Loading...
HomeMy WebLinkAboutReso - PC - 2023.02.13 - 8BDoc.usign Envelope lD: EF254C7B-E0E8-4648-9833-01 1 E9781EE37 Planning Department City of Burlingame WHEN RECORDED MAIL TO: COI\4fuIUNITY DEVELOPI\,1ENT OEPARTMENT CITY OF BURLINGAI\,IE 501 PRIMROSE ROAO BURLINGAii E. CA 94010 2023-019086 3:22 pnl 04i21t2123 R1 Fee: NO FEE counl of Paqes 4 Recorded in Off icialRecods County of Sair Mai60 Mark Church Ass€sso r-Co unty Clerk_Racodor fl; rrlil r|!lilllllfllt! r]lliltl|liiuliiflrlilliiill[] Resolution No. 2023-02 13-8B 132 OCCIDENTAL AVENUE APN 028-316-230 TITLE OF DOCUMENT I hereby certify this to be a full, true and conect copy of the document it purporls to be, the original of which is on file in my office. Februa 24 2023 b+aw Aayrtwr EBT.l IIID Date Kevin Gardiner, AICP, Community Development Director RECORDING REAUESTED BY: ( RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREA Review fo S, a Categorical Exemption has been prepared and application has been made for Desron r a new. two-sto ry sinqle-unit dwellino and deta ched oaraoe at 132 Occide ntal Avenue. zoned R-1 SF21 LLC, prooertv owner APN: 028-316-230 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 effect on the environment, and categorical exemption, per Sectron 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 offi ct I records of the County of San Mateo Chairpe 5 tn,t;rt-'tlJfut-, 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. 132 oCCTOENTAL AVENUE - RESO 2023{lZ l3{B AYES: HORAtt, GAUL- LOWENTHAL, PFAFF, SCHXID, TSE NOES: NONE ABSENT: NONE RECUSED: CO AROTO 1 2 ry Conditions of Approval for Categorical Exemption and Design Review 132 Occidental Avenue Effective February 23, 2023 Page 1 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped February 6,2023, sheets A0.0 through A4.0, L1.1 through L4.1, 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; b 7 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 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 priorto 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; EXHIBIT "A" 2. 4. A 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; x Conditions of Approval for Categorical Exemption and Design Review 132 Occidental Avenue Effective February 23, 2023 Page 2 11 12 14 that prior to scheduling the foundation inspection. a licensed surveyor shall locate the property corners, set the building footprint and certify the first-floor elevation of lhe 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 certiflcation that the archjtectural 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 plansi architectural certiflcation documenting framing compliance with approved design