be performed beyond the scope of the building permit issuedfor these plans may require further City approvals including review by the Planning commission.1. 1ST FLOOR ADDITION @ REAR W/ SMALL REMODEL2. BASEMENT ADDITION @ REAR (ADU)3. CONVERSION OF (E) GARAGE & OFFICE TO (N) ADU4. (N) ADDRESS FOR ADU5. REMOVAL (E) GARDEN SHEDFIRE SPRINKLERS(E) 1ST FLOOR= 1,286 SQ.FT.(E) ATTACHED GARAGE= 278 SQ.FT.CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYSAND NON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS)APN #:STRUCTURAL SUNG ENGINEERING, INC. ATTN: PETER SUNG 29300 KOHOUTEK WAY SUITE 190 UNION CITY, CA 94587 PHONE: 510-475-7900 EMAIL: PSUNG@SUNGENGR.COM(N) FAR (E) 2ND FLOOR= 862 SQ.FT.TITLE 24 RICK ROCKLEWITZ NRG COMPLIANCE INC. PO BOX 3777 SANTA ROSA, CA 95402 PHONE:707-237-6957BUILDING + PUBLIC WORKS NOTES:1. PUBLIC WORKS REQUIRES A SEWER BACKWATER PROTECTION CERTIFICATE PRIOR TO PERMIT BEING ISSUED. PLEASECONTACT PUBLIC WOKRS @ 650.558.72392. STORM WATER CONSTRUCTION POLLUTION PREVENTION PERMIT IS REQUIRED, NOTE: AN INITIAL FIELD INSPECTION ISREQUIRED PRIOR TO START OF ANY CONSTRUCTION (ON PRIVATE PROPERTY OR IN THE PUBLIC RIGHT-OF-WAYASBUILT COMPANY ASBUILT SERVICES 1225 WASCO STREET SUITE B HOOD RIVER, OR 97031 PHONE: 800-318-0099 WWW.ASBUILTSERVICES.COM(*)(*)(*)(*)(*)TOTAL := 3,161 SQ.FT. (E) 1ST FLOOR= 1,043 SQ.FT.(E) 2ND FLOOR= 862 SQ.FT.(N) ADDITION = 257 SQ.FT.USE OF BUILDING: RESIDENTIALOCCUPANCY: R3/UTYPE OF CONST.: V-BNUMBER OF (E) STORIES: 2-STORY(E) NUMBER OF DWELLINGS: 1PARKING: (E) 1- STALLSPRINKLERED: NO EXISTING, (N) TO BEINSTALLED(E) ATTACHED GARAGE= 431 SQ.FT.(E) BASEMENT= 375 SQ.FT.(E/N) BASEMENT= 568 SQ.FT.FIRE NOTES:1. OFFICE OF STATE FIRE MARSHAL INFORMATION BULLETIN 21-005: EXISTING DWELLINGS THAT INCREASE THE SQUAREFOOTAGE WHILE ADDING AN ATTACHED ACCESSORY DWELLING UNIT MAY EXCEED AN AUTOMATIC RESIDENTIAL SPRINKLERSYSTEM THRESHOLD ORDINANCE BASED ON A LOCAL ORDINANCE. IF THE LOCAL AUTHORITY HAS AN ORDINANCE THATAPPLIES TO ALL HOUSES AND REQUIRES FIRE SPRINKLERS WHEN THE SQUARE FOOTAGE EXCEEDS A PRESCRIBED AMOUNT,THE LOCAL AUTHORITY MAY THEN REQUIRE AN AUTOMATIC RESIDENTIAL SPRINKLER SYSTEM TO THE ENTIRE DWELLINGINCLUDING THE ACCESSORY DWELLING UNIT.1111 MECHANICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAMECHANICAL CODE (CMC) AND ALL APPLICABLE FEDERAL,STATE AND LOCAL CODES.2. MECHANICAL CONTRACTOR TO ACCEPT SOLERESPONSIBILITY FOR PROPER DESIGN AND INSTALLATIONOF MECHANICAL SYSTEM. SEE MECHANICAL DWGS. BYOTHER FOR SPECIFIC INFORMATION.3. MECHANICAL CONTRACTOR TO COORDINATE WITHGENERAL CONTRACTOR TO DESIGN AND INSTALLSUITABLE DISTRIBUTION SYSTEM PER TITLE 24. MECH.CONTRACTOR TO FIELD VERIFY AND DETERMINE SIZE ANDCONFIGURATION OF DUCTS AND REGISTER. SEE SHEETINDEX FOR LOCATION OF TITLE 24 CONFORMANCEWORKSHEETS AND ENERGY COMPLIANCE NOTES WITHINTHIS SET. HVAC DUCTS LOCATED IN ATTIC SPACE SHALLBE PLACED AS CLOSE TO PERIMETER AS POSSIBLE SO ASNOT TO INTERFERE WITH USEABLE ATTIC STORAGESPACE.4. MECHANICAL LAYOUT SHOWN IS SCHEMATIC AND ISSHOWN FOR DESIGN INTENT ONLY.5. PROVIDE COMBUSTION AIR SUPPLY TO GAS FIREDAPPLIANCES BY COMBUSTION AIR DUCTS PER (CMC) &CPC. VERIFY DUCT SIZE WITH MANUFACTURER'SSPECIFICATIONS.6. FURNACES OR BOILERS SHALL BE INSTALLED PERMANUFACTURER'S SPECIFICATIONS AND SHALL MEET THEREQUIREMENTS OF THE CALIFORNIA MECHANICAL CODE(CMC)7. PER CMC, COMBUSTION AIR DUCTS FROM THE ATTICSHALL BE LOCATED WITHIN THE UPPER AND LOWER 12INCHES OF THE ENCLOSURE. DUCTS SHALL BE SEPARATEAND SHALL NOT BE OBSTRUCTED.8. APPLIANCES DESIGNED TO BE FIXED IN POSITION SHALLBE SECURELY FASTENED IN PLACE. SUPPORTS FORAPPLIANCES SHALL BE DESIGNED AND CONSTRUCTED TOSUSTAIN VERTICAL AND HORIZONTAL LOADS AS REQUIREDBY CMC. WATER HEATERS TO BE SECURED WITH AMINIMUM OF 2 STRAPS, ONE EACH TO BE LOCATED IN THEUPPER AND LOWER THIRD OF THE UNIT.9. UNDERCUT ALL INTERIOR DOORS (AS APPROPRIATE)FOR AIR RETURN CIRCULATION TO VENTS, TYPICAL OFINTERIOR CONDITIONED SPACES.10. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.11. ALL FIXTURES TO BE SELECTED (OR APPROVED) BYOWNER.12. EXHAUST FANS IN LAUNDRY AND BATHROOMS MUSTCONNECT DIRECTLY TO THE OUTSIDE AND PROVIDE AMINIMUM OF 5 AIR CHANGES PER HOUR. EXHAUST FANVENTS MUST TERMINATE A MINIMUM OF 3 FEET FROM ANYOPENINGS INTO THE BUILDING AND BE PROVIDED WITHBACKDRAFT DAMPERS.13. AT NEW FORCED AIR FURNACE INSTALLATIONSPROVIDE 3' MIN. WORKING SPACE ALONG EACH SIDE (WITHA TOTAL OF AT LEAST 12" ON BOTH SIDES COMBINED),BACK AND TOP OF FURNACE.14. INSTALLATION INSTRUCTIONS FOR ALL LISTEDEQUIPMENT SHALL BE PROVIDED TO THE FIELDINSPECTOR AT TIME OF INSPECTION.PLUMBING NOTES:1. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.2. ALL FIXTURES TO BE SELECTED AND (OR APPROVED) BYOWNERS.3. ALL NEW WATER CLOSETS SHALL BE 1.28GALLON/FLUSH MAXIMUM.4. NO DISHWASHER MACHINE SHALL BE DIRECTLYCONNECTED TO A DRAINAGE SYSTEM OR FOOD DISPOSERWITHOUT THE USE OF AN APPROVED AIR GAP FITTING ONTHE DISCHARGE SIDE OF THE DISHWASHING MACHINE.LISTED AIR-GAPS SHALL BE INSTALLED WITH THE FLOODLEVEL MARKING AT OR ABOVE FLOOD LEVEL OF SINK ORDRAINBOARD, WHICHEVER IS HIGHER5. (E) ON-DEMAND SYSTEM, CONFIRM WITH OWNER,RECIPROCATING PUMP AS OPTION.ELECTRICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAELECTRIC CODE (CEC) AND ALL APPLICABLE FEDERAL,STATE, AND LOCAL CODES AND ORDINANCES.2. PER CEC, ALL ELECTRICAL RECEPTACLES INSTALLEDAT CRAWL SPACES AT OR BELOW GRADE, ANDOUTDOORS SHALL HAVE GROUND-FAULTCIRCUIT-INTERRUPTER (G.F.C.I.) PROTECTION. ALLRECEPTACLES LOCATED IN BATHROOMS SHALL HAVEGROUND-FAULT CIRCUIT INTERRUPTER (G.F.C.I.)PROTECTION.3. SMOKE DETECTORS SHALL BE INSTALLED PER CBC. ADETECTOR SHALL BE INSTALLED IN EACH SLEEPINGROOM AND AT A POINT CENTRALLY LOCATED IN THECORRIDOR OR AREA GIVING ACCESS TO ROOMS USEDFOR SLEEPING PURPOSES. A DETECTOR SHALL BEINSTALLED ON EACH LEVEL OF A MULTI-STORYDWELLING, INCLUDING BASEMENT LEVELS. INSPLIT-LEVEL OR MULTI-LEVEL FLOORS, A SMOKEDETECTOR SHALL BE INSTALLED ON THE UPPER LEVEL,OR ON BOTH LEVELS IF THE LOWER LEVEL CONTAINSSLEEPING AREAS. WHERE THE CEILING HEIGHT OF AROOM OPEN TO THE HALLWAY SERVING THE BEDROOMSEXCEEDS THAT OF THE HALLWAY BY 24 INCHES, SMOKEDETECTORS SHALL BE INSTALLED IN THE HALLWAY AND INTHE ADJACENT ROOM. DETECTORS SHALL BE INSTALLEDIN ACCORDANCE WITH APPROVED MANUFACTURER'SINSTRUCTIONS. WHEN THE VALUATION OF AN ADDITIONOR REPAIR EXCEEDS $1,000.00, OR WHEN ONE OR MORESLEEPING ROOMS ARE ADDED OR CREATED IN ANEXISTING DWELLING, THE ENTIRE DWELLING SHALL BEPROVIDED WITH SMOKE DETECTORS LOCATED ASREQUIRED FOR NEW DWELLINGS. IN NEWCONSTRUCTION, REQUIRED SMOKE DETECTORS SHALLRECEIVE THEIR PRIMARY POWER FROM THE BUILDINGWIRING WHEN SUCH WIRING IS SERVED FROM ACOMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH ABATTERY BACKUP. THE DETECTOR SHALL EMIT A SIGNALWHEN THE BATTERIES ARE LOW. WIRING SHALL BEPERMANENT AND WITHOUT A DISCONNECTING SWITCHOTHER THAN THOSE REQUIRED FOR OVER CURRENTPROTECTION. SMOKE DETECTORS MAY BE SOLELYBATTERY OPERATED WHEN INSTALLED IN EXISTINGBUILDINGS, OR IN BUILDINGS WITHOUT COMMERCIALPOWER, OR IN BUILDINGS WHICH UNDERGO ALTERATION,REPAIRS, OR ADDITIONS REGULATED AS OUTLINEDABOVE.4. TELEPHONE OUTLETS TO BE PREWIRED BYSUBCONTRACTOR. CONTRACTOR TO COORDINATE ASREQUIRED. VERIFY LOCATION OF ALL TELEPHONEOUTLETS WITH OWNER PRIOR TO INSTALLATION.5. ELECTRICAL OPENINGS (SWITCHES, RECEPTACLES,ETC.) ON OPPOSITE SIDES OF FIRE RATED WALLS SHALLBE MAINTAINED AT LEAST 24 INCHES APART.6. PER CEC, RECEPTACLE SPACING SHALL NOT EXCEED 12FEET MEASURED HORIZONTALLY ALONG THE WALL.7. PER CEC, AT LEAST ONE WALL SWITCH-CONTROLLEDLIGHTING OUTLET SHALL BE INSTALLED IN EVERYHABITABLE ROOM; IN BATHROOMS, HALLWAYS,STAIRWAYS, ATTACHED GARAGES, AND DETACHEDGARAGES WITH ELECTRICAL POWER, AND OUTDOORENTRANCES OR EXITS.8. PER CEC, LIGHTING FIXTURES LOCATED WITHINCLOTHES CLOSETS SHALL BE MOUNTED ON THE WALLABOVE THE DOOR OR ON THE CEILING. CLEARANCESSHALL BE AS FOLLOWS:A. SURFACE MOUNTED INCANDESCENT FIXTURES - 12"B. SURFACE MOUNTED FLUORESCENT FIXTURES - 6" 9.ELECTRICAL CONTRACTOR RESPONSIBLE FOR PROVIDINGNECESSARY TEMPORARY POWER.10. VERIFY ANY AND ALL LANDSCAPE LIGHTING ANDSWITCHES WITH OWNER PRIOR TO INSTALLATION OFROUGH ELECTRICAL.11. ALL ELECTRICAL HANGING FIXTURES TO BE SELECTEDAND PURCHASED BY OWNER. VERIFY EXACT LOCATIONSWITH OWNER PRIOR TO INSTALLATION.13. ALL INCANDESCENT LIGHTING FIXTURES RECESSEDINTO INSULATED AREAS SHALL BE APPROVED FOR ZEROCLEARANCE INSULATION COVER PER 2022 CALIFORNIAENERGY CODE AND RATED IC OR APPROVED EQUALMEETING UL RATING OR OTHER TESTING /RATINGLABORATORIES RECOGNIZED BY THE ICC.14. THIS DRAWING IS FOR LAYOUT PURPOSES ONLY. NEWELECTRICAL SHALL BE DESIGN-BUILD. NEW ELECTRICALWORK SHALL BE DESIGNED AND BUILT IN ACCORDANCEWITH THE NATIONAL ELECTRIC CODE AND APPLICABLECODES, STANDARDS AND REGULATIONS FOR BUILDINGLIFE SAFETY, EMERGENCY, EGRESS AND NIGHT LIGHTING.ELECTRICAL CONTRACTOR IS RESPONSIBLE FOROBTAINING SEPARATE PERMIT. ELECTRICAL CONTRACTORTO PROVIDE COMPLETE DESIGN-BUILD ELECTRICALSYSTEM AS REQUIRED TO PROVIDE THE (NEW) SERVICESHOWN (SCHEMATICALLY) ON THE DRAWINGS.GENERAL NOTES:ALL WORK SHALL COMPLY W/ THE 2022 EDITION OF THE CA.BUILDING CODE AND ALL OTHER CODES ANDREQUIREMENTS, IN THEIR MOST RECENT EDITIONINCLUDING THE FOLLOWING:2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA ELECTRICAL CODE2. THE INTENTION OF THE CONSTRUCTION DOCUMENTS ISTO INCLUDE ALL LABOR, MATERIAL, EQUIPMENT FACILITIESAND TRANSPORTATION NECESSARY FOR A COMPLETE ANDPROPER EXECUTION OF THE WORK IN AN ACCEPTABLEINDUSTRY'S STANDARDS. CONTRACTOR IS TO OBTAIN ANYREQUIRED PERMITS FOR THIS OR HER WORK.3.THE MIN. ACCEPTABLE QUALITY OF MATERIALS,WORKMANSHIP, AND METHOD OF INSTALLATION SHALLMEET THE FOLLOWING CRITERION: CONFORM TO THEAMERICAN NATIONAL INSTITUTE STANDARDS WHERE SUCHSTANDARDS EXISTS.4. CONTRACTOR SHALL PERFORM ALL ADDITIONALELECTRICAL, PLUMBING, AND FIRE PROTECTION WORKREQUIRED BY THE BUILDING DEPARTMENT.5. CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMISSIONOF BID TO REVIEW SCOPE OF WORK, DEMOLITION, ETC.6. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFYALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TOSTARTING WORK. ANY DISCREPANCIES SHALL BEREPORTED TO THE DESIGNER FOR REVIEW.7. DIMENSIONS ARE TO FACE OF FRAMING, UNLESSOTHERWISE NOTED, (U.O.N.)8. DIMENSIONS NOTED CLEAR (CLR.) ARE NOT ADJUSTABLEWITHOUTAPPROVAL FROM THE DESIGNER.9. SAFETY MEASURES: AT ALL TIMES THE CONTRACTORSHALL BE SOLELY AND COMPLETELY RESPONSIBLE FORCONDITIONS OF THE JOB SITE INCLUDING SAFETY OFPERSONS AND PROPERTY.10. CUTTING AND DEMOLITION SHALL BE DONE BYMETHODS, WHICH WILL AND WILL NOT JEOPARDIZESTRUCTURAL INTEGRITY OF EXISTING CONSTRUCTION ANDWILL NOT DAMAGE PORTIONS TO REMAIN.11. CONTRACTORS SHALL REMOVE, CUT, CAP, AND REPAIR,AS NECESSARY, ANY UTILITES. INCLUDING BUT NOTLIMITED TO: ELECTRICAL, MECHANICAL, PLUMBING, ANDFIRE SPRINKLERS, WHERE PARTITIONS ARE SCHEDULEDFOR DEMOLITION OR ARE NO LONGER OPERATIONAL OR INSERVICE. ALL OTHER EXISTING UTILITES ARE TO REMAINFULLY OPERATIONAL.12. IN GENERAL, THE OWNER RESERVES THE RIGHT TORETAIN ALL MATERIALS AND EQUIPMENT REMOVED FROMTHE PROJECT. ANY ITEMS OR MATERIAL NOT DESIRED BYTHE OWNER ARE TO BE REMOVED FROM THE SITE BY THECONTRACTOR AT CONTRACTOR'S EXPENSE.13.CONTRACTOR IS TO PROVIDE ALL NECESSARY DUSTPROTECTION AND/OR BARRICADING REQUIRED TOPROTECT ADJACENT SPACES AND EXISTING FINISHES.CONTRACTOR OS RESPONSIBLE TO REPAIR ANYDAMAGES CAUSED BY CONTRACTOR OR THEIRSUB-CONTRACTORS.14. PATCH AND REPAIR ANY DAMAGES TO FLOORS,WALLS, CEILINGS, HARDWARE, FIXTURES, WINDOWS,ETC. AS A RESULT OF THE DEMOLITION PROCESS.MATCH EXISTING ADJACENT FINISHES AS CLOSELY ASPOSSIBLE.15. IF ANY QUESTIONS ARISE TO THE INSTALLATION OFANY MATERIALS AND/OR EQUIPMENT, OR WITH THECONSTRUCTION DOCUMENTS, THE CONTRACTOR SHALLCLARIFY THE QUESTIONS W/ THE DESIGNER BEFOREPROCEEDING. NO SUBSTITUTIONS SHALL BE MADE W/OTHE DESIGNERS AND OR OWNERS APPROVAL.16. TOTAL THICKNESS OF NEW WALLS SHALLMATCHTHAT OF ADJACENT WALLS.17. THE CONTRACTOR SHALL DO ALL CUTTING, FITTING,OR PATCHING OF WORK THAT MAY BE REQUIRED TOMAKE ITS PARTS FIT TOGETHER PROPERLY AND SHALLNOT ENDANGER ANY OTHER WORK BY CUTTING,EXCAVATION, OR OTHERWISE ALTERING THE TOTALWORK OR ANY PART OF IT. ALL PATCHING REPAIRING,AND REPLACING OF MATERIALS AND SURFACES, CUTOR DAMAGE IN EXECUTION OF WORK, SHALL BE DONEW/ APPLICABLE MATERIALS SO THAT SURFACESREPLACED WILL, UPON COMPLETION, MATCHSURROUNDING SIMILAR SURFACES.18. ALL WORK SHALL BE SCHEDULED AND PERFORMEDSO AS NOT TO DISTURB ANY OTHER TENANTS IN THEBUILDING. ANY WORK THAT WILL DISTURB ANOTHERTENANT, ABOVE OR BELOW, OR IN THE FLOOR , SHALLBE PERFORMED MOST EXPEDITIOUSLY AND THEDISTURBED TENANT SHALL HAVE FULL USE OF THEPREMISE.19. ALL TRADES SHALL FURNISH ALL LABOR,EQUIPMENT, MATERIALS, AND PERFORM ALLNECESSARY, INDICATED, REASONABLY INFERRED ORREQUIRED BY ANY CODE W/ JURISDICTION TOCOMPLETE THEIR SCOPE OF WORK FOR A COMPLETEAND PROPER FINISHED JOB. ANY CUSTOMARY ANDNECESSARY ITEMS WHICH ARE REASONABLY IMPLIEDAND REQUIRED TO COMPLETE PROPERLY THE WORKOUTLINED SHALL BE FURNISHED, EVEN IF NOTSPECIFICALLY SHOWN ON THE DRAWINGS ORMENTIONED IN THE SPECIFICATION.20. CONTRACTOR IS RESPONSIBLE FOR ALLCONSTRUCTION CLEAN-UP, DURING AND FINAL.21. THE AMERICANS WITH DISABILITIES ART (ADA) ISSUBJECT TO VARIOUS AND POSSIBLY CONTRADICTORYINTERPRETATIONS. THESE PLANS AND ANYACCOMPANYING SPECIFICATIONS ("PLANS") REPRESENTTHE DESIGNER'S OPINION REGARDING ITSINTERPRETATION OF THE ADA AS IT APPLIES TO THESUBJECT PROJECT. IT IS NOT IN ANY WAY A WARRANTYOR GUARANTEE THAT SAID PLANS COMPLY WITH ANYOR ALL POSSIBLE INTERPRETATIONS OF THE ADA BYOTHERS. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. General Notes See DetailsGN Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. Cal Green See DetailsCGBUILDING COMMENTS/REVIEW 02-10-21 02-10-21-B2.0, #20B2.0, #21ME2.0, #17ME2.0, #511460 BALBOA AVE.ME4.0/4.1N/ACIVIL SHEETSME2.0N/AME2.0, #47T1.0, CG #2TIM RADUENZ - FORM+ONE4843 SILVER SPRINGS DRIVEPARK CITY, UT 8409804/03/23T1.0,#4T1.0, CG #3B2.0, #23ME2.0, #48B2.0, P.C. #7B2.0, P.C. #1B2.0, P.C. #6B2.0, P.C. #2B2.0, P.C. #3B2.0, P.C. #4B2.0, P.C. #51 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT.See DetailsSWBMP'S & Pollution Prevention Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT.See DetailsSW2Stormwater Management DetailsSW2Scale: N.A.2SOAKAGE TRENCHSW2Scale: N.A.1DRYWELL (RECOMMENDED DETAIL)SW2Scale: N.A.2STRAW ROLL DETAIL T14'-10 1/2"6'-4"19'-5"40'-8"1'-3"36'-1"1'-6"3'-10" 15'-10"29'-9 1/2" 5'-1"5'-6"5'-3" 45'-7 1/2"12'-10 1/2" 13'-5" 54'-10"12'-11"3 1/2"5 1/2"7'-10"14'-9"4'-5"5 1/2"3'-3 1/2"8"36'-3"3'-6"7'-1"3'-8"4'-4"4'-0"DNOPTIONFOR 36"OPENINGA.1,043SQ.FT.D.278SQ.FT.B.257 SQ.FT.E.151SQ.FT.F. (L.C.)243SQ.FT.15'-3"21'-5 1/2"36'-8 1/2"10'-4"14'-5"7'-6"3'-10" 36'-1" 36'-1"13'-7"2'-9 1/2"20'-4"36'-8 1/2"C.862SQ.FT.14'-10 1/2"6'-4"19'-5"40'-8"1'-3"36'-1"1'-6"3'-10"13'-5"54'-10"4 1/2"12'-11"36'-8 1/2"3 1/2"15'-0 1/2"8"7'-7 1/2"4 1/2"3'-11 1/2"7'-10"1'-0"3'-6"8'-2"6'-10"8'-2"1'-4"14'-6 1/2"F. 568 SQ.FT.Floor Area Calc.See DetailsFARFLOOR AREA CALC.-LOCATIONAREA FALSQ. FT.:COMPLETE FARA1,043REMARKS:TOTAL:1ST FLR SUB-TOTAL:3,161(1ST FLOOR)FAR2Scale: 3/16" = 1'-0"EXISTING LOT COVERAGESQ. FT.:3,1611,972 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT.FLOOR AREA CALC.NO WORK(2ND FLOOR)FAR3Scale: 3/16" = 1'-0"2ND FLR B257ADDITIONC862EXISTING -E151EXISTING OFFICE CONVERTED TO ADU DETAILSAPN = 026-13-3301,0431512571,972LOT SIZE: 7,000 SQ. FT.MAX ALLOWABLE FAR=FAR = LOT SIZE X 32% + 1,100 = LIVEABLE SQ. FT. 7,000 SQ FT. X 32% + 1,100 = 3,340 SQ. FT.MAX ALLOWABLE LOT COVERAGE = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE 7,000 SQ FT. X 40% = 2,800 SQ FT.MAX FAR = 3,340 SQ. FT.FLOOR AREA CALC.-(BASEMENT)FAR1Scale: 3/16" = 1'-0"BASEMENT F568243EXISTING + NEW ADU D278EXISTING GARAGE CONVERTED TO ADU 27811 TUPUPDNDNDNN 55°04'00" W50.01'N 55°04'00" W50.00'N 55°04'00" W50.01'LIP OF GUTTERFACE OF CURB( 5 0 ' R / W )B A L B O A A V E N U E100.00103.3098.8599.7399.6998.9499.1098.8398.7198.8998.92100.79100.78101.14102.04101.77102.61102.6198.7398.9198.8398.1298.0197.5697.6797.6797.6998.0298.0699.94101.22101.112.321.51102.91102.60102.72102.77102.78102.67102.75105.92102.20101.90101.72101.56101.92101.95102.13102.29102.67102.63102.68103.07103.20103.25102.98103.07103.21103.21118.51101.44101.56101.66140.00'S 55°04'00" E50.00'N 34°56'00" E140.00'(E)PORCHCHIMNEYPORCHEL=120.21' EL=118.54' EL=113.94' EL=131.44'GARAGEGARAGESTRUCTUREEL=98.06'(E) (3) 6" PODOCARPUSTREES(E) BRICK(E) 2' HIGHWALL(E) FLAGSTONEPATIO (PERMEABLE)(PROTECT)(E) 8" DWARF FIG TREE(E) 4" ORANGE TREETHRESHOLDEL=106.28'PAVERDRIVEWAY(E) CONCRETEDRIVEWAY(PROTECT)(E) BRICK (PROTECT)(E) CONCRETESIDEWALK(E) HE D G E ( P R O T E C T )1 0 ' A L L E Y(E) (3) ORANGE TREEPORCH(E) CONCRETE (E) LAWN (PROTECT)(E) 2" MAGNOLIA TREE(E) 2" MANDARINTREE(E) LAWN (PROTECT)2"TREE2"TREEBRICKBRICKCONCRETEDRIVEWAY15'-0"REAR SETBACK20'-0"FRONT SETBACK(N) ADDITIONEXISTING 2-STORYRESIDENCE4'-0" SIDE SETBACK 4'-0" SIDE SETBACK 20'-0"9'-6"1'-1"4'-0"3"4'-0"15'-0"45'-11"(N)PERMEABLEPAVERPATIO(E) LAWN (PROTECT)1'-1"4'-0"4'-3"4'-0"(E) LANDSCAPETO REMAIN & BEPROTECTED(N) 24" BOX TREE(TRIDENT MAPLE)(N) 24" BOX TREE(TRIDENT MAPLE)(N) 24" BOX TREE(TRIDENT MAPLE)97.55' F.F.3'-0"14'-3"15'-6"(E) STRUCTURETO BE REMOVED(N)D.S(N)D.S(N)D.S(E)D.S(E)D.S(E) D.S(E)D.S(E)D.S(E) BRICK TO BEREMOVED(N) PERMEABLE PAVERPATIO(E) ELECT. LINE(N) SANITARYSEWER LINE(N) SEWERCLEANOUT(E) WATER LINE(E) GAS LINE(E) 200AMP.ELECT.METER(E) GASMETER(E) WATER METER Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. Site Plan See DetailsA1.0A1.0Scale: 1/8 = 1'-0"1PROPOSED SITE PLANGENERAL NOTES & SCOPE1. PROTECT ALL EXISTING LANDSCAPING AND TREES DURING CONSTRUCTION,CONSULT ARBORIST AS REQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OFTREE MAY BE REMOVED WITHOUT A PROTECTED TREE PERMIT FROM THEPARKS DIVISION (558-7330) NO TREES ARE TO BE REMOVED FOR THIS PROJECT.3. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIRED SINCELANDSCAPE WILL NOT BE REHABILITATED AS NOTED ON PLANS.4. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGESTORM WATER DRAINAGE DURING CONSTRUCTION. CGC 4.106.2 & CGC 4.106.35. ALL SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPING AREAS6. THERE IS TO BE NO ACCESS TO THE 10' CITY ALLEY.7. NO PERMANENT STRUCTURES ( RETAINING WALLS, FENCES, COLUMNS,MAILBOX, ETC) ARE PROPOSED BEYOND THE PROPERTY LINE AND INTO THEPUBLIC RIGHT-OF-WAY.CAL GREEN SITEDEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP ANDIMPLEMENT A PLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE ISSUFFICIENT.2022 CGC 4.106.22. PLANS SHALL INDICIATE HOW GRADING + PAVING WILL PREVENT SURFACEWATER FLOWSFROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THEDRAINAGEPATH. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/RELEVANT SECTIONS2022 CGC 4.106.4PUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1)REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, (2)PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS AND INSTALL ANEW 4" LATERAL, (3) ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FORSERVICES OF FIRE LINE ARE TO BE INSTALLED PER =CITY STANDARDPROCEDURES AND SPECIFICATION. (4) AND OTHER UNDERGROUND UTILITYWORKS WITHIN CITY'S RIGHT-OF WAY.2. ALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES ORFIRE LINE PROTECTION ARE TO BE INSTALLED PER CITY STANDARDPROCEDURES AND MATERIAL SPECIFICATIONS. CONTACT THE CITY WATERDEPARTMENT FOR CONNECTION FEES. IF REQUIRED, ALL FIRE SERVICES ANDSERVICES 2" AND OVER WILL BE INSTALLED BY BUILDER. ALL UNDERGROUNDFIRE SERVICE CONNECTIONS SHALL BE SUBMITTED AS SEPARATEUNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL.STORMWATER CHECKLISTNOTES1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USERAINWATER FOR IRRIGATION OR OTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTOVEGETATED AREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTSONTO VEGETATED AREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLESURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASEDDETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, ANDMINIMIZE CHANGES TO THE NATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OREQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSESPECIES APPROPRIATE TO THE SITE. INCLUDE PLANTS THAT ARE PEST- AND/ORDISEASE-RESISTANT, DROUGHT-TOLERANT, AND/OR ATTRACT BENEFICIALINSECTS. (C) MINIMIZE USE OF PESTICIDES AND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPEOR SANITARY SEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTILPERMANENT EROSION CONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS,EASEMENTS, SETBACKS, SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREESTO BE PROTECTED AND RETAINED, DRAINAGE COURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THEFOLLOWING: (A) CONSTRUCTION, OPERATION AND MAINTENANCE OF EROSIONAND SEDIMENT CONTROLS, INCLUDE INSPECTION FREQUENCY; (B) METHODSAND SCHEDULE FOR GRADING, EXCAVATION, FILLING, CLEARING OFVEGETATION , AND STORAGE AND DISPOSAL OF EXCAVATED OR CLEAREDMATERIAL, (C) SPECIFICATIONS FOR VEGETATIVE COVER & MULCH, INCLUDEMETHODS AND SCHEDULES FOR PLANTING AND FERTILIZATION (D) PROVISIONSFOR TEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRYWEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHENDEWATERING AND OBTAIN ALL NECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENTCONTROLS (E.G. BERMS, SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS ORTRAPS, EARTHEN DIKES OR BERMS, SILT FENCES, CHECK DAMS, COMPOSTBLANKETS OR JUTE MATS, COVERS FOR SOIL STOCK PILES, ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STERUNOFF AROUND THE SITE (E.G SWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROMCONSTRUCTION IMPACTS USING VEGETATIVE BUFFER STRIPS, SEDIMENTBARRIERS OR FILTERS, DIKES,MULCHING OR OTHER MEASURES ASAPPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESSPOINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN ADESIGNATED AREA WHERE WASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTESPROPERLY TO PREVENT CONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALLEMPLOYEES/SUBCONTRACTORS RE: CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS,INCLUDING PAVEMENT CUTTINGWASTES,PAINTS,CONCRETE, PETROLEUMPRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS, RINSE WATER FROMARCHITECTURAL COPPER, AND NON-STORMWATER DISCHARGES TO STORMDRAINS AND WATERCOURSES.LANDSCAPE TREES1. 3 (N) 24" BOX TRIDENT MAPLES TO BE PLANTED ON SITE, V.I.F.LOCATIONS.111111111LOT COVERAGEMAX ALLOWABLE LOT COVERAGE = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE 7,000 SQ FT. X 40% = 2,800 SQ FT.LOT COVERAGE:DRIVEWAY/BRICK & CONC. WALKS: 794 SQ. FT.HOUSE/ADU: 1,994 SQ. FT.TOTAL LOT COVERAGE: 3,405 SQ. FT.1111A1.0Scale: N/A2PERMEABLE PAVER DETAIL11111111 14'-10 1/2"6'-4"19'-5"40'-8"1'-3"36'-1"1'-6"3'-10"A3.02A3.12(E) BATH-1 (ADU)(N) TILE13'-5" 54'-10"(N)2/8(N) DEN (ADU)(N) WD(N) PATIO(N) PERMIABLE PAVERS(N)2/6SHOWER ON/OFF (N) BUILDING OUTLINE(E) BUILDING OUTLINE(N)(E)(N) 9/0 OR 6/0MULTI SLIDER4 1/2"UPUP(E) CRAWLSPACE(E) GROUND12'-11"36'-8 1/2"3 1/2"15'-0 1/2"8"7'-7 1/2"4 1/2"3'-11 1/2"A3.22A3.327'-10"TEMP.(N) 2/8(N) 9/0MULTI SLIDER1'-0"T.V.(N) 3/0(N) PATIO(N) PERMIABLE PAVERS(N) BED-2 (ADU)(N) WD3'-6"8'-2"(N)A4.02A4.02FLAT CEILING VAULTED CEILINGFLAT CEILING (N) 2/824 X 18KING 78 X 8024 X 18(N) CLT-1(N) WDA4.12A4.12100101102103(N)(E)6'-10"8'-2"1'-4"14'-6 1/2"(E) CONC. SLAB14'-10 1/2"6'-4"19'-5"40'-8"1'-3"36'-1"1'-6"3'-10"(E) CRAWLSPACE(E) GROUND4'-2 1/2"12'-11"23'-9 1/2"3'-11 1/2"29'-10"1'-3"5'-1"5'-6"5'-3" 45'-7 1/2"41'-11"45'-7 1/2"A4.01A4.01A4.11A4.11(E) CONC. SLABLEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. Proposed Floor Plan See DetailsB2.0RELATED CODE REQUIREMENTS: (EGRESS + WINDOWS + DRS.)1. EGRESS WINDOWS SHALL HAVE A MIN. NET CLEAR OPERABLE AREA OF 5.7SQUARE FEET.2. THE MINIMUM NET CLEAR WIDTH DIMENSION SHALL BE 20"3. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24"4. MAX. U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS 2022 CEC 150.0 (Q)5. MAX. TOTAL AREA, 20%, NO MAXIMUM FOR WEST FACING AREA TABLE 150.1-A, & B6. FENESTRATION MAX. U-FACTOR 0.30. NO SHGC REQUIREMENT TABLE 150.1-A, & B7. DOOR MAX. U-FACTOR: 0.20 TABLE 150.1A, & B2022 CODE REQUIREMENTS: (PLUMBING)1. REQUIRES NON-COMPLIANT PLUMBING FIXTURES TO BE REPLACED BYWATER-CONSERVING PLUMBING FIXTURES WHEN A PROPERTY IS UNDERGOINGALTERATIONS OR IMPROVEMENTS. THIS LAW APPLIES TO ALL RESIDENTIAL ANDCOMMERCIAL PROPERTY BUILT PRIOR TO JANUARY 1, 1994. DETAILS CAN BEFOUND ATHTTP://LEGINFO.CA.GOV/PUB/09-10/BILL/SEN/SB0401-0450/SB407 BILL 20091011CHAPTERED.HTML.2. PER CALIFORNIA CIVIL CODE ARTICLE 1101.4 AND CAL GREEN SECTION 301.1,FORALL BUILDING ALTERATIONS OR IMPROVEMENTS TO A SINGLE FAMILY RESIDENTIALPROPERTY, EXISTING PLUMBING FIXTURES IN THE ENTIRE HOUSE THAT DO NOTMEET COMPLIANT FLOW RATES WILL NEED TO BE UPGRADED. WATER CLOSETSWITH A FLOW RATE EXCESS OF 1.6 GPF WILL NEED TO BE REPLACED WITH W.C. W/A MAX. FLOW RATE OF 1.28 GPF. SHOWER HEADS W/ A FLOW RATE GREATER THAN2.5 GPM WILL NEED TO BE REPLACED W/ A MAX. 1.8 GPM SHOWER HEAD. LAVATORY& KITCHEN FAUCETS W/ A FLOW RATE GREATER THAN 1.8 GPM WILL NEED TO BEREPLACED W/ A FAUCET W/ MAX. FLOW RATE OF 1.5 GPM (OR 1.8 GPM FOR KITCHENFAUCETS)RELATED CODE REQUIREMENTS: (BATHS) (CONT.):PLUMBING:- SHOWER MUST BE PROVIDED W/ TEMPERATURE CONTROL (ANIT-SCALD) TYPEVALVE. TOILETS MUST HAVE A MIN. CLEAR SPACE OF 30" WIDE, & 24" CLEAR SPACEIN FRONT. IF NEW, TOILETS MUST BE WATER CONSERVING 1.28 GALLON. SHOWERDOORS SHALL OPEN OUTWARD AND SHALL BE A MIN. 22" WIDE, THE SHOWERHEADCANNOT DISCHARGE DIRECTLY AT ENTRANCE. ALL SHOWER COMPARTMENTS,REGARDLESS OF SHAPE,MUST BE CAPABLE OF ENCOMPASSING A 30" CIRCLE. JOB-FORMED SHOWER PANLINER MUST SLOPE 14" PER FOOT TO WEEP HOLES IN DRAIN, AND BE INSPECTEDUNDER TEST PRIOR TO COVERING.RELATED CODE REQUIREMENTS: (BATHS) (CONT.):BUILDING:- SHOWER WALL SHALL BE FINISHED TO A HEIGHT 72" ABOVE THE DRAIN INLETWITH MATERIAL THAT IS NOT AFFECTED BY MOISTURE. GREEN BD. CANNOT BEUSED AS A BACKER FOR MASTIC TILE WHERE IT WILL BE EXPOSED TO SPLASHINGWATER AND IS NOT ALLOWED ON CEILINGS.CEMENT BOARD WITH A MOISTURE BARRIER AND CORROSION-RESISTANTFASTENERS IS AN APPROPRIATE BACKING MATERIAL IN WET LOCATIONS. MIN.CEILING HEIGHT FOR ALL BATHROOMS IS 7'-0". SAFETY GLAZING ISREQUIRED FOR WINDOWS IN TUB OR SHOWER LOCATIONS WHERE THE BOTTOMEDGE OF GLASS IS LESS THAN 5'-0" ABOVE THE DRAIN. AS PART OF REMODELSMOKE DETECTORS WILL BE REQUIRED IN ALL BEDROOMS, ADJOINING HALL, ANDAT EACH LEVEL PER THE BUILDING CODE.RELATED CODE REQUIREMENTS: (BATHS)(CONT.)ELECTRICAL:- IT IS REQUIRED TO HAVE AT LEAST ONE RECEPTACLE WITHIN 3-FEET OF THEOUTSIDE EDGE OF EACH BASIN, THIS RECEPTACLE AND ANY OTHERS LOCATEDWITHIN THE BATHROOM MUST BE GFCI PROTECTED.- A SEPARATE 20-AMP CIRCUIT IS REQUIRED TO SUPPLY BATHROOM OUTLETSONLY, OR A SINGLE BATHROOM.- LIGHTING WILL BE REQUIRED TO BE HIGH EFFICACY OR CONTROLLED BY AMANUAL ON OCCUPANTSENSOR SWITCH. (TYPICALLY HIGH EFFICACY LIGHT FIXTURES ARE PIN BASEFLUORESCENT WITH ELECTRONIC BALLAST.MECHANICAL:- A FAN CONNECTED TO THE OUTSIDE CAN BE PROVIDED, FAN EXHAUST SHOULDBE 3-FEET FROM BUILDING OPENINGS AND PROPERTY LINES. BE INSPECTED UNDER TEST PRIOR TO COVERING.GENERAL NOTES:1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES FROM CENTERLINE OF W.C.)AND 24" CLEARANCE IN FRONT OF THE W.C. PER CPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OF ENCOMPASSING A30" CIRCLE. SEE PLANS PER CPC 408.63. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THEWASHER & DISHWASHER, ETC., PER CPC5.WATER CLOSETS SHALL BE AN ULTRA LOW FLUSH TYPE W/ 1.28 GALLONS MAX.PER FLUSH, PER CPC & GCG 4.303.1.16. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THEBUILDING AND SHALL BE EQUIPPED WITH A DRAFT DAMPER AND SHALL BE RIGIDMETAL DUCT WITH SMOOTH INTERIOR SURFACES PER CMC SECT. 504.7. VERIFY ALL FINISH FLOOR CALL-OUTS W/ OWNERS, TYP.8. SUB- PANEL ELECT., VERIFY LOCATION W/ OWNER.9. ALL SHOWER HEADS TO HAVE 1.8 GPM @ 60 PSA FLOW MAX. PER 2022 CPCSECT. 408.2 & (CGC 4.303.1.2)10. ALL SHOWER WALLS TO BE WATERPROOF TO 72" ABOVE DRAIN INLET, WALLFINISHES TO BE OF SMOOTH HARD NONABSORBENT SURFACE, PER CRC R307.2(CEMENT BASED)11. NA12. ALL LAVATORY FAUCETS TO HAVE 1.2 GPM, + KITCHEN FAUCETS TO HAVE 1.8GPM FLOW MAX. PER 2022 CPC SECT. 403.7, & 403.6 (CGC 4.303.1.4.4)13. WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVE QUICK-ACTINGVALVES (I.E.) DISHWASHERS HOT WATER LINE AND THE HOT/COLD LINES OF THECLOTHES WASHER) 2022 CPC 609.10.14. CONTROL VALVE FOR SHOWER OR TUB/SHOWER SHALL BE OF THE PRESSUREBALANCE OR THERMOSTATIC MIXING VALVE TYPE, PER CPC 420.0.15. THRESHOLD FOR IN-SWING DOORS SHALL BE 7.75" MAX. AND 7" MAX. FOROUTSWING DOORS.16. (E) GAS METER LOCATION, PG&E, TYPICAL 36" FROM OPERABLE WINDOWS.17. (E) ELECTRICAL METER LOCATION TO BE MOVED PER PLANS.18. MAX. DROP FROM TOP OF THRESHOLD TO THE EXT. LANDING AT ALL SLIDINGAND IN-SWINGING DOORS SHALL BE LIMITED TO 7.75", AND NOT MORE THAN 1.5"LOWER THAN THRESHOLD FOR OUTSWING DRS. PER 2022 CRC R311.319. (N) STAIRS TO HAVE MAX. RISER HEIGHT OF 7.75" AND A MIN. TREAD DEPTHOF 10" PER CRC R311.7.4.20. A CAPILLARY BREAK WILL BE INSTALLED IF A SLAB ON GRADE FOUNDATIONSYSTEM IS USED. THE USE OF A 4" THICK BASE OF 1/2" OR LARGER CLEANAGGREGATE UNDER A 6 MIL VAPOR RETARDER WITH JOINT LAPPED NOT LESSTHAN 6" WILL BE PROVIDED UNLESS AND ENGINEERED DESIGN HAS BEENSUBMITTED AND APPROVED BY THE BUILDING DIVISION . 2022 CGC §4.505.2 ANDCALIFORNIA RESIDENTIAL CODE (CRC) §R5O6.2.321. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE WILL NOT BEINSTALLED. WALL AND FLOOR FRAMING WILL NOT BE ENCLOSED WHEN THEFRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. MOISTURE CONTENT WILLBE VERIFIED PRIOR TO FINISH MATERIAL BEING APPLIED. 2022 CGC §4.505.31. ALL EXTERIOR 2X6 WALLS: R-21 BATT INSULATION, OR MIN. BYTITLE-242. ALL EXTERIOR 2X4 WALLS: R-15 BATT INSULATIONOR MIN. BY TITLE-243. ALL CEILINGS TO RECEIVE R-32 MIN. INSULATIONOR MIN. BY TITLE-244. ALL UNDER FLOOR TO RECEIVE R-19 BAT INSULATION5. ALL BATHROOMS, LAUNDRY ROOMS, TO RECEIVE SOUND BATT,INSULATION, TYPICAL.6. CEILING INSULATION, MIN. R-30 INSULATION REQUIRED.7. BUILDING ENVELOPE INSULATION: PER CLIMATE ZONE: 3 TABLE150.1-A, & B8. BUILDING ENVELOPE INSULATION: WALLS, ABOVE OR BELOWGRADE, MEET STANDARDS IN TABLE 150.1-A & B9. QUALITY INSULATION INSTALLATION INSPECTION (QII) ISREQUIRED BY A THIRD PARTY.INSULATION: (See Title-24 For Min.)GENERAL NOTES: (cont.)22. FITTINGS (FAUCETS AND SHOWER HEADS) HAVE ALL REQUIREDSTANDARDS LISTED ON PLANS AND ARE IN ACCORDANCE TO CGC 4.303.1.3AND CGC 403.1.423. ANY GAS FIREPLACE SHALL BE DIRECT-VENT SEALED-COMBUSTIBLE TYPE.2022 CGC 4.503.124. PROVIDE 36 INCH MIN. DEEP LANDING OUTSIDE ALL EXTERIOR DOORS(NOT MORE THAN 7.75 INCHES LOWER THAN THE THRESHOLD FORIN-SWINGING DOORS AND SLIDING DOORS, AND NOT MORE THAN 1.5 INCHESLOWER THAN THE THRESHOLD FOR OUT-SWINGING DOORS) 2022 CRC R311.325. WALLS WITH 2 X 6 AND LARGER FRAMING REQUIRE R-19 INSULATION150.0(C)226 CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT OF WAY ARE LIMITED TOTHE WEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00 A.M AND 5:00 P.M.POLLUTANT CONTROL NOTES:1. PAINTS + COATINGS WILL COMPLY WITH VOC LIMITS PER 2022 CGC§4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISHMATERIALS. 2022 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THETESTING + PRODUCT REQUIREMENTS FOUND IN THE 2022 CALIFORNIA GREENBUILDING CODE. 2022 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOORAREA RECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIAGREEN BUILDING CODE REQUIREMENTS. 2022 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, + MEDIUM DENSITY FIBERBOARDCOMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THEBUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSIONSTANDARDS. 2022 CGC §4.504.56. AEROSOL PAINTS + COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC AND COMPLY W/ PERCENT VOC BY WEIGHT OF PRODUCTLIMITS, REGULATION 8, RULE 49. PER 2022 CGC 4.504.2.37. ADHESIVES, SEALANTS, + CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL + REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENTSTANDARDS 2022 CGC §4.504.2.1A2.0Scale: 1/4 = 1'-0"2PROPOSED BASEMENT PLANB2.0Scale: 1/4 = 1'-0"1EXISTING CRAWLSPACE PLAN1 T14'-10 1/2"6'-4"19'-5"40'-8"1'-3"45'-7 1/2"4'-2 1/2"36'-1"1'-6"3'-10" 15'-10"29'-10" 5'-1"5'-6"5'-3"12'-11"23'-9 1/2"36'-8 1/2"7'-1"15'-6 1/2"7'-3 1/2"45'-7 1/2" 3'-2 1/2"A3.01A3.11A3.21A3.31(E) DINING(E) -(E) KITCHEN(E) -(E) OFFICE(E) -(E) BATH-1(E) TILE(E) LIVING(E) -(E) ENTRY(E) -(E) GARAGE(E) -(E) PATIO(E) -(E) L.HALL(E) -(E)(E) O.H.DR(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)UPUPUPA4.01A4.01A4.11A4.11LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS(E) 200 AMP.ELECT.METER(E) GASMETER18x18QUEEN - 60x8018x18T14'-10 1/2"6'-4"19'-5"40'-8"1'-3"36'-1"1'-6"3'-10" 15'-10"29'-9 1/2" 5'-1"5'-6"5'-3" 45'-7 1/2"A3.02A3.12A3.22A3.32(E) DINING(E) WOOD(E) KITCHEN(E)WOOD(N) KITCHEN (ADU)(N) TILE(E) LIVING(E) WOOD(E) ENTRY(E) WOOD(E) L.HALL(E) WOOD(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)UPUP12'-10 1/2" 13'-5" 54'-10"12'-11"3 1/2"DN5 1/2"7'-10"14'-9"4'-5"5 1/2"3'-3 1/2"8"36'-3"DN(N) 2/830"DRW30"DRW18" CAB.2X4 PONY WALL - PLUMBING WALL24" CAB. 3'-6"7'-1"24" CAB.3'-8"4'-4"4'-0"(N) OFFICE(N) WD(N) FAMILY(N) WD(N) WASHER(N) DRYER DN(N)7/0CASED(N) BUILDING OUTLINE(E) BUILDING OUTLINE(N)(E)(N) 6/0(N) 9/0STORAGECABINET INTO STAIRS(N) TILE(N) 6/0 TRANSOM FOR PRIVACY(MIN. WORK)(NO WORK)(NO WORK)(MIN. WORK)(N) 3/0ADUENTRANCE36x3630x30T.V.30 x 3 0 OPTIONFOR 36"OPENING(N)(NEW) ISLANDOPTION FORKITCHEN PASS-THROUGHBUT WILL $$$ BUDGETAS KITCHEN IS BASICALLYREDO AT THAT POINTSOUND WALL SOUND WALL (N)(N)A4.02A4.02(E)(N) UPPER STORAGE(N) COUNTER OVER W/DSHOWERON/OFF (N) 2/4(N) 5/0(N)2/4(N) BATH-1(N) TILETEMP.A4.12A4.12200201202203204(E) KITCHEN, NO WORK(E) KITCHEN, NO WORK(N)(N) 8/0EGRESS(N) 2/8(E) WASHER (E) DRYER(N) 6/0NO GASWILL BEPROVIDEDIN ADU FORCOOKING,HEATING,ORCLOTHESDRYINGIKEA CAB.IKEA CAB.IKEA CAB.(N) BED-1 (ADU)(N) TILE205OPTION FORBARN STYLEDOUBLE DOORS(N) 6/0(N) WATER &ELECTRIC FOR (E)WASHER & DRYER(N) 30" REF.(N) 24" STOVE(N)18" D.W.(N)24" SINK(N) UPPER CABINETS(N) UPPER CABINETS (N) STORAGE CABINETS TEMP.A5.06A5.06A5.06TYP.TYP.TYP.(E) 200 AMP.ELECT.METER(E) GASMETER Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. As Built + Proposed Floor Plan See DetailsA2.0A2.0Scale: 1/4 = 1'-0"1EXISTING FIRST FLOOR PLANA2.0Scale: 1/4 = 1'-0"2PROPOSED FIRST FLOOR PLAN111111111 A3.01A3.11A3.21A3.3115'-3"21'-5 1/2"36'-8 1/2"10'-4"14'-5"7'-6"3'-10" 36'-1" 36'-1"13'-7"2'-9 1/2"20'-4"36'-8 1/2"(E) BATH-3(E) TILE(E) BED 1(E) -(E) BED 2(E) -(E) BED 3(E) -(E) U.HALL(E) -(E)(E)(E)(E)(E) (E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)DNUPA4.01A4.01A4.12A4.12LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. Existing Floor Plan See DetailsA2.1A2.1Scale: 1/4 = 1'-0"1EXISTING SECOND FLOOR PLANNO WORK1 NOTES:1. (EXISTING) (OGEE) G.S.M. GUTTERS, & (3" GSM)DOWNSPOUTS (MATCH EXISTING AS REQUIRED),LINE ALL VALLEYS WITH GSM, AT LEAST 20" WIDEWITH WITH 1/4" EDGE TURNED OVER ANDFASTENED WITH CLEATS. LAP JOINTS AT LEAST 4",BUT DO NOT SOLDER.2. N/A3. WHEN INSULATION IS INSTALLED IN ENCLOSEDRAFTER SPACES WHERE CEILINGS ARE APPLIEDDIRECT TO THE UNDERSIDE OF ROOF RAFTERS, AMINIMUM AIR SPACE OF 1 INCH MUST BE PROVIDED,INSULATION BAFFLE NEEDED.4. FLASHINGS AND COUNTER FLASHINGS SHALLNOT BE LESS THAN 0.016-INCH (28-GAGE)CORROSION RESISTANT METAL, AND VALLEYFLASHING5. AT THE JUNCTURE OF THE ROOF & VERTICALSURFACES, FLASHING & COUNTERFLASHINGSSHALL NOT BE LESS THAN 0.019-INCH (26 GAUGE)6. NA7. TERMINATION OF ALL ENVIRONMENTAL AIRDUCTS SHALL BE A MIN. OF 3'-0" FROM PROPERTYLINES OR ANY OPENING INTO THE BUILDING (I.E.DRYERS, BATH& UTILITY FANS, ETC., MUST BE 3'-0"AWAY FROM DOORS, WINDOWS, OPENINGSKYLIGHTS OR ATTIC VENTS, PER CODE8. N/A9. N/A10. ATTIC VENTILATION AT CALIFORNIA FRAMING TORECEIVE LOW PROFILE VENTS OR OPENING IN THEROOF SHEATHING BELOW11. (AS REQUIRED) ALL TRUSS/RAFTER BLOCKINGTO RECEIVE 2" DIA HOLES IN EVERY BLOCKTYPICAL FOR EVEN DISTRIBUTION OF AIR FLOW.12. ATTIC IS GETTING NEW INSULATION,VERIFY (E)FANS/VENTS TO WHAT IS REQUIRED ER CURRENTCODE.PLUMBING & HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHERWHEN POSSIBLE & LOCATE ON ROOFSSLOPING TO THE REAR OF HOUSE TYP. VERIFYLOCATION W/ DESIGNER.(E)SKYLIGHT(E) CLASS A: FIRE RATED(E) PROTECT(E) BARRE CLAYTILE ROOF(E) CLASS A: FIRE RATED(E) PROTECT(E) BARRE CLAYTILE ROOF(N) CLASS A: FIRE RATEDTO MATCH (E)(N) BARRE CLAYTILE ROOF(N) CLASS A: FIRE RATEDTO MATCH (E)(N) BARRE CLAYTILE ROOF(E) SLOPE512(E) SLOPE512(E) SLOPE 125 (E) SLOPE 12 5 (E) SLOPE 125 (E) SLOPE 125(E) SLOPE125RIDGE RIDGE RIDGERIDGERIDGE(E) FLAT ROOFCLASS A: FIRE RATED(E) FLAT ROOFCLASS A: FIRE RATED(E) FLAT ROOFCLASS A: FIRE RATED(N) SLOPE125(N) SLOPE125HIPHIPHIPHI P (E) SLOPE125(E) SLOPE125(N) SLOPE(N) SLOPE(N) FLAT ROOFCLASS A: FIRE RATEDTO MATCH (E)(N) D.S.(N) D.S.(N) D.S.(E) D.S.(E) D.S.(E) D.S.(E) D.S.(E) D.S.Existing/ Proposed Roof Plan See DetailsA2.2A2.2Scale: 1/4 = 1'-0"1EXISTING/PROPOSED ROOF PLANPLUMBING & HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHER WHENPOSSIBLE & LOCATE ON ROOFS SLOPING TO THE REAROF HOUSE TYP. VERIFY LOCATION W/ DESIGNER. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. GARAGE LEVEL FFEGARAGE LEVEL FCEENTRY 1ST LEVEL FFE3RD LEVEL FFEENTRY 1ST LEVEL FCE4TH LEVEL FFE3RD LEVEL FCE4TH LEVEL FCE4'-7"7'-6"1'-4 1/2"8'-6"8'-6"1'-2 1/2"4'-2 1/2"1'-4 1/2"2'-11"4'-11"22'-3 1/2"EL. 106.28'LEFT DHEEL. 100.63'EL. 101.69'EL. 109.21'EL. 110.56'EL. 114.78'EL. 115.96'EL. 116.06'EL. 124.97'A.T.O.C.EL. 102.57'HIGHEST RIDGE HEIGHTEL. 127.77'25'-2 1/2"45°12'-0"7'-6" (E) PROPERTY LINE 45° 12'-0"7'-6" (E) PROPERTY LINERIGHT DHEEL. 99.79'(E) CLAY TILE ROOF(E) WOOD WINDOWS(E) PAINTED STUCCO(E) WOOD FENCE(E) BRICKCHIMNEY3'-0"4'-3"8'-0"ENTRY 1ST LEVEL FFE3RD LEVEL FFEENTRY 1ST LEVEL FCE4TH LEVEL FFE3RD LEVEL FCE4TH LEVEL FCE4'-7"7'-6"1'-4 1/2"8'-6"8'-6"1'-2 1/2"4'-2 1/2"1'-4 1/2"2'-11"4'-11"22'-3 1/2"EL. 106.28'LEFT DHEEL. 100.63'EL. 101.69'EL. 109.21'EL. 110.56'EL. 114.78'EL. 115.96'EL. 116.06'EL. 124.97'A.T.O.C.EL. 102.57'HIGHEST RIDGE HEIGHTEL. 127.77'25'-2 1/2"45°12'-0"7'-6" (E) PROPERTY LINE 45° 12'-0"7'-6" (E) PROPERTY LINERIGHT DHEEL. 99.79'4'-3"5'-1"(E) CLAY TILE ROOF(E) WOOD WINDOWS(E) PAINTED STUCCO(E) WOOD FENCE(E) BRICKCHIMNEY(N)(N) BRICK MOLDING TO MATCH (E)(E)(E)(E)(E)ADU LEVEL FFEADU LEVEL FCE(N) SIERRA PACIFIC SDL WOODCLAD WINDOWS AND DOORS1460B1460(N) ADDRESS #'S FOR (N) ADU3'-0"8'-0" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. As Built + Proposed Elevations See DetailsA3.0A3.0Scale: 3/8 = 1'-0"1EXISTING FRONT ELEVATIONPROPOSED FRONT ELEVATIONA3.0Scale: 3/8 = 1'-0"2(NO WORK)111111 GARAGE LEVEL FFEGARAGE LEVEL FCEENTRY 1ST LEVEL FFE3RD LEVEL FFEENTRY 1ST LEVEL FCE4TH LEVEL FFE3RD LEVEL FCE4TH LEVEL FCE4'-7" 7'-6" 1'-4 1/2" 8'-6" 8'-6" 1'-2 1/2" 4'-2 1/2" 1'-4 1/2" 2'-11" 4'-11" 22'-3 1/2"EL. 106.28'LEFT DHEEL. 100.63'EL. 101.69'EL. 109.21'EL. 110.56'EL. 114.78'EL. 115.96'EL. 116.06'EL. 124.97'A.T.O.C.EL. 102.57'HIGHEST RIDGE HEIGHTEL. 127.77'25'-2 1/2"45° 12'-0"7'-6" (E) PROPERTY LINE45°12'-0"7'-6"(E) PROPERTY LINERIGHT DHEEL. 99.79'5'-1"4'-3"(E) BRICKCHIMNEY(E) CLAY TILE ROOF(E) WOOD WINDOWS(E) PAINTED STUCCO(E) WOOD FENCE8'-0"(E)(E)(N)(N)ADU LOWER LEVEL FCEADU LOWER LEVEL FFE40'-8"(ADDITION)(N)(N)(E)TEMP.ADU LEVEL FFEADU LEVEL FCEENTRY 1ST LEVEL FFE3RD LEVEL FFEENTRY 1ST LEVEL FCE4TH LEVEL FFE3RD LEVEL FCE4TH LEVEL FCE4'-7" 7'-6" 1'-4 1/2" 8'-6" 8'-6" 1'-2 1/2" 4'-2 1/2" 1'-4 1/2" 2'-11" 4'-11" 22'-3 1/2"EL. 106.28'LEFT DHEEL. 100.63'EL. 101.69'EL. 109.21'EL. 110.56'EL. 114.78'EL. 115.96'EL. 116.06'EL. 124.97'A.T.O.C.EL. 102.57'HIGHEST RIDGE HEIGHTEL. 127.77'25'-2 1/2"45° 12'-0"7'-6" (E) PROPERTY LINE45°12'-0"7'-6"(E) PROPERTY LINERIGHT DHEEL. 99.79'EL. 97.55'EL. 106.06'5'-1"4'-3"(E) BRICKCHIMNEY(E) CLAY TILE ROOF(E) WOOD WINDOWS(E) PAINTED STUCCO(E) WOOD FENCE(N) CEDAR 1X6 T & G SIDING(N) SIERRA PACIFIC SDLWOOD CLAD WINDOWS ANDDOORS(N) BED-1(N) DEN(N) FAMILY(N)OFFICE(E) BED-3(E) BED-3(E) BED-2(N)(N) CLT-1(N) TILED STAIRS(N) STUCCO WALL(N) TILED STAIRS(N) STUCCO WALL(N) CEDAR 6X6 POSTSW. FLAT ROOF8'-6"8'-0" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. As Built + Proposed Elevations See DetailsA3.1A3.1Scale: 3/8 = 1'-0"1EXISTING REARELEVATIONPROPOSED REARELEVATIONA3.1Scale: 3/8 = 1'-0"211111 GARAGE LEVEL FFEGARAGE LEVEL FCEENTRY 1ST LEVEL FFE3RD LEVEL FFEENTRY 1ST LEVEL FCE4TH LEVEL FFE3RD LEVEL FCE4TH LEVEL FCE4'-7"7'-6"1'-4 1/2"8'-6"8'-6"1'-2 1/2"4'-2 1/2"1'-4 1/2"2'-11"4'-11"22'-3 1/2"EL. 106.28'EL. 109.21'EL. 110.56'EL. 114.78'EL. 115.96'EL. 116.06'EL. 124.97'A.T.O.C.EL. 102.57'HIGHEST RIDGE HEIGHTEL. 127.77'25'-2 1/2"EL. 101.69'(E) CLAY TILE ROOF(E) WOOD WINDOWS(E) PAINTED STUCCO8'-0"(E)(E)(E)(E)11'-8 1/2"44'-1 1/2"(ADDITION)(EXISTING)(N)(N) WINDOW TO BE FROSTED FOR PRIVACYENTRY 1ST LEVEL FFE3RD LEVEL FFEENTRY 1ST LEVEL FCE4TH LEVEL FFE3RD LEVEL FCE4TH LEVEL FCE4'-7"7'-6"1'-4 1/2"8'-6"8'-6"1'-2 1/2"4'-2 1/2"1'-4 1/2"2'-11"4'-11"22'-3 1/2"EL. 106.28'EL. 109.21'EL. 110.56'EL. 114.78'EL. 115.96'EL. 116.06'EL. 124.97'A.T.O.C.EL. 102.57'HIGHEST RIDGE HEIGHTEL. 127.77'25'-2 1/2"EL. 97.55'EL. 106.06'EL. 101.69'(E) CLAY TILE ROOF(E) WOOD WINDOWS(E) PAINTED STUCCO(N) PAINTED STUCCO(N) CLAY TILE ROOF(N) WOOD SIDINGADU LOWERLEVEL FCEADU LOWERLEVEL FFEADU LEVEL FFEADU LEVEL FCE(N)TEMP.(N) KITCH.1460B(N) ADDRESS #'S FOR (N) ADU(N) SIERRA PACIFIC SDL WOODCLAD WINDOWS AND DOORS8'-0" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. As Built + Proposed Elevations See DetailsA3.2A3.2Scale: 3/8 = 1'-0"1EXISTING LEFT ELEVATIONPROPOSED LEFT ELEVATIONA3.2Scale: 3/8 = 1'-0"211 GARAGE LEVEL FFEGARAGE LEVEL FCEENTRY 1ST LEVEL FFE3RD LEVEL FFEENTRY 1ST LEVEL FCE4TH LEVEL FFE3RD LEVEL FCE4TH LEVEL FCE4'-7"7'-6"1'-4 1/2"8'-6"8'-6"1'-2 1/2"4'-2 1/2"1'-4 1/2"2'-11"4'-11"22'-3 1/2"EL. 106.28'EL. 109.21'EL. 110.56'EL. 114.78'EL. 115.96'EL. 116.06'EL. 124.97'A.T.O.C.EL. 102.57'HIGHEST RIDGE HEIGHTEL. 127.77'25'-2 1/2"EL. 101.69'(E) CLAY TILE ROOF(E) WOOD WINDOWS(E) PAINTED STUCCO(E) BRICK CHIMNEY(E)(E)(E)(E)(E)8'-0" 9'-6"(E)(E)(E)(E)(E)10'-2 1/2"45'-7 1/2"(ADDITION)(EXISTING)(E) SHED TO BE REMOVEDENTRY 1ST LEVEL FFE3RD LEVEL FFEENTRY 1ST LEVEL FCE4TH LEVEL FFE3RD LEVEL FCE4TH LEVEL FCE4'-7"7'-6"1'-4 1/2"8'-6"8'-6"1'-2 1/2"4'-2 1/2"1'-4 1/2"2'-11"4'-11"22'-3 1/2"EL. 106.28'EL. 109.21'EL. 110.56'EL. 114.78'EL. 115.96'EL. 116.06'EL. 124.97'A.T.O.C.EL. 102.57'HIGHEST RIDGE HEIGHTEL. 127.77'25'-2 1/2"EL. 97.55'EL. 106.06'EL. 101.69'(E) CLAY TILE ROOF(E) WOOD WINDOWS(E) PAINTED STUCCO(E) BRICK CHIMNEY(N) WINDOWS TO BEHIGH FORNEIGHBOR PRIVACYADU LEVEL FFEADU LEVEL FCEADU LOWERLEVEL FFEADU LOWERLEVEL FCE(N) 6X6 STAINED WDPOSTS & FLATROOF OVER DOOR(N) SIERRA PACIFICSDL WOOD CLADWINDOWS ANDDOORS(N)TEMP.(N)8'-0" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. As Built + Proposed Elevations See DetailsA3.3A3.3Scale: 3/8 = 1'-0"1EXISTING RIGHT ELEVATIONPROPOSED RIGHT ELEVATIONA3.3Scale: 3/8 = 1'-0"2111 GARAGEBATH 2BED 3BED 19.5" TGI @ 16"O.C. TYP.34" T&G OSB SUBFL.GLUED & SCREWED, TYP.R-19 @ FLOOR FRAMING, TYP.SEE TITLE-24(E)(E)OFFICEBATH-1GARAGE LEVEL FFEGARAGE LEVEL FCEENTRY 1ST LEVEL FFE3RD LEVEL FFEENTRY 1ST LEVEL FCE4TH LEVEL FFE3RD LEVEL FCE4TH LEVEL FCE4'-7" 7'-6"1'-4 1/2" 8'-6" 8'-6" 1'-2 1/2"4'-2 1/2"1'-4 1/2"2'-11"8'-0" 4'-11" 22'-3 1/2"EL. 106.28'EL. 109.21'EL. 110.56'EL. 114.78'EL. 115.96'EL. 116.06'EL. 124.97'A.T.O.C.EL. 102.57'HIGHEST RIDGE HEIGHTEL. 127.77'25'-2 1/2"EL. 101.69'9'-9 1/2"44'-1 1/2"(ADDITION)(EXISTING)(N) DEN (ADU)(N) BATH-1 (ADU)(N) BED-2 (ADU)(E) BATH 2(E) BED 3(E) BED 19.5" TGI @ 16"O.C. TYP.34" T&G OSB SUBFL.GLUED & SCREWED, TYP.R-19 @ 2x6 WALLS, TYP.SEE TITLE-24R-19 @ FLOOR FRAMING, TYP.SEE TITLE-2458" GYP. BD, TYP.CONC. PAD THICKNESS 4"W/ MIN. 4 MIL.VAPOR BARRIER(N)(N)(N)(E)ADU LOWERLEVEL FCEADU LOWERLEVEL FFEADU LEVEL FFEADU LEVEL FCEENTRY 1ST LEVEL FFE3RD LEVEL FFEENTRY 1ST LEVEL FCE4TH LEVEL FFE3RD LEVEL FCE4TH LEVEL FCE4'-7" 7'-6"1'-4 1/2" 8'-6" 8'-6" 1'-2 1/2"4'-2 1/2"1'-4 1/2"2'-11" 4'-11" 22'-3 1/2"EL. 106.28'EL. 109.21'EL. 110.56'EL. 114.78'EL. 115.96'EL. 116.06'EL. 124.97'A.T.O.C.EL. 102.57'HIGHEST RIDGE HEIGHTEL. 127.77'25'-2 1/2"EL. 97.55'EL. 106.06'EL. 101.69'(N) KITCHEN (ADU)8'-6" 8'-0" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. Existing/ Proposed Building Section See DetailsA4.0A4.0Scale: 1/4 = 1'-0"1EXISTING BUILDING SECTIONA4.0Scale: 1/4 = 1'-0"2PROPOSED BUILDING SECTION11 CONC. PADTHICKNESS 4" W/MIN. 4 MIL.VAPOR BARRIERBATH-1CRAWLSPACEBED-3BATH-3KITCHEN9.5" TGI @ 16"O.C. TYP.34" T&G OSB SUBFL.GLUED & SCREWED, TYP.R-19 @ 2x6 WALLS,TYP. SEE TITLE-24R-19 @ FLOOR FRAMING, TYP.SEE TITLE-2458" GYP. BD, TYP.OFFICE(E)(E)(E)GARAGE LEVEL FFEGARAGE LEVEL FCEENTRY 1ST LEVEL FFE3RD LEVEL FFEENTRY 1ST LEVEL FCE4TH LEVEL FFE3RD LEVEL FCE4'-7" 7'-6"1'-4 1/2" 8'-6" 8'-6" 1'-2 1/2"4'-2 1/2"2'-11"EL. 106.28'EL. 109.21'EL. 110.56'EL. 114.78'EL. 115.96'EL. 116.06'A.T.O.C.EL. 102.57'EL. 101.69'LEFT DHEEL. 100.63'45° 12'-0"7'-6"45°12'-0"7'-6"RIGHT DHEEL. 99.79'8'-2 1/2"5'-1"CONC. PADTHICKNESS 4" W/MIN. 4 MIL.VAPOR BARRIER(N)(N)(N)(N) BATH-1(ADU)(N)STAIRS(ADU)(E) BED-3(E) BATH-3(E) KITCHEN9.5" TGI @ 16"O.C. TYP.34" T&G OSB SUBFL.GLUED & SCREWED, TYP.R-19 @ 2x6 WALLS,TYP. SEE TITLE-24R-19 @ FLOOR FRAMING, TYP.SEE TITLE-2458" GYP. BD, TYP.ADU LEVEL FFEADU LEVEL FCEENTRY 1ST LEVEL FFE3RD LEVEL FFEENTRY 1ST LEVEL FCE3RD LEVEL FCE4'-7" 7'-6" 8'-6" 8'-6" 4'-2 1/2" 1'-4 1/2" 2'-11"EL. 106.28'EL. 109.21'EL. 110.56'EL. 114.78'EL. 116.06'A.T.O.C.EL. 102.57'EL. 101.69'(E)(E) CRAWLSPACE12'-2 1/2"LEFT DHEEL. 100.63'45° 12'-0"7'-6"45°12'-0"7'-6"RIGHT DHEEL. 99.79'8'-2 1/2"5'-1" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. Existing/ Proposed Building Section See DetailsA4.1A4.1Scale: 1/4 = 1'-0"1EXISTING BUILDING SECTIONA4.1Scale: 1/4 = 1'-0"2PROPOSED BUILDING SECTION1 5/8"3 1/2"4 3/4"2 x4MIN. R-13 (SOUND BATT) @ALL BATHROOMS/LAUNDRY5/8" TYPE X GYPSUM BD.TYPCIAL THROUGHOUT HOUSESMOOTH FINISH OR MATCH EXISTING CONDITION2x4 STUD WALL @16" O.C. S.S.D.STAGGER JOINTS EACH SIDE(LOAD BEARING ONLY)NOTES:SEE WWW.GPGYPSUM.COM FORTECHNICAL SPEC'S3/4"5/8"1/2"5 1/2"7 3/8"2 x 6R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS,FOLLOW MORE STRINGENT VALUES.APA RATED SHEATHING EXPOSURE 112" PLYWOOD OR OSBSTUCCO (PAINT)MIN. 2X6 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDEBENJAMIN OBDYKE (HYDRO-GAP)ICC - ES REPORT ESR-3394 WALL SIDINGUNDERLAYMENT, OR APPROVED EQUALNOTES:A. VISIT GRACECONSTRUCTION.COM FOR THE MOST CURRENT DETAILS, INSTALLATION VIDEO AND PRODUCT DATA SHEETSB. REMOVE RIPCORD® FROM GRACE VYCOR PLUS FOR EASE OF INSTALLATIONC. IF APPLICABLE, LEAVE RELEASE PAPER ON LOWER HALF OF SILL FLASHING UNTIL FUTURE TIE-IN WITH WEATHER RESISTIVE BARRIERD. FOR CONCRETE, MASONRY OR WHERE ADHESION IS MARGINAL, USE PERM-A-BARRIER® WB PRIMER TO PROMOTE VYCOR ADHESIONE. CHECK LOCAL BUILDING CODES FOR WEATHER RESISTIVE BARRIER REQUIREMENTS AND INSTALL GRACE VYCOR PLUS WITH WEATHER RESISTIVE BARRIER TO FORM WATER-SHEDDING LAPSF. INSTALL WINDOW PER MANUFACTURER'S RECOMMENDATION AND USE APPROPRIATE SEALANT FOR WINDOW AND WOOD BUCKG. DETAIL ALSO RELEVANT FOR GRACE VYCOR V40 AND VYCOR BUTYLEXTERIOR WALLSILL PLATE(SEE VCRDET-106 FOR OPTIONS)GRACEVYCOR PLUS123MECHANICALLY FASTEN AS NECESSARY IN CORNERSTHROUGH GRACE VYCOR PLUSWINDOW WITH NAILING FLANGE(SET IN SEALANT EXCEPT ALONGSILL FLANGE)GRACEVYCOR PLUSGRACE VYCORNER™ ORCORNER PATCH RECOMMENDED(SEE VCRDET-507 OR VCRDET-504 FOR OPTIONS)GRADE LINESTANDARD BRICKMOULD, TYP.STANDARDBRICKMOULD, TYP.SIDINGAS PERELEVATIONSREGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)REGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)1'-4"VERIFY W/ REGGIOCUT SECTIONELEVATIONSIDING FINISHSTUCCO, PAINTEDLARGE WD. SILL REDWOOD(PAINT)SIERRA PACIFIC ALUM.WINDOWS (CLAD) ORMARVINPAINTED WOOD BRICK MOLDINGDOUBLE PAPER @CORNER2x STUD WALLWIDTH VARIESSEE FLR. PLAN5/8" GYP BD. W/PLAST. VEN.WHERE NOTED.INSULATIONR-15 OR PER TITLE 24CORNER BEADDOUBLE PAPER @CORNERR-15 MIN., BATT INSULATIONOR PER TITLE 24APPLY A 3/8" CEMENTPLASTER SCRATCH COATO/ METAL LATH SYSTEM,ALLOW TO CURE FOR 48HRS. INSTALL A 3/8"BROWN LEVELING COAT,ALLOW TO CURE FOR AMIN. OF 25 DAYS. INSTALLA 4.5 OUNCE REINFORCINGMESH OVER THE ENTIREBROWN COAT W. POLY PREP30 BY MERTEX (OR EQUAL),COVERING ENTIRE MESH.APPLY FINISH COAT AND PAINTW/ ELECTROMETRIC PAINTAPPLY A 3/8" CEMENT PLASTERSCRATCH COAT O/ METAL LATHSYSTEM, ALLOW TO CURE FOR 48HRS. INSTALL A 3/8" BROWNLEVELING COAT, ALLOW TO CUREFOR A MIN. OF 25 DAYS. INSTALLA 4.5 OUNCE REINFORCING MESHO/ THE ENTIRE BROWN COAT W/POLY PREP 30 BY MERTEX (OR EQUAL),COVERING ENTIRE MESH. APPLY FINISHCOAT AND PAINT W/ ELECTROMETRICPAINT (TEXTURE PER SAMPLE ANDOWNERS REVIEW (SMOOTH FINISHPREFERRED)5/8"5/8"5/8"5 1/2"7 3/8"2 x 6R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS, FOLLOW MORE STRINGENTVALUES.MIN. 2X4 STUDS @ 16" O.C.58" SHEETROCK BRAND ECOSMART PANELSFIRECODE X GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDENOTES:SEE WWW.USG.COM FORTECHNICAL SPEC'S, SEE: UL U305,(2) 58" SHEETROCK BRAND ECOSMART PANELSFIRECODE X GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDE Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT.See DetailsA5.0Building Details A5.0Scale: 3" = 1'-0"1INTERIOR WALL DTLS.A5.02EXT. WALL DTLS.A5.0Scale: N.A.3WINDOW FLASHING DTLS.A5.0Scale: 3" = 1'-0"6 TYPICAL WINDOW DETAILSierra Pacific or Marvin or EqualA5.0Scale: 3" = 1'-0"4(N) EXT. WALL VENT DTLS.Scale: 3" = 1'-0"5STUCCO EXT. WALL DETAILSA5.0-Scale: 3" = 1'-0"61-HR RATED INT. WALLA5.0UL U3051 V.I.F.6'-8"A.1-3/8" SOLID COREPAINT GRADESQ. CORNER 3.5"HINGES TYP. (EMTEK)DOOR HEIGHTS:(VERIFY) FOR COST100A.2'-6"2'-6"9'-0"7'-0"101B.1036'-0"4'-6"102C.9'-0"6'-8"202D.201203E.2'-0"6'-0"2'-8"6'-8"204F.(N)4'-6"8'-0"205H.3'-0"3'-0"200I.TEMP. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 3/24/23002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 Title : Project : Date :09/30/22Drawn :TIM RADUENZ22-41Job No. : Owner : APN#: 026-13-330 Contractor : PLANNING SET Zoning: RESIDENTIAL BUILDING SET Trevor & Kali Tileston 1460 Balboa Ave. Burlingame, CA 94010 oneDESIGN PLANNING formYR BUILT: 1936 LOT SIZE: 7,000 SQ. FT. Proposed Finish Schedule See DetailsA9.0 ROOM FLOORING REMARKSWALLSPAINT CEILING MILLWORKCROWNBATH-1 PAINT SPECS.INTERIORS:MAIN ROOMS:CEILINGS:EXTERIORS:BATHROOMS:AURA, NATURA(GREEN OPTION), REGAL SELECT, OR APPROVED EQUIVALENTWATERBORNE CELING PAINT, OR APPROVED EQUIVALENTAURA BATH AND SPA, OR APPROVED EQUIVALENTHOUSE:AURA, REGAL SELECT, OR APPROVED EQUIVALENTLOWER LEVELUPPER LEVEL ROOM FINISH SCHEDULEROOM FINISH SCHEDULEA9.0Scale: NA1SAFETY GLAZING NOTES (CRC R308.4)A. ALL SLIDING + SWINGING GLASS DOORS TO HAVE SAFETY GLAZING.B. GLAZING IN SHOWER/TUB/SAUNA ROOMS LESS THAN 60" ABOVE THESTANDING SURFACE AND LESS THAN 60" MEASURED HORIZONTIALLYFROM THE WATER'S EDGE OF A BATHTUB, HOT TUB, SPA, WHIRLPOOL ORSWIMMING POOL.C. GLAZING WITHIN A 24" ARC OF A DOOR THAT IS LESS THAN 60" ABOVETHE FLOOR.D. GLAZING WHERE THE EXPOSED AREA IS GREATER THAN 9 SQ. FT.,BOTTOM IS LESS THAN 18" AND AT LEAST 36" ABOVE THE FLOOR, ANDADJACENT TO WALKING SURFACES.E. WITHIN 60" OF THE BOTTOM TREAD OF A STAIRWAY AND LESS THAN 36"ABOVE THE FLOORF. GLAZING IN GUARDS & RAILINGS.G. GLAZING ADJACENT TO STAIRWAYS, LANDINGS, AND RAMPS WITHIN 36"HORIZONTALLY OF THE WALKINGSURFACE LESS THAN 36" ABOVE FINISH FLOOR. EXTERIOR DOORS & WINDOWS LOCATION DOORSDOOR SIZEWxHMATERIALSCOREEXT. FIN. INT.FIN.DETAILSHEADJAMB TRIMSILLREMARKSHDWR.TYPE FIN.NOTESTYPEGLASSSYM.HARDWARE FINISH SPECIFICATION:ENTRY DOOR HARDWARE: (BY OWNER) AND INSTALLED BY CONTRACTORWINDOW HARDWARE: WHITE, TYP. (VERIFY W/ OWNER)1. WOOD/CLAD KOLBE ULTRA WINDOWS + DOORS, WITH S.D.L 3/4" MUNTINBARS2. EGRESS PER CODE3. DOOR BY SIMPSON OR EQUAL, VERIFY DESIGN WITH OWNER & DESIGNER4. VERIFY OPENING SIZE W/ CONTRACTOR5. PRIVACY GLASS, OPTION BY LOCAL ARTISAN6. DOOR BY SIMPSON FIBERGLASS DOOR OR EQ.7. OVERHEAD DOOR (SHOP DRAWING REQUIRED, VERIFY SIDE MOUNTMOTOR IN FIELD8. TRANSOM ABOVE UNIT TO BE LEADED WINDOW MADE BY LOCAL ARTISAN.9. NA10. NA11. (*) FIELD MEASURELOWER LEVEL 100 EXT. DOORS & WINDOWS SCHEDULE A9.0Scale: NA21. SEE CAL GREEN REQUIREMENTS IN ROOM SCHEDULECAL. GREEN REQUIREMENTS EXT. DOORS & WINDOWS ELEVATIONS A9.03Scale: 1/4" = 1'-0"AAWN.CAL GREEN NOTES:1. PAINTS AND COATINGS WILL COMPLY WITH VOC LIMITS PER CGC §4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISHMATERIALS. 2022 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THE TESTINGAND PRODUCT REQUIREMENTS FOUND IN THE 2022 CALIFORNIA GREEN BUILDINGCODE. 2022 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOOR AREARECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIA GREENBUILDING CODE REQUIREMENTS. 2022 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, AND MEDIUM DENSITY FIBERBOARDCOMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THEBUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSION STANDARDS.2022 CGC §4.504.56. AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC AND OTHER REQUIREMENTS PER CGC 4.504.2.37. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT STANDARDS2022 CGC §4.504.2.1101102103201202203204TBS TBSPAINT (TBS)TBSBATH-1 (ADU)200KITCHEN (ADU)OFFICEFAMILY8. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS §150.0 (q)9. REDUCED U-FACTOR (0.30) FOR HIGH PERFORMANCE WINDOWS 2022 CALENERGY CODE §150.1 (c)3 A10. MAX. TOTAL AREA, 20%, NO MAX. FOR WEST FACING AREA, TABLE 150.1-A, AND B11. DOOR MAX. U-FACTOR 0.20, TABLE 150.1-A, AND BDEN (ADU)NOTE # 1TBDSTD.SEE DETAILSPRIMEDPINEBNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECCLADENTRY LEVEL TILE2'-6"X2'-6"9'-0"X7'-0"3'-0"X4'-6"CLT1 (ADU)SLIDINGD.H.NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINE CLADBED-2 (ADU)ENTRY LEVEL FAMILYFAMILY INT. DOORS ELEVATIONS A9.04Scale: 1/2" = 1'-0"DENTBS TBSPAINT (TBS)TBSWOODCLTTBS TBSPAINT (TBS)TBSWOODBED-2TBS TBSPAINT (TBS)TBSWOODBED-1TBS TBSPAINT (TBS)TBSWOODENTRYTBS TBSPAINT (TBS)TBSWOODLIVINGTBS TBSPAINT (TBS)TBSWOODL-HALLTBS TBSPAINT (TBS)TBSWOODDININGTBS TBSPAINT (TBS)TBSWOODOFFICETBS TBSPAINT (TBS)TBSWOODKITCHENTBS TBSPAINT (TBS)TBSWOODFAMILYTBS TBSPAINT (TBS)TBSWOODTBS TBSPAINT (TBS)TBSWOODOFFICETBS TBSPAINT (TBS)TBSTILEBATH-1TBS TBSPAINT (TBS)TBSWOODBED-1TBS TBSPAINT (TBS)TBSTILEBATH-2TBS TBSPAINT (TBS)TBSWOODU HALLTBS TBSPAINT (TBS)TBSWOODBED-3TBS TBSPAINT (TBS)TBSWOODBED-2D.F. / P.T.LO E (T)NOTE # 1TBDSTD.SEE DETAILSPRIMEDPINEB9'-0"X7'-0"SLIDINGD.F. / P.T.LO E (T)NOTE # 1TBDSTD.SEE DETAILSPRIMEDNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECCLAD6'-0"X4'-6"D.H.NOTE # 1TBDSTD.SEE DETAILSLO E (T)PRIMEDPINEDCLAD9'-0"X6'-8"FIXEDEAWN.6'-0"X2'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECLADNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINEF2'-8"X6'-8"ENTRYD.F. / P.T.LO E (T)205BED-2 (ADU)NOTE # 1TBDSTD.SEE DETAILSPRIMEDPINEH8'-0"X4'-6"D.H.LO E (T)CLADPINEI3'-0"X6'-8"ENTRYD.F. / P.T.LO E (T)TBS TBSPAINT (TBS)TBSWOODKITCHENADUADUADUADUADUADU1 City of Burlingame Design Review Address: 1528 Bernal Avenue Meeting Date: May 22, 2023 Request: Application for Design Review for a new, two-story single-unit dwelling and detached garage. Applicant and Property Owner: 1528 Bernal Ave. LLC, Rich Sargent APN: 026-033-190 Designer: James Chu, Chu Design Associates Inc. Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is an interior lot that contains an existing single-unit dwelling with a detached garage. The applicant is proposing to demolish the existing dwelling and detached garage and build a new, two-story single-unit dwelling, detached garage, and accessory dwelling unit (ADU) (connected to the detached garage). The proposed floor area is 3,269 SF (0.54 FAR) where 3,272 SF (0.55 FAR) is the maximum allowed (includes covered porch and ADU exemptions). The new single-unit dwelling would contain five bedrooms. Per C.S. 25.48.030(L)(3)(a), no parking is required for the ADU because it is located within one-half mile walking distance of public transit. In addition, per C.S. 25.48.030(L)(5), when an existing garage is demolished in conjunction with construction of 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. One covered parking space (11’-0” x 20’-0” clear interior dimensions) is provided in the detached garage Therefore, the project is in compliance with off-street parking requirements. All other Zoning Code requirements have been met. Accessory Dwelling Unit This project includes demolishing the existing detached garage in conjunction with the construction of a new 337 SF accessory dwelling unit. 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 application:  Design Review for a new, two-story single-unit dwelling and detached garage (C.S.25.68.020(C)(1)(a)). This space intentionally left blank. Item No. 10d Design Review Study Design Review 1528 Bernal Avenue 2 1528 Bernal Avenue Lot Area: 6,000 SF Plans date stamped: May 1, 2023 PROPOSED ALLOWED/REQ’D Front Setbacks (1st flr): (2nd flr): 21’-10” 26’-10” 20’-0” (block average) 20’-0” (block average) Side Setbacks (right): (left): 5’-0” 11’-0” 4’-0” 4’-0” Rear Setbacks (1st flr): (2nd flr): 36’-2” 35’-2” 15'-0” 20'-0” Lot Coverage: 2,194 SF 37% 2,400 SF 40% FAR: 3,269 SF 0.54 FAR 3,272 SF 1 0.55 FAR # of bedrooms: 5 --- Off-Street Parking: 1 covered (11’ x 20’ clear interior) 1 uncovered (9’ x 18’) 0 covered ² 1 uncovered (9' x 18') Building Height: 28’-9” 30’-0” Plate Height:(1st flr): (2nd flr): 9’-0” 8’-0” 9’-0” 8’-0” Declining Height Envelope: complies CS 25.10.055(A)(1) ¹ (0.32 x 6,000 SF) + 1100 SF + 252 SF = 3,272 SF (0.55 FAR) ² Per C.S. 25.48.030(L)(5), when an existing garage is demolished in conjunction with construction of an ADU, those off-street parking spaces are not required to be replaced. Summary of Proposed Exterior Materials: • Windows: simulated true divided casement windows with wood trim • Doors: wood • Siding: stucco and rustic vertical wood siding • Roof: composition shingle and metal • Other: stainless steel railings, wood columns, wood trim Staff Comments: None. Design Review 1528 Bernal 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. Brittany Xiao Assistant Planner c. Rich Sargent, applicant and property owner James Chu, Chu Design Associates Inc., designer Attachments: Application to the Planning Commission Notice of Public Hearing – Mailed May 12, 2023 Area Map PLANNING APPLICATION COMMUNITY DEVELOPMENT DEPARTMENT—PLANNING DIVISION 501 PRIMROSE ROAD, 2ND FLOOR, BURLINGAME, CA 94010-3997 TEL: 650.558.7250 | FAX: 650.696.3790 | E-MAIL: PLANNINGDEPT@BURLINGAME.ORG PROJECT INFORMATION PROJECT ADDRESS ASSESSOR’S PARCEL # (APN) PROJECT DESCRIPTION APPLICANT INFORMATION PROPERTY OWNER NAME ADDRESS PHONE E-MAIL ARCHITECT/DESIGNER ADDRESS PHONE E-MAIL AFFIDAVIT OF OWNERSHIP 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 (IF DIFFERENT FROM PROPERTY OWNER) DATE I AM AWARE OF THE PROPOSED APPLICATION AND HEREBY AUTHORIZE THE ABOVE APPLICANT TO SUBMIT THIS APPLICATION TO THE PLANNING COMMISSION/DIVISION. PROPERTY OWNER’S SIGNATURE DATE AUTHORIZATION TO REPRODUCE PLANS I HEREBY GRANT THE CITY OF BURLINGAME THE AUTHORITY TO REPRODUCE UPON REQUEST AND/OR 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) STAFF USE ONLY STAFF USE ONLY APPLICATION TYPE CONDITIONAL USE PERMIT (CUP) DESIGN REVIEW (DSR) VARIANCE (VAR) SPECIAL PERMIT (SP) OTHER: ____________________________ DATE RECEIVED: MINOR MODIFICATION HILLSIDE AREA CONSTRUCTION PERMIT ACCESSORY DWELLING UNIT (ADU) BURLINGAME BUSINESS LICENSE # WIRELESS ZONING FENCE EXCEPTION APPLICANT? APPLICANT? *FOR PROJECT REFUNDS* - Please provide an address to which to all refund checks will be mailed to: ADDRESS NAME 1528 BERNAL AVE., BURLINGAME 026-033-190 DEMO EXISTING SINGLE STORY RESIDENCE AND REBUILD NEW TWO STORY RESIDENCE, ONE CAR DETACHED GARAGE WITH A.D.U. AND NEW LANDSCAPING. RICH SARGENT 1534 PLAZA LANE, #132 BURLINGAME, CA 94010 6503441900 Rich@sargentdev.com JAMES CHU; CHU DESIGN ASSOCIATES 210 INDUSTRIAL ROAD, #205 SAN CARLOS, CA 94070 650-400-8933 james@chudesign.com Digitally signed by James Chu DN: cn=James Chu, o=Chu Design Associates Inc., ou, email=James@chudesign.com, c=US Date: 2023.02.28 13:49:17 -08'00'2/28/2023 Richard M Sargent Digitally signed by Richard M Sargent Date: 2023.02.28 15:49:56 -08'00'2/28/2023 JC 22684 R-1 1534 PLAZA LANE, #132, BURLINGAME, CA 94010RICH SARGENT 1528 Bernal Avenue 300’ noticing APN: 026-033-190 City of Burlingame Environmental Review, Commercial Design Review, and Special Permits Address: 1499 Bayshore Highway / 825 Mahler Road Meeting Date: May 22, 2023 Request: Application for Environmental Review, Commercial Design Review, Special Permits for building height and development under Tier 3 for a new, 8-story research and development building with a 7-story parking structure. Applicant and Property Owner: King 1499 Bayshore Owner LLC APN: 026-322-150 & 026-320-050 Architect: DGA, Inc. Zoning: I-I (Innovative Industrial) General Plan: Innovation Industrial Lot Area: 129,306 SF (2.97 acres) Adjacent Development: Office and light industrial buildings, Mills Creek Current Use: Office, Commercial and Light Industrial Proposed Use: Office/Research & Development Allowable Use: Office, including research and development office with associated laboratories. Background: On September 23, 2019, the Planning Commission approved an application on the subject property for a Lot Merger, Environmental Review, Commercial Design Review and Conditional Use Permits for the construction of a hotel and restaurant. This application was for a new, 11-story, 404-room hotel and a 3,000 square foot restaurant with a separate parking structure. There were no extensions to this approval and no budling permits filed, therefore the approval of these entitlements expired on October 4, 2020. Environmental Review: ICF was the original CEQA consultant that prepared the CEQA document for the hotel, a Mitigated Negative Declaration (MND). For this reason, ICF has been selected to prepare the CEQA document for the proposed life science development at 1499 Bayshore Highway. However, a new CEQA document is required to be prepared because the proposed project is substantially different from the previously proposed hotel project. In addition, there are significant changes in development patterns in Burlingame since 2019 with the adoption of the 2020 General Plan, as well as changes to CEQA statute and case law. City staff is currently working with the ICF to determine the appropriate CEQA document for this new project. Project Summary: The subject property is located at 1499 Bayshore Highway, with frontage along Bayshore Highway and Mahler Road. Currently the site includes two separate parcels, 1499 Bayshore Highway and 825 Mahler Road, that would need to be merged for the project. The two sites contain a total of three existing buildings that would be demolished. A segment of the “Bay Trail” is located across Bayshore High and beyond the trail is the mouth of Mills Creek leading into the San Francisco Bay. To the east of the project site is Mills Creek and beyond the creek is a single-story industrial building; to the south is a single-story industrial building; and to the west are single-story commercial buildings. Within the vicinity of the project site there are various multi-story buildings that include office, commercial and hospitality uses. The combined project site would measure 2.97 acres in size (1499 Bayshore Highway and 825 Mahler Road). The proposed project consists of a new, eight-story office/research and development (office/R&D) building at the front of the site and an open parking garage with seven levels at the back of the site (along Mahler Road). The proposed building would be approximately 304,354 SF (not including the penthouse). The proposed floor area ratio (FAR) for the site would be 2.35 (2.75 FAR or 355,591 SF is the maximum allowed). This application is for an office/R&D building (life science use) that is not tenant specific. However, the building is being constructed to accommodate a life science use with larger floor to ceiling heights (16’-0”). The project has been designed to anticipate a life science use with 60% lab and 40% office. The ground floor includes the lobby, a 3,200 SF café, loading dock, trash room, mechanical equipment room and three tenant spaces with Item No. 10e Design Review Study Environmental Review, Commercial Design Review, and Special Permits 1499 Bayshore Highway / 825 Mahler Road 2 those specific uses to be determined by future users; likely these spaces would be conference, training or meeting rooms or other amenity uses for tenants. The overall height of the proposed life science budling would be 151’-7” to the top of the roof screening, and 136’-7” to the highest parapet. This is the height as measured from the average top of curb elevation along Bayshore Highway per Code Section 25.30.040(A)(1). Staff would note that the requirements under C.S. 25.12.050 related to sea level rise resiliency, the base flood elevation (BFE ) for this site is required to be 13 feet (based on Map of Future Conditions adopted by City Council). Therefore, the proposed finished floor of the ground (first) floor level where the lobby and café are located would be 13 feet. As part of this project the site is being raised approximately 5.5 feet from the existing average elevation of about 8 to 13 feet (as part of the sea level rise requirements). The project proposes a total of 639 off-street parking spaces that would be located in the detached parking structure at the rear of the lot. Garage entry and exit would be off Mahler Road. The main entry to the life science building would be off Mahler Road as well with a dedicated on-site vehicular drop-off lane. Loading, service, and fire lane access is provided between the two structures and accessed off Mahler Road. The parking garage would include 54 spaces with electric vehicle (EV) charging stations and another 65 spaces would be EV ready. Of the 639 spaces there would be 110 compact spaces. The project includes a bicycle storage room in the garage structure that would accommodate 60 bicycles. There would also be an additional 12 short term bicycle parking spaces provided outside both in the front of the building along Mahler Road and at the rear of the budling towards Bayshore Highway, facing Mills Creek. For properties fronting on Bayshore Highway, the base allowable FAR in the I-I zoning district for office/research & development is 0.75 FAR. This zoning district provides an opportunity for an increased FAR in return for specific community benefits, with Planning Commission approval through a tiered zoning structure. The applicant is requesting development under Tier 3, which requires a minimum of three (3) community benefits to allow for a 2.35 FAR. The applicant is offering four (4) community benefits as provided in Code Section 25.12.040(C), which include the following: 1. Public Plaza – development of a 6,900 SF public plaza fronting on Bayshore Highway. 2. Sea Level Rise Infrastructure – the construction sea level rise infrastructures along Mills Creek. 3. Public Art – the project includes three potential locations for the placement of public artwork. 4. Flexible Significant Community Benefit / Mills Creek Public Trail - constructing a approximately 400 linear feet public trail along the Mils Creek frontage on the south side of the project. The following applications are required for this project:  Commercial Design Review (Code Sections 25.12.090 and 25.68.020(C)(3)(a));  Special Permit for building height greater than 65 feet for properties fronting on Bayshore Highway (151’-7” / 76’-11” proposed) (Code Sections 25.12.030, Table 25.12-2 and 25.78.060(A)(2));  Special Permit for Community Benefits for increased Floor Area Ratio for a Tier 3 project (2.35 FAR proposed where 2.75 FAR is the maximum allowed) (Code Sections 25.12.030, Table 25.12-2, 25.12.040(C), and 25.78.070(A)); and  Tentative Parcel Map for lot combination of two lots (1499 Bayshore Highway and 825 Mahler Road). Environmental Review, Commercial Design Review, and Special Permits 1499 Bayshore Highway / 825 Mahler Road 3 The following table provides a summary of the project’s compliance with the I-I District development standards (C.S. 25.12.020 and Table 25.12-2). 1499 Bayshore Highway Lot Area: 129,306 SF (2.97 acres) Plans date stamped: May 10, 2023 Proposed Allowed/Required Use and Floor Area Ratio: Life Science – research & development 2.35 FAR ¹ (304,354 SF) (w/o penthouse per C.S. 25.30.060(D)(2)(g)) Life Science – research & development 2.75 FAR (355,591 SF) Lot Size: 129,306 SF 10,000 SF Frontage: 288 feet (Bayshore Hwy) 50 feet SETBACKS: Front R&D Building Front (Bayshore Hwy): 17’-0” 10’-0” Left Side - Exterior: (Mahler Rd) 38’-9” 10'-0” Right Side – Interior: 54’-2” 10’-0” Rear: 180’-0” 10'-0” Rear Garage Structure Front (Bayshore Hwy): 271’-0” 10’-0” Right Side - Interior: Left Side - Exterior: (Mahler) 35’-6” 9’-8” 10'-0” Rear: 12’-0” 10'-0” Edge Conditions (minimum): N/A 10’-0” – 1st story 15’-0” – upper stories (applies to any portion of the property that is adjacent to any portion of property developed with residential uses) ¹ Special Permit for Development under Tier 3 for increased Floor Area Ratio up to 2.75 FAR – with inclusions of at least three Community Benefits (Code Section 25.12.040). Environmental Review, Commercial Design Review, and Special Permits 1499 Bayshore Highway / 825 Mahler Road 4 Proposed Allowed/Required BUILDING ENVELOPE: Lot Coverage: 56% 72,506 SF 70% 90,514 SF Height: 151’-7” - Main R&D Bldg (top of roof screening) 76’-11” – Garage 65’-0” 2 Special Permit required for heights exceeding this limit OFF-STREET PARKING: Number of Parking Spaces: ADA: 23 spaces (10 EV) Compact: 110 spaces Standard 387 spaces EV: 54 spaces EVRS*: 65 spaces 639 total spaces * 174 spaces short if bldg. used as 100% office than the minimum required (assuming all office use w/no TDM or with TDM then only 11 spaces short of min code requirement) Parking Counts by Floor Lvl 1 Pkg: 81 Lvl 2 Pkg: 91 Lvl 3 Pkg: 101 Lvl 4 Pkg: 101 Lvl 5 Pkg: 101 Lvl 6 Pkg: 99 Lvl 7 Pkg: 65 TOTAL 639 spaces L3 - L8 – 33,331 SF x 6 = 199,986 SF L2 - 30,233 SF L1 - Leasable Space 13,648 SF Total SF: 243,867 SF* 40% office (325) + 60% lab (146): 471 spaces __________________________________ ALL - Office: 813 spaces (1:300 SF ratio) OR ALL - Lab/R&D: 244 spaces (1:1,000 SF ratio) 813 SPACES REQUIRED (all office) or 244 (all lab) SPACES REQUIRED or 471 (60/40 split) SPACES REQUIRED (dependent upon use) __________________________________ If TDM is provided 20% reduction can be applied* WITH TDM 650 SPACES (all office) / OR 195 SPACES (all lab) / OR 377 (60/40 split) REQUIRED ² Special Permit for building height (151.6’ proposed where more than 65’-0” requires a Special Permit) (Code Section 25.12.030). Environmental Review, Commercial Design Review, and Special Permits 1499 Bayshore Highway / 825 Mahler Road 5 Proposed Allowed/Required Size of Spaces: 8.5’ x 17’ (standard - 387) 8’ x 17’ (compact – 110 (17.2%)) 8.5’ x 17’ (standard) 8’ x 17’ (compact) (128 allowed – up to 20% of spaces over 20) Back-Up Aisle: 26’-0” 24’-0” Bicycle parking: 60 inside bike parking spaces (in parking building) 12 - short term bike spaces Per CalGreen Building Code Driveway width: 10’ wide into/out of garage min. Two,12’ wide driveways or one,18’ wide driveway Driveway slope: 2.08 - 4.51% driveway slopes Slopes > 15% require approval by the Dept of Public Works Shared Parking: N/A all parking on-site/no shared parking C.S. 25.40.050(A) Heat Island Reduction: N/A (no surface parking) At least 50% of surface parking area shall be shaded by durable, permanent shad structures, trees or other approach LANDSCAPING: Landscape buffer: N/A Pkg garage / no surface pkg Minimum 5’ landscape buffer where surface parking lot abuts a public street Total Site Landscaping: 27.4% of site 35,418 SF (Planting 24,857 SF) (Enhanced Hardscape 10,561 SF) 15% of total site area 19,395 SF Landscaping in parking area: N/A Pkg garage / no surface pkg 10% parking area 1,629 SF General Plan: In January 2019, the City adopted a new General Plan and certified the Environmental Impact Report (EIR). The General Plan designates this site as Innovation Industrial. The Innovation Industrial (I-I) designation applies to two areas: the southern two-thirds of the Rollins Road corridor and the Inner Bayshore area. These districts function well as light industrial and logistics centers, with complementary commercial businesses. Establishment of indoor recreation facilities should be minimized to maintain properties for more jobs-intense enterprises and to avoid land use conflicts. Creative and design-related businesses are encouraged to diversify the mix. Permitted uses include commercial and light industrial uses, creative industry businesses, design businesses, limited indoor sports and recreation, and wholesale uses. In the Inner Bayshore area, additional permitted uses include hospitality uses accommodated within the Bayfront Commercial designation. Environmental Review, Commercial Design Review, and Special Permits 1499 Bayshore Highway / 825 Mahler Road 6 A General Plan Amendment was adopted in 2021 to amend the Innovation Industrial (I-I) Land Use Development Standards to specify up to 2.75 FAR for office/research and development uses fronting on Bayshore Highway. Because the project is an Office/R&D development, it is consistent with the land use designation. Request for Special Permit: The maximum building height allowed by right in the I-I District with properties that have frontage on Bayshore Highway is 65 feet. Code Section 25.12.030, Table 25.12-2 and 25.78.060(A)(2) allow properties fronting on Bayshore Highway to exceed 65 feet in height with a Special Permit. The applicant is requesting a Special Permit for the office/R&D building which would have an overall building height of 151.6’, as measured from the average top of curb elevation along Bayshore Highway to the top of the rooftop screening; 136.58’ is the maximum height as measured from average top curb to the top of the building parapet. The height of the detached parking structure would be 76.92’ above average top of curb. On the rooftop, the proposed project would include a boiler room, pump room, elevator control room, electrical room, tenant equipment area, and elevator penthouse/overrun. These utilities would be located toward the center of the building and would occupy approximately 29.6% of the rooftop surface. A 15’-0” tall corrugated perforated metal panel (silver/gray color) roof screening (as shown on sheet A.008) would surround the exterior perimeter of the combined utilities. The building height, as measured from the average top of curb along Bayshore Highway to the top of the roof screening would be 151.6’; please refer to the attached Special Permit Application completed by the applicant. The project must also comply with Federal Aviation Administration (FAA) standards and the applicant is working on their application for a “Determination of No Hazard to Air Navigation”. This approval will be required prior to building permit issuance and this will be a conditions of approval. Request for Special Permit for Community Benefits for Increased FAR under Tier 3/Community Benefits: The I-I zoning standards includes “tiered” development standards requiring community benefits to be included in projects in order to achieve the highest FAR. To provide an incentive for development, and in partnership with the City to provide community benefits that would not otherwise be created, the Planning Commission may grant increased FAR in return for provision of specific community benefits, if doing so is in the City’s interest and would help implement the General Plan and further, if these benefits cannot be realized without granting increased FAR. A maximum FAR of 0.75 is permitted in the I-I Zoning District. However, the FAR may be increased to 2.75 under the Zoning Code for Office/R&D uses with frontage on Bayshore Highway with a Special Permit, if the project includes Tier 3 Community Benefits for increased FAR (Code Sections 25.12.040(C) and 25.78.070(A)). The applicant is proposing an FAR of 2.35 (2.75 FAR is the maximum allowed). The developer is requesting approval to develop this property consistent with Tier 3 development standards. Planning Commission approval is required for Tier 3 projects if it is determined that the project includes at least three (3) community benefits. These benefits are intended to provide public benefits in excess of the City’s normal requirements that would improve the quality of life of employees, residents, and/or visitors, or assist the City in implementing an approved plan or policy. The developer is proposing to provide the following four (4) community benefits (minimum of three (3) are required):  Public Plaza – Section 25.12.040(C)(1). – The applicant is proposing a public plaza as one of their community benefits under the Tier 3 development (6,900 SF proposed where 5,000 SF is the minimum required). The plaza would be located in the southeast corner of the site. Due to the site improvements, the plaza would sit about three feet above Bayshore Highway with a view of the Bay Trail and the Shorebird Sanctuary across the street to the east. The plaza would have enhanced paving and would include seating and planting areas with stairs and a sloped walkway that would provide direct connections from the plaza to Bayshore Highway. This area would provide short term bicycle parking, binocular viewscopes and interpretive panels, with trash and recycling receptacles. Environmental Review, Commercial Design Review, and Special Permits 1499 Bayshore Highway / 825 Mahler Road 7  Public Art – Section 25.12.040(C)(4). - The project includes the integration of up to three public art installments. Given the prominent shoreline location, the applicant is proposing to work with local/regional public artist(s) to prepare site-specific works that would respond to the shoreline site and context. There have been three potential site locations identified where the art could be experienced and appreciated from publicly accessible areas; including from the public plaza, along the Mills Creek trail (see benefit #13 below), and/or the intersection of the Bayshore Highway and Mahler Road.  