HomeMy WebLinkAboutAgenda Packet - PC - 2024.01.22Planning Commission
City of Burlingame
Meeting Agenda
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Council Chambers/Online7:00 PMMonday, January 22, 2024
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 Attend the Meeting via Zoom:
To access the meeting by computer:
Go to www.zoom.us/join
Meeting ID: 852 3616 6145
Passcode: 441188
To access the meeting by phone:
Dial 1-669-444-9171
Meeting ID: 852 3616 6145
Passcode: 441188
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.
Page 1 City of Burlingame Printed on 1/18/2024
January 22, 2024Planning Commission Meeting Agenda
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 January 22, 2024. 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.
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 January 8, 2024 Planning Commission Meeting Minutesa.
Draft January 8 2024 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.
Page 2 City of Burlingame Printed on 1/18/2024
January 22, 2024Planning Commission Meeting Agenda
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.
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. This project
is Categorically Exempt from review pursuant to the California Environmental Quality Act
(CEQA), per Section 15303(a) of the CEQA Guidelines. (Antonio Mora, DTA Architecture,
applicant and architect; Sean Cafferkey, property owner) (55 noticed) Staff Contact:
Catherine Keylon
a.
1409 Castillo Ave - Staff Report
1409 Castillo Ave - Attachments
1409 Castillo Ave - Plans
Attachments:
9. REGULAR ACTION ITEMS
2204 Hillside Drive, zoned R -1- Application for Design Review and Special Permits for
first story plate height and attached garage for a new, two -story single-unit dwelling and
attached garage. The project is Categorically Exempt from review pursuant to the
California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA
Guidelines. (Morris Architecture LLC, applicant and architect; Glenn and Corinne Chiu,
property owners) (58 noticed) Staff Contact: Catherine Keylon
a.
2204 Hillside Dr - Staff Report
2204 Hillside Dr - Attachments
2204 Hillside Dr - Plans
Attachments:
10. DESIGN REVIEW STUDY ITEMS
There are no Design Review Study Items.
11. COMMISSIONER’S REPORTS
12. DIRECTOR REPORTS
- Commission Communications
- City Council regular meeting of January 16, 2024
13. FUTURE AGENDA ITEMS
14. ADJOURNMENT
Page 3 City of Burlingame Printed on 1/18/2024
January 22, 2024Planning Commission Meeting Agenda
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,
January 22, 2024 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
this agenda will be made available for inspection via 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 January 22, 2024. If the Planning Commission's action has not been appealed
or called up for review by the Council by 5:00 p.m. on February 1, 2024, 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 1/18/2024
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM Council Chambers/OnlineMonday, January 8, 2024
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: 828 7378 5194
Passcode: 538775
To access the meeting by phone:
Dial 1-669-444-9171
Meeting ID: 828 7378 5194
Passcode: 538775
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 January 8, 2024.
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.
1. CALL TO ORDER - 7:00 p.m. - Council Chambers/Online
The meeting was called to order at 7:01 p.m. Staff in attendance: Community Development Director Kevin
Gardiner, Planning Manager Ruben Hurin, Senior Planner Erika Lewit, and City Attorney Michael Guina.
Page 1City of Burlingame
January 8, 2024Planning Commission Meeting Minutes
2. ROLL CALL
Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and TsePresent7 -
3. REQUEST FOR AB 2449 REMOTE PARTICIPATION
Commissioner Horan requested remote participation per AB 2449. He was granted the request and
attended the meeting remotely.
4. APPROVAL OF MINUTES
a.Draft December 11, 2023 Planning Commission Meeting Minutes
Draft December 11, 2023 Planning Commission Meeting MinutesAttachments:
Commissioner Pfaff made a motion, seconded by Commissioner Comaroto, to approve the
meeting minutes. The motion carried by the following vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
5. APPROVAL OF AGENDA
There were no changes to the agenda.
6. PUBLIC COMMENTS, NON-AGENDA
There were no public comments, non-agenda.
7. STUDY ITEMS
There were no Study Items.
8. CONSENT CALENDAR
There were no Consent Calendar Items.
9. REGULAR ACTION ITEMS
a.234 Victoria Road, zoned R-1- Application for Design Review for a new, two -story
single-unit dwelling and detached garage. This project is Categorically Exempt from
review pursuant to the California Environmental Quality Act (CEQA), per Section 15301
(e)(1) of the CEQA Guidelines. (Hector Estipona, HGE Building Design Inc. designer;
Jeffrey Woo and Bingtao Shi, property owners) Staff Contact: Brittany Xiao (38 noticed)
234 Victoria Rd - Staff Report
234 Victoria Rd - Attachments
234 Victoria Rd - Plans
Attachments:
All Commissioners have visited the project site. Community Development Director Gardiner provided an
overview of the staff report.
Acting Chair Lowenthal opened the public hearing.
Page 2City of Burlingame
January 8, 2024Planning Commission Meeting Minutes
Public Comments:
>There were no public comments.
Acting Chair Lowenthal closed the public hearing.
Commission Discussion/Direction:
> Very much appreciate the changes made on the gable in front. It is a good-looking project.
> Appreciate the changes made by the applicant.
Commissioner Pfaff made a motion, seconded by Commissioner Tse, to approve the application.
The motion carried by the following vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
b.1826 Loyola Drive, zoned R-1 - Application for Design Review and Hillside Area
Construction Permit for a first and second story addition to an existing single -unit
dwelling. This project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines.
(Daniel Pho, Pho Architects, applicant and architect; Patricia Swen, property owner) (33
noticed) Staff Contact: 'Amelia Kolokihakaufisi
1826 Loyola Dr - Staff Report
1826 Loyola Dr - Attachments
1826 Loyola Dr - Plans
Attachments:
All Commissioners have visited the project site. Commissioners Tse, Pfaff and Horan noted that they had
a zoom meeting with the applicant. Senior Planner Lewit provided an overview of the staff report.
Acting Chair Lowenthal opened the public hearing.
Daniel Pho, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>There were no public comments.
Acting Chair Lowenthal closed the public hearing.
Commission Discussion/Direction:
> For the painted metal awning above the front door, consider using a straight piece across the front
which can give a perception of it being straight then do a slight slope with the ridge down the middle. The
ridge shall be below the front piece so it will be concealed at the elevation. That would direct the water to
go to the planters on either side of the house.
> Looking at the roof design, consider extending the one roof element over the front door a little bit
deeper to incorporate the depth of the blade. It will slightly modify the slope of that part of the roof, but
because it is a unique element and it is not attached to anything else, it could work. It can be a potential
solution to simplify the ability to have an overhang at the front door.
> I appreciate the efforts put in. We spent quite some time talking during the last meeting, not to make
it difficult but, in the hopes of bringing back a better project. I am quite pleased with the overhangs and
everything because it is starting to add depth to the project that would have otherwise come out flat. It is
Page 3City of Burlingame
January 8, 2024Planning Commission Meeting Minutes
still a good modern house; it is just not overly modern. The roof pitch and it being a single level does fit
within the neighborhood well yet taking that modern look, which there are quite a few in that area. It’s not
like it is a whole neighborhood of traditional homes and you are the only one doing a modern home. You’ve
done a good job. Some of the reduction in glass in some areas is going to reduce heat and refine views. I
am pleased with the overall changes. It will be a good-looking project.
> Appreciate and commend the architect for putting both the original and revised drawings on the same
sheet. It would be nice if that could be the best practice for future commission meetings. It can be a lot
easier for us commissioners, so thank you for that.
>I agree with that wholeheartedly. It is a very nice set of plans altogether.
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 -
10. DESIGN REVIEW STUDY ITEMS
a.2204 Hillside Drive, zoned R -1- Application for Design Review and Special Permit for
attached garage for a new, two -story single-unit dwelling and attached garage. (Morris
Architecture LLC, applicant and architect; Glenn and Corinne Chiu, property owners) (58
noticed) Staff Contact: Catherine Keylon
2204 Hillside Dr - Staff Report
2204 Hillside Dr - Attachments
2204 Hillside Dr - Plans
Attachments:
All Commissioners have visited the project site. Community Development Director Gardiner provided an
overview of the staff report.
Acting Chair Lowenthal opened the public hearing.
Ryan Morris, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>There were no public comments.
Acting Chair Lowenthal closed the public hearing.
Commission Discussion/Direction:
> At the rear of the house, the first floor has an 11’-3” plate height. It will require a Special Permit
because it exceeds the allowable 9’-0” plate height on the first floor.
> For the terrace deck on the rear of the house, be aware of the building code requirement of having
railings on drops of that height. The steps cannot be more than 7-3/4” and then you have this drop off .
Consider revising before you proceed to construction documents.
> I’ve never seen a raised -floor garage that does not go down a hillside. I know it is not within our
purview but consider doing the engineering portion earlier than planned to avoid the mess and allow time to
review impacts on the neighbors and potential changes to the design.
> Please revisit the windows. I agree with my fellow commissioners, the discrepancies especially on the
front elevation having different windows is not pulling the house together. It’s a bit of a mix and match .
Keep it consistent throughout. I don ’t have a problem with the Special Permit request in the garage and
the 11-foot first floor plate height on the kitchen because it is tucked in the back. I agree with the
comment about the deck. The back porch seems odd to have stairs. If the deck is going to remain, you
Page 4City of Burlingame
January 8, 2024Planning Commission Meeting Minutes
don’t need the stairs. Let the deck be your stairs down, put lights on it, make it beautiful and one piece .
Or close the deck and it becomes its own entity and you have your stairs going down. Consider creating
some difference there to make it a little bit better. I would also ask when you come back for the next
meeting if you provide some 3D rendering because it is easier to visualize and see the details.
>I agree with my fellow commissioner about the windows. There are some alignment issues. There
should be better consistency of shape and operation type. Overall, there is a nice order to the look of the
house right now. On Hillside Drive where there are so many traditional homes, the front elevation seems in
need of more articulation, a little bit more shaping or massing and some other design details. It seems
bland. Something is not coming together for me. I have no problem with the attached garage being
setback and 12’-6” off from the current location of the garage. I also don ’t have an issue with the plate
height at the back, but I just wanted to call them out because it is something that needs to be identified .
The back reads better than the front because the back has hipped roofs and some articulation on the
first and second stories. The front is a little bit apartment-building looking, flat and not enough interest.
>I agree with my fellow commissioners. This can be really cool but is still not there. It seems
top-heavy, maybe because of the repetitive windows. The consistency of the materials and such should
be throughout. Please provide a detail on the front door, it looks very solid and closed to have a 5
-foot-wide door. Consider using bands on the material transitions and some clean -up of drawings for
clarity.
>The front elevation reads flat because of the low pitches of the roof. It needs a little more depth and
articulation. Some details on the window trims will make us understand if anything comes out from the
siding and how you get more depth to this. The 3D renderings help, but without color or texture they read
flat to us, that may be a way to show richness of what you intend for us to see. The stone looks like just a
texture on the wall, and it is in the same plane as the siding above it. There is no cap and no shadow or
anything happening. We need to better understand the layering of the materials so we can start to see the
details.
>It does look top heavy on the second floor because the roof around the first floor just does not go very
high. We do not see as much roof as we are used to on steeper roof pitches so therefore the siding and
windows look big. Proportions need to be worked out to make those larger faces look a little reduced and
help with the depth issue. I too do not have an issue with the garage moving forward, I just want to make
sure that the structural pieces get worked out well.
>Because you are not sticking to the vocabulary of hillside, sheet A 9.1 is critical for us in being able to
see the depth of the architecture being proposed. I agree that the architecture is there, we just need to
have a better understanding of it for the next round. Whether it is more color, more texture or more
shadows, putting in more information on sheet A 9.1 is a huge deal for us. Provide more details about the
front door and what it will look like. The doors that go out the back on the patio, I assume they are glass
doors that you would see in but right now it is showing as white. I am not sure if they are frosted or panel
doors. The elevations come out flat because they are just line work.
>I wasn’t quite sure what to think of it while going past the project site. Picking up from my fellow
commissioner’s comments, there are parts of the design that has the DNA of the prairie style. That is the
core, there is a really good idea and design in here that I ’d like to see more of. If that is what you are going
for, I do like it and it just needs to be developed a little bit more.
>From first glance, I like the design. With the flatness of the second story, having some box windows
or something that gives texture can help. Providing a colored rendering will be a game changer. I don ’t
have any issues with the Special Permit for the garage. The increased plate height in the kitchen also
does not bother me.
>I want to clarify for the public that the Special Permit for the plate height is in the room that is located
at the rear of the house. It is not changing the scale of the front elevation. The intent of that regulation is
to try and control scale from the front. We’ve had a lot of projects proposing them and have been
subsequently denied because it is changing the front elevation.
Commissioner Lowenthal made a motion, seconded by Commissioner Schmid, to place the item
on the Regular Action Calendar when plans have been revised as directed. The motion carried
by the following vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
Page 5City of Burlingame
January 8, 2024Planning Commission Meeting Minutes
b.1025 and 1029 Capuchino Avenue, zoned R-2 - Application for Design Review for two
new, two-story detached condominium dwellings on each of the two existing lots, Front
Setback Variances, Minor Modification for parking space width, and Tentative
Condominium Map. (Paul and Neena Goswamy, owners and applicants; Gregg
Kawahara, architect) (51 noticed) Staff Contact: Erika Lewit
1025 & 1029 Capuchino Ave - Staff Report
1025 & 1029 Capuchino Ave - Attachments
1025 & 1029 Capuchino Ave - Plans
Attachments:
All Commissioners have visited the project site. Senior Planner Lewit provided an overview of the staff
report.
Acting Chair Lowenthal opened the public hearing.
Gregg Kawahara, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>I am quite concerned about the impact on our neighborhood from the proposed new condos at the
above address. 1. That many units will create the need for a huge amount of parking to be adequate .
Another duplex on our block with two units with two bedrooms has 5 cars and 2 motorcycles. Additional
living spaces required full parking. 2. The culvert under the property is deteriorating. Neighbors and my
friends have explored the culvert last summer and spoke of large pieces of concrete fallen from the ceiling
and walls with cracks everywhere along the way. Also, a large sinkhole has developed in front of the
property. The driveways are warped and buckled. Please rethink approving the permit. Parking issues
are important to the neighbors and the deterioration of the tunnel under their property is a safety issue .
Thank you.
>Planning Commission members, this is regarding 1025 & 1029 Capuchino Avenue item on the agenda
for the 1/8/24 meeting. I am a neighbor on that block. Myself and several others are extremely concerned
regarding any new development of this parcel for several reasons. Firstly, the tunnel running under the
street and property is severely compromised. I walked the tunnel along with neighbor Tom Hall and Victor
Vergara as recently as June 2nd of last year. A long section of the bottom of the tunnel is completely
washed away with the concrete ending up downstream into the back of Susanne Button at 1016
Capuchino Avenue. Because of the exposed dirt beneath, massive undercutting of the bottom and south
side of the tunnel has occurred. Many yards of supporting infrastructure are now gone. It’s only a matter of
time before a sinkhole /total collapse of the street occurs leading into 1025-1029 Capuchino Avenue. I
urge the members of this commission along with the City Engineer to walk the tunnel and see for
yourselves. Hopefully you can properly see the damage through the winter rain runoff. Especially keep an
eye out for the south side undercutting. Other red flags include a sidewalk sinkhole already developing and
clearly observable in the front 1025 Capuchino Avenue.
We have had several other major incidents with the properties. A beautiful Canary Island Palm tree was
chopped down under false pretenses. This was a decades old heritage tree that some phony arborist
report stated was “poorly maintained”. The only issue with the tree had been some older fronds that hadn ’t
been trimmed back. The tree service crew that came to remove the tree reaffirmed to me the tree was in
excellent condition except for the lower fronds. But they were being paid to remove it, so they did. Then a
huge near disaster. The owner commissioned un -permitted backhoe digging which resulted in his illegal
crew breaking a gas main last summer. We nearly had a San Bruno type pipeline explosion. The Fire
Department and PG&E responded to address it. I spoke with the PG&E supervisor. He told me that when
he approached the crew to get information in writing his report, the crew “ran off” and left the scene. I
Page 6City of Burlingame
January 8, 2024Planning Commission Meeting Minutes
asked why they would do that. He replied that they must have illegal workers in violation of
permits/business licenses. Another issue is a hired crew dug a large hole directly next to the sidewalk in
front of 1025 Capuchino Avenue. It was as large as a washing machine and probably 5 feet deep. It was
left uncovered for days putting the public at risk. I eventually called Burlingame Public Works to report it .
They responded immediately and followed up to me that it was indeed a hazard, and they called the owner
to quickly cover it up. These examples are just a few showcasing the total disregard the owner of the
properties has for public safety and adherence to existing laws. Many developers were initially offered this
parcel when it came up for sale. All declined for many months until the present owner saw dollar signs and
is now trying to shove this parcel and his new plans down the throats of the good people of Burlingame. I
hope the commission does the right thing and vetoes this project. Regards from a very concerned resident
of our city.
Acting Chair Lowenthal closed the public hearing.
Commission Discussion/Direction:
>Please clarify required setback for the culvert.
>Please confirm and provide information from the Public Works Department if the culvert is in good
shape and what was proposed is a viable solution.
>The east elevation on sheet A 2.4, there are two parallel vertical lines that were supposed to be a
chimney, it looks funny. On sheet A 3.4, the south elevation of the lower floor doesn ’t look like it was
resolved well. It does not look like a traditional house. The 4-panel sliding doors connected to the two
double hung windows can be improved by putting space in between the doors and the windows. Consider
putting belly bands to break the long verticality of the elevations. I regret the removal of the palm tree .
Provide information on the landscape plan for the corner of the property.
> Knowing that this is zoned R -2 and the constraints of the culvert, I ’m not questioning the condition of
it. This is a clever design to fit within all the constraints and get this in. I don ’t have a problem with the
setback. The 34-foot average setback is a little bit artificial. When you look at it from the satellite view, a
lot of the houses are up front. There are a few that are so far up that it is driving the average up. I counted
12 parking spaces on site between covered and uncovered which addresses the parking concerns. The
only thing that struck me is the amount of driveway pavers used between the two housing units. It seems
a bit expansive. Consider using different landscape materials to break that up a bit.
> The elevations are drawn nicely but suggest arranging the drawings so we are looking at each
elevation showing all the houses next to each other so it will be easier for us to compare the design
elements of each house. Overall, they are nicely designed. This is a big project, there are four homes
being proposed. We are looking at one small rendering and another that is covered with trees. The one
covered with trees is not helpful for us to see the design of the four homes. Please provide more
renderings, bigger and preferably a different perspective, so we can see the collection of the homes
better.
>I agree, the renderings provided were not helpful. Since there are four separate structures, you need to
provide different views of each one. There are two buildings that I like and the elevations for the other two
that I don’t like do not sell them. I am struggling on how to like them. It is a clever solution to try and
resolve a challenging site, but it has created some odd shapes for us and not traditional houses we
typically see in this area. Please provide additional renderings so we can see more views of the proposed
homes.
>Looking at the site plan, none of the adjacent structures on other properties were shown and how they
relate to the four different buildings. I’m trying to grapple with how each one of these buildings impacts the
neighbors and where their structure is. Show location of existing adjacent structures on the site plan as a
simple box. I don’t have an issue with the setback but a sheet like A 07, I know it is for the fire hydrants,
but it is a great sheet. It doesn ’t have any structures on it. It would then otherwise show us how the
neighborhood works, what the rhythm is and what this project is doing to the rhythm. Since there is
nothing in this area that has a street in the middle of two properties, it is unique. I’d like to see the
relationship of these proposed buildings to the adjacent properties so if we approve a Special Permit for
that, we will have informed decisions.
Page 7City of Burlingame
January 8, 2024Planning Commission Meeting Minutes
>The parking seems fine, they have provided more than required.
>At the front elevation on 1025 Capuchino Avenue, the siding is very vertical and there are a lot of
two-story surfaces. It is not reading well for me. Maybe in 3D rendering it will read better. The rear
elevation of 1029 Capuchino Avenue is not reading for me at all. It has an odd shape; it has a lot of odd
surfaces and a lot of odd roof shapes that I am not grasping in these elevations. For the other two homes,
the proportion seems to work. I would like to get more information on the culvert before we bring this back
because it will be better to come back with a full package that we can get behind than to be halfway and
not really understand if we got all these things resolved before we can move forward.
