HomeMy WebLinkAboutReso - PC - 2022.11.28 - 8BDocuSign Ehvelope lD: 88S37881-4344-436s'8615-69E0874D7D1F
RECORDING REQUESTED BY
Planning Department
City of Burlingame
WHEN RECORDED MAIL TO:
COMI\,IUNITY DEVELOPMENT DEPARTMENT
CIry OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAI\.4E. CA 94010
2023-012011
9:31 am 03/20/2023 R1 Fee: NO FEE
Count of Pages4
R€cord sd i n Off icial R6cords
Counly of San Mateo
Mark C h urch
Aaaoasor-county Cl6rk-Recorder
Resolution No. 2022-1 1 .28-88
21 05 CARI\4ELITA AVENUE
APN 027-162-170
TITLE OF DOCUMENT
I hereby certify this to be a full, true and conect copy of the
document it purports to be, the original of which is on file in my
office.
December 9 2022
hltn hykwt
r:j6At$Bs EEMtIDate
Kevin Gardiner, AICP, Community Development Director
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RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW,
AND SPECIAL PERMITS
RESOLVED, by the Planning Commission of the City of Burlingame that
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that
On the basis of the lnitial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial
evidence that the project set forth above will have a significant effect on the environment, and
categorical exemption, pursuant to the California Environmental Quality Act (CEQA), per
Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures
are exempt from environmental review, provided the addition will not result in an increase of
more than 50% of the floor area of the structures before the addition, is hereby approved.
Said Design Review and Special Permits are approved subject to the conditions set forth in
Exhibit "A" attached hereto. Findings for such Design Review and Special Permits are set forth
in the staff report, minutes, and recording of said meeting.
It is further directed that a certified copy of this resolution be recorded in the official records of
ch
5. tt,wELil-lrtu . Secreta ry of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 28th dav of November,2022 by the following vote
1
2
t,
ffi
LOWENTHAL, PFAFF. SCHf,IO, TSENOES: NONE
ABSET{T: ,{ONE
RECUSED: NONE
Secretary
WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn
Review and Special Permits for second floor plate heiqht and declinino heiqht envelooe for_q_.9999!d
story addition to an existinq sinqle-unit dwellinq at 2105 Carmelita Avenue. Zoned R-'1 , Aaron and
Tracv Avelar. oropertv owner. APN: 027-162-170;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
November 28. 2022, at which time it reviewed and considered the staff report and all other written
malerials and testimony presented at said hearing;
the County of San Mateo.
'../
2
EXHIBIT "A"
Conditions of Approval for Calegorical Exemption, Design Review, and Special permits
2105 Carmelita Avenue
Effective December 8, 2022
Page 1
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped November 16, 2022, sheets A0.1 through 42.3;
that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to planning
Division or Planning Commission review (FYl or amendment to be determined by planning
staff);
that any changes to the size or envelope of the basement, flrst or second floors, or garage,
which would include adding or enlarging a dorme(s), shall require an amendment to this
perm it;
that any recycling containers, debris boxes or dumpsters for the construction project shall be
placed upon the private property, if feasible, as determined by the Community Development
Director;
that demolition for removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be
required to comply with all the regulations of the Bay Area Air Quality Management District,
that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of approval
adopted by the Planning Commission. or City Council on appeal; which shall remain a part of
all sets of approved plans throughout the construction process. Compliance with all
conditions of approval is required. the conditions of approval shall not be modified or
changed without the approval of the Planning Commission, or City Council on appeal;
that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting detarls shall be included and approved in the construction plans before a Building
permit is issued;
3
4
5
7
8
1
that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration pro.iects to
submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit;
that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, in effect at time of building permit submittal, as amended by the City of Burlingame;
6
9
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review, and Special Permits
2'105 Carmelita Avenue
Effective December 8, 2022
Page 2
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that prior to scheduling the framing inspection the prolect architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at
framing, such as window locations and bays, are built as shown on the approved plans;
architectural certification documenting framing compliance with approved design shall be
submitted to the Building Division before the final framing inspection shall be scheduled;
11. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof ridge and provide certification of that height to the Building Division; and
12. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
DIAGONAL HATCH
DENOTES PROPOSED
SECOND FLOOR
OVERHANGS, TYP.