Sea Level Rise (SLR) Infrastructure - Section 25.12.040(C)(12). – The project includes improvements that would enhance long-term shoreline SLR resilience. The occupied building levels would have a minimum elevation of 13 feet. This elevation is based on the “Map of Future Conditions” adopted by Burlingame’s City Council and is intended to provide sea level rise resilience through end of century. Mills Creek outfalls into the Shorebird Sanctuary across the street on the east side of Bayshore Highway and then into the Bay. The improvements along Mills Creek also include a new earthen embankment with an interior concrete flood wall to enhance the SLR resilience. This shoreline (@Mills Creek) protection would be constructed to a higher elevation of 15’-6” to accommodate SLR through end of century, which exceeds BCDC’s requirements which only require that it demonstrate adaptability only to the end of century elevations. A section detailing these improvements is provided on Sheets L701-L704.  Flexible Significant Community Benefit / Mills Creek Public Trail – Section 25.12.040(C)(13). - The project is located adjacent to Mills Creek and the project includes constructing a public trail along the Mils Creek frontage on the south side of the project. Trail improvements include over 400 linear feet that would include eating areas, native focused planting and shade trees with two overlooks with interpretive panels (creek ecology, water quality and Burlingame watershed map). The trail would also be improved with night lighting and dog bag dispensers, as well as more trash and recycling receptacles (in addition to those in the plaza). Please refer to the attached Special Permit Application completed by the applicant for development under the Tier 3 standards. In addition to the Special Permit, the applicant has provided detailed visual and written overview for the proposed Community Benefits with a legend map and detailed sheets with graphics provided for each of the offered benefits (see attachment). Off-Street Parking/Transportation Demand Management (TDM) Plan: With the proposed project, there would be a total of 304,354 SF of life science uses on the site. C.S. 25.40.020(A)(7)(a) states that parking calculations shall be based on occupied (or leasable) areas and areas generally not occupied such as lobbies, hallways, stairways, break rooms, rest rooms and utility rooms are not included toward the parking square footage calculation. Based on this code section a total of 243,867 SF was used for the parking calculations. In addition, the 4,000 SF of space shown on the roof plan and called out as “penthouse” on Sheet A.006 for utilities was not counted toward the parking calculations as per the noted code section above. Code Section 25.40.030 requires 1 space per 300 SF for office uses and 1 space per 1,000 SF of laboratory/R&D. The applicant has noted that they would be a life science use with 60% devoted to lab space and 40% devoted to office space for the life science tenant. This split would result in a total of 471 required off- street parking spaces. The applicant is proposing to provide 639 on-site parking spaces which meets the code required parking. The parking garage would include 54 spaces with electric vehicle (EV) charging stations and another 65 spaces would be EV ready. Of the 639 spaces there would be 110 compact spaces. The project includes a bicycle storage room in the garage structure that would accommodate 60 bicycles. There would also be an additional 12 short term bicycle parking spaces provided outside both in the front of the building along Mahler Road and at the rear of the budling towards Bayshore Highway, facing Mills Creek. The required off-street parking may be reduced by 20% through implementation of a Transportation Demand Management (TDM) Plan per the City’s Climate Action Plan policies and the Transportation Demand Management Chapter 25.43, which requires a TDM for any nonresidential development of 10,000 SF or more. Environmental Review, Commercial Design Review, and Special Permits 1499 Bayshore Highway / 825 Mahler Road 8 The applicant has not provided a TDM Plan, however they have noted that this document is currently being prepared and will be submitted for review upon completion. With the TDM reductions applied the proposed project would require 377 parking spaces (with 60/40 split). The TDM Program is a component of the City/County Association of Governments of San Mateo County (C/CAG) Congestion Management Program (CMP) which provides guidelines for analyzing the impact of land use decisions made by municipalities in San Mateo County. C/CAG TDM Policy requires that local jurisdictions implement specific measures to reduce SOV trips of all new developments that are expected to generate at least 100 average daily trips (ADT). C/CAG requires applicable projects to submit a TDM checklist, which outlines required TDM measures and strategies for different project sizes and uses and monitor the program effectiveness beginning with a tenant travel survey two years after project occupancy. This is in addition to the reporting requirements prescribed in the City’s TDM regulations (Chapter 25.43). The proposed project is expected to have an impact on vehicle miles traveled (VMT) based on the Transportation Impact Analysis (TIA) prepared by Kittleson & Associates, dated May 2023, which is currently under review by the City’s traffic engineer. However, that impact would be reduced to less-than-significant levels with implementation of the TDM Plan. As required by Burlingame Municipal Code Chapter 25.43, the proposed project would implement a TDM Plan to encourage sustainable modes of transportation and reduce vehicle trips and vehicle miles traveled (VMT) to and from the site. The proposed project would benefit from the allowed 20% parking reduction and the TDM Plan will provide implementation measures to encourage alternative forms of transportation and to reduce the parking demand. Specific TDM measures will be described in greater detail in the TDM Plan to be submitted. In summary they include measures such as Bicycle Facilities, Ridesharing Program, Carsharing Program, Subsidized or Discounted transit passes, or Employer-Sponsored Vanpool. Staff would note that the TIA will evaluate the project’s traffic impacts to the surrounding transportation system pursuant to requirements under CEQA, with the exception of the level of service (LOS) study that was included in the report. This data is used to determine impacts on City infrastructure but not used to determine impacts under CEQA. Landscaping: Landscaping proposed is shown on the landscape plans, sheets L001 through L801. The project would remove four existing protected sized trees which would require a Tree Removal Permit. There are 15 unprotected trees proposed for removal as well. There would be 35 new 24-inch and 36-inch box size trees planted throughout the site. The landscape plan includes new tree species such as Zelkova, Purple Robe Locust, Monterey Cypress, Western Cottonwood, and Toyon in the proposed plaza area and London Plane trees along Bayshore Highway. Landscaping would be provided throughout the project site, including in the plaza area, along the Mills Creek Trail, and around the perimeters of the proposed building and parking lot. The proposed on-site landscaping area would total approximately 35,418 SF or 27.4% site coverage. The I-I District development standards require that 15% (19,395 SF) of the site be landscaped with the project exceeding this requirement by over 12%. Bay Conservation and Development Commission (BCDC): Based on the location of the project adjacent to Mills Creek, which flows into San Francisco Bay, the project also requires review and approval from the San Francisco Bay Conservation and Development Commission (BCDC). Evidence of final approval by the BCDC Board will be required to be provided to the City prior to building permit issuance. Design Review: Design Review is required for new commercial buildings pursuant to Code Sections 25.12.090 and 25.68.020(C)(3). Design Review was instituted for commercial projects in 2001 with the adoption of the Commercial Design Guidebook. Design Principles for the Innovation Industrial District are detailed in Code Section 25.12.070 and requires the proposed project to be reviewed by the Planning Commission for the following considerations: A. Design Intent. The overall design intent of the I-I zoning district is to provide for an eclectic mix of commercial and light industrial development that has an industrial and contemporary look in terms of Environmental Review, Commercial Design Review, and Special Permits 1499 Bayshore Highway / 825 Mahler Road 9 materials used, architectural styles, and building forms. B. Building Design. Recognizing the varied commercial and industrial character of the area, new development and redevelopment projects shall feature modern industrial design features. C. Art and Murals. Use of murals, artwork, sculptures, special paving, and fountains are encouraged to be incorporated into building design to provide interest and excitement to the district. D. Orientation. The main building of a development shall be oriented to face a public street. Building frontages shall be generally parallel to streets. At least one primary entrance to a ground-floor use shall face the adjacent street right-of-way. Business and reception areas shall face public access to buildings. E. Ground Floor Transparency. At least 25 percent of the exterior walls on the ground floor facing the street shall include windows, doors, or other openings. F. Building Articulation. Each side of buildings shall have a uniform approach to design and detail. Articulation of building and structural elements, including windows, entries, and bays shall be achieved. Design features such as canopies, trellis, and grillwork shall be designed as part of the building’s composition of design elements. A variety of materials should be used to articulate building elements, such as the base, the ground floor, and upper floors, if any. G. Streetscape. Landscaping along the street shall provide an attractive streetscape by screening parking areas from the public street and ensuring a pleasant pedestrian environment. H. Compatibility. The design of new infill development shall respect, complement, and be compatible with the scale, style, theme, and design of surrounding buildings. I. Location of Parking. Any surface parking facilities shall be located to the side or rear of any proposed project unless no other feasible location exists. J. Creekside Open Space. New buildings on parcels adjacent to Mills Creek and Easton Creek, where possible, shall incorporate outdoor open space and trail network components into their site planning, particularly on those parts of sites that face a creek. K. Service and Delivery Areas. Service areas and ground-mounted equipment shall be screened from view by fences or walls that conform to the style and materials of the accompanying building(s). Materials proposed for the exterior of the proposed building (fronting on Bayshore Highway) include: vision glass as the primary façade material with a metal horizontal band in between each floor, corrugated perforated metal paneling on the top-most level to screen all mechanical equipment and penthouses, and metal panels would clad ground floor columns, with a canopy over the entrance doors. All exterior glazing would be composed of 45% opaque glazing with shadow boxes (recessed surfaces) to variegate exterior appearances. The mullion extensions would be provided in a random pattern to break up the exterior expanses of glass. All exterior lighting would be minimized and shielded to not attract birds. The rear parking structure would have seven levels and would be constructed with a concrete moment frame - with concrete beams and columns that are open with a view into each parking levels. The structure would include details and accents with metal fins, perforated metal screens and metal canopy at the entrance. To help better visualize the proposed project, perspectives of the proposed project are provided in the cover sheet of the plans set, with the building elevations and materials detailed on Sheets A.008 and A.009 and the parking structure elevations are provided on Sheet PA 13 and PA 14. Public Facilities Impact Fees: The purpose of public facilities impact fees is to provide funding for necessary maintenance and improvements created by development projects. Public facilities impact fees are based on the uses and the amount of square footage to be located on the property after completion of the development project. Environmental Review, Commercial Design Review, and Special Permits 1499 Bayshore Highway / 825 Mahler Road 10 Based on the proposed life scient building, the estimated public facilities impact fees for this development project are approximately $2,320,275.30 and is required to be paid in full, prior to issuance of the building permit. The final fee amount will be calculated based on the fee schedule in effect at the time the building permit is issued. Commercial Linkage Fees: Commercial Linkage Fees are based on the land use and square footage for new commercial development projects. The intent of this fee is, in summary, to offset the demand for affordable housing that is created by new development and mitigate environmental and other impacts that accompany new commercial development. These fee calculations include gross square feet of floor area, excluding enclosed parking areas. In addition, the rates vary for prevailing wage and non-prevailing wage for labor used for the construction of the project. The fees for office use are charged per square feet ($20.00 per SF if utilizing prevailing wages or $25.00 per SF if not utilizing prevailing wages). Based on the proposed life science building, the estimated Commercial Linkage Fee for this development project totals approximately $6,023,325 without prevailing wage and $4,821,860 with prevailing wage. The fee is required to be paid in full, prior to issuance of the building permit. The final fee amount will be calculated based on the fee schedule in effect at the time the building permit is issued. Planning Commission Action: The Commission should review the design of the project for the following considerations for commercial development, as outlined in Code Section 25.68.060(E): • Support of the pattern of diverse architectural styles in the area in which the project is located; • Respect and promotion of pedestrian activity in commercial and mixed-use zoning districts by placement of buildings to maximize commercial use of the street frontage and by locating off- street parking areas so that they do not dominate street frontages; • For commercial and industrial developments on visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; • Compatibility of the architecture with the mass, bulk, scale, and existing materials of surrounding development and appropriate transitions to adjacent lower-intensity development and uses; • Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure and restores or retains existing or significant original architectural features; and • Provision of site features such as fencing, landscaping, and pedestrian circulation that complement on- site development and enhance the aesthetic character of district in which the development is located. Because a CEQA document will be prepared for this project, it is important that any changes to the building envelope be made early enough in the process so that any changes are reflected in the environmental review. Subsequent changes once the CEQA process has begun may result in the need for additional studies and analysis and will require additional time for the CEQA process to accommodate the review of such changes. Environmental Review, Commercial Design Review, and Special Permits 1499 Bayshore Highway / 825 Mahler Road 11 Catherine Keylon Senior Planner c: King 1499 Bayshore Owner LLC c/o, Peter Banzhaf applicant and property owner DGA Inc., architect Attachments: Application to the Planning Commission Commercial Application Special Permit Application (Building Height) Special Permit Application (Tier 3 – FAR with Community Benefits Summary) Environmental Information Form Climate Action Plan (CAP) Consistency Checklist Notice of Public Hearing – Mailed May 12, 2023 Area Map PLANNING APPLICATION COMMUNITY DEVELOPMENT DEPARTMENT—PLANNING DIVISION 501 PRIMROSE ROAD, 2ND FLOOR, BURLINGAME, CA 94010-3997 TEL: 650.558.7250 | FAX: 650.696.3790 | E-MAIL: PLANNINGDEPT@BURLINGAME.ORG PROJECT INFORMATION PROJECT ADDRESS ASSESSOR’S PARCEL # (APN) PROJECT DESCRIPTION APPLICANT INFORMATION PROPERTY OWNER NAME ADDRESS PHONE E-MAIL ARCHITECT/DESIGNER ADDRESS PHONE E-MAIL AFFIDAVIT OF OWNERSHIP 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 (IF DIFFERENT FROM PROPERTY OWNER) DATE I AM AWARE OF THE PROPOSED APPLICATION AND HEREBY AUTHORIZE THE ABOVE APPLICANT TO SUBMIT THIS APPLICATION TO THE PLANNING COMMISSION/DIVISION. PROPERTY OWNER’S SIGNATURE DATE AUTHORIZATION TO REPRODUCE PLANS I HEREBY GRANT THE CITY OF BURLINGAME THE AUTHORITY TO REPRODUCE UPON REQUEST AND/OR 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) STAFF USE ONLY STAFF USE ONLY APPLICATION TYPE CONDITIONAL USE PERMIT (CUP) DESIGN REVIEW (DSR) VARIANCE (VAR) SPECIAL PERMIT (SP) OTHER: ____________________________ DATE RECEIVED: MINOR MODIFICATION HILLSIDE AREA CONSTRUCTION PERMIT ACCESSORY DWELLING UNIT (ADU) BURLINGAME BUSINESS LICENSE # WIRELESS ZONING FENCE EXCEPTION APPLICANT? APPLICANT? *FOR PROJECT REFUNDS* - Please provide an address to which to all refund checks will be mailed to: ADDRESS NAME 1499 Old Bayshore Hwy Project site includes 1499 Old Bayshore Hwy and 825 Mahler Rd. Both lots have existing buildings that will be removed. The 1499 lot includes two existing 2-story office buildings with surface parking and minimal interior landscaping. The 825 lot includes a single existing concrete tilt-up warehouse building with surface parking and minimal interior landscaping. The new proposed development includes an eight-story lab/office building and an open parking garage with seven levels. The main entry to the office building will be off Mahler street with a dedicated on-site vehicular drop-off lane. Garage entry and exit will be off Mahler Road. Loading, Service, and Fire Lane access is provided between the two structures and accessed off Mahler Road. An extensive public outdoor plaza is proposed on the southern side of the office building along Mills Creek. The project is sited across from a Shorebird Sanctuary and a pedestrian crossing is proposed at Old Bayshore Hwy to connect with the existing Bay Trail. King 1499 Bayshore Owner LLC X 800 Boylston Street, Suite 2400, Boston, MA 02199 DGA, Inc. King 1499 Bayshore Owner LLC 800 Boylston Street, Suite 2400, Boston, MA 02199 916-441-6800 x510 MPosnick@DGA-MV.com PB@HeliosRE.com415-515-7506 026-322-150 & 026-322-050 1720 8th Street, Sacramento, CA, 95811 Innovation/Industrial (I/I) ____________ ___________9/2/2022 930559 Commercial Application.doc Community Development Dept.  501 Primrose Road  Burlingame, CA 94010  P:650.558.7250  F:650.696.3790  www.burlingame.org COMMERCIAL APPLICATION PLANNING COMMISSION APPLICATION SUPPLEMENTAL FORM 1. Proposed use of the site 2. Days and hours of operation 3. Number of trucks/service vehicles to be parked at site (by type) 4. Current and projected maximum number of employees (including owner) at this location: At Opening/Existing In 2 Years In 5 Years Hours of Operation Before 5:00 pm After 5:00 pm Before 5:00 pm After 5:00 pm Before 5:00 pm After 5:00 pm Weekdays Full-time Part-time Weekends Full-time Part time 5. Current and projected maximum number of visitors/customers who may come to the site: At Opening/Existing In 2 Years In 5 Years Hours of Operation Before 5:00 pm After 5:00 pm Before 5:00 pm After 5:00 pm Before 5:00 pm After 5:00 pm Weekdays Weekends 6. What is the maximum number of people expected on site at any one time (include owner, employees and visitors/customers): 7. Where do/will the owner and employees park? 8. Where do/will the customers/visitors park? 9. Present or most recent use of site 10. List other tenants on property, their number of employees, hours of operation (attach a list if more room is needed) Lab/Office tenants with accessory cafe use. Monday - Friday from 8:00 AM to 5:00 PM Parking provided in on-site garage Parking provided in on-site garage Commercial businesses N/A; no other tenants on property. No trucks or service vehicles permanently parked on site. Commercial truck deliveries (UPS, FedEx etc.), trash removal, material deliveries for lab services etc. are expected. 900 315 135 0 32 32 0 0 4 468 198 0 45 45 0 0 4 594 252 0 63 59 0 0 6 0 0 0 0 0 0 12 2 15 4 18 5 City of Burlingame  Community Development Department  501 Primrose Road  P (650) 558-7250  F (650) 696-3790  www.burlingame.org The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Code Section 25.50). 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. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the existing street and neighborhood. 2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood. 3. How will the proposed project be consistent with the residential design guidelines adopted by the city (C.S. 25.57)? 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.  