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HomeMy WebLinkAboutReso - PC - 2022.08.22 - 8ADocuSign Envelope lD 6D7 5E727 -21 B34DF}98AC4A4C8E5727 23 RECORD NG REQUESTED BY Planning Department City of Burlingame WHEN RECORDED [/AIL TO COMt\,'lUNlTY DEVEL0PI\,1ENT DEPARTMENT CITY OF BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 2022-083952 3:18 pm 12l05/m22 R-1 Fe6: NO FEE Count oI Pages 4 Recorded i n Ofti.ial Records County of San Mateo Mark Church Assossor-Co Ll nly Cle*-Rtcorder ll I llliill llirllllliill lrlilll rliilllll i*$R00033138t3i il Resolution No. 2022-08.22-8A 2313 RAY DRIVE APN 025-182-400 TITLE OF DOCUMENT ITYI hereby certjfy this to be a full, true and conecl copy of the document it puports to be. the original of which is on file in my office. September 2 ,2022 buiw Adrliwy Date Kevin Gardiner AICP Community Development Dlrector AfED r,UNE RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, ANO HILLSIDE AREA CONSTRUCTION PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn Review and Hillside Area Construction Permrt for a first and second storv addition to an ex istino sinole- unit dwellinq at 2313 Rav Drive Zone R-1 . Ronan McConnell and Mich le McKe nna. DroDertv owners. APN: 025-182-400 WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Auqust 22.2022, 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 CEQA Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. is hereby approved. Said Design Review and Hillside Area Construction Permit are approved subject to the conditjons set forth in Exhibit "A" attached hereto. Findings for such Design Review and Hillside Area Construction Permit are set forth in the staff report. minutes, and recording of said meeting. 3. lt is further directed that a certified copy of this resolution be recorded in the official records of the County of San lvlateo Chairpe 1 --,1,t H-il[ -,c, [t[uEu , 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 22nd dav of Auousl,2022 by the following vote: 2313 RAY DR|VE - RESO 2022{8.22-7A AYES: COMAROTO, GAUL, HORAH, LOWENTHAL, PFAFF, SCH ID, TSE NOES: NONE ABSENT: NONE RECUSED: NOt'lE EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Hillside Area Construction Permit 2313 Ray Drive Effective September 1, 2022 Page '1 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 1 1, 2022, sheets A0.0 throug h A3.1 ; that any changes to building materials, enerior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be sublect to Planning Division or Planning Commisston 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; that any recycling containers, debris boxes or dumpsters for the constructaon project shall be placed upon the private property, if feasible, as determined by the Communrty 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 all air ducts, plumbing vents, and flues shall be combrned, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 2 3 4 t) 7 8 I 5 that priorto 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: EXHIBIT "A" 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; and 12. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Conditions of Approval for Categorical Exemption, Design Review, and Hillside Area Construction Permit 2313 Ray Drive Effective September '1, 2022 Revisions GENERA L NOT ES A 0.0 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 1SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 Sheet Index ID A0.0 A0.1 A0.2 A0.S1 A1.1 A1.2 A1.3 A1.4 A1.5 A1.6 A2.1 A2.2 A2.3 A2.4 A3.1 A5.1 Name GENERAL NOTES SITE PLAN EXISTING SITE PLAN PROPOSED SITE SURVEY (E) FOUNDATION PLAN FLOOR PLAN (E) ROOF PLAN (E) PROPOSED LOWER LEVEL / FOUNDATION PLAN FLOOR PLAN PROPOSED PROPOSED ROOF PLAN NORTH ELEVATIONS SOUTH ELEVATIONS EAST ELEVATIONS WEST ELEVATIONS PROPOSED SECTIONS Renderings AB ACB ACOUS ACP ACT ADJ ADJACENT, ADJUSTABLE ACOUSTICAL TILE ACOUSTICAL PANEL ANCHOR BOLT ACOUSTICAL BOARD ABOVE FINISH FLOORAFF ACOUSTICAL ALUM AMP ACOUSTICAL METAL PANEL ALUMINUM AP APPROX ARCH APPROXIMATE ARCHITECTURAL ACCESS PANEL BLDG BLK BLKG BLT BM BOT BSMT B/B BACK TO BACK BASEMENT BOTTOM BEAM BUILT BLOCKING BLOCK BUILDING BETW BD BETWEEN BOARD CENTER TO CENTER CONTROL JOINT CEILING CENTER LINE CONSTRUCTION JOINT CABINET CB CATCH BASIN CLJ CLG CL CJ CAB C/C CLR CLOS CONC COL CO CLOSET CLEAR CASED OPENING COLUMN CONCRETE CONNECT CONSTRUCTION CONTINUOUS CORRIDOR CARPET CONN CONSTR CONT CORR CPT CRC CSP CT CTR CTSK COLD ROLLED CHANNEL COMBINATION STANDPIPE CERAMIC TILE CENTER COUNTERSUNK COURSES, CHANNELC COAT HOOKCHK MAGNETIC DOOR HOLDER DIAMETER DIFFUSER DIMENSION DOWN DOOR OPENING DOOR DRAWING DH DIFF DIM DN DO DR DWG DEPARTMENTDEPT DIA / Ø E.J. EL ELEV ELEC EMER ENAM ENCL ENGR EQ EQUIP ES ESC EWC EX EXH EXT ELEVATION ELEVATOR ELECTRICAL EMERGENCY ENAMEL ENCLOSURE ENGINEER EQUAL EQUIPMENT ELECTRIC