shall be submitted to the Building Division before the flnal 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. EXHIBIT "A" 13 S H E E T I N D E XPROPOSED SECTIONSPLANTING PLANLAYOUT PLANPROPOSED EXTERIOR ELEVATIONS: LEFT AND RIGHTCOVER SHEETA1.0 PROPOSED SITE PLANA2.0EXISTING EXTERIOR ELEVATIONSPROPOSED FLOOR PLAN : FIRST FLOOREXISTING ROOF PLANA0.0BASSENIAN LAGONI ARCHITECTSPHONE: (949) 553-9100EMAIL: TERESSA@BASSENIANLAGONI.COMCONTACT: TERESSA OEHRLEINNEWPORT BEACH, CA 926602031 ORCHARD DRIVEARCHITECTS:THOMAS JAMES HOMESPHONE: (650) 402-3024EMAIL: AFELVER@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 AND REARA3.4EXISTING FLOOR PLANA4.0L1.1L3.11TOPOGRAPHIC SURVEYV I C I N I T Y M A P A5.0A3.0CODES :LOT 25 BLOCK 8GOVERNING 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 BURLINGAME2019 CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEBURLINGAME PARKR-1ZONING :SITE AREA :6,886 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 :132 OCCIDENTAL AVEBURLINGAME, CA 94010FIRE ZONE :N/AFIRE ZONE :APN :028-316-230PROPOSED LOT COVERAGE :SETBACKS :FRONT :PROPOSED16'-0" (1st) / 29'-1" (2nd)REQUIRED15'-8" MIN. (1st) / 20'-0" MIN. (2nd)SIDE:4'-.5"(LEFT) / 11'-8" (RIGHT) 4'-0" MIN.(LEFT) / 4'-0" MIN.(RIGHT)REAR :35'-5.5" (1st) / 35'-5.5" (2nd) 15'-0" MIN.(1st) / 20'-0" MIN. (2nd)SQUARE FOOTAGE:FIRST FLOOR :PROPOSED1,395 SQ. FT.SECOND FLOOR : 1,442 SQ. FT.TOTAL LIVABLE : 3,297 SQ. FT.GARAGE : 244 SQ. FT.FRONT PORCH : 79 SQ. FT.BUILDING HEIGHT:± 27'-10"PROPOSED FAR :3,547 SQ. FT.ALLOWABLE FAR :3,548 SQ. FT.29% (2,001 SQ.FT.)2019201920192019201920192019FAR1,407 SQ. FT. 1,630 SQ. FT. 244 SQ. FT.N/AREAR PORCH : 266 SQ. FT. 266 SQ. FT.UNCOVERED PARKING :1EXISTING1,490 SQ. FT.1,490 SQ. FT. 432 SQ. FT.N/AADU : 460 SQ. FT.N/AN/AN/AN/ACOLOR AND MATERIAL BOARDA3.3CONSTRUCTION DETAILSL1.2HYDROZONE PLANL2.1TREE PLANL4.1PROPOSED FLOOR PLAN : SECOND FLOORPROPOSED EXTERIOR ELEVATIONS: DETACHED GARAGEPHOTO STREET SCENEEXISTING EXTERIOR ELEVATIONS : DETACHED GARAGEA2.1A6.0A6.1A6.2A6.3 "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-City Holidays between8:00 a.m. and 5:00 p.m.A3.2 PROPOSED ROOF PLAN0 1 . 1 7 . 2 3J:\GROUP21\91821426\DESIGN\COVER SHEET.DWGCopyright 2023 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926609 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RC o v e r S h e e tA0.0C O V E R S H E E TJanuary 17th, 2023BURLINGAME, CA 94010132 OCCIDENTALRECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONFEB 6 2023REVISED NORTH1/8" = 1'-0"6111617192022155NP23421 7 8 9 10121318141NEW2-STORYRESIDENCE1-CARGARAGEOCCIDE N T A L A V E N U E 0 1 . 1 7 . 