See over for explanation of above questions. SPECIAL.PERMIT.APP.FORM CITY OF BURLINGAME SPECIAL PERMIT APPLICATION Special Permit for heights greater than 65 feet in an Industrial Zone A recent Burlingame Zoning Ordinance Update allows for heights over 65 feet in an Innovation Industrial district via the Special Permit process. The mass and scale of the proposed project is consistent with the new zoning and other pending proposals in this redeveloping district. The proposed building height is below the height limits imposed by the San Francisco International airport. Canopies and setback portions of the building at the Mahler street entrance and the proposed public courtyard provide pedestrian-scale two story elements to help reduce the apparent building height at street level. Extensive landscaping along the office building's frontages and a large public outdoor courtyard also serve to connect the building to the neighborhood at street level. The proposed development addresses both flooding and sea level rise and improves the embankment conditions along Mills Creek. The public plaza will provide an arrival point and services for Bay trail users. This public amenity will connect the development to the community and help meet the developments goal of being a good neighbor. Not applicable. No residential uses proposed. The project is located within a redeveloping district. The development proposes a contemporary curtain wall facade that will utilize high-performance glazing to provide acoustic comfort to its users, meet Energy Code requirements and also accommodate bird safety measures. Vertical curtain wall mullion extensions are proposed to provide shading as well as add variety and interest to the facades. Ground level building setbacks along the Mahler frontage and at the public courtyard serve to reduce the building to more comfortable pedestrian scales at the approaches to the building and indicate building entry points. A rooftop screen will serve to shield views of rooftop mechanical equipment from future high-rise neighbors. The character of the building is consistent in terms of size, density and materials to similar contemporary developments in the surrounding urban area and we believe meets the goals of the Zoning Ordinance Update. The entire site is being raised an average of 5.5’ to accommodate the building finish floor elevation at 13’, per City requirements, and to provide flood protection and sea level rise resiliency along Mills Creek, per BCDC requirements. This raising of the site will generally require the removal of all existing trees (fewer than 10). The proposed plan includes approximately 20 new on-site trees (replacement trees) that will expand and diversify the City of Burlingame’s Urban Forest. Street tree quantities and types along Old Bayshore Highway shall be in accordance with the City’s final proposed corridor improvements. Approximately 11 new street trees are proposed along the Mahler Street frontage. All proposed trees will be installed at a 36” box size. City of Burlingame  Community Development Department  501 Primrose Road  P (650) 558-7250  F (650) 696-3790  www.burlingame.org The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Code Section 25.50). 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. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the existing street and neighborhood. 2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood. 3. How will the proposed project be consistent with the residential design guidelines adopted by the city (C.S. 25.57)? 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.  See over for explanation of above questions. SPECIAL.PERMIT.APP.FORM CITY OF BURLINGAME SPECIAL PERMIT APPLICATION Special Permit for FAR increase to 2.75 (Tier 3 Community Benefits). A recent Burlingame Zoning Ordinance Update increased allowable Floor Area Ratios for office and research/development projects fronting Old Bayshore Highway in the Innovation Industrial district. The mass and scale of the proposed project is consistent with the new zoning and other pending proposals in this redeveloping district. Extensive landscaping along the office building's frontages and a large public outdoor courtyard serve to connect the building to the neighborhood at street level. The proposed development addresses both flooding and sea level rise and improves the embankment conditions along Mills Creek. The public plaza will provide an arrival point and services for Bay trail users. This public amenity will connect the development to the community and help meet the developments goal of being a good neighbor. Not applicable. No residential uses proposed. The project is located within a redeveloping district. The development proposes a contemporary curtain wall facade that will utilize high-performance glazing to provide acoustic comfort to its users, meet Energy Code requirements and also accommodate bird safety measures. Vertical curtain wall mullion extensions are proposed to provide shading as well as add variety and interest to the facades. Ground level building setbacks along the Mahler frontage and at the public courtyard serve to reduce the building to more comfortable pedestrian scales at the approaches to the building and indicate building entry points. A rooftop screen will serve to shield views of rooftop mechanical equipment from future high-rise neighbors. The character of the building is consistent in terms of size, density and materials to similar contemporary developments in the surrounding urban area and we believe meets the goals of the Zoning Ordinance Update. The entire site is being raised an average of 5.5’ to accommodate the building finish floor elevation at 13’, per City requirements, and to provide flood protection and sea level rise resiliency along Mills Creek, per BCDC requirements. This raising of the site will generally require the removal of all existing trees (fewer than 10). The proposed plan includes approximately 20 new on-site trees (replacement trees) that will expand and diversify the City of Burlingame’s Urban Forest. Street tree quantities and types along Old Bayshore Highway shall be in accordance with the City’s final proposed corridor improvements. Approximately 11 new street trees are proposed along the Mahler Street frontage. All proposed trees will be installed at a 36” box size. 1499 BAYSHORE BURLINGAME, CALIFORNIA Community Benefits 1499 BAYSHORE COMMUNITY BENEFITS PROJECT VISION 1499 Bayshore is envisioned as a robust community destination that leverages unique connections to Burlingame’s Shorebird Sanctuary, Mills Creek and the Bay Trail to expand and activate Burlingame’s Public Shoreline. COMMUNITY BENEFITS • PUBLIC PLAZA OVERLOOKING THE SHOREBIRD SANCTUARY (CB #1) • MILLS CREEK PUBLIC TRAIL (CB #13) • MILLS CREEK SEA LEVEL RISE INFRASTRUCTURE (CB #12) • PUBLIC ART (CB #4) MARCH 17, 2023 1499 BAYSHORE BURLINGAME, CALIFORNIA Community Benefits KEY Mills Creek Public Trail Connection to Bay Trail Overlook CB#4 PUBLIC ART POTENTIAL LOCATION 3 CB#4 PUBLIC ART POTENTIAL LOCATION 1 CB#1 PUBLIC PLAZA CB#12 SEA LEVEL RISE INFRASTRUCTURE 6,900 SF 400+ LF CB#4 PUBLIC ART POTENTIAL LOCATION 2 BAY TRAILCB#13 MILLS CREEK PUBLIC TRAIL 0’50’ 1499 BAYSHORE BURLINGAME, CALIFORNIA Community Benefits • Prospect Plaza is nearly 7,000 SF • Ample plaza seating and planting near the public streets • South facing to capture sunlight and protection from prevailing winds • Enhanced paving • Architectural shade and tree shade • Inviting pedestrian-scale night lighting • Signage with hours of operation • Public Bike Parking • Trash and Recycle Receptacles • Binocular Viewscopes and Interpretive Panels The Prospect Plaza at 1499 Bayshore creates a dramatic community destination with expansive views across Burlingame’s Shorebird Sanctuary and the Bay. The plaza is perched over 3 feet above the street and Bay Trail to enact the goals of the Burlingame Climate Action Plan and amplify views to the Bay. Binocular viewscopes and interpretive panels foster enjoyment of the unique urban habitat and wildlife, while stairs and a sloped walk connect the plaza directly to Bayshore Highway’s streetscape activity. The south-facing, wind sheltered plaza provides a much-needed respite from persistent shoreline winds and invites year-round recreation. View to Prospect Plaza with Shorebird Sanctuary Beyond Community Benefit #1 MAHLER ROAD OLD BAYSHORE HWYPublic Plaza Overlooking The Shorebird Sanctuary PROSPECT PLAZA 1499 BAYSHORE BURLINGAME, CALIFORNIA Community Benefits Concept Imagery CB#1Public Plaza Overlooking The Shorebird Sanctuary 1499 BAYSHORE BURLINGAME, CALIFORNIA Community Benefits Community Benefit #13 1499 Bayshore is located at the outfall of Mills Creek into The Shorebird Sanctuary and the Bay. The project will construct a public trail along its entire Mills Creek frontage to draw the activity of the Bay Trail inland along the Mills Creek corridor and encourage visitors to enjoy this tidal creek. Trail improvements include two overlooks with interpretive panels, multiple seating areas, and pedestrian lighting. Trail improvements will support daily recreation while passively conveying the ecological importance of urban creeks. View to Bay and Overlook from Mills Creek Public Trail • Over 400 linear feet of Public Trail improvements • Multiple Seating Opportunities • Native-focused plantings and shade trees along trail • Two Overlooks with interpretive panels • Interpretive content: Creek Ecology, Water Quality, Burlingame Watershed Map • Connection to Bay Trail • Inviting Night Lighting • Dog Bag Dispenser and Trash & Recycle Receptacles MAHLER ROAD OVERLOOKOVERLOOK OLD BAYSHORE HWYMills Creek Public Trail 1499 BAYSHORE BURLINGAME, CALIFORNIA Community Benefits Concept Imagery CB#13Mills Creek Public Trail 1499 BAYSHORE BURLINGAME, CALIFORNIA Community Benefits Community Benefit #12 A new earthen embankment with an interior concrete floodwall will significantly enhance sea level rise resilience along the Mills Creek Corridor. Mills Creek is tidal along the project frontage and subject to flooding from the Bay. The project site is being raised to an average plinth elevation of 13’ from an existing average elevation of +/- 8’ (NAVD88) to provide flood protection for the building and site for several decades. The Mills Creek shoreline protection will be constructed to a higher elevation of 15’-6” to accommodate sea level rise through end of century. The project’s initial investment in end-of-century shoreline protection exceeds BCDC’s requirements of demonstrated adaptability through end-of-century. • Over 400 linear feet of Mills Creek Sea Level Rise Infrastructure • Planted Embankment is softer and greener solution than riprap or exposed wall • Top of flood wall elevation 15’-6” provides flood protection through 2100 • Minimal adaptation of wall required at two overlooks after mid-century 2’ TYP(E) TOE OF SLOPE EXISTING GRADE FFE 13.0 (E) TOP OF BANK 10.3 (P) TOP OF SLOPE SWALE FILL 15.512.2 2:5:1 SLOP E MILLS CREEKEMBANKMENTGARDEN SLOPE PUBLIC TRAIL PLAZA 10’ MIN BUILDING MHW 6.54’ MHW 6.54’ 2021 BFE 10.0’2021 BFE 10.0’ 2100 BFE + SLR 13.5’2100 BFE + SLR 13.5’ MHHW 7.18’ MHHW 7.18’ MAHLER ROAD OLD BAYSHORE HWYMills Creek Sea Level Rise Infrastructure 1499 BAYSHORE BURLINGAME, CALIFORNIA Community Benefits Community Benefit #4 • Site-specific work of art created by regional artist(s) • Three potential locations for siting artwork allows for flexibility of art work • Potential art works could be wall-mounted murals, mosaics or sculpture set within planting Public art will be integrated in one or more locations to enhance the character and public experience of this prominent shoreline project. Local or regional public artist(s) will be selected to prepare site-specific works that respond to the shoreline site and context. While the character and materiality of the art is not finalized, we are committed to positioning the art where it can be experienced and appreciated from publicly accessible areas of the project. Potential art locations include Prospect Plaza, along the newly constructed Mills Creek Trail, and the intersection of Bayshore Highway and Mahler Road. POTENTIAL LOCATION 1 MAHLER ROAD OLD BAYSHORE HWYPOTENTIAL LOCATION 3 POTENTIAL LOCATION 2 Public Art 1499 BAYSHORE BURLINGAME, CALIFORNIA Community Benefits 20' MIN FIRE LANE BOUNDARY OVERLOOKOVERLOOK PLATFORM ISLAND RIDGE PUBLIC PLAZA RESTORATIVE GARDEN DROP-OFF Illustrative Site Plan 0’50’ FIRE ACCESS City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org ENVREV.FRM ENVIRONMENTAL INFORMATION FORM (to be completed by applicant at the start of the project or the RFP process) GENERAL INFORMATION Project Address: Applicant Name: Address: City/State/Zip: Phone: Assessor’s Parcel Number: Property Owner Name: Address: City/State/Zip: Phone: Permit applications required for this project (special permit, variance, subdivision map, parcel map, condominium permit, building permit, etc.): Related permits, applications and approvals required for this project by City, Regional, State and Federal Agencies: SITE INFORMATION Site size: Acres and Square Feet Existing Zoning: Existing use(s) of property: Total Number of Existing Parking Spaces 1: Number of Compact Spaces1: Number of Existing Structures and Total Square Footage of Each: Will any structures be demolished for this project? Yes No Size and use of structures to be demolished: Number and size of existing trees on site 2: Will any of the existing tress be removed? Yes No If Yes, list number, size and type of trees to be removed: Are there any natural or man-made water channels which run through or adjacent to the site? Yes No If Yes, where? Describe in general the existing surrounding land uses to the: 1 City of Burlingame minimum standard parking space size is 9’x20’. The minimum size for compact parking spaces is 8’x17’. Refer to City of Burlingame Zoning Ordinance C.S. 25.70 for parking requirements for particular uses. 2 Refer to the City of Burlingame’s Urban Reforestation and Tree Protection Ordinance (C.S. 11.06) for tree removal permit and tree planting requirements. 1499 Old Bayshore Hwy King 1499 Bayshore Owner LLC 800 Boylston Street, Suite 2400 415-515-7506 026-322-150 & 026-322-050 2.97 Boston, MA 02199 King 1499 Bayshore Owner LLC 800 Boylston Street, Suite 2400 415-515-7506 Boston, MA 02199 BCDC Design Review, FAA Commercial Application, EIR, Special permit, Building Permit 129,306 Innovation/Industrial (I/I) 170 0 Commercial 1499 OBH: 2 Structures. Bldg 1 = 25,610 SF. Bldg 2 = 32,460 SF. 825 Mahler: 1 Structure at 5,991 SF. Total of 3 Structures and 64,061 SF. X All existing structures to be demolished. Total of 3 Structures and 64,061 SF. X X Mills Creek runs along the SE boundary of the site 4 street trees on Mahler, 1 tree on the site interior, 2 trees along Mills Creek to be removed. City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org ENVREV.FRM North South East West PROPOSED PROJECT Project Description: Residential Projects: Number of Dwelling Units: Size of Unit(s): Household size (number of persons per unit) expected: Commercial/Industrial Projects: Type and square footage of each use: Estimated number of employees per shift: Will the project involve the use, disposal or emission of potentially hazardous materials (including petroleum products)? Yes No If Yes, please describe: Institutional Projects (public facilities, hospitals, schools): Major function of facility: Estimated number of employees per shift: Estimated Occupancy: For all Projects: Flood Hazard: Is this site within a special flood hazard area? Yes No Land Use: If the project involves a conditional use permit, variance or rezoning application, please explain why the applications are required 3: Building gross square footage: Existing: Proposed: 3 Please fill out and submit the appropriate application form 9variance special permit, etc.) Shorebird Sanctuary on opposite side of Old Bayshore Highway Mills Creek, Commercial, small business Commercial, small business Commercial, small business N/A No Residential Uses N/A No Institutional Uses 64,061 SF.315,200 SF. Zone AE 10' Project site includes 1499 Old Bayshore Hwy and 825 Mahler Rd. Both lots have existing buildings that will be removed. The 1499 lot includes two existing 2-story office buildings with surface parking and minimal interior landscaping. The 825 lot includes a single existing concrete tilt-up warehouse building with surface parking and minimal interior landscaping. The new proposed development includes an eight-story lab/office building and an open parking garage with seven levels. The main entry to the office building will be off Mahler street with a dedicated on-site vehicular drop-off lane. Garage entry and exit will be off Mahler Road. Loading, Service, and Fire Lane access is provided between the two structures and accessed off Mahler Road. An extensive public outdoor plaza is proposed on the southern side of the office building along Mills Creek. The project is sited across from a Shorebird Sanctuary and a pedestrian crossing is proposed at Old Bayshore Hwy to connect with the existing Bay Trail. X Possible use of incidental chemicals by future Research & Development laboratory tenants. Quantities within limits allowed by CBC. The project will also have on site diesel generators for back up power. 315,200 SF of Laboratory/Office use (future tenants) including accessory cafe use. Special Permit required for building height over 65' in I/I zone fronting Old Bayshore Hwy. 315 City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org ENVREV.FRM Number of floors of construction: Existing: Proposed: Traffic/Circulation: Standard and compact off-street parking spaces provided: Existing: Standard Proposed: Standard Compact Compact Total Total Grading: Amount of dirt/fill material being moved (check one): 0-500 cubic yards 5,000-20,000 cubic yards 500-5,000 cubic yards Over 20,000 cubic yards(indicate amount) Note: If fill is being placed over existing bay fill, provide engineering reports which show the effect of the new fill on the underlying bay mud. Storm water runoff: Indicate area of site to be covered with impervious surfaces (parking lot paving, etc.): Is the area with impervious surfaces less than 200 feet away from a wetland, stream, lagoon or bay? Yes No Noise: Describe noise sources and timing of activity generated by your project during construction: Noise sources generated during operation of facility: Vibration: Will the proposal cause vibration that may affect adjacent properties? Describe any potential sources of vibration: Exterior Lighting: Please describe any proposed exterior lighting of the facility 4: Water: Expected amount of water usage: Domestic gal/day Peak use gal/min Commercial gal/day Peak use gal/min Expected fire flow demand gal/min As per the C.3 regulations set forth by the California Regional Water Quality Control Board, please respond to the following questions: 1. Would the proposed project result in an increase in pollutant discharges to receiving waters? _____________________________________________________________________________________ _____________________________________________________________________________________ 2. Would the proposed project result in significant alteration of receiving water quality during or following construction?__________________________________________________________________ 4 Refer to City of Burlingame Exterior Illumination Ordinance (No. 1477) regarding requirements which limit exterior illumination in both residential and commercial zones. 2 170 8 0 170 General construction noise: trucks, tools, equipment, generators during working hours of 7 AM to 3 PM. Roof mounted air handling equipment and exhaust fans. Emergency power generator testing as required. Typical site, building and egress lighting. Any code required lighting. No, the site will be designed in accordance with San Mateo County C.3 guidelines. Runoff from impervious surfaces will be treated before discharging to the city's storm drainage system. No, the site will be designed in accordance with San Mateo County C.3 guidelines. The project will be subject to the Construction General Permit and will manage runoff accordingly during construction. 537 108 645 1,000 GPM for 2 HRS Possible vibrations from Earth moving equipment typical for a project of this type. Flood elevations require site to be raised on a substantial amount of fill. Any pilings will be auger-cast to avoid vibration issues. 20,547 280 X X 105,324 PROPOSED, 120,299 EXISTING City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org ENVREV.FRM _____________________________________________________________________________________ 3. Would the proposed project result in increased impervious surfaces and associated increased runoff?_______________________________________________________________________________ _____________________________________________________________________________________ 4. Would the proposed project create a significant adverse environmental impact to drainage patterns due to changes in runoff flow rates volumes? ________________________________________________ _____________________________________________________________________________________ 5. Would the proposed project result in increased erosion in its watershed? ____________________ _____________________________________________________________________________________ 6. Is the project tributary to an already impaired water body, as listed on the Clean Water Action Section 303(d) list? If so will it result in an increase in any pollutant for which the water body is already impaired?_____________________________________________________________________________ _____________________________________________________________________________________ 7. Would the proposed project have a potential significant environmental impact on surface water quality, to marine, fresh, or wetland waters?_______________________________________________________________________________ _____________________________________________________________________________________ 8. Would the proposed project have a potentially significant adverse impact on ground water quality? 9. Will the proposed project cause or contribute to an exceedance of applicable surface or groundwater receiving water quality objectives or degradation of beneficial uses? ___________________ _____________________________________________________________________________________ _____________________________________________________________________________________ 10. Will the project impact aquatic, wetland, or riparian habitat? _____________________________________________________________________________________ _____________________________________________________________________________________ Sewer: Expected daily sewer discharge Source of wastewater discharge on site (i.e. restrooms, restaurants, laboratory, material processing, etc.) General: The existing lots are primarily covered with surface parking outside of the building footprints. The proposed development will decrease the amount of impervious surface. Runoff will be controlled by detention systems designed to control No, the project will incorporate peak flow rates within jurisdictional limits. This will be an improvement over the uncotrolled surface flow curently on site. on-site detention and flow control to avoid erosion. Lower SF Bay is on the 303d list. It's shore is located on the opposite side of the Old Bayshore Highway from the project site. The proposed development will not contribute to any increase of pollutants for which the Bay is listed. No, the site will be designed in accordance with San Mateo County C.3 guidelines. Runoff from impervious surfaces will be treated before discharging to the city's storm drainage system. No, Mills Creek will be protected during construction and the waterways embankment will be improved as a result of proposed work. No pollutants are expected to leach from the site and no impacts on ground water quality is expected. None expected. Restrooms, sinks, laboratories, Mechanical equipment. 20,547 GPD Average City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org ENVREV.FRM Are the following items applicable to the project or its effects? Provide attachment to explain nature of all items checked ‘yes’. Change in existing features of any bays, tidelands, beaches, or hills, or substantial alteration of ground contours. Change in scenic views or vistas from existing residential areas or public lands or roads. Change in pattern, scale or character of general area of project. Significant amounts of solid waste or litter. Change in dust, ash, smoke fumes or odors in vicinity. Change in bay, lagoon, stream, channel or groundwater quality or quantity, or alteration of existing drainage patterns. Substantial change in existing noise or vibration levels in the vicinity (during construction and/or during operation). Site on filled land or on slope of 10 % or more. Use or disposal of potentially hazardous materials, such as toxic substances, flammable materials or explosives. Substantial change in demand for municipal services (police, fire water, sewage) Substantial increase in fossil fuel consumption (oil, natural gas, etc.). Relationship to a larger project or series of projects. CERTIFICATION I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements, and information presented are true and correct to the best of my knowledge and belief. Date Signature No X Yes No X X X X X X X X X X X Project is in a newly rezoned area that encourages density and scale represented in the proposed design. Typical amount of waste generated by a project of this size. Fill required to raise site above flood elevation. Minor amounts typical for research and development and laboratory buildings and diesel generators for back up power Typical services required for a project of this size. Represents an increase over lower density existing uses. ____________ ___________9/2/2022 1 City of Burlingame Climate Action Plan Consistency Checklist for New Development The purpose of this Checklist is to ensure that development projects comply with Burlingame’s 2030 Climate Action Plan Update (CAP) and may be eligible for streamlining the greenhouse gas (GHG) analysis for California Environmental Quality Act (CEQA) review. The Checklist applies to projects 10,000 sq. ft. and larger and/or six units or more. To be considered consistent with Burlingame’s CAP, projects must comply with the land use designations in Burlingame’s General Plan and implement at minimum the required CAP measures listed in the Checklist. Projects may then rely on the City’s CAP and related environmental review for the impact analysis of GHG emissions, as allowable under CEQA. The Checklist contains measures from the CAP that pertain to new development. Each measure is noted as either required or voluntary. Required measures are mandated by local or state ordinances. The voluntary measures represent goals of the City and projects are encouraged to address them. Proposed project that require a General Plan amendment or rezoning and/or do not address the required measures may have to prepare a project-specific GHG analysis and identify appropriate mitigation measures. Burlingame’s Climate Action Plan: https://www.burlingame.org/departments/sustainability/ Burlingame’s General Plan: https://www.burlingame.org/departments/planning/ Burlingame’s Reach Codes: www.burlingame.org/reachcode For questions regarding this Checklist or the CAP, please contact Sigalle Michael, Sustainability Coordinator at smichael@burlingame.org Contact Information Project Name: Property Address: If a consultant was used to complete this checklist, please provide their contact information: Consultant Name & Company: Consultant Phone & Email: Project Information Proposed land use (residential, commercial, industrial, mixed use, or other): Brief project description: Project size (sq. ft. and/or unit size): Is the proposed project seeking a General Plan amendment or rezoning?  