STRIKE ESCALATOR ELECTRICAL WATER COOLER ELECTRIC EXIT DEVICE EXHAUST EXTERIOR EXPANSION JOINT EXIST EXISTING EXP EXPANSION EXISTING(E) FB FD FE F/F FEC FGWW FHC FIN FIS FL FLG FLUOR FO__ FLAT BAR FLOOR DRAIN FIRE EXTINGUISHER FACE TO FACE FIRE EXTINGUISHER CAB FRITTED GLASS WINDOW WALL FIRE HOSE CART FINISH FEDERAL INSPECTION SERVICE FLOOR FLOORING FLUORESCENT FIRE HOSE VALVEFHV FINISHED FLOOR ELEVATIONFFE FPRFG FR FT FTG FTO FIREPROOFING FIRE RATED FOOT OR FEET FOOTING FIRE TAPE ONLY FPRF FIREPROOF FRMG FRAMING FRTW FIRE TREATED WOOD QT QTY R RA RAD RB RD REF REFR REG REINF REQD REV RF RFG RLG RM RO RT RVS RWL QUARRY TILE QUANTITY RISER RETURN AIR RADIUS RESILIENT BASE ROOF DRAIN REFERENCE REFRIGERATOR REGISTER REINFORCE OR REINFORCEMENT REQUIRED REVISE RESILIENT FLOORING ROOFING RAILING ROOM ROUGH OPENING RUBBER TILE REVERSE RAIN WATER LEADER SA SC SCD SCHED SD SECT SED SEIS SF SHT SIM SMD SPD SPEC SP SPR SQ SS SSD SST STD STL STOR STRUCT SUSP SYMM T&B TD TD/R TEL TER THK TO TO__ TOT TS TPD TYP UON UR UTIL VB VCT VERT VEST W W/ W/O WA WC WD WF WP WT WWF SUPPLY AIR SOLID CORE SEAT COVER DISPENSER SMOKE DETECTOR, SOAP DISPENSER SECTION SEE ELECTRICAL DRAWINGS SEISMIC SQUARE FOOT OR SQUARE FEET SHEET SIMILAR SEE MECHANICAL DRAWINGS SEE PLUMBING DRAWINGS SPECIFICATIONS SPEAKER SPRINKLER SQUARE SPECIAL SYSTEMS SEE STRUCTURAL DRAWINGS STAINLESS STEEL STANDARD STEEL STORAGE STRUCTURAL SUSPENDED SYMMETRICAL TOP AND BOTTOM TOWEL DISPENSER TOWEL DISPENSER/RECEPTACLE TELEPHONE TERRAZZO THICK TAPE ONLY TOTAL TUBE STEEL TOILET PAPER DISPENSER TYPICAL UNLESS OTHERWISE NOTED URINAL UTILITY VINYL BASE VINYL COMPOSITION TILE VERTICAL VESTIBULE WIDE, WIDE FLANGE WITH WITHOUT WAINSCOT WATER CLOSET WOOD WATERPROOF OR WATERPROOFING WORKING POINT WEIGHT WELDED WIRE FABRIC SCHEDULE TTY TELECOMMUNICATION DEVICE FOR THE DEAF S.J.SEISMIC JOINT SEE FIRE PROTECTION DRAWINGSFD WDW WINDOW RCP REFLECTED CEILING PLAN RVL REVEAL SANITARY NAPKIN VENDORSNV SND SANITARY NAPKIN DISPOSAL SERVICE SINKSSI TI TILE VIF VERIFY IN FIELD SEJT SEISMIC/EXPANSION JOINT TBD TO BE DETERMINED T TB TREAD TOWEL BASE TOP OF (ADD C = CURB, P = PAVEMENT, S = STL W=WALL FACE OF (ADD C = CONC., F = FIN. S = STUD GA GALV GB GSB GTC GAGE GALVANIZED GRAB BAR GYPSUM SHEATHING BOARD GROUND TRANSPORTATION CENTER H HB HC HDWD HDWE HGT HM HO HP HR ID IF IN IINCL INSUL JAN JT LAM LAT LB LG LH LOUV LP LT LWC MATL MAX MECH MET/MTL MFR MH MIN MIR MISC ML MUL NA NIC NO NOM NTS OA OC OD OFOI OF OFF OPNG OPP PERF PL PLAS PLBG PLAM PLYWD PNL POL PR PRCST PREFAB PRELIM PSF PSI PT PTD PTD HIGH HOSE BIBB HOLLOW CORE HARDWOOD HARDWARE HEIGHT HOLLOW METAL HOLD OPEN HORIZ HORIZONTAL HIGH POINT HOUR INSIDE DIAMETER INSIDE FACE INCH INCLUDE INSULATION JANITOR JOINT LAMINATE LATEX POUND LONG LEFT HAND LOUVER LOW POINT LIGHT LIGHT WEIGHT CONCRETE MATERIAL MAXIMUM MECHANICAL METAL MANUFACTURE MAGNETIC MONITORING HINGE MINIMUM MIRROR MISCELLANEOUS ELECTROMAGNETIC LOCK MULLION NOT APPLICABLE NOT IN CONTRACT NUMBER NOMINAL NOT TO SCALE OVERALL ON CENTER OUTSIDE DIAMETER OWNER FURNISHED, OWNER INSTALLED OVERFLOW DRAIN OFFICE OPENING OPPOSITE PERFORATED PLATE PLASTER PLUMBING PLASTIC LAMINATE/STAINLESS STEEL COUNTER PLAM PLASTIC LAMINATE (PLAM HORIZONTAL, SST VERTICAL) PLYWOOD PANEL POLISHED PAIR PRECAST PREFABRICATED PRELIMINARY POUNDS PER SQUARE FOOT POUNDS PER SQUARE INCH POINT PAINTED GYPSUM WALLBOARDGWB L ANGLE HCA HANDICAPPED ACCESSIBLE GYP GYPSUM INT INTERNATIONAL IT INTERNATIONAL TERMINAL MB MACHINE BOLT HW HOT WATER HEATER OH OVER HEAD OFCI OWNER FURNISHED, CONTRACTOR INSTALLED MTD MOUNTED ITB INTERNATIONAL TERMINAL BUILDING PTN PARTITION PTDF PAPER TOWEL DISPENSER PRESSURE TREATED DOUGLAS FIR FOLDING UTILITY SHELFFUS FURR FURRING 0'-0" ±0' A/2 2 A-5 2 A-5a 2 A-5 b 3 c 3/A-3 d Datum elevation Detail no. Sheet no. Revision no. Door type Window type Drawing no. Interior elevation Sheet no. Sheet no. Detail no. Building section no. Sheet no. Wall Sections Elevation Note A 2 LATH & PLASTER METAL EXTERIOR CEMENT PLASTER RIGID INSULATION BRICK GRAVEL / RUBBLE C.M.U. BLOCK CONCRETE BATT INSULATION STONE M.D.F. BOARD METAL FLASHING BUILDING PAPER/ WATERPROOFING SEALANT & BACKING ROD WOOD - FINISH PLYWOOD GYPSUM BOARD WOOD - ROUGH PROJECT SITEArea Map NOT TO SCALE Building Department Notes PARCEL #APN 025182400 Owner Contact Info Occupancy R3 (E) (NO CHANGE PROPOSED Construction Codes Type V B Description Drawing Symbols Ronan McConnell 2313 Ray Drive Burlingame, California 94010 415.812.0641 mcconnell.electric@gmail.com Zoning Project Data R1 HILLSIDE 11,545 sq.ft. ZONING PARCEL AREA BUILDING SF General Notes 1. All work shall be in conformance with 2019 CRC TITLE 24, CBC, UMC, & UPC local amendments and all applicable building codes. California Plumbing Code including all amendments as adopted in Ordinance 1889. NOTE SB 407 requires all noncompliant plumbing fixtures to be replaced by water conserving fixtures when a property is undergoing alterations or improvements. 