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Home My WebLink AboutAgenda Packet - PC - 2024.02.12Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers/Online7:00 PMMonday, February 12, 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: 842 6196 7343 Passcode: 442837 To access the meeting by phone: Dial 1-669-444-9171 Meeting ID: 842 6196 7343 Passcode: 442837 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 2/8/2024 February 12, 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 February 12, 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 22, 2024 Planning Commission Meeting Minutesa. Draft January 22, 2024 Planning Commission Meeting MinutesAttachments: 5. APPROVAL OF AGENDA 6. PUBLIC COMMENTS, NON-AGENDA Members of the public may speak about any item not on the agenda. Members of the public wishing to suggest an item for a future Planning Commission agenda may do so during this public comment period . 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. Speakers are asked to fill out a "request to speak " card located on the table by the door and hand it to staff, although the provision of a name, address or other identifying information is optional. Speakers are limited to three minutes each; the Chair may adjust the time limit in light of the number of anticipated speakers. 7. STUDY ITEMS There are no Study Items. Page 2 City of Burlingame Printed on 2/8/2024 February 12, 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. 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: 9. REGULAR ACTION ITEMS There are no Regular Action Items. 10. DESIGN REVIEW STUDY ITEMS 1410 Carlos Avenue, zoned R-1 - Application for Design Review for a first and second story addition to an existing single -unit dwelling. (Joe Sabel, Aero 11 Design, applicant and designer; Neda Hamadani and Bahram Razani, property owners) (62 noticed) Staff Contact: 'Amelia Kolokihakaufisi a. 1410 Carlos Ave - Staff Report 1410 Carlos Ave - Attachments 1410 Carlos Ave - Plans Attachments: 124 Occidental Avenue, zoned R -1- Application for Design Review for a new, two -story single-unit dwelling and detached garage. (James Chu, Chu Design Associates Inc ., designer; Jacob and Ellen Christie, property owners) Staff Contact: Brittany Xiao (64 noticed) b. 124 Occidental Ave - Staff Report 124 Occidental Ave - Attachments 124 Occidental Ave - Historic Resource Evaluation 124 Occidental Ave - Plans Attachments: 11. COMMISSIONER’S REPORTS 12. DIRECTOR REPORTS - Commission Communications - City Council regular meeting of February 5, 2024 Page 3 City of Burlingame Printed on 2/8/2024 February 12, 2024Planning Commission Meeting Agenda 1205 Howard Avenue, zoned HMU - Review of landscape plan for previously approved Commercial Design Review project. a. 1205 Howard Ave - Memorandum 1205 Howard Ave - Attachments 1205 Howard Ave - Plans Attachments: 13. FUTURE AGENDA ITEMS 14. ADJOURNMENT Notice: Any individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday, February 12, 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 February 12, 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 22, 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 2/8/2024 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, January 22, 2024 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: Planning Manager Ruben Hurin, Assistant Planner Brittany Xiao, and Assistant City Attorney Scott Spansail. 2. ROLL CALL Horan, Lowenthal, Pfaff, Schmid, Shores, and TsePresent6 - ComarotoAbsent1 - 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION There were no requests. 4. APPROVAL OF MINUTES a.Draft January 8, 2024 Planning Commission Meeting Minutes Draft January 8 2024 Planning Commission Meeting MinutesAttachments: Commissioner Horan made a motion, seconded by Commissioner Lowenthal, to approve the meeting minutes. The motion carried by the following vote: Aye:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - Absent:Comaroto1 - 5. APPROVAL OF AGENDA There were no changes to the agenda. 6. PUBLIC COMMENTS, NON-AGENDA There were no Public Comments. 7. STUDY ITEMS There were no Study Items. 8. CONSENT CALENDAR a.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 Page 1City of Burlingame January 22, 2024Planning Commission Meeting Minutes 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 1409 Castillo Ave - Staff Report 1409 Castillo Ave - Attachments 1409 Castillo Ave - Plans Attachments: This item was pulled off the Consent Calendar by a member of the public. 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, architect, represented the applicant and answered questions regarding the application. Public Comments: >Philip Yankee, 1401 Castillo Avenue: I live on the corner at the bottom of the hill. The reason why I am here is because of the height of the house. The house is beautiful. It is a steep hill. I am on the low end of the hill; this probably will be about 11’-6” higher than the existing building that is currently there. I have nothing but a small cabana and a 1,500 SF deck in my backyard. With the proposed height of the house, even with the transition lines, there is a bedroom that looks down into my yard. Looking at it, this house will also obstruct some of the views of the house to the right too. I don ’t know if they have said anything or whether they know that views will be obstructed from the bedroom to the left. They usually look out all the way over to the hillside. If you look at the way the houses go up the hill, each house is higher than the house to the left of it as it goes up. This will make the house the same level to the house at the right. Chair Pfaff closed the public hearing. Commission Discussion/Direction: >I liked the house the last time it came in. It treats the hill as best as it can by focusing the height away and towards the middle. It does a good job of minimizing the height. Given that this lot has a 10-foot slope up from the curb, it would only be 3 feet shorter if we did not include the higher end; we grant this all the time. I have no concerns about the height and the Special Permit request. It is a good-looking house. >I agree with my fellow commissioner. It is a beautiful home. The massing and shaping are very considerate given the site conditions and the easement. Suggests reaching out to the neighbor to the right if there are any view blockage from the primary rooms at the upper level of their home. We don ’t protect views from bedrooms and such in this area of Burlingame. From the rendering, it looks like there is a large window in the middle of the house that may be affected. Make sure that they feel good about the proposed massing that will be built next to them. Otherwise, still very much appreciate and like the design. >It is an absolutely beautiful home. Neighbors can also consider additional planting if they are worried about a particular area. I also appreciate the explanation by the applicant and the comments by the neighbor. Chair Pfaff made a motion, seconded by Commissioner Tse, to approve the application. The motion carried by the following vote: Aye:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - Page 2City of Burlingame January 22, 2024Planning Commission Meeting Minutes Absent:Comaroto1 - 9. REGULAR ACTION ITEMS a.