2 3C:\USERS\JLIN\DESKTOP\OCCIDENTAL\XARCHSITE_132 OCCIDENTAL.DWGCopyright 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 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RA1.0P R O P O S E D S I T E P L A N PROPOSEDALLOWED/REQUIREDFRONTSIDEREAR1ST FLR:2ND FLR:LEFT:RIGHT:1ST FLR:2ND FLR:15'-0" or 14'-11" *20'-0" or 25'-7" 4'-0"4'-0"15'-0"20'-0"16'-0"29'-1"4'- .5"11'- 8"35'- 5.5"35'- 5.5"POST-PROJECT IMPERVIOUS AREA:BUILDING: 2,500 SFLANDSCAPE IMPERVIOUS: 1,490 SFTOTAL: 3,990 SF40% OF LOT AREA: 6,886 SF X 40% = 2,754 SFPOST-PROJECT IMPERVIOUS AREA EXCEEDS 40%OF TOTAL LOT SIZE, RUNOFF MITIGATIONWITH A DRY WELL IS PROPOSED.ADU:ADU (LEFT / RIGHT):15'-0" or 14'-11" *4'-0" / 4'-0"18'-11"19'-6.5" / 11'- 8"* FRONT SETBACK CALCULATIONSETBACKMIN./MAX. EXCL.ADDRESS16.0'140 OCCIDENTAL6.0'14.5'12.5'19.8'14.5'16.8'27.5'N/AN/AAVG. CALC.ALLOWABLE SETBACK(10.3+16+14.5+12.5+19.8+14.5+16.8)/7 = 14.91'14.9' OR 14'-11"136 OCCIDENTAL132 OCCIDENTAL128 OCCIDENTAL124 OCCIDENTAL120 OCCIDENTAL118 OCCIDENTAL114 OCCIDENTAL10.3'144 OCCIDENTAL NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE29%REAR PORCH266 SQ. FT.FRONT PORCH79 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING3297 SQ. FT.ADU460 SQ. FT.2ND FLOOR1442 SQ. FT.1ST FLOOR1395 SQ. FT.FLOOR AREA TABLE1- CAR DETACHED GARAGE4 BEDROOMS / 3.5 BATHS + LOFTNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3548 MAX)3547 SQ. FT.GARAGE244 SQ. FT.REAR PORCH266 SQ. FT.2ND FLOOR1,630 SQ. FT.1ST FLOOR1,407 SQ. FT.FAR TABLEREF.FRZ.DWT.C.MICRO.DROPGREATROOM184198X9'-0" CLG.DINING212114X9'-0" CLG.ADU BEDROOM 1127101X9'-0" CLG.ENTRY9'-0" CLG.ADU BA. 19'-0" CLG.KITCHEN9'-0" CLG.GARAGE206110X8'-5" CLG.PDR.9'-0" CLG.SITTING (ADU)172136X9'-0" CLG.WALK-INPANTRY9'-0" CLG.PORCH9'-0" CLG.20'-4"15'-6"21'-1"7'-9"114'-3 1/2"17'-5"84'-6 1/2"12'-5" 33'-0"13'-6 1/2"38'-1"15'-6"29'-1"40'-8"40'-10 1/2"14'-5"7'-10"11'-7"21'-1"10"2'-0" 3'-4"REARPORCH9'-0" CLG.UP 17 R 0 2 . 0 9 . 2 3C:\USERS\JLIN\DESKTOP\OCCIDENTAL\1426FLRB33V2_TR.DWGCopyright 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 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RF I R S T F L O O RA2.0ADU Notes: - Refrigerator has separate doors for the refrigeratorand freezer compartments - Cooking facility is a permanent stove and/or oven - Cabinets and storage. NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE29%REAR PORCH266 SQ. FT.FRONT PORCH79 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING3297 SQ. FT.ADU460 SQ. FT.2ND FLOOR1442 SQ. FT.1ST FLOOR1395 SQ. FT.FLOOR AREA TABLE1- CAR DETACHED GARAGE4 BEDROOMS / 3.5 BATHS + LOFTNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3548 MAX)3547 SQ. FT.GARAGE244 SQ. FT.REAR PORCH266 SQ. FT.2ND FLOOR1,630 SQ. FT.1ST FLOOR1,407 SQ. FT.FAR TABLEPRIMARYBATH8'-0" CLG.BA. 28'-0" CLG.PRIMARYBEDROOM150163XLAU.8'-0" CLG.D.W.BEDROOM 2109120X8'-0" CLG.SLOPED CLG.WALK-INCLOSET31 L.F.LOFT1311119XSLOPED CLG.BEDROOM 31101111X8'-0" CLG.DN17 ROPENTOBELOWCURBLESS SHOWER15'-2"55'-11"71'-1"68'-4 1/2"13'-6 1/2"12'-11 1/2"17'-2" 13'-8 1/2" 1'-0" 4'-9" 25'-11" 28'-6"6'-7"15'-6"1'-0"11'-8 1/2"13'-5"11'-2 1/2"1'-3"0 2 . 