2. All dimensions are to finish face or face of concrete unless otherwise noted (UON). All dimensions designated CLR MIN are finish dimensions UON. 3. Do not scale the drawings. Always refer to written dimension or ask the architect for clarification. 4. Refer to Architectural drawings for all dimensions unless otherwise noted on the structural plans. 5. All walls between the garage and living spaces to be 1 hr rated construction. 6. The contractor is to verify all services Electrical, Gas, Water and main service entrances, for accessibility code compliance and to confirm pressure, capacity, and amperage meet the requirements of the proposed work prior to submitting a bid for the work. 7. The contractor shall verify all critical dimensions on site and notify the architect immediately of any discrepancies between the drawings and the field conditions. 8. No extra compensation shall be allowed for extra work resulting from a lack of coordination between the trades. 9. All material and equipment and other products shall be installed per the manufacturer's most recent printed instructions and specificat- ions. Contractor to notify the architect in writing of discrepancies between construction documents and manufacturer's instructions. 10. The contractor is responsible for obtaining separate permits for electrical mechanical, plumbing, grading, or other permits as may be required local authorities. Issuance of a building permit based on these drawings does not constitute a granting of these separate permits. 11. The execution of the plans and subsequent drawings shall comply with Title 24 energy efficiency requirements and "mandatory measures". 12. Shop drawings shall be submitted to the architect for approval prior to fabrication for all structural and architectural steel work including railing and grab bars. 13. Do not remove any temporary fenestration labels or the manufacturer's labels on all glazing until after the building department inspections have verified the U-value and safety glass requirements. 14. No PVC or ABS plumbing may be used for this project. Use Cast Iron and Copper only. 15. Contractor to provide shop drawing for the owner & architects to review for all custom manufactured windows, doors, metal & iron work, and sheet built in goods prior to fabrication. 16. All newly installed wood siding and trim that is to be painted must be back primed prior to installation. 17. Provide Fire Blocking in all ceiling framing floor framing and furred down ceilings and over concealed draft @ 10'-0" o.c. maximum. 18. Contractor to comply with the Civil Engineering Drawings and specifications and erosion control measures. The Civil Engineer of Record shall be consulted to inspect the site to confirm that the erosion contrl measures installed by the contractor conform with the drawings. 19. The manufacturer's instructions for all new appliances and equipment shall be available on the job site at the time of building inspection CRC §R106.1.2 20. Installers are required to provide CF-6R forms for all new installations as regulated by the Energy Standards. 21. Moisture Content of Framing lumber and Timber MUST BE <19% BEFORE ENCAPSULATION IN FINISH OR GWB READING % DATE SIGNATURE _______________ ______________ _________________ _______________ ______________ _________________ _______________ ______________ _________________ 22. Contractor to verify in the field the existence of smoke detectors with battery back up and carbon monoxide alarms required per CRC §R315 AND PROVIDE COMPLIANT DETECTORS AS NEEDED WITHIN THE RESIDENCE. 23. IF A SUPPLEMENTAL DEMOLITION PERMIT APPLICATION IS REQUIRED THE DEMOLITION PERMIT WILL NOT BE ISSUED UNTIL A BUILDING PERMIT IS ISSUED 24. A GRADING PERMIT IF REQUIRED WILL BE OBTAINED FROM THE DEPT. OF PUBLIC WORKS. All construction work shall comply with the 2019 Editions of the California Building Code CBC, California Plumbing Code CPC, California Mechanical Code CMC, California Electrical Code CEC, California Energy Code California Green Building Standards Code CEC and Local Amendments. The scope of work proposes a back garden 19' deep extension into the rear garden to add a bathroom at the ground floor and a lower level family room and full bath. Materials Legend Abbreviations Stories 1 STORY EXISTING 2 STORIES PROPOSED WITH NO CHANGES VISIBLE FROM THE STREET Directory Architect 415 .412.8369 jag@jagar chit ectur e.c om Jef f Alan Gar d Architect 13 17 Gr ant Ave San Fr ancisco, CA 9 4 133 Sur veyor 925.734.6788 pob@quiet-r iver .com Kevin M Mc Guir e 6747 Sier r a Cour t Ste K Dublin, CA 94568 EXISTING GROUND FLOOR 1445 SF (E) SINGLE STORY RESIDENCE PLUS 353 SF