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 2204 Hillside Dr - Staff Report 2204 Hillside Dr - Attachments 2204 Hillside Dr - Plans Attachments: All Commissioners have visited the project site. Assistant Planner Xiao provided an overview of the staff report. Chair Pfaff opened the public hearing. Ryan Morris, 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: >I appreciate the renderings; they help a lot. The next level is seeing the material depth. The windows, the way they have been adjusted, helped quite a bit. They look a lot better. Consider the material transitions as important. If you go modern and the windows are set in, they will not look good at all . Consider protruding the windows a half inch so the finishes die to the window, it will look a lot better, and it will have a shadow line to it. >I wasn’t sure of the house the first time it was submitted, maybe it ’s because of the windows and the lack of colored renderings. I like it a lot more now. The window adjustments made a big difference. I fully support the front porch height. I am surprised that it needs a Special Permit. I can find support for the Special Permit at the rear of the house as well. I get the idea for the stadium seating at the back, it does not concern me either. The project looks good. >The project is improved. I appreciate the extra effort for the 3D renderings because there ’s a lot going on in here and this is not one of our more typical homes in Burlingame. It helps us to see what you are trying to accomplish in the area. Consider the drainage on the front porch roof, how you get the water off without getting people wet. Provide more details on that. >Am still a little concerned about the left side neighbor and the driveway. Make sure that when you layout the driveway you are not suddenly above the neighbor on the property line without some way to retain it. >I can support the Special Permit for the heights, they don ’t bother me at all. The stadium seating is fine too, it is a good solution to try and tie the deck and the backyard together. I am supportive of the project. >I agree with my fellow commissioners. Would like to see in greater detail how the materials are transitioning, whether it is intended to have the wood flushed with the stone with a detail in between the Page 3City of Burlingame January 22, 2024Planning Commission Meeting Minutes materials or the stones proud of the wood or stucco. Consider as you transition from plane to plane and around corners. >It has come a long way. There are a lot of things we don ’t know. I am seeing areas that these transitions could also be made elegant with some nice finish pieces. I am somewhat concerned about that. I am having trouble because we normally ask for more details. >I like the house, but the garage doors seem like it needs something cool to be done, whether glass that matches the windows or the front door. I’d like to see more details about that garage door. Chair Pfaff made a motion, seconded by Vice-Chair Lowenthal, to continue the item and place it on the Consent Calendar. The motion carried by the following vote: Aye:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - Absent:Comaroto1 - 10. DESIGN REVIEW STUDY ITEMS There were no Design Review Study Items. 11. COMMISSIONER’S REPORTS Chair Pfaff noted that she attended the Broadway Specific Plan Workshop #1 on January 17th. 12. DIRECTOR REPORTS There were no Director Reports. 13. FUTURE AGENDA ITEMS No Future Agenda Items were suggested. 14. ADJOURNMENT The meeting was adjourned at 7:49 p.m. Page 4City of Burlingame City of Burlingame Design Review and Special Permits Address: 2204 Hillside Drive Meeting Date: February 12, 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. 8a Consent Calendar 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 31, 2024 PREVIOUS PLANS 11/13/23 REVISED PLANS 01/31/24 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') * The revised plans dated January 31, 2024 did not change the zoning compliance items summarized in the table above. 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 01/31/24 ALLOWED/REQUIRED Plate Heights (1st flr): (2nd flr): 11’-4” at kitchen / 10’-0” at porch 3 8’-0” 11’-4” at kitchen / 10’-0” at porch 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 porch. 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. January 22, 2024 Action Meeting (Project Continued by the Planning Commission): At the Planning Commission Action meeting on January 22, 2024, the Commission continued the application with direction to the applicant and placed it on the Consent Calendar. The Commission directed the applicant to provide details for the windows, material transitions, materials for the porch ceiling, and showing how the drainage would be handled at the front porch. The Commission also expressed concern about the grade change at the driveway and also asked that the applicant consider adding detail to the garage door, such as glass that matches the windows or front door. The applicant submitted a response letter and revised plans, date stamped January 31, 2024, to address the Commission’s requests. The revised plans were unchanged in terms of zoning code compliance with no change to the building footprint or envelope. Sheet A8.1 provides section details as requested by the Planning Commission. In addition, the wood garage door was updated to include more panels, as shown on the front elevation (Sheet A3.1). January 8, 2024 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 and Special Permits 2204 Hillside Drive -4- 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 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. Design Review and Special Permits 2204 Hillside Drive -5- 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. 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. Design Review and Special Permits 2204 Hillside Drive -6- 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 31, 2024, sheets A0.1 through A3.6, sheet A8.1, sheets A9.1 through A9.3 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; 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; Design Review and Special Permits 2204 Hillside Drive -7- 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. Catherine Keylon Senior Planner c. Morris Architecture, applicant and architect Glenn and Corinne Chiu, property owners Attachments: January 22, 2024 Planning Commission Minutes Applicant’s Response Letter, dated January 31, 2024 January 8, 2024, Planning Commission Minutes Applicant’s Response Letter, dated January 10, 2024 Project Application Form Special Permit Application Forms Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed February 2, 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 22, 2024 a.