HomeMy WebLinkAboutReso - PC - 2023.04.10 - 8BDocusign Envelope lD: 4C853F52-665F 49EA,A809-D85942189CE5
Planning Department
City of Budingame
WHEN RECORDED t\,{AlL T0
C0lvltulUNlTY DEVEL0PIVENT DEPART[/ENT
CITY OF BURLINGAIUE
501 PRI[4ROSE ROAD
BURLINGAt\rE. CA 94010
2023-03912u
2:42 pm 09/1/y2023 Rl Fee. NO FEr:
Count of pages4
Racorded in Offic ia I Recor.ts
Co unty ofSan lllateo
Mark Church
Assesso r-Co u r.ty Clerk Recorder
illrri rlllii[I]ifliiflillrllliirltltil iiliilifl|liltiitii fll
Resolution No. 2023-04.10-88
1205 HOWARD AVENUE
APN 029-224-050
TITLE OF DOCUMENT
I hereby certify this to b€ a full. kue and conect mpy of the
document it purports to be, the original of which is on flle in my
oflice.
21 2023
b,jw Eoyhu,r
CITY
EysqryYgs,ryE
ATED JUNE b
Date
Kevin Gardiner, AICP, Community Development Director
RECORDING REQUESTED BY:
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Aoril 10.
2023, al 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 CEQA Section 15301(e)(2), which states that additions to exrsting
structures are exempt from environmental review, provided that the addition will not result in an
increase of more than 10,000 SF, and if all public facilities are available for maximum development
permissible rn the general plan, and the site is not in an environmentally sensitive area, is hereby
approved.
Said Commercial Design Review is approved subject to the conditions set forth in Exhibit "A"
attached hereto. Findings for such Commercial Design Review are set forth in the staff report,
minutes, and recording of said meeting.
3. lt is further directed that a certified copy of this resolutio e recorded in the official records of the
County of San Mateo
rpe 6+'^-
4 \iJt,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 1 oth dav of Aoril, 2023 by the following vote:
1
2
ec ta
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND COMMERCIAL 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_.1Qp11me1q!al
Desiqn Review for a second storv addition and facade improvements to an existino two-story, mixed-use
buildinq at 1205 Howard Avenue. Zoned HMU. Wenhui Chen. orooertv owner. APN: 029-224-050;
I,
ffi LOWENTHAI- PFAFF, SCHtrIDi{OES: NONE
ABSENT TSE
RECUSED: NONE
1
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Commercial Design Review
1205 Howard Avenue
Effective April 20, 2023
Page 1
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped March 30, 2023, sheets A0.0 through A4.0;
that prior to issuance of a building permit, the applicant shall submit an FYI application for
Planning Commission review of a landscape plan;
that any changes to the size or envelope of the building, which would include changing or
adding exterior walls or parapet walls, shall require an amendment to this permit;
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 demolition or 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 the project shall comply with the Constructron 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 applicant shall comply with Ordinance "1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, in effect at the time of building permit submittal, as amended by the City of Burlingame;
and
10 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.
2
4
E
o
7
I
9
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Commercial Design Review
1205 Howard Avenue
Effective April 20, 2O23
Page 2
THE FOLLOWING CONDITIONS SHALL BE MET OURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
11 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;
12 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 Divisron; and
t5 that prior to final inspection, Plannrng 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.