GARAGE LOWER LEVEL 0 SF TOTAL FOOTPRINT SF = 1798 SF TOTAL CONDITIONED = 1445 SF TOTAL BUILDING AREA INC GARAGE = 1798 SF SINGLE FAMILY RESIDENCE AREA = 1445 PROPOSED GROUND FLOOR 1445 + 438.5 SF ADDITION 353 SF GARAGE NO CHANGE LOWER LEVEL 703 SF ADDITION TOTAL FOOTPRINT = 2236.5 SF TOTAL CONDITIONED = 2586.5.5 SF TOTAL BUILDING AREA =2586.5 + 353 GARAGE = 2939.5 SINGLE FAMILY RESIDENCE AREA= 2586.5 SF PUBLIC WORKS NOTES 1. Any work in the city right-of-way, such as street, sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit Prior to starting work. 2. Replace Damaged and displaced curb, gutter and /or sidewalk fronting site. 3. No storm waters, underground waters draining from any lot, building, or paved areas shall be allowed to drain to adjacent properties nor shall these waters be connected to the city's sanitary sewer system. These waters shall all drain to either artificial or natural storm drainage facilities by gravity or pumping regardless of the slope of the property. No rain water from roofs or other rain water drainage shall discharge upon a public sidewalk (except in single family area) per Municipal code sections 18.08.010 (m) and (n) Anyone doing business in Burlingame must have a current City of Burlingame Business License. Sewer Backwater protection Certificate Required for the installation of any new sewer fixture per Ordinance No. 1710 Property owner improvements (deck, retaining wall, pool, shed, dwelling foundation, driveway pad, etc.) that are constructed within 25’ of the creeks top of bank shall stabilize the surrounding area to prevent erosion due to stormwater discharge from the improvements. In addition, vegetation that may impact the creek must be removed and replaced with stabilized material. Please show all downspouts that are directed to the creek and proposed stabilization measures on the site plan or landscape plan. FIRE SPRINKLER SYSTEM: Fire sprinkler system is required throughout the residence. Fire sprinkler plans shall be submitted under a separate permit through the fire department prior to installation. Construction Hours WEEKDAYS: 8:00 AM - 7:00 PM SATURDAYS: 9:00 AM - 6:00 PM SUNDAYS & HOLIDAYS: NO WORK ALLOWED See City of Burlingame Municipal Code, Section 13.04.100 for Details City of Burlingame Notes 4. No permanent structure (fences, columns, retaining walls,mail boxes etc.)shall be built in the City's right-of-way, beyond the property line and into the public right of way. 5. The project shall comply with the City's NPDES permit requirements to prevent storm water pollution. 6. All debris/garbage containers location shall be on property. In a situation where that is not possible, an encroachment permit is required from Public Works department for placing debris/garbage containers in public right of way. No wet garbage fluid shall enter public right-of-way or the storm drain system. 7. 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. WATER CONSERVATION PLUMBING FIXTURE PERFORMANCE REQUIREMENTS: The effective flush volume of water closets will not exceed 1.28 gal / flush. 2019 CGC §4.303.1.1 For dual flush toilets average two reduced flushes with one full flush. The effective flush volume of urinals will not exceed 0.125 gal / flush. 2019 CGC §4.303.1.2 Maximum flow rate for showers shall be 1.8 GPM, at 80 psi. 2019 CGC §4.303.1.3 Maximum flow rate for lavatory faucets shall be 1.2 GPM, at 60 psi. 2019 CGC §4.303.1.4.1 Maximum flow rate for kitchen faucets shall be 1.8 GPM, at 60 psi. Can temporarily increase to 2.2 GPM, but must default back to maximum flow rate of 1.8 GPM 2019 CGC §4.303.1.4.4 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION Revisions SIT E PLAN EX IST ING A 0.1 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 2SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 6 '-3 " 1 0 '-6 " 19'-6 1/2" 1 0 '2 0 ' S E T B A C K 15' SETBACK 7'±48'-6"±16'±16'-7 3/4"±27'-6"± 10'-3"6'-5 3/4"5'-4 3/4"6'-1/2"14'-9 1/4"7'1'R 280'NORTHWEST SOUTHEAST G S 05°12'05" E 185.67' S 15°50'30" E 157.88'N 61°12'00" E 88.23'RAY DRIVEMCKENNA & MCCONNELL10º 38' 27"L=52.00'92.2SIDEWALK ADJ RESIDENCEADJ RESIDENCEMILLS CREEKD R A I N A G E E A S E M E N T 80'90'7 0 ' 8 0 ' 8 0 ' 7 0 '80'70'90'(E) WATER METER (E) SHED 108 SF OUTLINE OF (E) RESIDENCE ± 1798 SF FOOTPRINT (E) WOOD RETAINING WALL LINE TO REMAIN 25' SETBACK FROM TOP OF BANK BY SURVEYOR FIELD CREW SURVEYED CREEK (E) GAS METER (E) ELECTRICAL SERVICE ENTRANCE T.O. CREEK BANK PER SURVEY 90.6 EL 91.2 EL 73' EL 67' EL T .O . C U R B 9 1 .1 E L T .O . C U R B 9 0 .3 E L AVG TOP OF CURB ELEVATION 90.7' AVERAGE SIDE PROPERTY LINE EL. 85.6 AVERAGE SIDE PROPERTY LINE EL. 81.75 ±90.5 ±73 ±91 EL ±80.2 EL 25' SETBACK TO 100 YEAR FLOOD LINE BANK PER CIVIL CALCULATIONS (E) DSDS DOWNSPOUT LOCATION KEY (E) DS (E) DS(E) DS(E) DS(E) AC UNIT NO