> I am pleased with the design. I like how every house has a completely different vibe going for it. I
also agree with my fellow commissioners’ comments. 1025 Capuchino Avenue needs a little bit of work on
the two-story vertical board and batten siding. I also agree that there are a lot of pavements in the middle,
usually it is to meet fire code requirements. But if it is not, I’d like to see it reduced in some way.
> I like the project. I totally agree that with the amount of pavement it feels like they are tract homes .
Anything we can do to soften the look will be helpful. We certainly don ’t want a mini tract house in this
neighborhood. I totally understand the Setback Variance, I do not have any issues with that. The parking
is great, a lot of parking spaces were provided. The neighbors who are concerned about that will be
pleased to see the amount of parking spaces. As a builder myself, the general contractor will be bound to
the plans to build it safely and to code. The general contractor relies on the structural engineer and the
structural engineer is going to rely on the soils engineer. The soils engineer will rely on the civil engineer to
make sure the water is properly taken care of. The civil engineer will rely on the Public Works Department
to approve their plans. There’s a lot of people involved here, and I totally understand the commission ’s
concern regarding this culvert. As a general contractor, we can ’t build all these without that level of
approval and information. I totally understand the need to see that because a lot of the neighbors have
concerns. I agree with all the other comments. I do think that some of these units need a little bit of work.
> I was looking at the driveway and I agree with my fellow commissioners that it has too many pavers. I
know we have a culvert but would like to see it softened, maybe with a turf in the middle. If there are some
issues with the culvert on that property, maybe this is an opportunity for the city to do our part on the
street at the same time to resolve this issue on that street.
> I'd rather see a continuance to allow them to coordinate with the Public Works Department, together
with our architectural feedbacks, and come back with a coordinated effort to make it an easy jump to
Action. I am concerned that if we come back to Action we're required to move forward and miss the
chance to provide the appropriate feedback this size of project needs. I don't necessarily think it is a
punishment but and opportunity to come back with a fuller package so we can make an easy transition.
> Gardiner: Through the chair, looking at the Public Works' comments on the design review,
they have a few mentions of the culvert. At least there is some assurance that Public Works have looked
into this. They have some conditions about the inspection of the culvert prior to construction, also as
mentioned, the various conditions with the CC&Rs. The notes do not answer all of the questions raised,
but I want to convey that the culvert is something that is in Public Works' radar. One of the notes
mentioned the need for trees to be at least 10 feet back from the culvert.
Commissioner Lowenthal made a motion, seconded by Commissioner Comaroto, to continue the
application. The motion carried by the following vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
c.925 Howard Avenue, zoned MMU - Application for Commercial Design Review and Front
Setback Variance for a first and second story addition and facade changes to an existing
commercial building. (Maria Bermudez, Feldman Architecture, applicant and architect;
Copeland Park Properties, property owner) (32 noticed) Staff Contact: 'Amelia
Kolokihakaufisi
Page 8City of Burlingame
January 8, 2024Planning Commission Meeting Minutes
925 Howard Ave - Staff Report
925 Howard Ave - Attachments
925 Howard Ave - Plans
Attachments:
All Commissioners have visited the project site. Community Development Director Gardiner provided an
overview of the staff report.
Acting Chair Lowenthal opened the public hearing.
Anjali Iyer, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>There were no public comments.
Acting Chair Lowenthal closed the public hearing.
Commission Discussion/Direction:
> As one of the commissioners who was here when this project was last heard, I remember a lot of the
discussion about parking, but I don ’t recall us being against a larger garage door. In this case, as the
applicant was saying, I don ’t feel there is significant change that the proposed garage door is two feet
wider. I don’t recall that we had an issue about that before. I am ok with the proposed garage door size. I
do recall that there was a lot of discussion about putting in some planters at the front. With this new
design, there is a deeper planting bed area than was originally proposed. I agree with the applicant that the
addressing of protection and shade over the entry door has been handled by the recessed front door area .
The front is generally getting indirect lighting as it is located northeast, so I am not as concerned about
the requirement of shade along the front fa çade. The originally approved design did not have the overhang .
I like the proposed changes. I don ’t think that the upstairs extension is significant in that it changes much
of our perspective of it from street level. This is approvable.
> I understand that it is trying to be industrial, but there is something about it that it has a sterile look
to it. I know there are some interesting materials in here, but it can be improved by breaking up the height
by providing some horizontal element and making it look less prominent. Unfortunately, trees will not be
allowed on this street. It needs to be set in better and it looks like a cake on the top.
>I was on the commission when this came last, and I don ’t remember any concerns other than the left
side next to the neighbor with a residential house. I was trying to minimize the shading and the impact of
that second story on that, which really hasn ’t changed from one generation to the next. The changes
made are minor from the big scheme of things. I don ’t have a problem with the enlarged garage door. It is
a blank side, so the two extra feet of door does not bother me at all. I too would love to see the trees on
the street, but I understand why we can’t. I supported it then and it is still a good project now.
>I don’t have any major outstanding issues. With the garage door, I am not concerned about the size of
it, but because it has become larger, it has taken away one of the sets of windows at the current building .
It would be nice if that door could be shortened a little bit or moved over so we can keep the windows .
Right now, it does not mean a lot because that side faces a parking lot, but that parcel will see different
uses in the coming years. The street goes directly towards one of those new apartment complexes that
has been built in the next block. A lot of people walk from here to get to downtown Burlingame. It would
be nice if we could keep four windows instead of three. The storefront will look better in person with how
the windows are set back with the planters, but they look flat on the renderings.
>Consider adding a thick belly band to break up the verticality in the front. I do like the project and
don’t have a problem with the garage door or anything else.
Commissioner Schmid made a motion, seconded by Commissioner Comaroto, to place on the
item on the Regular Action Calendar. The motion carried by the following vote:
Page 9City of Burlingame
January 8, 2024Planning Commission Meeting Minutes
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
11. COMMISSIONER’S REPORTS
There were no Commissioner's Reports.
12. DIRECTOR REPORTS
Community Development Director Gardiner reported that the City Council adopted the Housing Element at
its meeting on December 18, 2023. He also reported that YIMBY Law has moved to dismiss its lawsuit
against the City since the City has now adopted a certified Housing Element.
13. FUTURE AGENDA ITEMS
There were no Future Agenda Items.
14. ADJOURNMENT
The meeting was adjourned at 9:25 p.m.
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 January 8, 2024 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
this agenda will be made available for inspection via 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 January 8, 2024. If the Planning Commission's action has not been appealed
or called up for review by the Council by 5:00 p.m. on January 18, 2024, 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 10City of Burlingame
City of Burlingame
Design Review and Special Permit
Address: 1409 Castillo Avenue Meeting Date: January 22, 2024
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
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures, including one single-unit residence, or
a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this
exemption may be applied to the construction or conversion of up to three (3) single-unit residences as part
of a project.
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).
Item No. 8a
Consent Calendar Item
Design Review and Special Permit 1409 Castillo Avenue
-2-
1409 Castillo Avenue
Lot Area: 5,493 SF Plans date stamped: January 9, 2024*
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
* The revised plans dated January 9, 2024 include no changes to the zoning code standards provided in
this table.
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 Study Meeting: At the Planning Commission Design Review Study meeting on December
11, 2023, the Commission complimented the design of the project and requested that a rendering be provided.
The Commission also had questions related to the exterior lighting at the front of the house and the finish of
the front stairs. The Commission voted to place this item on the Consent Calendar when all information has
been submitted and reviewed by the Planning Division (see attached December 11, 2023 Planning
Commission Minutes).
The applicant submitted a response letter and revised plans and rendering, dated January 9, 2024, to address
the Planning Commission’s comments. Staff would note that the revised plans address the Commission's
comments, but do not include changes to any of the zoning criteria (no change to setbacks, building envelope,
lot coverage or FAR).
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.
Suggested Findings for Design Review:
1. The proposed new single-unit dwelling is consistent with the General Plan designation of Low Density
Residential and is in compliance with all applicable provisions of Title 25; the proposed dwelling is
consistent with the design guidelines; that the mass and bulk of the proposed structure is in scale with
the lot and in relation to neighboring properties, and that architectural details follow a traditional design,
including the aluminum clad wood windows with simulated true divided lites, aluminum clad wood front
door, wood sectional garage door with stained cedar shingles with wood trim, wood fascia, roof eave
brackets and horizontal band, making the project compatible with the character of the neighborhood.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other
circumstances to accommodate the proposed development as shown on the proposed plans.
Design Review and Special Permit 1409 Castillo Avenue
-4-
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 because the
project complies with setback, lot coverage, floor area ratio, declining height envelope, and parking
requirements (with a Special Permit request for building height).
For these reasons, the project may be found to be compatible with the requirements of the City's design
review criteria.
Required Findings for a Special Permit: In order to grant a Special Permit for a building height, 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.
Suggested Special Permit Findings (Building Height):
1. The blend of mass, scale, and dominant structural characteristics of the new dwelling are consistent
with the character of the street and compliment the neighborhood with a unique style of its own.
2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new dwelling
are consistent with the existing street and neighborhood in that the added height results from the
topography of the lot and if the lot did not slope upward by approximately 10’-0” from the front to the
rear of the property, then the proposed building height would be under the maximum building height.
3. The proposed project is consistent with the residential design guidelines adopted by the City in that
the proposed structure is compatible with the requirements of the City's design review criteria as noted
above.
For these reasons, the project may be found to be compatible with the requirements of the City's Special
Permit criteria.
Planning Commission Action: The Planning Commission should conduct a public hearing on the application
and consider public testimony and the analysis contained within the staff report. Action should include specific
findings supporting the Planning Commission’s decision and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. At the public hearing the
following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped
January 9, 2024, sheets A0.0 through A8.1, sheet L1.1 through L2.1 and BMP1.1;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof height
or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staff);
Design Review and Special Permit 1409 Castillo Avenue
-5-
3. that any changes to the size or envelope of the basement, first or second floors, or garage, which
would include adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private property, if feasible, as determined by the Community Development Director;
5. that demolition for removal of the existing structures and any grading or earth moving on the site shall
not occur until a building permit has been issued and such site work shall be required to comply with
all the regulations of the Bay Area Air Quality Management District;
6. that prior to issuance of a building permit for construction of the project, the project construction plans
shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning
Commission, or City Council on appeal; which shall remain a part of all sets of approved plans
throughout the construction process. Compliance with all conditions of approval is required; the
conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
and installed on the portions of the roof not visible from the street; and that these venting details shall
be included and approved in the construction plans before a Building permit is issued;
8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction
plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior,
shall require a demolition permit;
9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in
effect at time of building permit submittal, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS
PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project
architect or residential designer, or another architect or residential design professional, that
demonstrates that the project falls at or below the maximum approved floor area ratio for the property;
11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners,
set the building footprint and certify the first-floor elevation of the new structure(s) based on the
elevation at the top of the form boards per the approved plans; this survey shall be accepted by the
City Engineer;
12. that prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as window
locations and bays, are built as shown on the approved plans; architectural certification documenting
framing compliance with approved design shall be submitted to the Building Division before the final
framing inspection shall be scheduled;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Division; and
Design Review and Special Permit 1409 Castillo Avenue
-6-
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the project has been built according to the
approved Planning and Building plans.
Catherine Keylon
Senior Planner
c. Antonia Mora, DTA Architecture, applicant and architect
Sean Cafferkey, property owner
Attachments:
December 11, 2023 Planning Commission Minutes
Applicant’s Response Letter, dated January 9, 2024
Project Application Form
Special Permit Application Form
Planning Commission Resolution (Proposed)
Notice of Public Hearing – Mailed January 12, 2024
Area Map
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM Council Chambers/OnlineMonday, December 11, 2023
c.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
1409 Castillo Ave - Staff Report
1409 Castillo Ave - Attachments
1409 Castillo Ave - 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.
Richard Terrones, designer, 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:
> Please provide 3D rendering.
>Consider adding lights on the sidewall of the stairs and the left side of the garage.
>I was pleasantly surprised, this is a creative design. The front fa çade is different but fits the
neighborhood. It looks great.
>It is beautiful and very well done. It’s got personality but is rooted in traditions. Very interesting and
nice.
>It is not just a copy of the ones in the neighborhood; it is actually a stretch beyond. You did a great
job.
>I was really impressed. The design is going for the early 20th century design, it is pretty evident. I
appreciate all the single -style cues and how the roof pitch works. I am interested in how this might look
because of how high it is from across the street. I visited the site and you can see almost all the fa çade.
But there has been a decent amount of attention given to that side. I especially like the garage dormer; it
is an interesting detail.
>With the beautiful design of the house, it definitely has its own character and interest. When
considering the average front and rear elevation, from that point to the top of the roof ridge looks like
under 30 feet. I can see supporting the Special Permit for height application.
Commissioner Tse made a motion, seconded by Commissioner Comaroto, to place the item on
the Consent Calendar. The motion carried by the following vote:
Page 1City of Burlingame
December 11, 2023Planning Commission Meeting Minutes
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
Page 2City of Burlingame
10 November 2024
City of Burlingame
Building Department
501 Primrose Road
Burlingame, CA 94010
Re: Cafferkey Residence
1409 Castillo Ave.
Plan Check Comments received 12 December 2023
The following information is provided to assist your department in rechecking the subject documents.
The original plan check consisted of written comments from various departments. We have responded to those comments and made
appropriate changes to the drawings.
Below is a list of responses to the plan check comments. They are listed in the order they appear on the original comment pages. Each
comment explains our response and locates any changes within the drawings.
Plan Check Response
DTA Item # Department Item Comment Response Location
Planning Comments
1 Please provide a rendering of the proposed project. Rendering has been included in
plan submittal.
A8.1
2 Clarify if the concrete stairs at the front will have a finish or
other details.
Note has been added to site plans
that concrete stairs, walkway, and
landing will have a tile finish.
A
1
.
1
3 Will you have lighting on the front stairs or the garage? Note added to plans that aisle lights
will be provided at side walls of
steps. Note added to elevations to
provide a light fixture at the front of
the garage.
A1.1,A2.1 A4.1
If there are any further questions or comments regarding the project, please contact our Office at 650 696 1200.
Richard Terrones / Antonio Mora
City of Burlingame
Plan Check Response - 1
01/09/2024
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.
Secretary
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND
SPECIAL PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Design
Review and Special Permit for height for a new, two-story single-unit dwelling and attached garage at
1409 Castillo Avenue, zoned R-1, Sean and Erika Cafferkey, property owner, APN: 027-174-070;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on January
22, 2024, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial
evidence that the project set forth above will have a significant effect on the environment, and
categorical exemption, per Section 15303 (a), which states that construction of a limited number
of new, small facilities or structures including one single family residence or a second dwelling
unit in a residential zone is exempt from environmental review. In urbanized areas, up to three
single-family residences maybe constructed or converted under this exemption, is hereby
approved.
2. Said Design Review and Special Permit are approved subject to the conditions set forth in Exhibit
“A” attached hereto. Findings for such Design Review and Special Permit are set forth in the staff
report, minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official records of the
County of San Mateo.
Chairperson
I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 22nd day of January, 2024 by the following vote:
EXHIBIT “A”
Conditions of Approval for Categorical Exemption, Design Review and Special Permit
1409 Castillo Avenue
Effective February 1, 2024
Page 1
1. that the project shall be built as shown on the plans submitted to the Planning Division date
stamped January 9, 2024, sheets A0.0 through A8.1, sheet L1.1 through L2.1 and BMP1.1;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review (FYI or amendment to be determined by Planning staff);
3. that any changes to the size or envelope of the basement, first or second floors, or garage,
which would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
4. that any recycling containers, debris boxes or dumpsters for the construction project shall be
placed upon the private property, if feasible, as determined by the Community Development
Director;
5. that demolition for removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be required
to comply with all the regulations of the Bay Area Air Quality Management District;
6. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by
the Planning Commission, or City Council on appeal; which shall remain a part of all sets of
approved plans throughout the construction process. Compliance with all conditions of
approval is required; the conditions of approval shall not be modified or changed without the
approval of the Planning Commission, or City Council on appeal;
7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued;
8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permit;
9. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, in effect at time of building permit submittal, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design professional,
that demonstrates that the project falls at or below the maximum approved floor area ratio for
the property;
EXHIBIT “A”
Conditions of Approval for Categorical Exemption, Design Review and Special Permit
1409 Castillo Avenue
Effective February 1, 2024
Page 2
11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property
corners, set the building footprint and certify the first-floor elevation of the new structure(s)
based on the elevation at the top of the form boards per the approved plans; this survey shall
be accepted by the City Engineer;
12. that prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at framing,
such as window locations and bays, are built as shown on the approved plans; architectural
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof ridge and provide certification of that height to the Building Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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
A8.1 Rendering
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
2
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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.
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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 and steps with tile
finish
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 Setback(N) Driveway, construct with
permeable pavement refer
to detail
(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.
Provide aisle lights at side
walls of steps 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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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
2
2
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
2% slope
D.S
5% slope
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"
±7'-2"
Dn.
D.S
New
4 Bedroom / 3 Ba.
Main Residence
EL: 129.08'
(2836 s.f)
P1: 10'-0" x 18'-0"
Garage
EL: 120.08'1103 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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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
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.
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
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.
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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"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"5'-7"Aisle lights at side
walls of steps, typ.
Concrete walkway, ref site
plan for continuation
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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
2
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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"10'-10 1/2"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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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
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
16.1
typ.
Provide carriage light at garage
wall, max 40w equiv., downcast
light w/ obscured glass
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
[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
2
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1Property 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
[EW]
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
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
[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 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: 11/3/2023
Planning resubmittal 03: 01/05/20242
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
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.
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A8.1
Rendering
Owner Review 01: 06/19/2023
Schematic Update 02: 07/21/2023
Planning Submittal 01: 09/08/2023
Planning resubmittal 02: 11/3/2023
Planning resubmittal 03: 01/05/20242
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 and steps with tile
finish
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
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
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: 11/3/2023
Planning resubmittal 03: 01/05/20242
1
City of Burlingame
Design Review and Special Permit
Address: 2204 Hillside Drive Meeting Date: January 22, 2024
Request: Application for Design Review and Special Permits for first floor plate height and attached garage
for a new, two-story single unit dwelling and attached garage.
Architect and Applicant: Morris Architecture LLC APN: 027-165-080
Property Owners: Glenn and Corinne Chiu Lot Area: 6,000 SF
General Plan: Low Density Residential Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures, including one single-unit residence, or
a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this
exemption may be applied to the construction or conversion of up to three (3) single-unit residences as part
of a project.
Project Description: The subject property is an interior lot that contains an existing split-level single-unit
dwelling with an attached one-car garage. The applicant is proposing to demolish all structures on the site
and build a new, two-story single-unit dwelling with an attached one-car garage. The project proposes a total
floor area of 3,015 SF (0.50 FAR) where 3,020 SF (0.50 FAR) is the maximum allowed (includes 72 SF front
porch and ADU exemptions).
A Special Permit is being requested for first floor plate height (9’-0” maximum allowed without a Special
Permit). This request is for the kitchen at the rear, right side of the first floor where an 11’-4” plate height is
proposed and for the front porch where a 10’-0” plate height is proposed. The remainder (majority) of the first
floor has a 9’-0” plate height.
The applicant is also requesting a Special Permit for an attached garage. Code Section 25.10.035 requires
a Special Permit for an attached garage, unless it is replacing an existing attached garage that extends no
more than 10’-0” beyond the existing location. However, the proposed garage setback of 36’-1” is
approximately 12’-7” forward from the face of the existing attached garage, therefore requiring a Special
Permit.
There would be a total of four bedrooms in the proposed main dwelling. Two parking spaces, one of which
must be covered, are required for a four-bedroom house. The new attached one-car garage measures
12’-0” x 21’-0” (clear interior dimensions) and provides the required covered parking; one uncovered parking
space (9’ x 18’) is provided in the driveway. All other Zoning Code requirements have been met.