Yes  No If yes, briefly explain why: 1499 Old Bayshore Highway 1499 Old Bayshore Highway, Burlingame, CA 94010 DGA, Mark Posnick 916-441-6800 x510 mposnick@dga-mv.com Commercial lab/office One eight-story office building and one 7-level parking garage. 315,200 GSF X 2 Climate Action Plan Measure Project Compliance REQUIRED MEASURES Green Building Practices and Standards (CAP Measure 11): Support, enforce, and expedite green building practices and standards. Burlingame’s reach codes: www.burlingame.org/reachcode Required Measure Does the project comply with the City’s green building requirements in the reach codes?  Yes  No Will the project request any exceptions? If so, briefly explain. Alternatively-Powered Residential Water Heaters (CAP Measure 15): Support transition from traditional to solar and electrically powered water heaters. Burlingame’s reach codes: www.burlingame.org/reachcode Required Measure Does the project include a solar or electrically powered water heater as required in the reach code?  Yes  No Solar Power (CAP Measure 14): Encourage installation of photovoltaic systems. Burlingame’s reach codes: www.burlingame.org/reachcode Required Measure Does the project include a photovoltaic system as required by CALGreen and/or the City’s reach code?  Yes  No Electric Vehicle Infrastructure and Initiatives (CAP Measure 6): Support the electric vehicle (EV) network by incentivizing use of EVs and installations of charging stations. Burlingame’s reach codes: www.burlingame.org/reachcode Required Measure Does the project comply with the City’s EV charging requirements in the reach code?  Yes  No List total number and type of EV chargers to be installed: Zero Waste (CAP Measure 18): Reduce organic and recyclable materials going to the landfill and achieve the City’s diversion goals. Required Measure Does the project include facilities for collecting recycling and composting?  Yes  No Describe any composting and recycling strategies used in the project : X X X X X Separate streams for collection and disposal of trash, recyclables and compost. 65 Level 2 EVCS 65 EV READY (Level 1 Min) 3 Transportation Demand Management (TDM) (CAP Measure 2): The City shall require new multi-unit residential developments of 10 units or more and commercial developments of 10,000 sq. ft. or more to incorporate TDM strategies that reduce trip generation rates below the standard rate published in the latest Institute of Transportation Engineers (ITE) Trip Generation Manual (10th edition), or other reputable source. TDM measures may include but are not limited to: shuttles, carpool, transit incentives, and car and/or bike share programs. Residential projects of 100 units or more and commercial projects of 100,000 sq. ft. or more shall have a designated TDM coordinator and provide a report to city staff annually on the effectiveness of the TDM plan.  GreenTRIP: http://www.transformca.org/landing- page/greentrip  City/County Association of Governments of San Mateo County, http://ccag.ca.gov/programs/transportation- programs/transportation-demand-management/ City of San Francisco TDM Tool, https://sfplanning.org/resource/transportation-demand- management-tdm-tool 1. Will the project have a TDM program that meets the 20% reduction in trip generation rates when compared to standard ITE trip generation rates? X Yes  No 2. Briefly describe the project’s TDM Plan: A separate TDM Plan has been submitted. Parking Pricing, Parking Requirements, and Creative Parking Approaches (CAP Measure 7): Implement parking reduction strategies including, but not limited to, parking lifts, shared parking, and unbundling of parking costs. Required Measure Does the project meet the parking requirements in the zoning code or TDM plan as applicable?  Yes  No  NA Describe any parking reduction strategies used in the project: VOLUNTARY MEASURES Peninsula Clean Energy ECO100 (CAP Measure 13): Increase enrollment in PCE’s standard option, ECOplus, for 100% GHG free energy; or PCE’s premium option, ECO100 for 100% renewable energy. https://www.peninsulacleanenergy.com/opt-up/ Voluntary Measure Will the project enroll in PCE?  Yes  No Which PCE option, ECOplus or ECO100? X Access to C/CAG shuttle Caltrain - Burlingame and Millbrae Stations BART - Millbrae Station SMTA bus line Transportation coordinator by tenants Bike storage, showers and lockers. X X Option TBD. 4 Complete Streets (CAP Measure 3): Develop a network of complete streets that support pedestrian and bicycle accessibility. Voluntary Measure Does the project include on-site pedestrian, transit, or cycling improvements, such as enclosed bike storage or employee showers?  Yes  No  NA What is the project’s walkscore (www.walkscore.com)? Describe any pedestrian/bicycle friendly measures used in the project: Burlingame Shuttle Service (CAP Measure 8): Increase awareness and use of local shuttles. Burlingame shuttle map: https://www.burlingame.org/departments/sustainability/ shuttles.php Voluntary Measure Is the project located near a shuttle station?  Yes  No How will shuttle information be distributed to occupants? Water Conservation for New Residential Developments (CAP Measure 17): Implement water conservation elements beyond CALGreen requirements, such as efficient landscaping and Energy Star rated appliances. Water Conservation Resources, https://www.burlingame.org/departments/public_works /water_conservation/index.php Voluntary Measure Does the project use Energy Star® rated dishwashers and clothes washers or go beyond CALGreen?  Yes  No  NA Describe any water conservation elements in the project: Construction Best Management Practices (CAP Measure 10): Require projects to implement the Air District’s Best Practices for Construction; and use electrically-powered construction equipment as available and feasible. Voluntary Measure Will the project use any electric off-road construction equipment?  Yes  No If yes, describe what electric construction equipment will be used: X 42 Long and short term bike storage provided along with showers and lockers. Access to Bay trail with site amenities such as seating, landscaping and shade. X To be provided by tenant's transportation coordinator. X Drought tolerant landscaping and low-water irrigation systems as required. X Lifts, small vehicles where available. 5 Increase the Public Tree Population (CAP Measure 20): Increase the number of trees in Burlingame. Voluntary Measure Will the project be adding new trees?  Yes  No  NA How many trees will be planted in the public right-of-way (like sidewalks)? How many trees will be planted on private property? X Trees in public ROW Street tree quantities and types along Old Bayshore Highway shall be in accordance with the City’s final proposed corridor improvements. Approximately 11 new street trees are proposed along the Mahler Street frontage. All proposed trees will be installed at a 36” box size. Trees on private property The proposed plan includes approximately 20 new on-site trees that will expand and diversify the City of Burlingame’s Urban Forest. 1499 Bayshore Highway 500’ noticing APN: 026-322-150 PROJECT SITEPROJECT SITE PROJECT SITEPROJECT SITE 1499 BAYSHORE GRAPHIC SCALE 0 2020 40 EXISTING PLAN 1499 BAYSHORE GRAPHIC SCALE 0 2020 40 SITE PLAN 1499 BAYSHORE GRAPHIC SCALE 0 2020 40 1. THE PROPOSED PROJECT WILL BE A "REGULATED" PROJECT AND WILL BE SUBJECT TO THE SAN MATEO COUNTYWIDE POLLUTION PREVISION PROGRAM. 2. STORMWATER TREATMENT SIZING BASED ON THE FOLLOWING: 2.1.BIORETENTION AREA / FLOWTHROUGH PLANTER 4.0% RULE 2.2.SELF-RETAINING AREAS 2.2.1.LANDSCAPING - 2:1 RATIO (IMERV : PERV) 2.2.2.PERMEABLE PAVING - WATER QUALITY VOLUME 3. STORMWATER MANAGEMENT NOTES: SCALE: 1" = 20'-0"1 SITE PLAN - LEVEL 1 STORMWATER 1499 BAYSHORE GRAPHIC SCALE 0 2020 40 1. FIRE APPARATUS ACCESS ROADS SHALL BE DESIGNED TO ACCOMMODATE CCFD LADDER TRUCK TURNING SPECIFICATIONS. 2. 1.FIRE APPARATUS ACCESS ROADS SHALL BE DESIGNED TO SUPPORT 65,000 LBS VEHILCLE LOAD. 3. FIRE APPARATUS ACCESS ROAD MINIMUM CLEARANCES ARE AS FOLLOWS: 3.1.WIDTH = 20' 3.2.HEIGHT = 13.5' 4. FIRE APPARATUS ACCESS ROAD SLOPES SHALL NOT EXCEED 16% EXCEPT THE FIRST AND LAST 15' SLOPE TRANSITION IS 5% MAXIMUM. 5. DEAD END FIRE APPARATUS ACCESS ROADS GREATER THAN 150' WILL REQUIRE AN APPROVED TURN-A-ROUND. 6. REQUIRED FIRE FLOW CALCULATED PER CFC APPENDIX B WITH ALLOWED REDUCTION OF 75%. 7. FIRE HYDRANT SPACING REQUIREMENT PER CFC APPENDIX C. FIRE HYDRANT SPACING BASED ON REQUIRED FIRE FLOW WITH NO FLOW REDUCTION. 8. PROVIDE KNOX BOX AT MAIN GATE AND KNOX SWITCH FOR ROLLING GATE FIRE ACCESS NOTES: FIRE ACCESS SCALE: 1" = 20'-0"1 SITE PLAN - LEVEL 1 CONSTRUCTION TYPE: 1A AREA OF THREE LARGEST FLOORS: 116,472 SF BASE REQ'D FIRE FLOW: 3,750 GPM FOR 3 HOURS PER CFC APPENDIX B ALLOWABLE REDUCTION IN FIRE FLOW FOR FULLY SPRINKLERED BUILDINGS: 75% = 2,812 GPM REDUCTION MIN FLOW = 1,000 GPM FOR 2 HOURS NUMBER OF HYDRANTS (BASED ON FULL FLOW REQUIREMENT) : 4 TOTAL BUILDING FIRE FLOW CALCULATION: 1499 BAYSHORE GRAPHIC SCALE 0 2020 40 1. ANALYSIS OF THE FIRE APPARATUS SHOWN WAS DEVELOPED BY BKF ENGINEERS USING AUTOTURN V11 SOFTWARE. 2. THE ANALYSIS IS BASED ON THE DESIGN VEHICLE AS INDICATED. FIRE ACCESS NOTES: FIRE ACCESS-BURLINGAME 41' FIRE TRUCK SCALE: 1" = 20'-0"1 SITE PLAN - LEVEL 1 LEGEND PROPERTY LINE DIRECTION OF TRAVEL REAR TIRE EXTERIOR LIMIT FRONT TIRE EXTERIOR LIMIT VEHICLE BODY TURNING ENVELOPE DETAIL 1 - PASSENGER VEHICLE MOVEMENTS 1499 BAYSHORE VEHICLE TURNING - PASSENGER CAR LEGEND PROPERTY LINE DIRECTION OF TRAVEL REAR TIRE EXTERIOR LIMIT FRONT TIRE EXTERIOR LIMIT VEHICLE BODY TURNING ENVELOPE NOTES: 1. ANALYSIS OF THE VEHICLE TURNING MOVEMENTS SHOWN WAS DEVELOPED BY BKF ENGINEERS USING AUTOTURN V11 SOFTWARE. 2. THE ANALYSIS IS BASED ON THE DESIGN VEHICLES AS INDICATED. GRAPHIC SCALE 0 2020 40 1499 BAYSHORE DETAIL 1 - PASSENGER VEHICLE MOVEMENTS VEHICLE TURNING - PASSENGER CAR LEGEND PROPERTY LINE DIRECTION OF TRAVEL REAR TIRE EXTERIOR LIMIT FRONT TIRE EXTERIOR LIMIT VEHICLE BODY TURNING ENVELOPE NOTES: 1. ANALYSIS OF THE VEHICLE TURNING MOVEMENTS SHOWN WAS DEVELOPED BY BKF ENGINEERS USING AUTOTURN V11 SOFTWARE. 2. THE ANALYSIS IS BASED ON THE DESIGN VEHICLES AS INDICATED. GRAPHIC SCALE 0 2020 40 1499 BAYSHORE GRAPHIC SCALE 0 2020 40 DETAIL 1 - SU-30 DROP-OFF VEHICLE TURNING - 30' TRUCK (SHUTTLE) LEGEND PROPERTY LINE DIRECTION OF TRAVEL REAR TIRE EXTERIOR LIMIT FRONT TIRE EXTERIOR LIMIT VEHICLE BODY TURNING ENVELOPE NOTES: 1. ANALYSIS OF THE VEHICLE TURNING MOVEMENTS SHOWN WAS DEVELOPED BY BKF ENGINEERS USING AUTOTURN V11 SOFTWARE. 2. THE ANALYSIS IS BASED ON THE DESIGN VEHICLES AS INDICATED. 1499 BAYSHORE DETAIL 1 - WB-40 LOADING DOCK MOVEMENT (ENTER/REVERSE) VEHICLE TURNING - WB 40 SEMI TRUCK LEGEND PROPERTY LINE DIRECTION OF TRAVEL REAR TIRE EXTERIOR LIMIT FRONT TIRE EXTERIOR LIMIT VEHICLE BODY TURNING ENVELOPE NOTES: 1. ANALYSIS OF THE VEHICLE TURNING MOVEMENTS SHOWN WAS DEVELOPED BY BKF ENGINEERS USING AUTOTURN V11 SOFTWARE. 2. THE ANALYSIS IS BASED ON THE DESIGN VEHICLES AS INDICATED. GRAPHIC SCALE 0 2020 40 1499 BAYSHORE DETAIL 1 - WB-40 LOADING DOCK MOVEMENT (EXIT) VEHICLE TURNING - WB 40 SEMI TRUCK LEGEND PROPERTY LINE DIRECTION OF TRAVEL REAR TIRE EXTERIOR LIMIT FRONT TIRE EXTERIOR LIMIT VEHICLE BODY TURNING ENVELOPE NOTES: 1. ANALYSIS OF THE VEHICLE TURNING MOVEMENTS SHOWN WAS DEVELOPED BY BKF ENGINEERS USING AUTOTURN V11 SOFTWARE. 2. THE ANALYSIS IS BASED ON THE DESIGN VEHICLES AS INDICATED. GRAPHIC SCALE 0 2020 40 NOTES: 1. ANALYSIS OF THE EXISTING STREET PARKING IS BASED ON CURRENT COLORED CURBS. 2. ANALYSIS OF PROPOSED STREET PARKING IS BASED ON PROPOSED FRONTAGE IMPROVEMENTS AND VEHICLE TURNING INTO AND OUT OF THE PROPOSED DEVELOPMENT AND THE FOLLOWING ASSUMPTIONS: 2.1.PARALLEL PARKING LANES ARE 8.0' WIDE GRAPHIC SCALE 0 2020 40 EXISTING STREET PARKING PROPOSED STREET PARKING 1499 BAYSHORE STREET PARKING PLAN NOTES: 1. ANALYSIS OF THE EXISTING STREET PARKING IS BASED ON CURRENT COLORED CURBS. 2. ANALYSIS OF PROPOSED STREET PARKING IS BASED ON PROPOSED FRONTAGE IMPROVEMENTS AND VEHICLE TURNING INTO AND OUT OF THE PROPOSED DEVELOPMENT AND THE FOLLOWING ASSUMPTIONS: 2.1.PARALLEL PARKING LANES ARE 8.0' WIDE GRAPHIC SCALE 0 2020 40 1499 BAYSHORE STREET PARKING PLAN EXISTING STREET PARKING PROPOSED STREET PARKING 1499 BAYSHOREGENERAL NOTES & SHEET INDEXADRAREA DRAINAFFABOVE FINISH FLOORAFSABOVE FINISH SURFACEBCBOTTOM OF CURBBFFBELOW FINISH FLOORBRBOTTOM OF RAMPBSBOTTOM OF STAIRBSWBOTTOM SLOPED WALKBWBOTTOM OF WALLCBCATCH BASINCOCLEANOUTFDFLOOR DRAINFFEFINISH FLOOR ELEVATIONFGFINISH GRADEFLFLOW LINEFSFINISH SURFACEGBGRADE BREAKGRDGRADEHPHIGH POINTINV EL INVERT ELEVATIONLPLOW POINTMHWMEAN HIGH WATERMLWMEAN LOW WATERRDROOF DRAINSLDRSLOT DRAINSTDSTORM DRAINSTLTOP OF STEELSUBDR SUBDRAINTOTOP OFTCTOP OF CURBTC(E)TOP OF CURB - EXISTINGTDRTRENCH DRAINTFTOP OF FOOTINGTOCTOP OF CONCRETETOETOE OF SLOPETOGTOP OF GRATINGTOSSTOP OF STRUCTURAL SLABTRTOP OF RAMPTSTOP OF STAIRTSWTOP OF SLOPED WALKTWTOP OF WALLUDUNDERDRAINWLWATER LINEWSWATER SURFACECJ CONSTRUCTION JOINTCOL COLUMNCONC CONCRETECUP CONCRETE UNIT PAVERDF DRINKING FOUNTAINDG DECOMPOSED GRANITEEJEXPANSION JOINTFH FIRE HYDRANTFTG FOOTINGGR GUARDRAILGYP GYPSUMLTG LIGHTINGPT PRESSURE TREATEDPTD PAINTEDSTL STEELWD WOODARCH ARCHITECTURALDEMO DEMOLITIONELEC ELECTRICALENGR ENGINEERLA LANDSCAPE ARCHITECTSAD SEE ARCHITECTURAL DRAWINGSSCD SEE CIVIL DRAWINGSSED SEE ELECTRICAL DRAWINGSSIDD SEE INTERIOR DESIGN DRAWINGSSPD SEE PLUMBING DRAWINGSSPLD SEE POOL DRAWINGSSSD SEE STRUCTURAL DRAWINGSMATERIALS / PRODUCTS /FINISHESGENERAL ABBREVIATIONSCONSULTANT REFERENCESGENERAL SYMBOLSLEADERLARGE SCALE PLAN ORENLARGED SECTIONALDETAILDETAIL CALLOUTSECTION REFERENCEPROPERTY LINE (PL)CENTER LINESECTION LIMITNORTH ARROWKEY NOTELC11REVISION TAGREVISION RECORDUNDERGROUNDCONSTRAINTSLIMIT OF WORK (LOW)#, NONUMBER&AND@ATBLDG BUILDINGBC BOTTOM OF CURBCL CENTERLINECLR CLEARCONT CONTINUOUSDIA DIAMETERDIM DIMENSIONDN DOWNDWG(S) DRAWING(S)(E)EXISTINGEA EACHELEV ELEVATIONEQ EQUALEQUIP EQUIPMENTEW EACH WAYEXIST, (E)EXISTINGFV FIELD VERIFY W/ LAHT HEIGHTIN INCHIRR, IRRIGIRRIGATIONJB JUNCTION BOXMAINT MAINTENANCEMAX MAXIMUMMIN MINIMUMML MATCHLINEN/A NOT APPLICABLENIC NOT IN CONTRACTNTS NOT TO SCALEOC ON CENTERPA PLANTING AREAPL PROPERTY LINEPOB POINT OF BEGINNINGPOC POINT OF CONNECTIONQTY QUANTITYRRADIUS, RISERRD ROADREF REFERENCEREM REMOVABLEREQ'D REQUIREDRM ROOMROW RIGHT OF WAYSECT SECTIONSFSQUARE FOOTSIM SIMILARSQ SQUAREST STREETSTA STATIONSYM SYMMETRICALTHK THICKTYP TYPICALUON UNLESS OTHERWISE NOTEDVAR VARIESVIF VERIFY IN FIELDWL WATER LINEGRADING ABBREVIATIONS-LIMIT OF WORKLC - - - - - - - - - - - - -- - - - - - - - - GENERAL NOTES1. NOTES BELOW ARE NOT INTENDED TO REPLACE SPECIFICATIONS. SEESPECIFICATIONS FOR REQUIREMENTS IN ADDITION TO GENERAL NOTES.2. REFER TO ARCHITECTURAL, CIVIL AND OTHER CONSULTANTS DRAWINGSFOR ADDITIONAL INFORMATION.3. PRIOR TO BEGINNING CONSTRUCTION, CONTRACTOR TO CHECK THEDRAWINGS AGAINST THE SITE OF THE WORK AND NOTIFY THE OWNER INWRITING OF ANY DISCREPANCIES IN DIMENSIONS, SITE CONDITIONS, OROTHER CONDITIONS. THE CONTRACTOR SHALL NOT BEGIN CONSTRUCTIONIN ANY SUCH AFFECTED AREA UNTIL THE DISCREPANCY HAS BEENRESOLVED BY THE OWNER.4. REPORT ANY DISCREPANCIES IN DRAWINGS AND/OR SPECIFICATIONS TOTHE OWNER FOR CLARIFICATIONS OR ADJUSTMENTS BEFORECOMMENCING WORK.5. CONTRACTORS AND SUB-CONTRACTORS ARE RESPONSIBLE FORREVIEWING ALL DRAWINGS AND ALL SECTIONS OF THE SPECIFICATIONSFOR COORDINATION OF THEIR WORK. ANY DISCREPANCIES IN THEIRRESPECTIVE TRADES ARE TO BE REPORTED TO THE OWNER'SREPRESENTATIVE BEFORE FINALIZING THEIR BIDS, AND COMMENCINGWORK.6. THE CONTRACTOR SHALL COOPERATE WITH OTHER CONTRACTORS THATWILL BE WORKING WITHIN OR ADJACENT TO THE PROJECT SITE. OTHERCONTRACTS THAT ARE EXPECTED TO BE ACTIVE DURING THIS WORK ARE:1) UTILITY CONSTRUCTION;2) SUBSURFACE GRADING, DRAINAGE AND UTILITIES; 3) BUILDINGFOUNDATION WORK; 4) OTHER CONTRACTS STARTED PRIOR TO THISCONTRACT; 5) ADDITIONAL CONTRACTS THAT MAY COMMENCE BEFORECOMPLETION OF THIS CONTRACT.7. CONTRACTOR TO BE RESPONSIBLE FOR THE COORDINATION WITH ALLLOCAL UTILITY COMPANIES. THE CONTRACTOR IS REQUIRED TO NOTIFYTHE LOCAL UTILITY COMPANY 48 HOURS PRIOR TO DIGGING IN ORDER THATUNDERGROUND UTILITIES IN THE AREA CAN BE LOCATED.8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEAN-UP OF ANYMATERIALS DEPOSITED OUTSIDE THE WORK AREA. EXISTINGCONSTRUCTION DRAINAGE SYSTEM AND EROSION CONTROL TO BEMAINTAINED, MODIFIED, AND/OR REMOVED AS NOTED ON CIVILENGINEERING PLANS.9. THE CONTRACTOR SHALL ABIDE BY ALL APPLICABLE FEDERAL, STATE ANDLOCAL ENVIRONMENTAL PROTECTION STANDARDS, LAWS ANDREGULATIONS.10. CONTRACTOR TO SCHEDULE WORK IN ACCORDANCE WITH ALL APPLICABLEFEDERAL, STATE AND LOCAL ENVIRONMENTAL PROTECTION STANDARDS,LAWS AND REGULATIONS.11. DO NOT SCALE DRAWINGS.OTHER NOTES1. FOR ADDITIONAL NOTES PERTAINING TO ARCHITECTURE, CIVILENGINEERING, MARINE ENGINEERING, MEP ENGINEERING, LIGHTINGAND SIGNAGE, REFER TO DOCUMENTS OF RESPECTIVEDISCIPLINES AND OTHER NOTES WITHIN THIS PACKAGE.2. THE REPRODUCTIVE USE OF THE CONTRACT DOCUMENTS ORELECTRONIC FILES AS SHOP DRAWING DOCUMENTS BY THECONTRACTOR IS AT THEIR OWN RISK. THE DESIGN TEAM ASSUMESNO LIABILITY AS A RESULT OF THE REPRODUCTIVE USE OF THECONTRACT DOCUMENTS FOR SHOP DRAWINGS.NEW CONSTRUCTION LAYOUT NOTES1. CONTRACTOR TO VERIFY ALL EXISTING CONDITIONS, LAYOUTCOORDINATES, AND WORK FROM PREVIOUS AND ONGOING CONTRACTS INTHE FIELD. REPORT ANY DISCREPANCIES IMMEDIATELY TO THE OWNER'SREPRESENTATIVE FOR DIRECTION PRIOR TO COMMENCINGCONSTRUCTION.2. GENERAL CONTRACTOR IS TO COORDINATE ALL LAYOUT, STAKING, ANDGRADING CONTROLS AMONG ALL TRADES; SPECIFICALLY BUT NOT LIMITEDTO CONCRETE PAVING, CONCRETE WALL CONSTRUCTION, UNDERGROUNDUTILITIES, UNIT PAVING AND PLANTING.3. ALL LAYOUT COMPONENTS TO BE STAKED OUT IN THE FIELD BY THECONTRACTOR PER BASELINES CREATED BY CONNECTING INDICATEDCOORDINATE POINTS OR OFFSETTING FROM BASELINES. OBTAIN OWNER'SREPRESENTATIVE APPROVAL IN THE FIELD OF LAYOUT WITH BASELINESINDICATED BEFORE STARTING CONSTRUCTION.4. ANY CHANGES PROPOSED TO LAYOUT OF COORDINATE POINTS ORDIMENSIONS ON THIS DRAWING MUST BE APPROVED BY THE OWNER INWRITING PRIOR TO CONSTRUCTION.5. ALL SITE DIMENSIONS ARE GIVEN FROM DEFINED COORDINATE POINTS,BASELINES CREATED BY CONNECTING COORDINATE POINTS, AND/OR TOTHE FRONT FACES OF WALLS AND STRUCTURES, UNLESS OTHERWISENOTED. TAKE DIMENSIONS FROM COORDINATE POINTS, BASELINES, FRONTOF CURB, FACE OF WALL, FACE OF HEADER, EDGE OF PAVING ORCENTERLINE OF COLUMNS UNLESS OTHERWISE NOTED.6. ALL ANGLES ARE ASSUMED TO BE 90 DEGREES UNLESS OTHERWISE NOTEDOR AS INDICATED PER LAYOUT STAKING ITEM 3 ABOVE.7. REFER TO LAYOUT AND MATERIAL PLAN(S) FOR ALL PAVING JOINTLOCATIONS UNLESS OTHERWISE NOTED; CONTRACTOR TO SUBMIT SHOPDRAWINGS, VERIFYING LAYOUT PRIOR TO INSTALLATION.8. DRAIN COORDINATES ARE TO CENTER LINE OF DRAIN, OR WHEN NOTPROVIDED, DRAINS ALIGN WITH ADJACENT PAVING WHEN PAVING ISNEARBY, OR DRAINS ALIGN WITH SHARP TOE OF SLOPE WHEN LOCATED ATTHE INTERSECTION OF TWO OR MORE SLOPES.9. ALL VALVE BOXES TO BE LINED UP AND SET PARALLEL TO ADJACENTHARDSCAPE, UNDER DRAINAGE, UNLESS OTHERWISE NOTED.NEW CONSTRUCTION PLANTING NOTES1. CONTRACTOR SHALL SUPPLY ALL PLANT MATERIAL IN QUANTITIESSUFFICIENT TO COMPLETE THE PLANTING SHOWN ON ALL DRAWINGS.2. ALL PLANT MATERIAL SHALL CONFORM TO THE GUIDELINES ESTABLISHEDBY "THE AMERICAN STANDARD FOR NURSERY STOCK", PUBLISHED BY THEAMERICAN ASSOCIATION OF NURSERYMEN, LATEST EDITION.3. WRITTEN APPROVAL IS TO BE RECEIVED FROM OWNER FOR PLANTSUBSTITUTIONS.4. ALL PLANTS SHALL BE APPROVED BY OWNER PRIOR TO THEIRINSTALLATION AT THE SITE.5. FOR PLANTING LAYOUT DIMENSIONS AND DETAIL REFERENCES SEEPLANTING AREA PLANS, DETAIL PLANS AND DETAILS.6. NO TREES SHALL BE PLANTED LESS THAN 2 FEET FROM WALKS, CURBS, OROTHER STRUCTURES. WHERE TREES ARE LOCATED WITHIN 5 FEET OFPAVING OR STRUCTURES, ROOT CONTROL BARRIER SHALL BE INSTALLED.7. CONTRACTOR SHALL LOCATE AND VERIFY UTILITY AND UTILITY LINELOCATIONS PRIOR TO STAKING PLANTS AND REPORT ANY CONFLICT TOOWNER PRIOR TO COMMENCING WORK.8. CONTRACTOR SHALL STAKE ALL PLANT LOCATIONS IN THE FIELD, ANDOBTAIN APPROVAL OF OWNER BEFORE STARTING PLANT INSTALLATION.9. CONTRACTOR TO COORDINATE PLANT LAYOUT WITH IRRIGATIONEQUIPMENT LAYOUT. PLANT LAYOUT TAKES PRECEDENCE OVERIRRIGATION EQUIPMENT LAYOUT.10. ALL TREES SHALL BE STAKED ACCORDING TO DETAIL PROVIDED UNLESSOTHERWISE NOTED.11. REFER TO PLANTING SPECIFICATION FOR CONDITIONS OF TREESUBDRAINAGE INSTALLATION AND TESTING PROCEDURE.12. REFER TO CIVIL DRAWINGS FOR LOCATION AND INSTALLATION OFSUBSURFACE DRAINAGE.SHEET INDEXNO. SHEET SHEET NAMEGENERAL NOTES1L001GENERAL NOTES & SHEET INDEXSCHEDULES & REFERENCE PLANSMATERIAL & FURNISHING PALETTE3L002CONTEXT PLAN4L0036L01079PLANSL101LAYOUT & MATERIAL PLAN1213L301GRADING & DRAINAGE PLANL401FURNISHING & LIGHTING PLANL601PLANTING PLAN10SECTION - MILLS CREEK AT PLAZA2118PLANTING PALETTEL012TREE PROTECTION & REMOVAL PLANL701SECTION - MILLS CREEK AT GARAGESECTION - OLD BAYSHORE HIGHWAY INTERIM CONDITIONSECTION - DROP-OFF AT MAHLER ROADSITE SECTIONSL702L703L704L70514155 L011ILLUSTRATIVE PLANILLUSTRATIVE VIEWSL80116SECTION - OLD BAYSHORE HIGHWAY FUTURE ROW IMPROVEMENTS05/10/23 1499 BAYSHOREMATERIAL & FURNISHING PALETTE05/10/23 1499 BAYSHOREPLANTING PALETTE05/10/23 1499 BAYSHORE0 20 4080CONTEXT PLAN05/10/231"=40'-0"0 20 4080SCALE: 1499 BAYSHORE0 10 2040ILLUSTRATIVE PLAN05/10/231" = 20'-0"0 10 2040SCALE: EDEDED LOADING DOCKCAFELOBBYLOBBYGARAGEFIREPUMPELECOFFICEBLG. FIREPUMPRM.UNDERGROUNDBLG. FIRE TANKFCCMAHLER ROADGARAGEENTRANCESHOREBIRDSANCTUARYLOBBYLOBBYCAFEGARAGEGENERATORSRESTORATIVEGARDENPLATFORMISLANDPUBLICPLAZAPUBLIC TRAILOVERLOOKSERVICE /FIRE ACCESSGRANDSTAIRBAY T R A I LTRAIL BRIDGEOVERLOOKMILLS CREEK CHANNELTOP OF BANK100' SHORELINE BANDLOADINGDOCKOL D B A Y S H O R E H I G H W A Y PLPL PROPERTY LINE BIKEBUI L D I N G A B O V E LOBBYPLAZADROP-OFFART WALL TOP OF BANKBOTTOM OF SLOPEBOTTOM OF SLOPE1499 BAYSHORE0 10 2040TREE PROTECTION & REMOVAL PLAN1. TREE SPECIES AND SIZE INFORMATION IS PROVIDED BYARBORIST REPORT, ISSUED BY HORTSCIENCE | BARTLETTCONSULTING SEPTEMBER 20, 2022.2. PROTECTED TREE STATUS IS IN ACCORDANCE WITHBURLINGAME MUNICIPAL CODE 11.06.020.3. TREES SHALL BE REPLACED IN ACCORDANCE WITHBURLINGAME MUNICIPAL CODE 11.06.090.4. TREE REMOVAL PLAN IS PRELIMINARY AND WILL BEUPDATED PER FINAL DESIGN AND GRADING.5. SHORELINE FILL FOR FLOOD PROTECTION AT MILLSCREEK IS REQUIRED BY THE CITY AND BCDC TO PROVIDERESILIENCY AGAINST SEA LEVEL RISE RELATEDFLOODING. THE FILLING OF THE SITE TO AMINIMUM 13’ ELEVATION WILL RESULT IN REMOVAL OFTREES ALONG THE SHORELINE.6. ALL STREET TREES WILL BE 36” BOX. ALL SITE TREES WILLBE 24"-36" BOX.KEYPROPOSED TREEEXISTING ON-SITE PROTECTED TREETO BE REMOVEDSHEET NOTESEXISTING ON-SITE UNPROTECTED TREETO BE REMOVEDEXISTING TREESEXISTING ON-SITE TREESEXISTING OFF-SITE TREES145PROTECTED TREES TO BE REMOVEDUNPROTECTED TREES TO BE REMOVED410PROPOSED NEW TREES: 24"-36" BOX35EXISTING OFF-SITE TREETO BE REMOVEDTOTAL EXISTING TREES19TREE REMOVAL AND REPLACEMENT* INCLUDING 4 PROTECTED TREESEXISTING TREE TO REMAINFILL IS REQUIRED ACROSS THE SITE(OUTSIDE THE CREEK CHANNEL) TOPROVIDE SEA LEVEL RISE RESILIENCYAND PREVENT FLOODING. A RANGE OF3' TO 6' OF FILL WILL BE ADDED TO THESITE, RESULTING IN TREE REMOVAL.OLD BAYSHORE HIGHWAY TREEQUANTITY AND LOCATIONS PER CITY(NOT INCLUDED IN TREE COUNT)ARBORIST TO REVIEW POTENTIALRETENTION OF EXISTING TREESBETWEEN PROPERTY LINE AND TOP OFBANK RELATIVE TO REQUIREDSHORELINE EMBANKEMENT05/10/231" = 20'-0"0 10 2040SCALE: EDEDED