CHANGES NOTE: PROPERTY OWNER IMPROVEMENTS (DECK, RETAINING WALLS, POOL, SHED, DWELLING FOUNDATION, DRIVEWAY PAD, ETC.) CONSTRUCTED WITHIN 25' OF THE CREEKS TOP OF BANK SHALL STABILIZE THE SURROUNDING AREA TO PREVENT EROSION DUE TO STORMWATER DISCHARGE FROM THE IMPROVEMENTS. ANY VEGETATION THAT MAY IMPACT THE CREEK MUST BE REMOVED AND REPLACE WITH STABILIZED MATERIAL. (N) RIPRAP DISSIPATOR 6' MIN. @ (E) OR (N) RAINWATER LEADER OUTLET @ HILLSIDE S H SOFTSCAPE AREA HARDSCAPE AREA S H H S S S S (E) GRAVEL (E) GATE (E) GATE H S S H(E) GATE FENCE LINE 25' SETBACK TO CREEK BANK IDENTIFIED BY SURVEY (E) LAWNMULCH M U LC H M U LC H (E) GARDEN WALL (E) SAND DRIVEWAY W/ PAVING SQUARES (E) SEWER CLEANOUT CONTRACTOR TO FOLLOW ARBORIST REPORT PROTECTION MEASURES FOR THE (E) TREE IN THE PROPOSED TERRACE AREA H 100 YEAR FLOOD ELEVATION PER CIVIL CALCULATIONS EL 72.2' (E) ABANDONED WOOD RETAINING WALLS (NO WORK) 10 2 A B C 5'± 10'-6"2'-8"10'LOT 18, BLK 19 (23 M 45) 2313 RAY DRIVE 11,545 SQ FT APN: 025-182-400 SINGLE FAMILY RESIDENCE FIN. FLR 92.85' REF EL. 0'-0" (E) WOOD RETAINING WALLS TO BE REMOVED / REPLACED H S 1 1/8" = 1'-0" (E) Site Plan Revisions SIT E PLA N PR OPOSED A 0.2 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 3SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 6 '-3 " 1 0 '-6 " 19'-6 1/2" 1 0 '2 0 ' S E T B A C K 15' SETBACK 7'±48'-6"±16' 19' ± 10'-3" 19'6'-5 3/4"5'-4 3/4"6'-1/2"14'-9 1/4"7'1'16'-7 3/4" (E)15'-7 3/4"4'±75' EL ±75' EL R 280'NORTHWEST SOUTHEAST G S 05°12'05" E 185.67' S 15°50'30" E 157.88'N 61°12'00" E 88.23'RAY DRIVEMCKENNA & MCCONNELL10º 38' 27"L=52.00'92.2SIDEWALK ADJ RESIDENCEADJ RESIDENCEMILLS CREEKD R A I N A G E E A S E M E N T 80'90'7 0 ' 8 0 ' 8 0 ' 7 0 '80'70'90'90' (E) WATER METER (E) SHED 108 SF PROPOSED FOOTPRINT OF ADDITION FAR CHART LOT 11,545 sf 32% +1,100 sf = 4,794.4 sf MAX FAR (E) House 1798+ Shed 108 = 1,906 sf ≤ 4794.4sf FAR PROPOSED 2939.5 sf House (inc. Lower Level & garage) + 108 sf Shed= 3047.5≤ 4794.4 LOT COVERAGE MAX 40% = 4,618 sf LOT COVERAGE (E) House 1798 + 108 Shed = 1,906 sf ≤ 4618 LOT COVERAGE PROPOSED 2236.5 sf House + 108 sf shed= 2344.5 sf≤ 4618 AREA OF ADDITION AT BACK 438.5 SF FOOTPRINT DN25' SETBACK FROM TOP OF BANK BY SURVEYOR FIELD CREW SURVEYED CREEK (E) GAS METER (E) ELECTRICAL SERVICE ENTRANCE T.O. CREEK BANK PER SURVEY 90.6 EL 91.2 EL 73' EL 67' EL T .O . C U R B 9 1 .1 E L T .O . C U R B 9 0 .3 E L AVG TOP OF CURB ELEVATION 90.7' AVERAGE SIDE PROPERTY LINE EL. 85.6 AVERAGE SIDE PROPERTY LINE EL. 81.75 ±90.5 ±73 ±91 EL ±80.2 EL (E) WOOD RETAINING WALL BELOW THE CREEK BANK LINE NO WORK OR RESTORATION PROPOSED WITHIN THE CREEK 25' SETBACK TO 100 YEAR FLOOD LINE BANK PER CIVIL CALCULATIONS (E) DSDS DOWNSPOUT LOCATION KEY (E) DS (E) DS(E) DS(E) DS(N) 4"Ø D.SPOUT OUTLET DOWN HILL FROM ADDITION FTG' & 4' MIN. TO PL W/ RIPRAP DISSIPATOR 6' MIN. @ FLOW LINE BELOW OUTLET (E) AC UNIT NO CHANGES NOTE: PROPERTY OWNER IMPROVEMENTS (DECK, RETAINING WALLS, POOL, SHED, DWELLING FOUNDATION, DRIVEWAY PAD, ETC.) CONSTRUCTED WITHIN 25' OF THE CREEKS TOP OF BANK SHALL STABILIZE THE SURROUNDING AREA TO PREVENT EROSION DUE TO STORMWATER DISCHARGE FROM THE IMPROVEMENTS. ANY VEGETATION THAT MAY IMPACT THE CREEK MUST BE REMOVED AND REPLACE WITH STABILIZED MATERIAL. (N) RIPRAP DISSIPATOR 6' MIN. @ (E) OR (N) RAINWATER LEADER OUTLET @ HILLSIDE NOTE: • THIS IS A TYPE 1 PROJECT AND REQUIRES A STORMWATER CONSTRUCTION POLLUTION PREVENTION PERMIT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. • ALL WATER LINES CONNECTION TO CITY WATER MAINS FOR SERVICES OR FIRE LINE PROTECTION ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES, AND MATERIAL SPECIFICATIONS. CONTRACTOR TO CONTACT THE CITY WATER DEPT. FOR CONNECTION FEES. IF REQUIRED ALL FIRE SERVICES AND SERVICES 2" & OVER WILL BE INSTALLED BY BUILDER. ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE SUBMITTED AS A SEPARATE UNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL. • A SEWER BACKWATER PROTECTION CERTIFICATION IS REQUIRED FOR THE INSTALLATION OF ANY NEW SEWER FIXTURE PER ORDINANCE NO 1710. THE SEWER BACKWATER PROTECTION CERTIFICATE IS REQUIRED PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. • THE SANITARY SEWER LATERAL SHALL BE TESTED PER CHAPTER 15.10. TESTING INFORMATION IS AVAILABLE AT THE BUILDING DEPT. COUNTER. S H SOFTSCAPE AREA HARDSCAPE AREA S H H S S S (E) GRAVEL (E) GATE (E) GATE H S S H(E) GATE FENCE LINE 25' SETBACK TO CREEK BANK IDENTIFIED BY SURVEY (E) LAWNMULCH M U LC H M U LC H (E) GARDEN WALL (E) SAND DRIVEWAY W/ PAVING SQUARES (E) SEWER CLEANOUT CONTRACTOR TO FOLLOW ARBORIST REPORT PROTECTION MEASURES FOR THE (E) TREE IN THE PROPOSED TERRACE AREA (E) LAWN AREA PROPOSED POOL EQUIPMENT LOCATION SUB SOIL DEDICATED RAINWATER DRAIN PIPE TO DAYLIGHT H H (N) SAND SET STONE OR PRECAST CONCRETE T.B.D (N) PAVING SQUARES IN GRASS/ DYMONDIA PROPOSED (11) (N) ROCKET CYPRESS OR SMILAR COLUMNAR EVERGREENS 100 YEAR FLOOD ELEVATION PER CIVIL CALCULATIONS EL 72.2' 10 2 A B C 35'± 10'-6"2'-8"10'438.50 sq ft LOT 18, BLK 19 (23 M 45) 2313 RAY DRIVE 11,545 SQ FT APN: 025-182-400 SINGLE FAMILY RESIDENCE FIN. FLR 92.85' REF EL. 0'-0" PROPOSED TERRACE 3 RISERS MAX. A.F.G. 1" BELOW FLR. LEVEL (N) TIMBER RETAINING WALL30" HIGH MAX T.O.W. EL 75'B.O.W. EL 72.5-73'SAND SET PAVINGSQUARE TERRACEUP9'X22' POOL S H S PLANTERPROPOSED SWIMMING POOL NOTES: CONTRACTOR TO VERIFY AND PROVIDE PROPERTY FENCING PROTECTING THE POOL AREA. FENCING MUST BE 5' MIN. WITH NO OPENINGS LARGE ENOUGH FOR A 4" SPHERE TO PASS AND NO FOOTHOLDS, PROJECTIONS, CAVITIES OR OTHER PHYSICAL CHARACTERISTICS THAT CAN SERVE AS HANDHOLDS OR FOOTHOLDS THAT WOULD ENABLE A CHILD YOUNGER THAN THE AGE OF 5 YEARS OLD TO CLIMB OVER THE FENCE. ALL PROPERTY FENCE GATES PROVIDING ACCESS TO THE POOL AREA MUST BE SELF CLOSING & LATCHING POOL SAFETY GATES. RV GATES ARE NOT ALLOWED. POOL TO COMPLY WITH SWIMMING POOL SAFETY ACT HS CODE §115920-115929 & 2019 CBC §3109.2 PROVIDE BOTH OF THE FOLLOWING: 1. AN APPROVED SAFETY POOL COVER COMPLYING WITH THE PERFORMANCE STANDARDS OF (ASTM) F1346-91. 2. AUDIO EXIT ALARMS FROM EVERY DOOR WITH ACCESS TO THE POOL AREA FROM THE HOME 1 1/8" = 1'-0" Site Plan Proposed Revisions SIT E SUR V EY A 0.S1 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 4SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 Revisions (E) FOUNDA T ION PLA N A 1.1 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 5SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 16'48'-6" 17'-3/4" (E) CRAWL SPACE (E) SLAB ON GRADE @ GARAGE 80'90'82'84'86'88'78'76'74'FOOTINGS TO BE REPLACED WITH RETAINING WALLS WALL KEY (E) WALLS REPLACE (E) FOUNDATION THIS AREA WITH (N) RETAINING WALL FOUNDATION PER STRUCTURAL DRAWINGS 7'-3" MIN. CLR27'-6"16'-7 3/4"10 2 A B C 1 1/4" = 1'-0" (E) Foundation & Demo Plan Revisions FLOOR PLA N (E) A 1.2 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 6SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 352 .71 s q ft W/D F ±21'-3 3/8"6 1/2"25'-7 1/8" 48'-6" 46'-8" 12'-6 1/4" 5 1/2" 10'-1 1/2" 5 1/2" 6'-1/2" 5 1/2" 15'-6 1/4" 3'-1" 4 1/2" 12'-3/4"16'-2"14'13'-6 1/8"16'-7 5/8"11'-10 1/4"15'-7 3/4"12'-4 1/8"13'-8 5/8" 14'-5 5/8" 4'-1" 16' ±22'-3 1/8" 36' 14'-10" (N)WESTPTRYLDRY(E) KITCHEN (E) LIVING (E) DINING (E) BEDROOM BATH CLCLCLCL(E) GARAGE NO WORK 92.85' F.F. EL (E) GARDEN WALL (E) PRIMARY BEDROOM (E) SHED(E) (E) BEDROOM CLCL80'90'82'84'86'88'78'76'(E) RETAINING WALL±90.5 ±91 EL (E) (E) (E) (E) (E) (E) WALLS TO BE DEMOLISHED WALL KEY (E) WALLS (E) WOOD BURNING FIRE PLACE (NO WORK PROPOSED) (E) RETAINING WALL TO BE REMOVED IN FOOTPRING OF ADDITION (E) 10 2 A B C 1 1/4" = 1'-0" (E) Ground Floor & Demo Plan Revisions ROOF PLAN (E) A 1.3 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 7SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 216'-7 3/4"27'-6"16'48'-6"4"1'-3"1'-3"1'-3"5 :12 SLOPE (E) CHIMNEY 5 :12 SLOPE 5 :12 SLOPE5 :12 SLOPE5 :12 SLOPE5 :12 SLOPE5 :12 SLOPE (E) ATTIC ACCESS NO ROOF DEMOLITION PROPOSED (NEW ROOF TIES INTO (E) RIDGE LINE & ROOF SLOPE 10 2 A B C 1 1/4" = 1'-0" (E) Roof Plan (NO DEMO PROPOSED THIS LEVEL) Revisions PR OPOSED LOWER LEVEL / FOUNDA TION PLA N A 1.4 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 8SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 04 19' ADDITION16'48'-6" ± 15'-7 1/4"19'-5 1/2" ± 15'-3/4"14'-7 5/8"16'-7 1/4"3'-6"3'-5"13'-2 1/4"1'1'(E) CRAWL SPACE (E) SLAB ON GRADE @ GARAGE UC REFMURPHY BED UPOPTION FOR GAME ROOM TV82.85' F.F. EL -10' TO (E) F.F.CABNET/ CLOSETCABNET/ CLOSET/ MURPHY BED (E) RETAINING WALL (N) DECAY RESISTANT WOOD STEPS FOLLOWING (E) SLOPE TO (N) LEVEL LANDING 7 3/4" MAX RISE 11" MIN. RUN (E) RETAINING WALL LINE ABOVE 80'90'82'84'86'88'78'76'74'WALL KEY (E) WALLS (N) WALLS 7'-3" MIN. CLR2 A3.1 2 A3.1123456789101112131415167 1/2" R 11" T 03 27'-6"16'-7 3/4"7'-10"12'2'-8 1/2" 703.15 sq ft (E) TREE PROTECT FROM BACK FILL REMOVE (E) DECAYED WOOD RETAINING WALL ATTACHED TO TREE (DASHED) (E) WOOD RETAINING WALL REMOVE THIS AREA TO RETURN TO NATURAL SLOPE RETAINING WALLS 30" MAX HEIGHT T.O. WALL 75' EL GRASS ± 75' EL (N) GARDEN WALL 36" MAX T.O.W. 78' EL (N) SAND SET PAVING TERRACE ± 82'-1.5"EL LANDING EL. 82.75'SEAT OVER HOLE FOR UNDISTURBED SOIL AT TREE BASE TRIM WOOD SEAT TO MAINTAIN 2" CLR TO TRUNK DNUP 10 2 A B C 3 1 A3.1 1 A3.1 1 1/4" = 1'-0" Proposed Lower Level Plan Revisions FLOOR PLA N PR OPOSED A 1.5 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 9SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 352.71 sq ft W/D F ±21'-3 3/8"6 1/2"25'-7 1/8" 48'-6" 46'-8" 12'-6 1/4" 5 1/2" 10'-1 1/2" 5 1/2" 6'-1/2" 5 1/2" 15'-6 1/4"16'-2"11'-10 1/4"15'-7 3/4"12'-4 1/8"13'-8 