1-STORY DETACHED GARAGE
EXISTING NO CHANGE
ADJACENT
BUILDING ROOF
ADJACENT
BUILDING ROOF
EXISTING BUILDING
FOOTPRINTUP UPS55°10'18"E 127.19'
S55°10'18"E 108.64'N55°10'36"E 53.33'N34°49'42"E 50.00'4'-0"REQ.SIDESETBACK4'-0"REQ.SIDESETBACK15'-0"
REQUIRED FIRST FLOOR
FRONT SETBACK
20'-0"
REQUIRED SECOND FLOOR
FRONT SETBACK
15'-0
"
REQ
U
I
R
E
D
F
I
R
S
T
S
T
O
R
Y
REA
R
S
E
T
B
A
C
K
20'-0"
REQ
U
I
R
E
D
S
E
C
O
N
D
S
T
O
R
Y
REA
R
S
E
T
B
A
C
K
EXISTING
UNCOVERED
DECK AND STAIRS
TO REMAIN
EXISTING STONE
PATH TO REMAIN
EXISTING CONCRETE
DRIVEWAY TO REMAIN
CARMELITA AVEEXIST
CURB
CUTS
PLANTER STRIPSIDEWALKCURB5'-6"
34'-0"17'-8"EXIST GATE
5'-3"
ABOVE
GRADE
EXISTING
UNCOVERED PATIO
EXISTING 11"
HOLLY TREE
PROPOSED SECOND
FLOOR ADDITION 7'-11"EXISTING ANDPROPOSEDFIRST FLOORSIDE SETBACK7'-11"PROPOSEDSECONDFLOORSIDE SETBACK24'-5"PROPOSED SECONDFLOOR SETBACK50'-0
"
EXIS
T
I
N
G
A
N
D
P
R
O
P
O
S
E
D
F
I
R
S
T
F
L
O
O
R
R
E
A
R
S
E
T
B
A
C
K
EXISTING SECOND
FLOOR ABOVE
49'-3
"
PRO
P
O
S
E
D
S
E
C
O
N
D
F
L
O
O
R
R
E
A
R
S
E
T
B
A
C
K25'-1"EXISTING SECONDFLOOR SIDE SETBACK3'-012"EXISTING ANDPROPOSED FIRSTFLOORSIDE SETBACK4'-012"EXISTING SECONDFLOOR SIDE SETBACK25'-91 2"
PROPOSED SECOND
FLOOR FRONT SETBACK
EXISTING 27"
ASH TREE
EXISTING 38"
REDWOOD TREE
EXISTING CREEK
PROPERTY OWNER IMPROVEMENTS (DECK,
RETAINING WALL, POOL, SHED, DWELLING
FOUNDATION, DRIVEWAY PAD, ETC.) THAT ARE
CONSTRUCTED WITHIN 25' OF THE CREEK'S TOP
OF BANK SHALL STABILIZE THE SURROUNDING
AREA TO PREVENT EROSION DUE TO
STORMWATER DISCHARGE FROM THE
IMPROVEMENTS. IN ADDITION, VEGETATION THAT
MAY IMPACT THE CREEK MUST BE REMOVED AND
REPLACED WITH STABILIZED MATERIAL.