LOADING DOCKCAFELOBBYLOBBYGARAGEFIREPUMPELECOFFICEBLG. FIREPUMPRM.UNDERGROUNDBLG. FIRE TANKFCC1499 BAYSHORE0 10 2040CAST IN PLACE CONCRETEINTEGRAL COLORMATERIAL LEGENDSYMBOLITEM DESCRIPTIONCONCRETE UNIT PAVERS,PEDESTRIAN1. SEE CIVIL DRAWINGS FOR SITE DEMO PLAN & OVERALL LIMITOF WORK.2. SEE SHEET L001 FOR GENERAL NOTES, INDEX,ABBREVIATIONS AND SYMBOLS.3. SEE SHEET L002 FOR MATERIAL AND FURNISHING PALETTE.4. ALL ANGLES ARE ASSUMED TO BE 90 DEGREES UNLESSOTHERWISE NOTED.5. ALL DIMENSIONS ARE TO FACE OF FINISH.6. LANDSCAPE LIMIT OF WORK AT STREETSCAPE SHALL BEFROM BACK OF CURB TO BUILDING FACE.7. ALIGN ALL UTILITY BOXES WITH CONTROL AND EXPANSIONJOINTS.8. SEE CIVIL DRAWINGS FOR LAYOUT OF ROADS, PARKINGAREAS, CURBS, AND CURB RAMPS.9. ALL VALVE OR UTILITY BOXES TO ALIGN AND BE PARALLEL TOADJACENT PAVING EDGE. CONTRACTOR TO SUBMIT UTILITYBOX LAYOUT PLAN FOR LANDSCAPE ARCHITECT REVIEW ANDAPPROVAL PRIOR TO INSTALLATION. LAYOUT OF UTILITYBOXES IN SIDEWALKS TO AVOID CONFLICT WITH EXPANSIONAND CONTROL JOINTS.10. LANDSCAPE DRAWINGS SHOW APPROXIMATE FUTURE CURBALIGNMENT PER CITY'S FUTURE OLD BAYSHORE HIGHWAYIMPROVEMENTS.11. ALL EXPOSED WOOD (INCLUDING BUT NOT LIMITED TO WOODPLATFORMS, HANDRAILS, AND CLADDING FOR LANDSCAPEELEMENTS) TO BE FSC CERTIFIED, RECLAIMED, ACETYLATED,OR POLYMERIZED. DOMESTICALLY SOURCED WOOD SPECIESARE PREFERRED. ALL WOOD TO HAVE A JANKA HARDNESSRATING OF AT LEAST 1300 LBF. NO TROPICAL HARDWOOD TOBE SPECIFIED.12. ALL MATERIALS USED IN FIRE LANE CAPABLE OF SUPPORTING65,000 LBS AND COMPLYING WITH CFC 503.2.3LAYOUT & MATERIAL NOTESCAST IN PLACE CONCRETE,VEHICULARSUPPORTING 65.000 LBS AND COMPLYINGWITH CFC 503.2.3, PER CIVILTRUNCATED DOMEPAVERS, PER CIVILPERVIOUS VEHICULAR PAVING, TBDSUPPORTING 65.000 LBS ANDCOMPLYING WITH CFC 503.2.3, PER CIVILPRECAST CONCRETELOBBY PLAZA EXTERIOR PAVING,SIM INTERIORGRAVELPROPERTY LINE (PL)ALIGNCENTER LINELAYOUT LEGENDPLPAPLANTING AREASYMBOLITEM / DESCRIPTIONCL WOODCONCRETE UNIT PAVERS,VEHICULARSUPPORTING 65.000 LBS AND COMPLYINGWITH CFC 503.2.3, PER CIVIL20' MIN FIRE LANE EXTENTWOOD DECKING,PEDESTRIAN27'-8"6'6'18'-4"45'5'-6"60'-6"18'-8"14'6' 5'-6"LAYOUT & MATERIAL PLANMAHLER ROADGARAGEENTRANCESHOREBIRDSANCTUARYLOBBYLOBBYCAFEGARAGEGENERATORSRESTORATIVEGARDENPLATFORMISLANDPUBLICPLAZAPUBLIC TRAILOVERLOOKSERVICE /FIRE ACCESSGRANDSTAIRBAY T R A I LTRAIL BRIDGEOVERLOOKMILLS CREEK CHANNELTOP OF BANK100' SHORELINE BANDLOADINGDOCKBMPPAPAPAPAPAPAPAPAPAPAPAPABMPBMPBMP BMPPAPAPA PA BMPOL D B A Y S H O R E H I G H W A Y PLPL PROPERTY LINE BIKEBMPBMPPABMP BUI L D I N G A B O V E PAPAPAPAPAPALOBBYPLAZADROP-OFFART WALL PAPAPAPATOP OF BANKBOTTOM OF SLOPEBOTTOM OF SLOPE12'15'-6"121'-4"23'-8"97'-8"13'90'-6"10'-6 " 20'20'-2"59'-10"95'-6"18"-HIGHCONCRETE CURB9'-6"8'-6"7'-6"RETAINING WALLW/GUARDRAIL, SCDGARAGEPEDESTRIANENTRANCEGARAGEPEDESTRIANENTRANCEFUTURE CURBALIGNMENT, PER CITYOBH IMPROVEMENTS18'-4"50'BL702AL701C/DL703/04EL7058'5'5'FLUSH MATERIALTRANSITION20' MIN FIRE LANEBOUNDARY05/10/231" = 20'-0"0 10 2040SCALE: EDEDED LOADING DOCKCAFELOBBYLOBBYGARAGEFIREPUMPELECOFFICEBLG. FIREPUMPRM.UNDERGROUNDBLG. FIRE TANKFCC1499 BAYSHORE0 10 2040MAHLER ROADGARAGEENTRANCESHOREBIRDSANCTUARYLOBBYLOBBYCAFEGARAGEGENERATORSRESTORATIVEGARDENPLATFORMISLANDPUBLICPLAZAPUBLIC TRAILOVERLOOKSERVICE /FIRE ACCESSGRANDSTAIRBAY T R A I LTRAIL BRIDGEOVERLOOKMILLS CREEK CHANNELTOP OF BANK100' SHORELINE BANDLOADINGDOCKBMPPAPAPAPAPAPAPAPAPAPAPAPABMPBMPBMP BMPPAPAPA PA BMPOL D B A Y S H O R E H I G H W A Y PLPL PROPERTY LINE BIKEBMPBMPPABMP BUI L D I N G A B O V E PAPAPAPAPAPALOBBYPLAZADROP-OFFART WALL PAPAPAPATOP OF BANKBOTTOM OF SLOPEBOTTOM OF SLOPEFRENCH DRAINDRAINAGE LEGENDREF1. LANDSCAPE IRRIGATION AND ALL WALLS, CRIBBING,DRAINAGE STRUCTURES, PLANTING SLOPES AND OTHERPROTECTIVE DEVICES SHALL BE MAINTAINED BY THE OWNERIN GOOD CONDITION AND REPAIR AT ALL TIMES, PERBURLINGAME ZONING ORDINANCE 25.36.050.2. SEE SHEET L001 FOR GENERAL NOTES, INDEX,ABBREVIATIONS AND SYMBOLS.3. CONTRACTOR TO FIELD VERIFY ALL EXISTING GRADES ANDREPORT ANY DISCREPANCIES IMMEDIATELY TO THE OWNERBEFORE PROCEEDING WITH WORK.4. GRADE SURFACE TO ENSURE POSITIVE DRAINAGE FROM ALLSTRUCTURES. FINISHED ELEVATION OF PAVING AT BUILDINGENTRIES MAY NOT BE LOWER THAN 1/4” BELOW FFE. FORGRADES OF BUILDING FFE AND PODIUM ELEVATIONSSAD/SSD.5. CROSS PITCH OF PEDESTRIAN PAVING MAY NOT EXCEED 2%.6. DECKS, TERRACES, SEATING PLATFORMS, AND OPEN JOINTSURFACES TO BE INSTALLED LEVEL (NO SLOPE) UON.7. PITCH EVENLY BETWEEN ALL SPOT GRADES AND CONTOURLINES UON. GRADE SURFACES TO PREVENT PONDING ORSURFACE DRAINAGE.8. TOP OF WALL PROFILES ARE TO BE LEVEL UON.9. HOLD DOWN FINISH GRADE OF PLANTING AREA PLANTINGSOIL TO ACCOMMODATE FLUSH CONDITION BETWEEN TOP OFMULCH AND ADJACENT PAVING UON.10. TREE PIT LOCATIONS TO BE 8' X 8' SQUARE WITH A MINIMUMOF 48" SOIL DEPTH.GRADING & DRAINAGE NOTESGRADING LEGENDSYMBOLITEM / DESCRIPTIONSPOT ELEVATIONGRADE BREAKGBACRONYMNSABBREVFINISH SURFACEFSBOTTOM OF STAIRBSFINISH FLOOR ELEVATIONFFETOP OF CURBTCTOP OF SLOPED WALKTSWHIGH POINTHPGRADE BREAKGBTOP OF STAIRTSFGFINISH GRADETC(E)TOP OF CURB - EXISTINGX.X%% SLOPE OF GRADETOP OF WALLTWTRENCH DRAINTDRAREA DRAINSWALEFDRADRSWXXBOTTOM OF SLOPED WALKBSWBOTTOM OF RAMPBRTOP OF RAMPTRSYMBOLITEM / DESCRIPTIONXX.XXTDRX XTC 15.5FF 13.50SE EXITTS 13.5BS 8.5TS 9.5BS 7.5FS 14.01.2%0.6%FS 13.0FS 12.720.6%4.7%1.2% 1.2% 1.2%TSW 12.15FS 12.44BSW 9.6GB GB DECK ISLEVEL 12.983:13:13:1GB GB X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXSW SWSWSWSW SW BS 8.5TS 12.5GB GB GB G B 4.6%GBGBBUILDINGFF +13.00TSW 12.78TS 12.7BS 9.2TDRBSW 6.76GRADING & DRAINAGE PLANFS 14.0TC 13.641.5%18" - HIGHCONCRETE CURBAT CREEK EDGETC 15.5FS 14.0TC 13.64TC(E) +6.4TC(E) +7.45TC(E) +7.81.5% 1.5%TSW 12.71.5%GBFS 9.50SCDRETAINING WALLWITH GUARDRAIL,SCD1.5%FS 12.35SCDACCESS AISLEBR 12.2TC 12.7BC 12.2FS 12.4439 SF412 SF602 SF387 SF375 SF265 SF 550 SF 477 SF685 SFTC 15.5TC 15.5TC 15.5TC 15.52.5:1 FS 12.98FS 12.98FS 12.98FS 12.98FS 12.98FS 12.86FS 12.78FS 12.98FS 12.78FS 12.98FS 12.98FS 12.98TC(E) +6.7TC(E) +6.7TC(E) +6.4TC(E) +6.6TC 12.43BC 11.932.5:12.5:1 2.5:1 2.5:1 2.5:1 05/10/231" = 20'-0"0 10 2040SCALE: EDEDED LOADING DOCKCAFELOBBYLOBBYGARAGEFIREPUMPELECOFFICEBLG. FIREPUMPRM.UNDERGROUNDBLG. FIRE TANKFCC1499 BAYSHORE0 10 2040MAHLER ROADGARAGEENTRANCESHOREBIRDSANCTUARYLOBBYLOBBYCAFEGARAGEGENERATORSRESTORATIVEGARDENPUBLICPLAZAPUBLIC TRAILOVERLOOKSERVICE /FIRE ACCESSGRANDSTAIRBAY T R A I LTRAIL BRIDGEOVERLOOKMILLS CREEK CHANNELTOP OF BANK100' SHORELINE BANDLOADINGDOCKOL D B A Y S H O R E H I G H W A Y PLPL PROPERTY LINE BIKEBUI L D I N G A B O V E LOBBYPLAZADROP-OFFART WALL TOP OF BANKBOTTOM OF SLOPEBOTTOM OF SLOPELIGHTING LEGENDREFSYMBOLITEM DESCRIPTION1. SEE L002 FOR SCHEMATIC MATERIAL AND FURNISHINGPALETTE.2. SEE LIGHTING CONSULTANT SCHEDULE AND CUT SHEETSFOR OUTDOOR LIGHT FIXTURES AND SPECIFICATIONS.DIMENSIONAL LAYOUT OF EXTERIOR LIGHT FIXTURES ANDCOORDINATION WITH ADJACENT LANDSCAPE ELEMENTS ARESHOWN IN LANDSCAPE DRAWINGS3. BIKE PARKING LAYOUT TO CONFORM TO BURLINGAMEBICYCLE TECHNICAL GUIDELINES.4. BIKE PARKING AREAS TO BE LOCATED WITHIN 100 FT OFBUILDING ENTRANCES AND TO BE CLEARLY VISIBLE FROMBUILDING ENTRANCES.5. SAMPLES, MOCKUPS, AND SHOP DRAWINGS FOR CUSTOMAND CUSTOMIZED FURNISHINGS TO BE REVIEWED ANDAPPROVED BY LANDSCAPE ARCHITECT PRIOR TOFABRICATION.6. ALL WOOD BOARDS AND STEEL MEMBERS TO HAVE SMOOTHEASED EDGES, ENDS, AND CORNERS AND BE DULL TO THETOUCH.7. ALL FIXED FURNISHINGS IN PUBLICLY-ACCESSIBLE AREAS TOBE MOUNTED WITH TAMPER-RESISTANT FASTENERS.FURNISHING & LIGHTING NOTESFURNISHING LEGENDSYMBOLTRASH & RECYCLE RECEPTACLESBIKE RACKBACKED BENCHTRPRECAST CONCRETE SEATWALLBRSWCTSEATING PLATFORMEBDFEXISTING STREET LIGHT RELOCATEDPEDESTRIAN POLE LIGHTDRINKING FOUNTAINART WALL DOWNLIGHTLINEAR LED LIGHTELECTRICAL BOLLARDL01(R)SOFFIT LIGHTING, SADSPSLCOMMUNAL TABLEB1L04L06BOLLARD LIGHTL02REFITEM DESCRIPTIONMOVABLE FURNISHINGS, OFCINEW STREET LIGHT(N)HANDRAIL LIGHTL05GUARD RAILGRTREE UPLIGHTL03WALL TOP BENCHB2BLSAFETY BOLLARD, PER CIVLVINE SCREEN PANELVSEXISTING STREET(E)CTCTB1B1BRLC FURNISHING & LIGHTING PLAN3' TYPBRLC 3' TYPSWSWSWSWSWB1B1B1SOFFIT LIGHTING ATLOBBY PLAZA, SADSOFFIT LIGHTING ATCAFE PLAZA, SADSLSL(R)12' TYP12' TYPSLSPL05L05L05L 0 5 L 0 5VS (15)VINE SCREEN(R)L01L01L01L04 (6)L01L01L01L01L01L01L01L02 (13)L02 (9)L02 (2)L06L06L03 (4)(E)(N)(N)(R)(R)L02 (4)L05L05SLL02 (4)L01L01B2B2BL (13)GRGRPROJECTSIGNAGE TBD05/10/231" = 20'-0"0 10 2040SCALE: EDEDED LOADING DOCKCAFELOBBYLOBBYGARAGEFIREPUMPELECOFFICEBLG. FIREPUMPRM.UNDERGROUNDBLG. FIRE TANKFCC1499 BAYSHORE0 10 2040MAHLER ROADGARAGEENTRANCESHOREBIRDSANCTUARYLOBBYLOBBYCAFEGARAGEGENERATORSRESTORATIVEGARDENPLATFORMISLANDPUBLICPLAZAPUBLIC TRAILOVERLOOKSERVICE /FIRE ACCESSGRANDSTAIRBAY T R A I LTRAIL BRIDGEOVERLOOKMILLS CREEK CHANNELTOP OF BANK100' SHORELINE BANDLOADINGDOCKBMPBMPBMPBMP BMPBMPOL D B A Y S H O R E H I G H W A Y PLPL PROPERTY LINE BIKEBMPBMPBMP BUI L D I N G A B O V E LOBBYPLAZADROP-OFFART WALL TOP OF BANKBOTTOM OF SLOPEBOTTOM OF SLOPE1. SEE SHEET L003 FOR PRELIMINARY PLANTING PALETTE.2. ALL STREET TREES SHOWN ON PLANS SHALL BE MAINTAINEDBY THE BUILDING OWNER IN A WEED AND LITTER FREECONDITION AT ALL TIMES, AND IN A HEALTHY GROWINGCONDITION CONSISTENT WITH THE CITY OF BURLINGAMESTANDARDS.3. TREE BRANCHES TO BE MAINTAINED WITH A MINIMUM OF 80INCHES VERTICAL CLEARANCE ABOVE ALL PEDESTRIANPATHS OF TRAVEL.4. TREES ADJACENT TO EVA SHALL BE SELECTED AND PRUNEDTO MAINTAIN 13'-6" VERTICAL CLEARANCE ABOVE EVA ANDCOMPLY WITH CFC 503.2.1. REFER TO KEY NOTE ON PLAN.5. LANDSCAPING TO COMPLY WITH 3' (RADIUS) CLEARANCEREQUIREMENT AROUND FIRE HYDRANTS. CLEAR PATH FORMSIDEWALK TO HYDRANTS TO BE PROVIDED WHEREAPPLICABLE. REFER TO KEY NOTE ON PLAN.6. POINT OF CONNECTION FOR IRRIGATION WATER LINE TO BECONFIRMED WITH LANDSCAPE ARCHITECT PRIOR TOINSTALLATION.7. IRRIGATION EQUIPMENT LOCATION TO BE CONFIRMED WITHLANDSCAPE ARCHITECT PRIOR TO INSTALLATION.8. SOIL DEPTH AT GROUND LEVEL PLANTING AREAS IS 24"TYPICAL. SOIL DEPTH AT TREE PITS AND TRENCHES IS 48".3" MULCH IS REQUIRED AT ALL PLANTING AREAS EXCEPT NOMOW MEADOW.PLANTING NOTESTREE PLANTING LEGENDBotanical nameCOMMON NAMESYMBOLTRISTANIOPSIS LAURINAWATER GUMARBUTUS 'MARINA'MARINA MADRONEPLANTING LEGENDREFSYMBOLITEM DESCRIPTIONSTORMWATER GARDENSHORELINE GARDENORNAMENTAL GARDENVINE SCREENSTREETSCAPE PLANTINGPLATANUS ACERIFOLIA 'COLUMBIA'LONDON PLANE TREEOLD BAYSHORE HIGHWAY STREET TREESPECIES TO BE DETERMINEDBY CITY OF BURLINGAMEOLD BAYSHORE HWY MEDIAN TREEQUERCUS CANBYIMEXICAN RED OAKPLAZA TREE OPTIONSHESPEROCYPARIS MACROCARPAMONTEREY CYPRESSPOPULUS FREMONTIIWESTERN COTTONWOODPINUS TORREYANATORREY PINENote: The tree species below represent a range of species underreview. On-site tree species have not been finalized.TIPUANA TIPUTIPU TREEPLANTING PLANON-SITE LANDSCAPE COVERAGEPLANTING AREASPROPOSEDShrubs, groundcover, and other plant material shall cover all areas not occupied by structures, parking areas, storage,trash enclosures, driveways, and sidewalks at the time of issuance of a Certificate of Occupancy. Embellishedpavement, and similar hardscape materials may, in part, be substituted for the required landscaping throughthe Site Plan and Design Review process.REQUIRED24,857 SFENHANCED PEDESTRIANHARDSCAPE*TOTAL SITE129,150 SF10,561 SF27.4% OF ON-SITE AREA35,418 SF20% OF ON-SITE AREA25,830 SFBURLINGAME ZONING ORDINANCE 25.36.040Landscape Coverage Requirements for Commercial, Industrial, and Mixed-Use Zones*Enhanced pedestrian hardscape includes plazas paved with concrete unit pavers (Embellished Pavement):See Material Schedule for paver specification.44444445545405/10/231" = 20'-0"0 10 2040SCALE: 1499 BAYSHORE0 3 6 10MILLS CREEK AT PLAZA LOOKING NORTHASCALE: 3/16"=1'-0"SECTION - MILLS CREEK AT PLAZA05/10/233/16"=1'-0"0 3 6 10SCALE: 1499 BAYSHORE0 3 6 10MILLS CREEK AT GARAGE LOOKING NORTHSECTION - MILLS CREEK AT GARAGEBSCALE: 3/16"=1'-0"05/10/233/16"=1'-0"0 3 6 10SCALE: 1499 BAYSHORE0 3 6 10OLD BAYSHORE HIGHWAY INTERIM CONDITIONSECTION - OLD BAYSHORE HIGHWAYINTERIM CONDITIONCSCALE: 3/16"=1'-0"05/10/233/16"=1'-0"0 3 6 10SCALE: 1499 BAYSHORE0 3 6 10OLD BAYSHORE HIGHWAY WITH FUTURE ROW IMPROVEMENTS BY CITYSECTION - OLD BAYSHORE HIGHWAYFUTURE ROW IMPROVEMENTSDSCALE: 3/16"=1'-0"05/10/233/16"=1'-0"0 3 6 10SCALE: 1499 BAYSHORE0 3 6 10SECTION - DROP-OFF AT MAHLER ROADDROP-OFF AT MAHLER ROAD LOOKING SOUTHESCALE: 3/16"=1'-0"05/10/233/16"=1'-0"0 3 6 10SCALE: 1499 BAYSHOREILLUSTRATIVE VIEWS05/10/23 EDEDEDGENERATOR LOADING DOCK CAFELOBBY LOBBY BULK GAS GENERATOR FIRE FIGHTER ACCESS GATE SIDEWALK W/ ACCESS TO GARAGE SIDEWALK W/ ACCESS TO GARAGE FIRE FIGHTER ACCESS GATE GARAGE PEDESTRIAN ENTRY POINT POWERED ROLLING SERVICE YARD GATE GENERATOR EQUIPMENT YARD SCREEN WALL PUBLIC PARK/ PLAZA (E) OVERHEAD UTILITY LINES TO BE UNDERGROUNDED & REROUTED TOP OF SLOPE + 15'-0" BUILDING ENTRY POINT CAFE ENTRY POINT PUBLIC PARK/ PLAZA ACCESS STAIR CORNER GRAND STAIRWAY BUILDING ENTRY POINT ENTRY DROP OFFSERVICE DRIVE WITH POWERED SLIDING GATEGARAGE PEDESTRIAN AND BIKE PARKING ENTRY POINT 1 A.011 _________ 1 A.012 _________ 1 0 0 ' S H O R E L I N E B A N D 1 0 0 ' B C D C S E T B A C K 3 5 ' B C D C S E T B A C K VISITOR BICYCLE PARKING VISITOR BICYCLE PARKING ACCESSIBLE DROP OFF UNLOADING ZONE FIRE LANE BIKE ROOM GARAGE FIRE PUMP ELEC OFFICE BLG. FIRE PUMP RM. UNDERGROUND BLG. FIRE TANK KNOX BOX FOR DOOR KNOX SWITCH FOR GATE KNOX BOX FOR DOOR KNOX SWITCH FOR GATE FCC T.O.CURB 9.68 (FOR BLDG HEIGHT) T.O.CURB 9.12 (FOR BLDG HEIGHT) T.O.CURB 6.79 FIRE LANE FIRE LANE REMOVABLE FLOOD BARRIER. T.O. BARRIER AT 13'-0" MIN. TOP OF CREEK BANK TOE OF SLOPE PLAN NORTH 20' - 0" CONSTRUCTION TYPE: 1A AREA OF THREE LARGEST FLOORS: 116,472 SF BASE REQ'D FIRE FLOW: 3,750 GPM FOR 3 HOURS PER CFC APPENDIX B ALLOWABLE REDUCTION IN FIRE FLOW FOR FULLY SPRINKLERED BUILDINGS: 75% = 2,812 GPM REDUCTION MIN. FLOW = 1,000 GPM FOR 2 HOURS NUMBER OF HYDRANTS (BASED ON FULL FLOW REQUIREMENT) :4 TOTAL BUILDING FIRE FLOW CALCULATION: EDEDEDLOBBY LOBBY CAFE GENERATOR GARAGE FIRE PUMP ELEC GARAGE STAIR WITH STANDPIPE GARAGE STAIR WITH STANDPIPE GARAGE PEDESTRIAN ENTRY POINT GARAGE PEDESTRIAN ENTRY POINT BUILDING ENTRY POINT STAIR AND WALKWAY ACCESS FROM OLD BAYSHORE PRESSURIZED BUILDING STAIR ENCLOSURE WITH STANDPIPE AT EACH MID-LEVEL LANDING BUILDING MAIN ENTRY POINTPRESSURIZED BUILDING STAIR ENCLOSURE WITH STANDPIPE AT EACH MID-LEVEL LANDING FLUSH CURB TO ACCESS WALKWAY OFFICE BLG. FIRE PUMP RM. BIKE ROOM UNDERGROUND BLG. FIRE TANK EXTERIOR ACCESS TO FIRE CONTROL ROOM EXTERIOR WALKWAY TO PROVIDE ACCESS TO EXIT PASSAGEWAY ELECTRICAL ROOMS AND MPOE EXTERIOR ACCESS TO FIRE PUMP ROOM FIRE LANE AND FIRE TRUCK TURNING/ HAMMER HEAD WITH FIRE MARSHAL APPROVED PAVING EM. ELEC ELEC. FCC TENANT TENANT EXTERIOR ACCESS TO FIRE PUMP ROOM9' - 8 1/2"TENANT TRASH LOADING DOCK VEHICULAR ENTRY DRIVEWAY FOR FIRE/SERVICES/DELIVERY VEHICULAR ENTRY DRIVEWAY FOR PARKING GARAGE VEHICULAR ENTRY FRONT DOOR DROP OFF (ONE WAY) FIRE LANE FIRE LANE PLAN NORTH K J H G FEDCBA 2A 3A 1A 4A 2B 3B 1B 4B LOBBY DOM. PUMPEM. ELEC ELEC. SUBSTATION LOBBY CAFE ELECT. TEL. CHEM. WASTE/ STOR. DOCK MGR. JC/STORAGE WC TRASH LOADING DOCK TENANT SECURITY LOCKERS/STOR FCC MGMT OFC GENERATOR TENANT RESTROOM BULK GAS JAN. CLO. USPS BOXES USPS BOXES TRUCK LOADING SPACE TRUCK LOADING SPACE DOCK LEVELER DOCK LEVELER FUTURE ELEV. FUTURE ELEV SVC ELEV FUTURE SVC ELEV RAMP DN COMPACT CARTDUMPSTER COMPACTCARTDUMPSTERDUMPSTERDUMPSTERDUMPSTERDUMPSTERCART ENGINEERING OFFICE MPOE BATTERY STOR. CAFE BOH RESTROOM TENANT TENANT REMOVABLE FLOOD BARRIER. T.O. BARRIER AT 13'-0" MIN. NET LOT AREA: 2.97 ACRES (129,306 GSF) (E) BUILDING AREA TO DEMO: 64,061 GSF PROPOSED (N) BUILDING AREA: 304,354 GSF (BUILDING) + 208,423 GSF (GARAGE) PROPOSED (N) BUILDING FAR: 2.35 FAR (< 2.75 FAR ALLOWABLE) PROJECT AREA TABULATION TOTAL BUILDING AREA LEVEL 1 (PLAZA): 35,095 GSF LEVEL 2:35,787 GSF LEVEL 3:38,912 GSF LEVEL 4:38,912 GSF LEVEL 5:38,912 GSF LEVEL 6:38,912 GSF LEVEL 7:38,912 GSF LEVEL 8:38,912 GSF ROOF (PENTHOUSE): 10,567 GSF (NOT INCLUDED IN FAR) TOTAL BUILDING AREA: 304,354 GSF (NOT INCLUDING PENTHOUSE) TOTAL GARAGE AREA LEVEL P-1: 33,594 GSF LEVEL P-2:30,618 GSF LEVEL P-3:30,618 GSF LEVEL P-4:30,618 GSF LEVEL P-5:30,618 GSF LEVEL P-6:30,618 GSF LEVEL P-7:21,739 GSF TOTAL GARAGE AREA: 208,423 GSF TOTAL AREA OF DEVELOPMENT: 512,777 GSF K J H G FEDCBA 2A 3A 1A 4A 2B 3B 1B 4B FUTURE ELEVATOR FUTURE ELEVATOR JAN. CLO. TEL. ELEC. FUTURE SERVICE ELEVATOR SERVICE ELEVATOR K J H G FEDCBA 2A 3A 1A 4A 2B 3B 1B 4B TENANT SPACE TENANT SPACE ELECT. TEL. PATIO. PAVERS OVER PEDESTALS AT DROPPED DECK142' - 6"33' - 0" TYPICAL JAN. CLO. FUTURE ELEVATOR FUTURE ELEVATOR FUTURE SERVICE ELEVATOR SERVICE ELEVATOR K J H G FEDCBA 2A 3A 1A 4A 2B 3B 1B 4B TENANT EQUIPMENT AREA MECHANICAL EQUIP. AREA MECHANICAL SCREEN. CANTILEVERED STEEL POSTS, ALL GALVANIZED. PARAPET WALL ELEVATOR CONTROL ROOM ELECTRICAL ROOM BOILER ROOM/W.H. ELEVATOR SHAFT BELOW ELEVATOR SHAFT BELOW SERVICE ELEVATOR VEST. MECHANICAL EQUIP. AREA ROOF DRAIN AND OVERFLOW RIDGE RIDGE11' - 4"10' - 4"11' - 4"11' - 1"PUMP ROOM LOUVER AT SCREEN WALL AT MECHANICAL EQUIPMENT, WHERE REQUIRED ENCLOSED PENTHOUSE AREA. STEEL POST & BEAM CONSTRUCTION WITH NON-BEARING METAL STUD WALLS WITH METAL SIDING EXTERIOR FINISH. PENTHOUSE ROOF ABOVE STEEL FRAME WITH COMPOSITE DECK SLOPED TO GUTTERS AND DOWNSPOUTS WITH TAPERED INSULATION. TYPICAL ROOFING: FULLY ADHERED FLEECE BACKED PVC MEMBRANE. SIKA SARNAFIL OR EQUAL INSTALLED PER MFR. RECOMMENDATIONS OVER COVER BOARD AND BASE LAYER OF 5" OF RIGID INSULATION. OCCURS AT MAIN ROOF AND AT UPPER PENTHOUSE ROOF. STEEL ROOF STRUCTURE AT OUTER BAYS SLOPES UP TO CENTER AT 1/4" PER 1'-0" . AT CENTRAL BAY ROOF STRUCTURE IS FLAT AND SLOPES ARE CREATED WITH TAPERED INSULATION. SHADED AREA SHOWS ELEVATOR OVERRUN. COMPOSITE DECK FLOORS IN THESE AREAS ARE ELEVATED 30" ABOVE THE TYPICAL ROOF DECK. FUTURE SERVICE ELEVATOR STORAGE AREA ABOVE OVERRUN SPACE WITH DOORS TO EXTERIOR4' - 0"STAIRS UP TO RAISED OVERRUN AREA STAIRS UP TO RAISED OVERRUN AREA MECHANICAL EQUIP. AREA K J H G FEDCBA 2A 3A 1A 4A 2B 3B 1B 4B1/4":1'-0" TYP.1/4":1'-0" TYP.1/4":1'-0" TYP. ROOF MEMBRANE (MATCH LOWER ROOF ASSEMBLY) OVER TAPERED INSULATION TO CREATE SLOPE OVER FLAT METAL DECK TYP. AT PENTHOUSE ROOF. ROOF GUTTERS TO DOWNSPOUTS TYP. DISCHARGE ONTO SPLASH BLOCKS ON LOWER ROOF. MECHANICAL/ELECTRICAL PENTHOUSE FOR CORE AND SHELL AND FUTURE TENANT MECH/ELEC EQUIPMENT. RIDGERIDGE LEVEL 2: 16'-0" LEVEL 1: 0'-0" (ELEV. + 13.00') LEVEL 8: 112'-0" LEVEL 7: 96'-0" LEVEL 6: 80'-0" LEVEL 5: 64'-0" LEVEL 4: 48'-0" LEVEL 3: 32'-0" ROOF: 128'-0" PARAPET: 133'-0" (ELEV. +146.00') T.O. SCREEN: 148'-0" (ELEV. +161.00) (164'-0"+16'-6") X 16'-0" = 2,888 SF LEVEL AVE. T.O.CURB (ELEV. + 9.4')15'-0"136'-7"ROOF: 128'-0" PARAPET: 133'-0" (ELEV. +146.00') T.O. SCREEN: 148'-0" (ELEV. +161.00) LEVEL 2: 16'-0" LEVEL 1: 0'-0" (ELEV. + 13.00') LEVEL 8: 112'-0" LEVEL 7: 96'-0" LEVEL 6: 80'-0" LEVEL 5: 64'-0" LEVEL 4: 48'-0" LEVEL 3: 32'-0" 133'-0" X 16'-0" = 2,128 SFLEVEL AVE. T.O.CURB (ELEV. + 9.4')15'-0"136'-7"VISION GLASS "A" BIRD-SAFE, WHERE OCCURS. LAMINATED, WHERE OCCURS. INSULATED, LOW-E NEUTRAL COLOR SPANDREL GLASS "A" BIRD-SAFE, WHERE OCCURS. LAMINATED, WHERE OCCURS. INSULATED, LOW-E NEUTRAL COLOR VISION GLASS "B" BIRD-SAFE, WHERE OCCURS. LAMINATED, WHERE OCCURS. INSULATED, LOW-E NEUTRAL COLOR METAL PANEL "A" FACTORY PAINTED, LIGHT COLOR METAL PANEL "B" FACTORY PAINTED, GRAY COLOR CORRUGATED PERFORATED METAL PANEL SILVER/GRAY COLOR 1 2 3 4 5 6 BIRD SAFE BUILDING TREATMENTS 1. EXTERIOR GLAZING IS COMPOSED OF 45% OPAQUE GLAZING. GLAZING IS HIGH-PERFORMANCE TO MEET T24 ENERGY REQUIREMENTS AND INCLUDES. 2. EXTERIOR GLAZING SYSTEM UTILIZES SHADOW BOXES (RECESSED SURFACES) TO VARIGATE EXTERIOR APPEARANCE. 3. MULLION EXTENSIONS ARE PROVIDED IN A RANDOM PATTERN TO BREAK UP EXTERIOR EXPANSES OF GLASS. 4. EXTERNAL LIGHTING WILL BE MINIMIZED AND SHIELDED. 5. LEVEL 1 AND 2 IS RECESSED FROM THE UPPER FLOORS. GROUND FLOOR TRANSPARENCY TOTAL FACADE ALONG MAHLER AND OLD BAYSHORE HWY: 448'-0" X 16'-0" = 7,168 SF TOTAL CLEAR GLAZING ALONG MAHLER: (164'-0" X 10'-0") + 3(13'-0" X 5'-6") = 1,854 SF TOTAL CLEAR GLAZING ALONG OLD BAYSHORE HWY: (66'-0" X 13'-0") + (67'-0" X 10'-0") = 1,528 SF TOTAL CLEAR GLAZING ALONG MAHLER AND OLD BAYSHORE HWY: 1,854 SF + 1,528 SF = 3,382 SF / 7,168 SF = 47% > 25% ROOF: 128'-0" PARAPET: 133'-0" (ELEV. +146.00') T.O. SCREEN: 148'-0" (ELEV. +161.00) LEVEL 2: 16'-0" LEVEL 1: 0'-0" (ELEV. + 13.00') LEVEL 8: 112'-0" LEVEL 7: 96'-0" LEVEL 6: 80'-0" LEVEL 5: 64'-0" LEVEL 4: 48'-0" LEVEL 3: 32'-0" LEVEL AVE. T.O.CURB (ELEV. + 9.4')15'-0"136'-7"ROOF: 128'-0" PARAPET: 133'-0" (ELEV. +146.00') T.O. SCREEN: 148'-0" (ELEV. +161.00) LEVEL 2: 16'-0" LEVEL 1: 0'-0" (ELEV. + 13.00') LEVEL 8: 112'-0" LEVEL 7: 96'-0" LEVEL 6: 80'-0" LEVEL 5: 64'-0" LEVEL 4: 48'-0" LEVEL 3: 32'-0" LEVEL AVE. T.O.CURB (ELEV. + 9.4')15'-0"136'-7"VISION GLASS "A" BIRD-SAFE, WHERE OCCURS. LAMINATED, WHERE OCCURS. INSULATED, LOW-E NEUTRAL COLOR SPANDREL GLASS "A" BIRD-SAFE, WHERE OCCURS. LAMINATED, WHERE OCCURS. INSULATED, LOW-E NEUTRAL COLOR VISION GLASS "B" BIRD-SAFE, WHERE OCCURS. LAMINATED, WHERE OCCURS. INSULATED, LOW-E NEUTRAL COLOR METAL PANEL "A" FACTORY PAINTED, LIGHT COLOR METAL PANEL "B" FACTORY PAINTED, GRAY COLOR CORRUGATED PERFORATED METAL PANEL SILVER/GRAY COLOR 1 2 3 4 5 6 BIRD SAFE BUILDING TREATMENTS 1. EXTERIOR GLAZING IS COMPOSED OF 45% OPAQUE GLAZING. GLAZING IS HIGH-PERFORMANCE TO MEET T24 ENERGY REQUIREMENTS AND INCLUDES. 2. EXTERIOR GLAZING SYSTEM UTILIZES SHADOW BOXES (RECESSED SURFACES) TO VARIGATE EXTERIOR APPEARANCE. 3. MULLION EXTENSIONS ARE PROVIDED IN A RANDOM PATTERN TO BREAK UP EXTERIOR EXPANSES OF GLASS. 4. EXTERNAL LIGHTING WILL BE MINIMIZED AND SHIELDED. 