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HomeMy WebLinkAboutReso - PC - 2023.02.13 - 8ADocusign Envetopff,S6-AD24B7-9pAt -4352-Bl D2-A6D867F2C5D8 Planning 0epartment City of Burlingame WHEN RECOROED MAIL TO COilllMUNITY DEVELOPM ENT DEPARTI\,,IENT CITY OF BURLINGAI/E 501 PRIMROSE ROAD BURLINGAME, CA 94010 2023-019085 3:22pm O4;2712023R1 Fee: NO FEE Count ot Pag6e 4 R€cordod in Off icial Records Co unty cf San Mateo Mark Church A6aessor^Cornty Clerk-Recoder I 1r lltrlllrrl] Il|ll lllrttll,,lflillllltlll 1l r111,p1 - $ioco335 zol' t$i Resolution No. 2023-02.1 3-8A 2704 HILLSIDE DRIVE APN 027-182-220 TITLE OF DOCUMENT I hereby certify this to be a full, kue and conect copy of the document it purports to be, the original of \.vhich is on file in my offrce. Febuary 24 ,2023 btw hrl.wt ITY B.U^BH.{GAME .!.IO AYED r'UTTE Date Kevin Gardiner, AICP, Community Development Director RECORDING REQUESTED BY: D 41 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 new. two-storv sinole-unit dwellino and detached qaraqe at 2704 Hn Drive.lside zoned R-1 SF21G. LLC. oroDertv owner , APN:027-182-220 WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on February 13. 2023, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing: NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that 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 effecl on the environment, and categorical exemption, per Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. ln urbanized areas, up to three single-family residences maybe constructed or converted under this exemption, 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. 3. lt is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo Chairperson 1 t,Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 13th dav of Februarv, 2023 by the following vote: 2704 H|LLS|DE DRTVE - RESO 2023{t2.t3-8AAYES: HORA,{, cAUt- LOYYENTHAL, PFAFF, SCHIID, TSENOES: NOI{E AASENT: NONE RECUSED: COIAROTO a.$1"r7 ry 2. EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 2704 Hillside Drive Effective February 23, 2023 Page 1 1 that the prolect shall be built as shown on the plans submitted to the Planning Division date stamped February 6, 2023, sheets A0.0, GP-l, GP-2, ECP-1 , ECP-2, A1 .0 through A4.0, Ll .1 through L3.3, and topographic survey; 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, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 2 3 5 6 7 8 o 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 details shall be included and approved in the construction plans before a Building permit is issued; that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 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; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 4. EXHIBIT "A" 11 12 14 that priorto scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certifiT the firs!floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 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 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. Conditions