EXISTING SEWER
CLEANOUT
EXISTING
WATER
METER
17'-9"
EXISTING AND PROPOSED
FIRST FLOOR FRONT SETBACK
OVERHEAD POWER LINEEXISTING WATER LINE
EXISTING GAS LINE
EXI
S
T
S
W
R
L
I
N
E
EXIST ELEC PANEL/METEREXIST
GAS
METER
EXISTING OLIVE SHRUB
EXISTING STAIR
TO REMAIN EXISTING
LEMON TREE
EXIST
GRASS
LAWN
EXIST
TURF
NEW DOWNSPOUT IN EXIST LOCATION
EXISTING DOWNSPOUT
TO REMAIN
EXISTING DOWN-
SPOUT TO REMAIN
500.92'
TOP OF CURB
497.13'
TOP OF CURB
497.32'
PROPERTY CORNER
500.88'
PROPERTY CORNER
484.10'
PROPERTY CORNER
476.30'
PROPERTY CORNER
496.87'
MIDDLE BACKYARD
480.13'498.15'
15'-0
"
15'-0"
A0.1
AS NOTED
SITE PLAN, PROJECT DATA,
AND PHOTOGRAPHS OF
NEIGHBORING PROPERTIES
TED BONNEAU
C-30940
REN. 10.31.23
date:
scale:
sheet:
revisions:AINROFILACFO
E
T
A
T
SL IC E N S E D A RCHIT
E
CT
99 east blithedale avenue mill valley, california 94941
t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m
OXBSTUDIO
NOT FOR CONSTRUCTION
A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCENovember 16, 2022
Design Review Plan Check 10.17.22
WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE
Design Review Plan Check 11.16.22
SCALE: 1 8" = 1'-0"
PROPOSED SITE AND LANDSCAPE PLAN
GRAPHIC SCALE (IN FEET)
0 10 20
N
1
AVELAR RESIDENCE
ADDITION, REMODEL & FOUNDATION REPAIR
TO A SINGLE FAMILY RESIDENCE AT:
2105 CARMELITA AVE |
BURLINGAME | CALIFORNIA 94010
DESIGN REVIEW
SYMBOLS LEGEND
ELEVATION
NUMBER-
-
ELEVATION TAG
SHEET
NUMBER
SECTION
NUMBER-
-
SECTION TAG
SHEET
NUMBER
NORTH ARROW
N INDICATES
DIRECTION
OF NORTH
REVISION CLOUD
1
AREA
REVISED
REVISION #
ARCHITECTURAL
A0.1 SITE PLAN, PROJECT DATA, AND PHOTOS OF NEIGHBORING PROPERTIES
A1.1 DEMOLITION AND PROPOSED FLOOR PLANS, ROOF PLAN
A2.1 EXTERIOR ELEVATIONS
A2.2 EXTERIOR ELEVATIONS
INDEX OF DRAWINGS
ABBREVIATIONS
PROJECT TEAM
A.F.F.ABOVE FINISH FLOOR
CLR.CLEAR
D.I.DRAINAGE INLET
D.S.DOWN SPOUT
DIM.DIMENSION
EQ.EQUAL
F.F.FINISH FLOOR
G.S.M.GALVANIZED SHEET METAL
GYP.BD.GYPSUM BOARD
M.D.F.MEDIUM DENSITY FIBERBOARD
MFR.MANUFACTURER
MIN.MINIMUM
PL PROPERTY LINE
R.D.ROOF DRAIN
R.O.ROUGH OPENING
R.W.L.RAIN WATER LEADER
S.C.D.SEE CIVIL DRAWINGS
S.L.D.SEE LANDSCAPE DRAWINGS
S.S.D.SEE STRUCTURAL DRAWINGS
SIM.SIMILAR
T&G TONGUE AND GROOVE
T.S.TUBE STEEL
TYP.TYPICAL
U.O.N UNLESS OTHERWISE NOTED
V.I.F.VERIFY IN FIELD
W.P.WATER PROOF
W.R.B.WEATHER RESISTANT BARRIER
W.U.I. WILDLAND URBAN INTERFACE
VICINITY MAP
PROJECT DESCRIPTION
SECOND STORY ADDITION AND INTERIOR REMODEL TO SINGLE FAMILY RESIDENCE. FOUNDATION REPAIR.