The site contains 11 existing non-protected sized trees in the rear yard that would all be removed with the
construction of the proposed accessory dwelling unit (ADU). Based on the proposed floor area, three
landscape trees are required on-site. The proposed landscape plan includes three new 24-inch box
landscape trees to be planted; two vine maples and one western rosebud. Therefore, the project complies
with the Urban Reforestation Ordinance requirements. Staff would note that currently there is one street tree
along the parcel frontage which would remain.
Accessory Dwelling Unit (ADU)
This project includes a new detached ADU (797 SF) that would be located at the rear of the property. Review
of the ADU application is administrative only and is not reviewed by the Planning Commission. Staff has
determined that the ADU complies with the ADU regulations.
Item No. 9a
Regular Action Item
Design Review and Special Permits 2204 Hillside Drive
-2-
The applicant is requesting the following applications:
Design Review for a new, two-story single-unit dwelling with an attached garage (C.S.
25.68.020(C)(1)(a));
Special Permit for first story plate height (11’-4” plate height at kitchen and 10’-0” plate height at front
porch proposed where 9’-0” is allowed) (C.S. 25.10.030 and 25.78.020(A)(6)); and
Special Permit for a new attached garage (C.S. 25.10.035 (1)).
2204 Hillside Drive
Lot Area: 6,000 SF Plans date stamped: January 10, 2024
PREVIOUS PLANS
11/13/23
REVISED PLANS
01/10/24 ALLOWED/REQUIRED
Front Setbacks
(attached garage¹):
(1st floor):
(2nd floor):
36’-1”
20’-8”
25’-2”
No change
25’-0”
20’-8” (block average)
20’-8” (block average)
Side Setbacks (left):
(right):
4’-0”
4’-0”
No change 4’-0"
4’-0”
Rear Setbacks (1st flr):
(2nd flr): 44’-11”
53’-9”
No change 15’-0”
20'-0"
Lot Coverage: 2,139 SF
35.6%
2,317 SF
38.6%
2,400 SF
40%
FAR: 3,015 SF
0.50 FAR
No change 3,020 SF ²
0.50 FAR
# of bedrooms: 4 No change ---
Off-Street Parking: 1 covered
(12’-0” x 21’-0”)
1 uncovered
(9' x 18')
No change 1 covered
(10’-0” x 18’-0”)
1 uncovered
(9' x 18')
1 Special Permit required for an attached garage.
2 (0.32 x 6,000 SF) + 1,100 SF = 3,020 SF (0.50 FAR)
Table continued on next page.
Design Review and Special Permits 2204 Hillside Drive
-3-
PREVIOUS PLANS
11/13/23
REVISED PLANS
01/10/24 ALLOWED/REQUIRED
Plate Heights (1st flr):
(2nd flr):
11’-4” kitchen /
10’-0” entrance 3
8’-0”
11’-4” kitchen /
10’-0” entrance 3
8’-0”
9’-0”
8’-0”
Building Height: 20’-11” No change 30'-0"
Declining Height
Envelope: complies No change C.S. 25.10.55(A)(1)
3 Special Permit required for first story plate height at kitchen and front entrance.
Summary of Proposed Exterior Materials:
• Windows: aluminum clad wood
• Doors: wood entry and garage doors
• Siding: combination of stucco, stained horizontal wood siding and grey tone stone siding
• Roof: asphalt shingles
• Other: stone clad columns, wood railings, tongue and groove eave
Staff Comments: None.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on January 8,
2024, the Commission had questions about the project and recommended some changes (see attached
January 8, 2024, Planning Commission Minutes). The Commission asked for clarification regarding the first
floor plate height at the kitchen, which was shown with a plate height greater than nine (9) feet, requiring a
Special Permit, which had not been identified in the staff report. The Commission voted to place this item on
the Regular Action Calendar when all information has been submitted and reviewed by the Planning Division.
The applicant submitted a response letter, revised plans and rendering, dated January 10, 2024, to address
the Planning Commission’s comments along with a Special Permit application for first floor plate height (for
kitchen and front porch). Staff would note that the revised plans address the Commission's comments and
include only a minor change to the lot coverage with the revision to the rear deck area, as reflected in the
zoning compliance table. Staff would also note that the Special Permit for plate height for the kitchen and
also the front porch was an oversight by staff and the project application materials and staff report have now
been updated to reflect this requirement and request.
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.
Design Review and Special Permits 2204 Hillside Drive
-4-
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.
Suggested Findings for Design Review:
1. The proposed new single-unit dwelling is consistent with the General Plan designation of Low Density
Residential and is in compliance with all applicable provisions of Title 25; the proposed dwelling is
consistent with the design guidelines; that the mass and bulk of the proposed structure is in scale with
the lot and in relation to neighboring properties, and that architectural details follow a simple
contemporary design, including the aluminum clad wood windows, solid wood front door, wood garage
door, with stucco and horizontal wood siding and stone detailing, making the project compatible with
the character of the neighborhood.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other
circumstances to accommodate the proposed development as shown on the proposed plans.
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 because the
project complies with setback, lot coverage, floor area ratio, building height, declining height envelope,
and parking requirements (with a Special Permit request for attached garage and first floor plate
height).
For these reasons, the project may be found to be compatible with the requirements of the City's design
review criteria.
Required Findings for a Special Permit: In order to grant a Special Permit for first floor plate height and an
attached garage, 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.
Design Review and Special Permits 2204 Hillside Drive
-5-
Suggested Special Permit Findings (Attached Garage):
1. The blend of mass, scale, and dominant structural characteristics of the attached garage are
consistent with the character of the street and neighborhood which consists of one and two-story
single-unit dwellings in a variety of architectural styles and massing with attached and detached
garages and is appropriate proportionality on this interior lot.
2. The existing house has an attached garage that is not easily usable given the slope of the lot. The
new garage will be made to be more usable with the floor lifted and the garage slab to be supported
by concrete footings. The attached garage is integrated into the design of the new dwelling with its
matching materials and roof design to cohesively tie into the front façade.
3. The proposed project is consistent with the residential design guidelines adopted by the City in that
the proposed structure is compatible with the requirements of the City's design review criteria as noted
above.
Suggested Special Permit Findings (Plate Height):
1. The blend of mass, scale, and dominant structural characteristics of the house, with the predominant
plate height of 9’-0” for first floor, are consistent with the character of the street and neighborhood
which consists of one and two-story single-unit dwellings in a variety of architectural styles, massing
and plate heights and is appropriate proportionality on this interior lot. Only the front porch with a 10’-
0” plate height varies from the 9’-0” plate height along the front façade by pronouncing the entrance;
the rear kitchen plate height at 11’-4” adds articulation along the right side elevation and is located at
the rear of the house and not visible from the street.
2. The variety of roof lines, façade, exterior finish materials, and elevations of the house are consistent
with the existing street and neighborhood; the 10’-0” plate height at the front porch provides visual
interest to the front façade and only the kitchen at rear, which has an 11’-4” plate height, varies from
the rest of the first floor plate height of 9’-0”; the modifications to the plate heights in these locations
are integrated well into the design and add articulation; and
3. The proposed project is consistent with the residential design guidelines adopted by the City in that
the proposed structure is compatible with the requirements of the City's design review criteria as noted
above.
For these reasons, the project may be found to be compatible with the requirements of the City's Special
Permit criteria.
Planning Commission Action: The Planning Commission should conduct a public hearing on the
application and consider public testimony and the analysis contained within the staff report. Action should
include specific findings supporting the Planning Commission’s decision and should be affirmed by resolution
of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public
hearing the following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped
January 10, 2024, sheets A0.1 through A9.2 and sheet L1.0;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof height
or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staff);
3. that any changes to the size or envelope of the basement, first or second floors, or garage, which
would include adding or enlarging a dormer(s), shall require an amendment to this permit;
Design Review and Special Permits 2204 Hillside Drive
-6-
4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private property, if feasible, as determined by the Community Development Director;
5. that demolition for removal of the existing structures and any grading or earth moving on the site shall
not occur until a building permit has been issued and such site work shall be required to comply with
all the regulations of the Bay Area Air Quality Management District;
6. that prior to issuance of a building permit for construction of the project, the project construction plans
shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning
Commission, or City Council on appeal; which shall remain a part of all sets of approved plans
throughout the construction process. Compliance with all conditions of approval is required; the
conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
and installed on the portions of the roof not visible from the street; and that these venting details shall
be included and approved in the construction plans before a Building permit is issued;
8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction
plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior,
shall require a demolition permit;
9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in
effect at time of building permit submittal, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS
PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project
architect or residential designer, or another architect or residential design professional, that
demonstrates that the project falls at or below the maximum approved floor area ratio for the property;
11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property
corners, set the building footprint and certify the first-floor elevation of the new structure(s) based on
the elevation at the top of the form boards per the approved plans; this survey shall be accepted by
the City Engineer;
12. that prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as
window locations and bays, are built as shown on the approved plans; architectural certification
documenting framing compliance with approved design shall be submitted to the Building Division
before the final framing inspection shall be scheduled;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
Design Review and Special Permits 2204 Hillside Drive
-7-
Catherine Keylon
Senior Planner
c. Morris Architecture, applicant and architect
Glenn and Corinne Chiu, property owners
Attachments:
January 8, 2024, Planning Commission Minutes
Applicant’s Response Letter, dated January 10, 2024
Project Application Form
Special Permit Application Forms
o Attached Garage
o First Floor Plate Height
Planning Commission Resolution (Proposed)
Notice of Public Hearing – Mailed January 12, 2024
Area Map
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM Council Chambers/OnlineMonday, January 8, 2024
a.2204 Hillside Drive, zoned R -1- Application for Design Review and Special Permit for
attached garage for a new, two -story single-unit dwelling and attached garage. (Morris
Architecture LLC, applicant and architect; Glenn and Corinne Chiu, property owners) (58
noticed) Staff Contact: Catherine Keylon
All Commissioners have visited the project site. Community Development Director Gardiner provided an
overview of the staff report.
Acting Chair Lowenthal opened the public hearing.
Ryan Morris, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>There were no public comments.
Acting Chair Lowenthal closed the public hearing.
Commission Discussion/Direction:
> At the rear of the house, the first floor has an 11’-3” plate height. It will require a Special Permit
because it exceeds the allowable 9’-0” plate height on the first floor.
> For the terrace deck on the rear of the house, be aware of the building code requirement of having
railings on drops of that height. The steps cannot be more than 7-3/4” and then you have this drop off .
Consider revising before you proceed to construction documents.
> I’ve never seen a raised -floor garage that does not go down a hillside. I know it is not within our
purview but consider doing the engineering portion earlier than planned to avoid the mess and allow time to
review impacts on the neighbors and potential changes to the design.
> Please revisit the windows. I agree with my fellow commissioners, the discrepancies especially on the
front elevation having different windows is not pulling the house together. It’s a bit of a mix & match. Keep
it consistent throughout. I don ’t have a problem with the Special Permit request in the garage and the 11
-foot first floor plate height on the kitchen because it is tucked in the back. I agree with the comment
about the deck. The back porch seems odd to have stairs. If the deck is going to remain, you don ’t need
the stairs. Let the deck be your stairs down, put lights on it, make it beautiful and one piece. Or close the
deck and it becomes its own entity and you have your stairs going down. Consider creating some
difference there to make it a little bit better. I would also ask when you come back for the next meeting if
you provide some 3D rendering because it is easier to visualize and see the details.
>I agree with my fellow commissioner about the windows. There are some alignment issues. There
should be better consistency of shape and operation type. Overall, there is a nice order to the look of the
house right now. On Hillside Drive where there are so many traditional homes, the front elevation seems in
need of more articulation, a little bit more shaping or massing and some other design details. It seems
barely bland. Something is not coming together for me. I have no problem with the attached garage
being setback and 12’-6” off from the current location of the garage. I also don ’t have an issue with the
plate height at the back, but I just wanted to call them out because it is something that needs to be
identified. The back reads better than the front because the back has hipped roofs and some articulation
Page 1City of Burlingame
January 8, 2024Planning Commission Meeting Minutes
on the first and second stories. The front is a little bit apartment -building looking, flat and not enough
interest.
>I agree with my fellow commissioners. This can be really cool but is still not there. It seems
top-heavy, maybe because of the repetitive windows. The consistency of the materials and such should
be throughout. Please provide a detail on the front door, it looks very solid and closed to have a 5
-foot-wide door. Consider using bands on the material transitions and some clean -up of drawings for
clarity.
>The front elevation reads flat because of the low pitches of the roof. It needs a little more depth and
articulation. Some details on the window trims will make us understand if anything comes out from the
siding and how you get more depth to this. The 3D renderings help, but without color or texture they read
flat to us, that may be a way to show richness of what you intend for us to see. The stone looks like just a
texture on the wall, and it is in the same plane as the siding above it. There is no cap and no shadow or
anything happening. We need to better understand the layering of the materials so we can start to see the
details. It does look top heavy on the second floor because the roof around the first floor just does not go
very high. We do not see as much roof as we are used to on steeper roof pitches so therefore the siding
and windows look big. Proportions need to be worked out to make those larger faces look a little reduced
and help with the depth issue. I too do not have an issue with the garage moving forward, I just want to
make sure that the structural pieces get worked out well. Because you are not sticking to the vocabulary
of hillside, sheet A 9.1 is critical for us in being able to see the depth of the architecture being proposed. I
agree that the architecture is there, we just need to have a better understanding of it for the next round .
Whether it is more color, more texture or more shadows, putting in more information on sheet A 9.1 is a
huge deal for us. Provide more details about the front door and what it will look like. The doors that go out
the back on the patio, I assume they are glass doors that you would see in but right now it is showing as
white. I am not sure if they are frosted or panel doors. The elevations come out flat because they are just
line work.
>I wasn’t quite sure what to think of it while going past the project site. Picking up from my fellow
commissioner’s comments, there are parts of the design that has the DNA of the Perry -style. That is the
core, there is a really good idea and design in here that I ’d like to see more of. If that is what you are going
for, I do like it and it just needs to be developed a little bit more.
>From first glance, I like the design. With the flatness of the second story, having some box windows
or something that gives texture can help. Providing a colored rendering will be a game changer. I don ’t
have any issues with the Special Permit for the garage. The increased plate height in the kitchen also
does not bother me.
>I want to clarify for the public that the Special Permit for the plate height is in the room that is located
at the rear of the house. It is not changing the scale of the front elevation. The intent of that regulation is
to try and control scale from the front. We’ve had a lot of projects proposing them and have been
subsequently denied because it is changing the front elevation.
Page 2City of Burlingame
DESIGN REVIEW STUDY SESSION - COMMENT RESPONSE
Project Address: 2204 Hillside Drive
Permit No.: Planning Commission – Design Review Study Items
Date: 01.10.24
GENERAL COMMENTS
1. Kitchen 11’ plate height will require a Special Permit application or reduce the plate height to not more
than 9’ (SP fee paid for garage SP so you would only need to provide a SP application for the first floor
plate height);
a. RESPONSE – We will keep the 11’ plate height at the rear facing kitchen and apply for a
Special Permit.
2. Front entrance also exceeds 9’ first floor plate height limit and will require a Special Permit application
or reduce the plate height to not more than 9’ (SP fee paid for garage SP so you would only need to
provide a SP application for the first floor plate height)- another option would be to remove the columns
and have only the canopy above (this change would not require a SP);
a. RESPONSE – We will keep the 10’ plate height at the front entrance and apply for a Special
Permit. This element at the front façade was not brought up as an issue with the PC, and it
is an important feature to add the depth and articulation we are seeking. Reducing it to 9’
tall or removing the columns would take away the hierarchy of the front door and make the
front feel more ‘plain’.
3. Clarify materials along right side where kitchen is located;
a. RESPONSE – The materials along the right side of the building consist of horizontal wood
siding at the second floor, stucco at the first floor, and a stone wainscot (variable height)
which wraps around the front and rear of the building.
4. Look at rear “stadium seating” at the deck in terms of compliance with the Building Code (rise & run);
a. RESPONSE – See also response to #12 explaining the design intent and changes to the rear
deck. The building code requirements are satisfied with “stadium seating”, as the vertical
drop is less than 30” and does not require a guardrail. Each step is considered an
independent ‘walking surface’ above and below the edge, rather than being considered a tall
staircase, one might think of it as a series of independent walkways next to each other at
different levels. The risk of falling is mitigated by the short drop down to each walkway. A
legal staircase will be incorporated into the “stadium seating” which will comply with rise
& run and handrail requirements. An example of this type of seating can be seen in the
image below.
5. Raised floor garage? Figure out how you are doing that 1) fill and slab 2) or raised floor with concrete –
look at how this will affect your neighboring properties in terms of grade changes and drainage;
a. RESPONSE – The new garage slab will be supported by concrete footings directly below the
exterior walls of the garage. This will be the same whether it is slab over backfill or raised
floor over crawl space. The footing depth and size will be determined by the geotechnical
and structural engineers. Any excavation for those footings should not disturb the soil
extending out at an imaginary line 45 degrees below the neighbors footing. So if the
neighbor’s house is 10’ away, we should avoid digging 10’ down. We are not proposing any
changes to grade along the side setbacks, and perimeter drainage will be provided around
the house. The garage is treated no differently than the rest of the house in this regard, and
there is no concern of affecting the neighboring properties.
6. Clarify front door – wide front door or two doors; look at softer more inviting entry door or provide
more details;
a. RESPONSE – See the picture below for a more specific representation of the front door
style that is proposed. This will be included as a reference along with the colored
renderings. A solid door is preferred for privacy from the busy street, and a transom
window has been provided above the door to allow natural light and visual interest to the
entryway. The columns and roof canopy provide the invitation and the stunning front door
generate interest and curiosity as one approaches the home.
7. Revisit windows
a. RESPONSE – At the front façade, the second floor windows have been changed to match
the first floor and reduced from 4 different windows, to 2 of the same. This reduces the
visual ‘heaviness’ of the second floor, reinforces a consistent window pattern, and still
aligns with windows on each side of the house.
8. Look at windows on all elevations; not pulling the house together
a. RESPONSE – This house has a strong pattern of 2 basic window types and alignments – tall
vertical casements, and long skinny transoms. Those 2 types are combined to form the
windows at the front elevation. The design has a consistent balance of both window types
around the house, and each one directly relates to the interior room function and
configuration. However, there were a few areas that were improved.
i. Front elevation, second floor windows changed as described in #7 above
ii. Left / north elevation, no changes. The repeated transom windows align with the
front and rear nicely.
iii. Rear elevation, second floor center window changed from pair of transoms to a
single casement to match the bathroom window on the left side.
iv. Right / south elevation, second floor window on right side changed from pair of
transom windows to a single transom window.
9. Need consistency throughout the house in terms of shape and operability
a. RESPONSE – See #8 above
10. Especially revisit discrepancy on front elevation with different windows
a. RESPONSE – See #7 above
11. Okay with SP for attached garage and okay with plate height of kitchen;
a. No response needed
12. Back porch is odd- revisit design;
a. RESPONSE - The rear deck design has been changed in the architectural plans to better
match the landscape design on sheet L1.0. The code-compliant stairs blend more
seamlessly with the “stadium seating” feature. We considered the commission’s
suggestions of traditional deck railings or extending standard deck steps across the entire
deck, but we feel the “stadium seating” is a creative and efficient solution to maximum the
use of the entire yard.
i. The upper deck surface must be a minimum size to accommodate an outdoor eating
area that is not too close the edge of the deck.
ii. A railing at the edge of the deck would bisect a yard that is already on the smaller
side (due to the new ADU), so we wanted to keep the deck and yard spaces open and
connected, while at different levels.
iii. A standard staircase often juts out into the yard and creates dead spaces on either
side, so we propose the “stadium seating” solution as a way to expand the lower yard
spaces and soften the transition. Integrated planters on either side will further help
the transition and reduce the need for obtrusive guardrails.
13. Provide more detailed renderings; include color and / or texture to help understand project and
materials install/layering;
a. RESPONSE – Colored 3D renderings will be provided.
14. Front elevation needs more articulation and design details, a bit bland, flat and not coming together;
a. RESPONSE – We considered the addition of different trims, columns, ornamentation, or
other details to the front elevation, but decided against new additive treatments for this
contemporary design. We feel the strength of the design is in it’s simplicity and balanced
proportions. The modifications to the second story windows are less distracting, and
attention is drawn to the front entry. The colored renderings reveal much more depth and
character than the black and white elevations, and the additional details we explored were
not feeling natural to the design.
15. Rear elevation reads better than front in terms of roof framing and articulation;
a. No response needed
16. Design feels top heavy- proportions need to be worked out to help with this;
a. RESPONSE – See #7 and #14.
17. Look at making all exterior materials consistent throughout all elevations;
a. RESPONSE – As the colored renderings show, the primary material pattern is the use of
stucco with stone wainscot at the first floor, and a combination of horizontal wood siding
and stucco at the second floor. The windows and doors and roof eaves add an extra layer of
detail which tie the house together at both floors. The elevations will have a consistent first
and second floor distinction, without alternating or overdoing the colors too much.
18. Front elevation needs more depth and articulation;
a. RESPONSE – See #7 and #14.
19. Consider adding detail trim around the windows;
a. RESPONSE – See #14
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.
This is for a new house. We are requesting that the new attached garage be allowed to exceed 10'-0" from the
front face of the existing garage. The entire existing house will be demolished and the site will be graded. The
proposed design respects the block avg. front setback, the garage respects the 'garage front setback' and is
positioned subordinate to the rest of the front façade. Currently the 2nd floor front wall aligns above the garage
front wall and is 2.5' beyond the allowed 10' from the front of the existing garage. Setting the garage back 2/5
would cause an abnormal overhang above the garage, looking incongruous with house and neighborhood.
Proposed design respects the block avg. front setback, the 'garage front setback', the 2nd floor
setback and all daylight planes. The proposed attached garage is and is positioned subordinate to the
rest of the front façade. The two story volume broken up by a wrapping 'apron' roof is consistent with
the design of the house and attempts to fit in the mixed neighborhood context. Attached garages are
common in the neighborhood and allows the owners a more generous, secure backyard for their
family.
The proposed design meets or exceeds all required setbacks in the design guidelines. The parking and
garage patterns in the neighborhood currently include a mix of attached and detached garages. The new
attached garage respects req'd setbacks in the guidelines as does the architectural style, mass and bulk of
structure. Requiring the garage to be setback behind the second floor above [per the setback requirement]
creates a 2nd floor mass over the driveway that woud be incongruous with mass & scale in the
neighborhood context.
No trees will be removed for this special permit
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.
FRONT
ENTRY
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.
REAR
PLATE
HEIGHT
Secretary
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND
SPECIAL PERMITS
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Design
Review and Special Permits for first floor plate height and attached garage for a new, two-story single
unit dwelling and attached garage at 2204 Hillside Drive, zoned R-1, Glenn and Corinne K. Chiu, property
owners, APN: 027-165-080;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on January
22, 2024, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial
evidence that the project set forth above will have a significant effect on the environment, and
categorical exemption, per Section 15303 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures, including one single-unit
residence, or a second dwelling unit in a residential zone, is exempt from environmental review.
In urbanized areas, this exemption may be applied to the construction or conversion of up to three
(3) single-unit residences as part of a project, is hereby approved.
2. Said Design Review and Special Permits are approved subject to the conditions set forth in Exhibit
“A” attached hereto. Findings for such Design Review and Special Permits are set forth in the
staff report, minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official records of the
County of San Mateo.
Chairperson
I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 22nd day of January, 2024 by the following vote:
EXHIBIT “A”
Conditions of Approval for Categorical Exemption, Design Review and Special Permits
2204 Hillside Drive
Effective February 1, 2024
Page 1
1. that the project shall be built as shown on the plans submitted to the Planning Division date
stamped January 10, 2024, sheets A0.1 through A9.2 and sheet L1.0;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review (FYI or amendment to be determined by Planning staff);
3. that any changes to the size or envelope of the basement, first or second floors, or garage,
which would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
4. that any recycling containers, debris boxes or dumpsters for the construction project shall be
placed upon the private property, if feasible, as determined by the Community Development
Director;
5. that demolition for removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be required
to comply with all the regulations of the Bay Area Air Quality Management District;
6. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by
the Planning Commission, or City Council on appeal; which shall remain a part of all sets of
approved plans throughout the construction process. Compliance with all conditions of
approval is required; the conditions of approval shall not be modified or changed without the
approval of the Planning Commission, or City Council on appeal;
7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued;
8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permit;
9. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, in effect at time of building permit submittal, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design professional,
that demonstrates that the project falls at or below the maximum approved floor area ratio for
the property;
EXHIBIT “A”
Conditions of Approval for Categorical Exemption, Design Review and Special Permits
2204 Hillside Drive
Effective February 1, 2024
Page 2
11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property
corners, set the building footprint and certify the first-floor elevation of the new structure(s)
based on the elevation at the top of the form boards per the approved plans; this survey shall
be accepted by the City Engineer;
12. that prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at framing,
such as window locations and bays, are built as shown on the approved plans; architectural
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof ridge and provide certification of that height to the Building Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
2204 Hillside Drive
300’ noticing
APN: 027-165-080
Chiu Residence
01.15.24
1/8” = 1’-0”
REFDblOvnW D
REFARCHITECT
MORRIS ARCHITECTURE LLC
12 COZZOLINO CT.
MILLBRAE, CA 94030
T. 650.995.1360
RYAN@MORRIS-ARCH.COM
STRUCTURAL ENGINEER
MORRIS SHAFFER
ENGINEERING
1300 INDUSTRIAL RD.
SUITE 14
SAN CARLOS, CA 94070
T. 650.595.2973
PROJECT DIRECTORY
GEOTECHNICAL ENGINEER:
MICHELUCCI & ASSOCIATES, INC.
1801 MURCHISON DRIVE, SUITE 210
BURLINGAME, CA 94010
T. 650.692.0163
JOE@MICHELUCCI.COM
TITLE 24 ENERGY & GREEN:
A PLUS GREEN ENERGY SERVICES
41 C HANGAR WAY
WATSONVILLE, CA 95076
T. 408.310.0081
REMOVAL OF EXISTING RESIDENCE. CONSTRUCTION OF NEW TWO STORY
RESIDENCE, AND DETATCHED ADU
PROJECT DESCRIPTION
VICINITY MAP
N
GENERAL NOTES
CODES
THE WORK SHALL CONFORM TO THE CALIFORNIA TITLE 24:
PART 2 2022 CALIFORNIA BUILDING CODE
PART 2.5 2022 CALIFORNIA RESIDENTIAL CODE
PART 3 2022 CALIFORNIA ELECTRICAL CODE
PART 4 2022 CALIFORNIA MECHANICAL CODE
PART 5 2022 CALIFORNIA PLUMBING CODE
PART 6 2022 CALIFORNIA ENERGY CODE
PART 9 2022 CALIFORNIA FIRE CODE
PART 11 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
AND THE BURLINGAME MUNICIPAL CODE
DRAWINGS
1. GENERAL CONDITIONS. THE STANDARD A.I.A. GENERAL CONDITIONS ARE HEREBY
MADE A PART OF THESE DRAWINGS.
2. DIMENSIONS. WRITTEN DIMENSIONS SHALL GOVERN. DO NOT SCALE THE DRAWINGS.
3. DIMENSIONS. ALL DIMENSIONS ARE TO THE FACE OF STUD OR FACE OF CONCRETE,
OR TO THE CENTERLINE OF GRIDS, COLUMNS, WINDOWS, DOORS, AND FIXTURES,
UNLESS OTHERWISE NOTED.
4. DIMENSIONS. 'CLR' DENOTES MEASUREMENT FROM FINISH SURFACES, TYP.
5. COMPLETION. THESE DRAWINGS INCLUDE THE GENERAL EXTENT OF NEW
CONSTRUCTION NECESSARY FOR THE WORK, BUT ARE NOT INTENDED TO BE ALL-
INCLUSIVE.
GENERAL CONTRACTOR'S RESPONSIBILITIES
6. PLANS ON SITE. THE GENERAL CONTRACTOR (HEREAFTER G.C.) SHALL MAINTAIN A
CURRENT AND COMPLETE SET OF CONSTRUCTION DRAWINGS ON THE JOB SITE
DURING ALL PHASES OF CONSTRUCTION FOR USE BY ALL TRADES AND SHALL
PROVIDE ALL SUBCONTRACTORS WITH CURRENT CONSTRUCTION DRAWINGS.
7. DISCREPANCIES. THE G.C. IS RESPONSIBLE FOR THOROUGH REVIEW OF THESE
DOCUMENTS AND EXISTING FIELD CONDITIONS PRIOR TO THE COMMENCEMENT OF
ANY WORK. ANY ERRORS, OMISSIONS, OR CONFLICTS FOUND ARE TO BE BROUGHT
TO THE IMMEDIATE ATTENTION OF THE ARCHITECT IN WRITING FOR CLARIFICATION.
8. SUBSTITUTIONS. THE G.C. IS REQUIRED TO NOTIFY ARCHITECT IN WRITING OF ANY
SUBSTITUTION, REVISION OR PROPOSED ALTERNATE AT LEAST TWO WEEKS PRIOR
TO THE ORDER OR INSTALLATION OF SAID ALTERNATE IN ORDER TO ALLOW FOR
NECESSARY COORDINATION AND APPROVALS.
9. INSPECTIONS. THE G.C. IS RESPONSIBLE FOR THOROUGH REVIEW OF THE
ARCHITECTURAL AND STRUCTURAL DRAWINGS, GEOTECHNICAL REPORT, AND THE
ENERGY AND GREEN COMPLIANCE MANDATORY MEASURES AND IS RESPONSIBLE
FOR SCHEDULING AND BEING PRESENT FOR ANY INSPECTIONS OR OBSERVATIONS
REQUIRED. (MIN. 48 HOURS NOTICE FOR SITE VISITS)
10. SAFETY. THE G.C. SHALL BE SOLELY RESPONSIBLE FOR SAFETY ON THE JOB SITE
AND ADHERE TO ALL FEDERAL, STATE, LOCAL AND OSHA SAFETY REGULATIONS.
11. DEFERRED SUBMITTALS. DEFERRED SUBMITTAL DOCUMENTATION SHALL BE
SUBMITTED TO THE ARCHITECT OR ENGINEER OF RECORD WHO SHALL REVIEW
THEM AND FORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING
THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND FOUND
TO BE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE PROJECT. THE
DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND
SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL.
12. WORKMANSHIP. ALL WORKMANSHIP IN ALL TRADES SHALL BE OF THE HIGHEST
QUALITY, BY PERSONS ESPECIALLY SKILLED AT ASSIGNED TASKS, AND SHALL
RESULT IN A NEAT AND CLEAN INSTALLATION. ALL WORK SHALL BE INSTALLED TRUE,
PLUMB, LEVEL, SQUARE, AND IN PROPER ALIGNMENT. NOTIFY ARCHITECT AND
OWNER OF EXISTING CONDITIONS WHICH DO NOT MEET THESE EXPECTATIONS.
13. MANUFACTURER'S REQUIREMENTS. THE G.C. SHALL INSTALL ALL MATERIALS,
EQUIPMENT, AND FIXTURES IN CONFORMANCE WITH THE REQUIREMENTS OF THE
MANUFACTURER.
14. BRACING AND SHORING. DESIGN AND INSTALLATION OF ALL TEMPORARY BRACING
AND SHORING IS THE SOLE RESPONSIBILITY OF THE G.C.
GENERAL NOTES
15. CAL GREEN. SEE SHEET GB.1 FOR CAL GREEN MANDATORY REQUIREMENTS
16. HERS VERIFICATION. SEE SHEET EN.1 FOR MANDATORY HERS VERIFICATION
REQUIREMENTS
17. WILDLAND URBAN INTERFACE (WUI). SEE SHEETS A6.1, A8.1, A8.2 FOR ALL DETAILS
AND NOTES REGARDING REQUIRED FIRE PROTECTION MEASURES OF BUILDING
EXTERIOR PER CRC R337 AND CBC CHAPTER 7A
PROJECT DATA
APN #027165080
ZONE R1
OCCUPANCY GROUP R-3/U
CONSTRUCTION TYPE V-B
AUTOMATIC SPRINKLERS YES
STORIES 2
SPECIAL HAZARD ZONES N/A
SITE AREA 6000 SF
FLOOR AREA -INTERIOR LOT WITH ATTACHED GARAGE:
.32 x LOT AREA [6000] + 1,100 SF = 3020 SF
LOCATION EXISTING PROPOSED
GROUND FLOOR CONDITIONED AREA 391 SF ------SF
FIRST FLOOR CONDITIONED AREA 1535 SF 1496 SF
SECOND FLOOR CONDITIONED AREA ------SF 1202 SF
ATTACHED GARAGE 417 SF 320 SF
TOTAL 2343 SF 3018 SF
SITE COVERAGE -MAX. ALLOWED (40%) = 2400 SF
LOCATION EXISTING PROPOSED
MAIN HOUSE FOOTPRINT 1535 SF 1816 SF
FRONT PORCH 115 SF 63 SF
REAR DECK -----SF 287 SF
TOTAL 1650 SF 2166 SF
DEFERRED SUBMITTALS
1. FIRE SPRINKLERS SHALL BE INSTALLED IN ACCORDANCE WITH NFPA 13D AND
STATE AND LOCAL REQUIREMENTS. SHOP DRAWINGS SHALL BE APPROVED BY THE
FIRE DEPARTMENT PRIOR TO INSTALLATION. PROVIDE MIN. 1" WATER METER
BACKFLOW PREVENTION DEVICE/DOUBLE CHECK VALVE ASSEMBLY, AND ALL
SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPE AREAS.
2. CONSTRUCTION WASTE MANAGEMENT PLAN ON SHEET GB.1 3. NEW 2.96?? KW MIN.
PHOTOVOLTAIC SOLAR PANEL SYSTEM UNDER SEPARATE PERMIT PER SHEET EN.1
3. ROOF TRUSS DESIGN AND SHOP DRAWINGS UNDER DEFERRED SUBMITTAL PER
STRUCTURAL PLANS
4. LANDSCAPE DESIGN
FOUNDATION / SOILS (GEOTECH. REPORT)
1. THE ARCHITECT IS NOT RESPONSIBLE FOR THE ADEQUACY OF THE FOUNDING
SOILS. THE FOUNDATION DESIGN IS PREPARED BY THE STRUCTURAL
ENGINEER, AND BASED UPON A GEOTECHNICAL REPORT BY THE ABOVE LISTED
GEOTECHNICAL ENGINEER.
2. SEE STRUCTURAL DRAWINGS, GEOTECHNICAL REPORT, AND/OR CIVIL
DRAWINGS FOR ADDITIONAL CRITERIA REGARDING FOUNDATIONS,
EXCAVATION, EARTHWORK, SITE PLACEMENT OF ANY CONCRETE, AND/OR
DRAINAGE RECOMMENDATIONS
1ST FLR
1384 SF
GARAGE
320 SF
STAIR
112.00 SF
CEILING + 9'-0"
CEILING +11'-0"
2ND FLR
1090 SF
STAIR
112.00 SF
ADU
797 SF
WEEKDAYS: 8:00 A.M. –7:00 P.M.
SATURDAYS: 9:00 A.M. –6:00 P.M.
SUNDAYS AND HOLIDAYS: NO WORK ALLOWED
(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 18.07.110 FOR DETAILS.)
(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS.)
CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS
AND NON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.
NOTE: CONSTRUCTION HOURS FOR WORK IN THE PUBLIC RIGHT OF WAY MUST NOW BE
INCLUDED ON THE PLANS.
CONSTRUCTION HOURS
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:48:39 PM
A0.1
2128Chiu ResidenceTITLE SHEET 2204 Hillside DriveBurlingame, CA 94010# POUND(S) or NUMBER
& AND
(E) EXISTING
(N) NEW
(R) REMOVE
< ANGLE
@ AT
A/V AUDIO/VISUAL
AB ANCHOR BOLT
ABV ABOVE
ACOUS ACCOUSTICAL
ACT ACCOUSTICAL CEILING TILE
AD AREA DRAIN or ACCESS DOOR
ADD ADDENDUM
ADJ ADJACENT or ADJUSTABLE
AFF ABOVE FINISHED FLOOR
AGG AGGREGATE
AHU AIR HANDLING UNIT
ALT ALTERNATE
ALUM ALUMINUM
ANOD ANODIZED
APPROX APPROXIMATE
ARCH ARCHITECTURAL
ASI ARCHITECT'S SUPPLEMENTAL
INSTRUCTIONS
ASPH ASPHALT
AUTO AUTOMATIC
AVE AVENUE
AVG AVERAGE
AWP ACOUSTICAL WALL PANEL
B BASE
B.O. BOTTOM OF
B.O.F. BY OWNER, FUTURE
BD BOARD
BIT BITUMINOUS
BLDG BUILDING
BLKG BLOCKING
BM BEAM or BENCH MARK
BOT BOTTOM
BRG BEARING
BSMT BASEMENT
C CAULKING
C.L. CENTERLINE
CAB CABINET
CATV CABLE TELEVISION
CCD CONSTRUCTION CHANGE
DIRECTIVE
CCTV CLOSED CIRCUIT TELEVISION
CDOT COLORADO DEPARTMENT OF
TRANSPORTATION
CEM CEMENTITIOUS
CFL COUNTERFLASHING
CG CORNER GUARD
CIP CAST IN PLACE
CIRC CIRCUMFERENCE
DRAWING INDEX
SHEET NO.SHEET NAME
ARCHITECTURE
A0.1 TITLE SHEET
LANDSCAPE
L1.0 LANDSCAPE PLAN
ARCHITECTURE
A0.2 TOPOGRAPHICAL SURVEY
A0.3 SITE PLAN / ROOF PLAN
A1.1 BASEMENT DEMO PLAN
A1.2 FIRST FLOOR DEMO PLAN
A2.1 FIRST FLOOR PLAN
A2.2 SECOND FLOOR PLAN
A2.3 ADU FLOOR PLAN
A3.1 EXTERIOR ELEVATIONS
A3.2 EXTERIOR ELEVATIONS
A3.3 EXTERIOR ELEVATIONS
A3.4 EXTERIOR ELEVATIONS
A3.5 ADU ELEVATIONS
A3.6 BUILDING SECTIONS
A9.1 3D VIEWS - PERSPECTIVE
A9.2 3D VIEWS - ARIAL
PROJECT ABBREVIATIONS
N
CJ CONTROL JOINT
CLG CEILING
CLOS CLOSET
CLR CLEAR
CM CENTIMETERS
CMU CONCRETE MASONRY UNIT
CO CHANGE ORDER or CLEANOUT
COL COLUMN
CONC CONCRETE
CONF CONFERENCE
CONN CONNECTION
CONSTR CONSTRUCTION
CONT CONTINUOUS
CONTR CONTRACTOR
CORR CORRIDOR or CORRUGATED
CPT CARPET
CT CERAMIC TILE
CTR COUNTER
CU CUBIC
CY CUBIC YARD
DAMP DAMPROOFING
DBL DOUBLE
DEG DEGREE
DEMO DEMOLISH or DEMOLITION
DEPT DEPARTMENT
DF DRINKING FOUNTAIN
DIA DIAMETER
DIAG DIAGONAL
DIM DIMENSION
DISP DISPENSER
DIV DIVISION
DN DOWN
DR DOOR
DS DOWNSPOUT
DTL DETAIL
DWG DRAWING
DWR DRAWER
E EAST
EA EACH
EB EXPANSION BOLT
ED EXHAUST DUCT
EF EXHAUST FAN or EACH FACE
EJ EXPANSION JOINT
EL ELEVATION
ELEC ELECTRICAL
ELEV ELEVATOR
EMER EMERGENCY
ENGR ENGINEER
EOS EDGE OF SLAB
EQ EQUAL
EQUIP EQUIPMENT
ES EACH SIDE
EST ESTIMATE
EW EACH WAY
EWC ELECTRIC WATER COOLER
EWH ELECTRIC WATER HEATER
EXT EXTERIOR
F FARENHEIT
FA FIRE ALARM
FAC FIRE ALARM CABINET
FACP FIRE ALARM CONTROL PANEL
FBO FURNISHED BY OTHER(S)
FD FLOOR DRAIN or FIRE DAMPER
FDN FOUNDATION
FE FIRE EXTINGUISHER
FEC FIRE EXTINGUISHER CABINET
FF FINISHED FLOOR
FFL FINISHED FLOOR LINE
FH FIRE HYDRANT
FHC FIRE HOSE CABINET
FHMS FLAT HEAD MACHINE SCREW
FHV FIRE HOSE VALVE
FHWS FLAT HEAD WOOD SCREW
FIN FINISH(ED)
FIXT FIXTURE
FLG FLASHING
FLR FLOOR(ING)
FLUOR FLUORESCENT
FOC FACE OF CONCRETE
FOF FACE OF FINISH
FOM FACE OF MASONRY
FOS FACE OF STUD
FR FIRE RESISTIVE or FIRE RATED
FRP FIBERGLASS REINFORCED
PANEL(ING)
FRT FIRE RETARDANT TREATED
FT FOOT (FEET)
FTG FOOTING
FURN FURNISH(ED)
FURR FURRED or FURRING
FUT FUTURE
FVC FIRE VALVE CABINET
GA GAUGE
GALV GALVANIZED
GB GRAB BAR
GC GENERAL CONTRACTOR
GCMU GLAZED CONCRETE MASONRY
UNIT(S)
GL GLASS or GLAZING
GND GROUND
GR GRADE
GRT GROUT
GWB GYPSUM WALLBOARD
GYP GYPSUM
GYP.
BD.
GYPSUM BOARD
HAS HEADED ANCHOR STUD
HB HOSE BIB
HC HOLLOW CORE or HANDICAPPED
HDAS HEADED DEFORMED ANCHOR
STUD
HDR HEADER
HDWR HARDWARE
HM HOLLOW METAL
HORIZ HORIZONTAL
HR HOUR
HT HEIGHT
HTR HEATER
HVAC HEATING, VENTILATION and AIR
CONDITIONING
HW HOT WATER
HWH HOT WATER HEATER
HWY HIGHWAY
IBC INTERNATIONAL BUILDING CODE
ID INSIDE DIAMETER
IN INCH(ES)
INCAND INCANDESCENT
INCL INCLUD(ED)
INFO INFORMATION
INSUL INSULATION or INSULATED
INT INTERIOR
INTMED INTERMEDIATE
INV INVERT
JC JANITOR CLOSET
JST JOIST
JT JOINT
KD KNOCKDOWN
KIT KITCHEN
KO KNOCKOUT
KP KICK PLATE
LAB LABORATORY
LAM LAMINATE
LAV LAVATORY
LBL LABEL
LDR LEADER
LH LEFT HAND
LKR LOCKER
LP LIGHTING PANEL or LIGHT PROOF
LT LIGHT
LTL LINTEL
LVR LOUVER
MACH MACHINERY
MAG MAGNETIC
MAS MASONRY
MATL MATERIAL
MAX MAXIMUM
MB MOISTURE BARRIER
MECH MECHANICAL
MED MEDIUM
MEMB MEMBRANE
MEP MECHANICAL, ELECTRICAL and
PLUMBING
MEZZ MEZZANINE
MFR MANUFACTURER
MH MANHOLE
MIN MINIMUM
MIRR MIRROR
MISC MISCELLANEOUS
MM MILLIMETERS
MO MASONRY OPENING
MTD MOUNT(ED)
MTL METAL
MUL MULLION
N NORTH
NIC NOT IN CONTRACT
NO NUMBER
NOM NOMINAL
NRC NOISE REDUCTION COEFFICIENT
NTS NOT TO SCALE
OA OVERALL
OC ON CENTER
OD OUTSIDE DIAMETER
OF OUTSIDE FACE
OFF OFFICE
OH OPPOSITE HAND
OPNG OPENING
OPP OPPOSITE
OTO OUTSIDE-TO-OUTSIDE
P PAINT(ED)
P/L PROPERTY LINE
PAC PREVIOUSLY AWARDED
CONTRACT
PAR PARALLEL
PBO PROVIDED BY OTHERS
PC PRECAST
PERF PERFORATED
PERIM PERIMETER
PKG PARKING
PL PLATE
PLAM PLASTIC LAMINATE
PLAS PLASTER
PLBG PLUMBING
PLY PLYWOOD
PNL PANEL
POL POLISHED
PR PAIR or PROPOSAL REQUEST
PREFAB PREFABRICATED
PREFIN PREFINISHED
PRESTR PRESTRESSED
PRIM PRIMARY
PROJ PROJECT
PSF POUNDS PER SQUARE FOOT
PSI POUNDS PER SQUARE INCH
PT POST TENSIONED or PORCELAIN
TILE
PTD PAINTED
PTDR PAPER TOWEL DISPENSER AND
RECEPTACLE
PTN PARTITION
PTR PAPER TOWEL RECEPTACLE
PVC POLYVINYL CHLORIDE
PVMT PAVEMENT
QT QUARRY TILE
QTY QUANTITY
R RISER
RAD RADIUS
RB RUBBER BASE
RBC RUBBER BASE COVE
RBS RUBBER BASE STRAIGHT
RBT RUBBER TILE
RD ROOF DRAIN or ROAD
RE REFER TO or REFERENCE
REC RECESS(ED)
RECPT RECEPTACLE
REF REFRIGERATOR or
REFRIGERATED
REINF REINFORCED
REQD REQUIRED
RESIL RESILIENT
REV REVISE, REVISED or REVISION(S)
RF RESILIENT FLOORING
RFG ROOFING
RFL REFLECTED
RH RIGHT HAND
RL RAIN LEADER
RM ROOM
RO ROUGH OPENING
ROD ROOF OVERFLOW DRAIN
ROW RIGHT OF WAY
RPM REVOLUTIONS PER MINUTE
RVS REVERSE (SIDE)
RWC RAIN WATER CONDUCTOR
S SOUTH or SEALED
SC SOLID CORE
SCHED SCHEDULE
SD SOAP DISPENSER
SEC SECTION
SF SQUARE FEET
SHT SHEET
SHTG SHEATHING
SHWR SHOWER
SIM SIMILAR
SOFF SOFFIT
SPECS SPECIFICATION(S)
SPKL SPRINKLER
SPKR SPEAKER
SPRT SUPPORT
SQ SQUARE
SR SINK RECEPTACLE
SS STAINLESS STEEL
SSK SERVICE SINK
STA STATION
STD STANDARD
STL STEEL
STOR STORAGE
STRUCT STRUCTURE or STRUCTURAL
SUSP SUSPEND(ED)
SYM SYMMETRICAL
SYS SYSTEM
T TREAD
T&B TOP AND BOTTOM
T&G TONGUE AND GROOVE
TBC TOP OF BACK OF CURB
TELE TELEPHONE
TEMP TEMPORARY or TEMPERATURE
TG TEMPERED GLASS
THERM THERMOSTAT
THK THICK or THICKNESS
THLD THRESHOLD
TO TOP OF
TOC TOP OF CONCRETE
TOS TOP OF STEEL
TOW TOP OF WALL
TPD TOILET PAPER DISPENSER
TPTN TOILET PARTITION
TS TUBE STEEL
TV TELEVISION
TYP TYPICAL
UL UNDERWRITER'S LABORATORY
UNFIN UNFINISHED
UON UNLESS OTHERWISE NOTED
UR. URINAL
USGS U.S. GEOLOGICAL SURVEY
V VOLT
VAR VARY or VARIES
VB VAPOR BARRIER
VCT VINYL COMPOSITION TILE
VENT VENTILATION
VER VERIFY
VERT VERTICAL
VEST VESTIBULE
VIF VERIFY IN FIELD
VIN VINYL or SHEET VINYL
VOL VOLUME
VTR VENT THROUGH ROOF
VWC VINYL WALL COVERING
W WEST or WIDE
W.O. WHERE OCCURS
W/ WITH
W/C WATER CLOSET
W/O WITHOUT
W/R WATER RESISTANT
WC WALL COVERING
WD WOOD
WDO WINDOW
WF. WIDE FLANGE or WOOD
FLOORING
WGL WIRE GLASS
WP WATERPROOF(ING)
WPT WORKING POINT
WSCT WAINSCOT
WT WEIGHT
WWF WELDED WIRE FABRIC
YD YARD
1/8" = 1'-0"2 1ST FLR FAR PLAN
1/8" = 1'-0"3 2ND FLR FAR PLAN
FAR SCHEDULE
Name Area
GARAGE 320 SF
ADU 797 SF
1ST FLOOR 1,496 SF
2ND FLOOR 1,202 SF
3,815 SF
1/8" = 1'-0"1 ADU FAR PLAN
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
REF REF DblOvn UPOPENTOABOVEW W
W W
WM
WMPAPAPAPAPAPAPAPAPAPAPARESIDENCEENTRYGARAGEADULOUNGE AREAHOUSETERRACE10'-0" WIDE ALLEYH-101H-102H-103S-101E-108S-201UNDERGROUNDDETENTIONBASIN(PER CIVILENGINEER)(1) CER OCC24" BOX MULTI.(1) ACE CIR24" BOX MULTI.(1) ACE CIR24" BOX MULTI.S-201D-110E-108TP-101TP-102TP-103TP-104TP-105TP-106TP-107TP-108TP-109TP-110TP-111H-105H-105H-102H-105H-1022204 HILLSIDEDRIVEBURLINGAME, CAPLANNINGPERMIT SET12345678911.06.23PLANNING COMM08.03.2023 23-09JCAWLANDSCAPE PLANL1.011.06.2023SHEET TITLESHEET NUMBERDATEPROJECT NO.DRAWN BYCHECKED BYREVISIONSNO.DATE DESCRIPTIONCEARASTUDIOLandscape ArchitectureSan Francisco, California415.317.7962SUBMITTAL TITLESIGNATURERENEWAL DATEDATE06.30.25L ICENS
ED
L
A
NDSCAPE ARCHITECTAMY
W
OL
FF NO. 5700STATE OF CALI
F
O
RNIAN01/8" = 1'-0"4 816SITE COVERAGECALCULATIONSDESCRIPTIONPROVIDEDTOTAL LOT SIZE6,000 SF (100%)MAIN HOUSE FOOTPRINT1,816 SF (30%)ADU FOOTPRINT797 SF (13%)REAR DECK474 SF (8%)VEHICULAR PAVING397 SF (7%)PEDESTRIAN PAVING661 SF (11%)TOTAL SITE COVERAGE4,145 SF (69%)LANDSCAPE PLAN LEGENDSYMBOLDESCRIPTIONPROPERTY LINESETBACKSEASEMENTEXISTING CONTOURSNOSE OF STAIRPAPLANTING AREAEXISTING TREES TO BE REMOVEDEXISTING TREESMATERIAL REFERENCE NUMBERXXTREESCODE BOTANICAL NAMECOMMON NAME SIZEQTY REMARKSACE CIR ACER CIRCINATUM VINE MAPLE24" BOX MULTI. 2CER OCC CERCIS OCCIDENTALIS WESTERN REDBUD 24" BOX MULTI. 1GROUND COVERS CODE BOTANICAL NAMECOMMON NAME SIZEQTYREMARKSTUR BOL TURF SOD BOLERO PLUS FESCUE BLEND SOD673 SFPLANT SCHEDULECODEDESCRIPTION STATUSLOCATION SCIENTIFIC NAMECOMMON NAMEDBH (IN)ACTIONTP-101TREE 1NON PROTECTED REAR YARD PITTOSPORUM UNDULATUM VICTORIAN BOX5REMOVETP-102TREE 2NON PROTECTED REAR YARDUNIDENTIFIABLEDEAD TREE TRUNK 20REMOVETP-103TREE 3NON PROTECTEDREAR YARDPITTOSPORUM UNDULATUM VICTORIAN BOX6REMOVETP-104TREE 4NON PROTECTED REAR YARD PITTOSPORUM UNDULATUM VICTORIAN BOX5REMOVETP-105TREE 5NON PROTECTED REAR YARD PITTOSPORUM UNDULATUM VICTORIAN BOX 7REMOVETP-106TREE 6NON PROTECTED REAR YARD PITTOSPORUM UNDULATUM VICTORIAN BOX5REMOVETP-107TREE 7NON PROTECTED REAR YARD PITTOSPORUM UNDULATUM VICTORIAN BOX5REMOVETP-108TREE 8NON PROTECTED REAR YARD PITTOSPORUM UNDULATUM VICTORIAN BOX6REMOVETP-109TREE 9NON PROTECTED REAR YARD PITTOSPORUM UNDULATUM VICTORIAN BOX5REMOVETP-110TREE 10NON PROTECTED REAR YARD PITTOSPORUM UNDULATUM VICTORIAN BOX5REMOVETP-111TREE 11NON PROTECTED FRONT YARD ACER JAPONICUM SPP.JAPANESE MAPLE5TRANSPLANTTREE PROTECTION/REMOVALSDEMOLITIONCODEDESCRIPTIOND-110REMOVE FENCEEXISTINGCODEDESCRIPTIONE-108EXISTING FENCE TO REMAINPAVINGCODEDESCRIPTIONLOCATION MATERIALSIZE (L X W X H)H-101VEHICULAR PAVINGDRIVEWAY CONCRETE PER PLANH-102PEDESTRIAN PAVINGFRONT YARD STONE PER PLANH-103WOOD DECKING AND STAIRS REAR YARD WOOD PER PLANH-105STEP PADSREAR YARDCONCRETEPER PLANFENCESCODEDESCRIPTIONLOCATION MATERIAL SIZES-101FENCEREAR YARD WOOD 6`-0" HIGHGATESCODEDESCRIPTIONLOCATION MATERIAL SIZES-201GATEREAR YARDWOOD 6`-0" HIGHREFERENCE NOTES SCHEDULENOTESPUBLIC WORKS ENGINEERING1. THE REPLACEMENT OF ALL CURB, GUTTER, DRIVEWAY ANDSIDEWALK FRONTING THE SITE SHALL BE INSTALLED PER CITYSTANDARD PROCEDURES AND SPECIFICATIONS. ALL EXISTINGUNUSED SANITARY SEWER LATERAL CONNECTIONS SHALL BEPLUGGED AND A 4" NEW LATERAL AND WYE TO MAIN AND WATERLINE CONNECTIONS TO CITY WATER MAINS FOR SERVICE OR FIRELINE SHALL BE INSTALLED.2. ALL DOWNSPOUTS FOR THE ENTIRE ROOF ARE TO BE DIRECTEDAWAY FROM THE HOUSE. SLOPE THE FINISH GRADE A MINIMUM OF2% AWAY FROM THE HOUSE AND PROPERTY LINE.3. DETENTION BASIN WILL BE SIZED FOR A 10-YEAR STORM EVENT.STORMWATER1. SITE DESIGN MEASURE: DIRECT ROOF RUNOFF ONTO VEGETATEDAREAS.PLANNINGCOMM..
A0.2
DN
SITE PLAN NOTES:
1. GENERAL NOTES. SEE SHEETS A0.1, AND FLOOR PLANS FOR ADDITIONAL
INFO.
2. BOUNDARY VERIFICATION. THE G.C. SHALL VERIFY THE LOCATIONS OF ALL
PROPERTY BOUNDARIES, SETBACKS, AND EASEMENT LOCATIONS PRIOR
TO CONSTRUCTION. ANY DISCREPANCIES SHOULD BE BROUGHT TO THE
ATTENTION OF THE ARCHITECT BEFORE FURTHER COMMENCEMENT OF
WORK.
3. ENCROACHMENT. THE G.C. IS RESPONSIBLE FOR OBTAINING APPROVAL /
PERMIT PRIOR TO COMMENCING ANY WORK WITHIN THE PUBLIC RIGHT-OF-
WAY.
4. UTILITIES. THE G.C. SHALL LOCATE ALL UTILITIES PRIOR TO ANY
EXCAVATION, GRADING, OR TRENCHING.
5. UTILITIES. SEE ELECTRICAL PLAN SHEET E2.1 FOR EXACT LOCATIONS OF
MAIN ELECTRIC METER AND GAS METER. COORDINATE FINAL LOCATION
AND ROUTING WITH G.C. AND UTILITY SERVICE PROVIDER.
6. UTILITIES. THE G.C. SHALL COORDINATE THE LOCATION OF IRRIGATION
VALVE BOXES WITH OWNER.
7. TREE PROTECTION. THE G.C. SHALL PROTECT EXISTING TREES FROM
DAMAGE DURING CONSTRUCTION AND PROVIDE TREE PROTECTION PER
LOCAL JURISDICTION REQUIREMENTS. LARGE ROOTS OR LARGE MASSES
OF ROOTS TO BE CUT SHOULD BE INSPECTED BY A CERTIFIED ARBORIST
PRIOR TO CUTTING. ANY ROOTS TO BE CUT SHALL BE MONITORED AND
DOCUMENTED. ROOTS TO BE CUT SHOULD BE SEVERED CLEANLY WITH A
SAW OR TOPPERS.
8. SLOPED GRADE. FINISH GRADE AROUND BUILDING TO HAVE A MIN. 5%
SLOPE AT GRADE AWAY FROM BUILDING (2% SLOPE AT PAVING), FOR A
MIN. OF 5' AROUND BUILDING.
9. FOOTING DEPTH. (N) FOUNDATION FOOTINGS SHALL BEAR ON NATIVE,
UNDISTURBED SOIL, SEE GEOTECH. REPORT AND STRUCTURAL
DRAWINGS FOR ADDITIONAL INFO.
10. ADDRESS. STREET ADDRESS NUMERALS TO BE AT LEAST 4" HIGH WITH A
MINIMUM 1/2" STROKE, MOUNTED ON A CONTRASTING BACKGROUND
CLEARLY VISIBLE FROM THE STREET. ADDRESS NUMBERS SHALL BE AT
LEAST SIX FEET ABOVE THE FINISHED SURFACE OF THE DRIVEWAY. CRC
R1004
11. CHIMNEYS. THE INSTALLATION OF AN APPROVED SPARK ARRESTOR IS
REQURIED ON ALL CHIMNEYS, EXISTING AND NEW. SPARK ARRESTORS
SHALL BE CONSTRUCTED OF WOVEN OR WELDED WIRE SCREENING OF 12
GAUGE USA STANDARD WIRE HAVING OPENINGS NOT EXCEEDING 1/2".
12. THE REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING
SITE, PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS AND
INSTALL A NEW 4" LATERAL AND WYE TO MAIN, ALL WATER LINE
CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINE ARE TO
BE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATION,
AND ANY OTHER UNDERGROUND UTILITY WORKS WITHIN CITY’S RIGHT-OF-
WAY. ALL ABANDONED SEWER LATERAL OR WATER SERVICE SHALL BE
DISCONNECTED AT THE MAIN AND PER CITY REQUIREMENTS.
A3.42
A3.2 2
A3.3
2
A3.1
2
A3.1
1
A3.3
1
A3.41
A3.2 1
PROPERTY LINEPROPERTY LINE
PROPERTY LINE
2208 HILLSIDE DRHILLSIDE DRIVE
PROPERTY LINE2200 HILLSIDE DRA3.5
1
A3.54
A3.5
2
A3.5 3
S.33
S.32
S.45
S.47
S.32
S.32S.32
S.02
S.02[2ND FLR.]
S.36
S.36
19' - 3"2" / 12"0.50' ADU SETBACK1.00' ADU SETBACK
3.00' ADU SETBACK27.27' SEPARATION DIST.SETBACK
4.00' [N]
SETBACK
4.00' [N] SETBACK20.67' [N] FLR SETBACK
8.50' 2ND
FLR SETBACK
8.50' 2ND 2.00'6.60'4.27'4.50'1.50'
S.32
S.23S.23S.23 S.23S.23
S.25
S.29
S.31
S.29
S.07
S.29
S.33
S.12
S.13
S.13
S.09BLOCK AVG FRONT SETBACK20.67'S.32
A3.42
A3.2 2
A3.3
2
A3.1
2
A3.1
1
A3.3
1
A3.41
A3.2 1
PROPERTY LINEPROPERTY LINE
PROPERTY LINE
2208 HILLSIDE DRHILLSIDE DRIVE
PROPERTY LINE2200 HILLSIDE DRS.01
S.02
S.04
S.06
S.10
S.07
S.09
S.25S.26
S.29 S.28
S.28
S.29
S.33
S.12
S.40
S.42
S.29
S.31
S.31
S.12
S.33
S.34
S.28
S.34S.34S.34
S.35
S.34S.344" / 12"4" / 12"4" / 12"4" / 12"
16' - 1"
16' - 1"SETBACK15.00' [E] FRONT 47.54' [E] REAR SETBACKSETBACK
9.25' [E]
SETBACK
6.51' [E]
4.00'4.00'20.67'15.00'S.52
S.21BLOCK AVG FRONT SETBACK20.67'2200 BLOCK OF HILLSIDE DRIVE [5 LOTS/HOUSES]
1. 2200 HILLSIDE [CORNER] -17’-5”-EXCLUDED
2. 2204* HILLSIDE -15’-0”-[CLOSEST] -EXCLUDED
3. 2208 HILLSIDE -21’-5”-[FARTHEST] -EXCLUDED
4. 2212 HILLSIDE -20’-8”-BLOCK AVERAGE
5. 1400 COLUMBUS [CORNER] -22’-7”-EXCLUDED
NOTE: MEASUREMENTS TAKEN FROM FRONT PROPERTY LINE TO THE NEAREST
WALL OR COVERED PROJECTION OF ANY EXISTING STRUCTURE.
BLOCK AVG FRONT SETBACK CALCS
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:48:41 PM
A0.3
2128Chiu ResidenceSITE PLAN / ROOF PLAN2204 Hillside DriveBurlingame, CA 94010NSite Plan Keynote Legend
#DESCRIPTION
S.01 [E] PROPERTY LINE
S.02 [E] REQUIRED ZONING SETBACK LINE
S.04 FOOTPRINT / OUTLINE OF WALL BELOW
S.06 [E] ELECTRICAL METER, G.C. TO VERIFY
S.07 [E] WATER SERVICE, G.C. TO VERIFY CAPACITY
S.09 SEWER CLEANOUT, G.C. TO VERIFY LOCATION
S.10 [E] GAS METER, G.C. TO VERIFY LOCATION & CAPACITY
S.12 [E] IRRIGATION SYSTEM, G.C. TO VERIFY LOCATIONS
S.13 REMOVE AND REPLACE ALL UNDERGROUND UTILITY CONNECTIONS. PLUG ALL
[E] SANITARY SEWER CONNECTIONS AND INSTALL [N] 4" LATERAL & WYE TO
MAIN, ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES
OR FIRE LINE ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND
SPECS. ALL ABANDONED SEWER LATERAL OR WATER SERVICE SHALL BE
DISCONNECTED AT THE MAIN AND PER CITY REQUIREMENTS.
S.21 [E] CONCR. CURB
S.23 [N] CURB & GUTTER. GC TO REPLACE all CURB, GUTTER, DRIVEWAY AND
SIDEWALK FRONTING SITE, TYP.
S.25 [E] CONCRETE DRIVEWAY
S.26 [E] CONCRETE WALKWAY
S.28 [E] PLANTING AREA
S.29 [E] LAWN
S.31 [E] PLANTER
S.32 [N] PLANTING AREA
S.33 [E] TREE TO REMAIN
S.34 [E] TREE TO BE REMOVED
S.35 [E] 6' TALL WOOD FENCE
S.36 [N] 6' TALL WOOD FENCE
S.40 [E] TRELLIS
S.42 [E] PATIO
S.45 [N] DECK
S.47 [N] STEPS, S.S.D. COORDINATE LOCATION W/OWNER IN FIELD
S.52 [E] CHIMNEY
N 1/8" = 1'-0"1 PRPOSED SITE PLAN
1/8" = 1'-0"2 EXISTING SITE PLAN
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
WH
WDBATH
+8'-0"
CEILING
GARAGE
+8'-0" CEILING
STORAGE
+8'-0" CEILING
CRAWLSPACE
+6'-0" CEILING
25'-10 1/4"23'-7 1/4"49'-5 1/2"34'-3"33'-8 1/4"15'-9 1/4"49'-5 1/2"13.04' CLR 22.69' CLR[E] WALL TO BE REMOVED
WALL LEGEND:
DEMOLITION NOTES:
1. GENERAL NOTES. SEE SHEETS A0.1 AND FLOOR PLANS FOR ADDITIONAL
INFO.
2. SITE MEETING. PRIOR TO DEMOLITION, THE G.C. SHALL CONDUCT A PRE-
DEMOLITION SITE MEETING TO SCHEDULE THE WORK WITH THE OWNER,
ARCHITECT, CONSULTANTS, AND SUBCONTRACTORS.
3. PROTECTION. THE G.C. SHALL VERIFY ALL EXISTING FEATURES AND
FINISHES TO REMAIN PRIOR TO DEMOLITION, AND VERIFY WITH OWNERS
WHETHER REMOVED OR UNUSED PRODUCTS AND MATERIALS SHOULD BE
SAVED OR DISCARDED.
4. PROTECTION. THE G.C. SHALL TAKE ALL NECESSARY MEASURES TO
PREVENT DAMAGE AND SETTLEMENT, AND PROTECT EXISTING BUILDING,
APPLIANCES, AND FURNISHINGS DURING DEMOLITION. ANY DAMAGES TO
THESE ITEMS SHALL BE PROPTLY RESTORED, REPAIRED, OR REPLACED AT
NO COST TO THE OWNER.
5. PROTECTION. THE G.C. SHALL PROVIDE ALL NECESSARY TEMPORARY
ENCLOSURES, COVERINGS, AND GUARDS TO ADEQUATELY PROTECT
PERSONS FROM POSSIBLE INJURY.
6. ENCROACHMENT. THE G.C. SHALL CONDUCT DEMOLITION OPERATIONS
AND REMOVAL OF DEBRIS TO ENSURE MINIMUM INTERFERENCE WITH
STREETS, WALKS OR OTHER OCCUPIED OR USED FACILITIES. DO NOT
LOSE OR OBSTRUCT STREETS, WALKS OR OTHER OCCUPIED OR USED
FACILITIES WITHOUT PERMISSION FROM AUTHORITIES HAVING
JURISDICTION.
7. DISPOSAL. THE G.C. SHALL BE RESPONSIBLE FOR REMOVAL AND LEGAL
DISPOSAL OF ALL CONSTRUCTION DEBRIS AND OTHER
ASSOCIATEDMATERIALS FROM THE STRUCTURE AND THE SITE.
8. ELECTRICAL. ALL UNUSED AND DEMOLISHED ELECTRICAL IS TO BE
REMOVED BACK TO THE NEAREST UTILIZED JUNCTION.
9. CONTAINMENT. THE G.C. SHALL PROVIDE COVERINGS AND THE LIKE FOR
CONFINING DUST AND DEBRIS TO AREAS OF THE BUILDING IN WHICH
DEMOLITION AND/OR ALTERATIONS ARE BEING PERFORMED.
10. REPAIRS. ALL PATCHING, REPAIRING, AND REPLACING OF MATERIALS AND
SURFACES CUT OR DAMAGED DURING EXECUTION OF WORK SHALL BE
EQUAL TO OR BETTER THAN THEIR ORIGINAL CONDITION.
11. SECURITY. THE G.C. SHALL MAINTAIN BUILDING SECURITY AT ALL TIMES.
[E] WALL
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:48:41 PM
A1.1
2128Chiu ResidenceBASEMENT DEMO PLAN2204 Hillside DriveBurlingame, CA 940101/4" = 1'-0"1 BASEMENT DEMOLITION PLAN
Demo Keynote Legend
#DESCRIPTION
N
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
REFBEDROOM 1
+8'-0" CEILING
BEDROOM 2
+8'-0" CEILING
LIVING ROOM
+8'-0" CEILING
KITCHEN
+8'-0" CEILING
BEDROOM 3
+8'-0" CEILING
DINING ROOM
+8'-0" CEILING
34'-3"23'-7 1/4"25'-10 1/4"2'-2 1/4"51'-7 3/4"33'-8 1/4"16'-0 1/4"49'-8 1/2"1'-6"12'-5 3/4"10'-6 1/2"4'-0 1/2"
28'-6 3/4"
[E] WALL TO BE REMOVED
WALL LEGEND:
DEMOLITION NOTES:
1. GENERAL NOTES. SEE SHEETS A0.1 AND FLOOR PLANS FOR ADDITIONAL
INFO.
2. SITE MEETING. PRIOR TO DEMOLITION, THE G.C. SHALL CONDUCT A PRE-
DEMOLITION SITE MEETING TO SCHEDULE THE WORK WITH THE OWNER,
ARCHITECT, CONSULTANTS, AND SUBCONTRACTORS.
3. PROTECTION. THE G.C. SHALL VERIFY ALL EXISTING FEATURES AND
FINISHES TO REMAIN PRIOR TO DEMOLITION, AND VERIFY WITH OWNERS
WHETHER REMOVED OR UNUSED PRODUCTS AND MATERIALS SHOULD BE
SAVED OR DISCARDED.
4. PROTECTION. THE G.C. SHALL TAKE ALL NECESSARY MEASURES TO
PREVENT DAMAGE AND SETTLEMENT, AND PROTECT EXISTING BUILDING,
APPLIANCES, AND FURNISHINGS DURING DEMOLITION. ANY DAMAGES TO
THESE ITEMS SHALL BE PROPTLY RESTORED, REPAIRED, OR REPLACED AT
NO COST TO THE OWNER.
5. PROTECTION. THE G.C. SHALL PROVIDE ALL NECESSARY TEMPORARY
ENCLOSURES, COVERINGS, AND GUARDS TO ADEQUATELY PROTECT
PERSONS FROM POSSIBLE INJURY.
6. ENCROACHMENT. THE G.C. SHALL CONDUCT DEMOLITION OPERATIONS
AND REMOVAL OF DEBRIS TO ENSURE MINIMUM INTERFERENCE WITH
STREETS, WALKS OR OTHER OCCUPIED OR USED FACILITIES. DO NOT
LOSE OR OBSTRUCT STREETS, WALKS OR OTHER OCCUPIED OR USED
FACILITIES WITHOUT PERMISSION FROM AUTHORITIES HAVING
JURISDICTION.
7. DISPOSAL. THE G.C. SHALL BE RESPONSIBLE FOR REMOVAL AND LEGAL
DISPOSAL OF ALL CONSTRUCTION DEBRIS AND OTHER
ASSOCIATEDMATERIALS FROM THE STRUCTURE AND THE SITE.
8. ELECTRICAL. ALL UNUSED AND DEMOLISHED ELECTRICAL IS TO BE
REMOVED BACK TO THE NEAREST UTILIZED JUNCTION.
9. CONTAINMENT. THE G.C. SHALL PROVIDE COVERINGS AND THE LIKE FOR
CONFINING DUST AND DEBRIS TO AREAS OF THE BUILDING IN WHICH
DEMOLITION AND/OR ALTERATIONS ARE BEING PERFORMED.
10. REPAIRS. ALL PATCHING, REPAIRING, AND REPLACING OF MATERIALS AND
SURFACES CUT OR DAMAGED DURING EXECUTION OF WORK SHALL BE
EQUAL TO OR BETTER THAN THEIR ORIGINAL CONDITION.
11. SECURITY. THE G.C. SHALL MAINTAIN BUILDING SECURITY AT ALL TIMES.
[E] WALL
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:48:42 PM
A1.2
2128Chiu ResidenceFIRST FLOOR DEMO PLAN2204 Hillside DriveBurlingame, CA 940101/4" = 1'-0"1 FIRST FLOOR DEMOLITION PLAN
Demo Keynote Legend
#DESCRIPTION
N
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
REFDblOvnUP
WALL LEGEND:
FLOOR PLAN NOTES:
1. UNDERSTAIR SPACES. ENCLOSED ACCESSIBLE SPACE UNDER STAIRS
SHALL HAVE WALLS, UNDERSTAIR SURFACE, AND ANY SOFFITS
PROTECTED ON THE ENCLOSED SIDE WITH 1/2" GYP. BD. CRC 302.7
2. DRAFTSTOPS. SHALL BE INSTALLED IN FLOOR/ CEILING ASSEMBLIES
WHERE THERE IS A USABLE SPACE ABOVE AND BELOW THE CONCEALED
SPACE OF A FLOOR/CEILING ASSEMBLY. DRAFT STOPS SHALL BE
INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE DOES NOT
EXCEED 1,000 SQUARE FEET AND IS DIVIDED INTO APPROXIMATELY EQUAL
AREAS. CRC R302.12
3. SHOWERS. SHOWER AND TUB/SHOWER WALLS SHALL HAVE A
NONABSORBENT SURFACE MIN. 72" ABOVE THE FLOOR, INSTALLED OVER
FIBER-CEMENT BACKER BD. WATER-RESISTANT GYPSUM BACKING BOARD
MAY NOT BE USED. CRC R307.2, R702.4
4. INTERIOR WATERPROOFING. AT ALL LOCATIONS SUBJECT TO EXPOSURE
TO WATER, G.C. TO PROVIDE WATERPROOF MEMBRANE OVER
HORIZONTAL AREAS AND UP WALLS 6" MIN ABOVE FINISH.
5. CONCEALED WORK. MAINTAIN RECORD DRAWINGS, SPECIFICATIONS, AND
PHOTOS OF CONCEALED WORK.
6. FRAMING. ALL NEW EXTERIOR WALLS TO BE 2X4 WD. STUDS AT 16" O.C.,
TYP. UNLESS OTHERWISE NOTED. ALL NEW INTERIOR WALLS TO BE 2X4
WD. STUDS AT 16" O.C., TYP. UNLESS OTHERWISE NOTED. S.S.D.
7. ROUGH OPENINGS. CONTRACTOR TO VERIFY ROUGH OPENINGS SHOWN
ON PLAN OR SCHEDULES WITH REQUIREMENTS OF UNITS TO BE
INSTALLED PRIOR TO FRAMING OPENINGS.
8. ATTIC ACCESS. PROVIDE MIN 22" X 30" ACCESS OPENING TO ATTICS
GREATER THAN 30 SF AND WITH 30" MIN HEADROOM. THRU WALL ACCESS
OPENING SHALL BE MIN 22" WIDE X 30" TALL.
9. CAL GREEN. SEE SHEET GB.1 FOR CAL GREEN MANDATORY
REQUIREMENTS
[E] WALL TO BE REMOVED
[E] WALL
[E] / [N] 1 HR. RATED WALL
[E] / [N] 2X6 WALL
INSULATION NOTES:
1. SEE TITLE 24 ENERGY REPORT FOR REQUIRED INSULATION VALUES.
2. INSULATION SHALL CONFORM TO FLAME-SPREAD RATING AND SMOKE
DENSITY REQUIREMENTS OF CRC R302.10
3. AFTER INSTALLING INSULATION, THE INSTALLER SHALL POST AN
INSULATION CERTIFICATE, SIGNED BY THE INSTALLER AND THE BUILDER,
IN A CONSPICUOUS LOCATION IN THE BUILDING, STATING THAT THE
INSTALLATION CONFORMS WITH THE REQUIREMENTS OF TITLE 24, PART 2,
CH. 2-53 OF THE CALIFORNIA ADMINISTRATIVE CODE
FOUNDATION & CONCRETE NOTES:
1. UNDERFLOOR ACCESS. PROVIDE MIN. OF 18"X24" THRU FLOOR OR 16"X24"
THRU WALL ACCESS TO UNDER FLOOR AREAS. CRC R408.4
2. UNDER FLOOR ACCESS. FOR AN APPLIANCE IN AN UNDER FLOOR AREA,
PROVIDE MIN. 22" X 30" ACCESS OR MIN. REQUIRED BY APPLIANCE. CMC
904.10
3. CRAWL SPACE. PROVIDE 18" TALL MIN. ACCESS PATHWAY THROUGH
UNDER FLOOR AREA, INCLUDING UNDER DUCTS. CMC 603.1. FLOOR
JOISTS OR FLOORS WITHOUT JOISTS WITH LESS THAN 18" CLR. TO
EXPOSED GROUND SHALL BE PRESSURE TREATED. GIRDERS WITH LESS
THAN 12" CLR. SHALL BE P.T. CBC 2304.11.2.1.
4. PRESSURE TREATED. EXTERIOR WOOD FRAMING & SHEATHING RESTING
ON FOUNDATIONS AND LESS THAN 8" FROM EARTH OR 2" FROM PAVING
SHALL BE P.T. CBC 2304.11.2.2. (SIDING MAY BE 6" FROM EARTH. CBC
2304.11.2.6)
5. VERIFICATION. G.C. TO VERIFY ALL CONCRETE ROUGH OPENING SIZES,
ELEVATIONS, ETC. PRIOR TO FOUNDATION POUR. G.C. TO COORDINATE
ALL LOCATIONS OF HOLDOWNS, CURBS, STEPS, PLUMBING & MECHANICAL
SLEEVES, ETC.
6. VERIFICATION. PRIOR TO POURING ANY CONCRETE FOR FOUNDATIONS, IT
IS RECOMMENDED THAT A LICENSED SURVEYOR CONFIRM THAT THE
REQUIRED SETBACKS AS SHOWN ON THE APPROVED PLANS HAVE BEEN
MAINTAINED.
A3.42
A3.2 2
A3.3
2
A3.62A3.62
SK 7.2
1
A3.3
1
A3.41
A3.2 1
A3.72A3.72
A3.61
11 X 12
GUESTROOM
5 X 9
GUEST BATH5 X 6
POWDER
23 X 23
KITCHEN / DINING
CEILING +9'-0"
GARAGE
3'6' X 8PANTRY16 x 21
LIVING
5 x 5NOOKDECK
A3.7
3
A3.7
3
29.58'12.42'
42.00'45.23'4.50'49.73'10.98'38.75'49.73'4.50'26.56'15.44'
42.00'21.00' CLR13.58' CLR
12.02' CLR
A3.5
1
+9'-0"CEILING
+11'-0" CEILING
9'-0"11'-0"
OPEN
TO
ABOVE
12.42'9.00'20.58'
17.48' CLR
1A 1B 1C
101
1D
105102
103
1E
1F
1G
1H
108107
109
110
1I-31I-21I-1
111
112
1J
1K
1L
1M
104
TEMPERED
GLASS PANELS
1N
WINEDOWNSPOUTS
DOWNSPOUTS
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:48:44 PM
A2.1
2128Chiu ResidenceFIRST FLOOR PLAN2204 Hillside DriveBurlingame, CA 94010Plan Keynote Legend
#DESCRIPTION
1/4" = 1'-0"1 SECOND FLOOR PLANN
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
W D
DN
WALL LEGEND:
FLOOR PLAN NOTES:
1. UNDERSTAIR SPACES. ENCLOSED ACCESSIBLE SPACE UNDER STAIRS
SHALL HAVE WALLS, UNDERSTAIR SURFACE, AND ANY SOFFITS
PROTECTED ON THE ENCLOSED SIDE WITH 1/2" GYP. BD. CRC 302.7
2. DRAFTSTOPS. SHALL BE INSTALLED IN FLOOR/ CEILING ASSEMBLIES
WHERE THERE IS A USABLE SPACE ABOVE AND BELOW THE CONCEALED
SPACE OF A FLOOR/CEILING ASSEMBLY. DRAFT STOPS SHALL BE
INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE DOES NOT
EXCEED 1,000 SQUARE FEET AND IS DIVIDED INTO APPROXIMATELY EQUAL
AREAS. CRC R302.12
3. SHOWERS. SHOWER AND TUB/SHOWER WALLS SHALL HAVE A
NONABSORBENT SURFACE MIN. 72" ABOVE THE FLOOR, INSTALLED OVER
FIBER-CEMENT BACKER BD. WATER-RESISTANT GYPSUM BACKING BOARD
MAY NOT BE USED. CRC R307.2, R702.4
4. INTERIOR WATERPROOFING. AT ALL LOCATIONS SUBJECT TO EXPOSURE
TO WATER, G.C. TO PROVIDE WATERPROOF MEMBRANE OVER
HORIZONTAL AREAS AND UP WALLS 6" MIN ABOVE FINISH.
5. CONCEALED WORK. MAINTAIN RECORD DRAWINGS, SPECIFICATIONS, AND
PHOTOS OF CONCEALED WORK.
6. FRAMING. ALL NEW EXTERIOR WALLS TO BE 2X4 WD. STUDS AT 16" O.C.,
TYP. UNLESS OTHERWISE NOTED. ALL NEW INTERIOR WALLS TO BE 2X4
WD. STUDS AT 16" O.C., TYP. UNLESS OTHERWISE NOTED. S.S.D.
7. ROUGH OPENINGS. CONTRACTOR TO VERIFY ROUGH OPENINGS SHOWN
ON PLAN OR SCHEDULES WITH REQUIREMENTS OF UNITS TO BE
INSTALLED PRIOR TO FRAMING OPENINGS.
8. ATTIC ACCESS. PROVIDE MIN 22" X 30" ACCESS OPENING TO ATTICS
GREATER THAN 30 SF AND WITH 30" MIN HEADROOM. THRU WALL ACCESS
OPENING SHALL BE MIN 22" WIDE X 30" TALL.
9. CAL GREEN. SEE SHEET GB.1 FOR CAL GREEN MANDATORY
REQUIREMENTS
[E] WALL TO BE REMOVED
[E] WALL
[E] / [N] 1 HR. RATED WALL
[E] / [N] 2X6 WALL
INSULATION NOTES:
1. SEE TITLE 24 ENERGY REPORT FOR REQUIRED INSULATION VALUES.
2. INSULATION SHALL CONFORM TO FLAME-SPREAD RATING AND SMOKE
DENSITY REQUIREMENTS OF CRC R302.10
3. AFTER INSTALLING INSULATION, THE INSTALLER SHALL POST AN
INSULATION CERTIFICATE, SIGNED BY THE INSTALLER AND THE BUILDER,
IN A CONSPICUOUS LOCATION IN THE BUILDING, STATING THAT THE
INSTALLATION CONFORMS WITH THE REQUIREMENTS OF TITLE 24, PART 2,
CH. 2-53 OF THE CALIFORNIA ADMINISTRATIVE CODE
FOUNDATION & CONCRETE NOTES:
1. UNDERFLOOR ACCESS. PROVIDE MIN. OF 18"X24" THRU FLOOR OR 16"X24"
THRU WALL ACCESS TO UNDER FLOOR AREAS. CRC R408.4
2. UNDER FLOOR ACCESS. FOR AN APPLIANCE IN AN UNDER FLOOR AREA,
PROVIDE MIN. 22" X 30" ACCESS OR MIN. REQUIRED BY APPLIANCE. CMC
904.10
3. CRAWL SPACE. PROVIDE 18" TALL MIN. ACCESS PATHWAY THROUGH
UNDER FLOOR AREA, INCLUDING UNDER DUCTS. CMC 603.1. FLOOR
JOISTS OR FLOORS WITHOUT JOISTS WITH LESS THAN 18" CLR. TO
EXPOSED GROUND SHALL BE PRESSURE TREATED. GIRDERS WITH LESS
THAN 12" CLR. SHALL BE P.T. CBC 2304.11.2.1.
4. PRESSURE TREATED. EXTERIOR WOOD FRAMING & SHEATHING RESTING
ON FOUNDATIONS AND LESS THAN 8" FROM EARTH OR 2" FROM PAVING
SHALL BE P.T. CBC 2304.11.2.2. (SIDING MAY BE 6" FROM EARTH. CBC
2304.11.2.6)
5. VERIFICATION. G.C. TO VERIFY ALL CONCRETE ROUGH OPENING SIZES,
ELEVATIONS, ETC. PRIOR TO FOUNDATION POUR. G.C. TO COORDINATE
ALL LOCATIONS OF HOLDOWNS, CURBS, STEPS, PLUMBING & MECHANICAL
SLEEVES, ETC.
6. VERIFICATION. PRIOR TO POURING ANY CONCRETE FOR FOUNDATIONS, IT
IS RECOMMENDED THAT A LICENSED SURVEYOR CONFIRM THAT THE
REQUIRED SETBACKS AS SHOWN ON THE APPROVED PLANS HAVE BEEN
MAINTAINED.
A3.42
A3.2 2
A3.3
2
A3.6
2
A3.6
2
SK 7.2 4
SK 7.2
1
A3.3
1
A3.41
A3.2 1
A3.7
2
A3.7
2
A3.6
1
A3.6
1
12 x 14
BED 1
12 x 13
BED 2
14 x 17'8"
BED 3
10 x 11
BATH 3
7 x 7
CLOSET
6 x 11
BATH 2
A3.7
3
A3.7
3
A3.5
1
4.01'18.99'15.00'16.60'6.96'10.79'6.65'41.00'30.00'11.00'41.00'OPEN
TO
BELOW
38.00'
4.00'25.58'8.42'
38.00'
2Q-1
2R-2
2R-1
2S-2
2H
2J
2B
2O 2N
2M-3 2M-1
2L
2P-1
2F
2A
2P-2
2M-2
2C
2S-3
2S-1
2Q-3
2Q-2
2G
2I-1
2K-2
2K-1
210
209
211
202
201
204 205
206
207
208
203
DOWNSPOUTS
DOWNSPOUTS
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:48:45 PM
A2.2
2128Chiu ResidenceSECOND FLOOR PLAN2204 Hillside DriveBurlingame, CA 94010Plan Keynote Legend
#DESCRIPTION
1/4" = 1'-0"1 02_LEVEL 2
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
REFWALL LEGEND:
FLOOR PLAN NOTES:
1. UNDERSTAIR SPACES. ENCLOSED ACCESSIBLE SPACE UNDER STAIRS
SHALL HAVE WALLS, UNDERSTAIR SURFACE, AND ANY SOFFITS
PROTECTED ON THE ENCLOSED SIDE WITH 1/2" GYP. BD. CRC 302.7
2. DRAFTSTOPS. SHALL BE INSTALLED IN FLOOR/ CEILING ASSEMBLIES
WHERE THERE IS A USABLE SPACE ABOVE AND BELOW THE CONCEALED
SPACE OF A FLOOR/CEILING ASSEMBLY. DRAFT STOPS SHALL BE
INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE DOES NOT
EXCEED 1,000 SQUARE FEET AND IS DIVIDED INTO APPROXIMATELY EQUAL
AREAS. CRC R302.12
3. SHOWERS. SHOWER AND TUB/SHOWER WALLS SHALL HAVE A
NONABSORBENT SURFACE MIN. 72" ABOVE THE FLOOR, INSTALLED OVER
FIBER-CEMENT BACKER BD. WATER-RESISTANT GYPSUM BACKING BOARD
MAY NOT BE USED. CRC R307.2, R702.4
4. INTERIOR WATERPROOFING. AT ALL LOCATIONS SUBJECT TO EXPOSURE
TO WATER, G.C. TO PROVIDE WATERPROOF MEMBRANE OVER
HORIZONTAL AREAS AND UP WALLS 6" MIN ABOVE FINISH.
5. CONCEALED WORK. MAINTAIN RECORD DRAWINGS, SPECIFICATIONS, AND
PHOTOS OF CONCEALED WORK.
6. FRAMING. ALL NEW EXTERIOR WALLS TO BE 2X4 WD. STUDS AT 16" O.C.,
TYP. UNLESS OTHERWISE NOTED. ALL NEW INTERIOR WALLS TO BE 2X4
WD. STUDS AT 16" O.C., TYP. UNLESS OTHERWISE NOTED. S.S.D.
7. ROUGH OPENINGS. CONTRACTOR TO VERIFY ROUGH OPENINGS SHOWN
ON PLAN OR SCHEDULES WITH REQUIREMENTS OF UNITS TO BE
INSTALLED PRIOR TO FRAMING OPENINGS.
8. ATTIC ACCESS. PROVIDE MIN 22" X 30" ACCESS OPENING TO ATTICS
GREATER THAN 30 SF AND WITH 30" MIN HEADROOM. THRU WALL ACCESS
OPENING SHALL BE MIN 22" WIDE X 30" TALL.
9. CAL GREEN. SEE SHEET GB.1 FOR CAL GREEN MANDATORY
REQUIREMENTS
[E] WALL TO BE REMOVED
[E] WALL
[E] / [N] 1 HR. RATED WALL
[E] / [N] 2X6 WALL
INSULATION NOTES:
1. SEE TITLE 24 ENERGY REPORT FOR REQUIRED INSULATION VALUES.
2. INSULATION SHALL CONFORM TO FLAME-SPREAD RATING AND SMOKE
DENSITY REQUIREMENTS OF CRC R302.10
3. AFTER INSTALLING INSULATION, THE INSTALLER SHALL POST AN
INSULATION CERTIFICATE, SIGNED BY THE INSTALLER AND THE BUILDER,
IN A CONSPICUOUS LOCATION IN THE BUILDING, STATING THAT THE
INSTALLATION CONFORMS WITH THE REQUIREMENTS OF TITLE 24, PART 2,
CH. 2-53 OF THE CALIFORNIA ADMINISTRATIVE CODE
FOUNDATION & CONCRETE NOTES:
1. UNDERFLOOR ACCESS. PROVIDE MIN. OF 18"X24" THRU FLOOR OR 16"X24"
THRU WALL ACCESS TO UNDER FLOOR AREAS. CRC R408.4
2. UNDER FLOOR ACCESS. FOR AN APPLIANCE IN AN UNDER FLOOR AREA,
PROVIDE MIN. 22" X 30" ACCESS OR MIN. REQUIRED BY APPLIANCE. CMC
904.10
3. CRAWL SPACE. PROVIDE 18" TALL MIN. ACCESS PATHWAY THROUGH
UNDER FLOOR AREA, INCLUDING UNDER DUCTS. CMC 603.1. FLOOR
JOISTS OR FLOORS WITHOUT JOISTS WITH LESS THAN 18" CLR. TO
EXPOSED GROUND SHALL BE PRESSURE TREATED. GIRDERS WITH LESS
THAN 12" CLR. SHALL BE P.T. CBC 2304.11.2.1.
4. PRESSURE TREATED. EXTERIOR WOOD FRAMING & SHEATHING RESTING
ON FOUNDATIONS AND LESS THAN 8" FROM EARTH OR 2" FROM PAVING
SHALL BE P.T. CBC 2304.11.2.2. (SIDING MAY BE 6" FROM EARTH. CBC
2304.11.2.6)
5. VERIFICATION. G.C. TO VERIFY ALL CONCRETE ROUGH OPENING SIZES,
ELEVATIONS, ETC. PRIOR TO FOUNDATION POUR. G.C. TO COORDINATE
ALL LOCATIONS OF HOLDOWNS, CURBS, STEPS, PLUMBING & MECHANICAL
SLEEVES, ETC.
6. VERIFICATION. PRIOR TO POURING ANY CONCRETE FOR FOUNDATIONS, IT
IS RECOMMENDED THAT A LICENSED SURVEYOR CONFIRM THAT THE
REQUIRED SETBACKS AS SHOWN ON THE APPROVED PLANS HAVE BEEN
MAINTAINED.
46.00'1.00'3.00'
12 x 14
ADU BEDROOM16 x 26
ADU LIVING AREA
6 x 12
ADU BATH 27.27'17.33'0.50'A3.5
1
A3.54
A3.5
2
A3.5 3 ALL CEILINGS +9'-0"
1I-21I-1 1I-3
110
304 305
301
3G
3I
3F3E3D
3H
1J
300
3C3B3A
302
303
304304304 305305
DOWNSPOUT
KITCHEN TO MEET
AND/OR EXCEED ADU
KITCHEN REQUIREMENTS
LISTED IN BMC 25.48.030
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:48:46 PM
A2.3
2128Chiu ResidenceADU FLOOR PLAN2204 Hillside DriveBurlingame, CA 94010Plan Keynote Legend
#DESCRIPTION
N
1/4" = 1'-0"1 02_ADU
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
BACKYARD / ADU -84.16'-4' -0"
PLATE HT -106.16'18' -0"
T.O. ROOF -109.16'21' -0"
88.59’A.T.O.C.
84.59’REAR YARD AVG.
86.59’SIDE YARD AVG.30.00' HT MAX45.00°45.00
°12'-0"12.00'8.00' EX. PLATE HT4.00' SETBACK42.00'4.00' SETBACK
REQ'D 8.00' 2ND FLR SETBACK REQ'D 8.00' 2ND FLR SETBACK
2ND FLR -98.16'10' -0"
16' - 1"
12' - 10"
4"
12"
4"
12"4" / 12"E.01
E.02 E.03 E.04
E.05 E.06E.07 E.08E.03
3.31'
9.25'
E.12
E.02
EX 1ST FLR -91.16'3' -0"
DHE -MEASURED FROM AVG FRONT
AND REAR ELEVATION POINTS
1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
BACKYARD / ADU -84.16'-4' -0"
PLATE HT -106.16'18' -0"
T.O. ROOF -109.16'21' -0"
88.16’FRONT YARD AVG.
84.85’REAR YARD AVG.
86.50’SIDE YARD AVG.FROM A.T.O.C.30.00' HT MAX45.00°45.00
°12.00'12.00'9.00' 1ST FLR PLATE HT.1.00'8.00' 2ND FLR PLATE HT4.00' SETBACK42.00'4.00' SETBACK
8.00' 2ND FLR SETBACK 8.00' 2ND FLR SETBACK
2ND FLR -98.16'10' -0"
A3.61
A3.61
2.00'2.00'3.50'
1.50'
12.42'9.00'10.00'2.00'2.00'
19' - 3"TYP2.00'TYP2.00'20' - 11"20' - 0"
E.21E.22
E.25
E.35
E.23
E.22
E.36
E.24
E.23
E.22
E.36
E.33
E.38 E.30 E.37E.23
E.23
5.33' TYPEX 1ST FLR -91.16'3' -0"
DHE -MEASURED FROM AVG FRONT
AND REAR ELEVATION POINTS
105 101
2B
1O
2C
2S-3
2S-2
2S-1
1C 1B 1A
2G
2U
2V2W
E.28E.28
E.27
E.27
E.27
E.27
ATOC0.08' TOHT.MAX-118.16'
30' - 0"20.92' MAX HT FROM A.T.O.C.88.22’AVG.T.O. CURB
DECLINIG HEIGHT ENVELOPE
[DHE] CALCULATIONS
• AVG HT. @ FRONT: 88.33 + 88.00 / 2 = 88.16’
• AVG HT @ SIDE LOT LINE:
86.56’+ 86.45’= 86.50'
• AVG HT. @ REAR: 84.91 + 84.80 / 2 = 84.85’
• AVG. ELEV. CHANGE FRONT -BACK: = 3.31’
• LOT DEPTH: 90.00' @ 15' SETBACKS
-AVG.SLOPE:3.31’/ 90.0’= 3.67%
• ATOC [FRONT ]: 88.34 + 88.11 / 2 = 88.22’
• MAX HT ALLOWED: 30’ABV ATOC = 118.22’
NOTE: FRONT AND REAR AVG. HEIGHTS TAKEN
SETBACK APPROX.15.00' FROM RESPECTIVE
PROPERTY LINES
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:48:53 PM
A3.1
2128Chiu ResidenceEXTERIOR ELEVATIONS2204 Hillside DriveBurlingame, CA 94010Elevation / Section Keynote Legend
#DESCRIPTION
E.01 [E] CLAY TILE ROOFING, TYP.
E.02 [E] VINYL WINDOWS, TYP.
E.03 [E] PTD. STUCCO, TYP.
E.04 [E] WD. DOOR
E.05 [E] GARAGE DOOR
E.06 [E] PORCH / STAIRS
E.07 [E] FIREPLACE/CHIMNEY
E.08 [E] FENCE/GATE
E.12 [E] HEIGHTS ARE APPROXIMATED FROM SATELLITE IMAGES & INTERIOR
MEASUREMENTS. ACCURACY IS +/- 2'-0", TYP.
E.21 [N] ASPHALT SHINGLE ROOFING, TYP.
E.22 [N] ALUMINUM CLAD WD. WINDOWS, TYP.
E.23 [N] PTD STUCCO, TYP.
E.24 [N] HORIZ. WD SIDING, STAINED CEDAR, TYP
E.25 [N] STONE SIDING, GREY TONE, TYP.
E.27 [N] METAL DOWNSPOUTS, TYP. SEE LANDSCAPE & DRAINAGE PLAN FOR
MORE INFO.
E.28 [N] PROVIDE LIGHTING AT ALL EXT LANDINGS. PER CRC §303.8 OR 2022
CBC §1008.2 AND 2022 CBC §1205.
E.30 [N] WD AND STONE CLAD COLUMN, TYP
E.33 [N] SKYLIGHT, TYP.
E.35 [N] 6'-0" WOOD FENCE, TYP.
E.36 [N] STD T&G WOOD EAVE, PTD FASCIA AND METAL GUTTER. COLOR TO
MATCH WINDOWS, TYP.
E.37 [N] SOLID WD DOOR
E.38 [N] WD GARAGE DOOR
1/4" = 1'-0"1 EXISTING EAST / FRONT ELEVATION
1/4" = 1'-0"2 EAST / FRONT ELEVATION
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
BACKYARD / ADU -84.16'-4' -0"
2ND FLR -98.16'10' -0"
20'-8"
120'-0"
88.59’FRONT YARD AVG.
84.59’REAR YARD AVG.
86.59’SIDE YARD AVG.
FRONT PROPERTY LINE
AVG FRONT SETBACK
REAR PROPERTY LINE
REAR SETBACK
15'-0"
[E] SETBACK
47'-6 1/2"
E.01
E.02 E.03
E.04
E.06 E.07
E.08
E.12
4" / 12"4"
12"
4"
12"
16' - 1"
6' - 3"
EX 1ST FLR -91.16'3' -0"
1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
A3.6
2
A3.62
BACKYARD / ADU -84.16'-4' -0"
PLATE HT -106.16'18' -0"
T.O. ROOF -109.16'21' -0"
2ND FLR -98.16'10' -0"
20'-8"
120'-0"
4'-6"
2'-0"
88.16’FRONT YARD AVG.
84.85’REAR YARD AVG.
86.50’SIDE YARD AVG.
FRONT PROPERTY LINE
AVG FRONT SETBACK
REAR PROPERTY LINE
REAR SETBACK
45'-1 1/4"
27'-3 1/4"
20' - 11"20' - 0"
2"
12"
2"
12"
2"
12"
2"
12"
2"
12"2" / 12"2" / 12"2" / 12"2.00'
2.00'
E.21 E.22 E.23
E.23E.23
E.25E.35
E.36
E.22 E.26
E.23
E.30
E.24
E.29
E.36
E.31
12' - 0"
2"
12"
2"
12"
E.21E.23E.36
0.50'
0.15'
0.50'
E.35
6.00'6.00'E.26
EX 1ST FLR -91.16'3' -0"PLATE HT9.00' 1ST FLRPLATE HT8.00' 2ND FLR30.00' MAX HT. FROM A.T.O.C.DHE -MEASURED FROM AVG FRONT
AND REAR ELEVATION POINTS
1L
2P-1
2A
1U1V1W
2R-1
2R-2
1M1N 1K
2P-2
3E3D
2T2V
2U
3C3B3A3.25'2.42'
E.27
E.27E.27
E.27
E.27
HT.MAX-118.16'
30' - 0"
15.00'
NOTE: GC TO VERIFY REQ'D OH CLEARANCES
MAINTAIN ALL APPLICABLE CLEARANCES PER
TABLE 4-2: MINIMUM ALLOWABLE CLEARANCE OF
INSULATED SERVICE DROPS FROM BUILDINGS–0
VOLTS THROUGH 750 VOLTS.
[SEE SECTION 4.4.2, 4.4.3 OF ELECTRIC SERVICE:
OVERHEAD, PG&E ELECTRIC & GAS SERVICE
REQUIREMENTS (TD-7001M) 2022–2023]
DECLINIG HEIGHT ENVELOPE
[DHE] CALCULATIONS
• AVG HT. @ FRONT: 88.33 + 88.00 / 2 = 88.16’
• AVG HT @ SIDE LOT LINE:
86.56’+ 86.45’= 86.50'
• AVG HT. @ REAR: 84.91 + 84.80 / 2 = 84.85’
• AVG. ELEV. CHANGE FRONT -BACK: = 3.31’
• LOT DEPTH: 90.00' @ 15' SETBACKS
-AVG.SLOPE:3.31’/ 90.0’= 3.67%
• ATOC [FRONT ]: 88.34 + 88.11 / 2 = 88.22’
• MAX HT ALLOWED: 30’ABV ATOC = 118.22’
NOTE: FRONT AND REAR AVG. HEIGHTS TAKEN
SETBACK APPROX.15.00' FROM RESPECTIVE
PROPERTY LINES
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:49:02 PM
A3.2
2128Chiu ResidenceEXTERIOR ELEVATIONS2204 Hillside DriveBurlingame, CA 94010Elevation / Section Keynote Legend
#DESCRIPTION
E.01 [E] CLAY TILE ROOFING, TYP.
E.02 [E] VINYL WINDOWS, TYP.
E.03 [E] PTD. STUCCO, TYP.
E.04 [E] WD. DOOR
E.06 [E] PORCH / STAIRS
E.07 [E] FIREPLACE/CHIMNEY
E.08 [E] FENCE/GATE
E.12 [E] HEIGHTS ARE APPROXIMATED FROM SATELLITE IMAGES & INTERIOR
MEASUREMENTS. ACCURACY IS +/- 2'-0", TYP.
E.21 [N] ASPHALT SHINGLE ROOFING, TYP.
E.22 [N] ALUMINUM CLAD WD. WINDOWS, TYP.
E.23 [N] PTD STUCCO, TYP.
E.24 [N] HORIZ. WD SIDING, STAINED CEDAR, TYP
E.25 [N] STONE SIDING, GREY TONE, TYP.
E.26 [N] METAL INFILL PANEL, TO MATCH WINDOW FRAMES, TYP
E.27 [N] METAL DOWNSPOUTS, TYP. SEE LANDSCAPE & DRAINAGE PLAN FOR
MORE INFO.
E.29 [N] EGRESS WINDOW, 5.7 SF NET CLEAR OPENING REQUIRED. 24"
MINIMUM HT & 20" MINIMUM WIDTH, TYP.
E.30 [N] WD AND STONE CLAD COLUMN, TYP
E.31 [N] WOOD DECK, STAIN COLOR TO MATCH SIDING, TYP.
E.35 [N] 6'-0" WOOD FENCE, TYP.
E.36 [N] STD T&G WOOD EAVE, PTD FASCIA AND METAL GUTTER. COLOR TO
MATCH WINDOWS, TYP.
1/4" = 1'-0"1 EXISTING NORTH / SIDE ELEVATION
1/4" = 1'-0"2 NORTH / SIDE ELEVATION
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
BACKYARD / ADU -84.16'-4' -0"
PLATE HT -106.16'18' -0"
T.O. ROOF -109.16'21' -0"
2ND FLR -98.16'10' -0"
A3.61
A3.6
1
88.16’FRONT YARD AVG.
84.85’REAR YARD AVG.
86.50’SIDE YARD AVG.FROM A.T.O.C.30.00' HT MAX45.00
°
45.00°12.00'12.00'9.00' 1ST FLR PLATE HT.1.00'8.00' 2ND FLR PLATE HT4.00' SETBACK 42.00'4.00' SETBACK
8.00' 2ND FLR SETBACK8.00' 2ND FLR SETBACK
2.00'2.00'3.50'
2.00'1 1/2" / 12"1 1/2" / 12"1 1/2" / 12"2" / 12"2" / 12"2" / 12"2" / 12"2"
12"
2"
12"
2"
12"
2"
12"
2"
12"
2"
12"
2"
12"
20' - 11"20' - 0"
2.00'3.00'3.00'2.00'E.21 E.29 E.23E.24
E.26
E.23
E.22
E.31
E.36
11.30' PLATE HT. E.36
E.35
E.23
E.29
E.25
E.26
E.33
EX 1ST FLR -91.16'3' -0"
DHE -MEASURED FROM AVG FRONT
AND REAR ELEVATION POINTS
1I-21I-1 1I-3
112
2O 2N
2M-3 2M-1
1T 1S 1R 1Q 1P
2M-2
2Q-3
2Q-2
2Q-1
1J 4.88'2.22'
2.38'4.88'E.28 E.28
E.27
E.27
E.27
E.27ATOC0.08' TOHT.MAX-118.16'
30' - 0"
88.22’AVG.T.O. CURB 20.92' HT MAX FROM A.T.O.C.1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
BACKYARD / ADU -84.16'-4' -0"
PLATE HT -106.16'18' -0"
T.O. ROOF -109.16'21' -0"
2ND FLR -98.16'10' -0"4" / 12"16' - 1"
88.59’A.T.O.C.
84.59’REAR YARD AVG.
86.59’SIDE YARD AVG.30.00' HT MAX45.00
°
45.00°12'-0"12.00'11.00'4.00' SETBACK 42.00'4.00' SETBACK
REQ'D 8.00' 2ND FLR SETBACKREQ'D 8.00' 2ND FLR SETBACK
E.01
E.02 E.03 E.07
E.12
E.08
E.13E.14
3.31'9.25'
EX 1ST FLR -91.16'3' -0"
DHE -MEASURED FROM AVG FRONT
AND REAR ELEVATION POINTS
DECLINIG HEIGHT ENVELOPE
[DHE] CALCULATIONS
• AVG HT. @ FRONT: 88.33 + 88.00 / 2 = 88.16’
• AVG HT @ SIDE LOT LINE:
86.56’+ 86.45’= 86.50'
• AVG HT. @ REAR: 84.91 + 84.80 / 2 = 84.85’
• AVG. ELEV. CHANGE FRONT -BACK: = 3.31’
• LOT DEPTH: 90.00' @ 15' SETBACKS
-AVG.SLOPE:3.31’/ 90.0’= 3.67%
• ATOC [FRONT ]: 88.34 + 88.11 / 2 = 88.22’
• MAX HT ALLOWED: 30’ABV ATOC = 118.22’
NOTE: FRONT AND REAR AVG. HEIGHTS TAKEN
SETBACK APPROX.15.00' FROM RESPECTIVE
PROPERTY LINES
Elevation / Section Keynote Legend
#DESCRIPTION
E.01 [E] CLAY TILE ROOFING, TYP.
E.02 [E] VINYL WINDOWS, TYP.
E.03 [E] PTD. STUCCO, TYP.
E.07 [E] FIREPLACE/CHIMNEY
E.08 [E] FENCE/GATE
E.12 [E] HEIGHTS ARE APPROXIMATED FROM SATELLITE IMAGES & INTERIOR
MEASUREMENTS. ACCURACY IS +/- 2'-0", TYP.
E.13 [E] GLASS DOOR
E.14 [E] WD TRELLIS
E.21 [N] ASPHALT SHINGLE ROOFING, TYP.
E.22 [N] ALUMINUM CLAD WD. WINDOWS, TYP.
E.23 [N] PTD STUCCO, TYP.
E.24 [N] HORIZ. WD SIDING, STAINED CEDAR, TYP
E.25 [N] STONE SIDING, GREY TONE, TYP.
E.26 [N] METAL INFILL PANEL, TO MATCH WINDOW FRAMES, TYP
E.27 [N] METAL DOWNSPOUTS, TYP. SEE LANDSCAPE & DRAINAGE PLAN FOR
MORE INFO.
E.28 [N] PROVIDE LIGHTING AT ALL EXT LANDINGS. PER CRC §303.8 OR 2022
CBC §1008.2 AND 2022 CBC §1205.
E.29 [N] EGRESS WINDOW, 5.7 SF NET CLEAR OPENING REQUIRED. 24"
MINIMUM HT & 20" MINIMUM WIDTH, TYP.
E.31 [N] WOOD DECK, STAIN COLOR TO MATCH SIDING, TYP.
E.33 [N] SKYLIGHT, TYP.
E.35 [N] 6'-0" WOOD FENCE, TYP.
E.36 [N] STD T&G WOOD EAVE, PTD FASCIA AND METAL GUTTER. COLOR TO
MATCH WINDOWS, TYP.
1/4" = 1'-0"2 WEST / REAR ELEVATION
1/4" = 1'-0"1 EXISTING WEST / REAR ELEVATION
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:49:08 PM
A3.3
2128Chiu ResidenceEXTERIOR ELEVATIONS2204 Hillside DriveBurlingame, CA 94010REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
A3.6
2
A3.6
2
BACKYARD / ADU -84.16'-4' -0"
PLATE HT -106.16'18' -0"
T.O. ROOF -109.16'21' -0"
2ND FLR -98.16'10' -0"
20'-8"
120'-0"
4'-6"
2'-0"
88.16’FRONT YARD AVG.
84.85’REAR YARD AVG.
86.50’SIDE YARD AVG.
FRONT PROPERTY LINE
AVG FRONT SETBACK
REAR PROPERTY LINE
REAR SETBACK
20' - 11"20' - 0"
2"
12"
2"
12"2"
12"
2"
12"
2"
12"
2"
12"2" / 12"E.21E.22 E.23 E.24
E.25
E.26
E.36
E.22
E.30
2.00'
E.23 E.22 E.35
E.25E.31
2.00'
E.29
2.00'2.00'2.00'3.00'E.33
0.50'
0.35'
12' - 0"
2"
12"
2"
12"E.36 E.35
E.33 E.21
E.23 E.22E.26
27.27'PLATE HT9.00' 1ST FLRPLATE HT8.00' 2ND FLRFROM A.T.O.C.30.00' HT MAX.DHE -MEASURED FROM AVG FRONT
AND REAR ELEVATION POINTS
1H
1E
1D
2H
2J2L 2F
2I-1
1F1G
2K-2 2K-1
3G3I3H
2.42'3.25'E.27
E.27
E.27
E.27
E.27 E.27
15.00'
HT.MAX-118.16'
30' - 0"
NOTE: GC TO VERIFY REQ'D OH CLEARANCES
MAINTAIN ALL APPLICABLE CLEARANCES PER
TABLE 4-2: MINIMUM ALLOWABLE CLEARANCE OF
INSULATED SERVICE DROPS FROM BUILDINGS–0
VOLTS THROUGH 750 VOLTS.
[SEE SECTION 4.4.2, 4.4.3 OF ELECTRIC SERVICE:
OVERHEAD, PG&E ELECTRIC & GAS SERVICE
REQUIREMENTS (TD-7001M) 2022–2023]
1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
BACKYARD / ADU -84.16'-4' -0"
2ND FLR -98.16'10' -0"
20'-8"
120'-0"
4'-6"
2'-0"
88.16’FRONT YARD AVG.
84.85’REAR YARD AVG.
86.50’SIDE YARD AVG.
FRONT PROPERTY LINE
AVG FRONT SETBACK
REAR PROPERTY LINE
REAR SETBACK
47.54'
15.00'
16' - 1"4" / 12"4" / 12"E.01
E.02 E.03 E.04
E.05 E.06E.07
E.12
EX 1ST FLR -91.16'3' -0"
DHE -MEASURED FROM AVG FRONT
AND REAR ELEVATION POINTS
DECLINIG HEIGHT ENVELOPE
[DHE] CALCULATIONS
• AVG HT. @ FRONT: 88.33 + 88.00 / 2 = 88.16’
• AVG HT @ SIDE LOT LINE:
86.56’+ 86.45’= 86.50'
• AVG HT. @ REAR: 84.91 + 84.80 / 2 = 84.85’
• AVG. ELEV. CHANGE FRONT -BACK: = 3.31’
• LOT DEPTH: 90.00' @ 15' SETBACKS
-AVG.SLOPE:3.31’/ 90.0’= 3.67%
• ATOC [FRONT ]: 88.34 + 88.11 / 2 = 88.22’
• MAX HT ALLOWED: 30’ABV ATOC = 118.22’
NOTE: FRONT AND REAR AVG. HEIGHTS TAKEN
SETBACK APPROX.15.00' FROM RESPECTIVE
PROPERTY LINES
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:49:19 PM
A3.4
2128Chiu ResidenceEXTERIOR ELEVATIONS2204 Hillside DriveBurlingame, CA 94010Elevation / Section Keynote Legend
#DESCRIPTION
E.01 [E] CLAY TILE ROOFING, TYP.
E.02 [E] VINYL WINDOWS, TYP.
E.03 [E] PTD. STUCCO, TYP.
E.04 [E] WD. DOOR
E.05 [E] GARAGE DOOR
E.06 [E] PORCH / STAIRS
E.07 [E] FIREPLACE/CHIMNEY
E.12 [E] HEIGHTS ARE APPROXIMATED FROM SATELLITE IMAGES & INTERIOR
MEASUREMENTS. ACCURACY IS +/- 2'-0", TYP.
E.21 [N] ASPHALT SHINGLE ROOFING, TYP.
E.22 [N] ALUMINUM CLAD WD. WINDOWS, TYP.
E.23 [N] PTD STUCCO, TYP.
E.24 [N] HORIZ. WD SIDING, STAINED CEDAR, TYP
E.25 [N] STONE SIDING, GREY TONE, TYP.
E.26 [N] METAL INFILL PANEL, TO MATCH WINDOW FRAMES, TYP
E.27 [N] METAL DOWNSPOUTS, TYP. SEE LANDSCAPE & DRAINAGE PLAN FOR
MORE INFO.
E.29 [N] EGRESS WINDOW, 5.7 SF NET CLEAR OPENING REQUIRED. 24"
MINIMUM HT & 20" MINIMUM WIDTH, TYP.
E.30 [N] WD AND STONE CLAD COLUMN, TYP
E.31 [N] WOOD DECK, STAIN COLOR TO MATCH SIDING, TYP.
E.33 [N] SKYLIGHT, TYP.
E.35 [N] 6'-0" WOOD FENCE, TYP.
E.36 [N] STD T&G WOOD EAVE, PTD FASCIA AND METAL GUTTER. COLOR TO
MATCH WINDOWS, TYP.
1/4" = 1'-0"2 SOUTH / SIDE ELEVATION
1/4" = 1'-0"1 EXISTING SOUTH / SIDE ELEVATION
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
BACKYARD / ADU -84.16'-4' -0"
2ND FLR -98.16'10' -0"
A3.6
1
A3.6
1
6.00'9.00' PLATE HT.2"
12"
2"
12"
12' - 0"E.21E.22 E.23 E.33E.36 E.29E.35
E.39
E.22
301
3F 3E
3L 3K 3J
3D
300
3C 3B 3A
0.50'0.50'
PROPERTY LINE
PROPERTY LINE
0.50'
2.50'
DOWNSPOUT
DOWNSPOUT
1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
BACKYARD / ADU -84.16'-4' -0"
2ND FLR -98.16'10' -0"
A3.6
1
A3.6
1
12' - 0"
2"
12"
2"
12"6.00'9.00' PLATE HT.E.21 E.23
PROPERTY LINE
PROPERTY LINE
2.50'
0.50'
0.50'0.50'
DOWNSPOUT DOWNSPOUT
1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
BACKYARD / ADU -84.16'-4' -0"
2ND FLR -98.16'10' -0"
12' - 0"
2"
12"
2"
12"
E.21E.23E.36
0.50'
E.35
6.00'9.00' PLATE HT.0.15'
0.35'
PROPERTY LINE
DOWNSPOUT DOWNSPOUT
NOTE: GC TO VERIFY REQ'D OH CLEARANCES
MAINTAIN ALL APPLICABLE CLEARANCES PER
TABLE 4-2: MINIMUM ALLOWABLE CLEARANCE OF
INSULATED SERVICE DROPS FROM BUILDINGS–0
VOLTS THROUGH 750 VOLTS.
[SEE SECTION 4.4.2, 4.4.3 OF ELECTRIC SERVICE:
OVERHEAD, PG&E ELECTRIC & GAS SERVICE
REQUIREMENTS (TD-7001M) 2022–2023]
1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
BACKYARD / ADU -84.16'-4' -0"
2ND FLR -98.16'10' -0"
0.15'
0.35'
12' - 0"
2"
12"
2"
12"
E.36 E.35
E.21
E.23 E.22E.26
6.00'9.00' PLATE HT.3G3I
3F3E
3H
PROPERTY LINE
DOWNSPOUTDOWNSPOUT
NOTE: GC TO VERIFY REQ'D OH CLEARANCES
MAINTAIN ALL APPLICABLE CLEARANCES PER
TABLE 4-2: MINIMUM ALLOWABLE CLEARANCE OF
INSULATED SERVICE DROPS FROM BUILDINGS–0
VOLTS THROUGH 750 VOLTS.
[SEE SECTION 4.4.2, 4.4.3 OF ELECTRIC SERVICE:
OVERHEAD, PG&E ELECTRIC & GAS SERVICE
REQUIREMENTS (TD-7001M) 2022–2023]
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:49:24 PM
A3.5
2128Chiu ResidenceADU ELEVATIONS2204 Hillside DriveBurlingame, CA 940101/4" = 1'-0"1 ADU FRONT / EAST ELEV.
1/4" = 1'-0"2 ADU REAR / WEST ELEV.
1/4" = 1'-0"3 ADU SIDE / NORTH ELEV.
1/4" = 1'-0"4 ADU SIDE / SOUTH ELEV.
Elevation / Section Keynote Legend
#DESCRIPTION
E.21 [N] ASPHALT SHINGLE ROOFING, TYP.
E.22 [N] ALUMINUM CLAD WD. WINDOWS, TYP.
E.23 [N] PTD STUCCO, TYP.
E.26 [N] METAL INFILL PANEL, TO MATCH WINDOW FRAMES, TYP
E.29 [N] EGRESS WINDOW, 5.7 SF NET CLEAR OPENING REQUIRED. 24" MINIMUM HT &
20" MINIMUM WIDTH, TYP.
E.33 [N] SKYLIGHT, TYP.
E.35 [N] 6'-0" WOOD FENCE, TYP.
E.36 [N] STD T&G WOOD EAVE, PTD FASCIA AND METAL GUTTER. COLOR TO MATCH
WINDOWS, TYP.
E.39 [N] ALUMINUM & GLASS DOOR
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
A3.6
2
A3.62
BACKYARD / ADU -84.16'-4' -0"
A3.72
A3.7
2
PLATE HT -106.16'18' -0"
T.O. ROOF -109.16'21' -0"
2ND FLR -98.16'10' -0"8'-0"A3.7
3
A3.73
9.00'8.00'11'-4"9.00'1ST FLR -88.16'0"
1ST FLR PLATE HT.9' -0"
BACKYARD / ADU -84.16'-4' -0"
PLATE HT -106.16'18' -0"
T.O. ROOF -109.16'21' -0"
2ND FLR -98.16'10' -0"
A3.6
1
A3.6
1
20.67' DISTANCE TO ADJACENT BLDG.
CEILING +9'-0"
GARAGE
6 x 11
BATH 2
18.00' CEILING AT STAIR6.33'5.33'12.00'9.00'8.00'JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:49:31 PM
A3.6
2128Chiu ResidenceBUILDING SECTIONS2204 Hillside DriveBurlingame, CA 94010Elevation / Section Keynote Legend
#DESCRIPTION
1/4" = 1'-0"1 CROSS SECTION - SITE
1/4" = 1'-0"2 LONGITUDINAL SECTION - AT STAIR
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:49:42 PM
A9.1
2128Chiu Residence3D VIEWS - PERSPECTIVE2204 Hillside DriveBurlingame, CA 940101 FRONT VIEW 1 2 FRONT VIEW 2
3 REAR VIEW 1 4 REAR VIEW 2
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
JOB NUMBER:
PROJECT DATE:
SHEET NUMBER:RR
TRO
HIT
E
G.
ARC
CM
S
OF RINAYACF LE
S
T
TA
O IREN. 06.30.25
NA ICELINSED
C 33359
All drawings and written materials contained herein
constitute the original and unpublished work of the
Architect and the same may not be duplicated, used or
disclosed without the written consent of the Architect
1/10/2024
5:49:57 PM
A9.2
2128Chiu Residence3D VIEWS - ARIAL2204 Hillside DriveBurlingame, CA 940101 AXONOMETRIC FROM NORTHEAST
4 AXONOMETRIC FROM NORTHWEST
2 AXONOMETRIC FROM SOUTHEAST
3 AXONOMETRIC FROM SOUTHWEST
REVISION DATE
0 DD PROGRESS 8.16.23
1 PLANNING
COMMISSION
11.13.23
2 PLANNING
COMMISSION 2
01.10.24
Chiu Residence
01.15.24
1/8” = 1’-0”