1205 HOWARD AVENUENUMBER OF FLOORS 2 FLOORCURRENT USE:RESIDENTIAL (R-2)PROPOSED USE:RESIDENTIAL (R-2)SQUARE FOOTAGE:THE TOTAL SQUARE FOOTAGE OF THE BASE BUILDINGIS 5,656GROSS SQ. FT.• 2ND FLOOR1,621SQFT(GROSS)• GROUND FLR.2,027SQFT(GROSS)• BASEMENT2,008SQFT(GROSS -INCLUDES CRAWL SPACE)THE TOTAL SQUARE FOOTAGE OF THE RESIDENTIAL UNITIS 2,027SQ. FT.• 2ND FLOOR1,621SQFT+ 406 SQFT ADDITION (RESIDENTIAL ADD.)FLOOREXISTINGPROPOSEDREQUIREDBASEMENT(STORAGE)2,008 SFNO CHANGEC.S. 25.40.030(C) EXEMPTS USES ON OR BELOW THE GROUND FLR. IN PARKING SECTOR IN DOWNTOWN SPECIFIC PLANGROUND FLOORNO PARKING REQ. PER C.S.25.40.030(C)2,027 SF SALON(PERSONAL SERVICE) C.S. 25.40.030(C) EXEMPTS USES ON OR BELOW THE GROUND FLR. IN PARKING SECTOR IN DOWNTOWN SPECIFIC PLANNO PARKING REQ. PER C.S.25.40.030(C)2,027 SF SALON(PERSONAL SERVICE) 2ND FLOOR1 - PARKING SPACE PER C.S.25.40.030(A)(E) 1,621 SF2 - BEDROOMSC.S. 25.40.030(A) REQUIRES 2 SPACES FOR THREE OR MORE BEDROOM UNITS LOCATED IN DOWNTOWN ZONING, TWO-UNIT DWELLINGS 2 - PARKING SPACES PER C.S.25.40.030(A)(E) 1,621 SF + 406 SFTOTAL: 2,027 SF RESIDENTIAL 4 - BEDROOMS
GN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONC M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/29/2023 9:48:51 PMA0.0PROJECT INFO2210RESIDENTIAL ADDITIONIssue DateSHERYLLF.LIU1205 HOWARD AVENUEBURLINGAME, CA 94010RESIDENTIALADDITION1205 HOWARD AVENUEBURLINGAME, CALIFORNIA 94010SYMBOLS & ABBREVIATIONSCONSTRUCTION HOURSSCOPE OF WORK INCLUDE(S):ALL DAMAGED SIDEWALK, CURB, AND GUTTER DURING CONSTRUCTION WILL BE REPAIRED. AN INSPECTION BY THE CITY PUBLIC WORKS INSPECTOR WILL DETERMINE THE LIMITS OF THE REPAIRS POST-CONSTRUCTION.DEFFERED SUBMITTAL:• FIRE SPRINKLERS• AN AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE INSTALLED THROUGHOUT THE ENTIRE BUILDING, IN ACCORDANCE WITH NFPA 13. PLANS SHALL BE SUBMITTED TO CENTRAL COUNTY FIRE DEPARTMENT FOR ISSUANCE OF PERMIT. • THE FIRE PROTECTION UNDERGROUND WATER LINE (USFS) SHALL BE SUBMITTED AND APPROVED THROUGH THE BURLINGAME BUILDING DEPARTMENT PRIOR TO APPROVAL OF ABOVEGROUND FIRE SPRINKLER PERMIT. • THE FIRE SPRINKLER SYSTEM SHALL BE ELECTRONICALLY MONITORED BY AN APPROVED CENTRAL RECEIVING STATION. A SEPARATE FIRE ALARM PERMIT SHALL BE OBTAINED BY CENTRAL COUNTY FIRE DEPARTMENT. • A KNOX BRAND KEY BOX SHALL BE MOUNTED ON THE EXTERIOR OF THE BUILDING(S) FOR EMERGENCY FIRE DEPARTMENT ACCESS. CONTACT FIRE DEPARTMENT FOR ORDERING AND INSTALLATION INFORMATION. 1. NO WORK TO BE PERFORMED IN THE BASEMENT, OR GROUND FLOORTENANT IMPROVEMENT UNDER SEPARATE PERMIT. 2. SECOND FLOOR IMPROVEMENTS -IMPROVEMENTS TO EXISTING RESIDENTIAL UNIT INCLUDE RENOVATION OF AN EXISTING BATHROOM, ADDITION OF ONE (1) NEW BATHROOM, RENOVATION OF EXISTING KITCHEN, NEW LAUNDRY, AND REPURPOSING THE EXISTING STORAGE ROOMS AS FOUR (4) NEW BEDROOMS. 3. ROOF ALTERATION OF CROSS GABLE -DEMO AND REFRAME EXISTING CROSS GABLE ROOF TO FLAT ROOF.OCCUPANT LOAD TABLEøDIAMETER&ANDA.F.F.ABOVE FINISHED FLOORACOUSTACOUSTICALADD'LADDITIONALADJADJACENTALLOWALLOWANCEALTALTERNATIVEA/C AIR CONDITIONINGALLOWALLOWANCEALUMALUMINUMANG, <ANGLEANODANODIZEDAPPLAPPLICATIONAPPROXAPPROXIMATEARCHARCHITECTURALACASPHALT CONCRETEBLDG.BUILDINGBLKBLOCKBLKGBLOCKINGBMBEAMBOTBOTTOMBTBBACK TO BACKBETBETWEENBDBOARDCABCABINETCANT.CANTILEVERCBCCALIFORNIA BLDG CODEC.H.CEILING HEIGHTCCCENTER TO CENTERCJCONSTRUCTION JOINTCLRCLEARCOL.COLUMNCONN.CONNECTIONCONT.CONTINUEDCTRCENTERD.DRYERDBLDOUBLEDIA.DIAMETERDIAG.DIAGONALDIMDIMENSIONDNDOWNDODITTODEMO.DEMOLISHDETDETAILDWGDRAWINGDS DOWNSPOUT1.CONTRACTOR SHALL COMPLY WITH CODES, LAWS, ORDINANCES, RULES AND REGULATIONS OF PUBLIC AUTHORITIES GOVERNING THE WORK.2.CONTRACTOR IS RESPONSIBLE FOR VERIFICATION OF EXISTING CONDITIONS AND DIMENSIONS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER AND THE OWNER OF THE DISCREPANCIES BETWEEN THE CONSTRUCTION DOCUMENTS AND FIELD CONDITIONS PRIOR TO CONSTRUCTION.3.ALL WORK PERFORMED SHALL COMPLY WITH THE CONTRACT DOCUMENTS, DRAWINGS AND SPECIFICATIONS INCLUDING THESE GENERAL NOTES. THE CONTRACTOR SHALL COORDINATE THE INTENT OF THE GENERAL NOTES WITH ALL TRADES.4.CONTRACTOR TO REVIEW DOCUMENTS, VERIFY DIMENSIONS AND FIELD CONDITIONS AND CONFIRM THAT WORK IS BUILDABLE AS SHOWN. REPORT ANY CONFLICTS OF OMISSIONS TO THE ENGINEER FOR CLARIFICATION PRIOR TO PERFORMING ANY WORK IN QUESTION.5.ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE DRAWINGS AND SPECIFICATIONS.6.NO DEVIATION FROM THE CONTRACT DRAWINGS AND SPECIFICATIONS SHALL BE MADE WITHOUT WRITTEN APPROVAL OF THE ENGINEER OR DESIGNER.7.DO NOT SCALE DRAWINGS. DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALES SHOWN ON DRAWINGS. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS TO COMMENCING WORK AND REPORT ANY DISCREPANCIES.8.ALL DIMENSIONS ARE FROM FINISH FACE TO FINISH FACE, UNLESS OTHERWISE NOTED. ALLOW FOR THICKNESS OF FINISH.ALL WORK SHALL CONFORM TO THE MINIMUM STANDARDS OF THE:• 2019 CALIFORNIA BUILDING CODE • 2019 CALIFORNIA RESIDENTIAL CODE • 2019 CALIFORNIA PLUMBING CODE • 2019 CALIFORNIA MECHANICAL CODE • 2019 CALIFORNIA ELECTRICAL CODE • 2019 CALIFORNIA FIRE CODE• 2019 CALIFORNIA EXISTING BUILDING CODE • 2019 CALIFORNIA ENERGY CODE• 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE• 2019 CALIFORNIA HISTORICAL BUILDING CODE• LOCAL AND STATE AMENDMENTS, ORDINANCES AND LAWALL WORK SHALL MEET TITLE 24, CALIFORNIA ADMINISTRATIVE CODE STANDARDS FOR CONSTRUCTION IN A SEISMIC ZONE. ANY PORTION OF THE WORK SHALL ALSO CONFORM TO THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY AND THOSE CODES AND STANDARDS LISTED IN THESE NOTES. ALL CODES HAVING JURISDICTION SHALL BE OBSERVED STRICTLY IN THE CONSTRUCTION OF THE PROJECT INCLUDING ALL APPLICABLE STATE, CITY AND COUNTY BUILDING, ZONING, ELECTRICAL, MECHANICAL, PLUMBING AND FIRE CODES. CONTRACTOR SHALL VERIFY ALL CODE REQUIREMENTS BEFORE COMMENCEMENT OF CONSTRUCTION, CONSTRUCTION AND BRING ANY DISCREPANCIES BETWEEN CODE REQUIREMENTS AND DOCUMENTS TO THE ATTENTION OF THE DESIGNER/DRAFTER IN WRITING. WHERE REFERENCE IS MADE TO VARIOUS TEST STANDARDS FOR MATERIALS. SUCH STANDARDS SHALL BE THE LATEST EDITION AND / OR ADDENDUM.PROJECT SITEA0.0 PROJECT INFOA0.1 SITE PLANA0.2 PHOTOGRAPHSA1.0 EXISTING & PROPOSED BASEMENT FLOOR PLANA1.1 EXISTING & PROPOSED GROUND FLOOR PLANA1.2 EXISTING & PROPOSED 2ND FLOOR PLANA1.3 EXISTING & PROPOSED ROOF PLANA2.0 REFLECTED CEILING PLANA3.0 EXISTING EXTERIOR ELEVATIONSA3.1 PROPOSED EXTERIOR ELEVATIONSA3.2 PROPOSED EXTERIOR ELEVATIONSA4.0 PROPOSED SECTIONSE1.0 ELECTRICAL PLAN(E)EXISITINGEA.EACHE.E.EACH ENDE.F.EACH FACEELELEVATIONEQEQUALE.S.EACH SIDEE.W.EACH WAYEXTEXTERIORE.O.D.EDGE OF DECKE.O.S.EDGE OF SLABFINFINISH(ED)FDNFOUNDATIONFFFINISH FLOORFLR.FLOORFOCFACE OF CONCRETEFOSFACE OF STUDF.S.FAR SIDEFTGFOOTINGGAGAGEGALVGALVANIZEDGBGRADE BEAMGYP BDGYPSUM BOARDGIGALVANIZED IRONHDRHEADERHTHEIGHTHRHOURIDINSIDE DIAMETERINTINTERIORJTJOINTLOCLOCATIONLTLIGHTMAXMAXIMUMMBMACHINE BOLTMECHMECHANICALMFR.MANUFACTUREMINMINIMUMMISC.MISCELLANEOUSMTLMETAL(N)NEWNO.NUMBERNTSNOT TO SCALEN.S.NEAR SIDEOCON CENTERODOUTSIDE DIAMETEROHOPPOSITE HANDOPNGOPENINGOPPOPPOSITEPERPPERPENDICULARREFREFERENCEREINFREINFORCEMENTREQDREQUIREDREVREVISIONRRISERRMROOMSECSECTIONSCHEDSCHEDULESDSTORM DRAINSHTSHEETSIMSIMILARSOGSLAB ON GRADESPEC(S)SPECIFICATION(S)STDSTANDARDSTLSTEELSTOR.STORAGESTRUCSTRUCTURALSYM.SYMMETRICALTHKTHICKNESST.O.TOP OFT.O.C.TOP OF CONCRETET.O.S.TOP OF STEEL OR SLABT.O.W.TOP OF WALLTYP.TYPICALU.N.O.UNLESS NOTED OTHERWISEVERTVERTICALV.I.F.VERIFY IN FIELDVBVAPOR BARRIERW/WITHW/OWITHOUTW.WASHERFIRE NOTES1. ALL BUILDING SHALL PROVIDE PREMISE IDENTIFICATION IN ACCORDANCE WITH SAN MATEO COUNTY MUNICIPAL CODE.2. PROVIDE KNOX KEY BOX FOR EACH BUILDING/AREA WITH ACCESS KEYS TO ENTRY DOORS, ELECTRICAL / MECHANICAL ROOMS, ELEVATORS, GATE AND OTHER TO BE DETERMINED.3. FIRE SPRINKLER SYSTEM DRAINAGE MUST BE CONNECTED TO THE SANITARY SEWER, WORK SHALL UNDER SEPARATE FIRE SPRINKLER PERMIT.4. CONNECT BOILER BLOW DOWN DISCHARGE LINE TO THE SANITARY SEWER.WATER CONSERVATION REQUIREMENTS1. PROVIDE MAXIMUM 1.20 GALLONS PER MUNITE FOR LAVATORY FAUCETS2. PROVIDE MAXIMUM 1.28 GALLONS PER FLUSH FOR NEW TOILETS3. PROVIDE MAXIMUM 2.20 GALLONS PER MINUTE FOR KITCHEN FAUCETS4. NEW DISH WASHERS SHALL USE LESS THAN 6.5 GALLONS PER CYCLE, OR BE ENERGY STAR QUALIFIED.GENERAL NOTESVICINITY MAPSHEET INDEXSCOPE OF WORKNO.DESCRIPTIONDATE1REV013/28/2023CODE REFERENCESPROJECT INFORMATIONOWNER / CONSULTANTSPROJECT ADDRESS1205 HOWARD AVENUEBURLINGAME, CA 94010ASSESSOR NO.:029-224-050ZONING:HMU -DOWNTOWN SPECIFIC PLAN, HOWARD MIXED USE DISTRICTCONSTRUCTION TYPEVBNO. OF STORIES2NUMBER OF UNITS1OCCUPANCY CLASS-FIRE PROTECTION:NONEYEAR BUILT:1903SEISMIC DESIGN CATEGORY:DOWNERANNA CHANT. 650-620-8888E. ANNACHAN318@GMAIL.COMDESIGNER/ARCHITECTCM CONSTRUCTION2727 JENNINGS STREETSAN FRANCISCO, CA 94124T. 415-816-2122E. STANFORD@CMCONSTRUCTION.COMSTRUCTURAL ENGINEERDOUG LEET. 415-254-8920ENERGY CONSULTANTTBDPARKING REQUIREMENTS “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 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. 1RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION3.30.23RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONREVISED3.30.23
EXISTING STRIPED PARKING SPACE #1SUBJECT PROPERTY1205 HOWARD AVENUEBURLINGAME, CALIFORNIA 94010TOTAL SF = 6,062 SFNEIGHBORING PROPERTYNEIGHBORING PROPERTYH O W A R D A V E N U E P.L. 50.00P.L. 50.007' - 0"P.L. 100.00P.L. 100.0012' - 6"9' - 0"FRONT SETBACK6' - 0"RIGHT SETBACK4' - 3"LEFT SETBACK13' - 1"DRIVEWAYDRIVEWAY(N) REAR SETBACK31' - 5"PROPOSED ADDITION406 SF18' - 0 21/32"(E) ELEC. METER(E) GAS METER(E) CLEAN-OUT(E) WATER METEREXISTING STRIPED PARKING SPACE #231' - 11 11/32"DOWNSPOT CONNECTED TO EXISTING STORM DRAIN3' - 6"9' - 0"DEDICATED TRASH BIN STORAGE LOCATION62' - 7"32' - 7"POST-CONSTRUCTION IMPERVIOUS CALCULATIONEXISTING LOT SIZE:5,000 SQFT.EXISTING PERVIOUS AREA: (6'-0" X 6'-0") + (15'-0" X 6'-0") = 126 SQFT.EXISTING BUILDING FOOT PRINT: 2,031 SQFT.IMPERVIOUS PERCENTAGE:2,031/5,000 - 40%PROPOSED BUILDING FOOTPRINT: 2,031 SQFT.(NO CHANGE IN FOOTPRINT)6' - 0"6' - 4 1/2"6' - 0"12' - 11"100.00TOP OF CURB100.06TOP OF GRADE25' - 0"(N) 6'-0" HT. GATE(N) FENCEEXISTING STRIPED PARKING AREA(E) SUBJECT PROPERTY1205 HOWARD AVENUEBURLINGAME, CALIFORNIA 94010TOTAL SF = 5,656 SFNEIGHBORING PROPERTYNEIGHBORING PROPERTYH O W A R D A V E N U E P.L. 50.00P.L. 50.007' - 0"P.L. 100.00P.L. 100.0012' - 6"9' - 0"RIGHT SETBACK4' - 3"LEFT SETBACK13' - 1"DRIVEWAYDRIVEWAYEXISTING REAR SETBACK44' - 3"DECKFRONT SETBACK6' - 0"(E) ELEC. METER(E) GAS METER(E) CLEAN-OUT(E) WATER METERDOWNSPOT CONNECTED TO EXISTING STORM DRAIN6' - 1"15' - 2 31/32"100.00TOP OF CURB100.06TOP OF GRADE129.95TOP OF ROOFNORTHGN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONC M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 94124As indicated3/29/2023 9:48:52 PMA0.1SITE PLAN2210RESIDENTIAL ADDITIONIssue DateSHERYLLF.LIU1205 HOWARD AVENUEBURLINGAME, CA 94010NO.DESCRIPTIONDATE1REV013/28/20233/16" = 1'-0"1PROPOSED SITE PLAN3/16" = 1'-0"2EXISTING SITE PLAN111
PARKING AREASUBJECT PROPERTY1205 HOWARD AVENUEBURLINGAME, CALIFORNIA 94010P.L. 50.00P.L. 50.007' - 3 19/32"P.L. 100.00P.L. 100.00DBCAA - WEST ELEVATIONB - EAST ELEVATIONC - SOUTH ELEVATIONC - NORTH ELEVATIONNORTHGN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONC M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 94124As indicated3/29/2023 9:48:53 PMA0.2PHOTOGRAPHS2210RESIDENTIAL ADDITIONIssue DateF.LIU-1205 HOWARD AVENUEBURLINGAME, CA 94010NO.DESCRIPTIONDATE
EXISTING CRAWL SPACESTORAGEEXISTING CRAWL SPACESTORAGEGN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONGENERAL NOTES:C M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/30/2023 7:07:57 AMA1.0EXISTING &PROPOSEDBASEMENTFLOOR PLAN2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 940101/4" = 1'-0"1EXISTING BASEMENT FLOOR PLAN1/4" = 1'-0"2PROPOSED BASEMENT FLOOR PLANNO.DESCRIPTIONDATE(NO CHANGE)(NO CHANGE)
DNDNDNDN14' - 8"7' - 8"11' - 4"9' - 6"7' - 0"11' - 6"15' - 3"32' - 7"62' - 2 11/16"32' - 7"63' - 11 17/32"FACIAL / EYEBROW TATOO STATIONSFACIAL ROOM 01 ADA RESTROOMFACIAL ROOM 02RECEPTION7' - 8"42' - 7 17/32"2' - 0"4' - 0"4' - 0"3' - 0 15/16"FACIAL ROOM 03EMPLOYEE BREAK ROOM17' - 10 1/2"14' - 1"14' - 8"7' - 8"11' - 4"9' - 6"7' - 0"11' - 6"15' - 3"32' - 7"62' - 2 11/16"32' - 7"FACIAL / EYEBROW TATOO STATIONSFACIAL ROOM 01 ADA RESTROOMFACIAL ROOM 02RECEPTION7' - 8"2' - 0"4' - 0"4' - 0"3' - 0 15/16"FACIAL ROOM 03EMPLOYEE BREAK ROOM17' - 10 1/2"14' - 1"1' - 5" 40' - 10" 63' - 7"40' - 2 1/2"4' - 2"4' - 2"7' - 6"GN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONGENERAL NOTES:C M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/29/2023 9:48:53 PMA1.1EXISTING &PROPOSEDGROUNDFLOOR PLAN2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 940101/4" = 1'-0"1EXISTING GROUND FLOOR PLANNO.DESCRIPTIONDATE1REV013/28/20231/4" = 1'-0"2PROPOSED GROUND FLOOR PLAN1
DNDN8' - 5"13' - 7"8' - 7"4' - 9"9' - 1"11' - 3"13' - 0 3/4"14' - 3"14' - 9"14' - 3"13' - 8"8' - 5"8' - 7"14' - 3"3' - 8"3' - 5"4' - 8"49' - 9"32' - 7"1' - 8"1' - 11"32' - 7"49' - 9"BATHROOMBEDROOM 02BEDROOM 01LIVING ROOMCLOSETCLOSETCLOSETCLOSETMECHANICAL ROOMHALLWAYDECK11' - 3"14' - 9"1' - 8"9' - 0"17' - 3"13' - 0 1/2"4' - 5 3/4"13' - 0 3/4"10' - 0"16' - 3"5' - 0"MASTER BEDROOMBEDROOM 01BEDROOM 02BEDROOM 03FAMILY ROOMKITCHEN16' - 7"5' - 8 1/2"3' - 8"2' - 8"6' - 10"7' - 6 1/2"31' - 7"32' - 7"18' - 8 3/4"4' - 5 3/4"BATH 01BATH 0219' - 5"16' - 6"1' - 0"1' - 0"GN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONGENERAL NOTES:C M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/30/2023 8:03:14 AMA1.2EXISTING &PROPOSED2ND FLOORPLAN2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 940101/4" = 1'-0"1EXISTING 2ND FLOOR PLAN1/4" = 1'-0"2PROPOSED 2ND FLOOR PLANNO.DESCRIPTIONDATE
1" / 1'-0"7 1/4" / 1'-0"7 1/4" / 1'-0"7 1/4" / 1'-0"7 1/4" / 1'-0"11" / 1'-0"11" / 1'-0"(E) ASPHALT SHINGLES -AGED CHESTNUT (FINISH)11" / 1'-0"11" / 1'-0"GN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:NOTES:REVISIONGENERAL NOTES:C M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/29/2023 9:48:55 PMA1.3EXISTING &PROPOSEDROOF PLAN2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 94010NO.DESCRIPTIONDATE1/4" = 1'-0"1PROPOSED ROOF PLAN1/4" = 1'-0"2EXISTING ROOF PLAN
6"6"4' - 8 13/32"4' - 8 13/32"3' - 2 13/32"GN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONGENERAL NOTES:C M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/29/2023 9:48:56 PMA2.0REFLECTEDCEILING PLAN2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 940101/4" = 1'-0"1GROUND FLOOR1/4" = 1'-0"22ND FLOORNO.DESCRIPTIONDATE
GROUND FLOOR4' -6"2ND FLOOR14' -6"ROOF24' -6"11263254107T.O. GRADE0' -6"APPROXIMATE BUILDING HT. 29' - 11"T.O. CURB0' -0"GROUND FLOOR4' -6"2ND FLOOR14' -6"ROOF24' -6"267381151026T.O. GRADE0' -6"T.O. CURB0' -0"1CEDAR STAGGERED BUTT SHINGLE SIDING2(E) CEDAR SHINGLE SIDING3(E) WOOD LAP SIDING 4(E) BRICK TO REMAIN5(E) VINYL DH WINDOW W/ WOOD TRIM6(E) SHINGLE ROOF ACCENT TRIMMATERIAL INDEX7(E) BLACK POWDER COATED STEEL RAILING 8(E) WOOD RAILING TO DEMOLISH9(E) WOOD STAIR10(E) WOOD SIDING ACCENT STRIP11(E) ASPHALT SHINGLE (AGED CHESTNUT FINISH) GABLE ROOF12(E) VINYL DH WINDOW W/ DIVIDERS AND WOOD TRIMGROUND FLOOR4' -6"113102874266T.O. GRADE0' -6"T.O. CURB0' -0"GROUND FLOOR4' -6"2ND FLOOR14' -6"10' - 0"ROOF24' -6"811692105T.O. GRADE0' -6"EXISTING BUILDING HT.29' - 11"T.O. CURB0' -0"GN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONC M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/30/2023 7:07:59 AMA3.0EXISTINGEXTERIORELEVATIONS2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 940101/4" = 1'-0"2EXISITNG WEST ELEVATION1/4" = 1'-0"4EXISTING SOUTH ELEVATIONNO.DESCRIPTIONDATE1REV013/28/20231/4" = 1'-0"1EXISTING NORTH ELEVATION1/4" = 1'-0"3EXISTING EAST ELEVATION1
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments1205 Howard Ave1205 Howard AveBurlingame, CA 940102216Residential Addition Design Consulting atA3.1
Proposed Exterior
Elevations
REV01: 03/28/23
Exterior Elevation: Front
1/4" = 1'-0"1
Existing Grade
0'-0"
F.F. First Floor
+4'-0"
F.F. Second Floor
+14'-0"
T.O.P. First Floor
+13'-0"
T.O. Roof
+24'-0"
T.O.P. Second Floor
+23'-0"
T.O. Upper Parapet
+30'-0"
T.O. Upper Parapet
+26'-0"
6'-0" high gate
Wood-grained aluminum
siding, dark ipe finish
Black annodized aluminum
trim windows, typ.
Black powder-coated
aluminum awning
Concrete steps / landing,
ADA lift behind wall
Sandy-grained stucco, color
KM4572, typ.
Aluminum powder-coated
louver, color to match
soffit material, typ. For
reference, see
Box bay window
Black powder-coated
aluminum railing, typ.
Aluminum signage, exact
design TBD and permitted
under separate sign permit
Magnolia tree to remain
Fence, match gate at
driveway
Exterior Elevation: Left
1/4" = 1'-0"2
F.F. Second Floor
+14'-0"
T.O.P. First Floor
+13'-0"
T.O. Roof
+24'-0"
T.O.P. Second Floor
+23'-0"
T.O. Upper Parapet
+30'-0"
T.O. Upper Parapet
+26'-0"
Existing Grade
0'-0"
F.F. First Floor
+4'-0"
Black annodized aluminum
trim windows, typ.
Black powder-coated
aluminum railing, typ.
Concrete landing, ADA lift
6'-0" high gate
Wood-grained aluminum
siding, dark ipe finish
Black powder-coated
aluminum awning
Sandy-grained stucco, color
KM4572, typ.
Remove and infill unused
Basement delivery access
hatch
7/8"
±6"
Aluminum Louver Sketch
1/2" = 1'-0"3
Powder coated alum. louver,
color to match soffit
material, typ.
Powder coated base plate,
attached to face of
building, typ.
1
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments1205 Howard Ave1205 Howard AveBurlingame, CA 940102216Residential Addition Design Consulting atA3.2
Proposed Exterior
Elevations
REV01: 03/28/23
Exterior Elevation: Rear
1/4" = 1'-0"1
Existing Grade
0'-0"
F.F. First Floor
+4'-0"
F.F. Second Floor
+14'-0"
T.O.P. First Floor
+13'-0"
T.O. Roof
+24'-0"
T.O.P. Second Floor
+23'-0"
T.O. Upper Parapet
+30'-0"
T.O. Upper Parapet
+26'-0"
Sandy-grained stucco, color
KM4572, typ.
6'-0" high gate
Black annodized aluminum
trim windows, typ.
Exterior Elevation: Right
1/4" = 1'-0"2
F.F. Second Floor
+14'-0"
T.O.P. First Floor
+13'-0"
T.O. Roof
+24'-0"
T.O.P. Second Floor
+23'-0"
T.O. Upper Parapet
+30'-0"
T.O. Upper Parapet
+26'-0"
Existing Grade
0'-0"
F.F. First Floor
+4'-0"
Black powder-coated
aluminum railing, typ.
Black annodized aluminum
trim windows, typ.
Box bay window
Sandy-grained stucco, color
KM4572, typ.
Wood-grained aluminum
siding, dark ipe finish
Existing ramp to remain
1
i
1205 Howard Ave / 2216-had
CM Construction
Rendered Photo Montage (Street View)
i
1205 Howard Ave / 2216-had
CM Construction
Materials / Samples Board
1
5
6
7
98
2
4
3
1 - Wood-grained
aluminum siding, Dizal
105-02 ipe variegated
brown finish
2 - Wood-grained
aluminum soffit material,
Dizal 104-11 jatoba
warm sand finish
3 - Sandy-grained
stucco, painted Kelly-
Moore KM4572 -
Tungsten
4 - Grey concrete,
smooth
5 - Black anodized
aluminum windows,
Western Windows
6 - Metal channel
awning with wood soffit
7 - Black metal and
cable railings
8 / 9 - Inspiration
projects, shown for
reference only.
Section
1/4" = 1'-0"2
F.F. Second Floor
+14'-0"
T.O.P. First Floor
+13'-0"
T.O. Roof
+24'-0"
T.O.P. Second Floor
+23'-0"
T.O. Upper Parapet
+30'-0"
T.O. Lower Parapet
+26'-0"
Existing Grade
0'-0"
F.F. First Floor
+4'-0"
Family Room / Kitchen Master BedroomBath #1Cl.Cl.
Salon
Basement / Crawlspace
Front
Entrance
Back
Steps
Section
1/4" = 1'-0"1
Existing Grade
0'-0"
F.F. First Floor
+4'-0"
F.F. Second Floor
+14'-0"
T.O.P. First Floor
+13'-0"
T.O. Roof
+24'-0"
T.O.P. Second Floor
+23'-0"
T.O. Upper Parapet
+30'-0"
T.O. Upper Parapet
+26'-0"
2nd Floor Apartment
Reception Salon 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments1205 Howard Ave1205 Howard AveBurlingame, CA 940102216Residential Addition Design Consulting atA4.0
Proposed Sections
REV01: 03/28/23
1
DNROOM 04ROOM 01ROOM 02ROOM 01LOUNGEKITCHENGN ASEAOFIACIONRIERSNIOOEFSRDAEIENCIVILCIVILCIVILCIVILCIVIEGRNo.T FLRETSPL E C 83626TLKOKJINYEO SCALE:PROJECT NUMBER:DATE:DRAWN BY:CHECKED BY:REVISIONGENERAL NOTES:C M CONSTRUCTION2727 JENNINGS ST, SAN FRANCISCO, CA 941241/4" = 1'-0"3/29/2023 9:48:59 PME1.0ELECTRICALPLAN2210RESIDENTIAL ADDITIONIssue DateAuthorChecker1205 HOWARD AVENUEBURLINGAME, CA 940101/4" = 1'-0"2PROPOSED 2ND FLOOR PLANNO.DESCRIPTIONDATE