5. LEVEL 1 AND 2 IS RECESSED FROM THE UPPER FLOORS. GROUND FLOOR TRANSPARENCY TOTAL FACADE ALONG MAHLER AND OLD BAYSHORE HWY: 448'-0" X 16'-0" = 7,168 SF TOTAL CLEAR GLAZING ALONG MAHLER: (164'-0" X 10'-0") + 3(13'-0" X 5'-6") = 1,854 SF TOTAL CLEAR GLAZING ALONG OLD BAYSHORE HWY: (66'-0" X 13'-0") + (67'-0" X 10'-0") = 1,528 SF TOTAL CLEAR GLAZING ALONG MAHLER AND OLD BAYSHORE HWY: 1,854 SF + 1,528 SF = 3,382 SF / 7,168 SF = 47% > 25% NORTH EAST SOUTH WEST LEVEL 5: 64'-0" EAST GLASS 1 (ABOVE 2ND FLOOR): VIRACON VRE24-4322 GLASS 2 (TWO LOWER FLOORS): VIRACON VNE24-63 BIRD FRIT ACOUSTIC GLASS TYPE 1 ACOUSTIC GLASS TYPE 2 GLAZING TYPE LEGEND LEVEL 1 (13.0 MSL) 0' -0" LEVEL 2 16' -0" LEVEL 6 80' -0" TOP OF SCREEN 148' -0" LEVEL 3 32' -0" LEVEL 4 48' -0" LEVEL 5 64' -0" LEVEL 7 96' -0" LEVEL 8 112' -0" ROOF 128' -0" PARAPET 133' -0" 1 A.012 _________ (ELEV. + 18.33') (ELEV. + 7.00') (ELEV. + 74.00') (ELEV. + 70.33') (ELEV. + 60.17') (ELEV. + 50.00') (ELEV. + 39.83') (ELEV. + 29.67') (ELEV. + 86.33') FAA HORIZ. SURFACE LIMIT (163.2 MSL) 150' -2" LEVEL 1 (13.0 MSL) 0' -0" LEVEL 2 16' -0" LEVEL 6 80' -0" TOP OF SCREEN 148' -0" LEVEL 3 32' -0" LEVEL 4 48' -0" LEVEL 5 64' -0" LEVEL 7 96' -0" LEVEL 8 112' -0" ROOF 128' -0" PARAPET 133' -0" 1 A.011 _________ FAA HORIZ. SURFACE LIMIT (163.2 MSL) 150' -2" EDEDEDLOBBY LOBBY CAFE GENERATOR EM. ELEC ELEC. FCC TENANT TENANT TYPICAL PATH AND DIRECTION OF EGRESS OCCUPANT LOAD AND EXITING WIDTH GROUND FLOOR AMENITY SPACES/USES HAVE NOT BEEN FINALIZED. AN ESTIMATED OCCUPANT LOAD IS PROVIDED HERE. THE FINAL THIRD FLOOR (A TYPICAL LARGE FLOOR) OCCUPANT LOAD IS ALSO UNKNOWN AT THIS TIME. NO TENANT HAS BEEN IDENTIFIED. AN ESTIMATED LOAD IS PROVIDED HERE. PLANS SUBMITTED FOR BUILDING PERMIT WILL INCLUDE DETAILED OCCUPANT LOADS OF ALL SPACES. FOR PURPOSES OF THIS SUBMITTAL WE'VE ESTIMATED GROUND FLOOR AND A TYPICAL UPPER FLOOR OCCUPANT LOADS AND LISTED THE REQUIRED EXITING WIDTHS FOR STAIRS AND EXIT DOORS. THE FIRE ALARM SYSTEM WILL BE PROVIDED WITH EMERGENCY VOICE/ALARM COMMUNICATIONS SYSTEM. THEREFORE EXIT WIDTH FACTORS OF 0.2 FOR STAIRS AND 0.15 FOR DOORS WERE USED. GROUND LEVEL: BUSINESS USE 21,090/150 = 141 OCCUPANTS ACCESSORY USE 9,800 SF/300 = 33 OCCUPANTS TYPICAL LEVEL: BUSINESS USE 33,000/150 = 220 OCCUPANTS ASSEMBLY USE 3,000 SF/15 = OCCUPANTS 200 TOTAL OCCUPANT LOAD FROM UPPER LEVEL FLOOR = 420 DIVIDE LOAD BETWEEN TWO EXIT STAIRS - 210 EACH STAIR REQUIRED STAIR WIDTH = 210 X .2 = 42" PROVIDED STAIR WIDTH = 60" REQUIRED DOOR WIDTH = 210 X .15 = 32" PROVIDED DOOR WIDTH = 40" (3'-6" DOORS TYP.) BUILDING OCCUPANT LOAD: 1499 BAYSHORE 1499 BAYSHORE 1499 BAYSHORE 1499 BAYSHORE 1499 BAYSHORE05/10/2023STR-LWY-3MBEGA + Arm 77950BEGA + Arm 779500.60.60.70.91.01.11.11.11.11.11.00.90.80.70.60.60.50.50.40.40.40.40.40.40.40.50.50.40.50.60.60.50.40.30.40.30.30.20.20.20.20.20.20.20.20.30.30.40.30.40.40.50.50.40.30.30.30.20.60.50.60.70.81.01.11.41.92.32.11.71.21.11.00.80.60.50.50.50.60.70.81.01.11.41.82.22.11.61.21.11.00.70.60.50.50.50.50.70.81.01.01.31.82.01.81.41.01.00.90.70.50.50.40.40.50.60.70.91.01.11.52.02.01.61.21.01.00.80.60.50.50.40.50.50.60.81.01.01.31.82.11.91.51.11.00.90.70.60.50.50.50.50.60.70.91.01.21.62.12.11.70.6 0.6 0.50.5 0.7 0.8 0.8 0.70.4 0.6 0.8 1.1 1.2 1.0 0.60.7 1.0 1.3 1.4 1.2 0.80.8 1.1 1.3 1.6 1.5 1.1 0.61.0 1.5 1.6 1.8 1.6 1.01.0 1.7 2.3 2.4 2.0 1.5 0.71.9 2.7 2.4 2.3 1.8 1.0 0.42.3 2.6 2.1 1.6 1.2 0.62.1 1.7 1.7 1.3 0.9 0.51.3 1.5 1.5 1.4 1.1 0.71.2 1.3 1.3 1.0 0.7 0.50.9 1.0 1.0 0.9 0.7 0.50.7 0.7 0.7 0.6 0.5 0.40.5 0.6 0.6 0.5 0.5 0.40.4 0.5 0.5 0.5 0.4 0.40.3 0.4 0.4 0.4 0.4 0.40.3 0.4 0.4 0.5 0.5 0.40.3 0.4 0.5 0.5 0.5 0.5 0.40.4 0.5 0.6 0.7 0.7 0.60.5 0.7 0.8 0.9 0.8 0.60.6 0.8 1.0 1.2 1.1 0.80.9 1.2 1.4 1.4 1.0 0.61.0 1.3 1.5 1.6 1.3 0.81.3 1.7 1.9 1.7 1.3 0.71.5 2.3 2.1 2.2 1.8 1.0 0.52.4 2.7 2.7 2.0 1.3 0.62.1 2.7 2.1 1.9 1.5 0.9 0.52.0 2.0 1.9 1.5 1.2 0.71.3 1.5 1.6 1.5 1.3 0.91.2 1.4 1.5 1.3 1.0 0.71.1 1.1 1.1 0.9 0.7 0.60.8 0.9 0.9 0.8 0.7 0.60.7 0.8 0.8 0.7 0.70.6 0.7 0.7 0.7 0.7 0.70.6 0.7 0.7 0.8 0.8 0.80.6 0.7 0.7 0.8 0.8 0.90.7 0.7 0.8 0.9 1.0 1.10.6 0.7 0.9 1.0 1.2 1.30.8 0.9 1.1 1.3 1.6 1.70.8 1.0 1.2 1.5 1.8 1.91.0 1.3 1.6 2.0 2.1 2.31.0 1.3 1.5 1.8 2.1 2.51.3 1.5 1.7 2.1 2.5 2.81.3 1.4 1.6 2.0 2.5 2.91.3 1.5 1.8 2.3 2.7 3.01.2 1.3 1.5 2.0 2.5 2.91.1 1.4 1.8 2.3 2.71.2 1.4 1.7 2.0 2.3 2.51.2 1.4 1.6 1.8 2.1 2.41.2 1.4 1.6 1.7 2.0 2.31.0 1.1 1.2 1.3 1.5 1.8 1.90.9 0.9 1.0 1.1 1.3 1.5 1.60.7 0.8 0.9 1.0 1.2 1.3 1.40.6 0.7 0.8 0.9 1.0 1.1 1.20.6 0.7 0.8 0.9 1.00.5 0.6 0.70.5 0.5 0.60.6 0.5 0.5 0.5 0.51.1 0.9 0.7 0.6 0.6 0.5 0.5 0.5 0.52.5 2.9 2.7 2.1 1.7 1.5 1.4 1.1 0.8 0.7 0.6 0.5 0.4 0.40.8 1.1 1.4 1.6 1.7 2.1 2.7 2.7 2.1 1.7 1.5 1.3 1.1 0.8 0.6 0.50.9 0.8 0.7 0.7 0.7 0.8 0.9 1.2 1.5 1.6 1.6 1.8 2.1 2.1 1.6 1.4 1.2 1.1 0.92.9 2.8 2.3 1.7 1.5 1.5 1.2 0.9 0.8 0.7 0.7 0.8 0.9 1.0 1.2 1.3 1.2 1.2 1.3 1.2 0.9 0.70.8 1.0 1.3 1.5 1.7 2.0 2.6 2.7 2.2 1.9 1.6 1.4 1.2 0.9 0.8 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.6 0.60.9 1.2 1.4 1.9 2.5 2.9 2.7 2.1 1.5 1.3 1.1 0.9 0.7 0.6 0.6 0.6 0.6 0.7 0.9 1.1 1.3 1.6 2.2 2.7 2.8 2.4 1.8 1.4 1.2 1.0 0.8 0.6 0.6 0.6 0.6 0.7 0.8 1.0 1.2 1.4 1.9 2.5 2.8 2.6 2.1 1.5 1.3 1.1 0.9 0.7 0.6 0.6 0.6 0.6 0.7 0.9 1.1 1.3 1.6 2.2 2.7 2.8 2.4 1.8 1.4 1.2 1.0 0.8 0.7 0.6 0.7 0.7 0.8 1.1 1.4 1.6 1.6 1.7 2.0 2.2 1.8 1.5 1.3 1.2 1.0 0.8 0.7 0.6 0.5 0.5 0.5 0.51.2 1.5 1.6 1.8 2.1 2.5 2.3 1.9 1.7 1.5 1.3 1.0 0.8 0.7 0.7 0.7 0.7 0.8 1.1 1.4 1.6 1.7 1.9 2.4 2.5 2.1 1.7 1.6 1.5 1.2 0.9 0.8 0.7 0.7 0.7 0.8 0.9 1.2 1.5 1.7 1.8 2.2 2.5 2.3 1.9 1.7 1.5 1.3 1.0 0.8 0.7 0.7 0.7 0.7 0.9 1.1 1.4 1.6 1.7 2.0 2.4 2.5 2.1 1.7 1.6 1.5 1.2 0.9 0.8 0.7 0.7 0.7 0.8 1.0 1.2 1.3 1.3 1.3 1.4 1.3 1.1 0.9 0.8 0.7 0.6 0.6 0.5 0.41.1 1.4 1.5 1.6 1.9 2.1 2.0 1.7 1.6 1.5 1.3 1.1 0.8 0.7 0.7 0.7 0.7 0.9 1.1 1.4 1.5 1.6 1.8 2.1 2.2 1.8 1.7 1.6 1.4 1.2 0.9 0.8 0.7 0.7 0.7 0.8 1.0 1.3 1.4 1.6 1.7 1.9 2.2 2.0 1.7 1.6 1.5 1.3 1.1 0.8 0.7 0.7 0.7 0.7 0.9 1.1 1.4 1.5 1.6 1.8 2.1 2.1 1.8 1.7 1.6 1.4 1.2 0.9 0.8 0.7 0.7 0.7 0.7 0.8 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.40.9 1.0 1.1 1.2 1.4 1.6 1.5 1.3 1.2 1.2 1.1 0.9 0.7 0.7 0.6 0.6 0.7 0.8 0.9 1.1 1.2 1.2 1.3 1.6 1.6 1.4 1.3 1.2 1.1 1.0 0.8 0.7 0.6 0.6 0.6 0.7 0.8 1.0 1.1 1.2 1.3 1.4 1.6 1.5 1.3 1.2 1.2 1.1 0.9 0.7 0.7 0.6 0.6 0.7 0.8 0.9 1.1 1.1 1.2 1.3 1.5 1.6 1.4 1.2 1.2 1.1 1.0 0.8 0.7 0.6 0.6 0.5 0.5 0.5 0.5Bega: 77 953Bega: 77 859 4.51%RAMP UP3.36%RAMP UPOFFICE BUILDING FIRE PUMP ROOMGARAGE FIRE PUMP ROOMELECTRICAL ROOMBICYCLE ROOMOFFICE BUILDING WATER STORAGE TANK (BELOW)TABLE 11B-208.2ACCESSIBLE PARKING SPACES REQUIRED1-25TOTAL # OF PARKINGSPACES PROVIDEDMINIMUM # OF ACCESSIBLESPACES REQUIRED26-501251-75376-1004101-1505151-2006201-3007301-4008401-5009501-1,0002% of total1,001 & OVER20 plus one for each100, or fraction thereofover 1,001TABLE 5.106.5.2DESIGNATED PARKING0-9TOTAL NUMBER OF PARKINGSPACES PROVIDEDNUMBER OFREQUIRED SPACES10-250326-50 651-75 976-10012101-15018151-20021201 & OVERat least 12 percent of totalFOR ANY COMBINATION OF LOW-EMITTING,FUEL-EFFICIENT and CARPOOL/VANPOOL VEHICLES4.51%RAMP UP3.36%RAMP UP3.36%RAMP DN26'-0"26'-0"29'-0"24'-0"4.51%RAMP UP2.55%RAMP UP3.36%RAMP DN26'-0"26'-0"25'-6"25'-6"4.51%RAMP UP2.55%RAMP UP3.36%RAMP DNSTANDARD8'-6" x 17'-0"ACCESSIBLEACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0"9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1CAR COUNT SCHEDULE - (by level)LEVEL P-7COMPACT (8'-0" x 17'-0") 20STANDARD (8'-6" x 17'-0")4565LEVEL P-6COMPACT (8'-0" x 17'-0")19DAY 1 - EVRS (8'-6" x 17'-0")18STANDARD (8'-6" x 17'-0")6299LEVEL P-5COMPACT (8'-0" x 17'-0")20DAY 1 - EVRS (8'-6" x 17'-0")18STANDARD (8'-6" x 17'-0")63101LEVEL P-4COMPACT (8'-0" x 17'-0")20DAY 1 - EVRS (8'-6" x 17'-0")18STANDARD (8'-6" x 17'-0")63101LEVEL P-3COMPACT (8'-0" x 17'-0")20DAY 1 - EVCS (8'-6" x 17'-0")18STANDARD (8'-6" x 17'-0")63101LEVEL P-2ACCESSIBLE - EVCS AMBULATORY (10'-0" x 18'-0")2ACCESSIBLE - EVCS STANDARD (9'-0" x 18'-0")4ACCESSIBLE - STANDARD (9'-0" x 18'-0")3ACCESSIBLE - VAN (9'-0" x 18'-0")2COMPACT (8'-0" x 17'-0")11DAY 1 - EVCS (8'-6" x 17'-0")16STANDARD (8'-6" x 17'-0")5391LEVEL P-1ACCESSIBLE - EVCS AMBULATORY (10'-0" x 18'-0")2ACCESSIBLE - EVCS VAN (12'-0" x 18'-0")2ACCESSIBLE - STANDARD (9'-0" x 18'-0")7ACCESSIBLE - VAN (9'-0" x 18'-0")1DAY 1 - EVCS (8'-6" x 17'-0")20DAY 1 - EVRS (8'-6" x 17'-0")11STANDARD (8'-6" x 17'-0")3881GRAND TOTAL639CAR COUNT SCHEDULE - (by type)ACCESSIBLE SPACEACCESSIBLE - STANDARD (9'-0" x 18'-0") 10ACCESSIBLE - VAN (9'-0" x 18'-0")313CLEAN AIR SPACEACCESSIBLE - EVCS AMBULATORY (10'-0" x 18'-0")4ACCESSIBLE - EVCS STANDARD (9'-0" x 18'-0")4ACCESSIBLE - EVCS VAN (12'-0" x 18'-0")2DAY 1 - EVCS (8'-6" x 17'-0")54DAY 1 - EVRS (8'-6" x 17'-0")65129COMPACT SPACECOMPACT (8'-0" x 17'-0")110110STANDARD SPACESTANDARD (8'-6" x 17'-0")387387GRAND TOTAL6391" = 20'-0"PA21LEVEL P-1 CAR COUNT PLANS T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA205/10/20231499 BAYSHORECAR COUNT SUMMARY1" = 20'-0"PA22LEVEL P-2 CAR COUNT PLAN1" = 20'-0"PA23LEVEL P-3 CAR COUNT PLAN1" = 20'-0"PA24LEVEL P-4 CAR COUNT PLANtrue northplan north TABLE 11B-208.2ACCESSIBLE PARKING SPACES REQUIRED1-25TOTAL # OF PARKINGSPACES PROVIDEDMINIMUM # OF ACCESSIBLESPACES REQUIRED26-501251-75376-1004101-1505151-2006201-3007301-4008401-5009501-1,0002% of total1,001 & OVER20 plus one for each100, or fraction thereofover 1,001TABLE 5.106.5.2DESIGNATED PARKING0-9TOTAL NUMBER OF PARKINGSPACES PROVIDEDNUMBER OFREQUIRED SPACES10-250326-50 651-75 976-10012101-15018151-20021201 & OVERat least 12 percent of totalFOR ANY COMBINATION OF LOW-EMITTING,FUEL-EFFICIENT and CARPOOL/VANPOOL VEHICLES4.51%RAMP UP2.55%RAMP UP3.36%RAMP DN4.51%RAMP UP2.55%RAMP UP3.36%RAMP DNELEVATOR CONTROLLER ROOM #1ELEVATOR CONTROLLER ROOM #24.51%RAMP UP3.36%RAMP DNSTANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0"9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA305/10/20231499 BAYSHORECAR COUNT SUMMARY1" = 20'-0"PA35LEVEL P-5 CAR COUNT PLAN1" = 20'-0"PA36LEVEL P-6 CAR COUNT PLAN1" = 20'-0"PA37LEVEL P-7 CAR COUNT PLANCAR COUNT SCHEDULE - (by level)LEVEL P-7COMPACT (8'-0" x 17'-0") 20STANDARD (8'-6" x 17'-0")4565LEVEL P-6COMPACT (8'-0" x 17'-0")19DAY 1 - EVRS (8'-6" x 17'-0")18STANDARD (8'-6" x 17'-0")6299LEVEL P-5COMPACT (8'-0" x 17'-0")20DAY 1 - EVRS (8'-6" x 17'-0")18STANDARD (8'-6" x 17'-0")63101LEVEL P-4COMPACT (8'-0" x 17'-0")20DAY 1 - EVRS (8'-6" x 17'-0")18STANDARD (8'-6" x 17'-0")63101LEVEL P-3COMPACT (8'-0" x 17'-0")20DAY 1 - EVCS (8'-6" x 17'-0")18STANDARD (8'-6" x 17'-0")63101LEVEL P-2ACCESSIBLE - EVCS AMBULATORY (10'-0" x 18'-0")2ACCESSIBLE - EVCS STANDARD (9'-0" x 18'-0")4ACCESSIBLE - STANDARD (9'-0" x 18'-0")3ACCESSIBLE - VAN (9'-0" x 18'-0")2COMPACT (8'-0" x 17'-0")11DAY 1 - EVCS (8'-6" x 17'-0")16STANDARD (8'-6" x 17'-0")5391LEVEL P-1ACCESSIBLE - EVCS AMBULATORY (10'-0" x 18'-0")2ACCESSIBLE - EVCS VAN (12'-0" x 18'-0")2ACCESSIBLE - STANDARD (9'-0" x 18'-0")7ACCESSIBLE - VAN (9'-0" x 18'-0")1DAY 1 - EVCS (8'-6" x 17'-0")20DAY 1 - EVRS (8'-6" x 17'-0")11STANDARD (8'-6" x 17'-0")3881GRAND TOTAL639CAR COUNT SCHEDULE - (by type)ACCESSIBLE SPACEACCESSIBLE - STANDARD (9'-0" x 18'-0") 10ACCESSIBLE - VAN (9'-0" x 18'-0")313CLEAN AIR SPACEACCESSIBLE - EVCS AMBULATORY (10'-0" x 18'-0")4ACCESSIBLE - EVCS STANDARD (9'-0" x 18'-0")4ACCESSIBLE - EVCS VAN (12'-0" x 18'-0")2DAY 1 - EVCS (8'-6" x 17'-0")54DAY 1 - EVRS (8'-6" x 17'-0")65129COMPACT SPACECOMPACT (8'-0" x 17'-0")110110STANDARD SPACESTANDARD (8'-6" x 17'-0")387387GRAND TOTAL639true northplan north 30,618 SFLEVEL P-12,976 SFLEVEL P-1AREA UNDER LEVEL P-1 RAMPELECTRICAL ROOM4.51%RAMP UP3.36%RAMP UPOFFICE BUILDING FIRE PUMP ROOMGARAGE FIRE PUMP ROOMOFFICE BUILDING WATER STORAGE TANK (BELOW)OFFICE BUILDING WATER STORAGE TANK(2,724 SF)4.51%RAMP UP3.36%RAMP UP3.36%RAMP DN30,618 SFLEVEL P-24.51%RAMP UP2.55%RAMP UP3.36%RAMP DN30,618 SFLEVEL P-34.51%RAMP UP2.55%RAMP UP2.55%RAMP DN30,618 SFLEVEL P-44.51%RAMP UP2.55%RAMP UP2.55%RAMP DN30,618 SFLEVEL P-54.51%RAMP UP2.55%RAMP UP2.55%RAMP DN30,618 SFLEVEL P-6ELEVATOR CONTROLLER ROOM #1ELEVATOR CONTROLLER ROOM #24.51%RAMP UP2.55%RAMP DN21,739 SFLEVEL P-7S T R U C T U R A L E N G I N E E R SSCALE:3/64" = 1'-0"PA405/10/20231499 BAYSHOREAREA SUMMARY PLANS3/64" = 1'-0"PA41LEVEL P-1 AREA PLANGROSS BUILDING AREA SUMMARYLEVEL P-721,739 SFLEVEL P-630,618 SFLEVEL P-530,618 SFLEVEL P-430,618 SFLEVEL P-330,618 SFLEVEL P-230,618 SFLEVEL P-133,594 SFGRAND TOTAL208,423 SFtrue northplan north3/64" = 1'-0"PA42LEVEL P-2 AREA PLAN3/64" = 1'-0"PA43LEVEL P-3 AREA PLAN3/64" = 1'-0"PA44LEVEL P-4 AREA PLAN3/64" = 1'-0"PA45LEVEL P-5 AREA PLAN3/64" = 1'-0"PA46LEVEL P-6 AREA PLAN3/64" = 1'-0"PA47LEVEL P-7 AREA PLANOFFICE BUILDING WATER STORAGE TANK2,732 SF LOADING DOCKCAFELOBBYLOBBYFCC• BUILDING AREA - 208,423 SQ. FT.• CONSTRUCTION TYPE IB• S-2 OCCUPANCY - OPEN PARKING• 639 TOTAL PARKING SPACES PROVIDED4.51%RAMP UP3.36%RAMP UPELECTRICAL ROOMGARAGE FIRE PUMP ROOMBICYCLE ROOMOFFICE BUILDING WATER STORAGE TANK (BELOW)OFFICE BUILDING FIRE PUMP ROOMMAHLER ROADMILLS CREEKOLD BAYSHORE HIGHWAYS T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA505/10/20231499 BAYSHOREPARKING STRUCTURE SITE PLANtrue northplan north1/16" = 1'-0"PA51PARKING STRUCTURE SITE PLAN AA2346789BBCC51'-3"24'-3"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-3"1'-3"1'-0"62'-0"62'-0"1'-0"10111A.3A.3B.7B.715'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"A.7A.7B.3B.3243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"A.5A.5B.5B.5126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACE4.51%RAMP UP3.36%RAMP UPELECTRICAL ROOMGARAGE FIRE PUMP ROOMSTAIR #1ELEVATOR #1BICYCLE ROOM(60 BIKES)STAIR #2OFFICE BUILDING WATER STORAGE TANK (BELOW)ELEVATOR #2EDED7.0013.5013.507.007.0013.5013.5013.507.007.0012.586.08EDOFFICE BUILDING FIRE PUMP ROOM7.007.007.0026'-0"24'-0"24'-0"26'-0"24'-0"10'-6" 5'-0" 10'-6"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0"9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA605/10/20231499 BAYSHORELEVEL P-1 STRIPING PLANtrue northplan north3/32" = 1'-0"PA61LEVEL P-1 STRIPING PLAN AA2346789BBCC510111A.3A.3B.7B.7A.7A.7B.3B.3A.5A.5B.5B.51'-3"24'-3"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-3"1'-3"1'-0"62'-0"62'-0"1'-0"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACE4.51%RAMP UP3.36%RAMP DN3.36%RAMP UPSTAIR #1STAIR #2ELEVATOR #1ELEVATOR #2EDED18.3324.8324.8318.3318.3324.8324.8324.8318.3318.33ED23.9217.4226'-0"26'-0"28'-0"24'-0"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0"9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA705/10/20231499 BAYSHORELEVEL P-2 STRIPING PLAN3/32" = 1'-0"PA71LEVEL P-2 STRIPING PLANtrue northplan north AA2346789BBCC510111A.3A.3B.7B.7A.7A.7B.3B.3A.5A.5B.5B.51'-3"24'-3"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-3"1'-3"1'-0"62'-0"62'-0"1'-0"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACE4.51%RAMP UP3.36%RAMP DN2.55%RAMP UPSTAIR #1ELEVATOR #1STAIR #2ELEVATOR #2EDED29.6736.1736.1729.6729.6736.1736.1736.1729.6729.67ED35.2528.7526'-0"26'-0"25'-6"25'-6"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0"9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA805/10/20231499 BAYSHORELEVEL P-3 STRIPING PLAN3/32" = 1'-0"PA81LEVEL P-3 STRIPING PLANtrue northplan north AA2346789BBCC510111A.3A.3B.7B.7A.7A.7B.3B.3A.5A.5B.5B.54.51%RAMP UP2.55%RAMP DN2.55%RAMP UP1'-3"24'-3"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-3"1'-3"1'-0"62'-0"62'-0"1'-0"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACESTAIR #1ELEVATOR #1STAIR #2ELEVATOR #2EDED39.8346.3346.3339.8339.8346.3346.3346.3339.8339.83ED45.4238.9226'-0"26'-0"25'-6"25'-6"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0"9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA905/10/20231499 BAYSHORELEVEL P-4 STRIPING PLAN3/32" = 1'-0"PA91LEVEL P-4 STRIPING PLANtrue northplan north AA2346789BBCC510111A.3A.3B.7B.7A.7A.7B.3B.3A.5A.5B.5B.51'-3"24'-3"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-3"1'-3"1'-0"62'-0"62'-0"1'-0"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACE4.51%RAMP UP2.55%RAMP DN2.55%RAMP UPSTAIR #1ELEVATOR #1STAIR #2ELEVATOR #2EDED50.0056.5056.5050.0050.0056.5056.5056.5050.0050.00ED55.5849.9226'-0"26'-0"25'-6"25'-6"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0"9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA1005/10/20231499 BAYSHORELEVEL P-5 STRIPING PLAN3/32" = 1'-0"PA101LEVEL P-5 STRIPING PLANtrue northplan north AA2346789BBCC510111A.3A.3B.7B.7A.7A.7B.3B.3A.5A.5B.5B.51'-3"24'-3"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-3"1'-3"1'-0"62'-0"62'-0"1'-0"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACE4.51%RAMP UP2.55%RAMP DN2.55%RAMP UPELEVATOR #1STAIR #1ELEVATOR CONTROLLER ROOM #1ELEVATOR CONTROLLER ROOM #2STAIR #2ELEVATOR #2EDSD60.1766.6766.6760.1760.1766.6766.6766.6760.1760.17ED65.7559.2526'-0"26'-0"25'-6"25'-6"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0"9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA1105/10/20231499 BAYSHORELEVEL P-6 STRIPING PLAN3/32" = 1'-0"PA111LEVEL P-6 STRIPING PLANtrue northplan north AA2346789BBCC510111A.3A.3B.7B.7A.7A.7B.3B.3A.5A.5B.5B.51'-3"24'-3"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-3"1'-3"1'-0"62'-0"62'-0"1'-0"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACE4.51%RAMP UP2.55%RAMP DNSTAIR #1ELEVATOR #1STAIR #2ELEVATOR #2SD70.3376.8376.8370.3370.3376.8376.8376.8370.3370.33RD75.9269.4226'-0"26'-0"25'-6"25'-6"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0"9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA1205/10/20231499 BAYSHORELEVEL P-7 STRIPING PLAN3/32" = 1'-0"PA121LEVEL P-7 STRIPING PLANtrue northplan north LEVEL P-1A13.5023467895LEVEL P-17.00LEVEL P-218.33LEVEL P-329.6710111LEVEL P-2A24.83LEVEL P-3A36.17LEVEL P-439.83LEVEL P-4A46.333'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"1'-3" 24'-3"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-3" 1'-3"67'-1"11'-4" 11'-4" 10'-2" 10'-2" 10'-2" 10'-2" 3'-9"LEVEL P-550.00LEVEL P-660.17LEVEL P-770.33LEVEL P-5A56.50LEVEL P-6A66.67LEVEL P-7A76.83243'-0" COLUMN FACE TO COLUMN FACE67'-1"22111211192020181955101220ABCLEVEL P-17.00LEVEL P-218.33LEVEL P-329.67A.3B.7LEVEL P-439.83A.7B.3A.5B.5LEVEL P-550.00LEVEL P-660.17LEVEL P-770.33126'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"67'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"112BEYOND1167'-1"13135201819220S T R U C T U R A L E N G I N E E R SSCALE:3/32" = 1'-0"PA1305/10/20231499 BAYSHOREBUILDING ELEVATIONS3/32" = 1'-0"PA131NORTH BUILDING ELEVATION - FINISH3/32" = 1'-0"PA132WEST BUILDING ELEVATION - FINISHKEYNOTE LEGEND1 CONCRETE MOMENT FRAME COLUMN2 CONCRETE MOMENT FRAME BEAM3 CONCRETE COLUMN4 CONCRETE GIRDER5CONCRETE BEAM6 CONCRETE SPANDREL7 CONCRETE SLAB ON GRADE8 ELEVATED CONCRETE SLAB9 CONCRETE RETAINING WALL10 CMU WALL12 METAL STAIRS, GUARDRAILS and HANDRAILS13 BARRIER BEAMS at VEHICLE ACCESS14 GALVANIZED BARRIER CABLES16 LIGHT POLE18 METAL FIN19 PERFORATED METAL SCREEN20 METAL CANOPY LEVEL P-1A13.5023467895LEVEL P-17.00LEVEL P-218.33LEVEL P-329.6710111LEVEL P-2A24.83LEVEL P-3A36.17LEVEL P-439.83LEVEL P-4A46.33LEVEL P-550.00LEVEL P-660.17LEVEL P-770.33LEVEL P-5A56.50LEVEL P-6A66.67LEVEL P-7A76.83243'-0"1'-3" 24'-3"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-3" 1'-3"67'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"67'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"21112616191810LEVEL P-1A13.50ABCLEVEL P-2A24.83LEVEL P-3A36.17A.3B.7LEVEL P-4A46.33A.7B.3A.5B.5LEVEL P-5A56.50LEVEL P-6A66.67LEVEL P-7A76.83126'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"15'-6"67'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"2111BEYOND51020101220S T R U C T U R A L E N G I N E E R SSCALE:3/32" = 1'-0"PA1405/10/20231499 BAYSHOREBUILDING ELEVATIONS3/32" = 1'-0"PA143SOUTH BUILDING ELEVATION - FINISH3/32" = 1'-0"PA144EAST BUILDING ELEVATION - FINISHKEYNOTE LEGEND1 CONCRETE MOMENT FRAME COLUMN2 CONCRETE MOMENT FRAME BEAM3 CONCRETE COLUMN4 CONCRETE GIRDER5CONCRETE BEAM6 CONCRETE SPANDREL7 CONCRETE SLAB ON GRADE8 ELEVATED CONCRETE SLAB9 CONCRETE RETAINING WALL10 CMU WALL12 METAL STAIRS, GUARDRAILS and HANDRAILS13 BARRIER BEAMS at VEHICLE ACCESS14 GALVANIZED BARRIER CABLES16 LIGHT POLE18 METAL FIN19 PERFORATED METAL SCREEN20 METAL CANOPY LEVEL P-1A13.5023467895LEVEL P-17.00LEVEL P-218.33LEVEL P-329.6710111'-3"24'-3"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-3"1'-3"1LEVEL P-2A24.83LEVEL P-3A36.17LEVEL P-439.83LEVEL P-4A46.33LEVEL P-550.00LEVEL P-660.17LEVEL P-770.33LEVEL P-5A56.50LEVEL P-6A66.67LEVEL P-7A76.83243'-0" COLUMN FACE TO COLUMN FACE54147314BEYOND16161667'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"67'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"2148521871433LEVEL P-1A13.508910LEVEL P-2A24.8324'-0"24'-0"7'-0"8'-0"8'-0"4'-0"4'-0"HOISTWAYWATER STORAGE TANKSUMP PITSUMP PITOFFICE BUILDING FIRE PUMP ROOM11'-4"S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA1505/10/20231499 BAYSHOREBUILDING SECTIONS3/32" = 1'-0"PA15ALONGITUDINAL BUILDING SECTION at LINE BKEYNOTE LEGEND1 CONCRETE MOMENT FRAME COLUMN2 CONCRETE MOMENT FRAME BEAM3 CONCRETE COLUMN4 CONCRETE GIRDER5 CONCRETE BEAM6 CONCRETE SPANDREL7 CONCRETE SLAB ON GRADE8 ELEVATED CONCRETE SLAB9 CONCRETE RETAINING WALL10 CMU WALL12 METAL STAIRS, GUARDRAILS and HANDRAILS13 BARRIER BEAMS at VEHICLE ACCESS14 GALVANIZED BARRIER CABLES16 LIGHT POLE18 METAL FIN19 PERFORATED METAL SCREEN20 METAL CANOPY1/4" = 1'-0"PA15BSECTION at WATER STORAGE TANK ABCLEVEL P-17.00LEVEL P-218.33LEVEL P-329.67LEVEL P-439.83LEVEL P-550.00LEVEL P-660.17LEVEL P-770.33126'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"67'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"16584141421721ABC1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE165858121271414LEVEL P-1 RAMPVARIESLEVEL P-2 RAMPVARIESLEVEL P-3 RAMPVARIESLEVEL P-4 RAMPVARIESLEVEL P-5 RAMPVARIESLEVEL P-6 RAMPVARIESLEVEL P-7 RAMPVARIES11'-4" 11'-4" 10'-2" 10'-2" 10'-2" 10'-2" 3'-9"67'-1"9S T R U C T U R A L E N G I N E E R SSCALE:3/32" = 1'-0"PA1605/10/20231499 BAYSHOREBUILDING SECTIONS3/32" = 1'-0"PA16CTRANSVERSE BUILDING SECTION at LINE 33/32" = 1'-0"PA16DTRANSVERSE BUILDING SECTION at LINE 6KEYNOTE LEGEND1 CONCRETE MOMENT FRAME COLUMN2 CONCRETE MOMENT FRAME BEAM3 CONCRETE COLUMN4 CONCRETE GIRDER5 CONCRETE BEAM6 CONCRETE SPANDREL7 CONCRETE SLAB ON GRADE8 ELEVATED CONCRETE SLAB9 CONCRETE RETAINING WALL10 CMU WALL12 METAL STAIRS, GUARDRAILS and HANDRAILS13 BARRIER BEAMS at VEHICLE ACCESS14 GALVANIZED BARRIER CABLES16 LIGHT POLE18 METAL FIN19 PERFORATED METAL SCREEN20 METAL CANOPY CITY OF BURLINGAME Community Development Department M E M O R A N D U M DATE: May 18, 2023 Director's Report TO: Planning Commission Meeting Date: May 22, 2023 FROM: Erika Lewit, Senior Planner SUBJECT: FYI – REVIEW OF CHANGES TO A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT AT 1120 SUMMER AVENUE, ZONED R-1. Summary: An application for Design Review and a Special Permit for Declining Height Envelope for first and second story additions to an existing single-unit dwelling at 1120 Summer Ave, zoned R-1, was approved by the Planning Commission on October 25, 2021 (see attached October 25, 2021 Planning Commission Meeting Minutes). A One Year Permit Extension was approved on October 26, 2022. A building permit for the project is currently under review. The applicant is proposing the changes listed below. Please refer to the applicant’s letter, dated May 17, 2023, for a detailed explanation of each change. • Four existing vinyl windows (three at the front elevation and one at the rear elevation) are proposed to be replaced with aluminum clad wood windows with simulated true divided lites in the same location and of approximately the same size as the existing windows; the remaining windows previously approved for the project are also aluminum clad wood windows with simulated true divided lites; • On every elevation of the house, the existing horizontal painted wood siding on the first floor is proposed to be replaced by cement plaster with a stone veneer wainscot; and • The approved door and window trim has been revised so that the top and bottom trim pieces extend past the connection with the side trim pieces; the trims at the second floor surrounded by wood shingles are proposed to remain wood and the trims at the first floor surrounded by cement plaster are proposed to be a synthetic material. Other than the changes detailed in the applicant’s letter and revised plans, there are no other changes proposed to the design of the house. If the Commission feels there is a need for more study, this item may be placed on an action calendar for a second review and/or public hearing with direction to the applicant. Attachments: October 25, 2021 Planning Commission Minutes Explanation Letter, dated May 17, 2023 Original and proposed plans, date stamped May 17, 2023 17 May 2023 To: Burlingame Planning Commission RE: 1120 Summer Ave – Planning FYI Dear Commissioners and Staff, I’m writing to you with some updates to the project at 1120 Summer Ave, including some changes from the original Planning Approval that the Owners would like to make. Once the Owners engaged with contractors, it became clear that the existing wood siding had deteriorated since the initial planning approval and should be replaced, and in doing so they decided to change the material for aesthetic preferences and lifespan of the building. In addition, the Owners have decided to fully replace all the existing windows at the Main House, so that there isn’t a mix of old cheap windows and brand-new windows. We worked with them to ensure that the changes they are seeking would enhance the overall exterior design, originally approved by the Planning Commission. 1. A4.1 South (Front) Elevation: a. Replace (3) existing wood / vinyl windows that were originally going to remain with (N) aluminum - clad wood windows with simulated-true-divided-lites, to match the rest of the house where (N) windows will be installed. b. Replace (E) aging, painted wood siding with painted exterior cement plaster and a stone wainscot. c. Instead of installing (N) wood trims at all windows and doors, install (N) wood trims for windows and doors at second floor shingles and install (N) synthetic trim for windows and doors at first floor cement plaster (for improved water proofing and overall building longevity). 2. A4.2: West (Side) Elevation: a. Replace (E) aging, painted wood siding with painted exterior cement plaster and a stone wainscot. b. Instead of installing (N) wood trims at all windows and doors, install (N) wood trims for windows and doors at second floor shingles and install (N) synthetic trim for windows and doors at first floor cement plaster (for improved water proofing and overall building longevity). 3. A4.3: North (Rear) Elevation: a. Replace (E) aging, painted wood siding with painted exterior cement plaster and a stone wainscot. b. Instead of installing (N) wood trims at all windows and doors, install (N) wood trims for windows and doors at second floor shingles and install (N) synthetic trim for windows and doors at first floor cement plaster (for improved water proofing and overall building longevity). 4. A4.4: East (Side) Elevation: a. Replace (1) existing vinyl window that was originally going to remain with (N) aluminum-clad wood windows with simulated-true-divided-lites, to match the rest of the house where (N) windows will be installed. b. Replace (E) aging, painted wood siding with painted exterior cement plaster and a stone wainscot. c. Instead of installing (N) wood trims at all windows and doors, install (N) wood trims for windows and doors at second floor shingles and install (N) synthetic trim for windows and doors at first floor cement plaster (for improved water proofing and overall building longevity). In summary, due to conversations with contractors, a second look at their desired home, and their goal of building a home that will stand for years to come, the Owners are requesting the approval of these changes to the originally approved design. We humbly ask that you approve this FYI to the project on behalf of the Intrieri family. Sincerely, Ted Catlin, Project Manager Dreiling Terrones Architecture BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, October 25, 2021 a.1120 Summer Avenue, zoned R-1 - Application for Design Review and Special Permit for declining height envelope for a first and second story addition to an existing single family dwelling. This project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (e) (1). (Richard Terrones, Dreiling Terrones Architecture, applicant and architect; Mark and Catherine Intrieri, property owners) (138 noticed) Staff Contact: Erika Lewit Commissioner Gaul made a motion, seconded by Vice-Chair Loftis, to approve the application. The motion carried by the following vote: Aye:Tse, Gaul, Loftis, and Schmid4 - Absent:Comaroto, and Larios2 - Recused:Terrones1 - Page 1City of Burlingame