HomeMy WebLinkAboutReso - PC - 2022.12.12 - 7BDocuSign Envelope lD: 88937881-A344-4366-8615S9E0874D7D1 F
RECORDING REQUESTED BY
Planning Department
City of Burlingame
WHEN RECORDED [,IAIt TO
COMI\,lUNITY DEVELOPMENT DEPARTMENT
CITY OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
2023-012012
9:31 am 03/202023 Rl Foe: NO FEE
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Recordod in Off acial Recods
Co unty of San Mat@
Mark Church
Ase6ssor-County Clork-R6cord€r
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Resolution No 2022-12.12-78
2517 EASTON DRIVE
APN 027-195-070
TITLE OF DOCUMENT fi
il
I hereby certify his to be a full, true and conect mpy of the
document it purports to be, the original of wtrich is on file in my
office.
Oe@nbet 23.2022
Ww earluu
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t{EDate
Kevin Gardiner AICP Cornmunity Development D rector
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that.
WHEREAS, a Categorical Exemption has been prepared and application has been made for Desion
Review for a first and seco nd story addition to an existino sinqle-unit dwellinq at 2517 Easton Drive
zoned R-Michael Liu. Drooertv owner.APN: 027-195-070
It is further directed that
County of San Mateo.
a certified copy of this re be recorded in the official reco of the
1
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on December
12. 2022, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at sard hearing.
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Ptanning 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 rs no substantial
evidence that the project set forth above will have a significant effect on the environment, and
categorical exemption. 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
are exempt from environmental review, is hereby approved.
Said Design Review is approved subject to the conditions set forth in Exhibit "A" attached hereto.
Findings for such Design Review is set forth in the staff report, minutes, and recording of said
meeting.
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2
t,
hairperson
e,LCLrFr'-'i H*t--, Secretary of the Planning Commission of the C of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 12th dav of December, 2022 by the following vote:
2517 EASTOT ORwE - RESO 2022-12.12-78
AYES: COrIAROTO, GAUI- HORAil,
LOWET{THAL, PFAFF, SCHTID, TSE
NOES: I{ONE
ABSEIIT: NONE
RECUSED: NONE
rya
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review
2517 Easton Drive
Effective December 22, 2022
Page 1
1 that the project shall be built as shown on the plans submitted to the Planning Division date
stamped November 7, 2022, sheets A1 through 46;
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 lo 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 dormer(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 slructures 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 prolect, 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 details shall be included and approved in the construction plans before a Building
permit is issued;
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that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or erlerior, 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;