0 9 . 2 3C:\USERS\JLIN\DESKTOP\OCCIDENTAL\1426FLRB33V2_TR.DWGCopyright 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 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RS E C O N D F L O O RA2.1 7:123:12 7:126:127:127:127:127:127:127:127:12 7:12 7:12 7:12 7:12ROOF PLAN1/4"=1'-0"PITCH: 7:12 U.N.O.RAKE: 12"EAVE: 12"ROOF MATERIAL: COMPOSITION0 1 . 1 7 . 2 3J:\GROUP21\91821426\1426ELVB33V2.DWGCopyright 2023 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RR o o f P l a nE L E V A T I O N SA3.2 REAR1'-3" 18'-3" 9'-0"8'-0" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht. ± 27'-10"AVG. TOP OF CURB = 100.0'AVG. NG = 100.1'(100.04'+100.23')/2 = 100.1'AVG. NG = 99.9'(99.53+100.36')/2 = 99.9'DECLINING HEIGHT ENVELOPE12'-0"FFE = 101.4'127.83'FRONTARTS & CRAFTS BUNGALOW± 27'-10" 1'-3" 18'-3" 9'-0"8'-0" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht.FFE = 101.4'AVG. NG = 100.1'(100.04'+100.23')/2 = 100.1'AVG. TOP OF CURB = 100.0'12'-0"AVG. NG = 99.9'(99.53+100.36')/2 = 99.9'DECLINING HEIGHT ENVELOPE127.83'PER PLANWINDOWPER PLANWINDOWWINDOW2.5"3" MIN.PAINTED WOOD TRIM,WHERE OCCURSSTUCCOSTUCCOPAINTED WOOD TRIM,WHERE OCCURSPAINTED WOOD TRIM,WHERE OCCURSSTUCCOSILLJAMBHEADERSECTION VIEWFRONT VIEW1.5"3.5"1.5"3.5"1.5"2.5"1.5"3.5"1.5"WINDOWPAINTED WOODTRIM - HEADERPAINTED WOODTRIM - JAMBPAINTED WOODTRIM - SILLWINDOW DETAIL, TYP.ANOT TO SCALESTUCCO0 2 . 0 9 . 2 3C:\USERS\JLIN\DESKTOP\OCCIDENTAL\1426ELVB33V2.DWGCopyright 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 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RF r o n t & R e a r E l e v a t i o n s E L E V A T I O N SA3.0 LEFT± 27'-10" 1'-3" 18'-3" 10'-0" 9'-0"8'-0" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht. 30'-0" Max Ht.AVG. TOP OF CURB = 100.0'FFE = 101.4'127.83'RIGHT9'-0"8'-0"8'-0"Hdr. Ht.7'-0"Hdr. Ht.1'-3"18'-3"± 27'-10" 9'-0" 30'-0" Max Ht.AVG. TOP OF CURB = 100.0'FFE = 101.4'127.83'PER PLANWINDOWPER PLANWINDOWWINDOW2.5"3" MIN.PAINTED WOOD TRIM,WHERE OCCURSSTUCCOSTUCCOPAINTED WOOD TRIM,WHERE OCCURSPAINTED WOOD TRIM,WHERE OCCURSSTUCCOSILLJAMBHEADERSECTION VIEWFRONT VIEW1.5"3.5"1.5"3.5"1.5"2.5"1.5"3.5"1.5"WINDOWPAINTED WOODTRIM - HEADERPAINTED WOODTRIM - JAMBPAINTED WOODTRIM - SILLWINDOW DETAIL, TYP.ANOT TO SCALESTUCCO0 2 . 0 9 . 