OWNER
TRACY & AARON AVELAR
2105 CARMELITA AVE,
BURLINGAME, CA 94010
TEL 415.990.1027
aarona@abbottavelar.com
ARCHITECT
OXBSTUDIO ARCHITECTS
CHAD STITH & RACHEL SEIFERT
99 E BLITHEDALE AVE
MILL VALLEY, CA 94941
TEL 415.383.9001
chad@oxbstudio.com
rachel@oxbstudio.com
SITE LOCATION
2105 CARMELITA AVE, BURLINGAME, CA 94010
030-032-16
5,896 SF
V-B
R3
R-1
1,429 SF
1,429 SF (NO CHANGE)
426 SF
606 SF
1,032 SF
2,461 SF
458 SF
458 SF (NO CHANGE)
PROPERTY ADDRESS:
ASSESSORS PARCEL NUMBER:
LOT AREA:
CONSTRUCTION TYPE:
OCCUPANCY GROUP:
ZONING:
EXISTING FIRST FLOOR AREA:
PROPOSED FIRST FLOOR AREA:
EXISTING SECOND FLOOR AREA:
PROPOSED SECOND FLOOR ADDITION:
PROPOSED TOTAL SECOND FLOOR AREA:
TOTAL NET FLOOR AREA
(WHOLE HOUSE):
EXISTING GARAGE:
PROPOSED GARAGE:
PROJECT DATA
TRUE
SCALE: NTS
PHOTOGRAPHS OF NEIGHBORING PROPERTIES
2
2103 CARMELITA AVE PROJECT SITE 2109 CARMELITA AVE 2115 CARMELITA AVE
GENERAL NOTES
1. THERE WILL BE NO PERMANENT
STRUCTURES (RETAINING WALLS, FENCES,
COLUMNS, MAILBOXES, ETC.) PROPOSED
BEYOND THE PROPERTY LINE AND INTO
THE PUBLIC RIGHT-OF-WAY
2. ALL TREES, SHRUBS, HEDGES, AND
GROUND COVERS ARE EXISTING TO
REMAIN.
NTRUE
WALL LEGEND
EXISTING WALL TO REMAIN
EXISTING WALL TO BE DEMOLISHED
EXISTING FEATURE TO BE DEMOLISHED
NEW WALL
PRIMARY BATHROOM
10'-1 x 18'-2"BENCHSHOWER DESKCABINETBOOKS FP
CLOSETCABINET
WINDOW SEATPRIMARY BEDROOM
20'-9" x 16'-8"
BATHROOM
8'-0" x 8'-0"
BEDROOM
11'-0" x 13'-3"LINENFREESTANDING TUBVANITY BYOWNERCABINET
SKYLIGHT
CABINET
BOOKS
CLOSET
LIVING
DINING
ENTRYPORCH
KITCHEN
FAMILY
BEDROOM 1
CLOSETBATH
HALL
CLOSETCLOSET
CLOSET
EXISTING WOOD
DECK TO REMAIN
SCALE: 1 4" = 1'-0"
EXISTING FIRST FLOOR PLAN (NO CHANGE)
2
SCALE: 1 4" = 1'-0"
DEMOLITION SECOND FLOOR PLAN
1
SCALE: 1 4" = 1'-0"
PROPOSED SECOND FLOOR PLAN
3
REMOVE DECK
REMOVE WINDOW
REMOVE DOORS2'-7"
WALK-IN CLOSET
11'-0" x 6'-3"
CLOSET
4'-10" x 7'-11"
HALL
4'-10" x 3'-2"
BEDROOM
11'-0" x 13'-3"
BATHROOM
8'-0" x 8'-0"15'-8"20'-412"28'-5"3'-0"
34'-0"2'-0"15'-8"10'-7"3'-0"2'-0"17'-8"25'-91 2"
TO FRONT PROPERTY LINE
7'-11"TO SIDEPROP. LINE4'-012"TO SIDEPROPERTYLINE38'-012"A2.2
3
A2.2
1
A2.1
3
A2.2
4
A2.2
2
A2.1
4
A2.1
2
A2.1
1
SCALE: 1 4" = 1'-0"
PROPOSED ROOF PLAN
4
20'-5"
A2.2
3
A2.2
1
A2.1
3
A2.1
1
EXISTING
ROOF
EXISTING
ROOF
NEW
ROOF
NOTE: THIS IS NOT A FULL DEMOLITION AND RECONSTRUCTION OF
THE EXISTING SECOND STORY. PROPOSED SECOND FLOOR ADDITION
SHALL BE ADDED TO EXISTING SECOND FLOOR FOOTPRINT.5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE112:12SLOPE4:12
SLOPE
4:12
SLOPE
4:12
SLOPE
3:12
SLOPE
2:12
SLOPE
EXISTING WOOD
DECK TO REMAIN
EXISTING WOOD
RAILING TO REMAIN,
TYP.