5/8" 14'-5 5/8" 4'-1" 16' ±22'-3 1/8" 36' 19' ±15'-4 1/2" 4 3/4" 9'-9 5/8" 4 3/4" 19' 5'-11"4'-9 1/2"4 3/4"6'-4"4 3/4"±8'-5 3/4"1'1'13'-7 1/4"6' 6' 6' 6' 6' 6' 6' 6' 6' 1'-8" 8'-6" 1'-8" 1'-8" ±75' EL ±75' EL 2 A3.1 2 A3.1 (N)WEST (N)SOUTHPTRYLDRY(E) KITCHEN (E) LIVING (E) DINING (E) BEDROOM BATH PRIMARY BEDROOM CL CLCLCLCL(E) GARAGE NO WORK 92.85' F.F. EL (E) GARDEN WALL (E) SHED(N) OFFICE (N) BATH (E)BOOK SHELVES(E) BEDROOM 7 4 7 6 7 8 8 0 8 280'90'82'84'86'88'78'76'74'(E) RETAINING WALL30" MAX RETAINING WALL ±90.5 ±91 EL (E) (E) (E) (E) (E) (E) WALL KEY (E) WALLS (N) WALLS (E) WOOD BURNING FIRE PLACE (NO WORK PROPOSED) (E) (N) DECK LESS THAN 24" ABOVE FIN. GRADE DN DN (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) 10 A B C 10 11 12 13 14 22'-3"16'-7 3/4"7'-10"16'-7 1/4"9'22'4'-6"5'9'-2 1/2" 1 A3.1 1 A3.1 ADDITION 438.50 sq ft (N) TREE NEW TERRACE 1" BELOW INTERIOR FLOOR 92.75' SLOPE 2% AWAY FROM FOOTING CAB(N) POOL 1 1/4" = 1'-0" Proposed Ground Floor Plan Revisions PR OPOSED ROOF PLA N A 1.6 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 10SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 2 A3.1 2 A3.1 16'48'-6"19' 19'-11 5/8" ADDITION 1'-3"16'-7 3/4"7'-10"16'-7 1/4" 1'-3" (E)1'-3" (E) 713.59 sq ft OFMODIFIED ATTIC /300=2.38 SQ FT OF ATTIC VENTS 5 :12 SLOPE (E) CHIMNEY 5 :12 SLOPE 5 :12 SLOPE5 :12 SLOPE5 :12 SLOPE5 :12 SLOPE5 :12 SLOPE 5 :12 SLOPE5 :12 SLOPEALIGN FASCIA TO (E) 5 :12 SLOPE5 :12 SLOPE (E) ATTIC ACCESS NO ROOF DEMOLITION PROPOSED (NEW ROOF TIES INTO (E) RIDGE LINE & ROOF SLOPE 1.4SQ FT. SCREENED ATTIC VENT @ GABLE END 1.4SQ FT. SCREENED ATTIC VENT @ GABLE END 10 A B C 1 A3.1 1 A3.1 1 1/4" = 1'-0" Proposed Roof Plan Revisions NORTH ELEVA TIONS A 2 .1 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 11SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 C B A 8'-3"±17'-3 1/2"14'14'30'45.00° 45.00°(E) TOP PL FIN. FL. EL. 92.85' ±5 12 (E) ASPHALT SHINGLE ROOF (E) EXT. CEMENT PLASTER FINISH (E) CEDAR SHINGLES(E) BRICK GARDEN WALL (E) RIDGE 90.7 AVG TOP OF CURBPAINTED WOOD GARAGE DOOR (E) PAINTED WOOD ENTRY DOOR (E) WOOD CLAD W/ PULTRUDED FIBERGLASS (E) CHIMNEY CAP & PROFILE (E) EXT. CEMENT PLASTER FINISH 81.75 AVG EAST ELEV DECLINING HEIGHT ENVELOPE (E) RIDGE ± 108' 85.6 AVG EAST ELEV DECLINING HEIGHT ENVELOPE 8'-3" (E) TOP PL±17'-3 1/2"12'7'-6"30'12'7'-6"8' (N) TOP PL@ ADDITION4'-2 1/2"2'-4"45.00° 45.00°±11.57 sq ftFIN. FL. EL. 92.85' ±5 12 (E) EXT. CEMENT PLASTER FINISH (E) BRICK GARDEN WALL (E) TOP PL (E) RIDGE (E) CHIMNEY CAP & PROFILE (E) (E) (E)(E) (E) ASPHALT SHINGLE ROOF (E) CEDAR SHINGLESPAINTED WOOD GARAGE DOOR (E) PAINTED WOOD ENTRY DOOR (E) WOOD CLAD W/ PULTRUDED FIBERGLASS (E) EXT. CEMENT PLASTER FINISH 90.7 AVG TOP OF CURB± 108' 81.75 AVG EAST ELEV DECLINING HEIGHT ENVELOPE 85.6 AVG EAST ELEV DECLINING HEIGHT ENVELOPETOP PLADDITION(E) EGRESS WINDOW 1 1/4" = 1'-0" (E) North Elevation 2 1/4" = 1'-0" Proposed North Elevation NO VISIBLE CHANGES NO VISIBLE CHANGES Revisions SOUT H ELEVA TIONS A 2 .2 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 12SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 A 27'-6"16'-7 3/4"8'-3"10'4'2'-11"±17'-3 1/2"12'7'-6"8' TOP PL@ ADDITION12'8'-10 1/2" PLATE HT.7'-6"±2'-11"1'30'15'-7 3/4" ADDITION 45.00° (E) TOP PL FIN. FL. EL. 92.85' ±5 12 (E) EXT. CEMENT PLASTER FINISH (E) RIDGE FIN. FLR. EL 82.85' (E)(E) (N) EXT. CEMENT PLASTER FINISH TO MATCH (E) SHINGLES TO MATCH (E) ROOF (E) SLOPED GRADE (N) STEPS FOLLOWING (E) GRADE TO LOWER GARDEN LEVEL (N) RET. WALLS TO REPLACE (E) THIS AREA FOR (N) LEVEL LANDING POST AND LAGGING SYSTEM (N) RAISED PLANTING BED RETAINING WALL 36" MAX ABOVE FIN. GRADE (N) (N) (N) (N)(N) DECLINING HT. @ BACK WALL GRID LINE 3 ± 108' 81.75 AVG EAST ELEV DECLINING HEIGHT ENVELOPE 85.6 AVG EAST ELEV 90.7 AVG TOP OF CURB(N) TOP PL PROPERTY LINE @ (E) WALL PLANE BEYONDELCA 3735 E* ELCA 3743 E (N) ELCA 3735 E* ELCA 3743 E (E) RIDGE ±5 12 ELCA25472WELCATR4919 (N) SLIDING GLASS DOOR SERVES AS EGRESS FROM LOWER LEVEL ±5'-8" X 7'-0" CLR OPENING B C A B C 8'-3"14'-11 1/2"±16'-10 1/2"±17'-3 1/2"14'14'±2'-11"30'45.00° 45.00° (E) TOP PL FIN. FL. EL. 92.85' ±5 12 (E) ASPHALT SHINGLE ROOF (E) EXT. CEMENT PLASTER FINISH (E) CHIMNEY 90.7 AVG TOP OF CURB(E) WOOD CLAD W/ PULTRUDED FIBERGLASS ± 108' (E) RIDGE 81.75 AVG EAST ELEV DECLINING HEIGHT ENVELOPE 85.6 AVG EAST ELEV (E) RIDGE 2 1/4" = 1'-0" Proposed South Elevation 1 1/4" = 1'-0" (E) South Elevation Revisions EA ST ELEVA TIONS A 2 .3 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 13SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 2 1 0 8'-3"±14'-11 1/2"17'-6"±17'-3 1/2"(E) TOP PL FIN. FL. EL. 92.85' ±5 12 (E) ASPHALT SHINGLE ROOF (E) EXT. CEMENT PLASTER FINISH (E) CEDAR SHINGLES ±5 12 (E) WOOD(E) WOOD CLAD W/ PULTRUDED FIBERGLASS 90.7 AVG TOP OF CURB(E) EXT. CEMENT PLASTER FINISH ± 108' 2 1 03 8'-3"10'8'-10 1/2" PLATE HT.