2 3C:\USERS\JLIN\DESKTOP\OCCIDENTAL\1426ELVB33V2.DWGCopyright 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 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RL e f t & R i g h t E l e v a t i o n sE L E V A T I O N SA3.1 7:127:129'-0"FRONT13'-2"REARRIGHTLEFT9'-0" 13'-2"ROOF PLAN1/4"=1'-0"PITCH: 7:12 U.N.O.RAKE: 12"EAVE: 12"ROOF MATERIAL: COMPOSITIONPER PLANWINDOWPER PLANWINDOWWINDOW2.5"3" MIN.PAINTED WOOD TRIM,WHERE OCCURSSTUCCOSTUCCOPAINTED WOOD TRIM,WHERE OCCURSPAINTED WOOD TRIM,WHERE OCCURSSTUCCOSILLJAMBHEADERSECTION VIEWFRONT VIEW1.5"3.5"1.5"3.5"1.5"2.5"1.5"3.5"1.5"WINDOWPAINTED WOODTRIM - HEADERPAINTED WOODTRIM - JAMBPAINTED WOODTRIM - SILLWINDOW DETAIL, TYP.ANOT TO SCALESTUCCO0 2 . 0 9 . 2 3C:\USERS\JLIN\DESKTOP\OCCIDENTAL\1426ELVB33V2.DWGCopyright 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 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RG a r a g e E l e v a t i o n sE L E V A T I O N SA3.3 9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.1'-3"18'-3"± 27'-10"AVG. TOP OF CURB = 100.0'1'-3" 18'-3" 9'-0"8'-0" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht. ± 27'-10"AVG. TOP OF CURB = 100.0'AVG. NG = 100.1'(100.04'+100.23')/2 = 100.1'AVG. NG = 99.9'(99.53+100.36')/2 = 99.9'DECLINING HEIGHT ENVELOPE12'-0"FFE = 101.4'127.83'1'-3" 18'-3" 9'-0"8'-0" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht. ± 27'-10"AVG. TOP OF CURB = 100.0'AVG. NG = 100.1'(100.04'+100.23')/2 = 100.1'AVG. NG = 99.9'(99.53+100.36')/2 = 99.9'DECLINING HEIGHT ENVELOPE12'-0"FFE = 101.4'127.83'13'-2"0 2 . 0 9 . 2 3C:\USERS\JLIN\DESKTOP\OCCIDENTAL\1426SECTB33V2.DWGCopyright 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 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RP R O P O S E D S E C T I O N SA3.4 132 OCCIDENTAL AVENUEBURLINGAME, CALIFORNIA 9401002.03.23 PLAN B33 V2 A 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 PURE WHITE SW 7OO5 o STUCCO o GABLE SIDING o POSTS AND BEAMS HOUSE NUMBERS WINDOW FRAMES: BLACK GARAGE DOOR CARRIAGE WOOD DOOR DESIGN 7000A CLEAR GLASS WINDOWS FRONT DOOR MASONITE VISTAGRANDE FIBERGLASS 3/4 LITE 6 SDL 1 PANEL DOOR 3/4 LITE 3 SDL 1 PANEL SIDELITES GLASS: FROSTED EXTERIOR RENDERINGS (NOT TO SCALE) GAF ROOF SHINGLES MISSION BROWN ELDORADO STONE TUNDRA BRICK -CHALK DUST MORTAR: ORCO SNOW WHITE FENCE STAIN SEMI-SOLID PEPPERWOOD ADU AND GARAGE SIDE DOOR MASONITE VISTAGRANDE FIBERGLASS 3/4 LITE 6 SDL 1 PANEL DOOR GLASS: FROSTED FELTED WOOL SW 9171 o FRONT DOOR, SIDELITES, AND ADU DOOR o GARAGE DOOR AND GARAGE SIDE DOOR o DRIVEWAY GATEAAAAAA o FASCIA, EAVES, AND GUTTERS o DOOR AND WINDOW TRIM o GABLE TRIM, KNEEBRACES, AND PANELING o BELLY BAND AND CORBELS EXTERIOR LIGHT FIXTURE 6”W X 12-1/2”H X 7-5/8”DH *DARK SKY