Conditions of Approval for Categorical Exemption and Design Review
2517 Easton Drive
Effective December 22, 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 schedufing the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved desjgn 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; and
11 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.
EXHIBIT "4"
IEASTON DRIVE (60' WIDE)DESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22A1PROJECT DESCRIPTION:·REMODEL & ADDITION TO [E] 2-STORY HOUSE·ENLARGED SUNROOM ON 2ND FLOOR·NO TREE WILL BE REMOVEDPROJECT ADDRESS:2517 EASTON DR, BURLINGAME CA 94010PROJECT OWNER: TIFFANY & MICHAEL LIUAPN: 027-159-070ZONING: R-1TYPE OF CONSTRUCTION: V-BBUILDING OCCUPANCY: R-3 / ULOT SIZE: 13,404 SQ. FT. [ 0.31 ACRE ]ALLOWABLE FLOOR AREA:[ 0.32 x 13,404 ] + 1,100 SQ.FT.= 5,389 [INCL. GARAGE]BUILDING AREA[E] MAIN FLR [INCL. GARAGE]1,774±[E] AREA OVER 12' HIGH 122MAIN FLR ADDITION 77[E] UPPER FLR 873 ± UPPER FLR ADDITION 83TOTAL2,929 [E] COVERED PORCH 14 ±[E] A.D.U.1,006TOTAL FLOOR AREA: 2,803+14+1006 = 3,823REMODELED FLOOR AREA = 534 SQ.FT.TOTAL ADDITION AREA = 160 SQ.FT.PROPOSED [N] DECK = 470 SQ.FT.ALLOWABLE LOT COVERAGE:40% x 13,404 = 5,362 SQ.FT.LOT COVERAGEMAIN HOUSE 1,865 ±ADU 1,006[N] DECK OVER 30" ABOVE GRADE 470TOTAL 3,341 ±P R O J E C T D A T AV I C I N I T Y M A PExisting drainage pattern to remain. Direct flowfrom new addition into rear landscaped areas.No grading required except for foundation /crawlspace excavations & finish shaping for properdrainage.Final grades to slope 5% for 10' from structuresDownspouts flow to discharge across splashblocks into landscaped areas.Water shall not be allowed to pond adjacent tofoundations.GRADING & DRAINAGE NOTESThe contractor shall furnish all material, labor, scaffolding,utensils, and apparatus required for the work shown onthese plans and pay for the full freightage cartage, taxes,and handling of material associated with the work.All work shall comply and conform to all codes andregulations, including the 2019 CBC, CMC, CPC, CEC,CRC, & CAL Green, & 2019 California Energyrequirements, and all local, state and federal requirements,codes and regulations, unless otherwise noted.Contractor shall be solely responsible for job and worksitesafety.All work is to be performed in accordance with these plansand specifications and to the satisfaction of the owner.Bidders shall visit the site and familiarize themselves withall existing conditions, and be prepared to carry out thework within the existing limitations.Verify all dimensions in the field, written dimensions haveprecedence over scaled dimensions. Any discrepanciesbetween drawings and/or specifications and actualconditions shall be brought to the attention of thearchitect for immediate clarification prior to proceedingwith the work.Change orders shall be in writing.Substitutions will be considered, but do not substitutematerials, equipment, or methods without specificadvanced approval by the architect.Contractor shall notify the architect of all modifications todrawing by the building department and of all changesrequested by the inspector.Follow manufacturer's instructions carefully. Manufacturer'soperating instructions and guarantees shall be given tothe owner at the end of the job.All features of construction not fully shown shall be of thesame type and character as that shown for similarconditions. For special conditions or discrepancies,notify the architect before bidding or proceeding withwork.All material shall be of the best of their respective kinds,new, and subject to the approval of the owner. All work isto be performed in the best manner by skilled workmen.It is the responsibility of the contractor & sub-contractorsto notify the architect and/or engineer of anydiscrepancies, inconsistencies, errors or omissions in theplans & specifications which might affect the work, prior toproceeding with the work.G E N E R A L N O T E SContractor to install straw waddles along downhill sideof work area (as shown on Site Plan).Contractor shall be responsible that no mud or muddywater leaves the property.CONSTRUCTION-PHASESTORM-WATER MANAGEMENTB U I L D I N G D I V I S I O N N O T E S1.Project shall comply with the 2019 CALIFORNIABUILDING CODE, 2019 CALIFORNIA RESIDENTIAL CODE(where applicable), 2019 CALIFORNIA MECHANICALCODE, 2019 CALIFORNIA ELECTRICAL CODE, AND2019 CALIFORNIA PLUMBING CODE, 2019 ENERGYCODE including all amendments as adopted in Ordinance1889.2.As of January 1, 2014, SB 407 (2009) requiresnon-compliant plumbing fixtures to be replaced bywater-conserving plumbing fixtures when a property isundergoing alterations or improvements. This law appliesto all residential and commercial properties built prior toJanuary 1, 1994.3.Any hidden conditions that require work to be performedbeyond the scope of the building permit issued for theseplans may require further city approvals including reviewby the planning commission. The building owner, projectdesigner, and/or contractor must submit a revision tothe city for any work not graphically illustrated on thejob copy of the plans prior to performing the work.4.Grading permit, if required, will be obtained from theDepartment of Public Works.5.Rooms that can be used for sleeping purposes musthave at least one window or door that complies with theegress requirements.6.Finished headroom height for each room on the secondfloor complies with 2013 CRC SECTION 305.1.7.No person shall erect (including excavation and grading),demolish, alter or repair any building or structure otherthan between the following hours except in the case ofurgent necessity in the interest of of public health andsafety, and then only with prior written approval from theBuilding Official, which approval shall be granted for aperiod not to exceed three days. No work on Sundaysand Holidays. Holidays are:-First day of January-Third Monday of February-Last Monday of May-Fourth day of July-First Monday of September-Eleventh day of November-Fourth Thursday in November-Twenty-fifth day of DecemberIf the first day of January, fourth day of July, the eleventhday of November or the twenty-fifth day of Decemberfalls upon a Sunday, the following Monday is a holiday.CONSTRUCTION HOURS per city of Burlingame MunicipalCode 18.07.110Monday through Friday8 AM to 7 PMSaturdays9 AM to 6 PMStormwater requirements are required to beimplemented at stand-alone single family homeprojects that create /or replace 2,500 sq.ft. ormore of impervious surface. These requirementsare in addition to any city requirements.1.Any project in the city, regardless of size,shall comply with city's NPDES (storm water)permit to prevent storm water pollutionfrom construction activities.2.Best Management Practices (BMPS)requirements apply on any projects usingarchitectural copper.3.Direct roof runoff onto vegetated areas.4.Direct roof runoff from driveways and/oruncovered parking lots onto vegetatedareas.5.Minimize land disturbances and imperioussurfaces (especially parking lots)6.Landscaping6.1.1.Retain existing vegetation aspracticable.6.1.2.Select diverse species appropriateto the site. include plants that arepest and/or disease-resistant,drough-tolerant, and/or attractbeneficial insects.6.1.3.Minimize use of pesticides andquick-release fertilizers.6.1.4.Use efficient irrigation system;design to minimize runoff.7.Best Management Practice (BMP):7.12.Attach the San Mateo countywidewater pollution preventionprogram's construction BMP plansheet to project plans and requirecontractor to implement theapplicable BMP's on the plan sheet.7.13.Use sediment controls or filtrationto remove sediment whende-watering and obtain allnecessary permits.7.14.Trap sediment on-site , usingBMPS such as sediment basins ortraps, earthen dikes or berms, siltfences, check dams, soil blanketsor mats, covers for soil stockpiles, etc.7.15.Protect adjacent properties andundisturbed areas fromconstruction impacts usingvegetative buffer strips, sedimentbarriers or filters, dikes, mulchingor other measures as appropriate.7.16.Limit construction access routesand stabilize designated accesspoints.7.17.No cleaning, fueling, or maintainingvehicles on-site, except in adesignated area where wash-wateris contained and treated.7.18.Store, handle, and dispose ofconstruction materials/wasteproperty to prevent contact withstorm water.7.19.Contractor shall train and provideinstruction to allemployees/subcontractos re:construction BMPS.7.20.Control and prevent the dischargeof all potential pollutant, includingpavement cutting wastes, paints,concrete, petroleum products,chemical, wash water or sediments,rinse water from architecturalcopper and non-storm waterdischarges to storm drain andwatercourse.7.21.Plumb interior parking garage floordrains to sanitary sewer.7.22.Design for discharge of firesprinkler test water to landscapeor sanitary sewer.7.23.Provide notes, specification , orattachments describing thefollowing:7.23.1.1.Construction,operation, andmaintenance of erosionand sediment controls,include inspectionfrequency,7.23.1.2.Methods and schedulefor grading, excavation,filling, clearing ofvegetation, andstorage and disposal ofexcavated or clearedmaterial;7.23.1.3.Provisions fortemporary and/orpermanent irrigation.S T O R M W A T E R D I V I S I O N N O T E S1.Rehabilitated landscape must comply withthe water conservation in landscapeordinance irrigation plan.2.No existing tree over 48 inches incircumference at 54 inches from base oftree may be removed without aprotected tree permit from the ParksDivision (558-7330).PARKS DIVISION NOTESEXISTING AREA2,9697,112LOCATIONBUILDINGDRIVEWAYTOTALWALKS & PATIOS3,8333102,9796,6383,34931010<474><484>0PROPOSED AREAINCREASED AREAP U B L I C W O R K S N O T E S1.Any work in the City right-of-way, suchas street sidewalk area, publiceasements, and utility easements isrequired to obtain EncroachmentPermit prior to starting work.2.All work in the City right-of-way shallcomply with City Standards andDetails. Standard Details are availableat:https://www.burlingame.org/departments/public_works/city_standard_details.php3.Based on the scope of work, this is aType I project that requires aStormwater Construction PollutionPrevention Permit. This permit isrequired prior to issuance of a BuildingPermit. An initial field inspection isrequired prior to the start of anyconstruction (on private property or inthe public right-of-way).4.All damaged and displaced curb,gutter and/or sidewalk fronting sitemust be replaced prior to final ofBuilding Permit.5.Construction hours in the City Publicright-of-way are limited to weekdaysand non-City Holidays between 8:00AM - 5:00 PM. This includesconstruction hauling.6.Per Municipal Code section18.08.090, no storm water orunderground water draining from anylot, building, or paved area shall beallowed to drain to adjacent propertiesnor shall this water be connected tothe city's sanitary sewer system.Regardless of the slope of the sourceproperty, such water shall drain toeither artificial or natural stormdrainage facilitiesby gravity or pumping.7.All water lines connections to citywater mains for services or fire lineprotection are to be installed per citystandard procedures and materialspecifications. Contact the city WaterDepartment for connection fees. Ifrequired, all fire services and services2" and over will be installed by builder.All underground fire serviceconnections shall be submitted asseparate Underground Fire Servicepermit for review and approval.8.No structure shall be built into City'sright-of-way. The property line onEaston Drive is approximately twelvefeet (12') measured from face of curb.9.The project shall comply with the City'sNPDES permit requirements toprevents storm water pollution.10.All debris / garbage containers locationshall be on property. In a situationwhere that is not possible, anencroachment permit is required fromPublic Works Department for placingdebris / garbage containers in publicright-of-way. No wet garbage fluid shallenter public right-of-way or the stormdrain system.11.It is the responsibility of the owner and/ or contractor to notify UndergroundService Alert (USA) at least 48 hoursbefore the start of any excavationwork.1.Storm drainage shall drain towardsthe street frontage or to the citystorm drain system.2.All displaced/damaged sidewalk,driveway, curb and gutter will bereplaced.3.Provide sewer backwaterprotection certification.ENGINEERING DIVISION NOTESIMPERVIOUS AREASARCHITECTURALSHEET A1PROJECT DATA, GENERAL & SITE NOTES,VICINITY MAPSHEET A1.1EXISTING & PROPOSED SITE PLANSHEET A1.2 SURVEYSHEET A2EXISTING & PROPOSED LOWER FLOOR PLANS,PROPOSED ROOF PLANSHEET A3EXISTING & PROPOSED UPPER FLOOR PLANSSHEET A4EXISTING & PROPOSED FRONT & REARELEVATIONSSHEET A5EXISTING & PROPOSED SIDE ELEVATIONSSHEET A6SECTIONSD R A W I N G I N D E XC O N S U L T A N T SARCHITECTCHRIS SPAULDING, ARCHITECT801 Camelia St, Ste. E, Berkeley, CA 94710Ph.: (510) 527-5997Email: chris@csarchitect.netSURVEYORAMERICAN LAND SURVEYING, INC.1390 Market St, #200San Francisco, CA 94102Ph: (415) 888-8580Email: rwengineering@gmail.comGEOTECHNICAL ENGINEERROMIG ENGINEERS1390 El Camino Real, 2nd Flr.San Carlos, CA 94070Ph: (650) 591-5224Email: info@romigengineers.comORIGINAL SCALE: 1/8"=1'-0"84048EXISTING LANDSCAPE PLAN - NO CHANGES ARE PROPOSED1/8" = 1' - 0"PITTOSPORUMPITTOSPORUMBAMBOOPITTOSPORUMTREE CANOPYFROMADJACENT LOT
LANDS OFLIUAP:027-195-070LANDS OFJAUNICHAP:027-195-080ILANDS OFSNYDER & CHOIAP:027-195-060S45°06'3
0
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W
23.37'S21°30'00"E66.92'N55°04'34"W185.71'N55°04'34"W237.33'60.00'EASTON DRIVE (60' WIDE)500495495
490490480480480 480475475475485485469 4712'-4"43'-6"3'-3"4'-0"50'-5"14'-5"3'-3"3'-3"S34°55'26"W 25'-2"LANDS OFLIUAP:027-195-070LANDS OFJAUNICHAP:027-195-080ILANDS OFSNYDER & CHOIAP:027-195-060S45°06'3
0
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W
23.37'S21°30'00"E66.92'N55°04'34"W185.71'N55°04'34"W237.33'60.00'EASTON DRIVE (60' WIDE)500495495
490490480480480 480475475475485485469 4712'-4"50'-5"25'-2"14'-5"S34°55'26"W
ORIGINAL SCALE: 1/8"=1'-0"84048PROPOSED SITE PLAN1/8" = 1' - 0"DESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22A1.1PLOTTED ON SURVEY BY AMERICAN LAND SURVEYING, INC. , DATED 12-22-2017, FILE# ALS17058. AMERICAN LAND'S PHONE # [415] 888-8580DINING ROOMADDITIONLEVEL 502.65'[SHOWN INHATCH]1A1STRAWWADDLESEXIST. GASEXIST. OVERHEADELEC, TEL, TVEXISTINGWATER37'-0"7'-0"14'-0"8'-4"22'-6"4'-10"7"3'-10"4'-0"3'-8"3'-10"4'-9"16'-11"21'-5"7'-7"10'-8"17'-4"5'-9"18'-0"8'-11"14'-9"12'-4"15'-9"6'-3"15' REQUIRED 1ST STORY REAR SETBACK5'-1"[N] DECK &STEPS (SHADED)ORIGINAL SCALE: 1/8"=1'-0"84048EXISTING SITE PLAN1/8" = 1' - 0"29'-4"APPROX. FLOWLINE OF CREEK17'-7"APPROX. FLOWLINE OF CREEK15'-0" REQUIRED 1STSTORY FRONT SETBACK15'-0" REQUIRED 1STSTORY FRONT SETBACK20'-0" REQUIRED 2NDSTORY FRONT SETBACK20'-0" REQUIRED 2NDSTORY FRONT SETBACK6' REQUIRED 1ST & 2NDSTORY SIDE SETBACK6' REQUIRED 1ST & 2NDSTORY SIDE SETBACK20' REQUIRED 2ND STORY REAR SETBACK15' REQUIRED 1ST STORY REAR SETBACK20' REQUIRED 2ND STORY REAR SETBACK6' REQUIRED 1ST & 2NDSTORY SIDE SETBACK6' REQUIRED 1ST & 2NDSTORY SIDE SETBACK16'-4" [E] 1ST & 2NDSTORY FRONTSETBACK (NO CHANGE)16'-4" [E] 1ST & 2NDSTORY FRONTSETBACK (NO CHANGE)2ND FLOORCANTILEVER2ND FLOORCANTILEVER 4'-8" [E] 1ST STORY
RIGHT SIDE SETBACK
(NO CHANGE)
2'-9" [E] 2ND STORYRIGHT SIDE SETBACK(NO CHANGE) 4'-8" [E] 1ST STORY
RIGHT SIDE SETBACK
(NO CHANGE)
2'-9" [E] 2ND STORYRIGHT SIDE SETBACK(NO CHANGE)3'-6" [E] 1ST STORYLEFT SIDE SETBACK(NO CHANGE)2ND FLOOREXTERIORWALLPERIMETER2ND FLOOREXTERIORWALLPERIMETER21'-10" 2NDFLOORLEFT SIDESETBACK(NO CHANGE)21'-10" 2NDSTORYLEFT SIDESETBACK(NO CHANGE)3'-6" [E] 1ST STORYLEFT SIDE SETBACK(NO CHANGE)178.4' TOREAR ⅊181.1' TOREAR ⅊178.4' TOREAR ⅊181.1' TOREAR ⅊176.0' 1ST &2ND STORYADITION TOREAR ⅊REMOVE [E]EXTERIORSTAIR
DDMSPCMSPCMSPCMSPCGFIWPA2PROPOSED LOWER FLOOR PLAN1/4"=1'-0"0510152025DESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22CLOFAMILY ROOMLIVING ROOMSTAIR HALLENTRYPWDRPANTRYSTOKITCHENGARAGEDINING ROOMBEDROOM 3CLOBATH210 30 DUAL PANE,METAL FRAME18 49
SINGLE PANE,
METAL FRAME
38 21
SINGLE PANE,
METAL FRAME
18 49
SINGLE PANE,
METAL FRAME 711 83 410 83 410 73 33 53 18 32 48 42 46 31 DUAL PANE,ALUM FRAME34 70 SOLIDWOOD DR[E] KITCHEN[E]PANTRY[E]PWDR[E] GARAGE[E] LIVINGROOM[E] ENTRY /STAIR HALL[E] ENTRY[E] STOBALCONY[N] LANDING[E] BEDROOM 3[E] CLO[E] BATH 3INDICATES EXISTING WALL TO BE REMOVEDINDICATES EXISTING WALL TO REMAININDICATES NEW CONSTRUCTIONL E G E N D10'-8" ±17'-4" ±5'-9" ±17'-11" ±2'-4" ±
43'-51
2" ±
17'-11
2" ±2'-6" ±23'-10" ±16'-2"8'-11" ±14'-9"12'-4"6'-3"
7'-7" ±21'-5" ±5'-1" ±4'-0"20'-4"12'-3"14'-8" ±22'-10" ±
3'-3"
3'-3"60 56 CSMT80 80
FRENCH DRSTEMPERED GLASS℄
ROOM50 70 FRENCH DRSTEMPERED GLASS[E] HALLEEXISTING WINDOW TO REMAINEXISTING DOOR TO REMAINEEEEEEEEEEEREMOVE[E] WALLDN 734" MAXFROM TOP OFTHRESHOLDDN42"-HIGH IRONGUARDRAIL W/ PICKETSSPACED SUCH THAT A4" SPHERE CAN NOTPASS THROUG1DNDNSEE EXTERIOR STAIR NOTES ON FLOOR PLAN NOTES SHEET A342"-HIGH IRONGUARDRAIL W/ PICKETSSPACED SUCH THAT A4" SPHERE CAN NOTPASS THROUGENLARGE [E] STAIRS -VERIFY RISERS @734" MAX & 10" MIN.TREADSREMODELEDFAMILY ROOM-[E] VAULTED CEILING-[E] LIGHTING TO REMAIN- ALL [E] ELEC. OUTLET TOREMAIN. ADD [N] ASSHOWNCONT.HANDRAIL[E] FIREPLACE3'-412"ENLARGEDDINING ROOM-RE-DO [E] LIGHTING-ALL [E] ELEC. OUTLET TOREMAIN. ADD [N] ASSHOWNTILED FLOORING ONWATERPROOF MASTIC3'-3"A
A4DN 734" MAXFROM TOP OFTHRESHOLDEXISTING LOWER FLOOR PLAN1/4"=1'-0"0510152025[E] TERRACEPROPOSED ROOF PLAN1/8"=1'-0"151050AREA W/DOTTEDHATCHINDICATESUPPER ROOFSHADEINDICATES[N] ROOFALL [E] & [N] ROOFPITCHES ARE 4:12 ±A
BBVAULTED
DA3DESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22SUNROOM49 32 DUAL PANE,ALUM FRAMEMASTERBEDROOMMASTER BATHMA. CLOSTAIR HALLLAUNDRYCLOBATH 2BEDROOM 232 410 ARCH-TOP18 38 18 32 64 73 FRENCH DRS32 52 19 32 31 32 DUAL PANE,ALUM FRAME
NOTE:ALL [E] WINDOWS ARE SINGLE PANE - METALFRAME, EXCEPT NOTED OTHERWISEPROPOSED UPPER FLOOR PLAN1/4"=1'-0"0510152025ENLARGEDSUNROOM[E] MA.CLO[E] MASTERBEDROOM[E] BEDROOM 2[E] MASTERBATHROOM[E] STAIRHALL[E] LAUNDRY[E] CLO[E] BATH 2INDICATES EXISTING WALL TO BE REMOVEDINDICATES EXISTING WALL TO REMAININDICATES NEW CONSTRUCTIONL E G E N D13'-2"5'-2"17'-212"21'-2"19'-01
2"35'-6"19'-01
2"
A
ALIGN W/ DINING ROOM REAR WALL BELOW90 50 CSMT℄
ROOM
50 50 CSMT
50 50 CSMT℄ROOM℄ROOMEEXISTING WINDOW TO REMAINEXISTING DOOR TO REMAINEEEEEEEEEEEEGRESSEXISTING UPPER FLOOR PLAN1/4"=1'-0"051015202532 410 ARCH-TOP32 410
ARCH-TOP
A
BB
EXISTING & PROPOSED FRONT (WEST) ELEVATION1/4"=1'-0"EXISTING CLAY TILE ROOFING, TYPICAL412STUCCO, TYPICALPROPOSED REAR (EAST) ELEVATION1/4"=1'-0"8'-4" 1ST FLR. PLATE
[E] & [F] 502.070510150510151ST FLR502.65'WEEP SCREED, TYP. -PLACED 2" MIN. ABOVEPAVED AREAS AND 4" MIN.ABOVE GRADEDESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22A48'-4" 2ND FLR. PLATE
1ST FLR512.0'9'-4"TO MATCH EXISTING, TYPICALNEW CLASS 'A' CLAY TILE ROOFINGNEW STUCCO TO MATCHEXISTING, TYPICALLINTELMETAL FRAMEWINDOWS W/STUCCO TRIM,TYPICAL4'-0" FROM
TOP OF PLATE
TO HIGHEST
ROOF RIDGE
AVERAGE TOP OF CURB = (502.9 + 500.1) : 2 = 501.5'1'-2" ±
22'-10" ± FROM AVERAGE TOP OF CURB TO HIGHEST RIDGE1A4[E] PORCH LEVELRAISE [E] PORCH LEVEL TODINING ROOM LEVEL8'-4" 2ND FLR. PLATE8'-4" 1ST FLR. PLATE EXISTING CLAY TILE ROOFING, TYPICALSTUCCO,TYPICALNEW STUCCO TOMATCH [E], TYPICALNEW ALUMINUM-CLADWOOD-FRAMEWINDOWS, TYPICAL -TO MATCH [E]APPEARANCE ASMUSH AS POSSIBLEEXISTING REAR (EAST) ELEVATION1/4"=1'-0"051015WOODGARAGEDOOR[E][E][E][E][E][E][E][E][N][E][E][N][N][E][E]22'-10" ± FROM AVERAGE TOP OF CURB TO HIGHEST RIDGEAVERAGE TOP OF CURB = (502.9 + 500.1) : 2 = 501.5'7'-6"497.05'⅊45°DECLININGHEIGHTENVELOPE⅊45°7'-6"DECLININGHEIGHTENVELOPE497.05'14'-0"
14'-0"497.05'⅊4
5
°DECLININGHEIGHTENVELOPE⅊45°DECLININGHEIGHTENVELOPE497.05'14'-0"
14'-0"3'-6"4'-8"4'-8"3'-6"
PROPOSED LEFT SIDE (NORTH) ELEVATION1/4"=1'-0"PROPOSED RIGHT SIDE (SOUTH) ELEVATION1/4"=1'-0"051015051015NOTE:-PAINT ALL ROOF METAL TO MATCH TILE COLOR-RUN ALL VENTS & FLUES TO LEAST VISIBLE LOCATIONS-MORTAR ALL HIPS & RIDGESDESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22A51ST FLR502.65'1ST FLR512.0'1ST FLR502.65'1ST FLR512.0'8'-4" 1ST FLR. PLATE 8'-4" 2ND FLR. PLATE
[N] DECKLEVEL500.5'[E] & [F] 502.07[E] & [F] 497.74LIVING RM500.57'42" IRON / METAL RAILW/ PICKETS SPACEDSUCH THAT A 4"SPHERE CAN NOTPASS THROUGHSHADEINDICATESADDITIONNEW ALUMINUM-CLADWOOD-FRAME WINDOWS,TYPICAL - TO MATCH [E]APPEARANCE AS MUSHAS POSSIBLE8'-4" 1ST FLR. PLATE 8'-4" 2ND FLR. PLATE
NEW STUCCO TOMATCH [E], TYPICAL[E] STUCCOTYPICAL[E] CLAY TILE ROOFING, TYPICAL[N] CLASS 'A' CLAY TILE ROOFINGEXISTING RIGHT SIDE (SOUTH) ELEVATION1/4"=1'-0"051015EXISTING LEFT SIDE (NORTH) ELEVATION1/4"=1'-0"051015[E][E][E][N][E][N][E][N]WOOD DOORMETAL-FRAMEDFRENCH DOORS22'-10" ± FROM AVERAGE TOP OF CURB TO HIGHEST RIDGEAVERAGE TOP OF CURB = (502.9 + 500.1) : 2 = 501.5'22'-10" ± FROM AVERAGE TOP OF CURB TO HIGHEST RIDGEAVERAGE TOP OF CURB = (502.9 + 500.1) : 2 = 501.5'
DESIGN REVIEW SETPLAN CHECK SETPERMIT SETCONSTRUCTION SETREVISIONSBYDATESCALEDRAWNJOBSHEETOFSHEETSREVISIONSBYDRAWINGS PREPARED BYC H R I S S P A U L D I N GA R C H I T E C T801 CAMELIA ST., SUITE E, BERKELEY, CA 94710PHONE 510 527-5997 chris@csarchitect.netPRELIMINARY SETP R O P O S E D R E M O D E L & A D D I T I O N F O RM I C H A E L & T I F F A N Y L I U R E S I D E N C E2 5 1 7 E A S T O N D R. ( A P N : 0 2 7 - 1 5 9 - 0 7 0 ) B U R L I N G A M E C A L I F O R N I A5-17-21CS/DBTIFFANY LIUAS NOTED69-28-2210-23-2210-27-22ENLARGEDDINING ROOM1ST FLR502.65'1ST FLR512.0'[E] MASTERBEDROOMSECTION A-A1/4"=1'-0"0510158'-4" ± [E] 1ST FLR PLATE 8'-4" ± [E] 2ND FLR PLATE
42" IRON / METAL RAILW/ PICKETS SPACEDSUCH THAT A 4"SPHERE CAN NOTPASS THROUGHNOTE: EAVETO MATCH [E]VENTED ATTIC[E] VENTED CRAWLSPACEGSM CAP FLASHINGOVER STUD PONYWALLS[E] MASTERBATHROOMENLARGEDSUNROOM[E] KITCHENHALL[E] PANTRY[E] POWDERVENTED ATTICDECKVENTEDCRAWLSPACEDASH LINEINDICATES[E] FRAMINGTO REMAINBEAM BEYOND[E] FOUNDATION[E] FOUNDATION8'-4" ± TO MATCH [E]VENTEDCRAWLSPACEFINISH FLOORELEVATION TOMATCH [E]22'-10" ± FROM AVERAGE TOP OF CURB TO HIGHEST RIDGEAVERAGE TOP OFCURB = (502.9 +500.1) : 2 = 501.5'A6VENTED ATTICVENTED ATTICVENTED ATTICVENTED ATTIC[E] KITCHEN[E] GARAGEREMODELEDFAMILY ROOMENLARGEDDINING ROOM[E] MA.CLO[E] MASTERBEDROOM1ST FLR502.65'1ST FLR512.0'8'-4" ± [E] 1ST FLR PLATE 8'-4" ± [E] 2ND FLR PLATE
2'-1"[E] VENTED CRAWLSPACE[E] VENTED CRAWLSPACE22'-10" ± FROM AVERAGE TOP OF CURB TO HIGHEST RIDGEAVERAGE TOP OFCURB = (502.9 +500.1) : 2 = 501.5'4'-13
4" ±
5'-71
2" ±SECTION B-B1/4"=1'-0"05101512'-33
8"5'-4" WIDTH OFAREA OVER 12' HIGH