± 22'-3 3/4" RIDGE TO GRADE19'16'48'-6"±17'-3 1/2"8'3'-7 1/4"VIF ≤44"2'-9"4'-2 1/2"±11.57 sq ft(N) ROOF TO ALIGN W/ (E) BLEND (N) SHINGLES TO OLD (E) T OP PLATE ±5 12 (E) ASPHALT SHINGLE ROOF (E) EXT. CEMENT PLASTER FINISH (E) CEDAR SHINGLES ±5 12 (E) RIDGE FIN. FL. EL. 82.85' (E) CHIMNEY CAPS & SPARK ARRESTOR EXT. CEMENT FINISH (E)(N) (N) (N) (N) DECAY RESISTANT WOOD STEPS SET INTO (E) SLOPE ADDITION (E)(E)(E) (E) WOOD (E) WOOD CLAD W/ PULTRUDED FIBERGLASS 90.7 AVG TOP OF CURB(E) EXT. CEMENT PLASTER FINISH (N) WOOD CLAD W/ PULTRUDED FIBERGLASS MATCH (E) (N) TOP PLATE (E) RIDGE± 108' (E) EGRESS WINDOW FIN. FL. EL. 92.85' 1 1/4" = 1'-0" (E) East Elevation 2 1/4" = 1'-0" Proposed East Elevation Revisions W EST ELEVA TIONS A 2 .4 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 14SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 0 1 32 8'-3"±17'10'48'-6"16'19'±22'-3 3/4"8'-10 1/2" TOP PL (N)2'-7 3/4"2'-9"2'8'-10 1/2"10'8'±17'-3 1/2"3'-6"7.28 sq ft ±5 12 (E) ASPHALT SHINGLE ROOF (E) EXT. CEMENT PLASTER FINISH (E) CEDAR SHINGLES (N) CEDAR SHINGLES TO MATCH (E) IN ALCOVE (N) EXT. CEMENT PLASTER FINISH TO MATCH (E) (N) SHINGLE ROOF TO MATCH (E) ADDITION ±5 12 FIN. FL. EL. 82.85' (E) TOP PL SHINGLES TO MATCH (E) PAINTED METAL JULIET BALCONY 4"O.C. MAX PICKET SPACING (N) EMERGENCY ESCAPE WINDOW (N) ELCA 3735 E* ELCA 3743 E (N) ELCA 3735 E* ELCA 3743 E (N) TOP PL @ ADDITION 90.7 AVG TOP OF CURB± 108' (E) RIDGE (N) TOP PL FIN. FL. EL. 92.85' 0 1 2 48'-6"16'8'-3"± 17'±17'-3 1/2"(E) TOP PL FIN. FL. EL. 92.85' ±5 12 (E) ASPHALT SHINGLE ROOF (E) EXT. CEMENT PLASTER FINISH (E) CEDAR SHINGLES90.7 AVG TOP OF CURB± 108'(E) EXT. CEMENT PLASTER FINISH (E) PAINTED WOOD (E) WOOD CLAD W/ PULTRUDED FIBERGLASS (E) PAINTED WOOD 2 1/4" = 1'-0" Proposed West Elevation 1 1/4" = 1'-0" (E) West Elevation Revisions PR OPOSED SECT IONS A 3.1 All ideas design arrangements, plans, concepts indicated or represented by this document are the copyrighted property of Jeff Alan Gard (jag architecture) and were created , evolved, and developed excluseively for use on and in connection with this project. None of said ideas arrangements, or plans shall be used or disclosed to any person, firm, or corporation whatsoever without the written permission of Jeff Alan Gard. Filing these documents with any public agency shall not be considered a publication of same. No copy, reproduction or use thereof is permissable without the written consent of JAG architecture. © JEFF ALAN GARD. ar c hit ect je f f a la n g ar d 15SHEET NUMBER NO. DESCR IPT ION 2 313 Ray Dr ive Bur lingame Calif or nia, 9 4 010 U.S.A . McConnell McKenna Residence w w w .jef f alangar d.c om T 415.495.6254 jag@jef f alangar d.c om 13 17 GRA NT AVE SAN FRA NCISCO, CA LIFOR NIA 94133 ARCHITECT CA LIC. 30906 APN 025182400 0 6 .11.2 2 3 2 1 19' ADDITION 2'-5"MAX10'8'8' TO FRAMING8 3/4"8'-10 1/2"EXISTING ROOFNEW SAND SET PAVING (N) POST AND LAGGING RETAINING WALL S.S.D. DECAY RESISTANT STEPS 29" MAX ABOVE ADJ. GRADE 7 3/4" MAX R. 11" MIN. TREAD FILL (E) GRADE CUT (E) ATTIC TOP PL. @ ADDITION FOR DEEPER FRAMING (E) RIDGE FIN. FL. EL. 82.85' (E) FIN CEILING (E) CRAWL SPACE 6'-8" MIN. CLR(E) TOP PL TJI 11 7/8" (E) FIN. FL. EL. 92.85' METAL RAILING 42" ABOVE WALKING SURFACE W/ NO OPENINGS FOR A 4" Ø SPHERE TO PASS PAINTED OVERHANG & RAFTER TAILS TO MATCH (E) MATCH (E) ASPHALT SHINGLES RIDGE LINE & ROOF PITCH BATHROOM FIN.CEILING @ ADDITION ±7'-11 3/8" FOR C B 16'-7 3/4" 1'10'8'8'-10 1/2"5' TOP PL. @ ADDITION FOR DEEPER FRAMING (N) RIDGE ALIGN TO (E) FIN. FL. EL. 82.85' TOP PL 4X4'S @ 12" O.C. EA WAY W/ GOOD SIDE DOWN BETWEEN LAYERS PAINTED FASCIA AND OUTRIGGERS TO MATCH (E) @ OVERHANGS SILL GASKET CAPILLARY BREAK UNDER ALL MUD & SILL PLATES 4:12 SLOPE FALSE CEILING ALL ANNULAR SPACES IN THRU. WALL PENETRATIONS SHALL BE PROTECTED FROM RODENTS & PESTS W/ITH CEMENT MORTAR CONCRETE MASONRY OR NON-CORROSIVE METAL PTDF FURRING W/ RIGID INSULATION WALLS & FLOORS SLOPE NATURAL GRADE 5% 5' FROM BUILDING TO 6" MIN DROP TO SWALE DIRECTED TO NATURAL GRADE TOWARD CREEK (E) GRADE ±5 12 (N) GABLE END VENT INSECT SCREENS 1.4SF MIN EA GABLE VENT HOLES ABOVE INSULATION 1/300 OF RAFTER BAY MIN. SISTER OUTRIGGER TO MATCH (E) OVERHANGS BACK SPAN 2X O.HANG PAINTED SOFFIT BLOCK TO MATCH (E) STEPPED BOT. CORD W/ DECORATIVE 4X4'S @12" O.C. ABOVE SINK & TUB FOUNDATION BACK DRAIN MIRIDRAIN OVER CONC. WATERPROOFING PERFORATED PIPE @ BOT. OF FOOTING FILTER FABRIC EXCAVATION & BACK FILL PER SOILS REPORT WOOD SHINGLES TO MATCH (E) 3 COAT EXT. CEMENT PLASTER OVER GALV. METAL LATH & 2 LAYERS GRADE D BUILDING PAPER FOUNDATION WEEP SCREED 81.75 AVG EAST ELEV (E) FIN. FL. EL. 92.85' MATCH (E) ASPHALT SHINGLES RIDGE LINE & ROOF PITCH 1 1/4" = 1'-0" Proposed Section @ Stair 2 1/4" = 1'-0" Section @ Primary Bedroom