COMPLIANT* 14'-2"13'-1"8'-6"8'-7"14'-11"12'-9" 5'-7"8'-6"5'-1"11'-9"8'-10"7'-0"12'-2"6'-4"3'-5"11'-5"13'-2"32'-6"7'-5"12'-0" 11'-3"36x24HH: 8036x24HH: 80128x80HH:104 34x56HH: 8234x56HH: 8236x44HH: 9036x44HH: 9034x40HH: 8432x56HH: 82 18x56HH: 8232x56HH: 8232x56HH: 8232x56HH: 8232x56HH: 8228x34HH: 8034x56HH: 8234x56HH: 8252x56HH: 8226x56HH: 8246x36HH: 78 46x36HH: 78 KITCHEN8'-8" CLGDINING ROOM8'-8" CLGLIVING ROOM8'-8" CLGLAUNDRY ROOM7'-2" CLGHALLWAY8'-8" CLGBATHROOM8'-8" CLGBATHROOM8'-8" CLGCLOSET8'-8" CLGCLOSET8'-8" CLG8'-8" CLG8'-8" CLG8'-8" CLGHALLWAY8'-8" CLGBEDROOM8'-8" CLGBEDROOM8'-8" CLGENTRY7'-11" LOW30x56HH: 80 30x56HH: 8054x56HH: 80 GARAGE7'-11" LOWSHED7'-3" LOW1st FLOORGARAGE AND SHED24x34HH: 74PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETFLOOR PLANPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2730_BA12/13/21MARK SHERLOCK132 OCCIDENTALAVENUERESIDENCE132 OCCIDENTAL AVEBURLINGAME, CA 94010A6.0All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.JSWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETTWHPVWH= WATER HEATERFURNLOW CASEWORKFULL HEIGHT CASEWORKUPPER CASEWORKCLGHH= CEILING HEIGHT= HEADER HEIGHT= GAS METER= WALL HEATER= TRASH COMPACTOR= DISH WASHER= OVEN= REFRIGERATOR= RANGE= DRYER= WASHER= WASHER/DRYER COMBO= ELECTRIC METERW/DWDREFROVENDWTC= FURNACE= ELECTRICAL PANEL= SOLAR COMPONENTS= TANKLESS WATER HEATER= FLOOR DRAIN1/4" = 1'-0" SKYLIGHTEXISTING4:12EXISTING4:12EXISTING4:12EXISTING4:12EXISTING4:12EXISTING4:12EXISTING4:12EXISTING4:12 EXISTING 3 1/2:12 EXISTING 3 1/2:12EXISTING5:12EXISTING5:12NO PITCHPRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETROOF PLANPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2730_BA12/13/21MARK SHERLOCK132 OCCIDENTALAVENUERESIDENCE132 OCCIDENTAL AVEBURLINGAME, CA 94010A6.1All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.JSWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETRTUCHIMNEY OUTLINEBUILDING FOOTPRINT= AIR CONDITIONER= UTILITY BOX= ROOF DRAIN= ROOF VENT= ROOF TOP UNIT= ROOF TOP HATCH= DOWNSPOUT1/4" = 1'-0" EASTNORTHSOUTHWEST7'-11" 13'-8"1ST FLOORF.F.E.ENTRYF.C.E.MAJORRIDGE5'-9"1241241241241247'-11" 13'-8"1ST FLOORF.F.E.ENTRYF.C.E.MAJORRIDGE5'-9"PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETEXTERIORELEVATIONSPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2730_BA12/13/21MARK SHERLOCK132 OCCIDENTALAVENUERESIDENCE132 OCCIDENTAL AVEBURLINGAME, CA 94010A6.2All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.JSWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETFINISHED GRADE LINEFINISHED FLOOR LINEROOF PITCH LABEL (RISE/RUN)X121/4" = 1'-0" GARAGE EASTGARAGE NORTHGARAGE SOUTHGARAGE