EXISTING WOOD
STAIRS TO REMAIN
EXISTING WOOD RAILING
TO REMAIN, TYP.
EXISTING WOOD POSTS UNDER
DECK TO REMAIN, TYP.
EXISTING WOOD
STAIRS TO REMAIN
EXISTING CONCRETE
STEP TO REMAIN
EXISTING WOOD
RAILING TO REMAIN
A2.3
1
A2.3
1
A2.3
3
A2.3
2
A2.3
2
A2.3
3
A2.3
1
A2.3
2
A2.3
3
EXISTING DOWNSPOUT TO REMAIN
EXISTING DOWNSPOUT
TO REMAIN
EXISTING DOWNSPOUT
TO REMAIN
NEW DOWNSPOUT IN
EXISTING LOCATION
EXISTING DOWNSPOUT
TO REMAIN
EXISTING DOWNSPOUT TO REMAIN
A1.1
1 4" = 1'-0"
DEMOLITION AND
PROPOSED FLOOR
PLANS, ROOF PLAN
TED BONNEAU
C-30940
REN. 10.31.23
date:
scale:
sheet:
revisions:AINROFILACFO
E
T
A
T
SL IC E N S E D A RCHIT
E
CT
99 east blithedale avenue mill valley, california 94941
t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m
OXBSTUDIO
NOT FOR CONSTRUCTION
A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCENovember 16, 2022
Design Review Plan Check 10.17.22
WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE
Design Review Plan Check 11.16.22
SCALE: 1 4" = 1'-0"
BASEMENT PLAN - EXISTING NO CHANGE
1
SCALE: 1 4" = 1'-0"
DETACHED GARAGE PLAN - EXISTING NO CHANGE
2
A2.3
3
A2.3
1
6'-2" BASEMENT
CEILING HEIGHT
2'-8" CRAWL SPACE
CEILING HEIGHT
CRAWL SPACE BASEMENT
SEE SECTIONS 1&3 / A2.3
FOR MORE INFORMATION
A1.2
1 4" = 1'-0"
EXISTING GARAGE &
BASEMENT FLOOR
PLANS
TED BONNEAU
C-30940
REN. 10.31.23
date:
scale:
sheet:
revisions:AINROFILACFO
E
T
A
T
SL IC E N S E D A RCHIT
E
CT
99 east blithedale avenue mill valley, california 94941
t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m
OXBSTUDIO
NOT FOR CONSTRUCTION
A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCENovember 16, 2022
Design Review Plan Check 10.17.22
WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE
Design Review Plan Check 11.16.22
NEW SECOND
FLOOR CEILING
SECOND FLOOR
FIRST FLOOR 8'-6" CEILING8'-4" CEILING9'-7"3'-3"4'-3"STUCCO TO MATCH
EXISTING, TYP.
SPANISH CLAY TILE ROOF TO
MATCH EXISTING, TYP.
PAINTED ALUMINUM CLAD
WOOD WINDOWS TO
MATCH EXISTING, TYP.
STAINED WINDOW TRIM TO
MATCH EXISTING, TYP.
NEW STAINED
WOOD BELLY BAND
STUCCO TO MATCH EXISTING, TYP.
SPANISH CLAY TILE ROOF TO
MATCH EXISTING, TYP.
PAINTED ALUMINUM CLAD WOOD WINDOWS
WITH SIMULATED TRUE DIVIDED LITES TO
MATCH EXISTING, TYP.
STAINED WINDOW
TRIM TO MATCH
EXISTING, TYP.
NEW TOP
OF RIDGE
25'-514"3'-934"NEW WINDOWS 5:12 SL
O
P
E
5:12
S
L
O
P
E
5:12
11 2 :12 SLOPE
4:12
5:12
502.57'
512.15'
520.65'
524.46'
EXISTING WINDOW
TO REMAIN
EXISTING WINDOWS
TO REMAIN
EXISTING WINDOWS TO REMAIN
EXISTING WINDOW
TO REMAIN
EXISTING WINDOWS
TO REMAIN
EXISTING WINDOWS TO REMAIN
EXISTING
WINDOWS
TO REMAIN
EXISTING WOOD RAILING,
DECK, AND STAIRS TO
REMAIN, TYP.
NEW ROUGHT
IRON RAILING
NEW PAINTED METAL VENT
EXISTING
DOOR
TO
REMAIN
EXISTING GUTTER
AND DOWNSPOUT
TO REMAIN
NEW DOWNSPOUT IN
EXISTING LOCATION
EXISTING GUTTER
AND DOWNSPOUT
TO REMAIN
EXISTING GUTTER AND
DOWNSPOUT TO REMAIN
AVERAGE TOP OF CURB499.03'
FIRST FLOOR
CEILING
510.90'
EXISTING
WINDOW
TO REMAIN
NEW WINDOW
45° DECLINING HEIGHT ENVELOPE7'-11"PROPERTY LINE489.14'14'-0"7'-6"ABOVE SECOND FINISH FLOORNEW WINDOW NEW WINDOW NEW WINDOW
EXISTING SECOND
FLOOR CEILING
SECOND FLOOR
FIRST FLOOR 7'-5" CEILING8'-4" CEILING9'-7"REMOVE WINDOWS
REMOVE DECK
EXISTING TOP
OF RIDGE
23'-4"5:12 SL
O
P
E
5:12
S
L
O
P
E
11 2 :12 SLOPE
4:12
S
L
O
P
E
4:12 SL
O
P
E
3:12 SLOPE
3:12 SL
O
P
E
502.57'
512.15'
519.57'
522.37'
AVERAGE TOP OF CURB499.03'
FIRST FLOOR
CEILING
510.90'
D.H.E. POINT OF DEPARTURE =
(15' FROM FRONT PROPERTY CORNER +
15' FROM REAR PROPERTY CORNER) / 2 =
(498.15' + 480.13') / 2 = 489.14'
45° DECLINING HEIGHT
ENVELOPE BASED ON BUILDING
CORNER ELEVATIONS
A2.1
1 4" = 1'-0"
EXTERIOR ELEVATIONS
TED BONNEAU
C-30940
REN. 10.31.23
date:
scale:
sheet:
revisions:AINROFILACFO
E
T
A
T
SL IC E N S E D A RCHIT
E
CT
99 east blithedale avenue mill valley, california 94941
t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m
OXBSTUDIO
NOT FOR CONSTRUCTION
A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCENovember 16, 2022
Design Review Plan Check 10.17.22
WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE
Design Review Plan Check 11.16.22
SCALE: 1 4" = 1'-0"
PROPOSED FRONT (NORTH) ELEVATION
GRAPHIC SCALE (IN FEET)
0 5 10
1
SCALE: 1 4" = 1'-0"
EXISTING FRONT (NORTH) ELEVATION
2
SCALE: 1 4" = 1'-0"
PROPOSED SIDE (EAST) ELEVATION
GRAPHIC SCALE (IN FEET)
0 5 10
3
SCALE: 1 4" = 1'-0"
EXISTING SIDE (EAST) ELEVATION
4
8'-6" CEILING8'-4" CEILING9'-7"NEW ROUGHT
IRON RAILING
NEW STAINED
WOOD CORBELS
STUCCO TO MATCH
EXISTING, TYP.
SPANISH CLAY TILE ROOF TO
MATCH EXISTING, TYP.
PAINTED ALUMINUM CLAD WOOD
WINDOWS TO MATCH EXISTING, TYP.
STAINED WINDOW TRIM
TO MATCH EXISTING, TYP.
STUCCO TO MATCH
EXISTING, TYP.
SPANISH CLAY TILE ROOF TO
MATCH EXISTING, TYP.
PAINTED ALUMINUM CLAD
WOOD WINDOWS WITH
SIMULATED TRUE DIVIDED
LITES TO MATCH EXISTING, TYP.
STAINED WINDOW TRIM TO
MATCH EXISTING, TYP.25'-514"3'-934"NEW WINDOW
NEW WINDOW
NEW JULIET
DOORS
3:12 SLO
P
E
2:12 SLO
P
E
4:12 SL
O
P
E
4:12 SLOPE
5:12
S
L
O
P
E
5:12 S
L
O
P
E
NEW SECOND
FLOOR CEILING
SECOND FLOOR
FIRST FLOOR
NEW TOP
OF RIDGE
502.57'
512.15'
520.65'
524.46'
EXIST. WINDOW
TO REMAIN
EXISTING WINDOW
TO REMAIN
EXISTING WINDOW
TO REMAIN
EXISTING WINDOW
TO REMAIN
EXISTING
WINDOW TO
REMAIN
EXISTING
WINDOW TO
REMAIN
EXISTING WINDOWS TO REMAIN
NEW WINDOW
EXISTING DOORS TO REMAIN
EXISTING
DOOR TO
REMAIN
EXISTING
WINDOW
TO REMAIN
6'-2" TALL DOOR BEHIND DECK STRUCTURE EXISTING TO REMAIN
WINDOW BEHIND DECK STRUCTURE EXISTING TO REMAIN
EXISTING WOOD
RAILING TO
REMAIN, TYP.
NEW ROUGHT
IRON RAILING
EXISTING GUTTER
AND DOWNSPOUT
TO REMAIN
EXISTING
GUTTER AND
DOWNSPOUT
TO REMAIN
EXISTING WOOD RAILING,
DECK, AND STAIRS TO
REMAIN, TYP.
WINDOW BEHIND DECK STRUCTURE EXISTING TO REMAIN
NEW DOWNSPOUT
IN EXISTING
LOCATION
EXISTING GUTTER AND
DOWNSPOUT TO REMAIN
EXISTING GUTTER AND
DOWNSPOUT TO REMAIN
AVERAGE TOP
OF CURB
499.03'
FIRST FLOOR
CEILING
510.90'
4
5
°
D
E
C
L
I
N
I
N
G
H
E
I
G
H
T
E
N
V
E
L
O
P
E
7'-11"PROPERTY LINE489.14'14'-0"7'-6"ABOVE SECOND FINISH FLOORNEW STAINED
WOOD CORBELS
D.H.E. POINT OF DEPARTURE =
(15' FROM FRONT PROPERTY CORNER +
15' FROM REAR PROPERTY CORNER) / 2 =
(498.15' + 480.13') / 2 = 489.14'7'-5" CEILING8'-4" CEILING9'-7"REMOVE DECK
REMOVE DECK
REMOVE DOORS
23'-4"3:12 SLO
P
E
2:12 SLO
P
E
4:12 SL
O
P
E
4:12 SLOPE
21
2:12 SLOP
E
EXISTING SECOND
FLOOR CEILING
SECOND FLOOR
FIRST FLOOR
EXISTING TOP
OF RIDGE
502.57'
512.15'
519.57'
522.37'
EXISTING WOOD RAILING,
DECK, AND STAIRS TO
REMAIN, TYP.
AVERAGE TOP
OF CURB
499.03'
FIRST FLOOR
CEILING
510.90'
45° DECLINING HEIGHT
ENVELOPE BASED ON BUILDING
CORNER ELEVATIONS
A2.2
1 4" = 1'-0"
EXTERIOR ELEVATIONS
TED BONNEAU
C-30940
REN. 10.31.23
date:
scale:
sheet:
revisions:AINROFILACFO
E
T
A
T
SL IC E N S E D A RCHIT
E
CT
99 east blithedale avenue mill valley, california 94941
t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m
OXBSTUDIO
NOT FOR CONSTRUCTION
A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCENovember 16, 2022
Design Review Plan Check 10.17.22
WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE
Design Review Plan Check 11.16.22
SCALE: 1 4" = 1'-0"
PROPOSED REAR (SOUTH) ELEVATION
GRAPHIC SCALE (IN FEET)
0 5 10
1
SCALE: 1 4" = 1'-0"
EXISTING REAR (SOUTH) ELEVATION
2
SCALE: 1 4" = 1'-0"
PROPOSED SIDE (WEST) ELEVATION
3
SCALE: 1 4" = 1'-0"
EXISTING SIDE (WEST) ELEVATION
4
8'-6"PROPOSED CEILING8'-4"EXISTING CEILING TO REMAIN9'-7"21'-1034"3'-934"STAIR
BEDROOM 1CLOSETBATHLIVINGCASED OPENING
TO ENTRY
HALL
WALK-IN
CLOSETBEDROOM PRIMARY
BEDROOM
BEDROOM 1 FAMILY
ROOM KITCHEN
BASEMENT
BASEMENT
NEW SECOND FLOOR CEILING
SECOND FLOOR
FIRST FLOOR
NEW TOP OF RIDGE
502.57'
512.15'
520.65'
524.46'
FIRST FLOOR CEILING 510.90'
EXISTING SECOND FLOOR CEILING 519.57'
PRIMARY
BEDROOM
KITCHENDINING
NEW SECOND FLOOR CEILING
SECOND FLOOR
FIRST FLOOR
NEW TOP OF RIDGE
502.57'
512.15'
520.65'
524.46'
FIRST FLOOR CEILING 510.90'
EXISTING SECOND FLOOR CEILING 519.57'
BASEMENT CEILING 501.20'
BASEMENT FLOOR 495.03'
BASEMENT CEILING 501.20'
BASEMENT FLOOR 495.03'
CRAWL SPACE FLOOR 498.53'2'-8"EXISTINGCEILINGTO REMAINCRAWL SPACE FLOOR 498.53'7'-5"EXISTING CEILING6'-2"EXISTING CEILINGTO REMAIN8'-6"PROPOSED CEILING8'-4"EXISTING CEILING TO REMAIN9'-7"21'-1034"3'-934"2'-8"EXISTINGCEILINGTO REMAIN7'-5"EXISTING CEILING6'-2"EXISTING CEILINGTO REMAINA2.3
1 4" = 1'-0"
EXTERIOR ELEVATIONS
TED BONNEAU
C-30940
REN. 10.31.23
date:
scale:
sheet:
revisions:AINROFILACFO
E
T
A
T
SL IC E N S E D A RCHIT
E
CT
99 east blithedale avenue mill valley, california 94941
t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m
OXBSTUDIO
NOT FOR CONSTRUCTION
A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCENovember 16, 2022
Design Review Plan Check 10.17.22
WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE
Design Review Plan Check 11.16.22
SCALE: 1 4" = 1'-0"
SECTION - NORTHWEST
GRAPHIC SCALE (IN FEET)
0 5 10
1
SCALE: 1 4" = 1'-0"
SECTION - NORTHEAST
2
SCALE: 1 4" = 1'-0"
SECTION - NORTHEAST
3