HomeMy WebLinkAboutAgenda Packet - PC - 2023.12.11Planning Commission
City of Burlingame
Meeting Agenda
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Council Chambers/Online7:00 PMMonday, December 11, 2023
Consistent with Government Code Section 54953, this Planning Commission Meeting will be
held in person and virtually via Zoom.
To maximize public safety while still maintaining transparency and public access, members of
the public can observe the meeting virtually or attend the meeting in person. Below is
information on how the public may observe and participate in the meeting.
To Attend the Meeting in Person:
Location: Council Chambers, 501 Primrose Road, Burlingame, California 94010
To Observe the Meeting via Zoom:
To access the meeting by computer:
Go to www.zoom.us/join
Meeting ID: 883 4212 7984
Passcode: 648821
To access the meeting by phone:
Dial 1-346-248-7799
Meeting ID: 883 4212 7984
Passcode: 648821
To Provide Public Comment in Person:
Members of the public wishing to speak will be asked to fill out a "Request to Speak" card
located on the table by the door and then hand it to staff. The provision of a name, address, or
other identifying information is optional. Speakers are limited to three minutes each, however,
the Chair may adjust the time limit in light of the number of anticipated speakers.
To Provide Public Comment via Email:
Members of the public may provide written comments by email to
publiccomment@burlingame.org to be read aloud during the public comment period for an
agenda item. Emailed comments should include the specific agenda item on which you are
commenting, or note that your comment concerns an item that is not on the agenda or is on
the Consent Calendar. The length of the comment should be commensurate with the three
minutes customarily allowed for verbal comments which is approximately 250-300 words. To
ensure that your comment is received and read to the Planning Commission for the
appropriate agenda item, please submit your email no later than 5:00 p.m. on December 11,
2023. The City will make every effort to read emails received after that time but cannot
guarantee such emails will be read into the record. Any emails received after the 5:00 p.m.
deadline which are not read into the record will be provided to the Planning Commission after
the meeting.
Page 1 City of Burlingame Printed on 12/7/2023
December 11, 2023Planning Commission Meeting Agenda
1. CALL TO ORDER - 7:00 p.m. - Council Chambers/Online
2. ROLL CALL
3. REQUEST FOR AB 2449 REMOTE PARTICIPATION
Announcements/consideration and approval of requests by Planning Commissioners to participate
remotely pursuant to AB 2449 (Government Code Section 54943(f)).
4. APPROVAL OF MINUTES
Draft November 27, 2023 Planning Commission Meeting Minutesa.
Draft November 27, 2023 Planning Commission Meeting MinutesAttachments:
5. APPROVAL OF AGENDA
6. PUBLIC COMMENTS, NON-AGENDA
The public is permitted to speak on items that are listed under the Consent Calendar, Commissioner ’s
Reports, Director Reports, Requests for Future Agenda Items, new items, or items not on the agenda .
Public comments for scheduled agenda items should wait until that item is heard by the Planning
Commission.
Persons are required to limit their remarks to three (3) minutes unless an extension of time is granted by
the Chair. Speakers desiring answers to questions should direct them to the Planning Commission and,
if relevant, the Commission may direct them to the appropriate staff member. The Ralph M. Brown Act
(the State local agency open meeting law) prohibits the Planning Commission from acting on any matter
that is not on the agenda.
7. STUDY ITEMS
There are no Study Items.
8. CONSENT CALENDAR
Items on the consent calendar are considered to be routine. They are acted on simultaneously unless
separate discussion and /or action is requested by the applicant, a member of the public or a
commissioner prior to the time the Commission votes on the motion to adopt.
Adopt Planning Commission Calendar for 2024 – Staff Contact: Ruben Hurina.
Memorandum
2024 Planning Commission Calendar
Draft 2024 City Council Calendar
Attachments:
9. REGULAR ACTION ITEMS
Page 2 City of Burlingame Printed on 12/7/2023
December 11, 2023Planning Commission Meeting Agenda
900 Paloma Avenue, zoned R-2 - Application for Design Review for a new, two -story
single-unit dwelling and attached garage on a lot that contains an existing single -unit
dwelling (to remain) and a Fence Variance for fence height. This project is
Categorically Exempt from review pursuant to the California Environmental Quality Act
(CEQA), per Section 15303 (b) of the CEQA Guidelines. (Tim Raduenz, Form One
Design, applicant and designer; 900 Paloma, LLC, property owner) (71 noticed) Staff
Contact: 'Amelia Kolokihakaufisi
a.
Item has been continued to a future agenda.
10. DESIGN REVIEW STUDY ITEMS
1522 La Mesa Drive, zoned R-1- Application for Design Review, Special Permit for
plate height, and Hillside Area Construction Permit for a first and second story addition
to an existing single unit dwelling and expansion of the attached garage. (Jeff Guinta,
Innovative Concepts, designer; Steven Seyedin, property owner) Staff Contact :
Catherine Keylon (47 noticed)
a.
1522 La Mesa Dr - Staff Report
1522 La Mesa Dr - Attachments
1522 La Mesa Dr - Plans
Attachments:
234 Victoria Road, zoned R-1- Application for Design Review for a new, two -story
single-unit dwelling and detached garage. (Hector Estipona, HGE Building Design Inc .
designer; Jeffrey Woo and Bingtao Shi, property owners) Staff Contact: Brittany Xiao
(38 noticed)
b.
234 Victoria Rd - Staff Report
234 Victoria Rd - Attachments
234 Victoria Rd - Plans
Attachments:
1409 Castillo Avenue, zoned R-1- Application for Design Review and Special Permit
for building height for a new, two -story single-unit dwelling and attached garage .
(Antonio Mora, DTA Architecture, applicant and architect; Sean Cafferkey, property
owner) (55 noticed) Staff Contact: Catherine Keylon
c.
1409 Castillo Ave - Staff Report
1409 Castillo Ave - Attachments
1409 Castillo Ave - Plans
Attachments:
11. COMMISSIONER’S REPORTS
12. DIRECTOR REPORTS
- Commission Communications
- City Council regular meeting of December 4, 2023
13. FUTURE AGENDA ITEMS
Page 3 City of Burlingame Printed on 12/7/2023
December 11, 2023Planning Commission Meeting Agenda
14. ADJOURNMENT
Notice: Any individuals who require special assistance or a disability-related modification or
accommodation to participate in this meeting, or who have a disability and wish to request an
alternative format for the agenda, meeting notice, agenda packet or other writings that may be
distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday,
December 11, 2023 at rhurin@burlingame.org or 650-558-7256. Notification in advance of the
meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting,
the materials related to it, and your ability to comment.
Any writings or documents provided to a majority of the Planning Commission regarding any item on
t h i s a g e n d a w i l l b e m a d e a v a i l a b l e f o r i n s p e c t i o n v i a
www.burlingame.org/planningcommission/agenda or by emailing the Planning Manager at
rhurin@burlingame.org. If you are unable to obtain information via the City's website or through email,
contact the Planning Manager at 650-558-7256.
An action by the Planning Commission is appealable to the City Council within 10 days of the Planning
Commission's action on December 11, 2023. If the Planning Commission's action has not been
appealed or called up for review by the Council by 5:00 p.m. on December 21, 2023, the action
becomes final. In order to be effective, appeals must be in writing to the City Clerk and must be
accompanied by an appeal fee of $784.00, which includes noticing costs.
Page 4 City of Burlingame Printed on 12/7/2023
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM Council Chambers/OnlineMonday, November 27, 2023
1. CALL TO ORDER - 7:00 p.m. - Council Chambers/Online
The meeting was called to order at 7:00 p.m. Staff in attendance: Community Development Director
Kevin Gardiner, Planning Manager Ruben Hurin, and Assistant City Attorney Scott Spansail.
2. ROLL CALL
Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and TsePresent7 -
3. REQUEST FOR AB 2449 REMOTE PARTICIPATION
AB 2449 – There were no requests.
4. APPROVAL OF MINUTES
a.Draft November 13, 2023 Planning Commission Meeting Minutes
Draft November 13, 2023 Planning Commission Meeting MinutesAttachments:
Commissioner Comaroto noted that she was not present at the November 13, 2023 meeting and
therefore will be recused.
Commissioner Horan made a motion, seconded by Commissioner Schmid, to approve the
meeting minutes. The motion carried by the following vote:
Aye:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 -
Recused:Comaroto1 -
5. APPROVAL OF AGENDA
There were no changes to the agenda.
6. PUBLIC COMMENTS, NON-AGENDA
There were no Public Comments.
7. STUDY ITEMS
There were no Study Items.
8. CONSENT CALENDAR
There were no Consent Calendar Items.
Page 1City of Burlingame
November 27, 2023Planning Commission Meeting Minutes
9. REGULAR ACTION ITEMS
a.1 Adrian Court, zoned RRMU - Application for Master Sign Program and Sign
Variance for new exterior wall signs on a mixed -use building. This project is
Categorically Exempt from review pursuant to the California Environmental Quality Act
(CEQA), per Section 15311(a) of the CEQA Guidelines. (CP VII Adrian LLC, applicant
and property owner; The Design Factor, designer) (24 noticed) Staff Contact: Ruben
Hurin
1 Adrian Ct - Staff Report
1 Adrian Ct - Attachments
1 Adrian Ct - Plans
Attachments:
All Commissioners have visited the project site. Planning Manager Hurin provided an overview of the
staff report.
Chair Pfaff opened the public hearing.
Lisa Phyfe and Gary Underwood represented the applicant and answered questions regarding the
application.
Public Comments:
>There were no public comments.
Chair Pfaff closed the public hearing.
Commission Discussion/Direction:
>It looks fine, and the scale is proportionate to the building especially when you look at the elevations
as a whole; they are big elevations. The large signage does not scare me at all. The one tower element
with the two signs being the same size will work well. I don’t have any objections to this proposal.
>I can see moving forward with this project.
>I appreciate the use of a very attractive looking font.
Commissioner Schmid made a motion, seconded by Commissioner Comaroto, to approve the
application. The motion carried by the following vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
b.Recommendation of Adoption of the 2023-2031 Housing Element, and Addendum to
The Burlingame General Plan Environmental Impact Report (EIR) (notice published in
newspaper). Staff Contact: Kevin Gardiner
Page 2City of Burlingame
November 27, 2023Planning Commission Meeting Minutes
Staff Report
2023-2031 Housing Element - Draft for Adoption
2023-2031 Housing Element - Tracked Changes Version
Appendix A - RHNA 5 Programs
Appendix B - Outreach
Appendix C - AFFH
Appendix D - Sites Inventory
Resolution
EIR Addendum
Attachments:
Community Development Director Gardiner provided an overview of the staff report.
Chair Pfaff opened the public hearing.
Public Comments:
>There were no public comments.
Chair Pfaff closed the public hearing.
Commission Discussion/Direction:
>What are the vacancy rates of the projects that have been finished? Do we have numbers to show if
we are filling these because we have an influx of people leaving the State. (Gardiner: We talked to
Housekeys, they manage the affordable units and get information on the general lease of the new
projects. Each of the new projects has affordable units within them. They do tend to lease up. They do
take longer than they used to but ultimately, people do take these new units. The affordable units can be
a little trickier particularly in the moderate -income category. That is something the Housing Element
looks into by focusing on some of the other income categories which are a little more of what people
would expect of affordable housing. Because the median income is so high, that moderate -income
category means rents are pretty much at market level. The market -rate units tend to fill up; the deed
restricted moderate ones are a little harder.)
> Does RHNA provide any guidance on the mix between rental and for -sale units? (Gardiner: It does
not. Most of what we see are rental apartments. That is largely the function of the scale of the
development. The projects that go forward into construction tend to be the larger rental projects. There is
a lot of interest in having condominiums as entry -level ownership type, those are riskier in terms of
investment. We talk to developers all the time regarding getting condominiums and townhouses. They
are financed and sold differently. There is also a higher risk and liability. We do get about 17% of them.
RHNA is agnostic in terms of whether they are rental or for-sale units, but it is really the price point.)
>Are we concerned that the site inventory buffer is very low at only 11%? (Gardiner: The way we’ve
done our site analyses is we ’ve taken the proportions of the RHNA allocations that were given to us and
then applied those proportionately to every site. It is how the math turned out. Some of the buffers are
very low at 11%; 30% is a little healthier for the low and above moderate is way above what it should
be.)
>What if we are missing the target? (Gardiner: It will take more work. We know particularly with the
very low-income category it will take more concerted effort to make sure those projects move forward.)
>I think some of it is out of our control. The economics show that they don ’t have the financial
capabilities to do these projects. We are just going to wait, right? (Gardiner: Yes. Particularly the
very-low income units, in most instances, they are going to require some kind of subsidy. There was a
flyer that was handed over to you, which we ’ll discuss at the end of this meeting, is one project where
the city did subsidize. That project would not have penciled out if the city had not provided the land at
more or less no charge. There is another project at the corner of California and Murchison Drive that has
a complicated stack of financing, including subsidies from both the city and the county. That is
Page 3City of Burlingame
November 27, 2023Planning Commission Meeting Minutes
something that the very low -income category in particular will need. There is one market rate
development under construction right now that does have very low -income units. That is a whole new
discussion, which is very interesting, the way state density bonus law works; you get a bigger bonus for
the lower income and developers will do the math and see what the magic combination would be. Do
they provide more very low -income units for a bigger bonus or do they go with low income and moderate
income for less of a bonus. They will look at different scenarios. But for those categories, regardless, it
takes a lot more creativity and ingenuity to be able to get the number of units and financing to pencil
out.)
>There was some mention about schools and impact of schools in this report. Can you talk a little bit
more about what that looks like in the city and how do we move through that? (Gardiner: Yes. We’ve
been meeting with the schools regularly and sending them our monthly report. The Burlingame School
District has seen a decline in enrollment in the last few years. The additional housing units will help
backstop that decline. It is different than it had been just a few years ago where schools were full. I don ’t
want to speak for the school district, but right now they are plugging in these numbers and are seeing
that it will allow schools to stay open or keep enrollment up.)
>Do we know why that is? Is there a mention of what ’s happened? (Gardiner: Most of the theories,
and this is not unique to Burlingame, the cost of housing has become so expensive it is harder for
families with children to live or stay in the city. Hopefully, some of these units will be suitable for families
and that would allow children to still stay in the district. That is what we usually hear from the school
district.)
>Would it be more reasonable to think that it was because of COVID that parents brought their kids
out of school due to the pandemic and now they are slowly bringing them back? I think they are coming
back in full force. The executive summary says that in past years enrollment has outpaced the capacity
of schools. We are going from 29,000 population in 2017 to a projected 42,500 in 2040. We are talking
about a 13,000 population increase which is going to come with 4,000 to 5,000 kids. (Gardiner: The
42,000 projected population is related to the buffer. We’ll discuss it when we get to the environmental
part of the presentation. There is an oddity on why the number is there and whether that is really
expected or not. The enrollment declines started prior to COVID. COVID certainly accelerated things .
We saw school children being transferred to private schools and maybe they have decided that ’s where
they like it or maybe they are coming back, but the declines started prior to the pandemic.)
>It seems that the conclusion is that they are going to pass the buck. These will all be taken care of
by school impact fees and we are going to support the Burlingame School District in their plight to figure
this out. It feels like putting the carts before the horse; we are going to build all these units prior to this
taking place. As was stated in the summary, there are no new places or new projections to build new
schools. It seems like there is a missing link here. How is this social environmental impact going to be
handled? (Gardiner: It is a little odd with schools, we are bound by state regulations. Payment of the
school impact fees is full mitigation in terms of environmental impacts. That is the rule we work under .
School impact fees are given to the schools. They can provide more classrooms as they need it, at least
that is the thinking behind the impact fees. The schools look into their impact fees on a regular basis to
make sure they are where they should be. These are the basis which we are obliged to follow under the
California Environmental Quality Act.)
>It is unfortunate because we don ’t control those fees; they are controlled by the state and school
districts. We just hope that they make the right decisions with these fees and plan accordingly .
(Gardiner: That is why we talk to schools a lot, so we have an open dialogue. The situation changes
over the years. The conversations we had with them ten years ago were different from what we are
having now. We just make sure that we are on the same page, sharing the same information and they
are looking at all the projects that are coming through the pipeline and planning accordingly.)
>Are the school impact fees going to stay consistent to what they are now or are they going to be up
or down in this Housing Element compared to today? (Gardiner: At some point they will probably go up .
School districts set the fees rather than the city, we don ’t really control it. I would expect during the eight
years of this Housing Element the fees will go up.)
>Does the school decide if a multi -unit building gets assessed more impact fees than residential
homes? Or is it the same percentage or dollar amount per square foot? (Gardiner: I believe the fees are
assessed the same way; either residential or commercial. We could verify that.)
>Have we had any SB9 applications? (Gardiner: We have not, and the Housing Element does not
anticipate any. It is because we have not had any and the state, because there is no track record, is
Page 4City of Burlingame
November 27, 2023Planning Commission Meeting Minutes
suspicious of any community saying that they expect to have a bunch of SB 9 applications. They have
not taken off the way people thought they would. We do discuss it in the Housing Element that there is
no expectation of any SB9 projects over the eight years.)
>Have we started to look at the sale of ADUs as separate properties, given that the governor has
approved it? (Gardiner: That is a discussion for both the Planning Commission and the City Council. It is
something the cities can do if they want. I honestly don ’t know if this is something people would want. It
is a conversation we need to have. There is no obligation to do that. There will be pros and cons and it
can be a discussion that we can have with the Planning Commission and City Council as part of the
implementation. There is a lot in that implementation set of tables so we will continue working on the
Housing Element hopefully next year. There are a lot of things to be done in the first year after adoption .
Towards the course of eight years, there are other things, and they have timelines associated with them .
Something like that is an implementation action that we want to talk to both the Planning Commission
and the City Council.)
>There is a correction needed on the Site Inventory slide, the buffer should be 164% instead of 181%.
(Gardiner: Thank you. These numbers have changed so many times. We will make sure that we get that
right in the next draft.)
>How do we get more purchase options? We talk about giving away land for the very low income, but
they are largely apartments. How do we, as a community, encourage more wealth -building through
ownership? In my opinion, most of us have benefited from wealth -building in our homes. How do we
remove barriers that are there? Because those barriers, such as condominiums, litigations and others,
have taken those things out of the market or businesses just don ’t want to do them anymore. Yet, it is a
great vehicle from a housing perspective more so than the apartments. (Gardiner: That is tricky because
it is not something a city can necessarily control. It could incentivize serious development standards. For
example, there is an implementation that says there could be a bonus if townhouses were provided as
part of the development. This is something we saw on the Summerhill project on Rollins Road. People
liked how it turned out in terms of both ownership and rental. Those are things that a city can try to put in
some leverage. In terms of the litigation, that is harder. It goes with the territory, the same goes with the
financing. The developers who we talk to state that condominiums are a high -risk development. The only
higher risk is hotels. Apartments are financed differently and probably less risky. There are several
policies and programs that do try to promote homeownership. Through financing, the city could support
homeownership with down payment assistance and things like that. This has been discussed in the past
and that is something the housing funds can be used for. It is true that you get to have a foot hold into
building that equity and it is harder if the opportunities are not there.)
>Have you heard or seen anything about apartment buildings being built and after ten years were
converted into condominium complexes? (Gardiner: It depends on the project. Some of the rentals do
have condominium maps associated with them and that provides the ability to be an interest. That does
happen after ten years, the litigation period ends, and it provides the developer an opportunity to know
and fix the defects after ten years, then it is a viable condominium. Not all of them do that though. Some
of the developers that are here in town are in the business of owning and maintaining rental apartments .
They do not do the condominium maps. We do ask them if they want to do condominium maps but some
of them say no this is just rentals and that is what they do.)
>When we worked on the Downtown Specific Plan, about fifteen years ago, we looked at housing .
They were done in a few areas scattered all over; 20 to 30-unit apartments, one story, they are small
and have a common wall with a common driveway and a little garden. They are great. At that time there
were talks to have some of those for sale at decent prices. Has it been looked at? These are not
condominiums but small houses. (Comaroto: If it is one parcel, then they are considered condominiums .)
(Gardiner: It is something that can be looked at. Currently, there are condominium restrictions on
buildings with 20 units or more. There is also another form of ownership called tenancy in common,
where there is common ownership, and everybody buys a share. We do see a few of the smaller what
had been apartment buildings here in Burlingame that were sold as tenancy in common. It is possible on
a smaller scale. When we talk to developers on how we get these smaller scale developments,
particularly townhouses which as an ownership type seem like a good option because it is less
expensive than a single -family house. Under the current land prices, they are not quite feasible. That is
why we looked into something that we can make a bonus where they take part of the site and do that
and make it up financial with over development on another part of the site. Of course, things can
change. There are some housing developments around the bay area that have been looking at reducing
Page 5City of Burlingame
November 27, 2023Planning Commission Meeting Minutes
their density just given what is going on with financing and the market. As far as the inputs we get from
developers, the land prices are too much to develop townhouses.)
>Have you heard from other municipalities that have not been able to get this done and what type of
process they are going through? (Gardiner: It is unique to each one. We do have a 21 Elements group,
that consists of all the 21 jurisdictions in San Mateo County, that meet every moth. All we have talked
about the past two years is Housing Element certification and everybody has a different story to tell .
Some of the challenges here in Burlingame are building the case for having previously developed sites
and convincing them that they are feasible for development. Hillsborough is completely different
because they don ’t have a commercial district. It can be a challenge for them to make up their numbers
with business as usual prior. For other cities, most of the scrutiny comes down to the site inventories
and whether the other reviewer believes that these are bona fide housing potential sites.)
>Correct the Table of Contents and typos to show the current changes made.
>Since the draft was available to the public in September, have there been any public comments?
(Gardiner: There haven’t been in the later drafts. We did get several public comments on the first drafts
and those were dealt with in the second revision. For each subsequent draft, we put out notification on
the e-newsletter and we also have this master list of anybody who have been involved in anything
housing related in Burlingame. Over time, the comments started to trickle off and those that did come in
were addressed in the previous revisions.)
>Please correct the following errors: the addendum to the EIR has County of Alameda all through the
document, spelling errors on page 72 about 2/3 down, and page HE-133 referring to 1214 Donnelly
Avenue. (Gardiner: We can go back and catch the various typos.)
Commissioner Schmid made a motion, seconded by Commissioner Tse, to recommend that the
City Council adopt the 2023-2031 Burlingame Housing Element and Addendum to the
Burlingame General Plan Environmental Impact Report. The motion carried by the following
vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
10. DESIGN REVIEW STUDY ITEMS
There were no Design Review Study Items.
11. COMMISSIONER’S REPORTS
Chair Pfaff noted that she attended the November 20, 2023 City Council meeting regarding the
discussion on potential updates to the Trees and Vegetation Ordinance.
12. DIRECTOR REPORTS
Community Development Director Gardiner noted that at the November 20, 2023 City Council meeting,
there was a discussion regarding the flavored tobacco regulations, particularly whether to allow the use
of hookah and shisha. The City Council provided direction to allow hookah and shisha in establishments
under the parameters of state law, with the added stipulation that where ever hookah is made available,
steam stone (which does not involve nicotine) must also be available on the menu. The Council also
had a discussion regarding potential changes to the regulations in the Tree and Vegetation Ordinance .
Director Gardiner announced that there will be a grand opening event for the Village at Burlingame on
Monday, December 11, 2023 at 11 am.
13. FUTURE AGENDA ITEMS
Chair Pfaff suggested that landscaping regulations for multi -unit residential development be discussed in
the future.
14. ADJOURNMENT
The meeting was adjourned at 8:30 p.m.
Page 6City of Burlingame
November 27, 2023Planning Commission Meeting Minutes
Page 7City of Burlingame
CITY OF BURLINGAME
Community Development Department
M E M O R A N D U M
DATE: December 4, 2023 Item No. 8a
TO: Planning Commission Meeting Date: December 11, 2023
FROM: Ruben Hurin, Planning Manager
SUBJECT: ADOPTION OF 2024 PLANNING COMMISSION MEETING SCHEDULE
Planning Commission Action:
The Planning Commission should review and adopt the proposed schedule of Planning
Commission meetings for 2024. The Commission's adopted Rules of Procedure require that before
the beginning of each calendar year, the Commission shall adopt an annual calendar of meetings
for the coming year.
Background:
The attached calendar shows the proposed schedule of Planning Commission meetings for 2024.
Please note that three meetings will fall on a Tuesday, that being on May 28th (after the Memorial
Day holiday), October 15th (after the Indigenous Peoples’ Day holiday), and November 12th (after
the Veterans Day holiday). Also, please note that Thanksgiving Day falls on Thursday, November
28th, with a Planning Commission meeting scheduled on Monday, November 25th.
In years past, it has been customary for the Planning Commission to cancel its second meeting in
December (December 23rd). In addition, in order to provide flexibility for summer schedules, the
second meeting in July (July 22nd) has also been canceled. These cancellations are reflected in
the attached calendar.
The City Council will be adopting its calendar for 2024 at their meeting on December 18, 2023; a
draft is attached for your review. The joint City Council/Planning Commission meeting has been
scheduled for Saturday, April 13th at 9:00 a.m. (location yet to be determined). The
Commissioner's Dinner has been tentatively scheduled for Friday, September 13th (location to be
determined).
Ruben Hurin
Planning Manager
Attachments:
Proposed 2024 Planning Commission Schedule
Draft 2024 City Council Calendar
City of Burlingame Community Development Department 501 Primrose Road P (650) 558-7250 www.burlingame.org
CITY OF BURLINGAME
2024 PLANNING COMMISSION SCHEDULE
REGULAR
MEETINGS
JOINT MEETINGS
AND OTHER DATES
January 8
January 22
February 12
February 26
March 11
March 25
April 8 Joint City Council/Planning Commission Meeting
Saturday, April 13, 2024 – 9:00 a.m.
April 22
May 13
May 28 (Tuesday) May 27, 2024 is Memorial Day
June 10
June 24
July 8 Second meeting in July is canceled.
August 12
August 26
September 9 Commissioner's Dinner
Friday, September 13, 2024 (tentative)
September 23
October 15 (Tuesday) October 14, 2024 is Indigenous Peoples’ Day
October 28
November 12 (Tuesday) November 11, 2024 is Veterans Day
November 25
December 9 Second meeting in December is canceled.
January 13, 2025
City of Burlingame Community Development Department 501 Primrose Road P (650) 558-7250 www.burlingame.org
Planning Commission Submittal Requirements
1. Completed applications with signatures and properly dimensioned plans may be submitted at any time.
Please refer to submittal checklist for details which must be included on plans.
2. Within thirty (30) days of the date an application is submitted, the assigned Planner will contact the
applicant and provide planning comments on the submitted plans as well as preliminary comments from
other departments. Any required revisions to the plans will be noted in the comments. The applicant
will be requested to submit ten sets of revised and complete plans to the Planning Division .
3. Those comments on plans from Planning, Building, Fire, Parks, Engineering and Stormwater Division
staff appropriate to planning review must also be addressed in the resubmittal to the Planning Division in
order to finalize a submittal. Planning staff assigned to the project will assist in determining what is
needed. A project cannot move to the waiting list to be put on an agenda until it is determined to be
complete by the planner assigned.
4. When a submittal is deemed complete by the Planning Division, the project will be placed on a waiting
list for the next available Planning Commission agenda for study. In order to be placed on the
waiting list for the agenda, complete submittals must be received by the Planning Division no later
than 12:00 p.m. on Wednesday, 12 days before the next scheduled Planning Commission
meeting. Since the number of slots on the agenda is limited, complete applications will be placed on
that agenda based on the order in which they are received and determined to be complete. Any
complete submittals remaining when an agenda is full will be assigned to the next agenda on which
there is space.
5. If the Planning Commission requests changes to the plans at the study meeting, plans must be
submitted to the Planning Department by 12:00 p.m. on Wednesday, 12 days before the next
scheduled Planning Commission meeting, in order to be placed on the agenda for the following
meeting. If the revised plans are not submitted by that time, the item will be scheduled for the next
agenda on which there is space based on when the revised plans are submitted.
6. Some minor homeowner requests (excluding fence exceptions or design review) may be scheduled for
an Action hearing date without first going to a study meeting. Check with staff to see if this applies.
7. For items not subject to public hearing to be placed on the Commissions "FYI" calendar (minor revisions
to previously approved applications as determined by staff), plans must be submitted to the Planning
Division by 5:00 p.m. on Friday, 10 days before the next scheduled Planning Commission meeting.
8. Planning Commission reserves the right to postpone the action on any item upon concluding additional
information is required to make a decision.
9. Action on a project is not final until 10 days after the Planning Commission’s action. This is called the
appeal period. Anyone may appeal a project. If appealed, City Council will set the project for their next
available meeting. Action on a project is only final after the end of the appeal period or, if the project is
appealed, the City Council vote.
10. Separate application must be made to the Building Department prior to issuance of a Building Permit.
Planning Commission approval does not constitute issuance of a Building Permit.
2024 BURLINGAME CITY COUNCIL CALENDAR
City Council meetings are held on the first and third Monday of each month. When Monday is a holiday, the meeting is usually held
on Tuesday or Wednesday. Study meetings are held as scheduled. Meetings begin at 7:00 p.m. Meetings are live online on the City’s
website at www.burlingame.org. For more information, please view the City’s website or call the City Clerk at 650-558-7203.
REGULAR MEETINGS
Tuesday, January 2 (canceled)
Tuesday, January 16
Monday, February 6
Tuesday, February 20
Monday, March 4
Monday, March 18
Monday, April 1
Monday, April 15
Monday, May 6
Monday, May 20
Monday, June 3
Monday, June 17
Monday, July 1
Monday, July 15 (canceled)
Monday, August 5 (canceled)
Monday, August 19
Tuesday, September 3
Monday, September 16
Monday, October 7
Monday, October 21
Monday, November 4
Monday, November 18
Monday, December 2
Monday, December 16
STUDY MEETINGS AND OTHER DATES
Saturday, January 27 2023/24 Goals Session, 9:00 a.m.
Wednesday, March 13
Saturday, April 13
Wednesday, May 8
Wednesday, May 15
Friday, September 13
Wednesday, December 4
2023-24 Mid-Year Budget Session 6:30 p.m.
Joint Council and Planning Commission
Meeting 9:00 a.m.
City Attorney’s Annual Performance Evaluation, 6:00 p.m.
2024-25 Budget Study Session, 6:30 p.m.
Commissioners’ Dinner (tentative)
City Manager’s Annual Performance Evaluation, 6:00 p.m.
12/4/2023 2:48 PM
City of Burlingame
Design Review, Special Permit, and Hillside Area Construction Permit
Address: 1522 La Mesa Drive Meeting Date: December 11, 2023
Request: Application for Design Review, Special Permit for plate height, and Hillside Area Construction Permit
for a first and second story addition to an existing single-unit dwelling and an expansion of the
attached garage (considered to be substantial construction).
Applicant and Designer: Jeff Guinta, Innovative Concepts APN: 027-022-380
Property Owner: Steve Seyedin Lot Area: 21,038 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: The subject property is an interior lot with an existing two and one-half story, single-unit
dwelling and attached garage. The lot has a 28% slope and is located several feet below street level. The
applicant is proposing to improve the lower floor, replace the existing attached one-car garage with a new two-
car attached garage, and additions to the first and second floors of the house. With this application, the floor
area would increase from 3,288 SF (0.15 FAR) to 5,400 SF (0.25 FAR) where 7,832 SF (0.37 FAR) is the
maximum allowed (includes covered porch and ADU exemptions).
The subject property is located within the Hillside Overlay Zone. Code Section 25.20.040 states that hillside
development shall be designed to preserve existing distant views. View preservation shall be limited to
obstruction of distant views to San Francisco Bay, the San Francisco Airport, and Mills Canyon from primary
indoor living areas (living rooms and family rooms) (Code Section 25.20.040(B)).
The applicant is also requesting a Special Permit for the first story plate height for a portion at the front of the
house (16’-8” first story plate height proposed where 9’-0” is the maximum allowed on the first floor).
The existing house contains four bedrooms and with this project, the number of bedrooms would increase to six
(office on first floor qualifies as a bedroom for parking purposes). Three parking spaces, two of which must be
covered, are required on-site. The existing attached one-car garage would be demolished and replaced with a
new attached two-car garage in the same location. The new attached garage would be 22’-5” wide x 19’-0” deep
(clear interior dimensions) where 20’-0” wide x 18’-0” deep is the minimum required. One uncovered parking
space (9’ x 18’) is provided in the driveway. In addition, one uncovered space is required for the proposed
detached ADU and is provided in the driveway. All other Zoning Code requirements have been met.
The site contains 10 landscape trees ranging from 6 to 48 inches in diameter and several fruit trees. With this
application, one 10-inch diameter maple tree (non-protected size) would be removed. The proposed Planting
Plan on sheet L.2 shows three new 24-inch box landscape trees to be planted on-site. The Parks Division
determined that six landscape trees are required on-site. With the existing trees to remain and proposed new
trees to be planted, the project complies with the tree reforestation ordinance requirements.
Accessory Dwelling Unit (ADU)
This project includes a new 800 SF detached accessory dwelling unit. Review of the ADU application is
administrative and not reviewed by the Planning Commission. Staff has determined the ADU complies with the
ADU regulations. Staff would note that the required front setback in the R-1 zone 21’-6” (which is the block
average) and that the proposed ADU may encroach into the required front setback area under recently passed
AB 2221. AB 2221 states that ADUs are exempt from front setback requirements for ADUs 800 SF or less.
Because the proposed ADU is 800 SF, the ADU qualifies for this encroachment into the average front setback
utilizing AB 2221.
The applicant is requesting the following applications:
Design Review for a first and second story addition to an existing single-unit dwelling (considered to be
substantial construction) and expansion of the attached garage (C.S. 25.68.020(C)(1)(b) and (c));
Item No. 9a
Design Review Study Item
Design Review, Special Permit and Hillside Area Construction Permit 1522 La Mesa Drive
2
Special Permit for first story plate height for portion at front of house (16’-8” first story plate height
proposed where 9’-0” is allowed on the first floor) (C.S. 25.10.030 and 25.78.020(A)(6)); and
Hillside Area Construction Permit for a first and second story addition to an existing single-unit dwelling
(C.S. 25.70.020(A)).
1522 La Mesa Drive
Lot Area: 21,038 SF Plans date stamped: November 28, 2023
EXISTING PROPOSED ALLOWED/REQUIRED
SETBACKS
Front
(1st flr):
(2nd flr):
(attached garage):
24’-8”
29’-2”
39’-11”
25’-6”
29’-2”
40’-4”
21’-6” (block average)
20’-0”
20’-0” when 2 single doors
are proposed
Side (left):
(right):
38’-0”
40'-6"
No change
26’-7”
7'-0"
7'-0"
Rear (1st flr):
(2nd flr):
(3rd flr):
106’-0”
102’-2”
N/A
95’-2”
79’-2”
95’-5”
15’-0”
20’-0”
20'-0"
Lot Coverage: 1,284 SF
6.1%
2,880 SF
13.6%
8,415 SF
40%
FAR: 3,288 SF
0.15 FAR
5,400 SF
0.25 FAR
7,832 SF1
0.37 FAR
# of bedrooms: 4 6 ---
Off-Street Parking: 1 covered
(9’-6” x 20’)
1 uncovered
(9’ x 18’)
2 covered
(22'-5” W x 19'-0” D)
2 uncovered
(18' x 18')
2 covered
(20' W x 18' D)
1 uncovered
(9' x 18')
1 (0.32 x 21,038 SF) + 1,100 SF = 7,832 SF (0.37 FAR)
Design Review, Special Permit and Hillside Area Construction Permit 1522 La Mesa Drive
3
EXISTING PROPOSED ALLOWED/REQUIRED
Building Height: 16’-11” 19’-8”
20'-0"
(on lots with downward
slope > 20%)
Plate Height
(lower flr @ rear):
(1st flr):
(2nd flr):
7’-0”
8’-0”
8’-0”
No change
16’-8” front 2 / 8’-0”
8’-0”
9’-0”
9’-0”
8’-0”
DH Envelope: complies complies (C.S. 25.10.055(A)(1))
2 Special Permit for first story plate height.
Summary of Proposed Exterior Materials:
• Windows: casement metal clad wood windows
• Doors: wood front door; wood garage doors
• Siding: stucco; front element with hardie siding
• Roof: composition shingles
• Other: wood columns; stainless cable deck railings
Staff Comments: None.
Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the
City Council on December 6, 2021 are outlined as follows:
1. Consistency with any applicable design guidelines;
2. Compatibility of the architectural style with that of the existing character of the neighborhood;
3. Respect for the parking and garage patterns in the neighborhood;
4. Architectural style and consistency and mass and bulk of structures, including accessory structures;
5. Interface of the proposed structure with the structures on adjacent properties;
6. Landscaping and its proportion to mass and bulk of structural components; and
7. In the case of an addition, compatibility with the architectural style and character of the existing
structure as remodeled.
Required Findings for Design Review: Any decision to approve a Major Design Review application shall be
supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination,
the following findings shall be made:
1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title
25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the
standards established in the Design Review Criteria above, as applicable.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other
circumstances to accommodate the proposed development; and
3. The project is designed and arranged to provide adequate consideration to ensure the public health,
Design Review, Special Permit and Hillside Area Construction Permit 1522 La Mesa Drive
4
safety, and general welfare, and to prevent adverse effects on neighboring property.
Required Findings for a Special Permit: Any decision to approve a Special Permit application in the R-1
zoning district pursuant to Chapter 25.78 shall be supported by written findings. In making such determination,
the following findings shall be made:
1. The blend of mass, scale, and dominant structural characteristics of the new construction or addition are
consistent with the existing structure’s design and with the well-defined character of the street and
neighborhood;
2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or
addition are consistent with the existing structure, street, and neighborhood;
3. The proposed project is consistent with the residential design guidelines adopted by the City; and
4. Removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the City’s reforestation requirements, and that the mitigation for the removal that is
proposed is consistent with established City policies and practices.
Required Findings for Hillside Area Construction Permit: Any decision to approve a Hillside Area
Construction Permit application pursuant to Code Section 25.20.040 and Chapter 25.70 shall be supported by
written findings. In making such determination, the following findings shall be made:
1. The project is consistent with the purpose of the Hillside Overlay Zone.
2. The project complies with the development standards found in Section 25.20.040.B through I.
3. The placement of the proposed construction does not have a substantial impact on adjacent
properties or on the character of the immediate neighborhood.
Catherine Keylon
Senior Planner
c. Jim Guinta, Innovative Concepts, applicant and designer
Attachments:
Project Application
Special Permit Application – First Floor Plate Height
Hillside Area Construction Permit Application
Notice of Public Hearing – Mailed December 1, 2023
Area Map
City of Burlingame Community Development Department 501 Primrose Road (650) 558-7250 planningdept@burlingame.org
Authorization to Reproduce Project Plans:
I hereby grant the City of Burlingame the authority to post
plans submitted with this application on the City’s website
as part of the Planning approval process and waive any
claims against the City arising out of or related to such
action.
_________ (Initials of Architect/Designer)
Project Application - Planning Division
Type of Application: Accessory Dwelling Unit Conditional Use/Minor Use Permit
Design Review Hillside Area Construction Permit Minor Modification
Special Permit Variance Other
Project Address: Assessor’s Parcel #: Zoning:
Project Description:
Applicant Property Owner
Name: Name:
Address: Address:
Phone: Phone:
E-mail: E-mail:
Architect/Designer
Name:
Address:
Phone:
E-mail:
Burlingame Business License #: * Architect/Designer must have a valid Burlingame Business License.
Applicant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my
knowledge and belief.
Applicant’s signature: Date:
Property Owner: I am aware of the proposed application and hereby authorize the above applicant to submit this
application to the Planning Division.
Property owner’s signature: Date:
Date Application Received (staff only): RECEIVED
CITY OF BURLINGAME
CDD-PLANNING DIVISION
07.21.23
City of Burlingame Community Development Department 501 Primrose Road P (650) 558-7250 www.burlingame.org
City of Burlingame
Hillside Area Construction Permit Application
The Director or Planning Commission (if appealed) is required by law to make findings as defined by the City’s
Ordinance (Code Section 25.70.030). Your answers to the following questions can assist the Director in making the
decision as to whether the findings can be made for your request.
A. Explain how the proposed project is consistent with the purpose of the Hillside Overlay Zone,
include the following:
1. Protect public health and safety by minimizing hazards, including soil erosion and fire danger
associated with development on hillsides;
2. Preserve and enhance the City’s scenic character, including its natural hillsides and views of
San Francisco Bay;
3. Respect natural features in the design and construction of hillside development; and
4. Design hillside development to be sensitive to existing terrain, distant views, and significant
natural landforms and features.
City of Burlingame Community Development Department 501 Primrose Road P (650) 558-7250 www.burlingame.org
City of Burlingame
Special Permit Application (R-1 and R-2)
The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Chapter 25.78).
Your answers to the following questions can assist the Planning Commission in making the decision as to whether
the findings can be made for your request. Refer to the end of this form for assistance with these questions.
1. Explain why the blend of mass, scale and dominant structural characteristics of the new
construction or addition are consistent with the existing structure’s design and with the existing
street and neighborhood.
2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the
proposed new structure or addition are consistent with the existing structure, street and
neighborhood.
3. How will the proposed project be consistent with the residential design guidelines adopted by
the City?
4. Explain how the removal of any trees located within the footprint of any new structure or
addition is necessary and is consistent with the City’s reforestation requirements. What
mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate.
1522 La Mesa Drive
300’ noticing
APN: 027-022-380
E-Mail: inncpt@sbcglobal.netPhone: (408) 985-1078 Fax: (408) 985-13433550 Stevens Creek Blvd. Suite 225San Jose, CA 95117ByRevisions01p e r s p e c t i v eAn Addition for:The Seyedin Residence1522 La Mesa Dr.Burlingame, CA. 94010THIS PROJECT IS REQUIRED TO COMPLY WITH THE CITY OFBURLINGAME REACH CODE.p e r s p e c t i v e "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 weekdaysand non-City Holidays between 8:00 a.m. and 5:00 p.m.THE SCOPE OF INTERIOR RENOVATION & ADDITION IN THE MAINHOUSE TRIGGERS RETROACTIVE INSTALLATION OF FIRE SPRINKLERSIN THE MAIN HOUSE. SINCE THE MAIN HOUSE IS REQUIRED TO BE FIRESPRINKLERED, THE DETACHED ADU IS REQUIRED TO BE FIRESPRINKLERED.THIS PROJECT IS REQUIRED TO COMPLY WITH THE CITY OFBURLINGAME REACH CODE.
Construction Best Management Practices (BMPs)Construction projects are required to implement the stormwater best management practices (BMP) on this page, as they apply to your project, all year long.Non-Hazardous MaterialsBerm and cover stockpiles of sand, dirt or other construction material with tarps when rain is forecast or if not actively being used within 14 days.Use (but don’t overuse) reclaimed water for dust control. Hazardous MaterialsLabel all hazardous materials and hazardous wastes (such as pesticides, paints, thinners, solvents, fuel, oil, and antifreeze) in accordance with city, county, state and federal regulations.Store hazardous materials and wastes in water tight containers, store in appropriate secondary containment, and cover them at the end of every work day or during wet weather or when rain is forecast.Follow manufacturer’s application instructions for hazardous materials and be careful not to use more than necessary. Do not apply chemicals outdoors when rain is forecast within 24 hours.Arrange for appropriate disposal of all hazardous wastes. Waste ManagementCover waste disposal containers securely with tarps at the end of every work day and during wet weather. Check waste disposal containers frequently for leaks and to make sure they are not overfi lled. Never hose down a dumpster on the construction site. Clean or replace portable toilets, and inspect them frequently for leaks and spills. Dispose of all wastes and debris properly. Recycle materials and wastes that can be recycled (such as asphalt, concrete, aggregate base materials, wood, gyp board, pipe, etc.) Dispose of liquid residues from paints, thinners, solvents, glues, and cleaning fl uids as hazardous waste.Construction Entrances and PerimeterEstablish and maintain effective perimeter controls and stabilize all construction entrances and exits to suffi ciently control erosion and sediment discharges from site and tracking off site.Sweep or vacuum any street tracking immediately and secure sediment source to prevent further tracking. Never hose down streets to clean up tracking.Materials & Waste ManagementEquipment Management & Spill ControlMaintenance and ParkingDesignate an area, fi tted with appropriate BMPs, for vehicle and equipment parking and storage.Perform major maintenance, repair jobs, and vehicle and equipment washing off site.If refueling or vehicle maintenance must be done onsite, work in a bermed area away from storm drains and over a drip pan or drop cloths big enough to collect fl uids. Recycle or dispose of fl uids as hazardous waste. If vehicle or equipment cleaning must be done onsite, clean with water only in a bermed area that will not allow rinse water to run into gutters, streets, storm drains, or surface waters.Do not clean vehicle or equipment onsite using soaps, solvents, degreasers, or steam cleaning equipment.Spill Prevention and Control Keep spill cleanup materials (e.g., rags, absorbents and cat litter) available at the construction site at all times. Inspect vehicles and equipment frequently for and repair leaks promptly. Use drip pans to catch leaks until repairs are made.Clean up spills or leaks immediately and dispose of cleanup materials properly. Do not hose down surfaces where fl uids have spilled. Use dry cleanup methods (absorbent materials, cat litter, and/or rags). Sweep up spilled dry materials immediately. Do not try to wash them away with water, or bury them. Clean up spills on dirt areas by digging up and properly disposing of contaminated soil.Report signifi cant spills immediately. You are required by law to report all signifi cant releases of hazardous materials, including oil. To report a spill: 1) Dial 911 or your local emergency response number, 2) Call the Governor’s Offi ce of Emergency Services Warning Center, (800) 852-7550 (24 hours). EarthmovingSchedule grading and excavation work during dry weather.Stabilize all denuded areas, install and maintain temporary erosion controls (such as erosion control fabric or bonded fi ber matrix) until vegetation is established.Remove existing vegetation only when absolutely necessary, and seed or plant vegetation for erosion control on slopes or where construction is not immediately planned. Prevent sediment from migrating offsite and protect storm drain inlets, gutters, ditches, and drainage courses by installing and maintaining appropriate BMPs, such as fi ber rolls, silt fences, sediment basins, gravel bags, berms, etc.Keep excavated soil on site and transfer it to dump trucks on site, not in the streets.Contaminated SoilsIf any of the following conditions are observed, test for contamination and contact the Regional Water Quality Control Board:Unusual soil conditions, discoloration, -or odor.Abandoned underground tanks. -Abandoned wells -Buried barrels, debris, or trash. -Discharges of groundwater or captured runoff from dewatering operations must be properly managed and disposed. When possible send dewatering discharge to landscaped area or sanitary sewer. If discharging to the sanitary sewer call your local wastewater treatment plant. Divert run-on water from offsite away from all disturbed areas. When dewatering, notify and obtain approval from the local municipality before discharging water to a street gutter or storm drain. Filtration or diversion through a basin, tank, or sediment trap may be required.In areas of known or suspected contamination, call your local agency to determine whether the ground water must be tested. Pumped groundwater may need to be collected and hauled off-site for treatment and proper disposal.DewateringAvoid paving and seal coating in wet weather or when rain is forecast, to prevent materials that have not cured from contacting stormwater runoff.Cover storm drain inlets and manholes when applying seal coat, tack coat, slurry seal, fog seal, etc.Collect and recycle or appropriately dispose of excess abrasive gravel or sand. Do NOT sweep or wash it into gutters.Do not use water to wash down fresh asphalt concrete pavement.Sawcutting & Asphalt/Concrete RemovalProtect nearby storm drain inlets when saw cutting. Use fi lter fabric, catch basin inlet fi lters, or gravel bags to keep slurry out of the storm drain system. Shovel, abosorb, or vacuum saw-cut slurry and dispose of all waste as soon as you are fi nished in one location or at the end of each work day (whichever is sooner!).If sawcut slurry enters a catch basin, clean it up immediately. Store concrete, grout, and mortar away from storm drains or waterways, and on pallets under cover to protect them from rain, runoff, and wind. Wash out concrete equipment/trucks offsite or in a designated washout area, where the water will fl ow into a temporary waste pit, and in a manner that will prevent leaching into the underlying soil or onto surrounding areas. Let concrete harden and dispose of as garbage.When washing exposed aggregate, prevent washwater from entering storm drains. Block any inlets and vacuum gutters, hose washwater onto dirt areas, or drain onto a bermed surface to be pumped and disposed of properly. Painting Cleanup and RemovalNever clean brushes or rinse paint containers into a street, gutter, storm drain, or stream.For water-based paints, paint out brushes to the extent possible, and rinse into a drain that goes to the sanitary sewer. Never pour paint down a storm drain.For oil-based paints, paint out brushes to the extent possible and clean with thinner or solvent in a proper container. Filter and reuse thinners and solvents. Dispose of excess liquids as hazardous waste.Paint chips and dust from non-hazardous dry stripping and sand blasting may be swept up or collected in plastic drop cloths and disposed of as trash.Chemical paint stripping residue and chips and dust from marine paints or paints containing lead, mercury, or tributyltin must be disposed of as hazardous waste. Lead based paint removal requires a state-certifi ed contractor.Painting & Paint RemovalConcrete, Grout & Mortar ApplicationProtect stockpiled landscaping materials from wind and rain by storing them under tarps all year-round.Stack bagged material on pallets and under cover. Discontinue application of any erodible landscape material within 2 days before a forecast rain event or during wet weather.LandscapingPaving/Asphalt WorkStorm drain polluters may be liable for fi nes of up to $10,000 per day!
NNR ENGINEERING SERVICES CO.XX" TREEWGGMFL FLOWLINETC TOP OF CURBEP EDGE OF PAVEMENTCONC CONCRETELIP LIP OF GUTTERGS GROUND SHOTAD AREA DRAINFF FINISH FLOORBSL BUILDING SETBACK LINE
N36°45'00"E 130.00'DRAINAGE AND UTILITY NOTES:E-Mail: inncpt@sbcglobal.netPhone: (408) 985-1078 Fax: (408) 985-13433550 Stevens Creek Blvd. Suite 225San Jose, CA 95117ByRevisionsA0
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1522LA MESA DRIVE153015361518LA MESA CT.15161506150445563834333516E-Mail: inncpt@sbcglobal.netPhone: (408) 985-1078 Fax: (408) 985-13433550 Stevens Creek Blvd. Suite 225San Jose, CA 95117ByRevisionsA0.3
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E-Mail: inncpt@sbcglobal.netPhone: (408) 985-1078 Fax: (408) 985-13433550 Stevens Creek Blvd. Suite 225San Jose, CA 95117ByRevisionsA13
E-Mail: inncpt@sbcglobal.netPhone: (408) 985-1078 Fax: (408) 985-13433550 Stevens Creek Blvd. Suite 225San Jose, CA 95117ByRevisionsA14
E-Mail: inncpt@sbcglobal.netPhone: (408) 985-1078 Fax: (408) 985-13433550 Stevens Creek Blvd. Suite 225San Jose, CA 95117ByRevisionsA15
E-Mail: inncpt@sbcglobal.netPhone: (408) 985-1078 Fax: (408) 985-13433550 Stevens Creek Blvd. Suite 225San Jose, CA 95117ByRevisionsA16
E-Mail: inncpt@sbcglobal.netPhone: (408) 985-1078 Fax: (408) 985-13433550 Stevens Creek Blvd. Suite 225San Jose, CA 95117ByRevisionsCG1CHAPTER 4RESIDENTIAL MANDATORY MEASURESDIVISION 4.1PLANNING AND DESIGNDIVISION 4.3WATER EFFICIENCY AND CONSERVATION4.406 ENHANCED DURABILITY AND REDUCED MAINTENANCE4.406.1 RODENT PROOFING. Annular spaces around pipes, electric cables, conduits or other openings insole/bottom plates at exterior walls shall be protected against the passage of rodents by closing suchopenings with cement mortar, concrete masonry or a similar method acceptable to the enforcing agency.4.408 CONSTRUCTION WASTE REDUCTION, DISPOSAL AND RECYCLING4.408.1 CONSTRUCTION WASTE MANAGEMENT. Recycle and/or salvage for reuse a minimum of 65percent of the non-hazardous construction and demolition waste in accordance with either Section4.408.2, 4.408.3 or 4.408.4, or meet a more stringent local construction and demolition waste management ordinance.Exceptions:1. Excavated soil and land-clearing debris.2. Alternate waste reduction methods developed by working with local agencies if diversion or recycle facilities capable of compliance with this item do not exist or are not located reasonably close to the jobsite.3. The enforcing agency may make exceptions to the requirements of this section when isolated jobsites are located in areas beyond the haul boundaries of the diversion facility.4.408.2 CONSTRUCTION WASTE MANAGEMENT PLAN. Submit a construction waste management planin conformance with Items 1 through 5. The construction waste management plan shall be updated asnecessary and shall be available during construction for examination by the enforcing agency.1. Identify the construction and demolition waste materials to be diverted from disposal by recycling, reuse on the project or salvage for future use or sale.2. Specify if construction and demolition waste materials will be sorted on-site (source separated) or bulk mixed (single stream).3. Identify diversion facilities where the construction and demolition waste material collected will be taken.4. Identify construction methods employed to reduce the amount of construction and demolition waste generated.5. Specify that the amount of construction and demolition waste materials diverted shall be calculated by weight or volume, but not by both.4.408.3 WASTE MANAGEMENT COMPANY. Utilize a waste management company, approved by theenforcing agency, which can provide verifiable documentation that the percentage of construction anddemolition waste material diverted from the landfill complies with Section 4.408.1.Note: The owner or contractor may make the determination if the construction and demolition wastematerials will be diverted by a waste management company.4.408.4 WASTE STREAM REDUCTION ALTERNATIVE [LR]. Projects that generate a total combinedweight of construction and demolition waste disposed of in landfills, which do not exceed 3.4 lbs./sq.ft. of the building area shall meet the minimum 65% construction waste reduction requirement inSection 4.408.14.408.4.1 WASTE STREAM REDUCTION ALTERNATIVE. Projects that generate a total combinedweight of construction and demolition waste disposed of in landfills, which do not exceed 2 poundsper square foot of the building area, shall meet the minimum 65% construction waste reduction requirement in Section 4.408.14.408.5 DOCUMENTATION. Documentation shall be provided to the enforcing agency which demonstratescompliance with Section 4.408.2, items 1 through 5, Section 4.408.3 or Section 4.408.4..Notes:1. Sample forms found in "A Guide to the California Green Building Standards Code (Residential)" located at www.hcd.ca.gov/CALGreen.html may be used to assist in documenting compliance with this section.2. Mixed construction and demolition debris (C & D) processors can be located at the California Department of Resources Recycling and Recovery (CalRecycle).4.410 BUILDING MAINTENANCE AND OPERATION4.410.1 OPERATION AND MAINTENANCE MANUAL. At the time of final inspection, a manual, compactdisc, web-based reference or other media acceptable to the enforcing agency which includes all of thefollowing shall be placed in the building:1. Directions to the owner or occupant that the manual shall remain with the building throughout the life cycle of the structure.2. Operation and maintenance instructions for the following:a. Equipment and appliances, including water-saving devices and systems, HVAC systems, photovoltaic systems, electric vehicle chargers, water-heating systems and other major appliances and equipment.b. Roof and yard drainage, including gutters and downspouts.c. Space conditioning systems, including condensers and air filters.d. Landscape irrigation systems.e. Water reuse systems.3. Information from local utility, water and waste recovery providers on methods to further reduce resource consumption, including recycle programs and locations.4. Public transportation and/or carpool options available in the area.5. Educational material on the positive impacts of an interior relative humidity between 30-60 percent and what methods an occupant may use to maintain the relative humidity level in that range.6. Information about water-conserving landscape and irrigation design and controllers which conserve water.7. Instructions for maintaining gutters and downspouts and the importance of diverting water at least 5 feet away from the foundation.8. Information on required routine maintenance measures, including, but not limited to, caulking, painting, grading around the building, etc.9. Information about state solar energy and incentive programs available.10. A copy of all special inspections verifications required by the enforcing agency or this code.11. Information from the Department of Forestry and Fire Protection on maintenance of defensiblespace around residential structures.12. Information and/or drawings identifying the location of grab bar reinforcements.4.410.2 RECYCLING BY OCCUPANTS. Where 5 or more multifamily dwelling units are constructed on abuilding site, provide readily accessible area(s) that serves all buildings on the site and are identified for thedepositing, storage and collection of non-hazardous materials for recycling, including (at a minimum) paper,corrugated cardboard, glass, plastics, organic waster, and metals, or meet a lawfully enacted local recyclingordinance, if more restrictive.Exception: Rural jurisdictions that meet and apply for the exemption in Public Resources Code Section42649.82 (a)(2)(A) et seq. are note required to comply with the organic waste portion ofthis section.DIVISION 4.4MATERIAL CONSERVATION AND RESOURCEEFFICIENCYDIVISION 4.5ENVIRONMENTAL QUALITY4.303INDOOR WATER USE4.303.1 WATER CONSERVING PLUMBING FIXTURES AND FITTINGS. Plumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall comply with the sections 4.303.1.1, 4.303.1.2, 4.303.1.3, and 4.303.4.4.Note: All noncompliant plumbing fixtures in any residential real property shall be replaced with water-conservingplumbing fixtures. Plumbing fixture replacement is required prior to issuance of a certificate of final completion, certificate of occupancy, or final permit approval by the local building department. See Civil Code Section 1101.1, et seq., for the definition of a noncompliant plumbing fixture, types of residential buildings affected and other important enactment dates.4.303.1.1 Water Closets. The effective flush volume of all water closets shall not exceed 1.28 gallons per flush. Tank-type water closets shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Tank-type Toilets.Note: The effective flush volume of dual flush toilets is defined as the composite, average flush volumeof two reduced flushes and one full flush.4.303.1.2 Urinals. The effective flush volume of wall mounted urinals shall not exceed 0.125 gallons per flush.The effective flush volume of all other urinals shall not exceed 0.5 gallons per flush.4.303.1.3 Showerheads.4.303.1.3.1 Single Showerhead. Showerheads shall have a maximum flow rate of not more than 1.8 gallons per minute at 80 psi. Showerheads shall be certified to the performance criteria of the U.S. EPAWaterSense Specification for Showerheads.4.303.1.3.2 Multiple showerheads serving one shower. When a shower is served by more than one showerhead, the combined flow rate of all the showerheads and/or other shower outlets controlled by a single valve shall not exceed 1.8 gallons per minute at 80 psi, or the shower shall be designed to onlyallow one shower outlet to be in operation at a time.Note: A hand-held shower shall be considered a showerhead.4.303.1.4 Faucets.4.303.1.4.1 Residential Lavatory Faucets. The maximum flow rate of residential lavatory faucets shallnot exceed 1.2 gallons per minute at 60 psi. The minimum flow rate of residential lavatory faucets shallnot be less than 0.8 gallons per minute at 20 psi.4.303.1.4.2 Lavatory Faucets in Common and Public Use Areas. The maximum flow rate of lavatoryfaucets installed in common and public use areas (outside of dwellings or sleeping units) in residential buildings shall not exceed 0.5 gallons per minute at 60 psi.4.303.1.4.3 Metering Faucets. Metering faucets when installed in residential buildings shall not delivermore than 0.2 gallons per cycle.4.303.1.4.4 Kitchen Faucets. The maximum flow rate of kitchen faucets shall not exceed 1.8 gallons per minute at 60 psi. Kitchen faucets may temporarily increase the flow above the maximum rate, but notto exceed 2.2 gallons per minute at 60 psi, and must default to a maximum flow rate of 1.8 gallons per minute at 60 psi.Note: Where complying faucets are unavailable, aerators or other means may be used to achieve reduction.4.303.1.4.5 Pre-rinse spray valves.When installed, shall meet the requirements in the California Code of Regulations, Title 20 (Appliance Efficiency Regulations), Sections 1605.1 (h)(4) Table H-2, Section 1605.3 (h)(4)(A), and Section 1607 (d)(7) and shall be equipped with an integral automatic shutoff.FOR REFERENCE ONLY: The following table and code section have been reprinted from the CaliforniaCode of Regulations, Title 20 (Appliance Efficiency Regulations),Section 1605.1 (h)(4) and Section 1605.3 (h)(4)(A).Title 20 Section 1605.3 (h)(4)(A): Commercial prerinse spray values manufactured on or after January 1, 2006, shall have a minimum spray force of not less than 4.0 ounces-force (ozf)[113 grams-force(gf)]4.303.2 Submeters for multifamily buildings and dwelling units in mixed-used residential/commercial buildings.Submeters shall be installed to measure water usage of individual rental dwelling units in accordance with the California Plumbing Code.4.303.3 Standards for plumbing fixtures and fittings. Plumbing fixtures and fittings shall be installed in accordance with the California Plumbing Code, and shall meet the applicable standards referenced in Table 1701.1 of the California Plumbing Code.TABLE - MAXIMUM FIXTURE WATER USEFIXTURE TYPEFLOW RATESHOWER HEADS (RESIDENTIAL)1.8 GMP @ 80 PSILAVATORY FAUCETS (RESIDENTIAL)MAX. 1.2 GPM @ 60 PSI MIN. 0.8 GPM @ 20 PSILAVATORY FAUCETS IN COMMON & PUBLICUSE AREAS0.5 GPM @ 60 PSIKITCHEN FAUCETS1.8 GPM @ 60 PSIMETERING FAUCETS0.2 GAL/CYCLEWATER CLOSET1.28 GAL/FLUSHURINALS0.125 GAL/FLUSH4.304 OUTDOOR WATER USE4.304.1 OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS. Residential developments shall comply witha local water efficient landscape ordinance or the current California Department of Water Resources' Model WaterEfficient Landscape Ordinance (MWELO), whichever is more stringent.NOTES:1. The Model Water Efficient Landscape Ordinance (MWELO) is located in the California Code Regulations, Title 23, Chapter 2.7, Division 2. MWELO and supporting documents, including water budget calculator, are available at: https://www.water.ca.gov/ABBREVIATION DEFINITIONS:HCDDepartment of Housing and Community DevelopmentBSCCalifornia Building Standards CommissionDSA-SSDivision of the State Architect, Structural SafetyOSHPDOffice of Statewide Health Planning and DevelopmentLRLow RiseHRHigh RiseAAAdditions and AlterationsNNewNOTE:THIS TABLE COMPILES THE DATA IN SECTION 4.303.1, AND IS INCLUDED AS ACONVENIENCE FOR THE USER.SECTION 4.102 DEFINITIONS4.102.1 DEFINITIONSThe following terms are defined in Chapter 2 (and are included here for reference)FRENCH DRAIN. A trench, hole or other depressed area loosely filled with rock, gravel, fragments of brick or similarpervious material used to collect or channel drainage or runoff water.WATTLES. Wattles are used to reduce sediment in runoff. Wattles are often constructed of natural plant materialssuch as hay, straw or similar material shaped in the form of tubes and placed on a downflow slope. Wattles are alsoused for perimeter and inlet controls.4.106 SITE DEVELOPMENT4.106.1 GENERAL. Preservation and use of available natural resources shall be accomplished through evaluation and careful planning to minimize negative effects on the site and adjacent areas. Preservation of slopes, management of storm water drainage and erosion controls shall comply with this section.4.106.2 STORM WATER DRAINAGE AND RETENTION DURING CONSTRUCTION. Projects which disturb less than one acre of soil and are not part of a larger common plan of development which in total disturbs one acreor more, shall manage storm water drainage during construction. In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent flooding of adjacentproperty, prevent erosion and retain soil runoff on the site.1. Retention basins of sufficient size shall be utilized to retain storm water on the site.2. Where storm water is conveyed to a public drainage system, collection point, gutter or similar disposal method, water shall be filtered by use of a barrier system, wattle or other method approved by the enforcing agency.3. Compliance with a lawfully enacted storm water management ordinance.Note: Refer to the State Water Resources Control Board for projects which disturb one acre or more of soil, orare part of a larger common plan of development which in total disturbs one acre or more of soil.(Website: https://www.waterboards.ca.gov/water_issues/programs/stormwater/construction.html)4.106.3 GRADING AND PAVING. Construction plans shall indicate how the site grading or drainage system will manage all surface water flows to keep water from entering buildings. Examples of methods to manage surfacewater include, but are not limited to, the following:1. Swales2. Water collection and disposal systems3. French drains4. Water retention gardens5. Other water measures which keep surface water away from buildings and aid in groundwater recharge.Exception: Additions and alterations not altering the drainage path.4.106.4 Electric vehicle (EV) charging for new construction. New construction shall comply with Sections 4.106.4.1 or 4.106.4.2 to facilitate future installation and use of EV chargers. Electric vehicle supply equipment (EVSE) shall be installed in accordance with the California Electrical Code, Article 625.Exceptions:1. On a case-by-case basis, where the local enforcing agency has determined EV charging and infrastructure are not feasible based upon one or more of the following conditions:1.1 Where there is no local utility power supply or the local utility is unable to supply adequatepower.1.2 Where there is evidence suitable to the local enforcing agency substantiating that additionallocal utility infrastructure design requirements, directly related to the implementation of Section4.106.4, may adversely impact the construction cost of the project.2. Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) without additional parking facilities.4.106.4.1 New one- and two-family dwellings and townhouses with attached private garages. For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall originate at the main service or subpanel and shall terminate into a listed cabinet, box or other enclosure in close proximity to the proposed location of an EV charger. Raceways are required to be continuous at enclosed, inaccessible or concealed areas and spaces. The service panel and/or subpanel shall provide capacity to install a 40-ampere 208/240-volt minimum dedicated branch circuit and space(s) reserved to permit installation of a branch circuit overcurrent protective device.Exemption: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit is installed in close proximity to the proposed location of an EV charger at the time of original construction in accordance with the California Electrical Code.4.106.4.1.1 Identification. The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging as "EV CAPABLE". The raceway terminationlocation shall be permanently and visibly marked as "EV CAPABLE".CHAPTER 3GREEN BUILDINGSECTION 301 GENERAL301.1 SCOPE. Buildings shall be designed to include the green building measures specified as mandatory inthe application checklists contained in this code. Voluntary green building measures are also included in theapplication checklists and may be included in the design and construction of structures covered by this code,but are not required unless adopted by a city, county, or city and county as specified in Section 101.7.301.1.1 Additions and alterations. [HCD] The mandatory provisions of Chapter 4 shall be applied toadditions or alterations of existing residential buildings where the addition or alteration increases the building's conditioned area, volume, or size. The requirements shall apply only to and/or within the specific area of the addition or alteration.The mandatory provision of Section 4.106.4.2 may apply to additions or alterations of existing parkingfacilities or the addition of new parking facilities serving existing multifamily buildings. See Section4.106.4.3 for application.Note: Repairs including, but not limited to, resurfacing, restriping and repairing or maintaining existinglighting fixtures are not considered alterations for the purpose of this section.Note: On and after January 1, 2014, residential buildings undergoing permitted alterations, additions, orimprovements shall replace noncompliant plumbing fixtures with water-conserving plumbing fixtures. Plumbing fixture replacement is required prior to issuance of a certificate of final completion, certificateof occupancy or final permit approval by the local building department. See Civil Code Section 1101.1,et seq., for the definition of a noncompliant plumbing fixture, types of residential buildings affected andother important enactment dates.301.2 LOW-RISE AND HIGH-RISE RESIDENTIAL BUILDINGS. [HCD] The provisions ofindividual sections of CALGreen may apply to either low-rise residential buildings high-rise residential buildings, or both. Individual sections will be designated by banners to indicate where the section applies specifically to low-rise only (LR) or high-rise only (HR). When the section applies to both low-rise and high-rise buildings, no banner will be used.SECTION 302 MIXED OCCUPANCY BUILDINGS302.1 MIXED OCCUPANCY BUILDINGS. In mixed occupancy buildings, each portion of a building shall comply with the specific green building measures applicable to each specific occupancy.Exceptions:1. [HCD] Accessory structures and accessory occupancies serving residential buildings shall comply with Chapter 4 and Appendix A4, as applicable.2. [HCD] For purposes of CALGreen, live/work units, complying with Section 419 of the CaliforniaBuilding Code, shall not be considered mixed occupancies. Live/Work units shall comply with Chapter 4 and Appendix A4, as applicable.4.106.4.2 New multifamily dwellings, hotels and motels and new residential parking facilities.When parking is provided, parking spaces for new multifamily dwellings, hotels and motels shall meet therequirements of Sections 4.106.4.2.1 and 4.106.4.2.2. Calculations for spaces shall be rounded up to the nearestwhole number. A parking space served by electric vehicle supply equipment or designed as a future EV chargingspace shall count as at least one standard automobile parking space only for the purpose of complying with anyapplicable minimum parking space requirements established by a local jurisdiction. See Vehicle Code Section 22511.2for further details.4.106.4.2.1Multifamily development projects with less than 20 dwelling units; and hotels and motels with lessthan 20 sleeping units or guest rooms.The number of dwelling units, sleeping units or guest rooms shall be based on all buildings on a project site subject tothis section.1.EV Capable. Ten (10) percent of the total number of parking spaces on a building site, provided for all typesof parking facilities, shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2EVSE. Electrical load calculations shall demonstrate that the electrical panel service capacity and electricalsystem, including any on-site distribution transformer(s), have sufficient capacity to simultaneously charge allEVs at all required EV spaces at a minimum of 40 amperes.The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reservedfor future EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code.Exceptions:1.When EV chargers (Level 2 EVSE) are installed in a number equal to or greater than the required numberof EV capable spaces.2.When EV chargers (Level 2 EVSE) are installed in a number less than the required number of EV capablespaces, the number of EV capable spaces required may be reduced by a number equal to the number ofEV chargers installed.Notes:a.Construction documents are intended to demonstrate the project’s capability and capacity for facilitatingfuture EV charging.b.There is no requirement for EV spaces to be constructed or available until receptacles for EV charging orEV chargers are installed for use.2.EV Ready. Twenty-five (25) percent of the total number of parking spaces shall be equipped with low powerLevel 2 EV charging receptacles. For multifamily parking facilities, no more than one receptacle is required perdwelling unit when more than one parking space is provided for use by a single dwelling unit.Exception: Areas of parking facilities served by parking lifts.4.106.4.2.2 Multifamily development projects with 20 or more dwelling units, hotels and motels with 20 or moresleeping units or guest rooms.The number of dwelling units, sleeping units or guest rooms shall be based on all buildings on a project site subject tothis section.1.EV Capable. Ten (10) percent of the total number of parking spaces on a building site, provided for all typesof parking facilities, shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2EVSE. Electrical load calculations shall demonstrate that the electrical panel service capacity and electricalsystem, including any on-site distribution transformer(s), have sufficient capacity to simultaneously charge allEVs at all required EV spaces at a minimum of 40 amperes.The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reservedfor future EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code.Exception: When EV chargers (Level 2 EVSE) are installed in a number greater than five (5) percent ofparking spaces required by Section 4.106.4.2.2, Item 3, the number of EV capable spaces required may bereduced by a number equal to the number of EV chargers installed over the five (5) percent required.Notes:a.Construction documents shall show locations of future EV spaces.b.There is no requirement for EV spaces to be constructed or available until receptacles for EV charging orEV chargers are installed for use.2.EV Ready. Twenty-five (25) percent of the total number of parking spaces shall be equipped with low powerLevel 2 EV charging receptacles. For multifamily parking facilities, no more than one receptacle is required perdwelling unit when more than one parking space is provided for use by a single dwelling unit.Exception: Areas of parking facilities served by parking lifts.3.EV Chargers. Five (5) percent of the total number of parking spaces shall be equipped with Level 2 EVSE.Where common use parking is provided, at least one EV charger shall be located in the common use parkingarea and shall be available for use by all residents or guests.When low power Level 2 EV charging receptacles or Level 2 EVSE are installed beyond the minimum required,an automatic load management system (ALMS) may be used to reduce the maximum required electricalcapacity to each space served by the ALMS. The electrical system and any on-site distribution transformersshall have sufficient capacity to deliver at least 3.3 kW simultaneously to each EV charging station (EVCS)served by the ALMS. The branch circuit shall have a minimum capacity of 40 amperes, and installed EVSE shallhave a capacity of not less than 30 amperes. ALMS shall not be used to reduce the minimum required electricalcapacity to the required EV capable spaces.4.106.4.2.2.1 Electric vehicle charging stations (EVCS).Electric vehicle charging stations required by Section 4.106.4.2.2, Item 3, shall comply with Section 4.106.4.2.2.1.Exception: Electric vehicle charging stations serving public accommodations, public housing, motels and hotelsshall not be required to comply with this section. See California Building Code, Chapter 11B, for applicablerequirements.4.106.4.2.2.1.1 Location.EVCS shall comply with at least one of the following options:1.The charging space shall be located adjacent to an accessible parking space meeting the requirements ofthe California Building Code, Chapter 11A, to allow use of the EV charger from the accessible parking space.2.The charging space shall be located on an accessible route, as defined in the California Building Code,Chapter 2, to the building.Exception: Electric vehicle charging stations designed and constructed in compliance with the CaliforniaBuilding Code, Chapter 11B, are not required to comply with Section 4.106.4.2.2.1.1 and Section4.106.4.2.2.1.2, Item 3.4.106.4.2.2.1.2 Electric vehicle charging stations (EVCS) dimensions.The charging spaces shall be designed to comply with the following:1.The minimum length of each EV space shall be 18 feet (5486 mm).2.The minimum width of each EV space shall be 9 feet (2743 mm).3.One in every 25 charging spaces, but not less than one, shall also have an 8-foot (2438 mm) wide minimumaisle. A 5-foot (1524 mm) wide minimum aisle shall be permitted provided the minimum width of the EV space is12 feet (3658 mm).a.Surface slope for this EV space and the aisle shall not exceed 1 unit vertical in 48 units horizontal (2.083percent slope) in any direction.4.106.4.2.2.1.3 Accessible EV spaces.In addition to the requirements in Sections 4.106.4.2.2.1.1 and 4.106.4.2.2.1.2, all EVSE, when installed, shallcomply with the accessibility provisions for EV chargers in the California Building Code, Chapter 11B. EV readyspaces and EVCS in multifamily developments shall comply with California Building Code, Chapter 11A, Section1109A.4.106.4.2.3 EV space requirements.1.Single EV space required. Install a listed raceway capable of accommodating a 208/240-volt dedicated branchcircuit. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shalloriginate at the main service or subpanel and shall terminate into a listed cabinet, box or enclosure in closeproximity to the location or the proposed location of the EV space. Construction documents shall identify theraceway termination point, receptacle or charger location, as applicable. The service panel and/ or subpanel shallhave a 40-ampere minimum dedicated branch circuit, including branch circuit overcurrent protective deviceinstalled, or space(s) reserved to permit installation of a branch circuit overcurrent protective device.Exception: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit isinstalled in close proximity to the location or the proposed location of the EV space, at the time of originalconstruction in accordance with the California Electrical Code.2.Multiple EV spaces required. Construction documents shall indicate the raceway termination point and thelocation of installed or future EV spaces, receptacles or EV chargers. Construction documents shall also provideinformation on amperage of installed or future receptacles or EVSE, raceway method(s), wiring schematics andelectrical load calculations. Plan design shall be based upon a 40-ampere minimum branch circuit. Requiredraceways and related components that are planned to be installed underground, enclosed, inaccessible or inconcealed areas and spaces shall be installed at the time of original construction.SECTION 4.501 GENERAL4.501.1 ScopeThe provisions of this chapter shall outline means of reducing the quality of air contaminants that are odorous,irritating and/or harmful to the comfort and well being of a building's installers, occupants and neighbors.SECTION 4.502 DEFINITIONS5.102.1 DEFINITIONSThe following terms are defined in Chapter 2 (and are included here for reference)AGRIFIBER PRODUCTS. Agrifiber products include wheatboard, strawboard, panel substrates and doorcores, not including furniture, fixtures and equipment (FF&E) not considered base building elements.COMPOSITE WOOD PRODUCTS. Composite wood products include hardwood plywood, particleboard andmedium density fiberboard. "Composite wood products" does not include hardboard, structural plywood,structural panels, structural composite lumber, oriented strand board, glued laminated timber, prefabricatedwood I-joists or finger-jointed lumber, all as specified in California Code of regulations (CCR), title 17, Section93120.1.DIRECT-VENT APPLIANCE. A fuel-burning appliance with a sealed combustion system that draws all air forcombustion from the outside atmosphere and discharges all flue gases to the outside atmosphere.DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE.YN/AYN/AYN/AYN/ARESPON.PARTYRESPON.PARTYRESPON.PARTYRESPON.PARTY2022 CALIFORNIA GREEN BUILDING STANDARDS CODERESIDENTIAL MANDATORY MEASURES, SHEET 1 (January 2023)Y = YESN/A=NOT APPLICABLERESPON. PARTY=RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER, OWNER, CONTRACTOR, INSPECTOR ETC.)4.201 GENERAL4.201.1 SCOPE. For the purposes of mandatory energy efficiency standards in this code, the California EnergyCommission will continue to adopt mandatory standards.DIVISION 4.2ENERGY EFFICIENCYTABLE H-2STANDARDS FOR COMMERCIAL PRE-RINSE SPRAYVALUES MANUFACTURED ON OR AFTER JANUARY 28, 2019PRODUCT CLASS[spray force in ounce force (ozf)]MAXIMUM FLOW RATE (gpm)Product Class 1 (≤ 5.0 ozf)Product Class 2 (> 5.0 ozf and ≤ 8.0 ozf)Product Class 3 (> 8.0 ozf)Exception: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit isinstalled in close proximity to the location or the proposed location of the EV space at the time of originalconstruction in accordance with the California Electrical Code.4.106.4.2.4 Identification.The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved forfuture EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code.4.106.4.2.5 Electric Vehicle Ready Space Signage.Electric vehicle ready spaces shall be identified by signage or pavement markings, in compliance with CaltransTraffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or itssuccessor(s).4.106.4.3 Electric vehicle charging for additions and alterations of parking facilities serving existingmultifamily buildings.When new parking facilities are added, or electrical systems or lighting of existing parking facilities are added oraltered and the work requires a building permit, ten (10) percent of the total number of parking spaces added oraltered shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2 EVSE.Notes:1.Construction documents are intended to demonstrate the project’s capability and capacity for facilitating futureEV charging.2.There is no requirement for EV spaces to be constructed or available until EV chargers are installed for use.
E-Mail: inncpt@sbcglobal.netPhone: (408) 985-1078 Fax: (408) 985-13433550 Stevens Creek Blvd. Suite 225San Jose, CA 95117ByRevisionsCG2MAXIMUM INCREMENTAL REACTIVITY (MIR). The maximum change in weight of ozone formed by adding acompound to the "Base Reactive Organic Gas (ROG) Mixture" per weight of compound added, expressed tohundredths of a gram (g O³/g ROC).Note: MIR values for individual compounds and hydrocarbon solvents are specified in CCR, Title 17, Sections 94700and 94701.MOISTURE CONTENT. The weight of the water in wood expressed in percentage of the weight of the oven-dry wood.PRODUCT-WEIGHTED MIR (PWMIR). The sum of all weighted-MIR for all ingredients in a product subject to thisarticle. The PWMIR is the total product reactivity expressed to hundredths of a gram of ozone formed per gram ofproduct (excluding container and packaging).Note: PWMIR is calculated according to equations found in CCR, Title 17, Section 94521 (a).REACTIVE ORGANIC COMPOUND (ROC). Any compound that has the potential, once emitted, to contribute toozone formation in the troposphere.VOC. A volatile organic compound (VOC) broadly defined as a chemical compound based on carbon chains or ringswith vapor pressures greater than 0.1 millimeters of mercury at room temperature. These compounds typically containhydrogen and may contain oxygen, nitrogen and other elements. See CCR Title 17, Section 94508(a).4.503 FIREPLACES4.503.1 GENERAL. Any installed gas fireplace shall be a direct-vent sealed-combustion type. Any installedwoodstove or pellet stove shall comply with U.S. EPA New Source Performance Standards (NSPS) emission limits asapplicable, and shall have a permanent label indicating they are certified to meet the emission limits. Woodstoves,pellet stoves and fireplaces shall also comply with applicable local ordinances.4.504 POLLUTANT CONTROL4.504.1 COVERING OF DUCT OPENINGS & PROTECTION OF MECHANICAL EQUIPMENT DURING CONSTRUCTION. 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 component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the enforcing agency toreduce the amount of water, dust or debris which may enter the system.4.504.2 FINISH MATERIAL POLLUTANT CONTROL. Finish materials shall comply with this section.4.504.2.1 Adhesives, Sealants and Caulks. Adhesives, sealant and caulks used on the project shall meet therequirements of the following standards unless more stringent local or regional air pollution or air quality management district rules apply:1. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers and caulks shall comply with local or regional air pollution control or air quality management district rules where applicable or SCAQMD Rule 1168 VOC limits, as shown in Table 4.504.1 or 4.504.2, as applicable. Such products also shall comply with the Rule 1168 prohibition on the use of certain toxic compounds (chloroform, ethylene dichloride, methylene chloride, perchloroethylene and tricloroethylene), except for aerosol products, as specified in Subsection 2 below.2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulking compounds (in units of product, less packaging, which do not weigh more than 1 pound and do not consist of more than 16 fluid ounces) shall comply with statewide VOC standards and other requirements, including prohibitions on use of certain toxic compounds, of California Code of Regulations, Title 17, commencing with section 94507.4.504.2.2 Paints and Coatings. Architectural paints and coatings shall comply with VOC limits in Table 1 of the ARB Architectural Suggested Control Measure, as shown in Table 4.504.3, unless more stringent local limitsapply. The VOC content limit for coatings that do not meet the definitions for the specialty coatings categorieslisted in Table 4.504.3 shall be determined by classifying the coating as a Flat, Nonflat or Nonflat-High Gloss coating, based on its gloss, as defined in subsections 4.21, 4.36, and 4.37 of the 2007 California Air ResourcesBoard, Suggested Control Measure, and the corresponding Flat, Nonflat or Nonflat-High Gloss VOC limit in Table 4.504.3 shall apply.4.504.2.3 Aerosol Paints and Coatings. Aerosol paints and coatings shall meet the Product-weighted MIR Limits for ROC in Section 94522(a)(2) and other requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Sections 94522(e)(1) and (f)(1) of California Code of Regulations, Title 17, commencing with Section 94520; and in areas under the jurisdiction of the Bay Area Air Quality Management District additionally comply with the percent VOC by weight of product limits of Regulation8, Rule 49.4.504.2.4 Verification. Verification of compliance with this section shall be provided at the request of the enforcing agency. Documentation may include, but is not limited to, the following:1. Manufacturer's product specification.2. Field verification of on-site product containers.CHAPTER 7INSTALLER & SPECIAL INSPECTOR QUALIFICATIONS702 QUALIFICATIONS702.1 INSTALLER TRAINING. HVAC system installers shall be trained and certified in the properinstallation of HVAC systems including ducts and equipment by a nationally or regionally recognized training orcertification program. Uncertified persons may perform HVAC installations when under the direct supervision andresponsibility of a person trained and certified to install HVAC systems or contractor licensed to install HVAC systems.Examples of acceptable HVAC training and certification programs include but are not limited to the following:1. State certified apprenticeship programs.2. Public utility training programs.3. Training programs sponsored by trade, labor or statewide energy consulting or verification organizations.4. Programs sponsored by manufacturing organizations.5. Other programs acceptable to the enforcing agency.702.2 SPECIAL INSPECTION [HCD]. When required by the enforcing agency, the owner or theresponsible entity acting as the owner's agent shall employ one or more special inspectors to provide inspection orother duties necessary to substantiate compliance with this code. Special inspectors shall demonstrate competenceto the satisfaction of the enforcing agency for the particular type of inspection or task to be performed. In addition toother certifications or qualifications acceptable to the enforcing agency, the following certifications or education may beconsidered by the enforcing agency when evaluating the qualifications of a special inspector:1. Certification by a national or regional green building program or standard publisher.2. Certification by a statewide energy consulting or verification organization, such as HERS raters, building performance contractors, and home energy auditors.3. Successful completion of a third party apprentice training program in the appropriate trade.4. Other programs acceptable to the enforcing agency.Notes:1. Special inspectors shall be independent entities with no financial interest in the materials or the project they are inspecting for compliance with this code.2. HERS raters are special inspectors certified by the California Energy Commission (CEC) to rate homes in California according to the Home Energy Rating System (HERS).[BSC] When required by the enforcing agency, the owner or the responsible entity acting as the owner's agent shallemploy one or more special inspectors to provide inspection or other duties necessary to substantiate compliance withthis code. Special inspectors shall demonstrate competence to the satisfaction of the enforcing agency for theparticular type of inspection or task to be performed. In addition, the special inspector shall have a certification from arecognized state, national or international association, as determined by the local agency. The area of certificationshall be closely related to the primary job function, as determined by the local agency.Note: Special inspectors shall be independent entities with no financial interest in the materials or the project they are inspecting for compliance with this code.703 VERIFICATIONS703.1 DOCUMENTATION. Documentation used to show compliance with this code shall include but is notlimited to, construction documents, plans, specifications, builder or installer certification, inspection reports, or othermethods acceptable to the enforcing agency which demonstrate substantial conformance. When specificdocumentation or special inspection is necessary to verify compliance, that method of compliance will be specified inthe appropriate section or identified applicable checklist.4.505 INTERIOR MOISTURE CONTROL4.505.1 General. Buildings shall meet or exceed the provisions of the California Building Standards Code.4.505.2 CONCRETE SLAB FOUNDATIONS. Concrete slab foundations required to have a vapor retarder byCalifornia Building Code, Chapter 19, or concrete slab-on-ground floors required to have a vapor retarder by theCalifornia Residential Code, Chapter 5, shall also comply with this section.4.505.2.1 Capillary break. A capillary break shall be installed in compliance with at least one of the following:1. A 4-inch (101.6 mm) thick base of 1/2 inch (12.7mm) or larger clean aggregate shall be provided with a vapor barrier in direct contact with concrete and a concrete mix design, which will address bleeding, shrinkage, and curling, shall be used. For additional information, see American Concrete Institute, ACI 302.2R-06.2. Other equivalent methods approved by the enforcing agency.3. A slab design specified by a licensed design professional.4.505.3 MOISTURE CONTENT OF BUILDING MATERIALS. Building materials with visible signs of water damageshall not be installed. Wall and floor framing shall not be enclosed when the framing members exceed 19 percentmoisture content. Moisture content shall be verified in compliance with the following:1. Moisture content shall be determined with either a probe-type or contact-type moisture meter.Equivalent moisture verification methods may be approved by the enforcing agency and shall satisfy requirements found in Section 101.8 of this code.2. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade stamped end of each piece verified.3. At least three random moisture readings shall be performed on wall and floor framing with documentation acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing.Insulation products which are visibly wet or have a high moisture content shall be replaced or allowed to dry prior toenclosure in wall or floor cavities. Wet-applied insulation products shall follow the manufacturers' dryingrecommendations prior to enclosure.4.506 INDOOR AIR QUALITY AND EXHAUST4.506.1 Bathroom exhaust fans. Each bathroom shall be mechanically ventilated and shall comply with thefollowing:1. Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building.2. Unless functioning as a component of a whole house ventilation system, fans must be controlled by a humidity control.a. Humidity controls shall be capable of adjustment between a relative humidity range less than or equal to 50% to a maximum of 80%. A humidity control may utilize manual or automatic means of adjustment.b. A humidity control may be a separate component to the exhaust fan and is not required to be integral (i.e., built-in)Notes:1. For the purposes of this section, a bathroom is a room which contains a bathtub, shower or tub/shower combination.2. Lighting integral to bathroom exhaust fans shall comply with the California Energy Code.4.507 ENVIRONMENTAL COMFORT4.507.2 HEATING AND AIR-CONDITIONING SYSTEM DESIGN. Heating and air conditioning systems shall besized, designed and have their equipment selected using the following methods:1. The heat loss and heat gain is established according to ANSI/ACCA 2 Manual J - 2011 (Residential Load Calculation), ASHRAE handbooks or other equivalent design software or methods.2. Duct systems are sized according to ANSI/ACCA 1 Manual D - 2014 (Residential Duct Systems), ASHRAE handbooks or other equivalent design software or methods.3. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S - 2014 (Residential Equipment Selection), or other equivalent design software or methods.Exception: Use of alternate design temperatures necessary to ensure the system functions are acceptable.TABLE 4.504.1 - ADHESIVE VOC LIMIT1,2(Less Water and Less Exempt Compounds in Grams per Liter)ARCHITECTURAL APPLICATIONSVOC LIMITINDOOR CARPET ADHESIVES50CARPET PAD ADHESIVES50OUTDOOR CARPET ADHESIVES150WOOD FLOORING ADHESIVES100RUBBER FLOOR ADHESIVES60SUBFLOOR ADHESIVES50CERAMIC TILE ADHESIVES65VCT & ASPHALT TILE ADHESIVES50DRYWALL & PANEL ADHESIVES50COVE BASE ADHESIVES50MULTIPURPOSE CONSTRUCTION ADHESIVE70STRUCTURAL GLAZING ADHESIVES100SINGLE-PLY ROOF MEMBRANE ADHESIVES250OTHER ADHESIVES NOT LISTED50SPECIALTY APPLICATIONSPVC WELDING510CPVC WELDING490ABS WELDING325PLASTIC CEMENT WELDING250ADHESIVE PRIMER FOR PLASTIC550CONTACT ADHESIVE80SPECIAL PURPOSE CONTACT ADHESIVE250STRUCTURAL WOOD MEMBER ADHESIVE140TOP & TRIM ADHESIVE250SUBSTRATE SPECIFIC APPLICATIONSMETAL TO METAL30PLASTIC FOAMS50POROUS MATERIAL (EXCEPT WOOD)50WOOD30FIBERGLASS801. IF AN ADHESIVE IS USED TO BOND DISSIMILAR SUBSTRATES TOGETHER,THE ADHESIVE WITH THE HIGHEST VOC CONTENT SHALL BE ALLOWED.2. FOR ADDITIONAL INFORMATION REGARDING METHODS TO MEASURE THEVOC CONTENT SPECIFIED IN THIS TABLE, SEE SOUTH COAST AIR QUALITYMANAGEMENT DISTRICT RULE 1168.TABLE 4.504.2 - SEALANT VOC LIMIT(Less Water and Less Exempt Compounds in Grams per Liter)SEALANTSVOC LIMITARCHITECTURAL250MARINE DECK760NONMEMBRANE ROOF300ROADWAY250SINGLE-PLY ROOF MEMBRANE450OTHER420SEALANT PRIMERSARCHITECTURAL NON-POROUS250 POROUS775MODIFIED BITUMINOUS500MARINE DECK760OTHER750TABLE 4.504.5 - FORMALDEHYDE LIMITS1MAXIMUM FORMALDEHYDE EMISSIONS IN PARTS PER MILLIONPRODUCTCURRENT LIMITHARDWOOD PLYWOOD VENEER CORE0.05HARDWOOD PLYWOOD COMPOSITE CORE0.05PARTICLE BOARD0.09MEDIUM DENSITY FIBERBOARD0.11THIN MEDIUM DENSITY FIBERBOARD20.131. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BYTHE CALIF. AIR RESOURCES BOARD, AIR TOXICS CONTROLMEASURE FOR COMPOSITE WOOD AS TESTED IN ACCORDANCEWITH ASTM E 1333. FOR ADDITIONAL INFORMATION, SEE CALIF.CODE OF REGULATIONS, TITLE 17, SECTIONS 93120 THROUGH93120.12.2. THIN MEDIUM DENSITY FIBERBOARD HAS A MAXIMUM THICKNESSOF 5/16" (8 MM).TABLE 4.504.3 - VOC CONTENT LIMITS FORARCHITECTURAL COATINGS2,3GRAMS OF VOC PER LITER OF COATING, LESS WATER & LESS EXEMPTCOMPOUNDSCOATING CATEGORYVOC LIMITFLAT COATINGS50NON-FLAT COATINGS100NONFLAT-HIGH GLOSS COATINGS150SPECIALTY COATINGSALUMINUM ROOF COATINGS400BASEMENT SPECIALTY COATINGS400BITUMINOUS ROOF COATINGS50BITUMINOUS ROOF PRIMERS350BOND BREAKERS350CONCRETE CURING COMPOUNDS350CONCRETE/MASONRY SEALERS100DRIVEWAY SEALERS50DRY FOG COATINGS150FAUX FINISHING COATINGS350FIRE RESISTIVE COATINGS350FLOOR COATINGS100FORM-RELEASE COMPOUNDS250GRAPHIC ARTS COATINGS (SIGN PAINTS)500HIGH TEMPERATURE COATINGS420INDUSTRIAL MAINTENANCE COATINGS250LOW SOLIDS COATINGS1120MAGNESITE CEMENT COATINGS450MASTIC TEXTURE COATINGS100METALLIC PIGMENTED COATINGS500MULTICOLOR COATINGS250PRETREATMENT WASH PRIMERS420PRIMERS, SEALERS, & UNDERCOATERS100REACTIVE PENETRATING SEALERS350RECYCLED COATINGS250ROOF COATINGS50RUST PREVENTATIVE COATINGS250SHELLACSCLEAR730OPAQUE550SPECIALTY PRIMERS, SEALERS &UNDERCOATERS100STAINS250STONE CONSOLIDANTS450SWIMMING POOL COATINGS340TRAFFIC MARKING COATINGS100TUB & TILE REFINISH COATINGS420WATERPROOFING MEMBRANES250WOOD COATINGS275WOOD PRESERVATIVES350ZINC-RICH PRIMERS3401. GRAMS OF VOC PER LITER OF COATING, INCLUDING WATER &EXEMPT COMPOUNDS2. THE SPECIFIED LIMITS REMAIN IN EFFECT UNLESS REVISED LIMITSARE LISTED IN SUBSEQUENT COLUMNS IN THE TABLE.3. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BY THECALIFORNIA AIR RESOURCES BOARD, ARCHITECTURAL COATINGSSUGGESTED CONTROL MEASURE, FEB. 1, 2008. MORE INFORMATION ISAVAILABLE FROM THE AIR RESOURCES BOARD.DIVISION 4.5ENVIRONMENTAL QUALITY (continued)4.504.3 CARPET SYSTEMS. All carpet installed in the building interior shall meet the requirements of the CaliforniaDepartment of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissionsfrom Indoor Sources Using Environmental Chambers," Version 1.2, January 2017 (Emission testing method forCalifornia Specification 01350)See California Department of Public Health's website for certification programs and testing labs.https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx.4.504.3.1 Carpet cushion. All carpet cushion installed in the building interior shall meet the requirements of theCalifornia Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017 (Emission testing method for California Specification 01350)See California Department of Public Health's website for certification programs and testing labs.https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx.4.504.3.2 Carpet adhesive. All carpet adhesive shall meet the requirements of Table 4.504.1.4.504.4 RESILIENT FLOORING SYSTEMS. Where resilient flooring is installed , at least 80% of floor area receivingresilient flooring shall meet the requirements of the California Department of Public Health, "Standard Method for theTesting and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers,"Version 1.2, January 2017 (Emission testing method for California Specification 01350)See California Department of Public Health's website for certification programs and testing labs.hhtps://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx.4.504.5 COMPOSITE WOOD PRODUCTS. Hardwood plywood, particleboard and medium density fiberboard composite wood products used on the interior or exterior of the buildings shall meet the requirements for formaldehyde as specified in ARB's Air Toxics Control Measure for Composite Wood (17 CCR 93120 et seq.), by or before the dates specified in those sections, as shown in Table 4.504.54.504.5.1 Documentation. Verification of compliance with this section shall be provided as requested by the enforcing agency. Documentation shall include at least one of the following:1. Product certifications and specifications.2. Chain of custody certifications.3. Product labeled and invoiced as meeting the Composite Wood Products regulation (see CCR, Title 17, Section 93120, et seq.).4. Exterior grade products marked as meeting the PS-1 or PS-2 standards of the Engineered Wood Association, the Australian AS/NZS 2269, European 636 3S standards, and Canadian CSA 0121, CSA 0151, CSA 0153 and CSA 0325 standards.5. Other methods acceptable to the enforcing agency.DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE.YN/AYN/AYN/AYN/ARESPON.PARTYRESPON.PARTYRESPON.PARTYRESPON.PARTY2022 CALIFORNIA GREEN BUILDING STANDARDS CODERESIDENTIAL MANDATORY MEASURES, SHEET 2 (January 2023)Y = YESN/A=NOT APPLICABLERESPON. PARTY=RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER, OWNER, CONTRACTOR, INSPECTOR ETC.)
E-Mail: inncpt@sbcglobal.netPhone: (408) 985-1078 Fax: (408) 985-13433550 Stevens Creek Blvd. Suite 225San Jose, CA 95117ByRevisionsCG3
City of Burlingame
Design Review
Address: 234 Victoria Road Meeting Date: December 11, 2023
Request: Application for Design Review for a new, two-story single-unit dwelling and detached garage.
Applicants and Property Owners: Jeffrey Woo and Bingtao Shi APN: 029-265-210
Designer: Hector Estipona, HGE Building Design Inc. Lot Area: 5,029 SF
General Plan: Low Density Residential Zoning: R-1
History: On September 12, 2022, the Planning Commission approved an application for Lot Line Adjustment,
Lot Frontage, and Lot Width Variances at 234 Victoria Road (see attached September 12, 2022 Planning
Commission Meeting Minutes). With that application, there were no changes to the existing structure on the
site.
Project Description: The subject property is an interior lot with an existing single-unit dwelling and an
attached garage. The applicant is proposing to demolish the existing dwelling and build a new, two-story
single-unit dwelling with a detached garage. The proposed floor area is 3,068 SF (0.61 FAR) where 3,109 SF
(0.62 FAR) is the maximum allowed (includes covered porch and basement exemptions).
The new dwelling would contain four bedrooms. Two parking spaces, one of which must be covered, are
required to be provided on site. One covered parking space (10’ x 18’) is provided in the detached garage
and one uncovered parking space (9’ x 18’) is provided in the driveway. Therefore, the project is in compliance
with off-street parking requirements. All other Zoning Code requirements have been met.
Currently, the site contains four landscape trees (ranging from six to eight inches in diameter) at the front and
middle of the property. With this project, all existing trees on-site would be removed. Based on the proposed
project, a minimum of three, 24-inch box size landscape trees are required on-site. The landscape plan on
sheet L1.1 shows four new Carolina Laurel trees (24-inch box) and three new Crape Myrtle trees (24-inch
box) to be planted throughout the lot. Therefore, the project complies with the Tree Reforestation Ordinance
requirements. The existing street tree along Victoria Road will remain.
The applicant is requesting the following application:
• Design Review for a new, two-story single-unit dwelling and detached garage (C.S. 25.68.020
(C)(1)(a)).
This space intentionally left blank.
Item No. 10b
Design Review Study Item
Design Review 234 Victoria Road
-2-
234 Victoria Road
Lot Area: 5,029 SF Plans date stamped: November 29, 2023
PROPOSED ALLOWED/REQ’D
Front Setbacks
(1st flr):
(2nd flr):
18’-6”
21’-6”
15’-3” (block average)
20’-0”
Side Setbacks
(left):
(right):
10’-3”
3’-2”
3'-0”
3’-0”
Rear Setbacks
(1st flr):
(2nd flr):
40’-11”
50’-2”
15'-0”
20’-0”
Lot Coverage: 1,947 SF
39%
2,012 SF
40%
FAR: 3,068 SF
0.61 FAR
3,109 SF ¹
0.62 FAR
# of bedrooms: 4 ---
Off-Street Parking:
1 covered
(10’ x 18’ clear interior)
1 uncovered
(9’ x 18’)
1 covered
(10’ x 18’ clear interior)
1 uncovered
(9’ x 18’)
Building Height: 28’-3” 30’-0”
Plate Height:
(1st flr):
(2nd flr):
9’-0”
8’-0”
9’-0”
8’-0”
Declining Height Envelope: window enclosure exemption
along right side
C.S. 25.10.055(A)(1)
¹ (0.32 x 5,029 SF) + 1100 SF + 400 SF = 3,109 SF maximum allowed (0.62 FAR)
Summary of Proposed Exterior Materials:
• Windows: aluminum clad wood windows with simulated divided lites and muntin bars
• Doors: wood and aluminum clad wood
• Siding: stucco
• Roof: composite shingle roof
• Other: wood columns/railing and stone veneer on front porch, wood gable end vents, wood corbels and
horizontal bands
Staff Comments: None.
Design Review 234 Victoria Road
-3-
Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the
City Council on December 6, 2021 are outlined as follows:
1. Consistency with any applicable design guidelines;
2. Compatibility of the architectural style with that of the existing character of the neighborhood;
3. Respect for the parking and garage patterns in the neighborhood;
4. Architectural style and consistency and mass and bulk of structures, including accessory structures;
5. Interface of the proposed structure with the structures on adjacent properties;
6. Landscaping and its proportion to mass and bulk of structural components; and
7. In the case of an addition, compatibility with the architectural style and character of the existing
structure as remodeled.
Required Findings for Design Review: Any decision to approve a Major Design Review application shall
be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such
determination, the following findings shall be made:
1. The project is consistent with the General Plan and is in compliance with all applicable provisions of
Title 25, all applicable design guidelines, all other City ordinances and regulations, and most
specifically, the standards established in the Design Review Criteria above, as applicable.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other
circumstances to accommodate the proposed development; and
3. The project is designed and arranged to provide adequate consideration to ensure the public health,
safety, and general welfare, and to prevent adverse effects on neighboring property.
Brittany Xiao
Assistant Planner
c. Jeffrey Woo and Bingtao Shi, applicants and property owners
Hector Estipona, HGE Building Design Inc., designer
Attachments:
September 12, 2022 Planning Commission Meeting Minutes
Project Application
Notice of Public Hearing - Mailed December 1, 2023
Area Map
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM OnlineMonday, September 12, 2022
a.230 and 234 Victoria Road, zoned R-1 - Application for Lot Line Adjustment, Lot
Frontage, and Lot Width Variances for 234 Victoria Road, and Floor Area Ratio
Variance for the Existing Single -Unit Dwelling at 230 Victoria Road. (Ted Catlin, Dreiling
Terrones Architecture, applicant and architect; Joshua Einhorn and Melissa Nemer,
property owners) (84 noticed) Staff Contact: Erika Lewit
230 and 234 Victoria Rd - Staff Report
230 and 234 Victoria Rd - Attachment
230 and 234 Victoria Rd - Plans
Attachments:
All Commissioners have visited the project site. Commissioner Gaul noted that he spoke with the
neighbor across the street. Planning Manager Hurin provided an overview of the staff report.
Chair Gaul opened the public hearing.
Richard Terrones and Ted Catlin, architects, and Josh Einhorn and Melissa Nemer, property owners,
represented the applicant and answered questions about the application.
Public Comments:
>Kieran and Finola Muldowney, 235 Victoria Road: We don't want this to be an us against them type of
thing and we didn't want to feel like we were blindsiding anybody in the meeting. We think that's the
neighborly thing to do, to be upfront and honest. I think a lot of you know us from around the
neighborhood. I want to be conscious of your time so you'll get right to the point. On the variance
application Section D, my opinion is that's not quite accurate how that's being determined there. If you
look on the map that was provided and go to Victoria Road, Bancroft Road, Channing Road, Stanley Road
and Dwight Road, as you continue up all those streets that are parallel they actually are 50-foot lots. They
don't change the lots that are less than 50 wide until you go perpendicular and that would be Howard
Avenue, Burlingame Avenue and so forth. We're talking about something that I don't feel is accurate in
the application. On Section B, I don't understand what the rush is here. We don't know what they're going
to do with the property once these lines are divided and there is just too much ambiguity. It's tough as
neighbors to get behind and be agreeable to something that we don't know what the end result will be .
You come to an application and there's a single -family home there. To be honest, I would prefer not to
have another house across the street from me, but it's their right to build this. If that's their right, good for
them, but it's going to get sold. That's great for Josh and Melissa, but I don't know if it's necessarily good
for the neighborhood. Parking is a significant issue in our neighborhood. Just in the area of Humboldt
Road and Howard Avenue before you get onto Rollins Road, we have 16 businesses there and all those
workers need somewhere to park; you need to look at that also. The biggest message here was in its
current form, this needs more time and we would appreciate it if you would consider that. Thank you for
your time.
>Adam and Davina Chall, 616 Lexington Way: My wife and I live in the neighborhood with the Einhorn
and Nemer family. We had to go before the Planning Commission to renovate our own home. I want to say
it was actually a fantastic experience and I never came on to say thank you. The Commission sent us
Page 1City of Burlingame
September 12, 2022Planning Commission Meeting Minutes
back once with a front porch which we enjoy. We recognize the important work you do in considering
these proposals. I just wanted to say thanks for the great experience we had. We're here to speak in
support of the Commission granting this variance. We have known Josh and Melissa for quite some time
and they are great members of the community and candidly, dear friends. We have studied the proposal .
We have read the application and staff report in detail and reviewed the plans as well. As Mr. Terrones
pointed out, this was originally two lots. Obviously, the original owners built the home over the middle of it,
so putting Josh and Melissa in a pickle. Removing a portion of their home is clearly a hardship that would
be unreasonable to expect anybody to undertake. We have a 5,000 square foot lot here, we love our home
and we're really happy to have the opportunity to be part of this community. The proposal in front of you,
while it creates an irregular lot because that's what they are able to do, does create a 5,000 square foot
new lot. I heard Josh clearly say, he doesn't know what might happen with it, but clearly I think we might
all expect that a new single -family home would get built on this surplus land. I believe that's a common
sense proposal that we take 12,000 square feet of land and create two lots so two families can have
homes on. I know that we're just so grateful to be here. California has a severe housing shortage and
Burlingame does a good job of recognizing we need to do our part. Supporting this so that a new home
can get built on that new land is the right thing to do here. So just wanted to again say thank you for our
experience and thank you for hearing me out.