WEST125125123.5123.57'-11"GARAGEF.F.E.GARAGEF.C.E.2'-9"MAJORRIDGE10'-8" 7'-11"GARAGEF.F.E.GARAGEF.C.E.2'-9"MAJORRIDGE10'-8"PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETEXTERIORELEVATIONSPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2730_BA12/13/21MARK SHERLOCK132 OCCIDENTALAVENUERESIDENCE132 OCCIDENTAL AVEBURLINGAME, CA 94010A6.3All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.JSWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETFINISHED GRADE LINEFINISHED FLOOR LINEROOF PITCH LABEL (RISE/RUN)X121/4" = 1'-0" * * 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: DATE:ISSUE:DESCRIPTION: 5897.18 1/31/2023 CA BURLINGAME 132 OCCIDENTAL AVE 0"12"1"2" JT, GM TZ, JT * * 1" = 8' - 0" 16'8'4' L1.1 LAYOUT PLAN 8/19/2022RESUBMITTAL TO CITY1 10/25/2022RESUBMITTAL TO CITY2 /31 RESUBMITTAL TO CITY 1/31/2023 * 1 2 3 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: DATE:ISSUE:DESCRIPTION: 5897.18 1/31/2023 CA BURLINGAME 132 OCCIDENTAL AVE 0"12"1"2" JT, GM TZ, JT L1.3 CONSTRUCTION DETAILS SCALE 2X1X.5X 4 8/19/2022RESUBMITTAL TO CITY1 10/25/2022RESUBMITTAL TO CITY2 /31 RESUBMITTAL TO CITY 1/31/2023 L1.2 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: DATE:ISSUE:DESCRIPTION: 5897.18 1/31/2023 CA BURLINGAME 132 OCCIDENTAL AVE 0"12"1"2" JT, GM TZ, JT 1" = 8' - 0" 16'8'4' L2.1 HYDROZONE PLAN 8/19/2022RESUBMITTAL TO CITY1 10/25/2022RESUBMITTAL TO CITY2 /31 RESUBMITTAL TO CITY 1/31/2023 PLANT SCHEDULE 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: DATE:ISSUE:DESCRIPTION: 5897.18 1/31/2023 CA BURLINGAME 132 OCCIDENTAL AVE 0"12"1"2" JT, GM TZ, JT 1" = 8' - 0" 16'8'4' L3.1 PLANTING PLAN 8/19/2022RESUBMITTAL TO CITY1 10/25/2022RESUBMITTAL TO CITY2 /31 RESUBMITTAL TO CITY 1/31/2023 * * * 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: DATE:ISSUE:DESCRIPTION: 5897.18 1/31/2023 CA BURLINGAME 132 OCCIDENTAL AVE 0"12"1"2" JT, GM TZ, JT 1" = 8' - 0" 16'8'4' L4.1 TREE PROTECTION PLAN * * * * 8/19/2022RESUBMITTAL TO CITY1 10/25/2022RESUBMITTAL TO CITY2 /31 RESUBMITTAL TO CITY 1/31/2023 LOT 25BLOCK 8(3 M 77)EXISTING SINGLESTORY RESIDENCEFF 103.0(1,486 SQ. FT. ±)OCCIDENTAL AVENUEF:\3085-000\BURLINGAME\132 OCCIDENTAL AVE\ACAD\EXHIBITS\XB-LOT SURVEY_132 OCCIDENTAL AVE.DWG11/5/2021 8:11 AM TITLE REPORTLEGAL DESCRIPTION:LEGEND & ABBREVIATIONSBENCHMARK:AREA:ASSESSOR'S PARCEL NUMBER:NOTES:EXCEPTIONS AND EXCLUSIONS:#18SURVEYOR'S STATEMENT:JOB NO.: 3085-000132 OCCIDENTAL AVENUETOPOGRAPHIC SURVEYCITY OF BURLINGAME SAN MATEO COUNTY CALIFORNIASCALE: 1" = 10'DATE: NOVEMBER 5, 2021CIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMSACRAMENTO(925) 866-0322(916) 375-18773020100OF SHEETSSHEET NO.11FLOOD ZONE:VICINITY MAPSITEREFERENCES: