HomeMy WebLinkAboutReso - PC - 2023.02.27 - 8EDocusi-ln Envelo'pe lD: 81 DDI 80G7E73-418A-8960-5D492EAC7E45
Planning Department
City of Burlingame
WHEN RECORDED i/AIL TO
COMMUNITY DEVELOPI\.,!ENT DEPARTMENT
CIry OF BURLINGAI/IE
501 PRIMROSE ROAO
BURLINGAME, CA 94010
2023-019091
!22 p.n O4i2i!2023 Rl Fee: NO FEE
Count of Pages4
Recorded in Off icial R6cords
C(:'unty ofSan Nlat€o
MarkChurch
Asssssor-Colrnly Clerk-Recorder
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Resolution No. 2023-02.27 -8E
1549 LOS MONTES DRIVE
APN 027-014-060
I hereby certjfy this to be a full, true and conect copy ofthe
document it purports to be, the original ofwhich is on file in my
office.
March 10 2023
buiw htkwr
TITLE OF DOCUMENT
CITY
;;$S,1;*,'
I
,t
6
Date
Kevin Gardiner, AICP, Community Development Director
ATED T'UNE
RECORDING t'EOUESTED BY:
4{
Er
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND
AMENDMENT TO DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that
WHEREAS, a Categorical Exemption has been prepared and app lication has been made for Amendment
to Desiqn Review for proposed chanqes to a previous lv aoproved new, two-story sinqle-unit dwellinq with
an atta Qarao e at 1549 Los Montes Drive, Zoned R-1. Thomas Lo, property APN: 027-014-
060.
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on February
27. 2023, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing.
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
pro.iect set forth above will have a significant effect on the environment, and categorical exemption,
per CEQA Section 15303 (a) of the CEQA Guidelines, 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, this
exemption may be applied to the construction or conversion of up to three (3) single{amily residences
as part of a project, is hereby approved.
2. Said Amendment to Design Review is approved subject to the conditions set forth in Exhibit "A"
attached hereto. Findings for such Amendment to Design Review is set forth in the staff report.
minutes, and recording of said meeting.
3. lt is further directed that a certified copyof this resolution be recorded intheofficial records ofthe
Chairpe on
s, lt){xtut}+0t-l , 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 27lh day o'f FehruaN.2023 by the following vote:
'l5illt LOS MOI{TES DR - RESO 2023{12.27{E
AYES: COUAROTO, HORAX, GAUL,
LOWENTHAI- PFAFF, SCHTID, ISENOES: tlOtlE
AASENT: ]{ONE
RECUSED: NOi{E
cretary
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
County of San Mateo.
2
EXHIBIT'A"
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped January 31, 2023, sheets A-1 through A-4.4, and topographic survey plan,
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 saze or envelope of the basement, first or second floors, or garage,
which would include adding or enlarging a dorme(s), shall require an amendment to this
permit;
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 ofthe 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 streeti 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 Demolitaon Debris Recycling Ordinance
which requtres affected demolition, new construction and alteratton projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolitjon 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 effecl 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;
3
4
5
6
7
8
9
Conditions of Approval for Categorical Exemption and Amendment to Design Review
1 549 Los Montes Drive
Effective March 9, 2023
Page 2
Page 1
1
11
EXHIBIT'A''
Conditions of Approval for Categoracal Exemption and Amendment to Design Review
1549 Los Montes Drive
Effective March 9, 2023
Page 2
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 the new structure(s)
based on the elevatron at the top of the form boards per the approved plans; this survey shall
be accepted by the City Engineer;
12 that prior to scheduling the framrng 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 flnal framing inspection shall be scheduled;
13 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
14 that prior to flnal 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.
PROJECT DIRETORY
OWNER: MR. & MRS. THOMAS LO 1549 LOS MONTES DR. BURLINGAME CA. 94010
GENERAL CONTRACTOR: TO BE DETERMINED
ARCHITECT: cKIK CHAN
BAY 9 ARCHITECTS 22 cl CAMINO MOKAGA OKINllA, CA 94�63
lcl92�-787-87lb ERIKCHAN2@GMAIL.COM
PROJECT DATA
APN:
ZONING:
SITE AREA:
FAR:
BUILDING HEIGHT:
TOTAL STORIES:
SETBACK/YARD REQUIRED
CROSS FLOOR AREA:
LOWER LEVEL MAIL LEVEL
UPPER LEVEL
TOTAL
OCCUPANCY GROUP:
TYPE OF CONSTRUCTION:
COVERED PARKING SPACES:
FIRE SPRINKLER:
027-014-060
R-1 HILLSIDE AREA
8,294 SQ.FT.
32%x8,294+ 1, 100=3,754
21'-2"
TWO+ BASEMENT
FRONT( 15' -0")
SIDE(7' -0")
BACK( 15' -0")
457 SQ. FT. 2,553 SQ FT. 731 SQ. FT. 3,741 SQ. FT.
R(DIVISION 3)
VB
TWO
YES
SCOPE OF WORK
THE PURPOSE OF THESE PLANS AND THE BUILDING PERMIT
APPLIED FOR UNDER SAME IS TO:
NEW TWO STORY 3,741 SQ. FT. RESIDNCE WITH BASEMENT/ GARAGE LEVEL.
APPLICABLE CODES
JURISDICTION: CITY OF BURLINGAME BUILDING CODE:
2019 CALIFORNIA BUILDING CODE ADMENDMENTS
2019 CALIFORNIA RESIDENTIAL CODE
2019 CALIFORNIA MECHANICAL CODE
2019 CALIFORNIA ELECTRICAL CODE
2019 CALIFORNIA PLUMBING CODE
2019 CALIFORNIA ENERGY CODE
2019 CALIFORNIA FIRE CODE & ALL RELATED
2019 BURLINGAME BUILDING CODE ORDINANCES OF THE
OF BURLINGAME
DRAWING INDEX
A1 TITLE PAGE, INDEX, DATA
A 2 SITE PLANS
A 3 0 MAIN PLAN
A 3.1 UPPER & LOWER PLAN A 3.2
ROOF PLAN
A4.0 ELEVATION PLANNING AP
A4.0 ELEVATION
A4.1 ELEVATION PLANNING AP
A4.1 ELEVATION
A4.2 ELEVATION PLANNING AP
A4.2 ELEVATION
A4.3 ELEVATION PLANNING AP
A4.3 ELEVATION
A4.4 SECTION
A5.0 DETAILS
A5.1 DETAILS
A5.2 DETAILS
A6.0 KITCHEN
FRONT VIEW
ROOF VIEW
LOCATION MAP
5 .,. J :, " J <I',. 1549 Los Montes Dtlve
<I? '
CONSTRUCTION HOURS:
WEEKDAY: 7:00AM -7:00PM
SAT.: 9:00AM -6:00PM
SUNDAY/HOLIDAY: 10-6PM
"
BURLINGAME
HILLS
(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS)
ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND
BEYOND THE SCOPE OF THE BUILDING PERMIT ISSUED FOR THESE PLANS MAY
REQUIRE FURTHER CITY APPROVALS INCLUDING REVIEW BY THE PLAN
COMMISSION THE BUILDING OWNER, ARCHITECT, AND/OR CONTRACTOR MUST
SUBMIT A REVISION TO THE CITY FOR ANY WORK NOT GRAPHICALLY
ILLUSTRATED ON THE JOB COPY OF THE PLANS PRIOR TO PERFORMING THE
WORK.
RESIDENTIAL ADDITION
1549 LOS MONTES DR .
BURLINGAME, CA. 94010
\ LOS MONTES DR
-t --r i
l II I I H1 I I I
·-·-::::::===-M1-rft p.,-,===:::::::::.��3=�-i
;-,,
�
1; .. � 16' FRONT SETBACK -----------�+-lf-+--t ---l:===r=--=--==--,N
I I ,,,_ --L----1-------'"
7
7'-0¼"
I
I
11'-10 1/2"
I I II ts I
----r-----------�
I WI ---1 �
I
r------------------,
1r 71 I I II I I
ENTRY
I I I I 2% ROOF l1!:-1F"'-"'-"'-"'-"'-"'-"'-�
SLOPE MIN.
2% ROOF
SLOPE MIN.
r-----------------7
I I
2% ROOF
SLOPE MIN.
CD f-, w
' U)
w 0
U)
f.-I ,-..
I
J�i =-::rF3P=IL __ =---=--=---=--=---=--=---=---=--=--r== _= _= ___ ==:=9111 !
STONE
LAWN
----
I
I
I
I
I
I
I
I
I
I I
2% ROOF
SLOPE MIN.
L _____________ _
T-0¼"
7'-6"
I I V
. __ _J
SITE PLAN NOTES:
1.SEE SURVEY BY DAINS LAND
SURVEYING FOR MORE INFORMATION.
2.INCLUDE TREES PROTECTION
MEASURES FOR REAR YARD CEDAR DURINGALL PHASE OF CONSTRUCTION.
3.CONTRACTOR TO LOCATE ALL
UTILITIES PRIOR TO ANY REGRADING OR
TRENCHING.
4.NEW FOUNDATION FOOTING SHALL
BEAR ON NATIVE UNDISTURBED SOIL. SSD.
5.STREET ADDRESS NUMBER TO BE
INSTALLED AT LEAST 4" HIGH WITH A MIN.
1 /2" STROKE, MOUNTED ON A
CONTRASTING BACKGROUND CLEARLYVISIBLE FROM THE STREET PER CRC
R1004.
6.FINISH GRADE AROUND BUILDING TO
HAVE MIN. 2% SLOPE FOR A MIN. OF s•
AROUND BUILDING.
A.PROVIDE POSITIVE SURFACE DRAINAGE
AWAY FROM ALL STRUCTURES BY SLOPING
THE FINISHED GROUND SURFACE AT LEAST 2%. UNLESS OTHERWISE NOTED ON THE
PLANS.
B. IT SHALL BE THE CONTRACTOR'S
RESPONSIBILITY TO CONFIRM THE GROUNDELEVATIONS AND OVER ALL TOPOGRAPHY
OF THE SITE PRIOR TO THE START OF
CONSTRUCTION AS TO THE ACCURACYBETWEEN THE WORK SET FORTH ON THESE
PLANS AND THE WORK IN THE FIELD.
AND DISCREPANCIES SHALL BE BROUGHT
TO THE ATTENTION OF THE ARCHITECT IN
WRITING PRIOR TO THE START OFCONSTRUCTION.
C.EXISTING SITE GRADES SEE SURVEY
PREPARED BY DAINS LAND SURVEYING.
PROPOSED SITE PLAN
Scale: 118" = 1 '-0"
NO.
BAY 9 ARCHITECTS
22 EL CAMINO MORAGA
ORINDA, CA 94563
TEL 925-787-8716
ERIKCHAN2@GMAIL.COM
DATED
REVISIONS
REVISION
OWNER
MR. & MRS LO
RESIDENCE
1549 LOS MONTES DR.
BURLINGAME, CA 94010
SHEET CONTENTS
COVER SHEET
GENERAL INFO
& (N)SITE PLAN
Title
Designed By
Drawn By
As Noted
Scale
File Name
A-1
BY
RECEIVED
CITY OF BURLINGAME
CDD-PLANNING DIVISION
JAN 31 2023
11'-9"7'-6"27'-0"
24'-6"11'-11"26'-7"
15'-0"7'-0"7'-0"SEWER LINE
DOMESTIC WATER LINE
SPRINKLER LINE
7'SIDE SETBACK
7'SIDE SETBACK15'FIRSTFLOORREARSETBACKDRIVEWAYENTRYSTONEARTIFICIALLAWN
699 sq.ft.STREETFIRST FLOOR
N
20'-5"
FIRST FLOOR SECOND FLOOR
20'-0"20'SECONDFLOORREARSETBACK22'-6"35'-0"
ATTACHED GARAGE SETBACK (VARIANCE REQUESTED)
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan,Architect
CAB Li#C 24663
OWNER
1/8"=1'SITE PLAN A2
+568
+577.9
+583.3
+576.1
REMOVE ABANDONED
DRIVEWAY -REPAIR
CURB +GUTTER
57'-8"
BELGARDPERVIOUS PAVERS607sq.ft.BELGARDPERVIOUS PAVERS607sq.ft.
HOUSE FOOTPRINT2645sq.ft.
BELGARDCONCRETEENTRYSTEPS315sq.ft.
IMPERVIOUS
AREAS
2645 sq.ft.
+315 sq.ft.
__________2960 sq.ft.
2960sq.ft./8294sq.ft.=35.7%
UNDER 40%
PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS AND INSTALL A NEW 4"LATERAL,ALL
WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINE ARE TO BE INSTALLED
PER CITY STANDARD PROCEDURES AND SPECIFICATION,AND ANY OTHER UNDERGROUND UTILITY
WORKS WITHIN CITY’S RIGHT-OF-WAY.ALL ABANDONED SEWER LATERAL OR WATER SERVICE SHALL BE
DISCONNECTED AT THE MAIN AND PER CITY REQUIREMENTS.)OBTAIN AN ENCROACHMENT
D.S.D.S.
D.S.D.S.D.S.
ELECT.
METER
CLEAN
OUT
WATER
METER
GAS.
METER
C3 STORMWATER MITIGATION NOTES
-DIRECT ROOF RUNOFF ONTO VEGETATED AREAS.
-CONSTRUCT SIDEWALKS,WALKWAYS,AND/OR PATIOS
WITH PERMEABLE SURFACES
TC +566
TC +567
TC +570
TC +573
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan,Architect
CAB Li#C 24663
BEDROOM BEDROOM BEDROOM
ENTERTAINMENT
LIVING
DINING
LAUNDRY
KITCHEN
ENTRY
FIRST FLOOR
14'x 18'
14'x 18'
8'x 6'
11'x 14'11'x 14'11'x 16'
11'x 19'
13'x 19'
OWNER
A-3.01/4"=1'N
REF
TV
43'-0"32'-6"19'-0"27'-8"19'-0"19'-0"46'-8"4'-0"6'-0"4'-0"
11'-0"8'-6"3'-6"4'-6"10'-4"4'-0"2'-6"3'-6"4'-9"
4'-0"4'-11"
4'-9"6'-3"
5'-0"7'-0"8'-9"3'-6"8'-0"5'-4"8'-0"8'-0"12"
8'FENCE
4'-0"11'-0"4'-0"75'-6"
14'-0"5'-2"12'-4"11'-0"14'-6"4'-0"NO.SIZE DESCRIPTION
1
2
8'-0"X 8'-0"WD ENTRY DOOR FRONT DOOR W/SIDE LIGHT4'PIVOT-TEMP GL
4
3'-0"X 7'-0"
INT.FLAT DOOR
2'-8"X 7'-0"2'-8"POCKET DOOR
DOOR SCHEDULE
NO.SIZEWIDTH X HEIGHT DESCRIPTION
1
16'-0"X 8'-0"4 PANEL BI-PART GLASS SLIDING DOOR
2
6'-0"X9'-0"FIXED GLASS WINDOW -3
3 2'-6"X6'-0"CASEMENT 4
4
7'-0"X7'-0"(3'-0"CASEMENT)
3 PANEL FIXED
5
9'-0"X8'-0"6
4'-0"X2'-0"FIXED 37
WINDOWSCHEDULE
8 4'-0"X9'-0"
10
11
12 2'-6"X5'-0"
13
3
2'-8"X 7'-0"
INT.FLAT DOOR
4'-0"X2'-0"AWNING
5 3'-0"X 6'-8"20 MINFIRERATED DOOR.WOOD,STEEL
ALL WINDOWS TO MEET THE REQUIREMENTS OF THE
2010 CALIFORNIA RESIDENTIAL CODE-CRC R310 &CRC R303.
WINDOWS THAT MEETS ALL OF THE FOLLOWING CONDITIONS SHALL BE TEMPERED PER
CRC R 308.4:WHERE EXPOSED AREA IS GREATER THAN 9 FEET,EXPOSED BOTTOM
EDGES IS LESS THAN 18”,EXPOSED TOP EDGE GREATER THAN 36”ABOVE THE FLOOR
AND ONE OR MORE WALKING SURFACES WITHIN 36”HORIZONTALLY OF THE PLANE OF
GLAZING SHALL BE TEMPERED GLAZING.”
WINDOWS TO BE MILGUARD ALUMINUM FRAME.
4'FIXED-3'CASEMENT (EGRESS)
14 8'-0"X4'-6"
1
2
3
3
7
1
1
9'-0"X7'-0"3 PANNEL FIXED
334554
5
6
7 7 8 8
AWNING OVER FIXED 2
9
9
12'-0"X 7'-0"4 PANEL BI-PART GLASS SLIDING DOOR
10'-0"X 7'-0"4 PANEL BI-PART GLASS SLIDING DOOR
FIXED 1
2'-6"X5'-0"CASEMENT 3
1
2
4
6 2'-8"X 7'-0"3'-0"POCKET DOOR (PR)
7 4'-0"X 7'-0"4'-0"POCKET DOOR
8 4'-0"X 7'-0"2'-6"POCKET DOOR (PR)
7
2 2
2
2 2
3
4
4
4
N
PROVIDE MINIMUM1/2"TYPE X GYP.BD
ON WALLS &CEILINGINUSABLESPACEUNDERSTAIR
Mendota DirectVentGasFireplace -ML47
VENT TO SIDE WALL
STAIR HANDRAILS TOBE34"-36"ABOVE TREADS
1.5"MIN BETWEEN HANDRAIL
AND WALL
1.HANDRAILS WITH CIRCULAR CROSS SECTIONSHALLHAVEANOUTSIDEDIAMETER1¼”-2”.2.HANDRAIL NOT CIRCULAR CROSS SECTIONSHALLHAVECROSSSECTIONDIAMETEROFMAX 2 ¼”.3.HANDRAIL WITH A PERIMETER GREATER THAN 6 ¼”SHALL HAVE GRASPABLE FINGERS RECESS AREA ONBOTHSIDESOFTHEPROFILE.
S
MAX 7"THREASHOLD
MAX 7"THREASHOLD
7"RISERS
11"TREADS
7"RISERS
11"TREADS
DN
UP
S S S
1
2
3
EC
GARAGE BELOW -DASHED
ELEC.SUBPANEL
BAR
HAND RAIL
HAND RAIL
ELEC.METER
AC CONDENSORS
ON 4"THK CONC PADS
5'-6"2'-6"5'-6"1/4"=1'
REF
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan,Architect
CAB Li#C 24663
OWNER
1/4"=1'
BEDROOM
M.BEDROOM
12'-7"11'-11"6'-6"
DECK
UPPER LEVEL -SECOND FLOOR
12'x 18'
13'x 12'
LOWER LEVEL -GARAGE
A-3.12%SLOPEMIN2%SLOPEMINROOF DECK
13'x 15'
195 sq.ft.
GARAGE
457 sq.ft.
20'-6"x 21'-0"19'-0"38'-0"32'-5"5'-0"
GUTTER
D.S.
GUTTERD.S.D.S.
2%SLOPE MIN
36"COUNTERSEATTOWER
19'-0"5'-6"5'-0"12'-0"
14'-5"11'-8"2'-1"3'-6"13'-0"14'-6"22'-0"21'-6"CL3'-3"4'-0"6'-6"27'-6"SLOPE TO DRAIN27'-6"X 1/4"PER FT =6.9"HT DIFFERENCE
10
1112
12
13 1344
6
8
3
8
4
2-4"THREASHOLD
7"RISERS
11"TREADS
DN
2-4"THREASHOLD2%SLOPEMIN1
2
3
EC
1
E
9'-0"4'-0"
FURNACE
+3'ABOVE GARAGE
2'-6"2'-6"42"GLASS RAIL
PARAPET
PARAPET
TANKLESS WATER HEATER
CHIMNEY
Planning Conditions of Approval
The Burlingame Planning Commission states that the 1549 Burlingame project application
was approved with the following conditions:
1.that the project shall be built as shown on the plans submitted to the Planning Division date
stamped September 30,2021,sheets A-1 through A-5.0,L1 and topographic survey plan;
2.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 (FYI or amendment to be determined by Planning
staff);
3.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;
4.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;
5.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;
6.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
7.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;
8.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;
9.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;
11.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 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;
12.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;
13.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
14.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.
R1 PERMIT RESPONSE 1-16-23
R1
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan,Architect
CAB Li#C 24663
OWNER
1/4"=1'
VELUX Fixed Tempered Skylight
(Fits Rough Opening:30.5-in x 46.5-in)
Model #:FCM 3046 000
SKY A
SKY A (N)
SKY B (N)
VELUX Fixed Tempered Skylight
(Fits Rough Opening:24.5-in x 46.5-in)
Model #:FCM 2446 000
SKY B
VELUX Fixed Tempered Skylight
(Fits Rough Opening:30.5-in x 46.5-in)
Model #:FCM 3046 000
SKY A
VELUX Fixed Tempered Skylight
(Fits Rough Opening:24.5-in x 46.5-in)
Model #:FCM 2446 000
SKY B
VELUX Fixed Tempered Skylight
(Fits Rough Opening:30.5-in x 46.5-in)
Model #:FCM 3046 000
SKY A
SKY A (N)
VELUX Fixed Tempered Skylight
(Fits Rough Opening:24.5-in x 46.5-in)
Model #:FCM 2446 000
SKY B
VELUX Fixed Tempered Skylight
(Fits Rough Opening:30.5-in x 46.5-in)
Model #:FCM 3046 000
SKY A
VELUX Fixed Tempered Skylight
(Fits Rough Opening:24.5-in x 46.5-in)
Model #:FCM 2446 000
SKY BSKYB(N)FIRST FLOOR ROOF
FIRST FLOOR ROOF SECOND FLOOR ROOF
VELUX Fixed Tempered Skylight
(Fits Rough Opening:30.5-in x 46.5-in)
Model #:FCM 3046 000
VELUX 22-1/2 in.x 22-1/2 in.Fixed Curb-Mount Skylight with
Impact
Low-E3 Glass
Model #FCM 2222 0006
PLUMBING VENTS SHALL TERMINATE NOTLESSTHAN10FEETFROMANDNOTLESSTHAN3FEETABOVEANYOPERABLESKYLIGHT.
ALL UNIT SKYLIGHTS INSTALLED IN A
ROOF WITH A PITCH FLATTER THAN 3:12
SHALL BE MOUNTED ON A 4-INCH CURB (R308.6.8)
UNIT SKYLIGHTS AND TUBULAR DAYLIGHTINGDEVISESSHALLBETESTEDBYANAPPROVED
INDEPENDENT LABORATORY,AND BEAR A
LABEL IDENTIFYING MANUFACTURER,PERFORMANCE GRADE
RATING AND APPROVED INSPECTION AGENCY (R306.6.9)
MEMBRANE SYSTEM-CLASS A RATED
MINIMUM 2 LAYERS OF 15LB (#15)FELT
AS UNDERLAYMENT FOR ROOFING MATERIALS.
TRI-PLY APP SMOOTH MODIFIED BITUMEN
3 FT.X 33 FT.(100 SQ.FT.NET)MEMBRANE
ROLL FOR LOW SLOPE ROOFS
MODEL#3687000
AQUA-PROOF ROOF PRIMER MEMBRANE
DESIGNED FOR MULTI-SURFACE WATERPROOFING
APPLICATIONS
MODEL#MD863-2
METAL FLASHING REQUERED
AT ALL INTERSECTIONS OF
WALLS TO SLOPED ROOF
SURFACES.
R-38 BATT INSULATION IN ATTIC SPACE
OR BETWEEN ROOF JOISTS.
1/4 :12 SLOPE ROOF
PLUMBING NOTES:
1.ALL NEW WATER CLOSETS TO HAVE A MAXIMUM FLOW RATE OF 1.28 GPF.
2.ALL NEW SHOWERS TO HAVE MAXIMUM FLOR OF 1.8 GPM.
SHOWER
HEADS ARE TO HAVE PRESSURE BALANCED,ANTI-SCALD VALVE OR THERMOSTATIC
MIXING VALVE
3.ALL NEW LAVATORY FAUCETS TO HAVE MAXIMUM FLOW OF 1.2 GPM.
4.SHOWER AND BATHTUB COMPARTMENTS SHALL HAVE A MIN FINISHED INTERIOR OF
1,024 SQ INCHES AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30 INCH
CIRCLE PER CPC 408.6
5.PLUMBING VENTS ARE TO TERMINATE 3’MIN.FROM ANY PROPERTY LINE.
6.ALL SURFACES SURROUNDING BATH TUBS AND SHOWERS TO BE
CLEANABLE AND WATER IMPERMEABLE UP TO 6'0"
7.ALL GLASS WINDOWS AND INTERIOR PARTITIONS SURROUNDING BATH TUBS AND
SHOWERS TO BE TEMPERED BELOW 6'0"
8.THE FITTINGS FOR FAUCETS AND SHOWERHEADS WILL HAVE ALL REQUIRED
STANDARDS LISTED ON THE PLANS 1.2 GPM FOR FAUCETS &1.8 GPM FOR SHOWERS.
2016 CGC 4.303.1.3 AND 2016 CGC 4303.1.4
GENERAL NOTES
ANNULAR SPACES AROUND PIPES,ELECTRIC CABLES,CONDUITS OR OTHER OPENINGS
IN SOLE/BOTTOM PLATES AT EXTERIOR WALLS WILL BE RODENT-PROOFED BY CLOSING
SUCH OPENINGS WITH CEMENT MORTAR,CONCRETE MASONRY,OR SIMILAR
METHOD ACCEPTABLE TO THE ENFORCING AGENCY.2016 CGC §4.406.1
AT THE TIME OF ROUGH INSTALLATION,DURING STORAGE ON THE CONSTRUCTION SITE,
AND UNTIL FINAL STARTUP OF THE HEATING,COOLING AND VENTILATING EQUIPMENT,
ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS WILL BE
COVERED WITH TAPE,PLASTIC,SHEET METALS,OR OTHER METHODS ACCEPTABLE TO
THE ENFORCING AGENCY TO REDUCE THE AMOUNT OF WATER,DUST,OR DEBRIS THAT
MAY ENTER THE SYSTEM.2016 CGC §4.504.1.
PAINTS AND COATINGS WILL COMPLY WITH VOC LIMITS PER CGC §4.504.2.2.
AEROSOL PAINTS AND COATINGS WILL MEET THE PRODUCT-WEIGHTED MIR LIMITS
FOR ROC AND OTHER REQUIREMENTS.2016 CGC §4.504.2.3.
DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISH
MATERIALS.2016 CGC §4.504.2.4.
HARDWOOD PLYWOOD,PARTICLEBOARD,AND MEDIUM DENSITY FIBERBOARD
COMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THE
BUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSION STANDARDS.
2016 CGC §4.504.5.
WHERE RESILIENT FLOORING IS INSTALLED,AT LEAST 80%OF THE FLOOR AREA
RECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIA GREEN
BUILDING CODE REQUIREMENTS.2016 CGC §4.504.4.
AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING
OCCUPANT OR OWNER.2016 CGC §4.410.1
ALL WINDOWS TO MEET THE REQUIREMENTS OF THE
2016 CALIFORNIA RESIDENTIAL CODE-CRC R310,CRC 308.4.4
&CRC R303.
WINDOWS THAT MEET ALL OF THE FOLLOWING
CONDITIONS SHALL BE TEMPERED PER CRC R 308.4:
WHERE EXPOSED AREA IS GREATER THAN 9 FEET,
EXPOSED BOTTOM EDGES IS LESS THAN 18”,EXPOSED
TOP EDGE GREATER THAN 36”ABOVE THE FLOOR AND
ONE OR MORE WALKING SURFACES WITHIN 36”
HORIZONTALLY OF THE PLANE OF
GLAZING SHALL BE TEMPERED GLAZING.”
NFRC RATINGS ON FENESTRATION NO HIGHER
THAN 0.3 (U VALUE)/0.55 (SHGC);
A SILL HEIGHT OF LESS THAN 42",
A MINIMUN OPENING OF 5.7 SQ.FT.
AND A MINIMUM NET CLEAR OPENING DIMENSION
OF 20".
-NFRC RATINGS OF NEW SKYLIGHT SHOULDN’T EXCEED 0.47/0.4
-EXISTING/REMAINING EXTERIOR WALLS 2X4 AND RE-INSULATED TO R15
-NEW EXTERIOR WALLS 2X6 W/R21 INSULATION
-NEW ATTIC CONSTRUCTION TO BE HIGH PERFORMANCE
W/R38 IN THE CEILING AND R19 IN THE ROOF RAFTERS,
-R30 IN 2X12 ROOF RAFTERS OF NEW CATHEDRAL ROOF
2'-6"2'-5"GUTTERDS DS
DS
GUTTER
GUTTER
A-3.2
10'-0"
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan, Architect
CAB Li# C 2466311'-0"10'-0"FIRST FLOOR
577.7'9'-0"SECOND FLOOR
GARAGE/BASEMENT
ROOF
FRONT ELEVATION NORTH-EAST
HORIZ, STONE SIDING
HORIZ, STONE SIDING
GLASS RAIL
STUCCO
STUCCO12'-0"7'-6"12'-0"45L
45L
OWNER
A-4.01/4"=1'
EGRESS
2'-8" x 7'9'-0"8'-4"588.7'
AVERAGE TOP OF CURB
(573.15 + 566.23)/2 = 569.7
AVERAGE TOP OF CURB
569.69
ALLOWED BUILDING HEIGHT
599.69
598.7'
568.7'
EXT. LIGHT
RAISED CONC.
ENTRY DECK
573.7'
580.5'8'-0"576.7'
586.7'
597.1'
569.69'
599.69'30'-0"FLEETWOOD ALUMINUM
WINDOWS (TYP.)
DARK BRONZE FINISH
GARAGE- GLASS PANEL
METAL FRAME DOOR WITH
DARK BRONZE FINISH
FLEETWOOD GLASS PANEL
MTL PIVOT DOOR WITH
DARK BRONZE FINISH
BUILT-UP ROOFING FOR
SEMI-FLAT ROOF SLOPES
GRAY GRAVEL FINISH
TEAK OR IPE WOOD DECK
FOR WALKING SURFACES
Approved by Planning - 10/2021
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan,Architect
CAB Li#C 24663
OWNER
1/4"=1'11'-3"9'-9"FIRST FLOOR
578.3'9'-0"SECOND FLOOR
GARAGE/BASEMENT
ROOF
FRONT ELEVATION NORTH-EAST
HORIZ,STONE SIDING
HORIZ,STONE SIDINGGLASSRAIL
STUCCO
STUCCO12'-0"7'-6"12'-0"45L
45L
A-4.0
EGRESS
2'-8"x 7'9'-0"8'-6"589.3'
AVERAGE TOP OF CURB
(573.15 +566.23)/2 =569.7
AVERAGE TOP OF CURB
569.69
ALLOWED BUILDING HEIGHT
599.69
599.3'
569.3'
EXT.LIGHT
RAISED CONC.
ENTRY DECK
573.7'8'-0"576.3'
586.7'
597.1'
569.7'
599.7'30'-0"MILGUARD ALUMINUM
WINDOWS (TYP.)
DARK BRONZE FINISH
GARAGE-
METAL FRAME DOOR WITH
DARK BRONZE FINISH
MILGUARD GLASS PANEL
MTL PIVOT DOOR WITH
DARK BRONZE FINISH
BUILT-UP ROOFING FOR
SEMI-FLAT ROOF SLOPES
GRAY GRAVEL FINISH
COMPOSITE WD.DECK
FOR WALKING SURFACES
29.6'FROM AVETOPOFCURB
R1
R1 PERMIT RESPONSE 1-16-23
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan, Architect
CAB Li# C 2466311'-0"10'-0"FIRST FLOOR
SECOND FLOOR
ROOF
REAR ELEVATION SOUTH-WEST
OWNER
A-4.11/4"=1'
EXTERIOR LIGHT9'-0"8'-4"DECLINING HEIGHT ENVELOPE
STUCCO12'-0"7'-6"45L
AVERAGE TOP OF CURB
(573.15 + 566.23)/2 = 569.7
577.7'
588.7'
AVERAGE TOP OF CURB
569.69
ALLOWED BUILDING HEIGHT
599.69
598.7'
EXT. LIGHT
12'-0"581.7'
577.1'577.7'
586.7'
597.1'
569.69'
599.69'30'-0"STUCCO
STUCCO
FLEETWOOD ALUMINUM
WINDOWS (TYP.)
DARK BRONZE FINISH
FLEETWOOD ALUMINUM
SLIDING GLASS DOORS (TYP.)
DARK BRONZE FINISH
BUILT-UP ROOFING FOR
SEMI-FLAT ROOF SLOPES
GRAY GRAVEL FINISH
Approved by Planning - 10/2021
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan,Architect
CAB Li#C 24663
OWNER
1/4"=1'11'-3"9'-9"FIRST FLOOR
SECOND FLOOR
ROOF
REAR ELEVATION SOUTH-WEST
A-4.1
EXTERIOR LIGHT9'-0"8'-1"DECLINING HEIGHT ENVELOPE
STUCCO12'-0"45L
AVERAGE TOP OF CURB
(573.15 +566.23)/2 =569.7
578.3'
589.3'
AVERAGE TOP OF CURB
569.69
ALLOWED BUILDING HEIGHT
599.69
599.3'
EXT.LIGHT
12'-0"581.7'
577.1'577.7'
586.7'
597.1'
569.7'
599.7'30'-0"STUCCO
STUCCO
MILGARD ALUMINUM
SLIDING GLASS DOORS (TYP.)
DARK BRONZE FINISH
BUILT-UP ROOFING FOR
SEMI-FLAT ROOF SLOPES
GRAY GRAVEL FINISH
29.6'FROM AVETOPOFCURB
R1
R1 PERMIT RESPONSE 1-16-23
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan, Architect
CAB Li# C 24663
OWNER
1/4"=1'11'-0"10'-0"9'-3"SIDE ELEVATION SOUTH-EAST
HORIZ, STONE SIDING
STUCCO
STUCCO
STUCCO
GLASS RAIL
STUCCO
1/4"=1'9'-0"8'-4"30'-0"A-4.2
FIRST FLOOR
577.7'
SECOND FLOOR
GARAGE/BASEMENT
ROOF
589.7'
AVERAGE TOP OF CURB
(573.15 + 566.23)/2 = 569.7
AVERAGE TOP OF CURB
569.69
ALLOWED BUILDING HEIGHT
599.69
598.7'
568.5'
POINTS OF DEPARTURE
(569.85’ + 576.07’)/2 = 572.96’
DECLINING HEIGHT ENVELOPE
EXT. LIGHT
577.7'
586.7'
597.1'
569.69'
599.69'30'-0"FLEETWOOD ALUMINUM
WINDOWS (TYP.)
DARK BRONZE FINISH
FLEETWOOD ALUMINUM
SLIDING GLASS DOORS (TYP.)
DARK BRONZE FINISH
BUILT-UP ROOFING FOR
SEMI-FLAT ROOF SLOPES
GRAY GRAVEL FINISH
Approved by Planning - 10/2021
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan,Architect
CAB Li#C 24663
OWNER
1/4"=1'11'-3"9'-9"9'-3"SIDE ELEVATION SOUTH-EAST
HORIZ,STONE SIDING
STUCCO
STUCCO
STUCCO
GLASS RAIL
STUCCO
1/4"=1'9'-0"8'-1"30'-0"A-4.2
FIRST FLOOR
578.3'
SECOND FLOOR
GARAGE/BASEMENT
ROOF
589.3'
AVERAGE TOP OF CURB
(573.15 +566.23)/2 =569.7
AVERAGE TOP OF CURB
569.69
ALLOWED BUILDING HEIGHT
599.69
599.3'
568.5'
POINTS OF DEPARTURE
(569.85’+576.07’)/2 =572.96’
DECLINING HEIGHT ENVELOPE
EXT.LIGHT
577.7'
586.7'
597.1'
569.7'
599.7'30'-0"MILGUARD ALUMINUM
WINDOWS (TYP.)
DARK BRONZE FINISH
MILGUARD ALUMINUM
SLIDING GLASS DOORS (TYP.)
DARK BRONZE FINISH
BUILT-UP ROOFING FOR
SEMI-FLAT ROOF SLOPES
GRAY GRAVEL FINISH
D.S.
D.S.
29.6'FROM AVETOPOFCURB
R1
R1 PERMIT RESPONSE 1-16-23
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan,Architect
CAB Li#C 24663
OWNER
1/4"=1'11'-0"10'-0"SIDE ELEVATION NORTH-WEST
EGRESS
2'-6"x 5'
EGRESS
2'-6"x 5'
EGRESS
2'-6"x 5'EGRESS
2'-6"x 5'
EXTERIOR LIGHT9'-0"8'-4"D.S.
GUTTER
20'-8"31'-2"DECLINING HEIGHT ENVELOPE
A-4.3
FIRST FLOOR
577.7'
SECOND FLOOR
ROOF
588.7'
AVERAGE TOP OF CURB
569.69
ALLOWED BUILDING HEIGHT
599.69
598.7'
AVERAGE TOP OF CURB
(573.15 +566.23)/2 =569.7
POINTS OF DEPARTURE
(577.98’+583.35’)/2 =580.67’
586.7'
597.1'
569.69'
599.69'30'-0"STUCCO
STUCCO
STUCCO
FLEETWOOD ALUMINUM
WINDOWS (TYP.)
DARK BRONZE FINISH
BUILT-UP ROOFING FOR
SEMI-FLAT ROOF SLOPES
GRAY GRAVEL FINISH
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan,Architect
CAB Li#C 24663
OWNER
1/4"=1'11'-3"9'-9"SIDE ELEVATION NORTH-WEST
EGRESS
2'-6"x 5'
EGRESS
2'-6"x 5'
EGRESS
2'-6"x 5'
EXTERIOR LIGHT9'-0"8'-4"D.S.
GUTTER
31'-0"DECLINING HEIGHT ENVELOPE
A-4.3
FIRST FLOOR
577.7'
SECOND FLOOR
ROOF
588.7'
AVERAGE TOP OF CURB
569.69
ALLOWED BUILDING HEIGHT
599.69
599.3'
AVERAGE TOP OF CURB
(573.15 +566.23)/2 =569.7
POINTS OF DEPARTURE
(577.98’+583.35’)/2 =580.67’
586.7'
597.1'
569.7'
599.7'30'-0"STUCCO
STUCCO
STUCCO
MILGUARD ALUMINUM
WINDOWS (TYP.)
DARK BRONZE FINISH
BUILT-UP ROOFING FOR
SEMI-FLAT ROOF SLOPES
GRAY GRAVEL FINISH
D.S.
EGRESS
2'-6"x 5'
4'-0"x 2'4'-0"x 2'
2'-6"x 6'2'-6"x 6'
4'-0"x 2'4'-0"x 2'
2'-6"x 6'
29.6'FROM AVETOPOFCURB
R1
R1 PERMIT RESPONSE 1-16-23
Bay 9 Architects
22 El Camino Moraga
Orinda,Ca 94563
Tel:(925)787-8716
Email:erikchan2@gmail.com
THOMAS LO &
CANDICE TANG
1549 Los Montes Dr,
Burlingame Ca
Revisions-
Erik Chan,Architect
CAB Li#C 24663
OWNER
1/4"=1'11'-0"10'-0"9'-3"9'-3"GARAGE/BASEMENT
SECTION A
SECTION B
HORIZ,STONE SIDING
11'-0"10'-0"9'-3"LIVING ROOM
GARAGE
ENTERTAINMENT ROOM
BEDROOMCLOSET
ENTERTAINMENT ROOMBEDROOMBEDROOM
BEDROOM
BEDROOM
DECK
A-4.4
FIRST FLOOR
578.3'
SECOND FLOOR
ROOF
589.3'
599.3'
GARAGE/BASEMENT
FIRST FLOOR
578.3'
SECOND FLOOR
ROOF
589.3'
599.3'
SLOPE TO DRAIN27'-6"X 1/4"PER FT =6.9"HT DIFFERENCE
2.1"THRESHOLD
SLOPE TO DRAIN1/4"PER FT