of Approval for Categorical Exemption and Design Review 2704 Hillside Drive Effective February 23, 2023 Page 2 13. S H E E T I N D E XPROPOSED SECTIONSLAYOUT & MATERIALS PLANPROPOSED EXTERIOR ELEVATIONS: LEFT AND RIGHTCOVER SHEETA1.0PROPOSED SITE PLANA2.0PROPOSED FLOOR PLAN : FIRST FLOORA0.0BASSENIAN LAGONI ARCHITECTSPHONE: (949) 553-9100EMAIL: TERESSA@BASSENIANLAGONI.COMCONTACT: TERESSA OEHRLEINNEWPORT BEACH, CA 926602031 ORCHARD DRIVEARCHITECTS:THOMAS JAMES HOMESPHONE: (650) 382-0648EMAIL: CTHIEBAUT@TJHUSA.COMCONTACT: CYNTHIA THIEBAUTREDWOOD CITY, CA 94065255 SHORELINE DRIVE, SUITE 428OWNER:CIVIL ENGINEER:PHONE: (925) 866-0322CBG SAN RAMON, CA 945832633 CAMINO RAMON #350D I R E C T O R YA3.1PROPOSED EXTERIOR ELEVATIONS: FRONT, REAR, AND ROOF PLANA3.3A4.0L1.11TOPOGRAPHIC SURVEYV I C I N I T Y M A P A5.0A3.0CODES :LOT 4, BLOCK 65GOVERNING BODY :CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEP R O J E C T D A T ACODES :LEGAL DESCRIPTION :GOVERNING BODY :CITY OF BURLINGAME2019CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEEASTON ADDITION TO BURLINGAMER-1ZONING :SITE AREA :6,000 SQ. FT.COVERED PARKING :1ALLOWABLE LOT COVERAGE :40%BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3TYPE OF CONSTRUCTION :TYPE V-B TYPE OF CONSTRUCTION :TYPE V-B PROJECT ADDRESS :PROJECT ADDRESS :2704 HILLSIDE DRIVEBURLINGAME, CA 94010FIRE ZONE :N/AFIRE ZONE :APN :027-182-220PROPOSED LOT COVERAGE :SETBACKS :FRONT :PROPOSED21'-9" (1st) / 34'-4.5" (2nd)REQUIRED21'-9" MIN. (1st) / 20'-0" MIN. (2nd)SIDE:7'-5"(LEFT) / 13'-1" (RIGHT)4'-0" MIN.(LEFT) / 4'-0" MIN.(RIGHT)REAR :31'-1" (1st) / 32'-7" (2nd)15'-0" MIN.(1st) / 20'-0" MIN. (2nd)SQUARE FOOTAGE:FIRST FLOOR :PROPOSED1,635 SQ. FT.SECOND FLOOR :1,193 SQ. FT.TOTAL LIVABLE :2,828 SQ. FT.GARAGE : 244 SQ. FT.FRONT PORCH : 140 SQ. FT.BUILDING HEIGHT:± 29'-0"PROPOSED FAR :3,263 SQ. FT.ALLOWABLE FAR :3,264 SQ. FT.35% (2,081 SQ.FT.)2019201920192019201920192019EXISTING1,799 SQ. FT. 695 SQ. FT. 719 SQ. FT.36 SQ. FT.REAR PORCH : 62 SQ. FT. N/AUNCOVERED PARKING :1FAR1,647 SQ. FT. 1,310 SQ. FT. 244 SQ. FT.N/A62 SQ. FT.2,494 SQ. FT.COLOR AND MATERIAL BOARDA3.2PROPOSED FLOOR PLAN : SECOND FLOORPROPOSED EXTERIOR ELEVATIONS: DETACHED GARAGEPHOTO STREET SCENEA2.1NOTE:“Construction Hours”Weekdays: 8:00 a.m. – 7:00 p.m.Saturdays: 9:00 a.m. – 6:00 p.m.Sundays and Holidays: No Work Allowed(See City of Burlingame Municipal Code, Section 18.07.110 for details.)(See City of Burlingame Municipal Code, Section 13.04.100 for details.)Construction hours in the City Public right-of-way are limited to weekdays and non-CityHolidays between 8:00 a.m. and 5:00 p.m.Note: Construction hours for work in the public right of way must now be included on the plans.RIPLEY DESIGN GROUPPHONE: (925) 938-7436WALNUT CREEK, CA 945961615 BONANZA DRIVE, SUITE 314LANDSCAPE:CONSTRUCTION DETAILSL1.2CONSTRUCTION DETAILSL1.3IRRIGATION PLANL2.1IRRIGATION DETAILSL2.2IRRIGATION DETAILSL2.3IRRIGATION CALCULATIONSL2.4PLANTING PLANL3.1PLANTING DETAILSL3.2TREE PROTECTION PLANL3.3GP-1GRADING & DRAINAGE PLAN - NOTES, ABBREVIATION & SITE PLANGP-2GRADING & DRAINAGE PLAN - DETAILS & CONSTRUCTION BMPSECP-1GRADING & DRAINAGE PLAN - EROSION CONTROL PLANGRADING & DRAINAGE PLAN - EROSION CONTROL NOTES & DETAILSECP-20 1 . 1 3 . 2 3Copyright 2023 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926609 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RC23971Exp. 01/31/23ARCHITECTLI CENSEDTSATEFOARNOI I FLCAKENN E T HCHESTERNIEMERSKIC o v e r S h e e tA0.0C O V E R S H E E TJanuary 13th, 2023BURLINGAME, CA 940102704 HILLSIDE DRIVERECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONFEB 6 2023REVISED PAD 98.5 FF 99.8 LOT AREA: 6,000 SF± 2704 HILLSIDE DR APN 027-182-220 GLIP 99.5 HILLSIDE DRIVE PUBLIC ALLEY GRAPHIC SCALE 40'0'20'10'5'10'0'0'0'0' UTILITY NOTES GENERAL NOTES SHEET NO.SHEET TITLE SHEET INDEX NOTES, LEGEND, ABBREVIATIONS & SITE PLANGRADING & DRAINAGE PLANGP-1ROUGH EARTHWORK SUMMARY VICINITY MAP SITE LEGEND EXISTING PROPOSED DESCRIPTION XXX ABBREVIATIONS CAUTION: JOB NUMBER SHEET NUMBER OF 3085-00 CITY OF BURLINGAMECALIFORNIATHOMAS JAMES HOMES2704 HILLSIDE DRIVE4CIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMROSEVILLE(925) 866-0322(916) 788-4456F:\3085-000\BURLINGAME\2704 HILLSIDE DRIVE\ACAD\GP\DESIGN REVIEW SET\GP-01.DWG1/12/2023 3:42 PMDRAWN BY:DATE:RENPROJ. ENGR:PROJ. MGR:JRDSLCJAN 2023PRELIMINARY PLANSNOT FOR CONSTRUCTION 1 DRY WELL SECTION DETAIL DRY WELL SUMMARY DRY WELL AREA (SF)MIN. DEPTH (FT)DETAILS & CONSTRUCTION BMPSGRADING & DRAINAGE PLANGP-2 JOB NUMBER SHEET NUMBER OF 3085-00 CITY OF BURLINGAMECALIFORNIATHOMAS JAMES HOMES2704 HILLSIDE DRIVE4CIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMROSEVILLE(925) 866-0322(916) 788-4456F:\3085-000\BURLINGAME\2704 HILLSIDE DRIVE\ACAD\GP\DESIGN REVIEW SET\GP-02.DWG1/12/2023 3:42 PMDRAWN BY:DATE:RENPROJ. ENGR:PROJ. MGR:JRDSLCJAN 2023PRELIMINARY PLANSNOT FOR CONSTRUCTION 2704 HILLSIDE DR APN 027-182-220 HILLSIDE DRIVE C 2 1 3 GRAPHIC SCALE 40'0'20'10'5'10'0'0'0'0'SITE MAP PROJECT SUPERINTENDENT TO MARK KNOWN LOCATIONS* CURRENT CASQA STORMWATER BMP CONSTRUCTION HANDBOOK DETAILS C SHEET INDEX EXISTING TREES TO BE REMOVED TREE NUMBER SPECIES DBH (IN)EROSION CONTROL PLANGRADING & DRAINAGE PLANECP-1 EXISTING TREES TO BE RETAINED TREE NUMBER SPECIES DBH (IN) VICINITY MAP SITE LEGEND EXISTING DESCRIPTION XXX 1 1 JOB NUMBER SHEET NUMBER OF 3085-00 CITY OF BURLINGAMECALIFORNIATHOMAS JAMES HOMES2704 HILLSIDE DRIVE4CIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMROSEVILLE(925) 866-0322(916) 788-4456F:\3085-000\BURLINGAME\2704 HILLSIDE DRIVE\ACAD\GP\DESIGN REVIEW SET\GP-03.DWG1/12/2023 3:43 PMDRAWN BY:DATE:RENPROJ. ENGR:PROJ. MGR:JRDSLCJAN 2023PRELIMINARY PLANSNOT FOR CONSTRUCTION BEST MANAGEMENT PRACTICE NOTES GENERAL NOTES EROSION CONTROL NOTES & DETAILSGRADING & DRAINAGE PLANECP-2 JOB NUMBER SHEET NUMBER OF 3085-00 CITY OF BURLINGAMECALIFORNIATHOMAS JAMES HOMES2704 HILLSIDE DRIVE4CIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMROSEVILLE(925) 866-0322(916) 788-4456F:\3085-000\BURLINGAME\2704 HILLSIDE DRIVE\ACAD\GP\DESIGN REVIEW SET\GP-04.DWG1/12/2023 3:43 PMDRAWN BY:DATE:RENPROJ. ENGR:PROJ. MGR:JRDSLCJAN 2023PRELIMINARY PLANSNOT FOR CONSTRUCTION XXXXXXXXXXXXXOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWX X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW NORTH1/8" = 1'-0"NEW2-STORYRESIDENCEH I L L S I D E D R I V EEXISTING RESIDENCEEXISTING RESIDENCEEXISTINGRESIDENCEEXISTINGGARAGE1-CARDETACHEDGARAGEX0 1 . 1 3 . 2 3Copyright 2023 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 48169 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RC23971Exp. 01/31/23ARCHITECTLI CENSEDTSATEFOARNOI I FLCAKENN E T HCHESTERNIEMERSKIA1.0P R O P O S E D S I T E P L A N 0 1 . 1 3 . 2 3Copyright 2023 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 48169 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RC23971Exp. 01/31/23ARCHITECTLI CENSEDTSATEFOARNOI I FLCAKENN E T HCHESTERNIEMERSKIPROPOSEDALLOWED/REQUIREDFRONTSIDEREAR1ST FLR:2ND FLR:LEFT:RIGHT:1ST FLR:2ND FLR:15'-0" or 21'-9" *20'-0" or 26'-0"4'-0"4'-0"15'-0"20'-0"21'-9"34'-4.5" 7'- 5"13'- 1"31'- 1"32'- 7"* FRONT SETBACK CALCULATIONSETBACKMIN./MAX. EXCL.ADDRESS2714 HILLSIDE21.8'21.7'15.3'N/AAVG. CALC.ALLOWABLE SETBACK(21.8+21.7')/2 = 21.75'21.8' OR 21'-9"2708 HILLSIDE2704 HILLSIDE2700 HILLSIDE21.5'N/A NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% Max)35%REAR PORCH62 SQ. FT.FRONT PORCH139 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING2828 SQ. FT.2ND FLOOR1193 SQ. FT.1ST FLOOR1635 SQ. FT.FLOOR AREA TABLE1- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3264 MAX)3263 SQ. FT.GARAGE244 SQ. FT.REAR PORCH62 SQ. FT.2ND FLOOR1,310 SQ. FT.1ST FLOOR1,647 SQ. FT.FAR TABLEBEDROOM 41101010X9'-0" CLG.ENTRY9'-0" CLG.BA. 39'-0" CLG.UP 17 R KITCHEN9'-0" CLG.DWT.C.DINING200160X9'-0" CLG.DROP9'-0" CLG.WALK-INPANTRY9'-0" CLG.REF.FRZ.MICRO.GREATROOM176188X9'-0" CLG.DEN107120X9'-0" CLG.W/HREAR PORCH9'-0" CLG.PORCH9'-0" CLG.21'-1"7'-6"94'-2 1/2"21'-1"94'-2 1/2"15'-11 1/2" 29'-6"28'-1 1/2"30'-7"6'-0"27'-0"38'-7" 13'-6 1/2"8'-11"2'-6" 11'-7"GARAGE206110X8'-4 CLG.7'-0"1'-6"56'-8 1/2"1'-5"0 1 . 1 3 . 2 3Copyright 2023 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RC23971Exp. 01/31/23ARCHITECTLI CENSEDTSATEFOARNOI I FLCAKENN E T HCHESTERNIEMERSKIA2.0F L O O R P L A N SF i r s t F l o o r NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% Max)35%REAR PORCH62 SQ. FT.FRONT PORCH139 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING2828 SQ. FT.2ND FLOOR1193 SQ. FT.1ST FLOOR1635 SQ. FT.FLOOR AREA TABLE1- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3264 MAX)3263 SQ. FT.GARAGE244 SQ. FT.REAR PORCH62 SQ. FT.2ND FLOOR1,310 SQ. FT.1ST FLOOR1,647 SQ. FT.FAR TABLEPRIMARYBATH8'-0" CLG.BA. 28'-0" CLG.PRIMARYBEDROOM156142X8'-0" CLG.LAU.8'-0" CLG.DN 17 R BEDROOM 2111128X8'-0" CLG.BEDROOM 3131131X8'-0" CLG.WALK-INCLOSET25 L.F.OPENTOBELOW9'-2 1/2"16'-5"53'-2"53'-2"17'-1"23'-1"15'-0 1/2" 15'-6"22'-0"2'-6" 29'-6" 29'-6" 14'-0" Temp. GlassTemp. GlassTemp. Glass 13'-0"1'-0" 1'-6" 11'-11 1/2"5'-6 1/2"0 1 . 1 3 . 2 3Copyright 2023 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RC23971Exp. 01/31/23ARCHITECTLI CENSEDTSATEFOARNOI I FLCAKENN E T HCHESTERNIEMERSKIA2.1F L O O R P L A N SS e c o n d F l o o r REAR± 29'-0" 1'-3" 18'-3" 9'-0"8'-0" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht.AVG. TOP OF CURB = 97.99'9'-5 1/2"FFE = 99.3'127.5'DHE = 100.74'DHE = 97.3'107.8'108.8'110.1'117.1'118.1'ROOF PLANTUDOR1/4"=1'-0"PITCH: 8:12 U.N.O.RAKE: 6"EAVE: 12"ROOF MATERIAL: COMPOSITION8:12 8:128:128:128:12 8:123:128:12 8:128:12 8:12 8:12 8:12 FRONTTUDOR1'-3"9'-0"8'-0" 8'-0" Hdr. Ht. ± 29'-0" 30'-0" MAX. ABOVE AVG. TOP OF CURBFFE = 99.3'12'-0" 7'-6" ABOVE 2ND FLR.AVG. TOP OF CURB = 97.99'9'-5 1/2"127.5'7'-0" Hdr. Ht. 2'-0"REFER TO S.L.D.DHE = 97.3'DHE = 100.74'107.8'108.8'110.1'117.1'118.1'PER PLANWINDOWPER PLANWINDOWPAINTED WOODTRIMSTUCCOSTUCCOPAINTED WOODTRIMSILLHEADERSECTION VIEWFRONT VIEW3.5"1.5"3.5"1.5"WINDOWPAINTED WOODTRIM - HEADERPAINTED WOODTRIM - SILLWINDOW DETAIL, TYP.ANOT TO SCALESTUCCO0 2 . 0 2 . 2 3Copyright 2023 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RC23971Exp. 01/31/25ARCHITECTLI CENSEDTSATEFOARNOI I FLCAKENN E T HCHESTERNIEMERSKIA3.0F r o n t a n d R e a r E l e v a t i o n s + R o o f P l a nE L E V A T I O N S1234568910MATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.ACRYLIC STUCCO - INTEGRALLY COLORED3.COACH LIGHT4.FIBERGLASS ENTRY DOOR - MASONITEVISTAGRANDE - FULL LITE 6SDL5.FIBERGLASS WINDOW- MARVIN ULTREXSDLS - SIMULATED DIVIDED LITES WITHSPACER BARS6.WOOD TRIM7.WOOD CORBEL8.ROLL-UP FIBERGLASS GARAGE DOOR9. RAKE - 2X4 OVER 2X610. EAVE - 2X4 OVER 2X6NOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES.6A RIGHT± 29'-0" 1'-3" 18'-3" 9'-0"8'-0" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht. 9'-0"AVG. TOP OF CURB = 97.99'9'-5 1/2"FFE = 99.3'127.5'107.8'108.8'110.1'117.1'118.1'LEFT9'-0"8'-0"8'-0"Hdr. Ht.7'-0"Hdr. Ht.1'-3"18'-3"± 29'-0"AVG. TOP OF CURB = 97.99'9'-5 1/2"FFE = 99.3'127.5'107.8'108.8'110.1'117.1'118.1'PER PLANWINDOWPER PLANWINDOWPAINTED WOODTRIMSTUCCOSTUCCOPAINTED WOODTRIMSILLHEADERSECTION VIEWFRONT VIEW3.5"1.5"3.5"1.5"WINDOWPAINTED WOODTRIM - HEADERPAINTED WOODTRIM - SILLWINDOW DETAIL, TYP.ANOT TO SCALESTUCCO0 2 . 0 2 . 2 3Copyright 2023 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RC23971Exp. 01/31/25ARCHITECTLI CENSEDTSATEFOARNOI I FLCAKENN E T HCHESTERNIEMERSKIA3.1L e f t a n d R i g h t E l e v a t i o n sE L E V A T I O N SMATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.ACRYLIC STUCCO - INTEGRALLY COLORED3.COACH LIGHT4.FIBERGLASS ENTRY DOOR - MASONITEVISTAGRANDE - FULL LITE 6SDL5.FIBERGLASS WINDOW- MARVIN ULTREXSDLS - SIMULATED DIVIDED LITES WITHSPACER BARS6.WOOD TRIM7.WOOD CORBEL8.ROLL-UP FIBERGLASS GARAGE DOOR9. RAKE - 2X4 OVER 2X610. EAVE - 2X4 OVER 2X6NOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES. RIGHT9'-0" 13'-4"F.G. 99.0 ±9'-0"FRONT13'-4"RIGHT9'-0" 13'-4"REAR9'-0" 13'-4" 8:12 8:12 FACE OF STRUCTURE/FINISH (+0)PER PLANWINDOW3.5"STUCCOPAINTED WOOD TRIMSECTION VIEWFACE OF STRUCTURE/FINISH (+0)PER PLANWINDOWPAINTED WOOD TRIMSTUCCOFRONT VIEW3.5"WINDOW SILLWINDOW HEADERSTUCCOPAINTED WOODTRIM - SILLWINDOW, PERPLANPAINTED WOODTRIM - HEADERWINDOW DETAIL, TYP.NOT TO SCALEA1.5"1.5"0 1 . 1 3 . 2 3Copyright 2023 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RC23971Exp. 01/31/23ARCHITECTLI CENSEDTSATEFOARNOI I FLCAKENN E T HCHESTERNIEMERSKIA3.2D e t a c h e d G a r a g e E l e v a t i o n sE L E V A T I O N SROOF PLAN1/4"=1'-0"PITCH: 8:12 U.N.O.RAKE: 6"EAVE: 12"ROOF MATERIAL: COMPOSITIONMATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.ACRYLIC STUCCO - INTEGRALLY COLORED3.COACH LIGHT4.FIBERGLASS ENTRY DOOR - MASONITEVISTAGRANDE - FULL LITE 6SDL5.FIBERGLASS WINDOW- MARVIN ULTREXSDLS - SIMULATED DIVIDED LITES WITHSPACER BARS6.PAINTED WOOD TRIM7.WOOD CORBEL8.WOOD GARAGE DOOR9. RAKE - 2X4 OVER 2X610. EAVE - 2X4 OVER 2X6NOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES. 1'-3"9'-0"8'-0" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht. ± 29'-6"AVG. TOP OF CURB = 97.99'FFE = 99.8'107.8'108.8'110.1'117.1'118.1'9'-5"DHE = 97.3'127.5± 25'-1" 1'-3" 18'-3 1/8" 9'-0"8'-0" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht. 5'-0"FFE = 99.8'107.8'108.8'110.1'117.1'118.1'123.1'AVG. NG = 100.74'(100.99'+100.49')/2 = 100.74'AVG. NG = 97.30'(97.47'+97.12')/2 = 97.30'AVG. TOP OF CURB = 97.99'DHE = 97.3'± 29'-6" 1'-3" 18'-3 1/8" 9'-0"8'-0" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht. 9'-5"FFE = 99.8'107.8'108.8'110.1'117.1'118.1'AVG. NG = 100.74'(100.99'+100.49')/2 = 100.74'AVG. NG = 97.30'(97.47'+97.12')/2 = 97.30'127.5AVG. TOP OF CURB = 97.99'DHE = 97.3'9'-0" ± 13'-4"AVG. NG = 100.74'(100.99'+100.49')/2 = 100.74'107.8'4'-4 1/2"111.8'AVG. TOP OF CURB = 97.99'0 2 . 0 2 . 2 3Copyright 2023 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RC23971Exp. 01/31/25ARCHITECTLI C ENSEDTSATEFOARNOI I FLCAKENN E T HCHESTERNIEMERSKIS E C T I O N SA3.3 2704 HILLSIDE DRIVEBURLINGAME, CALIFORNIA 9401001.03.23 PLAN B28 V2 P200 TRADITIONAL KRISTIN LASKY BASSENIAN LAGONIThisisanexampleofdesignspecificationsforthisparticularplanandelevation.Detailedspecifications,finishesandfixturesaresubjecttochange,onhomespriortosale,atanytimewithoutnoticeorobligation.Squarefootagesandlotdimensionsareapproximateandmayvaryinconstructionanddependingonthestandardofmeasurementused,engineeringandmunicipalrequirements,orothersite-specificconditions.Roomsize,walls,windows,doors,porchesandbalconiesvaryperhomeelevationandlocation.Notanofferorsolicitationtosellrealproperty.ThomasJamesHomesisaregisteredtrademarkofThomasJamesHomes,LLC.©2018ThomasJamesHomes.Allrightsreserved.CADRELicense#02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGS HOUSE NUMBERS WINDOW FRAMES: BLACK GARAGE DOOR CARRIAGE HOUSE DOOR WOOD SERIES: 7000E TOP: WINDOWS EXTERIOR ELEVATIONS (NOT TO SCALE) GAF ROOF SHINGLES SLATE EXTERIOR LIGHT FIXTURE 8”W x 9-1/8”D x 15-1/2”H *DARK SKY COMPLIANT* FENCE STAIN SEMI SOLID DARK GRAY FRONT DOOR AND GARAGE SIDE DOOR MASONITE -VISTAGRANDE FIBERGLASS 3/4 LITE 6 SDL 1 PANEL DOOR GLASS: FROSTED ARGOS SW 7065 o FRONT DOOR o GARAGE DOOR AND GARAGE SIDE DOOR o WATER HEATER DOOR o DRIVEWAY GATE o FASCIA, EAVES, AND GUTTERS o DOOR AND WINDOW TRIM o BEAM AT ENTRY SNOWBOUND SW 7004 o STUCCO #1 #2 1/8" = 1'-0" LC L1.1 LAYOUT & MATERIALS PLAN DEVELOPER: THOMAS JAMES HOMES 255 SHORELINE SUITE 428 REDWOOD CITY, CA 94065 TEL. (916) 869-6639 RIPLEY DESIGN GROUP, INC. Landscape Architecture Land Planning 1615 Bonanza St., Suite 314 Walnut Creek California 94596 Tel 925.938.7377 Fax 925.938.7436 PROJECT #: DATE: JAN. 13, 2023 SCALE: DRAWN BY: CHECKED BY: AMC SHEET OF 10 SHEETS REVISIONS: PROJECT: 2704 HILLSIDE DRIVE BURLINGAME, CALIFORNIA 1 EXISTING STREET TREE TO REMAIN EXISTING TREE #2 TO BE REMOVED HILLSIDE AVENUE DEVELOPER: THOMAS JAMES HOMES 255 SHORELINE SUITE 428 REDWOOD CITY, CA 94065 TEL. (916) 869-6639 RIPLEY DESIGN GROUP, INC. Landscape Architecture Land Planning 1615 Bonanza St., Suite 314 Walnut Creek California 94596 Tel 925.938.7377 Fax 925.938.7436 PROJECT #: DATE: JAN. 13, 2023 SCALE: DRAWN BY: CHECKED BY: AMC SHEET OF 10 SHEETS REVISIONS: PROJECT: 2704 HILLSIDE DRIVE BURLINGAME, CALIFORNIA AS SHOWN LC L1.2 CONSTRUCTION DETAILS D E G A B C 2 F H I DEVELOPER: THOMAS JAMES HOMES 255 SHORELINE SUITE 428 REDWOOD CITY, CA 94065 TEL. (916) 869-6639 RIPLEY DESIGN GROUP, INC. Landscape Architecture Land Planning 1615 Bonanza St., Suite 314 Walnut Creek California 94596 Tel 925.938.7377 Fax 925.938.7436 PROJECT #: DATE: JAN. 13, 2023 SCALE: DRAWN BY: CHECKED BY: AMC SHEET OF 10 SHEETS REVISIONS: PROJECT: 2704 HILLSIDE DRIVE BURLINGAME, CALIFORNIA AS SHOWN LC L1.3 CONSTRUCTION DETAILS 3 A #1 #2 1/8" = 1'-0" LC L2.1 IRRIGATION PLAN DEVELOPER: THOMAS JAMES HOMES 255 SHORELINE SUITE 428 REDWOOD CITY, CA 94065 TEL. (916) 869-6639 RIPLEY DESIGN GROUP, INC. Landscape Architecture Land Planning 1615 Bonanza St., Suite 314 Walnut Creek California 94596 Tel 925.938.7377 Fax 925.938.7436 PROJECT #: DATE: JAN. 13, 2023 SCALE: DRAWN BY: CHECKED BY: AMC SHEET OF 10 SHEETS REVISIONS: PROJECT: 2704 HILLSIDE DRIVE BURLINGAME, CALIFORNIA 4 EXISTING STREET TREE TO REMAIN EXISTING TREE #2 TO BE REMOVED HILLSIDE AVENUE DEVELOPER: THOMAS JAMES HOMES 255 SHORELINE SUITE 428 REDWOOD CITY, CA 94065 TEL. (916) 869-6639 RIPLEY DESIGN GROUP, INC. Landscape Architecture Land Planning 1615 Bonanza St., Suite 314 Walnut Creek California 94596 Tel 925.938.7377 Fax 925.938.7436 PROJECT #: DATE: JAN. 13, 2023 SCALE: DRAWN BY: CHECKED BY: AMC SHEET OF 10 SHEETS REVISIONS: PROJECT: 2704 HILLSIDE DRIVE BURLINGAME, CALIFORNIA AS SHOWN LC L2.2 IRRIGATION DETAILS GFE B CA D H 5 I DEVELOPER: THOMAS JAMES HOMES 255 SHORELINE SUITE 428 REDWOOD CITY, CA 94065 TEL. (916) 869-6639 RIPLEY DESIGN GROUP, INC. Landscape Architecture Land Planning 1615 Bonanza St., Suite 314 Walnut Creek California 94596 Tel 925.938.7377 Fax 925.938.7436 PROJECT #: DATE: JAN. 13, 2023 SCALE: DRAWN BY: CHECKED BY: AMC SHEET OF 10 SHEETS REVISIONS: PROJECT: 2704 HILLSIDE DRIVE BURLINGAME, CALIFORNIA AS SHOWN LC L2.3 IRRIGATION DETAILS DEPTH PER PLAN AS SPECIFIED AS SPECIFIED (.75*21+069+6*$#..8#.8' 016615%#.' .')'0&   +44+)#6+10*15'Ä+*Ä .'0)6*#50'%'55#4; /26%100'%6+10(41/.#6'4#.  (+0+5*'&)4#&'+0674(  +44+)#6+10*15'(+66+0)Ä+*(+6  8#.8'$1:#552'%+(+'&      .#6'4#.2+2'#52'42.#0 #&,#%'06/7.%*  (26/#07#.$#..8#.8' (+0+5*'&)4#&'+02.#06'4$'&   */(2     6 DEVELOPER: THOMAS JAMES HOMES 255 SHORELINE SUITE 428 REDWOOD CITY, CA 94065 TEL. (916) 869-6639 RIPLEY DESIGN GROUP, INC. Landscape Architecture Land Planning 1615 Bonanza St., Suite 314 Walnut Creek California 94596 Tel 925.938.7377 Fax 925.938.7436 PROJECT #: DATE: JAN. 13, 2023 SCALE: DRAWN BY: CHECKED BY: AMC SHEET OF 10 SHEETS REVISIONS: PROJECT: 2704 HILLSIDE DRIVE BURLINGAME, CALIFORNIA NONE WPG L2.4 IRRIGATION CALCULATIONS 7 #1 #2 1/8" = 1'-0" LC L3.1 PLANTING PLAN DEVELOPER: THOMAS JAMES HOMES 255 SHORELINE SUITE 428 REDWOOD CITY, CA 94065 TEL. (916) 869-6639 RIPLEY DESIGN GROUP, INC. Landscape Architecture Land Planning 1615 Bonanza St., Suite 314 Walnut Creek California 94596 Tel 925.938.7377 Fax 925.938.7436 PROJECT #: DATE: JAN. 13, 2023 SCALE: DRAWN BY: CHECKED BY: AMC SHEET OF 10 SHEETS REVISIONS: PROJECT: 2704 HILLSIDE DRIVE BURLINGAME, CALIFORNIA 8 EXISTING STREET TREE TO REMAIN EXISTING TREE #2 TO BE REMOVED HILLSIDE AVENUE AS SHOWN LC L3.2 PLANTING DETAILS DEVELOPER: THOMAS JAMES HOMES 255 SHORELINE SUITE 428 REDWOOD CITY, CA 94065 TEL. (916) 869-6639 RIPLEY DESIGN GROUP, INC. Landscape Architecture Land Planning 1615 Bonanza St., Suite 314 Walnut Creek California 94596 Tel 925.938.7377 Fax 925.938.7436 PROJECT #: DATE: JAN. 13, 2023 SCALE: DRAWN BY: CHECKED BY: AMC SHEET OF 10 SHEETS REVISIONS: PROJECT: 2704 HILLSIDE DRIVE BURLINGAME, CALIFORNIA F PLAN SECTION VIEW ED A B C 9 #1 #2 1/8" = 1'-0" LC L3.3 TREE PROTECTION PLAN DEVELOPER: THOMAS JAMES HOMES 255 SHORELINE SUITE 428 REDWOOD CITY, CA 94065 TEL. (916) 869-6639 RIPLEY DESIGN GROUP, INC. Landscape Architecture Land Planning 1615 Bonanza St., Suite 314 Walnut Creek California 94596 Tel 925.938.7377 Fax 925.938.7436 PROJECT #: DATE: JAN. 13, 2023 SCALE: DRAWN BY: CHECKED BY: AMC SHEET OF 10 SHEETS REVISIONS: PROJECT: 2704 HILLSIDE DRIVE BURLINGAME, CALIFORNIA 10 EXISTING STREET TREE TO REMAIN EXISTING TREE #2 TO BE REMOVED HILLSIDE AVENUE LOT 4BLOCK 65(8 M 28)EXISTING TWOSTORY RESIDENCEFF 105.2(1,797 SQ. FT. ±)HILLSIDE DRIVEF:\3085-000\BURLINGAME\2704 HILLSIDE DRIVE\ACAD\EXHIBITS\XB-LOT SURVEY_2704 HILLSIDE DR.DWG9/20/2021 2:30 PM TITLE REPORTLEGAL DESCRIPTION:LEGEND & ABBREVIATIONSBENCHMARK:AREA:ASSESSOR'S PARCEL NUMBER:NOTES:EXCEPTIONS AND EXCLUSIONS:#19SURVEYOR'S STATEMENT:JOB NO.: 3085-0002704 HILLSIDE DRIVETOPOGRAPHIC SURVEYCITY OF BURLINGAME SAN MATEO COUNTY CALIFORNIASCALE: 1" = 10'DATE: SEPTEMBER 20, 2021CIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMSACRAMENTO(925) 866-0322(916) 375-18773020100OF SHEETSSHEET NO.11FLOOD ZONE:VICINITY MAPSITE