>Sean and Olivia Canniffe, 223 Victoria Road: Thanks for the hearing and allowing us to speak. We
have known Josh and Melissa for over a year and they have been a nice family. We get along with them
fine. We’re not here to create alarm or anything. It's that there's just so much uncertainty around the
neighborhood about what can be done with the property. I know your time is short so I ’ll get straight to the
point. We live in a neighborhood which for the last 18 years has been a family -friendly neighborhood. We
have block parties, Halloween parties, Christmas and holiday get -togethers and it has been like that
always. The danger here is if the two lots are separated and approved the way it's being proposed and
there's no plans to do anything with it, what is to stop a developer from buying both lots and developing
them both as apartments under SB 9. If we have that situation, it will completely destroy the character of
the neighborhood that we brought our kids up in. I hope that doesn't happen. I heard Josh earlier on
saying that isn't the intention. I hope that's the case, I have no reason to disbelieve that. However,
obviously that's a concern. The second concern that we have is regarding parking; parking around here is
abysmal. We have the new park which we're grateful for, we have Victoria Park, we have a lot of light
industrial buildings on Rollins Road, and we have Kitchentown. Most days when we come home from work,
it's really difficult to find a parking space on the block, and this will make it even worse. We only actually
heard about this project last week. My wife has been out recently because her mother died and I'm busy
at work. We seem to have been given a really short period of time to digest all this information or get our
heads around it. I would really appreciate if the Commission would continue it for a couple of weeks to at
least figure out what we're going to say or even if we have any objections. And it also would give the time
to the City to do a parking survey which is really important. Thanks for your time.
>Public comment sent via email by Ken and Marilyn Dittman: By way of introduction, my name is Ken
Dittman. My wife, Marilyn, and I have enjoyed living on the corner of Victoria Road and Burlingame Avenue
for 37 years. In that time, we have seen families change along with the development and improvement
which often accompanies them. Anyone living on Victoria Road can attest that the families in our
neighborhood have fostered a community where everyone is welcomed and appreciated, and everyone has
a voice. To the matter at hand, our home is located across the street from 230 and 234 Victoria Road.
We are writing to formally express our concerns regarding this application and proposed project .
Apparently, this project has been underway behind the scenes for many months, yet as a long -time
homeowner literally within feet of the project we are just learning about it via a postcard from the City of
Burlingame Community Development Department, posted on the Friday afternoon of a three -day holiday
weekend. The timing of the City’s notice certainly does not allow much time prior to the Public Hearing to
review and understand the full impact of the proposal. While we do not purport to be familiar with the
City’s Planning Department or its processes, in our opinion, there needs to be more clarity as to what,
exactly, the intentions of the owner /developer of this property are. We are not necessarily concerned with
what we do know, it is what we do not know that is very unsettling. Any Municipal Code issues aside, to
Page 2City of Burlingame
September 12, 2022Planning Commission Meeting Minutes
the lay person the lot line adjustment (s) identified in the Variance Application seem to be straightforward
as to intent; however, final disposition of Parcel A is not addressed at all. Statements include that the
“dilapidated” structure on Parcel A may be renovated or may be removed and may be replaced with a
single unit dwelling or may be sold for development by others. We appreciate that no one has a crystal
ball, but we strongly believe the approval of these variances puts us on the edge of a very slippery slope .
We respectfully request the Planning Commission allow additional time for further discussion on this
matter to provide clarity to those of us that not only have a significant vested interest in the future of the
neighborhood, but the entire Burlingame community.
>Public comment sent via email by Sean and Olivia Canniffe, 223 Victoria Road: We are writing this
letter to the Commission because of our concerns over the proposed variances being discussed, and
possibly granted, at tonight ’s Public Hearing regarding dividing the lot at 230 and 240 Victoria Road. We
are very worried that granting the variances necessary to divide the lot has the potential to change the
entire character of the neighborhood. It is our understanding that recent legislation passed in Sacramento
would allow the current or future owners to subdivide the resulting new lots once more, and that in the
worst case scenario those lots could be used to build multiple residential units. We have lived at our
home on Victoria Road for 18 years and have brought our three children up here. Our block, and the
surrounding blocks, have been the perfect location for young families, and that is the main reason we
moved here. The recent renovation of Victoria Park was welcomed by all the neighbors as it gives other
young families the same chance to enjoy the neighborhood as we did, and still do. It is impossible to
overstate the strength of the community we have all built in this little corner of Burlingame. As well as the
potential to destroy the family -orientated nature of our neighborhood, we also have deep concerns about
the parking situation on our block. It is already bad. We own two cars and when we are all at home at
least one is parked in our driveway, meaning we only need to find space on the block for one car .
Unfortunately that is not possible a good percentage of the time. Many people who work in the light
industrial buildings on or near Rollins Road use our block to park, as do many of the people who work at
and frequent Kitchentown on Bayswater. As well as this, people who use Victoria Park use our block to
park their vehicles, particularly so as an entrance was made into the park from our block. Another
concern we have is the speed at which this appears to be moving through the planning process. We
received the postcard about the hearing only last Thursday, September 8th. As we were away that day, we
effectively only got to know about all this on Friday, September 9th, leaving us just three days to ingest all
the information and possibilities. We have no idea what the intentions of the current owners are right now,
but we do know some of the options that they or any future owner would have. In order to grant the
variances the Planning Department would have to overlook some fairly significant longstanding City codes .
Those codes have guided the planning process for many years and are there to protect the integrity of
neighborhoods such as ours. We urge the Planning Commission to put this decision on hold for at least
two weeks. In the scheme of things that delay will not significantly affect the plans of the homeowners of
230 Victoria Road, but it will give everyone else on the block some time to gain a better understanding of
what is being proposed and what the final intentions are. We also ask that the City of Burlingame carry out
a parking survey of our neighborhood in that time. We also ask that survey includes weekends when the
park is being used the most. We appreciate that the decisions of the Planning Committee are always
made in the best interests of the City of Burlingame and its residents. We just ask for enough time to
make sure that the decision is not made without input from the neighbors who will be affected. Thank you
for your time in reading and considering this.
>Public comment sent via email by Tony and Cris Toti, 224 Victoria Road: Hello Burlingame
Commissioner, We have lived and raised our two girls here for over 20 years. We absolutely adore
Burlingame and all that the community offers. The only concern we have with the application for Project
Site 230 & 234 Victoria Road zoned R-1, is that if it is granted, that there would be a multi -family units
being built there. We feel that it would change the dynamics of this charming single -family home
neighborhood. Thank you for your time and we appreciate all that you do for the City of Burlingame.
>Public comment sent via email by Daniel, 225 Victoria Road: I just received a postcard informing me
that the hearing is for tonight (9/12) at 7pm. Is there a possibility that the hearing could be delayed and /or
Page 3City of Burlingame
September 12, 2022Planning Commission Meeting Minutes
additional time (days/weeks) could be granted before a decision is made? The reason for this request is
that: 1) my family can learn more about this proposed change, and 2) since we just found out about this
notice, we're struggling to figure out how we can attend. There isn't a lot of time to understand these
changes, and we have concerns about the impact to the lack of parking in the area and potential
construction. If this is possible, we'd appreciate it greatly. As a family of four, we value how our street is
family-friendly, and we'd like to preserve the feel of our area if possible. Thank you,
>Public comment sent via email by Kieran and Finola Muldowney, 235 Victoria Road: We live across
the street from 230 and 234 Victoria. My wife Finola Muldowney and I have some concerns regarding the
application for the lot line adjustment and variances for Floor Area Ratio for the second lot. We have lived
at our current home since 2003 and have lived in Burlingame since 1994. The Lee family who lived at 230
Victoria Road built the house in 1947 and lived there until 2020; they were wonderful neighbors. When our
new neighbors, the Einhorn's moved in a little more than a year ago, we were very happy to see a new
family in the neighborhood. The Einhorn's have been a great neighbors and we are happy to have them in
the neighborhood. My wife and I have been active in the Burlingame Community for many years and
intend to continue doing so for many years to come. This email is not intended to be necessarily against
what the Einhorn's are applying for but there's also a big picture that we think needs to be considered. We
are very much for improving our neighborhoods here in Burlingame but also see the need to maintain the
guidelines set forth in our Municipal Code which we believe are in place to conserve and protect the
integrity of our neighborhoods. We believe that the Einhorn's intent is good here and this is an unusual
situation. The reality is also that sometimes circumstances change, and this is where we believe it's
important to look at what could potentially happen if this application is passed in its current form. For this
reason, we would ask that more time to given so that the residents of Victoria Road would have time to
understand the application and have a little more clarity as to the end result. Looking at this application
there are several things that don't comply with the Burlingame Municipal Code, or at least that is our
interpretation. We think these should be considered in the overall big picture.
Table 25.10.2 – Density
25.10.090 – Lots shall have an average width of not less than 50 feet
25.10.060 – Max Floor Area ratio
25.10.2 – Setback requirements
25.10.055 - Declining height envelope
25.52.020 – Legal nonconforming lots may not be modified in any manner that increases the degree of
nonconformity
For the purpose of being mindful of everyone's time, we have sent those separately through the Planning
Department and each commissioner should have got a copy.
>(Terrones: First of all, this application has not been rushed. If Josh and Melissa had their way, we
would have been on our way much sooner than is now. In regards to any sort of sense of rushing, this step
is what's necessary for Josh and Melissa to get to a next step of some certainty in order to figure out what
can happen on that property. Without this consideration, there's a risk that dilapidated portion of their lot
will sit and remain fallow because they have no desire to develop there. In fact, they have plans that they
are working through, as Josh mentioned, for landscaping and improvements to their existing house. The
fact that they are committing to improving their existing house actually addresses neighbors’ concerns
over the danger of some intense development. In fact, that danger exists now. Regardless of this
application, Josh and Melissa could sell this lot and a developer would love to have this lot to split, create
more density and more parking situations in that neighborhood. Instead, Josh and Melissa are committing
to their portion of the property at 230 Victoria Road and just looking to do something that brings it more
into conformity in terms of the several nonconformities and then allows them to do something with the
other portion of that lot that they don't need. And it can contribute to, as a modest property in the
neighborhood.)
>(Catlin: I’ll also add, on top of what Richard was saying with the concerns about SB 9, we should be
very clear that it is currently two existing lots and this lot line adjustment would not affect their eligibility for
SB9. Currently, there are two lots on this subject site that are eligible for SB 9 and after this proposed lot
Page 4City of Burlingame
September 12, 2022Planning Commission Meeting Minutes
line adjustment, there will still be two lots, so that concern might be a little bit misstated.)
Chair Gaul closed the public hearing.
Commission Discussion/Direction:
>I wanted to make a statement that this is not an R 2 zone. So, the idea that this is going to become
an apartment complex, I don't think is possible given that it's actually zoned R 1. As was stated, the lots
are the same and the fear of SB 9 is the same. It doesn't change anything, so it's no different than any of
these lots that are facing this lot. They all have the same risks of SB 9 that these lots have. I don't know
that this changes any of that. What I do see is that it does make the new lots more conforming. They are
not perfect, but it is better than the existing condition now. I agree with Mr. Terrones in that if they don't
have some certainty about this property line, there's no reason to do anything other than to let that second
house rot. It actually is a danger as other people will break into it, so this is a step forward for this
property. I don't think it puts any of the neighbors in any more risk. It's not changing their parking area. I'm
sorry their area is challenging. There are a lot of areas in Burlingame that have similar challenges with
parking but this is not an action that's going to change that. So, I ’m in support of approving this so that
they can move forward.
>First of all, I appreciate all of the community input. Clearly, there's passion around it. I don't see what
an alternative is. Having more time to study it doesn't help, if there were options that would be different
than this outcome, then maybe that would make sense. I think Richard Terrones made some good points .
The floor area ratio is still going to govern that smaller site, so it would encourage a smaller house which
is good for Burlingame in terms of affordable housing. If there were some alternatives that somehow were
going to be brought up, then maybe it requires more time but it seems that this is an improvement from a
nonconforming situation and we're still going to be able to have control over what gets developed on that
smaller lot.
> I too see that this is a step forward for the property owner. The architect has done extensive work and
there's been a lot of discussion about all the technical opportunities or limitations that they face with this
property. They essentially are trying to make these nonconforming conditions conform to existing code .
We have some guidelines in place for addressing it in the future, if the larger home was to be demolished,
it would need to return to a standard FAR for the property. Those are all protective elements for the future,
either reconstruction on that property or for both properties. I do think that the smaller property is a little
bit more challenging to build a new home on because of this narrower lot size, however, it is definitely
possible with our planning guidelines. I would think that with the shortage of housing in California that it
would be great to see this kind of empty lot be developed into a new or a better home for another family to
move into. So, I too support this project moving forward. I do also appreciate all of the community
comments and thoughts to help with this decision.
>I'm going to go on a different direction. I'm really having a problem with the variances because they
are big asks to me. One of the variances has to be granted to grant the next one. You have to have the
lot width variance to get over to the FAR variance. It seems like too many steps to me. It is two lots, it's
not unheard-of in this town to buy a lot and tear an entire house down and build a house that is
conforming. I’m not asking that, but a creative remodel could bring the bigger house into conformance
because it can use some help. I was noticing that there are six bedrooms in that house, so would that
require a three -car garage or two-car garage? They still don't have off -street parking, they would need an
additional parking space for six bedrooms. There are other issues that are coming up. As was stated by
some of the neighbors, really and truly all lots in this neighborhood are 50-feet wide. When you start going
to that, then I go to the required findings for a variance. Maybe I can make the argument for where there
are exceptional extraordinary circumstances or conditions applicable to the property or that don't apply to
the property in the same district. But in my opinion, this can easily be solved by a creative remodel .
Granting the application is necessary for the preservation and enjoyment of property rights of the
applicant; I don't see that at all because the applicant obviously has been meaning to do something if
they are able to afford the property. The granting of the application would not be detrimental or injurious to
property or improvements in the vicinity will not be detrimental to public health safety and general welfare; I
think that it will because it's going to create more of a parking issue. I think it is changing the character of
Page 5City of Burlingame
September 12, 2022Planning Commission Meeting Minutes
the neighborhood. This is the most convincing, the use of the property will be compatible with the
aesthetics, mass, bulk and character of the existing and potential uses of properties in the general
vicinity; I don't see that at all. Again, there's going to be work done on these properties, so why don't we
work with the existing structure, keep the lot line where it is, and make both of the lots and both houses
conforming. I can't get over the amount of variances that are needed to make this work.
>This is really difficult. I am having trouble with it because I don't know what's coming. I think they
should use the current lot line. It’s true, everybody in Burlingame with a minimum 3,000 or 1,500 square
foot lot, I don't remember, can build and use SB 9. I’m also having trouble with it because if the variance
were to be approved for this structure, it could be rebuilt completely as long as the percentage of the
rebuild was up to 49.9% of the structure, then the entire structure could be rebuilt right where it is at the
larger variance level than it currently is, even though it would essentially almost be a new structure. We all
know that Mr. Terrones is an incredible architect and I would have loved to have seen this come as a
project either with the lot as -is and the changes on the current house, a house or no house, but something
done already so that I could also make the leap that this was not going to be turned into some large
project that had been taken down to the studs because that happens in Burlingame. Not to accuse the
Einhorn’s of having malicious intent, not all. Usually when these are done, it's with a project in mind and
this would not be a problem if I can see what is coming next. I have some concerns about this project
also.
>I too have enjoyed the community involvement on this. Obviously, it struck a nerve with several folks
and we certainly appreciate the words. I have a hard time trying to restrict these owners when a house was
previously built and approved in an incorrect way. Obviously, there probably wasn't a Planning Commission
around to approve this house back in the day and now these folks are having to deal with those
repercussions. All over Burlingame you get some of these issues where structures may have been built
over property lines and it can create several issues with neighbors. I do agree though that this project
would probably be a lot easier for me to go forward with it if it was attached to another project. I totally
understand the limitations. So the only limitation I have on approving this is why are we doing this? I
understand and Mr. Terrones made a great point, but why? All of the reasons make sense, but why are we
actually doing this? What is it going to do to change anything? Whether you split the lot or not, the house,
the dilapidated property can exist or not exist. It doesn't change anything. It can sit there and nothing in
this is requiring it to be torn down or remedied. It's a tough one but at the end of the day, my conclusion
is, I don't want to hold these homeowners accountable for a previous decision and that's where I’m leaning.
>I’m still having trouble that we're having to grant one variance to get to another variance and grant that .
But again, people buy houses all the time that have issues and need work done on them and we'll see a
couple tonight that are remodels. I’m really struggling with the amount of variances and the types that they
are.
Commissioner Schmid made a motion, seconded by Commissioner Horan, to approve the
application with the following amended condition:
>that if the floor area ratio on Lot 23, 230 Victoria Road is increased at a later date, or the
existing house is proposed to be altered so that it is considered a new structure or is
demolished, that the Floor Area Ratio Variance shall become void.
Aye:Horan, Lowenthal, Schmid, and Tse4 -
Nay:Gaul, and Pfaff2 -
Absent:Comaroto1 -
Page 6City of Burlingame
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RECEIVED
CITY OF BURLINGAME
CDD-PLANNING DIVISION
9.8.23
234 VICTORIA ROAD
Jeffrey Woo and Bingtao Shi
(415) 340-9040
jeffwoo@live.com
HGE Building Design INC (Hector
(415) 305-8731
hgestipona28@gmail.com
Jeffrey Woo and Bingtao Shi
(415) 340-9040
jeffwoo@live.com
20506643
9/2/2023
9/2/2023
hge
029-265-210 R-1
234 Victoria Road
Burlingame, CA 94010
337 Beach Road, Suite A
Burlingame, CA 94010
✔
234 Victoria Road
Burlingame, CA 94010
Proposed new 2-story single family dwelling with a new detached garage.
Existing dwelling and attached garage to be demolished.
234 Victoria Road
300’ noticing
APN: 029-265-170
VICTORIA ROADROLLINS R
OAD
HOWARD AVEBURLINGAME AVE TOPOGRAPHIC AND BOUNDARY SURVEY
7/28/2023
City of Burlingame
Design Review and Special Permit
Address: 1409 Castillo Avenue Meeting Date: December 11, 2023
Request: Application for Design Review and Special Permit for building height for a new, two-story single-
unit dwelling and attached garage.
Applicant and Architect: DTA Architecture, Antonio Mora APN: 027-174-070
Property Owner: Sean Cafferkey Lot Area: 5,493 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: The subject property is an interior lot with an existing single-unit dwelling and an
attached garage. The lot slopes up from the street, with an approximately ten-foot difference between the
front and rear property lines; the lot also has a cross slope from right to left. The applicant is proposing to
demolish the existing dwelling and attached garage and build a new, two-story single-unit dwelling and
attached garage. The proposed floor area would be 2,856 SF (0.52 FAR) where 2,857 SF (0.52 FAR) is the
maximum allowed (includes covered porch and basement exemptions).
The new dwelling would contain four bedrooms. Two parking spaces, one of which must be covered, are
required for a four-bedroom house. The new attached one-car garage measures 10’ x 18’ (clear interior
dimensions) and provides the required covered parking space; one uncovered parking space (9’ x 18’) is
provided in the driveway. Staff would note that a Special Permit for an attached garage is not required since
the project includes replacing an attached garage in the same location on the lot (C.S. 25.10.035).
The subject property slopes upward approximately 10’-0” from the front to the rear of the property which as a
result affects the measurement of the overall building height. The proposed finished floor of the house is
9’-5” above average top of curb which closely matches the finished floor of the existing house (existing finished
floor is 1’-7” lower than proposed). A Special Permit is required for the proposed building height of 33'-7"
(Special Permit required for a height between 30 and 36 feet). All other zoning requirements have been met.
The site contains five landscape trees and with this application four of the existing, non-protected sized trees
would be removed. The proposed Planting Plan on sheet L1.1 shows eight new 24-inch box landscape trees
to be planted on-site. The Parks Division determined that three landscape trees are required on-site; therefore
as proposed the project exceeds the requirement of the tree reforestation ordinance. Currently, there are no
street trees in front of this property. The Parks Division notes that one street tree will be required to be planted
as part of this project.
The applicant is requesting the following applications:
• Design Review for a new, two-story single-unit dwelling and attached garage (C.S. 25.68.020
(C)(1)(a)); and
• Special Permit for building height (33’-7” proposed where 30’-0” is the maximum allowed) (C.S.
25.10.030 and 25.78.020(A)(1).
This space intentionally left blank.
Item No. 10c
Design Review Study Item
Design Review and Special Permit 1409 Castillo Avenue
-2-
1409 Castillo Avenue
Lot Area: 5,493 SF Plans date stamped: November 14, 2023
PROPOSED ALLOWED/REQ’D
Front Setbacks
(Att Garage):
(1st flr):
(2nd flr):
25’-0”
19’-4”
26’-6”
25’-0” (single car w/attached garage
15’-10” (block average)
20’-0”
Side Setbacks
(left):
(right):
4’-0”
6’-9”
4'-0”
4’-0”
Rear Setbacks
(1st flr):
(2nd flr):
38’-2”
38’-2”
15'-0”
20’-0”
Lot Coverage: 1,901 SF
34.6%
2,197 SF
40%
FAR: 2,856 SF
0.52 FAR
2,857 SF¹
0.52 FAR
# of bedrooms: 4 ---
Off-Street Parking:
1 covered
(10’-0” X 18’-0”)
1 uncovered
(9’ x 18’)
1 covered
(10’-0” X 18’-0”)
1 uncovered
(9’ x 18’)
Building Height: 33’-7” ² 30’-0”
Plate Height:
(1st flr):
(2nd flr):
9’-0”
8’-0”
9’-0”
8’-0”
Declining Height Envelope: Complies C.S. 25.10.055
¹ (0.32 x 5,493 SF) + 1,100 SF = 2,857 SF (0.52 FAR)
² Special Permit requested for building height (33’-7” proposed where 30’-0” is the maximum allowed;
Special Permit required for a height between 30 and 36 feet).
Summary of Proposed Exterior Materials:
• Windows: aluminum clad wood windows with simulated true divided lites
• Doors: aluminum clad wood front door; wood sectional garage door
• Siding: stained cedar shingles or synthetic alternative; stucco
• Roof: composite shingle roof
• Other: 2X wood fascia, 4X wood outrigger, 2X wood header, wood belly band
Staff Comments: None.
Design Review and Special Permit 1409 Castillo Avenue
-3-
Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the
City Council on December 6, 2021 are outlined as follows:
1. Consistency with any applicable design guidelines;
2. Compatibility of the architectural style with that of the existing character of the neighborhood;
3. Respect for the parking and garage patterns in the neighborhood;
4. Architectural style and consistency and mass and bulk of structures, including accessory structures;
5. Interface of the proposed structure with the structures on adjacent properties;
6. Landscaping and its proportion to mass and bulk of structural components; and
7. In the case of an addition, compatibility with the architectural style and character of the existing
structure as remodeled.
Required Findings for Design Review: Any decision to approve a Major Design Review application shall
be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such
determination, the following findings shall be made:
1. The project is consistent with the General Plan and is in compliance with all applicable provisions of
Title 25, all applicable design guidelines, all other City ordinances and regulations, and most
specifically, the standards established in the Design Review Criteria above, as applicable.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other
circumstances to accommodate the proposed development; and
3. The project is designed and arranged to provide adequate consideration to ensure the public health,
safety, and general welfare, and to prevent adverse effects on neighboring property.
Required Findings for a Special Permit: In order to grant a Special Permit for a second story balcony, the
Planning Commission must find that the following conditions exist on the property (Code Section 25.51.020
a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition
are consistent with the existing structure’s design and with the existing street and neighborhood;
(b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure
or addition are consistent with the existing structure, street and neighborhood;
(c) the proposed project is consistent with the residential design guidelines adopted by the city; and
(d) removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city’s reforestation requirements, and the mitigation for the removal that is proposed
is appropriate.
Catherine Keylon
Senior Planner
c. Antonia Mora, DTA Architecture, applicant and architect
Sean Cafferkey, property owner
Attachments:
Project Application
Special Permit Application
Notice of Public Hearing – Mailed December 1, 2023
Area Map
09.12.23
City of Burlingame Community Development Department 501 Primrose Road P (650) 558-7250 www.burlingame.org
City of Burlingame
Special Permit Application (R-1 and R-2)
The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Chapter 25.78).
Your answers to the following questions can assist the Planning Commission in making the decision as to whether
the findings can be made for your request. Refer to the end of this form for assistance with these questions.
1. Explain why the blend of mass, scale and dominant structural characteristics of the new
construction or addition are consistent with the existing structure’s design and with the existing
street and neighborhood.
2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the
proposed new structure or addition are consistent with the existing structure, street and
neighborhood.
3. How will the proposed project be consistent with the residential design guidelines adopted by
the City?
4. Explain how the removal of any trees located within the footprint of any new structure or
addition is necessary and is consistent with the City’s reforestation requirements. What
mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate.
SPECIAL PERMIT FOR HEIGHT
The existing house is a single unit dwelling (SUD) on an up-sloping lot, and will be razed entirely.
The new home will be an SUD similar in character to other homes on the block and in the
neighborhood. The proposed massing is two stories, with the second story tucked under the
roof with attic dormers, so as to NOT present a full second floor layer on top of the first.
The new structure will have a traditional primary gable roof with outcropping dormers, similar to the
traditional homes of the Easton Addition. The exterior finishes, wood trims, fascias and other wood
details, will be similar in scale and character as other traditional craftsman style homes, and as
encouraged by the Design Guidelines. The proposed height is exacerbated by the up sloping lot, and
therefore requires the Special Permit. Though 33'-7" above average top of curb, the house is actually only
approximately 27' above adjacent grade - similar to other typical two story homes.
The proposed meets the design review criteria established under the Burlingame Ordinances, as follows:
1. The structure is compatible in architectural style with that of the existing character of the neighborhood.
2. The proposed attached garage is similar to many of the existing attached garages in the neighborhood.
3. The architectural style, mass, and bulk is that of a traditional craftsman home in the Easton Addition, and as encouraged by the Design
Guidelines.
4. The proposed home will interface nicely with other residences on the block and will not infringe on the rights of other properties.
5. The proposed landscaping will all be new, and will be compatible in scale and character with the residential use and proposed structure.
There are no protected sized trees that will be removed as part of this project. The only trees
being removed are overgrown and woody. The new landscaping will include new landscape
trees, intended to meet or exceed the City's reforestation requirements and goals.
1409 Castillo Avenue
300’ noticing
APN: 027-174-070
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A0.0
Abbrev., Green measures,
Proj. Dat, Index, Directory,
Legend, Vicinity Map
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
Height
Fireproof
Foundation
Floor Drain
Fire Alarm
Fire Extinguisher
Footing
Face Of Stud
Face Of Finish
Face Of Conc
Glass
Grade
Galvanized
Gauge
Galvanized Iron
Hose Bib
Hollow Core
Inside Diameter
Hollow Metal
Insulation
Interior
Janitor
Joist Hanger
Finish
Lavatory
Laminate
Mounted
Minimum
Maximum
Membrane
Metal
Manufacturer
Nominal
Not To Scale
Not In Contract
Opening
Opposite
Overhang
On Center
J.H.
N.T.S.
E.P.Electrical Panel
EQ.
EQUIP.
ENCL.
EMER.
ELEV.
ELEC.
EA.
Equal
Equipment
Enclosure
Emergency
Elevation
Electrical
Each
O.H.
OPG.
OPP.
O.C.
Expansion JointE.J.
E.F.
DWG.
DN.
DIA.
DIM.
DET.
DEPT.
DBL.
Exhaust Fan
Drawing
Down
Diameter
Dimension
Department
Detail
Double
D.S.
CW
CONST.
CONC.
COMP.
CONT.
CORR.
CTR.
Cold Water
Downspout
Concrete
Composition
Construction
Continuous
Corridor
Center
MFR.
MTL.
MTD.
MIN.
N.I.C.
NOM.
JT.
JAN.
LT.
LAV.
LAM.
MEMB.
MAX.
Light
Joint
Approximately
Clean Out To Grade
Construction Joint
CLG.
CL.
COL.
CLR.
CEM
CAB.
C.O.T.G.
C.J.
C.B.
C.I.
C.
Cabinet
Column
Cement
Ceiling
Closet
Clear
Cast Iron
Catch Basin
Conduit
BM.
BOT.
BLKG.
BLDG.
BLK.
B.U.
ASPH.
ARCH.
BD.
Bottom
Blocking
Building
Beam
Block
Built-Up
Asphalt
Architectural
Board
HT.
I.D.
HR.
H.M.
H.C.
H.B.
INSUL.
INT.
Hour
FTG.
F.O.S.
GL.
GR.
GA.
G.I.
GALV.
Abbreviations
Asphalt Concrete
ADJ.
A.C.
A.B.
APPROX.
ALUM.
Adjustable
Anchor Bolt
Aluminum
F.D.
F.E.
FDN.
F.P.
F.A.
F.O.C.
F.O.F.
FIN.
WD.
W/O
WP.
WT.
Without
Waterproof
Weight
Wood
W/
W.C.
W
T.O.W.
T.O.S.
T.O.P.
U.O.N.
SUSP.
STRUC.
STD.
T.O.C.
Water Closet
With
Waste
Unless Otherwise
Top Of Sidewalk
Top Of Pavement
Top Of Concrete
Top Of Wall
Noted
Suspended
Structural
Standard
SHT.
SEC.
STA.
SPL.
SPEC.
SCHED.
S.S.
S.O.V.
S.C.
S.B.
RWD.
RM.
REQD
REINF.
REF.
R.W.L.
R.O.
RESIL.
Sewer System
Shut Off Valve
Section
Specification
Station
Splash
Sheet
Schedule
Solid Blocking
Rain Water Leader
Rough Opening
Solid Core
Redwood
Room
Resilient
Required
Reinforced
Refer To:
PTDF
PLWD.
PLAS.
P.LAM.
PL.
Plastic Laminate
Pressure Treated
Plywood
Plaster
Douglas Fir
Plate
E.N.End Nailing
Green Building Mandatory Measures Checklist will be submitted w/ Building
Permit submittal.
Walls with 2x6 and larger framing require R-19 insulation
Hot water piping insulation as specified in CPC Section 609.11
New Third party HERS verification for ventilation and indoor air quality
Water Efficiency and Conservation
Plumbing fixtures (water closets and urinals) will comply with the following:
1.The effective flush volume of all water closets will not exceed 1.28
gal/flush. 2022 CGC 4.303.1.1
2.The effective flush volume of urinals will not exceed 05. gal/flush. 2022
CGC 4.303.1.2 The fittings for faucets and showerheads shall meet the
following standards: 1.5 GPM for faucets and 2.0 GPM for showers. 2022 CGC
4.303.1.3 and 4.303.1.4
Enhanced Durability and Reduced Maintenance: 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 enforcing agency. 2022
CGC 4.406.1
Construction Waste Reduction, Disposal and Recycling: A minimum of 60% of
the non-hazardous construction demolition waste generated at the site will be
divertedto an offiste recycle, diversion, or salvage facility per City of
Burlingame Ordinance #1704 and 2022 CGC Section 4.408
Building Maintenance and Operation: An operation and maintenance manual
will be provided to the building occupant or owner. 2022 CGC 4.410.1
Fireplaces: Any gas fireplaces will be direct-vent, sealed-combustable type.
2022 CGC 4.503.1
Pollutant Control
1.At the time of rough installation, during storage on the construction site,
and until final startup of the heating, cooling and ventilation equipment, all
duct and other related air distribution components will be covered w/ tape,
plastic, sheet metal, or other methods acceptable to the enforcing agency to
reduce the amount of water, dust, or debris that may enter the system.
2022 CGC 4.504.1
2.Adhesives, sealants, and caulks used on the project shall follow local and
regional air pollution or air quality management district standards per 2022
CGC 4.504.2.1
3.Paints and coatings will comply with VOC limits per 2022 CGC 4.504.2.2
4.Aerosol paints and coatings will meet the Product-wighted MIR limits for
ROC and other requirements. 2022 CGC 4.504.2.3
5.Documentation provided that verifies compliance with VOC finish materials.
2022 CGC 4.504.2.4
6.Carpet system installed in the building interior will meet testing and
product requirements found in the 2019 California Green Building Code. 2022
CGC 4.504.2.2
7.Where resilient flooring is installed, at least 80% of the floor area receiving
resilient flooring will comply with the California Green Building Code
requirements. 2022 CGC 4.504.4
8.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. 2022 CGC 4.504.5
Interior Moisture Control: A capillary break will be installed if a slab on grade
foundation system is used per 2022 CGC 4.502.2. Bldg. materials with the
visible signs of water damage will not be installed. Wall and floor framing will
not be enclosed when the framing members exceed 19% moisture content.
Moisture content will be verified prior to finish material being applied per 2022
CGC 4.505.3.
Green Building Measures
General Notes
These Drawings and their content are and shall remain the property of
Dreiling Terrones Architecture whether the project for which they were
prepared is executed or not. They are not to be used by any person other
than the Owner or for any other project or extension to this project
except by agreement in writing with the Architect.
The Architect expressly reserves his common law copyright and other
property rights relating to these Drawings and their content. These
Drawings are not to be reproduced, altered or otherwise modified in any
manner whatsoever except by the Architect. These Drawings and their
content may not be assigned to a third party without written consent of
the Architect. In the event of unauthorized use of these Drawings by a
third party, the third party shall hold harmless and indemnify the
Architect.
These Drawings are an instrument of services performed by the Architect
for the benefit of the Owner. They are intended for use in a negotiated
construction contract and, therefore, may not detail or specify all
materials, manufacturers or assemblies. Details, assemblies and products
commonly known to be industry standard for any given trade may not be
fully detailed or specified. Where necessary, the Contractor shall provide
samples, data, product literature as required to assist the Owner or the
Owner's agent in making selections. For the purpose of estimating items
not fully detailed the Contractor shall provide an allowance amount and so
condition such estimates. The Owner and/or Contractor shall submit to
the Architect, in writing, any requests for modifications to the plans or
specifications by means of shop drawings, samples or other means as
appropriate. Shop drawings that are submitted to the Architect for review
do not constitute "in writing" unless it is brought to the attention of the
Architect that specific changes are being suggested.
No guarantee for quality of construction is implied or intended by these
Documents. The Contractor shall assume full responsibility for any
construction deficiencies.
The Owner and Contractor shall hold harmless, indemnify and defend the
Architect from any action initiated by the initial Owner, or any subsequent
owner, for construction deficiencies, modifications, substitutions,
maintenance or any such condition which is beyond the control of the
Architect.
All Contract Documents described in the Construction Contract shall be
considered one document and are intended to be used as one document.
Contractor and all sub-contractors shall review all documents prior to
bidding. Sub-contractors are responsible for any information pertaining to
their work no matter where it may occur in these Documents.
It is the intent of these Documents to provide for the construction of a
moisture proof enclosure of interior space. If the Owner, Contractor or
any Sub-contractors become aware of any assembly or condition, either
shown in the Drawings or constructed on-site, which does not, in their
opinion, satisfy this intent, it is their responsibility to notify the Architect
within a reasonable amount of time so that the condition or assembly can
be reviewed, and, if necessary, modifications can be made to the
Documents or to the Work without impacting the progress of the Work.
All information pertaining to the site shall be, and shall remain, the
Owner's responsibility. This information shall include legal description, deed
restrictions, easements, site survey, topographic survey, location of
existing improvements, soils report, and all related data.
Code Compliance
All work shall comply with applicable codes and trade standards including
but not limited to the latest adopted edition of the following:
2022 California Building Codes, 2022 Residential Building Code (where
applicable), 2022 California Mechanical Code, 2022 California Electrical
Code, 2022 California Plumbing Code, including all amendments as adopted
in Ordinance 1989, and 2022 California Energy Efficiency Standards (Title
24), including Cool Roof requirements.
All applicable state and local codes, ordinances, legislation, as adopted by
the Town of Hillsborough at time of permit application. This includes the
2022 Reach Code Ordinance #1979.
It is the Contractors responsibility to identify and familiarize himself with
current codes and ordinances including local variations on national or
regional codes Requirements of adopted codes shall supersede any
conflicting requirements defined in these Documents. When a conflict is
suspected the Contractor shall so advise the Architect in writing within a
reasonable time so that the conflict, if it exists, can be resolved without
impacting the progress of the Work.
The Contractor shall include and implement all pertinent requirements of
this project as set forth in any conditions of approval attached to the
project by governing agencies. These conditions shall become a part of the
Contract Documents.
Site Examination
The Contractor shall thoroughly examine the site and satisfy himself as to
the conditions under which the Work is to be performed. The Contractor
shall verify at the site all measurements and conditions affecting his work
and shall be responsible for same unless brought to the attention of the
Owner or his agent prior to proceeding with the Work.
Dimension Control
It is the responsibility of the Contractor to check and verify all conditions,
dimensions, lines and levels alignments indicated; proper fit and attachment
of all parts is required. Should there be any differences between the
Documents and the actual conditions, the Contractor shall notify the Owner
or his agent in writing for clarification and/or adjustment. In the event of
failure to do so, the Contractor shall be responsible for corrections required
or subsequent changes occurring as a result of these differences.
Note to Subcontractors: Location of many items or assemblies is critical for
alignment of other assemblies which may be installed by other trades and
which may not be installed at the time of installation of your work. All
Sub-contractors shall review the manner in which their work fits, aligns or
comes into contact with work of other trades. The Contractor and each
Sub-contractor shall review all Documents and will be responsible for
information contained at any location within the Documents which pertains
to their work. Deficiencies resulting from failure to do so will be removed
and corrected at Contractors expense.
All dimensions and conditions shall be checked and verified, both in the
Documents and on the job, by each Sub-contractor before they proceed
with their work. Any errors, omissions, discrepancies or deficiencies shall be
brought to the attention of the General Contractor prior to proceeding with
the Work. The Contractor shall notify the Owner in writing for resolution.
No person shall erect (including excavation and grading), demolish, alter, or
repair any building or structure other than between the following hours except
in the case of urgent necessity in the interest of public health and safety, and
then only with prior written approval from the Building Official, which approval
shall be granted for a period not to exceed three days. Holidays are the first
day of January, the third Monday of January, the third Monday of February,
the last Monday of May, the fourth day of July, the first Monday of September,
the second Monday of October, the eleventh day of November, the fourth
Thursday in November and the twenty-fifth day of December. If the first day
of January, the fourth day of July, the eleventh day of November, or the
twenty-fifth day of December falls upon a Sunday, the following Monday is a
holiday.
Construction hours per Burlingame Municipal Code Section
Monday through Friday:8AM to 7PM
Saturdays:9AM to 6PM
Sundays and Holidays:No work
Construction hours in the City Public right-of-way are limited to weekdays
and non-City Holidays between 8:00 AM and 5:00 PM.
Construction Hours Project Data
Zoning R-1
Occupancy R-3 (Single family
dwelling with garage)
Building Code 2022 CBC
Construction Type V-B
Stories 2
(E) Lot Area 5,493 s.f
(N) Residence & Garage 1,683 s.f
Lot Coverage Percentage
Proposed:1,683 s.f / 5,493 s.f =30%
Max Lot Coverage Allowed:40%
First Floor / Garage 1,683 s.f
Second Floor 1,173 s.f
Total Living space 2,856 s.f
(5,493) x (.32) + 1,100 =2,857 s.f
Sheet Index
Architectural
A0.0 Directory, Vicinity Map, Abbreviation, General
Notes, Index
SU-1 Topographic Survey
A1.0 Block Average Calculation
A1.1D Demo Site Plan
A1.1 Site Plan
A1.2 Site Utility Pan
A2.0 Area Calculations
A2.1 Floor Plans: First Floor
A2.2 Floor Plans: Second Floor
A2.3 Floor Plans: Basement / Garage
A3.1 Roof Plans
A4.1 Exterior Elevations
A4.2 Exterior Elevations
A5.1 Sections
Landscape
L1.1 Landscape Plan: Vegetation
L1.2 Planting Pictures
L1.3 MWELO Forms
L2.1 Landscape Plan: Irrigation
Erosion Control
BMP1.1 Best Management Practices
Project Directory
Owner / Builder:
1409 Castillo Way
Burlingame, CA 94010
Architect
Richard Terrones
1103 Juanita Avenue
Burlingame, CA 94010
Voice:(650) 696-1200
Cell: (650) 759-1211
Fax: (650) 343-9685
Legend
#
#
#
#
SHT
#
SHT
Grid Number
Door Number
Keynote
Detail
Sheet Number
Section
Sheet Number
Interior Elevation
Sheet Number
New wood / framed wall
Object to be demolished
Line of object above
Fence line
Center line
Scope of Work
- Demo existing residence
- Construct new 2 story residence
- Deferred Submittal for New fire sprinkler system
Vicinity Map
New Residence at
Cafferkey Residence
1409 Castillo Way
Burlingame, California
APN # 027-174-070
Project Location
1409 Cafferkey way
Indoor Air Quality and Exhaust
1.Exhaust fans that are ENERGY Star-compliant, ducted, and that terminate
outside the building will be provided in every bathroom. 2022 CGC 4.506.1
2.Unless functioning as a component of a whole-house ventilation system,
fans must be controlled by a humidistat. 2022 CGC 4.506.1
Environmental Comfort
The heating and air-conditioning system has been sized, designed, and have
their equipment selected using the following methods:
1.Heat Loss/Heat Gain values in accordance with ANSI/ACCA 2 Manual
J-2016 or equivalent;
2.Duct systems are sized according to ANSI/ACCA 1, Manual D-2016 or
equivalent;
3.Select heating and cooling equipment in accordance with ANSI/ACCA 3,
Manual S-2014 or equivalent. 2022 CGC 4.507
Installer Special Inspector Qualification: HVAC system installers will be trained
and certified in the proper installation of HVAC systems and equipment by a
recognized training/certification program per 2022 CGC 702.1. When required
by the enforcing agency, shall employ Special Inspectors. 2022 CGC 702.2
Verification: Upon request, verification of compliance w/ this code may include
construction documents, plans, specifications, builder/installer certification,
inspection reports, or other methods acceptable to the Building Div that show
substantial conformance w/ the 2022 Code requirements. 2022 CGC 703.1
Commencement of work by any Sub-contractor shall indicate a knowledge
and acceptance of all conditions described in the Documents or existing on
site which could affect their work.
All dimensions take precedent over scale. Where dimensions are not entirely
clear the Contractor shall notify the Architect and request clarification.
DRAWINGS SHALL NOT BE SCALED.
Moisture Protection During Construction
Should any special situations or climatic conditions occur during
construction the Owner, Contractor and Sub-contractors shall so notice and
implement any measures required to assure the protection of materials and
assemblies.
The Contractor shall take all necessary measures to protect new or existing
construction and materials from damage due to weather or any other
adverse conditions.
Any hidden conditions that require work to be performed beyond the scope
of the building permit issued for these plans may require further City
approvals including review by the Planning Commission
No existing tree over 48 inches in circumference at 54 inches from base of
tree may be removed without a Protected Tree Permit from the Parks
Division.
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
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 and Recycling plan and
meet requirements; any partial or full demolition of a structure, interior or
exterior, shall require a demolition permit
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
Per SB 407 (2009), all non-compliant plumbing fixtures shall be replaced
with water conserving fixtures.
B
e
nito Ave
Alvara
d
o Ave Hillside Dr.M
o
ntero Ave
C
astillo Ave
C
arlos Ave
C
olu
m
b
us Ave
D
esoto Ave
Poppy DrEaston DrHale Dr#
SHT
#
SHT
Concrete Wall
1
1
Castillo Ave.
1401
(Corner not included)
1409 1417 1425 1427 1429 1431
2501
(Corner not included)± 15'-11"± 19'-5"± 26'-8"± 15'-6"± 12'-6"± 11'-5"(E) Concrete sidewalk
Property line refer to site plan
Corner lot not included in
calculations
Corner lot not included in
calculations
Least existing front setback not
included in calculations
Greatest existing front setback
not included in calculations
Project Location 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A1.0
Block Average Calcs.
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
Block Average Calcs.
Address Distance Description
Project address
Greatest existing front setback (not
used)
1409 Castillo 15'-11"
1417 Castillo 19'-5"
1425 Castillo 26'-8"
1427 Castillo 15'-6"
1429 Castillo 12'-6"
1431 Castillo 11'-5"Least existing front setback (not
used)
63'-4" / 4 =15'-10" (N) Front SetbackTotal:
Note:
The R1 zoning district requires the front setback line for any new structure
to be the average of the actual front setback of such existing structures,
including the existing structure on the subject property, located on the same
side of the same block, if such average exceeds 15 feet. The measurment
shall be taken from the front property line to the nearest wall or covered
projection of any existing structures.
Excluded from the average front setback calculation shall be corner lots and
the least and greatest existing front setbacks. For blocks that contain fewer
than five parcels, the average front setback shall be based on the interior
lots.
1
Concrete Sidewalk Concrete Curb Site Demolition Plan
1/8" = 1'-0"1 Castillo Ave.
Adjacent House
Upper Level
Adjacent Existing
Garage
Adjacent Existing
Garage
Lot 4 Lot 5Lot 3
Lot 14
Lot 15
Lot 12
SSMH
SSCO
SSMH
S34°56'00" W
122.07'N55°04'00" W45.00'JP
JP
10' Alley6' Alley45.00'N55°04'00" WSSCO
W
SSMH
E G
(E) Residence to be
removed
Demo / Remove (E) planters
(E) Wood fence to remain
(E) 12" Tree to remain
Remove (E) 8" Tree
Remove (E) multi-trunk tree
Demo / Remove (E) Conc.
walkaway throughout
(E) Wood fence to remain
Remove (E) 18" Tree
Demo (E) block retaining wall
Demo (E) conc. walkway
Demo (E) porch and steps
Demo / Remove (E) Concr. driveway
and walkway
Demo / Remove (E) gas meter Cap
line bellow ground
Demo / Relocate (E) Electrical meter.
Ref. site utility plan for (N) location
Relocate (E) Water meter. Ref. site
utility plan for (N) location
Remove / Replace (E) wood fence
122.07'
N34°56'00" E 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A1.1D
Site Plan Demo Plan
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
1.Topographic information used for design and represented in these
Documents has been obtained entirely from boundary and
topographic survey prepared by others. The Architect bears no
responsibility for accuracy of this information.
2.Design contours and drainage shown are schematic only and shall
not be taken to represent final grading and drainage plans.
3.Refer to Floor Plans and Sections for all dimensional information.
4.Existing landscaping shall be protected as required to prevent any
damage to plants and trees unless specified for removal in plans or
by Owner.
5.Existing finish grades shall be restored upon completion of
construction unless changes are specified in the Drawings.
6.The work zone limits are shown on the plans. The Contractor shall
confine all operations, including delivery of materials, to the Work
Zone unless explicit agreement has been made with the Owner.
7.Roadways shall be maintained clear of construction equipment and
materials at all times.
8.The Contractor shall notify all adjacent tenants and the Property
Owner on days when deliveries or other operations may impact
areas outside the Work Zone.
9.The contractor shall maintain a clean work site. Construction debris
and materials to be recycled shall be removed in a timely manner.
Construction equipment and materials awaiting installation shall be
stored in an orderly manner that reduces both damage to materials
and reduces the visual impacts of the work site to the surrounding
neighborhood.
10.Dust control measures shall be implemented as necessary. Measures
may include watering, application of ground treatments, placement
of rock and any other measure required to reduce or eliminate
excessive dust.
11.The minimum front setback requirement is 15'-0" to 1st floor and
20'-0" to 2nd floor, or the block average, whichever is greater.
12.Addresses and Numbers shall contrast with their background, shall
be min. of 1/2" stroke by 4" high. The power of such illumination
shall not be normally switchable. City of Burlingame Municipal Code
18.08.010
Site Notes
Concrete Sidewalk Curb Proposed Site Plan
1/8" = 1'-0"1 Castillo Ave.5% slope
Adjacent House
Upper Level
Adjacent Existing
Garage
Adjacent Existing
Garage
Lot 4 Lot 5Lot 3
Lot 14
Lot 15
Lot 12
SSMH
SSCO
SSMH
S34°56'00" W
122.07'N55°04'00" W45.00'JP
JP
JP
(N) Patio
Driveway
10% slope
10' Alley6' Alley(N) Wood fence and gate max 6'
tall with lattice
Up
(N) Concrete retaining wall
(E) 12" Tree to remain
(N) Wood fence and gate max
6' tall with lattice
SSCO
W
SSMH±6'-9"Side Setback±4'-0"Side SetbackReplace all curb, gutter, driveway and sidewalk fronting property. Coordinate with City for encroachment permit±19'-4"
Front Setback
±57'-5"±38'-2"
Rear Setback
(N) Concrete walkway,
landing, steps & walkway
25'-0"
Front Setback
±58'-11"±38'-3"
Rear Setback
D.S
122.07'
N34°56'00" E
D.S
D.S
D.S
D.S
D.S
7% slope
7% slopeUp
Dn.
(N) Concrete low wall
Dn.
5% slope
(N) Gravel path
(N) Concrete slab
BBQ.
Seat wall
(N) Lawn
±12'-4"Side SetbackP.A
P.A
(N)
PorchNew
4 Bedroom / 3 Ba.
Main Residence
EL: 129.08'
(2836 s.f)
Garage
EL: 120.08'
D.S
2% slope
5% slope
EL: 128.83'
Up
Up
45.00'N55°04'00" WP2: 9'-0" x 18'-0"P1: 10'-0" x 18'-0"
±7'-2"±25'-11"±6'-9"Side Setback1
1
(N) Driveway, construct with
permeable pavement refer
to detail 2
-
(E) City tree location, Big
Leaf Maple tree, ± 3'-0"
trunk dia.
(E) Monterrey Pine,
located on neighbors yard,
(E) tree is cut back to
neighbors property do to
overhead lines
Dn.1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A1.1
Site Plan
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
1.Topographic information used for design and represented in these
Documents has been obtained entirely from boundary and
topographic survey prepared by others. The Architect bears no
responsibility for accuracy of this information.
2.Design contours and drainage shown are schematic only and shall
not be taken to represent final grading and drainage plans.
3.Refer to Floor Plans and Sections for all dimensional information.
4.Existing landscaping shall be protected as required to prevent any
damage to plants and trees unless specified for removal in plans or
by Owner.
5.Existing finish grades shall be restored upon completion of
construction unless changes are specified in the Drawings.
6.The work zone limits are shown on the plans. The Contractor shall
confine all operations, including delivery of materials, to the Work
Zone unless explicit agreement has been made with the Owner.
7.Roadways shall be maintained clear of construction equipment and
materials at all times.
8.The Contractor shall notify all adjacent tenants and the Property
Owner on days when deliveries or other operations may impact
areas outside the Work Zone.
9.The contractor shall maintain a clean work site. Construction debris
and materials to be recycled shall be removed in a timely manner.
Construction equipment and materials awaiting installation shall be
stored in an orderly manner that reduces both damage to materials
and reduces the visual impacts of the work site to the surrounding
neighborhood.
10.Dust control measures shall be implemented as necessary. Measures
may include watering, application of ground treatments, placement
of rock and any other measure required to reduce or eliminate
excessive dust.
11.The minimum front setback requirement is 15'-0" to 1st floor and
20'-0" to 2nd floor, or the block average, whichever is greater.
12.Addresses and Numbers shall contrast with their background, shall
be min. of 1/2" stroke by 4" high. The power of such illumination
shall not be normally switchable. City of Burlingame Municipal Code
18.08.010
Site Notes
Legend
W Water Meter
B Backflow Preventer
E Electric Meter
Cold Water Line
Sanitary Sewer Line
Electric LinePermeable Pavement
N.T.S2
Typ. No. 8, 89 or 9 aggregate in
openings
Concrete pavers min. 3 1/8 in. thick
(for vehicular traffic)
Curb / edge resistant with cut-outs
for overflow drainage
Bedding course 11/2 to 2 in. thick
(typ. NO. 8 aggregate)
4 in. thick No. 57 stone open graded
base
Geotextile on top and sides of
subbase under/beyond curb
Min. 6 in. thick No. 2 stone
subbase
Soil subgrade
Notes:
1.2 3/8in. thick pavers may be used in pedestrian and residential
applications.
2.No. 2 stone subbase thickness varies with design
3.No. 2 stone may be substituted w/ No.3 or No. 4 stone
1
1
D.S
Concrete Sidewalk Concrete Curb Site Utility Plan
1/8" = 1'-0"1
5% slope
Adjacent House
Upper Level
Adjacent Existing
Garage
Adjacent Existing
Garage
Lot 4 Lot 5Lot 3
Lot 14
Lot 15
Lot 12
SSMH
SSCO
SSMH
122.07'
N34°56'00" EN55°04'00" W45.00'JP
JP
JP
(N) Lawn
Driveway
10' Alley6' AlleyNew
Porch
45.00'N55°04'00" WSSCO
W
SSMH Replace all curb, gutter, driveway and sidewalk fronting property. Coordinate with City for encroachment permit±12'-4"Side SetbackE
±19'-4"
Front Setback
±57'-5"±38'-2"
Rear Setback
CO Castillo Ave.±6'-11"Side Setback±4'-0"Side Setback(N) Water meter location, min. 1"
water meter
(N) Storm drain catch basin
Abandoned water service line shall be
disconected at the main, and per city
requirments. New service shall be installed per
city requirements and via encroachment permit
W
25'-0"
Front Setback
slope
slope
(N) Electrical panel location.
Coordinate with PG&E for (N)
services
Plug existing sanitary sewer lateral connections and
install a new 4" lateral and wye to existing main in
Alley. Abandoned sewer lateral shall be disconnected
at the main and per city requirements
slope
Dn.
D.S
(N) Patio
10% slope
7% slope
7% slopeUp
Dn.BBQ.
Seat wall
B
EL: 128.83'
D.S
Up slope
slope
New
4 Bedroom / 3 Ba.
Main Residence
EL: 129.08'
(2836 s.f)
2% slope
D.S
5% slope
D.S
Garage
EL: 120.08'
D.S
(3) Storm drain outlet holes in face
of curb
Perf. storm drain pipe at base of
basement retaining wall
Up Up
P2: 9'-0" x 18'-0"P1: 10'-0" x 18'-0"
1
1
1
±7'-2"
1
Dn.1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A1.2
Site Utility Plan
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
Public Work Notes
1.Any work in the City right-of-way, such as street, sidewalk area,
public easements, utility easements, or use of the right-of-way such
as placement of debris box or construction parking is required to
obtain an Encroachment Permit prior to starting work. For
requirements related to issuance of City Encroachment Permit, visit
the City of Burlingame website. Work without the benefit of an
encroachment permit will be charged double the permit fee. It is the
applicant's responsibility to obtain all required permits. Porta potty's
are not allowed to be placed in the City right-of-way.
2.All work within City right-of-way shall comply with City Standards
and Details. Standard Details are available at the City of Burlingame
website.
3.Public Work Construction hours in the City Public right-of-way are
limited to weekdays and non-City Holidays between 8am and 5pm.
This includes construction hauling. If applicant / contractor wishes to
work beyond the normal construction hours, a waiver of working hour
may be submitted to the public works department ten (10) days in
advance for review and approval by public works and building
department.
4.Per Municipal Code section 18.08.090, no storm water or
underground water draining from any lot, building, or paved area
shall be allowed to drain to adjacent properties nor shall this water
be connected to the City's sanitary sewer system. Regardless of the
slope of the source property, such water shall drain to either artificial
or natural storm drainage facilities by gravity or pumping.
5.All water line connections to City water mains for services or fire line
protection are to be installed per City standard procedures and
material specifications. Contact City Water Department for connection
fees. If required, all fire services and services 2" and over will be
installed by builder. All underground fire service connections shall be
submitted as separate Underground Fire Service permit for review and
approval.
6.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 Building Permit and the backwater device must be placed
on private property.
7.The sanitary sewer lateral (building sewer) shall be tested per
Ordinance Code Chapter 15.12. A encroachment permit for the Sewer
Lateral Test is required. A PASSED sewer lateral test certificate must
be in place prior to final of Building Permit.
8.The sanitary sewer lateral from the accessory dwelling unit shall be
connected to the existing lateral on private property side per
municipal code 15.08.050, no sublateral to the main sewer is
permitted.
9.The project shall comply with the City's NPDES permit requirements
to prevent storm water pollution. All construction work shall be done
in accordance with the most current APWA-AGC Standard
Specifications for Public Works Construction, the California
Stormwater Quality Association's Stormwater Best Management
Practice Handbook, and the City of Burlingame Stormwater
Management and Discharge Control Ordinance (Municipal Code
Chapter 15.14). A copy of the Stormwater Construction Best
Management Practices can be found at http://www.flowstobay.org
Upon completion of the work, all stormwater protection measures
shall be entirely removed and the right of way shall be left in as
presentable a condition as existed before work started. Please be
aware that during winter months (October 15th to April 15th)
applicant c/contractor are responsible to remove projects stormwater
inlet protection devices (sandbags/filters/etc.) in the public right of
way to prevent flooding during rain events, and reinstall devices once
the rain event ends. All private property stormwater protection
measures must be protected and repaired after each rain event.
10.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.
11.It is the responsibility of the owner and/or contractor to notify
Underground Service Alert (USA) at least 48 hours before the start of
any excavation work.
12.No permanent structures (retaining walls, fences, columns, mailboxes,
etc.) shall be built beyond the property line and into the public
right-of-way.
13.The design and installation of the fire service line shall follow City of
Burlingame Water System Standard Specifications and Standard
Drawings and directions from the Water Yard.
14.Based on the scope of work, this is a “Type I” project that requires a
Stormwater Construction Pollution Prevention Permit. This permit is
required prior to issuance of a Building Permit. An initial field
inspection is required prior to the start of any construction (on
private property or in the public right-of-way).
15.For projects in the Burlingame Plaza, Broadway, and the Burlingame
downtown districts; construction in the public right-of-way is
prohibited during the holiday shopping moratorium period, from first
Saturday of November through the first Saturday after new years day.
16.For downtown Burlingame Avenue projects, per City of Burlingame
municipal code 12.05, any work within the public right of way shall
require approval from the public works department and sjhall comply
with the following special conditions, specifications, details, and
constructions moratorium.
17.For projects facing El Camino Real: Any work in the caltrans right of
way, such as street and sidewalk area is required to obtain an
encroachment permit from Caltran prior to start of work. It is the
applicants responsibility to obtain all required permits.
18.For new single family or substantial remodels (greater than 50%
remodel/ addition): show on the site plan - (1) Replacement of all
curb, gutter, driveway and sidewalk fronting site, (2) plug all existing
sewer lateral connections and install new 4" or 6" lateral to sewer
main including wye, (3) new water service to water meter, and when
applicable, (4) water lines above 2" and all fire services of any size
are to be installed by applicant and per city standard procedures and
specifications.
20.For remodel projects (less than 50% remodel) All damaged and
displaced curbs, gutter, sidewalks and driveway approach fronting site
must be replaced prior to final of building permit. A pre inspection by
public works of the condition of the sidewalk is recommended, but
not required. However if a pre-inspection is not conducted, the
applicant / contractor waives the right to contest the limits of the
repairs caused by the construction activities.
21.Front landscape (hardscape) improvements that are not shown on the
plans, this will be subject to a public works inspection prior to
building permit final to confirm that no encroachment existing beyond
the property line.
Legend
W Water Meter
B Backflow Preventer
E Electric Meter
Cold Water Line
Sanitary Sewer Line
Electric Line
Impervious Areas
Location Description Area
Main residence,
Garage, Porch
Driveway,
Walkways, Patio
Foot Print Area
Foot Print Area
1,806 s.f
1,330 s.f
Proposed Impervious
Areas
3,136 s.f
(57% of 5,498 s.f
lot)
Storm Drain Line
1
Fire Division Notes
1.Provide a fire sprinkler system throughout building. Fire sprinkler
plans shall be submitted under seperate permit through the fire
department for approval prior to instalation.
2.Minimum water meter size shall accomadate both domestic and
fire sprinkler system demand totals.
3.Fire flow shall meet fire requirements of California Fire Code
Apendix B. Fire flow for residential buildings less than 3600 sq.ft
shall be provided at 1,000 gpm unless protection by an
automatic fire sprinkler system then it may be reduced by 50%
contact Burlingame Engineering Department.
1
Storm Water Mitigation Measures:
1.All downspouts shall drain to planting areas.
2.Any new paving shall be sloped to drain into
planting areas.
3.No drainage shall flow to adjacent properties.
4.Construct driveway with permeable pavement
1
Roof Drainage:
Refer to Roof Plan for all new downspouts from Roof.
All Downspouts shall flow into new landscape planting
areas. All landscape planting areas are sloped with
sufficient grade to maintian drainage within the
property.
1
First Floor Plan - Area Calculations
1/8" = 1'-0"2
P1
A2
A4A5
A8
A7
A6
A9
A1A3
1 2 3 4 5 6 7
A
B
C
D 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A2.0
Floor Plans:
Area Calculations
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
Basement Floor Plan - Area Calculations
1/8" = 1'-0"3
Crawlspace
L1L2
G1
1 2 3 4 5 6 7
A
B
C
D
Second Floor Plan - Area Calculations
1/8" = 1'-0"1
B1
B2
B4 B3B6
B5
B7
B8
1
1
2
2
3
3
4
4
5
5
6
6
7
7
A A
B B
C C
D D
Floor Area
Label Description
B1 Primary Bedroom
Area
343 s.f
B2 Primary Bathroom 107 s.f
B3 Bedroom #2 261 s.f
B4 Bedroom #3 179 s.f
B5 Hall Bath 78 s.f
Laundry Room 41 s.f
Hallway 78 s.f
Stairs 86 s.f
1,173 s.f
B6
B7
B8
Label Description
A1 Foyer / Powder Room / Closet
Area
140 s.f
A2 Bedroom #4 241 s.f
A3 Hallway / Mudroom / Pantry 64 s.f
A4 Kitchen 316 s.f
A5 Living Room 283 s.f
Dining Room 142 s.f
Mudroom / Rear Porch 134 s.f
Stairs / Closet 85 s.f
A6
A7
A8
Stairs 36 s.fA9
Porch (Exempt) refer. (25.30.600)-1 124 s.fP1
1,683 s.f
Label Description
G1 Garage
Area
242 s.f
L1 Basement (Exempt) refer. (25.30.600)-2 600 s.f
L2 Utility Closet (Exempt) refer. (25.30.600)-3 54 s.f
785 s.f
Total 2,856 s.f
25.30.600
1.Covered porches or decks on the first floor totaling 200 square
feet or less which face a street and are not located on the rear of
the dwelling.
2. Basements up to 600 square feet in area with a ceiling height of
seven feet or greater if it meets both of the following standards:
i.The top of the finished floor above the basement is less than
two feet above existing grade; and
ii No part of the basement is intended or used for parking.
3.Lower floor or basement of 100 square feet or less solely used for
mechanical equipment.
a.Crawl space between the surface of the ground or floor and the
bottom of the first floor joists that measures less than seven feet
in height.
Exmpt Areas
Kitchen
Up
Living
Room
Mud
Room Dining
Room
Cl.
Ba. #3 Bedroom
#4
Pwdr.
Cl.
Mud /
Pantry
Dn.
Foyer
Queen: 60"x80"
57'-3"
9'-0"7'-11"12'-8"9'-11"5'-9"5'-7"3'-6"34'-1"5'-11"8'-2"36'-11"
Cl.
11'-11"
Dn.
Porch
1
1
2
2
3
3
4
4
5
5
6
6
7
7
A A
B B
C C
D D
22'-4"8'-4"20'-8"8'-4"11'-0"58'-10"
1'-7"Step Dn.1
A5.1
1
A5.1
2
A4.1
2
A5.1
2
A5.1
4
A4.2
1
A4.1
3
A4.2 15141312111098 7 6 5 4 3 2 19101112131487654321 Planter boxRidge
Roof of Garage
Dn.
Cased Opening
R.
Rear
Porch
17'-7"25'-9"Guardrail
Guardrail
Dn.
7'-2"2'-1"6'-2"4'-11"
6'-5"
Floor Plan - First Floor
1/4" = 1'-0"1 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A2.1
Floor Plans : First Floor
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
Coordinate in Field w/ Architect for all trims, fixtures & accessories not
shown, and for critical alignments of openings, trims and millwork.
All dimensions given take precedence over scale. Contractor shall not scale
drawings to determine dimensions without consulting with the Architect.
Incorrect dimensions and resulting construction deficiencies due to scaling
of Documents by the Contractor are the Contractor's responsibility and
required corrections will be performed at the Contractor's expense.
Critical alignments may occur between items installed by different trades.
Contractor to note all such items and notify affected trades. Subcontractors
shall review Documents and identify all such items that affect their work in
any way. Contractor shall review all dimensions for accuracy prior to
construction.
Dimensions given are to face of stud unless otherwise noted. Variations
include:
C : Centerline
FOF: Face of Finish
Contractor to coordinate framing to accommodate recessed fixtures and
other items with critical locations.
Repeating items or assemblies may not be noted or dimensioned at all
locations where repetition is obvious.
Refer structural details for location of special floor and wall framing, special
connections.
Adhesives, sealants, and caulks used on the project shall follow local and
regional air polution or air quality management district standards. 2022
CGC sec 4.504.2.1
Exterior bearing walls less than five feet from the property line will be built
of one-hour fire-rated construction. 2022 CRC Table R302.1(1) § or 2022
CBC, Table 602)
Provide positive drainage for all roof surfaces. Provision shall be tested by
application of water at all areas.
Roof shall be installed per Roof Manufacturer's standards such that all
warranties are maintained. Contractor shall note any conflicts between Roof
manufacturer's instructions and requirements of these drawings.
Roofing substrate, base sheets and any installed components shall be fully
protected from subsequent construction activities until completion of
project. Contractor shall provide temporary protection for all roof
components where subsequent work may occur.
Contractor shall protect all roof components from exposure to sunlight
where such exposure may damage materials. Installation of felts or base
sheets shall be covered immediately by either subsequent roof layers or
protective materials to avoid exposure to sun or general drying of materials.
Contractor shall fully seal all roof penetrations per roof manufacturer's
specifications. Provide flashing, counter flashing, coping and reglets as
necessary to ensure positive drainage across all surfaces. Gutters shall be
fully soldered.
Fire sprinkler plans shall be submitted under separate permit through the
fire department for approval prior to installation.
Floor Plan Notes
New wood / framed wall
One-hour rated wall (5/8" type 'X'
interior sides w/ 7/8" stucco exteriors
New concrete Wall
Legend
Line of object above
1
Primary
Bedroom
#1
King: 76"x84"Bedroom #2
Bedroom
#3
Ba. #1 Ba. #2
Cl.
Cl.
Laundry Cl.Cl.
Full: 53"x72"
7'-5"
8'-4"
57'-3"7'-11"25'-9"7'-2"11'-10"5'-2"4'-1"8'-4"
11'-1"9'-6"
6'-0"3'-10"10'-10"
Desk
Ridge
Ridge
28'-4"20'-8"
1
1
2
2
3
3
4
4
5
5
6
6
7
7
A A
B B
C C
D D3'-1"5'-10"7'-3"7'-9"3'-1"5'-1"34'-1"25'-9"2'-10"3'-4"7'-11"3'-5"8'-4"W/D
Dn.
1'-7"
1
A5.1
1
A5.1
2
A4.1
2
A5.1
2
A5.1
4
A4.2
1
A4.1
3
A4.2
Line of dormer roof
above - refer elevations 16151413121110987654321Line of wall below
Line of wall below
Desk
Desk
Queen: 60"x80"Area under roof,
Ceiling height < 6'-8", typ.3'-5"7'-11"19'-3"3'-4"Line of dormer roof
above - refer elevations
Centerline of vaulted ceiling
Garage Dormer
Floor Plan - Second Floor
1/4" = 1'-0"1 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A2.2
Floor Plans : Second Floor
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
Coordinate in Field w/ Architect for all trims, fixtures & accessories not
shown, and for critical alignments of openings, trims and millwork.
All dimensions given take precedence over scale. Contractor shall not scale
drawings to determine dimensions without consulting with the Architect.
Incorrect dimensions and resulting construction deficiencies due to scaling
of Documents by the Contractor are the Contractor's responsibility and
required corrections will be performed at the Contractor's expense.
Critical alignments may occur between items installed by different trades.
Contractor to note all such items and notify affected trades. Subcontractors
shall review Documents and identify all such items that affect their work in
any way. Contractor shall review all dimensions for accuracy prior to
construction.
Dimensions given are to face of stud unless otherwise noted. Variations
include:
C : Centerline
FOF: Face of Finish
Contractor to coordinate framing to accommodate recessed fixtures and
other items with critical locations.
Repeating items or assemblies may not be noted or dimensioned at all
locations where repetition is obvious.
Refer structural details for location of special floor and wall framing, special
connections.
Adhesives, sealants, and caulks used on the project shall follow local and
regional air polution or air quality management district standards. 2022
CGC sec 4.504.2.1
Exterior bearing walls less than five feet from the property line will be built
of one-hour fire-rated construction. 2022 CRC Table R302.1(1) § or 2022
CBC, Table 602)
Provide positive drainage for all roof surfaces. Provision shall be tested by
application of water at all areas.
Roof shall be installed per Roof Manufacturer's standards such that all
warranties are maintained. Contractor shall note any conflicts between Roof
manufacturer's instructions and requirements of these drawings.
Roofing substrate, base sheets and any installed components shall be fully
protected from subsequent construction activities until completion of
project. Contractor shall provide temporary protection for all roof
components where subsequent work may occur.
Contractor shall protect all roof components from exposure to sunlight
where such exposure may damage materials. Installation of felts or base
sheets shall be covered immediately by either subsequent roof layers or
protective materials to avoid exposure to sun or general drying of materials.
Contractor shall fully seal all roof penetrations per roof manufacturer's
specifications. Provide flashing, counter flashing, coping and reglets as
necessary to ensure positive drainage across all surfaces. Gutters shall be
fully soldered.
Fire sprinkler plans shall be submitted under separate permit through the
fire department for approval prior to installation.
Floor Plan Notes
New wood / framed wall
One-hour rated wall (5/8" type 'X'
interior sides w/ 7/8" stucco exteriors
New concrete Wall
Legend
Line of object above
1
Floor Plans - Basement / Garage
1/4" = 1'-0"1 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A2.3
Floor Plans :
Basement / Garage
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
Crawl
Space
Basement
(600 s.f)
UP
Garage
1
1
2
2
3
3
4
4
5
5
6
6
7
7
Utility
Cl.
Pwdr.
Room
WH
HP
HVAC
Crawl
Space
63'-6"
27'-3"5'-2"18'-10"5'-11"25'-9"11'-7"8'-6"5'-8"8'-4"52'-11"17'-7"8'-2"19'-2"4'-11"5'-5"29'-4"
D
C
B
A A
Driveway
Concrete retaining wall
UP
Concrete steps
12345678910111213
1-1/2"Ø handrail,
+32" above risings
1
A5.1
1
A5.1
2
A4.1
4
A4.2
1
A4.1
3
A4.2
UPConcrete
Slab
Access hatch to crawl space
12345678 3'-2 1/2"34'-3 1/2"20'-1"6'-3"
2
A5.1
2
A5.1
P1: 10'-0" x 18'-0"
P2: 9'-0" x 18'-0"
1 10'-6"Dn.
Coordinate in Field w/ Architect for all trims, fixtures & accessories not
shown, and for critical alignments of openings, trims and millwork.
All dimensions given take precedence over scale. Contractor shall not scale
drawings to determine dimensions without consulting with the Architect.
Incorrect dimensions and resulting construction deficiencies due to scaling
of Documents by the Contractor are the Contractor's responsibility and
required corrections will be performed at the Contractor's expense.
Critical alignments may occur between items installed by different trades.
Contractor to note all such items and notify affected trades. Subcontractors
shall review Documents and identify all such items that affect their work in
any way. Contractor shall review all dimensions for accuracy prior to
construction.
Dimensions given are to face of stud unless otherwise noted. Variations
include:
C : Centerline
FOF: Face of Finish
Contractor to coordinate framing to accommodate recessed fixtures and
other items with critical locations.
Repeating items or assemblies may not be noted or dimensioned at all
locations where repetition is obvious.
Refer structural details for location of special floor and wall framing, special
connections.
Adhesives, sealants, and caulks used on the project shall follow local and
regional air polution or air quality management district standards. 2022
CGC sec 4.504.2.1
Exterior bearing walls less than five feet from the property line will be built
of one-hour fire-rated construction. 2022 CRC Table R302.1(1) § or 2022
CBC, Table 602)
Provide positive drainage for all roof surfaces. Provision shall be tested by
application of water at all areas.
Roof shall be installed per Roof Manufacturer's standards such that all
warranties are maintained. Contractor shall note any conflicts between Roof
manufacturer's instructions and requirements of these drawings.
Roofing substrate, base sheets and any installed components shall be fully
protected from subsequent construction activities until completion of
project. Contractor shall provide temporary protection for all roof
components where subsequent work may occur.
Contractor shall protect all roof components from exposure to sunlight
where such exposure may damage materials. Installation of felts or base
sheets shall be covered immediately by either subsequent roof layers or
protective materials to avoid exposure to sun or general drying of materials.
Contractor shall fully seal all roof penetrations per roof manufacturer's
specifications. Provide flashing, counter flashing, coping and reglets as
necessary to ensure positive drainage across all surfaces. Gutters shall be
fully soldered.
Fire sprinkler plans shall be submitted under separate permit through the
fire department for approval prior to installation.
Floor Plan Notes
New wood / framed wall
One-hour rated wall (5/8" type 'X'
interior sides w/ 7/8" stucco exteriors
New concrete Wall
Legend
Line of object above
1
1
2
2
3
3
4
4
5
5
6
6
7
7
A A
B B
C C
D D3:123:1212:1212:12
12:1212:1212:1212:12
RidgeRidgeValleyValleyV
a
ll
e
y
ValleyD.S D.S
D.SD.S
D.S D.S
D.S
GSM gutter, painted
Line of roof below - see
elevations
Dormer roof - see elevations
Class A comp shingle roofing throughout
Class A comp shingle
roofing throughout Line of Roof belowRidge
12:12 12:123:123:1212:12
Ridge
RidgeValleyValleyValleyV
a
ll
e
y
D.SD.S
D.S Line of Roof below3:12D.S
D.S
Dormer roof - see elevations
Roof Plan
1/4" = 1'-0"1 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A3.1
Roof Plan
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
All roof materials shall all be part of a specified roofing system as defined
by the system manufacturer specified. All materials shall be from a single
source and shall be assembled and integrated as specified. by the
manufacturer. In no case materials be subsituted which are not listed in
specified manufactureer information.
Provide positive drainage for all roof surfaces. Provisions shall be tested by
application of water at all areas.
Roof shall be installed per roof manufacturer's standard such that all
warranties are maintained. Contractor shall note any conflicts between
manufacturer's instructions and requirements of these drawings.
Roofing substrate, base sheets and any installed components shall be full
protected from the subsequent construction activities until completion of
project. Contractor shall provide temporary protection for all roof
components where subsequent work may occur.
Contractor shall protect all roof components from exposure to sunlight
where such sun exposure may damage materials. Instalation of felts or base
sheets shall be covered immediately by either subsequent roof layers or
protective materials to avoid exposure to sun or general drying of materials.
Contractor shall fully seal all roof penetrations per roof manufactureers
specifications. Provide flashing, counter flashing, coping and reglets as
necessary to ensure a positive drainage across all surfaces.
Provide gutters, rainwatter leaders and down spouts. Integrated gutters shall
be constructed in simmilar fashion.
Gutters shall be fully soldered and shall be fabricated in minimum of 20'
lengths, or single piece lengths if less than 20', to reduce the number of
joints.
Roofs shall comply with the requirements of section R337.5 and R902
including:
R337.5.2 Roof coverings: Where the roof profile allows a space in
between the roof covering and roof decking, the spaces shall be
constructed to prevent the intrusion of flames and embers, be fire
stopped with approved materials or have one layer of minimum 72
pound mineral-surfaced non perforated cap sheet complying with
ASTM D 3909 installed over the combustible decking.
R337.5.3 Roof valleys: Where valley flashing is installed, the flashing
shall not be less than 0.019-inch NO.26 gage galvanized sheet
corrosion-resistant metal installed over not less than one layer of
minimum 72 pound mineeral surfaced non perforated cap sheet
complying with ASTM D 3909, at least 36-inch-side running with full
length of the valley.
R337.5.4 Roof gutters: Roof gutters shall be provided with the
means to prevent the accumulation of leaves and debris in the
gutter.
Roof shall have a roofing assembly installed in accordance with its listing
and the manufactureers installation instructions.
Roof Plan Notes
1
Property Line1234567
T.O Plate EL: ±147.08'
8'-0"T.O Ridege EL: ±153.44'
33'-0"T.O Plate EL: ±147.08'
T.O Ridege EL: ±153.44'
8'-0"7.1
12
12
7.2 8.1 typ.7.2 typ.6.1 typ.6.2 typ.
typ.
9.16.2
F.F First Floor EL: ±129.08'
F.F Second Floor EL: ±139.08'
T.O Plate EL: ±138.08'
9'-0"9'-0"Exterior Elevation - Right
1/4" = 1'-0"2
F.F First Floor EL: ±129.08'
Avg. T.O Curb EL: ±119.86'
8'-1"F.F Basement EL: ±120.08'
T.O Plate EL: ±128.08'
8.1 typ.2.2 typ.3.3 9.2 typ.Guardrail set at 42" above finished
floor
Basement in background
F.F Second Floor EL: ±139.08'
T.O Plate EL: ±138.08'
Line of (E) grade
6.4 typ.7.3 typ.
[EW]1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A4.1
Exterior Elevations
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
Exterior Elevation - Front
1/4" = 1'-0"1
F.F Garage EL: ±120.08'
Avg. T.O Curb EL: ±119.86'
Property Line12
12
12
3
F.F First Floor EL: ±129.08'
Avg. T.O Curb EL: ±119.86'
F.F Second Floor EL: ±139.08'
T.O Plate EL: ±138.08'
T.O Plate EL: ±147.08'
9'-0"8'-0"T.O Ridge EL: ±153.44'
Property Line33'-7"Avg. Front + Rear EL: ±127.85'
12'-0"7'-6"45.00°BCD A
12'-0"45.00°7'-6"F.F Second Floor EL: ±139.08'
T.O Plate EL: ±138.08'
T.O Ridge EL: ±153.44'
Declining height envelopeAvg. Front + Rear EL: ±124.05'
6.1
6.2
7.2
7.1 6.1 6.2 6.39.1
6.7
6.3
8.1 typ.
typ.
typ.
8.1
9.1 typ.
3.3 6.68.2 2.26.3
Guardrail set at 42"
above finished floor3.42.1 Declining height envelope3.0 8.3
7.3 typ.
3.16.3 3.3
1409
[EW]
9.2 typ.
± 2'-10"
± 4'-0"
12
12
12 12
12
3
12
12
Refer floor plans for additional detail references.
Refer roof plans for roof detail callouts.
Refer site plan drawings for grading, drainage.
Coordinate location of all items shown on these elevations via the floor
plans to ensure proper alignments. Many items are not dimensioned but
occur in explicit relationship to other items (such as alignment of
centerlines or grid lines.)
The contractor shall become fully familiar with the overall plans to ensure
that items shown on the exterior elevations can occur where intended.
Coordination may require early consideration of exterior elements long
before work on the exterior portions of the building occurs. Removal or
repair of any items not properly coordinated shall be performed at no
expense to the Owner.
Coordinate locations of all light fixtures, electrical equipment, plumbing
equipment not shown on these elevations.
All pre-manufactured equipment may vary from these elevations based on
changes in product design or manufacturing. Should such variations occur
the Contractor shall notify the Architect within a reasonable time to allow
for a timely resolution.
All exterior surfaces shall be cleaned and painted.
Maintenance Notes: Exterior finishes shall be cleaned and/or replaced
regularly by Owner. Paint shall not be allowed to crack, peel or otherwise
fail in any way without immediate replacement.
Windows shall be cleaned and maintained by Owner per mfr.'s
recommendations.
Insect debris (spider webs, etc.) shall be removed regularly.
Landscape irrigation shall not be allowed to spray on any portion of
structure.
Downspouts and splash blocks shall be adjusted so that no water splashes
onto structure.
Slope all finish grades away from structure at 2% for min. 18" to swale.
Proposed lighting to meet code section 18.16.030 410.10(G). The cone of
the light and or/glare from the lighting element is kept entirely on the
property or below the top of any fence, edge or wall. All exterior lightings
outlets and fixtures shall not be located more than nine (9) feet above
adjacent grade or required landing, walls or portions of walls shall not be
floodlit; only shielded light fixtures which focus light downward shall be
allowed, except for illuminated street numbers required by the fire
department.
Exterior Elevation Notes
Allign as indicated
Mark Description
Key Notes
1.0
2.1 Existing finished grade
New concrete landing3.1
New concrete slab3.2
2x Wood Fascia 6.1
4x Wood Outrigger6.2
2.2 New finished grade
New concrete driveway3.0
2x Wood Header6.3
Comp-A shingle Roof 7.1
Aluminum Clad Wood Windows w/ sim. True Divided Lites8.1
Aluminum Clad Wood Doors8.2
Wood Sectional Garage Door 8.3
New window / door8.4
Stained cedar shingles or synthetic alternative, typ.9.1
3-coat, exterior cement plaster (stucco)9.2
2x Wood Sill6.4
Wood Wall Base6.5
Wood Fence / Gate Stained 6.6
GSM Gutter 7.2
GSM Downspout7.3
Insulation 7.4
5/8" Gyp. Brd.9.3
Hardwood Flooring9.4
Tile Flooring9.5
New light-max. 40w equiv. downcast16.1
New concrete stairs3.3
Wood Belly Band, painted6.7
Foundation walls3.4
1
1
1
1
1
[EW]Indicates Egress windows that meet the requirements of the 2022
California Residential Code (CRC) Sec. 310 including, but not
limmited to the following:
1.Min. opening area = 5.7 s.f
2.Sill height no more than 44 inches above the floor.
3.Min. opening height = 24 inches
4.Min. opening width = 20 inches
1
1
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A4.2
Exterior Elevations
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231Property Line7'-6"B C D
T.O Ridge EL: ±134.58'
F.F Second Floor EL: ±139.08'
T.O Plate EL: ±138.08'
T.O Ridge EL: ±153.44'
F.F Second Floor EL: ±139.08'
T.O Plate EL: ±138.08'
T.O Plate EL: ±147.08'
T.O Ridge EL: ±153.44'
Declining height envelope45.00°
A
8'-0"Property Line7'-6"Declining height envelope45.00°12
3
12
12
12
12
12
3
7.1 7.26.2 6.1 typ.9.16.1 typ.8.1
F.F Garage / Basement EL: ±120.08'
Avg. T.O Curb EL: ±119.86'
Avg. Front + Rear EL: ±127.85'
F.F First Floor EL: ±129.08'
Avg. T.O Curb EL: ±119.86'
Avg. Front + Rear EL: ±127.85'
F.F Garage / Basement EL: ±120.08'
Exterior Elevation - Rear
1/4" = 1'-0"1
8.2 8.26.36.6 6.7 9.2 9.2 6.18.12.2 2.13.212'-0"9'-0"33'-7"12'-0"16.1
Line of (E) grade
[EW]
12
3
8'-0"Property LineF.F Second Floor EL: ±139.08'
T.O Plate EL: ±138.08'
T.O Plate EL: ±147.08'
T.O Ridege EL: ±153.44'
T.O Plate EL: ±147.08'
T.O Ridege EL: ±153.44'
1 2 3 4 5 6 77.1 7.2 8.1 6.1 9.1 6.26.28.1
F.F First Floor EL: ±129.08'
Avg. T.O Curb EL: ±119.86'
F.F First Floor EL: ±129.08'
F.F Garage EL: ±120.08'
Avg. T.O Curb EL: ±119.86'
8.16.3 7.2 3.12.2 3.3 9.2 3.4 3.39.1 3.2 9'-0"33'-7"Exterior Elevation - Left
1/4" = 1'-0"2
Line of (E) grade
F.F Second Floor EL: ±139.08'
T.O Plate EL: ±138.08'
3.4 7.3
1
1
[EW]
1
16.1 8.1 9.1
Allign as indicated
Mark Description
Key Notes
1.0
2.1 Existing finished grade
New concrete landing3.1
New concrete slab3.2
2x Wood Fascia 6.1
4x Wood Outrigger6.2
2.2 New finished grade
New concrete driveway3.0
2x Wood Header6.3
Comp-A shingle Roof 7.1
Aluminum Clad Wood Windows w/ sim. True Divided Lites8.1
Aluminum Clad Wood Doors8.2
Wood Sectional Garage Door 8.3
New window / door8.4
Stained cedar shingles or synthetic alternative, typ.9.1
3-coat, exterior cement plaster (stucco)9.2
2x Wood Sill6.4
Wood Wall Base6.5
Wood Fence / Gate Stained 6.6
GSM Gutter 7.2
GSM Downspout7.3
Insulation 7.4
5/8" Gyp. Brd.9.3
Hardwood Flooring9.4
Tile Flooring9.5
New light-max. 40w equiv. downcast16.1
New concrete stairs3.3
Wood Belly Band, painted6.7
New Concrete walls3.4
1
1
Refer floor plans for additional detail references.
Refer roof plans for roof detail callouts.
Refer site plan drawings for grading, drainage.
Coordinate location of all items shown on these elevations via the floor
plans to ensure proper alignments. Many items are not dimensioned but
occur in explicit relationship to other items (such as alignment of
centerlines or grid lines.)
The contractor shall become fully familiar with the overall plans to ensure
that items shown on the exterior elevations can occur where intended.
Coordination may require early consideration of exterior elements long
before work on the exterior portions of the building occurs. Removal or
repair of any items not properly coordinated shall be performed at no
expense to the Owner.
Coordinate locations of all light fixtures, electrical equipment, plumbing
equipment not shown on these elevations.
All pre-manufactured equipment may vary from these elevations based on
changes in product design or manufacturing. Should such variations occur
the Contractor shall notify the Architect within a reasonable time to allow
for a timely resolution.
All exterior surfaces shall be cleaned and painted.
Maintenance Notes: Exterior finishes shall be cleaned and/or replaced
regularly by Owner. Paint shall not be allowed to crack, peel or otherwise
fail in any way without immediate replacement.
Windows shall be cleaned and maintained by Owner per mfr.'s
recommendations.
Insect debris (spider webs, etc.) shall be removed regularly.
Landscape irrigation shall not be allowed to spray on any portion of
structure.
Downspouts and splash blocks shall be adjusted so that no water splashes
onto structure.
Slope all finish grades away from structure at 2% for min. 18" to swale.
Proposed lighting to meet code section 18.16.030 410.10(G). The cone of
the light and or/glare from the lighting element is kept entirely on the
property or below the top of any fence, edge or wall. All exterior lightings
outlets and fixtures shall not be located more than nine (9) feet above
adjacent grade or required landing, walls or portions of walls shall not be
floodlit; only shielded light fixtures which focus light downward shall be
allowed, except for illuminated street numbers required by the fire
department.
Exterior Elevation Notes
1
1
[EW]Indicates Egress windows that meet the requirements of the 2022
California Residential Code (CRC) Sec. 310 including, but not
limmited to the following:
1.Min. opening area = 5.7 s.f
2.Sill height no more than 44 inches above the floor.
3.Min. opening height = 24 inches
4.Min. opening width = 20 inches
1
1 2 3 4 5 6 7
Basement
Cl.Bedroom
# 4
Utility Cl.
Cl.Dining
Room
Living
Room
Mud
Room
Primary
Bedroom #1 Bath 1 Bath 2 Bedroom
#2
Hall
T.O Plate EL: ±128.16'
F.F Basement EL: ±120.08'
F.F Second Floor EL: ±139.08'
T.O Plate EL: ±147.08'
9'-0"8'-0"F.F First Floor EL: ±129.08'
8'-1"F.F Basement EL: ±120.08'
9.3
9.2
6.2
F.F Utility Closet EL: ±121.74'
T.O Plate EL: ±128.16'
F.F Second Floor EL: ±139.08'
T.O Plate EL: ±138.08'
T.O Plate EL: ±147.08'
F.F First Floor EL: ±129.08'
6'-5"1'-8"Longitudinal Section
1/4" = 1'-0"2
6.2
9.1
9.3 6.5 9.4
9.5
3.23.1 3.33.4
Crawl SpaceCrawl Space
16.1
Line of (E) grade 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A5.1
Sections
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
Allign as indicated
Mark Description
Key Notes
1.0
2.1 Existing finished grade
New concrete landing3.1
New concrete slab3.2
2x Wood Fascia 6.1
4x Wood Outrigger6.2
2.2 New finished grade
New concrete driveway3.0
2x Wood Header6.3
Comp-A shingle Roof 7.1
Aluminum Clad Wood Windows w/ sim. True Divided Lites8.1
Aluminum Clad Wood Doors8.2
Wood Sectional Garage Door 8.3
New window / door8.4
Stained cedar shingles or synthetic alternative, typ.9.1
3-coat, exterior cement plaster (stucco)9.2
2x Wood Sill6.4
Wood Wall Base6.5
Wood Fence / Gate Stained 6.6
GSM Gutter 7.2
GSM Downspout7.3
Insulation 7.4
5/8" Gyp. Brd.9.3
Hardwood Flooring9.4
Tile Flooring9.5
New light-max. 40w equiv. downcast16.1
New concrete stairs3.3
Wood Belly Band, painted6.7
Foundation walls3.4
Exterior Elevation Notes
These drawings are intended to represent the basic configuration of the new
construction as well as the existing construction. Sections include standard
framing methods and circumstances but may not include all structural
members or represent all special situations. Refer to noted details for all
special construction.
Refer structural drawings for all framing sizes not shown.
Refer structural drawings for actual footing profiles. Profiles shown here are
schematic only.
Interior elevations shown here are for reference only and shall not take
precedence over interior elevation sheets.
Insulation, gaskets, sealants, barriers shall be installed in compliance with
CAC Title 24 as represented in Title 24 compliance forms included as part
of these Documents (under separate cover).
Contractor to provide required insulation certification.
1
S2.1
1
S2.2
-
SD1
ABCD
Lateral Section
1/4" = 1'-0"1
T.O Plate EL: ±128.16'
F.F Basement / Garage EL: ±120.08'
F.F Second Floor EL: ±139.08'
T.O Plate EL: ±138.08'
T.O Plate EL: ±147.08'
9'-0"8'-0"T.O Ridege EL: ±153.44'
F.F First Floor EL: ±129.08'
8'-1"F.F Basement / Garage EL: ±120.08'
T.O Plate EL: ±134.66'
11'-2"Garage
Basement
Foyer
Mud
Room /
Pantry
Bedroom
# 4
Bedroom
# 3
7.2
9.1
7.1
6.2
3.2 3.2 3.1 8.2
7.4
(N) Drain slope 1/4" per ft.(N) Drain, slope 1/4" per ft.
1
Concrete Sidewalk Curb Landscape Plan
1/8" = 1'-0"1 Castillo Ave.EL: 128.83'
5% slope
Adjacent House
Upper Level
Adjacent Existing
Garage
Adjacent Existing
Garage
Lot 4 Lot 5Lot 3
Lot 14
Lot 15
Lot 12
SSMH
SSCO
SSMH
S34°56'00" W
122.07'N55°04'00" W45.00'JP
JP
JP
(N) Lawn
Driveway
10' Alley6' Alley(N) Wood fence and gate max 6'
tall with lattice
Up
(N) Planting area
(E) 12" Tree to remain
(N) Wood fence and gate max
6' tall with lattice
SSCO
W
SSMH
±19'-4"
Front Setback
±57'-4"±38'-3"
Rear Setback
1'-8"
Rear Setback
45.00'N55°04'00" W±25'-0"
Front Setback
±58'-11"
D.S D.S
122.07'
N34°56'00" E
Dn.
D.S
D.S
D.S
D.S
D.S
(N) Concrete walkway,
landing, steps & walkway
Up
5% slope
(N) Gravel path
Dn
Concrete pavers
1
A
1
2
3
4
1
7
BBQ.
Seat wall
B
(N) Patio
C B
Vegetable Garden
New
Porch
Garage
EL: 120.08'
New
4 Bedroom / 3 Ba.
Main Residence
EL: 129.08'
(2836 s.f)
5 5 566
8 6 61
Planter boxes
4
5% slope
1
A
1 7 2 1 277 7 7 7 7112
2% slope
±7'-2"
C
B
B
8
2
(E) Location of Big Leaf
Maple tree, ± 3'-0" trunk
dia.
(E) Monterrey Pine,
located on neighbors yard,
(E) tree is cut back to
neighbors property do to
overhead lines
Dn 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence L1.1
Landscape Plan
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
1.Irrigation system shall be installed and fully functional prior to
installation of any planting.
2.A certificate of completion shall be filled out and crtified by either
the designer of the landscape plans, irrigation plans, or the licensed
landscape contractor for the project.
3.Existing topsoil shall be removed from work area and stockpiled to
be used for finish grading upon completion.
4.Top soil in excess of that required finished grading shall be stored
on site or disposed as directed by the Owner. Waste excavation from
foundation trenches that s not suitable for landscape use and is in
excess of that required for foundation backfill shall be removed by
contractor.
5.Existing landscape shall be protected as required to prevent any
damage to plants and trees unless specified by the Owner.
6.Protect existing trees in work zone with fencing and barricades.
Barricades shall form a minimum encompasses all sides of the tree
and provide a min. 6" clear from the base of the tree.
7.Protect existing roots during excavation. Ensure that equipment is
placd outside of the drip line.
8.Provide watering of exposed roots during excavation. Backfill around
exposed roots shall include previously removed topsoil.
9.Installation shall include a new automatic irrigation system
throughout.
10.All landscaped and hardscaped areas shall be graded and finished,
so as not to drain onto adjacent properties.
11.Landscape is classified as Tier 2 Per section 17.17.020 of the
"water conversation and landscape regulations"
12.Recirculating water systmes shall be used for water features.
13.At least 80% of the plants shall be native plants, low water using
plants, or no-water using plants.
14.Fire-prone plant materials and highly flammable mulches will not be
used.
15.Invasive and/or noxious plant species will not be used.
16.A minimum 3" layer of mulch will be applied on all exposed soil
surfaces of planting areas except turf area, creeping or rooting
groundcovers, or direct seeding applications where mulch is
contraindicated.
17.Soil amenddments, such as compost, will be incorporated according
to the soil conditions at the project site and based on what is
appropriate for the slected plants.
18.For soil less than 6% organic matter in the top 6" of soil, compost
at a rate of a minimum of 4 cubic yards per 1,000 square feet of
permeable area shall be incorporated to a depth of 6" into the soil.
19.No existing tree over 48 inches in circumfrence measured at 54
inches from natural grade may be removed without a Protected Tree
Removal Permit froom the parks division. Contact Parks Division
(558-7330) for link to application.
Planting Notes
Planting List
Trees Common
Name
Botanical
Name
Size WUCOLS
Factor
A
Sunset
Zone
Western Dogwood
H:16' W:15'
Cornus Sericea 24" Box 4-9,
14-24
0.85
Plants &
Shrubs
Common
Name
Botanical
Name
Size WUCOLS
Factor
Sunset
Zone
African Iris Dietes iridiodes 5 gal.8-9,
12-24 0.21
English Lavender Lavandula
'Hidcote'
1 gal.0.225-9,
2-24
Purple Three Awn Aristida purpurea 5 gal.0.233B-24
McMinn Manzanita Arctostaphylos
viridissima 5 gal.0.247-9,
14-24
Bigleaf
Hydrangea
Hydrangea
macrophylla
5 gal.0.553B-9,
14-24
Dwarf
Loropetalum
Loropetalum
'Dwarf'
5 gal.0.567-10B,
Blue Eyed Grass Sisyrinchium
bellum
5 gal.0.17
4, 9,
14-24
B Chinese Pistache
H:16' W:15'
Pistacia chinensis 24" Box 4-23 0.85
C Western Redbud
H:15' W:10'
Cercis
occidentalis
24" Box 2-24 0.1
Breath of Heaven Coleonema
pulchellum
5 gal.0.28
7-9,
14-24
1
1
1
1
1
1
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence L1.2
Planting Pictures
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
Western Dogwood
Cornus sericea A
English Lavender
Lavandula 'Hidcote'
African Iris
Dietes iridiodes1 2
Purple Thee Awn
3 Aristida purpurea
Bigleaf Hydrangea
Hydrangea macrophylla
McMinn Manzanita
Arctostaphylos viridissima4 5
Dwarf Loropetalum
6 Loropetalum 'Dwarf'
Blue Eyed Grass
7 Sisyrinchium bellum
Breath of heaven
8 Coleonema pulchellum
Chinese Pistache
Pistachia chinensis B
Western Redbud
Cercis occidentalis C
1
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence L1.3
MWELO Forms
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
PRESCRIPTIVE APPROACH
(For 500 - 2,500 sq ft of new landscape area or aggregate new and rehabilitated
landscape area OR 2,500 sq ft of rehabilitated landscape area)
Plant Material (Title 23, Chapter 2.7, Appendix D (b) (3))
For residential areas, 75% of landscape, excluding edibles and areas using recycled water, shall consist of
plants that average a WUCOLS plant factor of 0.3. WUCOLS plants database can be found online at:
http://ucanr.edu/sites/WUCOLS/
For non-residential areas, 100% of the plants, excluding edibles and areas using recycled water, shall
consist of plants that average a WUCOLS plant factor of 0.3.
Pools and water features are included in landscape square footage for one-family and two-family dwellings
The following WUCOLS plant factors shall be used in calculating the average WUCOLS plant factor:
Very low = .1
Low = .2
Moderate = .5
High = .85
The following formula shall be used to calculate the average WUCOLS factor:
[(# of Very low water use plants x 0.1) + (# of Low water use plants x 0.2) + (# of Moderate water use plants
x 0.5) + (# of High water use plants x 0.85)] / Total number of plants = WUCOLS average for project
Include a landscape and irrigation design plan.
Include square footages of new landscaping and rehabilitated landscaping.
Include a plant list on the landscape plan that identifies all plant material by botanical names and common
names, WUCOLS factor, Sunset and/or USDA Hardiness zone, and the total quantity of each plant.
The average spread of each tree shall be noted on the plant list.
Add note to plans: “A minimum 3-inch layer of mulch shall be applied on all exposed soil surfaces of planting
areas except turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is
contraindicated.”
Turf (Title 23, Chapter 2.7, Appendix D (b) (4))
Turf is considered living plant material. MWELO regulations do not apply to artificial turf.
Note areas of existing turf and new turf and the square footage of each.
Add note to plans: “Turf shall not exceed 25% of the landscape area in residential areas.”
Add note to plans: “No turf permitted in non-residential areas.”
Add note to plans: “Turf not permitted on slopes greater than 25%.”
Add note to plans: “Turf is prohibited in parkways less than 10 feet wide.”
Irrigation (Title 23, Chapter 2.7, Appendix D (b) (5))
The irrigation plans, at a minimum, shall contain the following:
Location and size of water meters for landscape (if a separate water meter is installed)
Location, type, and size of all components of the irrigation system, including, at a minimum, main and
lateral lines
Add note to plans: “Automatic weather-based or soil-moisture based irrigation controllers shall be installed on
the irrigation system.”
Add note to plans: “Pressure regulators shall be installed on the irrigation system to ensure dynamic
pressure of the system is within the manufacturer’s recommended pressure range.”
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Add note to plans: “Manual-shut-off valves shall be installed as close as possible to the point of connection of
the water supply.”
Add note to plans: “Areas less than 10-feet in width in any direction shall be irrigated with subsurface
irrigation or other means that produces no runoff or overspray.”
Add note to plans: “For non-residential projects with landscape areas of 1,000 sq.ft. or more, private sub-
meter(s) to measure landscape water use shall be installed.”
Add note to plans: “At the time of final inspection, the permit applicant must provide the owner of the property
with a certificate of completion, certificate of installation, irrigation schedule of landscape and irrigation
maintenance.”
Add note to plans: “Unless contradicted by a soils test, compost at a rate of a minimum of four cubic yards
per 1,000 sq. ft. of permeable area shall be incorporated to a depth of six inches into the soil.”
X
X
X
X
X
1,894
1,305
589
10/30/2023
10/30/2023
Concrete Sidewalk Curb Irrigation Plan
1/8" = 1'-0"1 Castillo Ave.EL: 128.83'
Adjacent House
Upper Level
Adjacent Existing
Garage
Adjacent Existing
Garage
Lot 4 Lot 5Lot 3
Lot 14
Lot 15
Lot 12
SSMH
SSCO
SSMH
S34°56'00" W
122.07'N55°04'00" W45.00'JP
JP
JP
(N) Lawn
Driveway
10' Alley6' AlleyUp
SSCO
SSMH
±19'-4"
Front Setback
±57'-5"±38'-1"
Rear Setback
45.00'N55°04'00" W±25'-0"
Front Setback
±53'-4"
D.S
122.07'
N34°56'00" E
Dn.
D.S
D.S
D.S
Up
Dn
BBQ.
Seat wall
(N) Patio
New
Porch
Garage
EL: 120.08'
New
4 Bedroom / 3 Ba.
Main Residence
EL: 129.08'
(2836 s.f)
D.G
Irrigation Zone
#1
(Turf)
Irrigation Zone
#2
Irrigation Zone
#3
Irrigation Zone
#4
(Turf)
Irrigation Zone #6Irrigation Zone
#5
W
B
V3 V2
V4 V5 V6
V1
CController -wall
mounted in Garage
Up
±7'-3"
Dn.1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence L2.1
Irrigation Plan
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231
1.Irrigation system shall be installed and fully functional prior to
installation of any planting.
2.Automatic irrigation controllers that utilize either evapotranspiration
or soil moisture sensor data for irrigation scheduling will be
installed.
3.A pressure regulators shall be installed on the irrigation system to
ensure dynamic pressure of the system is within the manufacturer's
recommended preassure range.
4.Manual-shut-off valves shall be installed as close as possible to
the point of connection of the water supply.
5.Areas less than 10-feet in width in any directionshall be irrigated
with subsurface irrigation or other means that produces no runoff
or overspray.
6.For no-residential projects with landscapes areas of 1,000 sq.ft or
more, private submeter(s) to measure landscape water use shall be
installed.
7.At the time of final inspection, the permit applicant must provide
the owner of the property with a certificate of completion, certificate
of installation, irrigation schedule of landscape and irrigation
maintenance.
8.Sensors, either integral or auxillary, that suspend or alter irrigation
operation during unfavorable weather conditions will be installed.
9.The irrigations system will be designed to prevent runoff, low head
drainage, overspray, or other simmilar conditions.
10.In areas with slope greater than 25% and within 24-inches of a
non-permeable surfaces, or in narrow or odd shaped areas that are
less than eight feet in width, low volume irrigation will be installed in
mulched areas.
11.Irrigation systems shall be designed, maintained, and managed to
meet an average landscape irrigation efficiency of 70% or more.
12.Irrigation shall be scheduled between 8:00 pm and 10:00 a.m.
13.Install all piping and valves in common trenches where feasible and
inside planting areas whenever possible. All vlves shall be located in
groundcover or shrub areas.
14.Install irrigation in accordance with local codes and manufactureers
specifications.
15.Connect backflow assembly with the point of connection using brass
fittings.
16.Install sleeves at the necessary depths prior to pavement
installation. Sleeving shall extend 1'-0" from edge of pavement into
planting areas.
17.Install controller per drawings and fasten securely to wall. All above
grade conduit either low voltage or line voltage, shall be rigid steel
and securely fastned to structure and controller.
18.The automatic irrigation system controllers shall be weather-based
to conform with all CALGreen requirements.
19.Irrigation controller programming data will not be lost due to an
interruption in the primary source of power.
20.Each valve will irrigate a hydrozone with similar site, slope, sun
exposure, soil conditions, and plant materials with simmilar water
use.
21.Sprinkler heads and other emissin devices will be selected based on
what is appropriate for the plant type within that hydrozone.
22.Where feasible, trees will be placed on seperate valves from shrubs,
groundcovers and turf.
Irrigation Notes
Hydrozone & Valve Schedule
Zone Water Use Type Valve
Size
Irrigation
Schedule
GPM
Moderate Spray 3/4"0.05 GPM Every other day 30-40
mins. ea.
Legend
W Water Meter
B Backflow Preventer
C Irrigation Controller
Irrigation Valve, w/ valve # (indicates zone)
Mainline (PVC) - Schedule 40
Lateral (PVC) - 3/4" Schedule 40
V#
V1
Low-moderate Spray 0.016 GPM Every day 5 mins.
V2
Moderate Spray 0.05 GPM Every other day 30-40
mins. ea.
V3
Low-moderate Spray 0.033 GPM Every day 5 mins.
V4
Moderate Spray 0.05 GPM Every other day 30-40
mins. ea.
V5
Low Drip 0.016 GPM Every other day 30-40
mins. ea.
V6
1
1
1
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence BMP1.1
Best Management
Practices
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/20231