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 2204 Hillside Dr - Staff Report 2204 Hillside Dr - Attachments 2204 Hillside Dr - Plans Attachments: All Commissioners have visited the project site. Assistant Planner Xiao provided an overview of the staff report. Chair Pfaff opened the public hearing. Ryan Morris, 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: >I appreciate the renderings; they help a lot. The next level is seeing the material depth. The windows, the way they have been adjusted, helped quite a bit. They look a lot better. Consider the material transitions as important. If you go modern and the windows are set in, they will not look good at all . Consider protruding the windows a half inch so the finishes die to the window, it will look a lot better, and it will have a shadow line to it. >I wasn’t sure of the house the first time it was submitted, maybe it ’s because of the windows and the lack of colored renderings. I like it a lot more now. The window adjustments made a big difference. I fully support the front porch height. I am surprised that it needs a Special Permit. I can find support for the Special Permit at the rear of the house as well. I get the idea for the stadium seating at the back, it does not concern me either. The project looks good. >The project is improved. I appreciate the extra effort for the 3D renderings because there ’s a lot going on in here and this is not one of our more typical homes in Burlingame. It helps us to see what you are trying to accomplish in the area. Consider the drainage on the front porch roof, how you get the water off without getting people wet. Provide more details on that. >Am still a little concerned about the left side neighbor and the driveway. Make sure that when you layout the driveway you are not suddenly above the neighbor on the property line without some way to retain it. Page 1City of Burlingame January 22, 2024Planning Commission Meeting Minutes >I can support the Special Permit for the heights, they don ’t bother me at all. The stadium seating is fine too, it is a good solution to try and tie the deck and the backyard together. I am supportive of the project. >I agree with my fellow commissioners. Would like to see in greater detail how the materials are transitioning, whether it is intended to have the wood flushed with the stone with a detail in between the materials or the stones proud of the wood or stucco. Consider as you transition from plane to plane and around corners. >It has come a long way. There are a lot of things we don ’t know. I am seeing areas that these transitions could also be made elegant with some nice finish pieces. I am somewhat concerned about that. I am having trouble because we normally ask for more details. >I like the house, but the garage doors seem like it needs something cool to be done, whether glass that matches the windows or the front door. I’d like to see more details about that garage door. Chair Pfaff made a motion, seconded by Vice-Chair Lowenthal, to continue the item and place it on the Consent Calendar. The motion carried by the following vote: Aye:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - Absent:Comaroto1 - Page 2City of Burlingame DESIGN REVIEW STUDY SESSION - COMMENT RESPONSE Project Address: 2204 Hillside Drive Permit No.: Planning Commission – Design Review Study Items Date: 01.31.24 GENERAL COMMENTS 1. Provide details of the windows and window trim with surrounding materials (show reveal, material depth) a. RESPONSE – Window details provided on sheet A8.1, and details keyed on the elevations 2. Provide details where there are material transitions (i.e.. Stone/wood siding, stucco/wood siding, stone/stucco) a. RESPONSE – Material transition details provided on sheet A8.1, and details keyed on the elevations 3. Concerned expressed about grade change at the driveway and if a retaining wall would be needed (for neighboring property at the left) a. RESPONSE – Discussed at previous hearing – we contacted our structural engineer who confirmed the foundation for the garage would act as it’s own retaining wall, but would not impact the neighboring property. 4. Look at adding detail to garage door a. RESPONSE – Garage door jamb detail provided on sheet A8.1 to compliment the window trim detail. 5. Consider showing underbelly of porch entrance and how drainage would be handled a. RESPONSE – Porch roof detail provided on sheet A8.1. Drainage gutter will be internal, similar to many commercial storefront details. 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. &ZKEd EdZz The raised plate height at the front entry is an important distinction for this structure, while keeping in consistency with the neighborhood character. Several homes on this street, including next door, use a taller plate height to emphasize the entry. It is not excessive, but just enough difference to establish a hierachy for this structure. Proposed design introduces a new roof line to break up the established plate height around the front of the house. This variety in height creates interest and articulation of the entry to give it interest. If the 9' plate height were continued across the front, the entry would be more plain and less welcoming. The proposed design meets or exceeds all other required setbacks and height limits in the design guidelines. The architectural style is consistent with the rest of the house, and the additional height of only 12" is supported by columns which are smaller at top, to make it feel light and airy and floating. 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. ZZ W>d ,/',d The raised plate height at the kitchen at the rear of the house is not visible from the street, and does not impact the neighborhood character. The windows facing the neighboring property are high clerestories, and do not impact privacy Proposed design introduces a new roof line to break up the established plate height around the rest of the house. This variety in height creates interest and articulation both inside and out, while remaining consistent with the architectural language of the house. The proposed design meets or exceeds all other required setbacks and height limits in the design guidelines. The architectural style is consistent with the rest of the house, and the additional height is not visible from the street or impactful to the neighbors. No trees will be removed for this special permit 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 February 12, 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 12th day of February, 2024 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review and Special Permits 2204 Hillside Drive Effective February 22, 2024 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped January 31, 2024, sheets A0.1 through A3.6, sheet A8.1, sheets A9.1 through A9.3 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 22, 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 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 SOF 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 1/30/2024 4:38:05 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 A8.1 DETAILS A9.1 3D VIEWS - PERSPECTIVE A9.2 3D VIEWS - PERSPECTIVE A9.3 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 3 PLANNING COMMISSION 01.31.24 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 SOF 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 1/30/2024 4:38:09 PM A0.3 2128Chiu ResidenceSITE PLAN / ROOF PLAN2204 Hillside DriveBurlingame, CA 94010N Site 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 3 PLANNING COMMISSION 01.31.24 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 SOF 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 1/30/2024 4:38:10 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 3 PLANNING COMMISSION 01.31.24 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 SOF 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 1/30/2024 4:38:11 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 3 PLANNING COMMISSION 01.31.24 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 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 SOF 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 1/30/2024 4:38:13 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 3 PLANNING COMMISSION 01.31.24 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 SOF 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 1/30/2024 4:38:16 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 3 PLANNING COMMISSION 01.31.24 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 SOF 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 1/30/2024 4:38:18 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 3 PLANNING COMMISSION 01.31.24 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 A8.1 5 TYP A8.1 4 TYP A8.1 1 TYP A8.1 7 TYP A8.1 6 TYP A8.1 8 TYP 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 SOF 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 1/30/2024 4:38:23 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 3 PLANNING COMMISSION 01.31.24 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] A8.1 4 TYP A8.1 7 TYP A8.1 1 TYP 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 SOF 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 1/30/2024 4:38:28 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 3 PLANNING COMMISSION 01.31.24 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.A8.1 6 TYP A8.1 4 TYP A8.1 2 TYP A8.1 7 TYP AT CORNER 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 SOF 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 1/30/2024 4:38:33 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 3 PLANNING COMMISSION 01.31.24 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] A8.1 4 TYP A8.1 6 TYP A8.1 2 TYP AT CORNER A8.1 5 TYP A8.1 4 TYP 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 SOF 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 1/30/2024 4:38:38 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 3 PLANNING COMMISSION 01.31.24 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 SOF 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 1/30/2024 4:38:42 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 3 PLANNING COMMISSION 01.31.24 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 SOF 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 1/30/2024 4:38:46 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 3 PLANNING COMMISSION 01.31.24 5/8" GYP. BD. TAPE AND TEXTURE 2x STUD WALL W/ BATT INSULATION PER ENERGY CALCS. HARDIE SIDING 'GRACE VYCOR PLUS' FLASH'G OR EQ. AT CORNERS SONOLASTIC 150 OR EQ. SEALANT W/ FOAM BACKER ROD AS NEEDED PTD. ALUM. X-MOLD FLASHING 6"PLAN VIEW (N) PTD. SIDING TO MATCH (E), O/ 2 LAYERS GRADE 'D' BLDG. PAPER O/ PLYWD. SHEATHING (N) 2X PTD. TRIM (N) 2X BLOCKING, AS NEEDED (N) SEALANT AT VERTICAL TRANSITION1/2"MIN(N) PTD. 1X6 SHIPLAP SIDING AT GABLE ENDS, O/ 2 LAYERS GRADE 'D' BLDG. PAPER O/ PLYWD. SHEATHING (N) G.S.M. FLASHING (N) 2X2 PTD. TRIM, SLOPED TO DRAIN KERF CUT EDGE FOR WATER DRIP 7/8" THICK 3-COAT STUCCO O/ MTL. LATH O/ 2 LAYERS GRADE 'D' BLDG. PAPER LAPPED TO DRAIN O/ PLYWD. SHEATHING (N) 2X BLOCKING LAPPED TO DRAIN (N) 2 LAYERS OF GRADE "D" BUILDING PAPER W/ DRIP EDGE (N) STONE WAINSCOT WATER TABLE (N) STONE (N) 2x4 WALL W/STUDS @ 16" o.c. TYP. (N) 7/8" THICK 3 COAT STUCCO, O/2- INSULATION (N) BATT LAYERS GRADE 'D' SHT'G SEE FRM'G (N) 1/2" PLYWD PLAN FOR NAIL'G BLD'G PAPER LAP'D TO DRAIN WOOD SIDING [N] HORIZ. STD CEDAR SIDING [N] STD WD TRIM [N] PLYWOOOD SHEATHING, TYP. [N] VERTICAL TRANSITION FOR ENTIRE LENGTH OF ADJACENT WOOD, TYP. [N] HORIZ. STAINED CEDAR SIDING 1ST FLR PLATE HT.9' -0" 2ND FLR -98.16'10' -0" TPO ROOF MEMBRANE O/ PLYWD VELUX FLASHING STEEL BEYOND STD CEDAR T&G TO MATCH ROOF EAVES, TYP. 2" GUTTER CUT HOLE IN STL AS REQ'D FOR CONTINUOUS DRAIN 2X FRAMING SLOPED TO DRAIN CONCEALED DRAIN PIPE SLOPE 1/4":12" MIN HORIZ. STD CEDAR SIDING FLASHING, TYP G.S.M. WEEP SCREED 7/8" THICK 3-COAT STUCCO O/MTL LATH O/ 2 LAYERS GRADE 'D' BLDG PAPER O/ PLYWOOD SHEATHING STONE CAP W/ MORTAR BED STONE VENEER O/ MORTAR BED & MTL. LATH O/ 2 LAYERS GRADE 'D' BLDG. PAPER O/ PLYWD. SHEATHING [N] PTDF. FURRING & PLYWD. FOR COLUMN SHAPE [N] P.T.D.F. FRAMING AT BASE 'GRACE VYCOR PLUS' FLASHING OR EQ. CONT. SONOLASTIC 150 SEALANT OR EQ G.S.M. DRIP FLASHING WD. CLAD WDW, SEE FLOOR PLAN & WDW. SCHED. WD. SHIM AS NEEDED G.S.M. SILL PAN O/ 'GRACE VYCOR PLUS' FLASH'G OR EQ, LAPPED O/ BLDG. PAPER WRAP BLDG PAPER UNDER WINDOW FLANGE WD. FRAMING , S.S.D. SEE DETAIL 1 THIS SHEET FOR INFO NOT NOTED 1x PTD. STOOL & APRON, NEW WOOD SIDING 1"1 1/2"1"1 1/2" PTD WD TRIM, COLOR TO MATCH WINDOWS, V.I.F. SLOPE TO DRAIN PTD WD APRON, SLOPE TO DRAIN 'GRACE VYCOR PLUS' FLASHING OR EQ. METAL CLAD WD WDW. SEE FLOOR PLAN & WDW. SCHED. WD. SHIM AS NEEDED G.S.M. SILL PAN O/ 'GRACE VYCOR PLUS' FLASH'G OR EQ, LAPPED O/ BLDG. PAPER WRAP BLDG PAPER UNDER WINDOW FLANGE WD. FRAMING , S.S.D. SEE DETAIL 1 THIS SHEET FOR INFO NOT NOTED 1x PTD. STOOL & APRON 7/8" THICK 3-COAT STUCCO O/ METAL LATH O/ 2 LAYERS GRADE D BLDG PAPER O/ PLYWOOD SHEATHING CONT. SONOLASTIC 150 SEALANT OR EQ PTD WD TRIM, COLOR TO MATCH WINDOWS, V.I.F. SLOPE TO DRAIN PTD WD APRON, SLOPE TO DRAIN CONT. SONOLASTIC 150 SEALANT OR EQ G.S.M. DRIP FLASHING 1"1 1/2" 1 1/2"1"CONT. SONOLASTIC 150 SEALANT OR EQ., TYP G.S.M. DRIP FLASHING O/SEALANT GARAGE DOOR, SEE FLOOR PLAN AND DOOR SCHED, TYP. JOB NUMBER: PROJECT DATE: SHEET NUMBER:RR TRO HIT E G. ARC CM SOF 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 1/30/2024 4:38:47 PM A8.1 2128Chiu ResidenceDETAILS 2204 Hillside DriveBurlingame, CA 94010REVISION DATE 3 PLANNING COMMISSION 01.31.24 3" = 1'-0"1 CORNER DETAIL - WOOD 3" = 1'-0"2 TRANSITION DETAIL - WOOD TO STUCCO 1 3" = 1'-0"3 TRANSITION DETAIL WOOD TO STUCCO 2 1 1/2" = 1'-0"4 STONE WAINSCOTT DETAIL 1 1/2" = 1'-0"5 ENTRY CANOPY SECTION 3" = 1'-0"7 WINDOW DETAIL - WOOD 3" = 1'-0"6 WINDOW DETAIL - STUCCO 3" = 1'-0"8 GARAGE DOOR DETAIL JOB NUMBER: PROJECT DATE: SHEET NUMBER:RR TRO HIT E G. ARC CM SOF 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 1/30/2024 4:38:53 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 3 PLANNING COMMISSION 01.31.24 JOB NUMBER: PROJECT DATE: SHEET NUMBER:RR TRO HIT E G. ARC CM SOF 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 1/30/2024 4:38:59 PM A9.2 2128Chiu Residence3D VIEWS - PERSPECTIVE2204 Hillside DriveBurlingame, CA 94010REVISION DATE 2 PLANNING COMMISSION 2 01.10.24 3 PLANNING COMMISSION 01.31.24 2 FRONT PERSPECTIVE 21FRONT PERSPECTIVE 1 3 REAR PERSPECTIVE 1 4 REAR PERSPECTIVE 2 JOB NUMBER: PROJECT DATE: SHEET NUMBER:RR TRO HIT E G. ARC CM SOF 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 1/30/2024 4:39:07 PM A9.3 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 3 PLANNING COMMISSION 01.31.24 City of Burlingame Design Review Address: 1410 Carlos Avenue Meeting Date: February 12, 2024 Request: Application for Design Review for a first and second story addition to an existing single-unit dwelling. Applicant and Designer: Joe Sabel, Aero 11 Design APN: 027-166-140 Property Owners: Neda Hamadani and Bahram Razani Lot Area: 6,100 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is an interior lot and contains an existing one-story single-unit dwelling with a detached garage totaling 1,967 SF (0.32 FAR). There is an existing attic area that is only accessible via a pull-down ladder. Therefore, the existing attic space does not count towards floor area. The applicant is proposing a 36 SF first floor addition at the rear of the house and a new 1,036 SF second floor addition. The project would have a total floor area of 3,035 SF (0.50 FAR) where 3,307 SF (0.54 FAR) is the maximum allowed. The existing house contains three bedrooms. With this application, the number of bedrooms would increase to four (office on the first floor does not qualify as a bedroom because it is less than 7’-0’ in width). Two parking spaces, one of which must be covered, are required for a four -bedroom house. The existing detached garage provides one covered parking space (13’-4” x 17’-4½” clear interior dimensions) and one uncovered parking space (9’ x 18”) is provided in the driveway. The depth of the covered parking space is nonconforming. However, because there are no changes proposed to the existing deta ched garage and there is no change in parking requirement, this nonconformity may remain. All other Zoning Code requirements have been met. The site contains two existing protected size trees in the rear yard which will remain (one 56-inch diameter Jacaranda Tree and one 20-inch diameter Incense Cedar). There is also one 6-inch diameter Holly tree along the right side property line towards the middle of the lot and a fruit tree at the front left corner of the lot. The proposed landscape plan shows one new 24-inch box landscape tree to be planted in the rear yard. Based on the proposed floor area, three landscape trees are required on -site. Therefore, the project complies with the Tree Reforestation Ordinance requirements. Three existing street trees (two Sycamore and one Magnolia) in front of the lot will remain. The applicant is requesting the following appl ication: ▪ Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020(C)(1)(b)). This space intentionally left blank. Item No. 10a Design Review Study Item Design Review 1410 Carlos Avenue -2- 1410 Carlos Ave Lot Area: 6,100 SF Plans date stamped: January 17, 2024 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): (2nd flr): 11’-3” 1 26’-8” (to non- accessible attic) no change 23’-8” 15’-0” or block average 20’-0” or block average Side (left): (right): 3’-11” 2 12’-4” no change 15’-11” 4'-0” 4'-0” Rear (1st flr): (2nd flr): 47’-7” 47’-7” (to non- accessible attic) 43’-6” 44’-6” 15'-0” 20'-0” Lot Coverage: 2,145 SF 35.2% 2,087 SF 34.2% 2,440 SF 40% FAR: 1,967SF 0.32 FAR 3,035 SF 0.50 FAR 3,307 SF 3 0.54 FAR # of bedrooms: 3 4 --- Off-Street Parking: 1 covered (13’-4” x 17’-4 ½” 4) 1 uncovered (9' x 18') no change 1 covered (9' x 18' for existing) 1 uncovered (9' x 18') Plate Height: (1st flr): (2nd flr): 8’-6” n/a 8’-6” 7’-6” 9’-0” maximum 8’-0” maximum Building Height: 22’-9½” 22’-9½” 30'-0" Declining Height Envelope: complies complies C.S. 25.10.055(A) 1 Existing nonconforming front setback. 2 Existing nonconforming left side setback. 3 (0.32 x 6,100 SF) + 1100 SF + 255 SF = 3,307 SF (0.54 FAR) 4 Existing nonconforming clear interior depth. Summary of Proposed Exterior Materials: • Windows: metal • Doors: wood entry door, metal sliding doors • Siding: stucco • Roof: standing seam metal (dark bronze/charcoal color) • Other: metal railings Design Review 1410 Carlos Avenue -3- Staff Comments: None. Design Review Criteria: The criteria for design review as estab lished in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guide lines; 2. Compatibility of the architectural style with that of the existing character of the neighbor hood; 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 proper ties; 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 findi ngs 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 Ge neral 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 C riteria 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 . ‘Amelia Kolokihakaufisi Associate Planner c. Joe Sabel, Aero 11 Design, applicant and designer Attachments: Project Application Form Notice of Public Hearing – Mailed February 2, 2024 Area Map aty of Burlinga me• Community Development Department• 50 1 Primrose Road • (6 50 ) 558-7250 • planningdept@b urlingame.org• Project Application -Planning Division Type of Application: D Accessory Dwelling Unit � Design Review D Special Permit Project Address: 1410 Ca rlos Avenue Project Description: D Conditional Use/Minor Use Permit D Hillside Area Construction Permit □variance 0 Minor Modification 00ther 02 7 161 140 Assessor's Parcel#: ______ _ RlZoning: ___ _ Add 38 sqft to the first floor at teh rear, renovate kitchen, eat in area,rear bedroom ,bath, laundry and convert existing second story attic floor into 1,036 sqft of bedrooms and baths, extend exist. dormers front and rear of an existing tow story single family residence. Applicant Name: Joe Sabel Address: 8 55 j eff e rson Ave #47 5 Redwood City, CA. 94064 Phone: 6 50 255 80 1 7 E-mail: airship11@aol.com Architect/Designer Name : J oe Sabel Address: 8 55 J ef ferson Ave #4 7 5 Redwood City, CA. 94064 Phone: 650 255 801 7 E-mail: airship11@aol.com Property owner Name: Neda Hamadani& Bahram Razani A ddress: 1410 Carlos Ave Burlingame, CA 94010 Phone: 646357 0406 E-mail: nedahamadami@gmail.com, bahraz@gmail.com Au thorization to Reproduce Proiect Plans: I hereby grant the City of Burlingame the authority to post plans submitted with this application on the City's website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. JS ____ (Initials of Architect/Designer) Burlingame Business License #: ___ 9_3_1_5_7_7 ___ * Archi tect/Designer must have a valid Burlingame Business License. Applicant: I hereby _ certify under penalty of perjury that the information given herein is true and correct to the best of myknowledge and behef. Applicant's signature: '¥· A ,/l a, .I'.) ./l " /) . /\. Date : 05/29/23, iJ 1 Prop 1_e� Owner: 1 am _aware of the proposed applicati on and hereby authorize the above applicant to submit thisapp 1cat1on to the Planning Division. Property owner's signature: -----------------Date:----------- Date Appl/cation Received (staff only): ------------5/31/2023 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION JUN 7 2023 1410 Carlos Avenue 300’ noticing APN: 027-166-140 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION 1.17.24 City of Burlingame Design Review Address: 124 Occidental Avenue Meeting Date: February 12, 2024 Request: Application for Design Review for a new, two-story single-unit dwelling and detached garage. Applicants and Property Owners: Jacob and Ellen Christie APN: 028-316-210 Designer: James Chu, Chu Design Associates Inc. Lot Area: 7,577.2 SF General Plan: Low Density Residential Zoning: R-1 Background: The subject property is located within the Burlingame Park No. 2 subdivision. Based upon documents that were submitted to the Planning Division by a Burlingame property owner in 2009, it was indicated that the entire Burlingame Park No. 2, Burlingame Park No. 3, Burlingame Heights, and Glenwood Park subdivisions may have historical characteristics that would indicate that properties within this area could be potentially eligible for listing on the National or California Register of Historical Places. Therefore, for any property located within these subdivisions, a Historic Resource Evaluation must be prepared prior to any significant development project being proposed to assess whether the existing structure(s) could be potentially eligible for listing on the National or California Register of Historical Places. A Historic Resource Evaluation was prepared for this property by Page & Turnbull, Inc., dated November 9, 2023. The results of the evaluation concluded that 124 Occidental Avenue does not appear to be individually eligible for listing in the National or California Registers under any criteria. Project Description: The subject property is an interior lot with an existing single-unit dwelling, detached cottage, and a carport (attached to the cottage). The applicant is proposing to demolish all of the existing structures and build a new, two-story single-unit dwelling, a new detached accessory dwelling unit (ADU), and a new detached garage (attached to the ADU). The proposed floor area is 3,776 SF (0.50 FAR) where 3,798 SF (0.50 FAR) is the maximum allowed (includes covered porch and ADU exemptions). The new dwelling would contain five bedrooms. Per C.S. 25.48.030(L)(3)(a), no parking is required for the ADU because it is located within one-half mile walking distance of public transit (0.3 miles from El Camino Real and Howard Avenue Bus Stop). In addition, per C.S. 25.48.030(L)(5), when a carport or covered parking structure is demolished in conjunction with the construction of an ADU, those off-street parking spaces are not required to be replaced. Therefore, the proposed project has no covered parking requirement. However, one covered parking space (10’ x 18’) is provided in the new detached garage and one uncovered parking space (9’ x 18’) is provided in the driveway. All other Zoning Code Requirements have been met. Currently, the site contains no landscape trees. Based on the proposed project, a minimum of three, 24-inch box size landscape trees are required on-site. The landscape plan on sheet L.1 shows three new Swamp Myrtles (24-inch box) and one new Japanese Maple (24-inch box) to be planted throughout the lot. Therefore, the project complies with the Tree Reforestation Ordinance requirements. The existing street tree along Occidental Avenue will remain. Accessory Dwelling Unit This project includes building a new 822 SF detached ADU. Per State law, 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. The detached ADU is exempt from lot coverage and floor area regulations. The applicant is requesting the following application: Item No. 10b Design Review Study Item -2- Design Review 124 Occidental Avenue  Design Review for a new, two-story single-unit dwelling and detached garage (C.S. 25.68.020 (C)(1)(a)). 124 Occidental Avenue Lot Area: 7,577.2 SF Plans date stamped: January 31, 2024 PROPOSED ALLOWED/REQ’D Front Setbacks (1st flr): (2nd flr): 20’-0” 24’-5” 17’-4” (block average) 20’-0” Side Setbacks (left): (right): 10’-3” 4’-0” 4'-0” 4’-0” Rear Setbacks (1st flr): (2nd flr): 64’-11” 73’-5” 15'-0” 20’-0” Lot Coverage: 2,369 SF 32% 3,031 SF 40% FAR: 3,776 SF 0.50 FAR 3,925 SF ¹ 0.52 FAR # of bedrooms: 5 --- Off-Street Parking: 1 covered (12’ x 18’ clear interior) 1 uncovered (9’ x 18’) 0 covered 2 1 uncovered (9’ x 18’) Building Height: 29’-11” 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(A)(1) ¹ (0.32 x 7577.2 SF) + 1100 SF + 273 SF = 3,798 SF maximum allowed (0.50 FAR) 2 Because the existing garage is being demolished in conjunction with the construction of a new ADU, the covered parking spaces are not required to be replaced. (C.S. 25.48.030 (L)(5)). Summary of Proposed Exterior Materials: • Windows: aluminum clad wood windows with simulated true divided lites and wood trim • Doors: wood entry door • Siding: stucco and resawn shiplap wood siding with 6-inch exposure • Roof: composition shingles • Other: adhered stone veneer at front porch and chimney; wood corbels Staff Comments: None. -3- Design Review 124 Occidental Avenue Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Brittany Xiao Assistant Planner c. Jacob and Ellen Christie, applicants and property owners James Chu, Chu Design Associates Inc., designer Attachments: Project Application Notice of Public Hearing - Mailed February 2, 2024 Area Map Separate Attachments: Historic Resource Evaluation conducted by Page & Turnbull, Inc., dated November 9, 2023 PLANNING APPLICATION COMMUNITY DEVELOPMENT DEPARTMENT—PLANNING DIVISION 501 PRIMROSE ROAD, 2ND FLOOR, BURLINGAME, CA 94010-3997 TEL: 650.558.7250 | FAX: 650.696.3790 | E-MAIL: PLANNINGDEPT@BURLINGAME.ORG PROJECT INFORMATION PROJECT ADDRESS ASSESSOR’S PARCEL # (APN) PROJECT DESCRIPTION APPLICANT INFORMATION PROPERTY OWNER NAME ADDRESS PHONE E-MAIL ARCHITECT/DESIGNER ADDRESS PHONE E-MAIL AFFIDAVIT OF OWNERSHIP I HEREBY CERTIFY UNDER PENALTY OF PERJURY THAT THE INFORMATION GIVEN HEREIN IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF. APPLICANT’S SIGNATURE (IF DIFFERENT FROM PROPERTY OWNER) DATE I AM AWARE OF THE PROPOSED APPLICATION AND HEREBY AUTHORIZE THE ABOVE APPLICANT TO SUBMIT THIS APPLICATION TO THE PLANNING COMMISSION/DIVISION. PROPERTY OWNER’S SIGNATURE DATE AUTHORIZATION TO REPRODUCE PLANS I HEREBY GRANT THE CITY OF BURLINGAME THE AUTHORITY TO REPRODUCE UPON REQUEST AND/OR POST PLANS SUBMITTED WITH THIS APPLICATION ON THE CITY’S WEBSITE AS PART OF THE PLANNING APPROVAL PROCESS AND WAIVE ANY CLAIMS AGAINST THE CITY ARISING OUT OF OR RELATED TO SUCH ACTION (INITIALS OF ARCHITECT/DESIGNER) STAFF USE ONLY STAFF USE ONLY APPLICATION TYPE CONDITIONAL USE PERMIT (CUP) DESIGN REVIEW (DSR) VARIANCE (VAR) SPECIAL PERMIT (SP) OTHER: ____________________________ DATE RECEIVED: MINOR MODIFICATION HILLSIDE AREA CONSTRUCTION PERMIT ACCESSORY DWELLING UNIT (ADU) BURLINGAME BUSINESS LICENSE # WIRELESS ZONING FENCE EXCEPTION APPLICANT? APPLICANT? *FOR PROJECT REFUNDS* - Please provide an address to which to all refund checks will be mailed to: ADDRESS NAME RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION NOV 14 2023 124 Occidental Ave 028-316-210 Demo existing single story family dwelling, rebuild new two story single family, detached garage and ADU. New landscaping for entire lot with motor gate. Jacob & Ellen Christie PO Box 117403, Burlingame CA 94010 650-422-0795 jacobchristie@gmail.com CHU DESIGN ASSOCIATES, INC. 210 INDUSTRIAL RD, #205 SAN CARLOS, CA 94070 650-400-8933 james@chudesign.com 9/26/2023 9/26/2023 JC ■ ■ 22684 R-1 PO Box 117403, Burlingame CA 94010Jacob & Ellen Christie 124 Occidental Avenue 300’ noticing APN: 028-316-210 DPR 523A (9/2013) *Required information State of California ⎯ The Resources Agency Primary #______________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI #__________________________________________________ PRIMARY RECORD Trinomial______________________________________________ NRHP Status Code 6Z Other Listings_____________________________________________________________________ Review Code________ Reviewer________________________ Date_______________ Page 1 of 15 Resource name(s) or number (assigned by recorder) 124 Occidental Avenue P1. Other Identifier: *P2. Location: Not for Publication Unrestricted *a. County Santa Mateo *b. USGS 7.5’ Quad San Mateo, Calif. Date 2018 *c. Address 124 Occidental Avenue City Burlingame Zip 94010 d. UTM: (Give more than one for large and/or linear resources) Zone mE/ mN *e. Other Locational Data: Assessor’s Parcel Number 028-31-6210 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.) 124 Occidental Avenue contains two separate residential buildings. The main house is a one-story, single-family residence that was built circa 1921 in a Craftsman style.1 The original architect and builder are unknown. The detached guest house is a one- story, single-family residence that was built in 1956 in the Midcentury Modern style.2 The guest house architect is unknown, but it was constructed by Frank Blair. The subject property is located in the Burlingame Park neighborhood of Burlingame, in San Mateo County, on an approximately 7,800 square-foot rectangular parcel (APN 028-31-6210). The parcel is located on the east side of Occidental Avenue between Howard Avenue and Barroilhet Avenue. Main House The main house is generally rectangular in plan and set back from the street in line with the other houses along Occidental Avenue, creating a small front yard planted with grass and ornamental foundation plantings . The wood-frame building is clad in a combination of stucco and clapboard and sits on a concrete foundation. The gable roof is clad in tar and gravel and features deep eaves with exposed rafter tails. An exterior brick chimney is located on the northwest façade near the west corner. Fenestration consists of punched openings and a mix of original and replacement windows. Original windows consist predominately of one-over- one double-hung wood-frame and multi-lite casement and fixed wood-frame types; replacement windows consist of vinyl slider types. (Continued on page 2.) *P3b. Resource Attributes: HP2: Single-Family Residence *P4. Resources Present: Building Structure Object Site District Element of District Other P5b. Photo: (view and date) View of primary (southwest) façade, October 2023. *P6. Date Constructed/Age and Sources: Historic Prehistoric Both Circa 1921 (Burlingame Historical Society, Water Tap Records). *P7. Owner and Address: Jacob Christie 124 Occidental Ave. Burlingame, CA 94010 *P8. Recorded by: Page & Turnbull, Inc. 170 Maiden Lane, 5th Floor San Francisco, CA 94108 *P9. Date Recorded: November 9, 2023 *P10. Survey Type: Intensive *P11. Report Citation: No *Attachments: None Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (list) 1 Burlingame Historical Society, 124 Occidental Avenue, Water Tap Records. 2 City of Burlingame, Building Permit Records, #935 (July 20, 1956). P5a. Photo State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 2 of 15 Resource Name or # (Assigned by recorder) 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L P3a. Description (Continued): The front porch has been fully enclosed with openings filled with windows and clapboard siding. The primary entrance is a wood Dutch door located on the southeast façade of this porch volume. A paved driveway extends from Occidental Avenue along the southeast façade of the residence, following the south boundary line of the parcel, to the backyard and a detached rear guest house (Figure 1). Figure 1. Aerial photograph, 2023. Subject property outlined in red with “1” marking the primary residence and “2” marking the rear guest house. Source: Google Earth. Edited by Page & Turnbull. The primary (southwest) façade consists of a projecting enclosed porch volume under a lower nested gable roof and a recessed section under the primary gable roof (Figure 2). Both sections are clad in stucco. The roof extension of the enclosed porch volume is nested below the primary roof structure so that it shares its north slope with the primary roof structure. Both roofs feature wide wood fascia boards, three simple brackets on the gable end (at the center and each end), and exposed rafter tails on the slope ends. The southwest façade of the enclosed porch volume includes a wide pointed arch opening filled with three rectangular wood- frame fixed windows with a wood sill. The space between the glazing and edge of the opening is filled with painted clapboard. The primary entrance of the residence is located on the southeast façade of the enclosed porch volume within a pointed arch opening that has been filled with painted clapboard siding. The door itself is a single width painted wood Dutch door that sits atop two concrete stairs. The recessed section of the primary façade contains a wood-frame fixed window, comprised of a tripartite picture window topped with a single row of 10 panes (Figure 4). (Continued on page 3.) Figure 2. Oblique view of primary (southwest) and southeast façades. Figure 3. Southeast façade, looking northeast. State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 3 of 15 Resource Name or # (Assigned by recorder) 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L P3a. Description (Continued): The southeast façade is clad in painted clapboard with a pattern of alternating one wide and two narrow strips and features a projecting center section. This projecting section sits under a cross -gable roof. From left to right (south to north), openings on this façade include an original wood-frame one-over-one double-hung window with ogee lugs and wood sill, a replacement one-over- one double-hung window, and another original wood-frame one-over-one double-hung window with ogee lugs and wood sill (Figure 4). The rear (northeast) façade overlooks a flat backyard predominantly planted with grass and the detached rear guest house beyond. It is clad in painted patterned clapboard. Like the primary façade, the rear façade includes a projecting volume (nea r the north corner) that sits under a nested gable roof below the primary roof structure (Figure 5). A raised concrete patio spans the façade from the east corner to the base of the projecting volume near the north corner (Figure 6). There is a rectangular louvered vent near the gable peak of the primary roof structure and a crawlspace vent along the ground plane at the north corner. From left to right (east to west), openings on this façade include a wood -frame slider window and a half-lite single door on the recessed section and a wide wood-frame slider window on the projecting volume. The northwest façade is clad in painted patterned clapboard and features two projecting volumes, one near the northeast corner and the other near the southwest corner (Figure 7). The section at the southwest corner is recessed from the northwest façade as part of the enclosed front porch volume; only this section is clad in stucco. The center section sits under the primary roof structure, while the projecting sections at the corners and the enclosed porch volume sit under short cross -gable roofs. From left to right (east to west), openings on this façade include a replacement slider window, a horizontal tripartite fixed window with a fixed center section fixed flanked by smaller casements, two original wood-frame multi-lite awning windows, and a wood-frame multi-lite fixed window within the pointed arch opening of the enclosed front porch section. Between the two projecting sections of the northwest façade, the recessed section contains a partial-height addition under a flat roof clad in tar and gravel (Figure 8). This addition has a multi-pane fixed window on its northeast façade; a quarter-lite wood door and two multi-lite fixed windows on its northwest façade; and a slatted metal vent on its southwest façade. An exterior brick chimney is located near the west corner of the primary northwest façade, flanked by the horizontal wood-frame six-pane awning windows (Figure 9). (Continued on page 4.) Figure 4. Southeast façade, looking southwest. Figure 5. Rear (northeast) facade. State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 4 of 15 Resource Name or # (Assigned by recorder) 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L P3a. Description (Continued): Figure 6. Oblique view of the rear and northwest façades, looking south. Figure 7. Oblique view of the northwest and primary façades, looking east. Figure 8. Northwest façade, looking southwest. Figure 9. Northwest façade, looking northeast. Guest House The guest house is a one-story, L-shaped building constructed in 1956 by contractor Frank Blair along the rear (northeast) property boundary. It is clad in shiplap and the canted roof is clad in tar and gravel. An interior brick chimney is near the east corner of t he guest house building. The detached guest house is located at the rear (north) end of the parcel and spans the full width of the parcel (from the west boundary to the east boundary). It is accessed via a paved driveway that runs from Occidental Avenue along the southeast façade of the primary residence to the backyard (Figure 10). The guest house is rectangular in plan with a canted roof and a rectangular covered patio with a flat roof supported by two square posts extends southwest from the south corner of the guest house, making the overall roof structure an L-shape as viewed from above. The primary roof structure has deep eaves with exposed rafters that are capped with a wide fascia board. The guest house is clad in painted clapboard, though not patterned as is the primary residence’s clapboard, and its roof is covered in tar and gravel. There is an interior brick chimney near the east corner. (Continued on page 5.) State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 5 of 15 Resource Name or # (Assigned by recorder) 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L P3a. Description (Continued): The primary (southwest) façade overlooks the backyard of the primary residence and is the only façade of the guest house with openings (Figure 11). From left to right (west to east), these openings include a half-lite wood single door, a one-over-one hung window, a square picture window, a solid wood single door, and two rectangular picture windows. These window openings appear to be framed in wood, though the window units themselves appear to be non-original vinyl windows. The other façades of the guest house are not accessible by ground, given the building abuts the property boundary on these three remaining façades and this rear portion of the parcel is fully enclosed with a six-foot tall wood privacy fence. The southeast façade of the covered patio is visible from the backyard and is comprised of floor-to-roof solid vertical wood siding, acting as an extension of the nearby privacy fence (Figure 12). The northeast and northwest façades of the guest house are solid painted clapboard siding with no openings or ornamentation (Figure 13). The surrounding neighborhood is exclusively residential, with one- and two-story freestanding single-family homes (Figure 14). The properties immediately north and south of the subject property on the east side of Occidental Avenue, and across from the subject property along the west side of Occidental Avenue, consist of single -family homes primarily clad in stucco; a few nearby houses are clad in brick, shingle, or wood siding (Figure 15). Burlingame Park was largely developed in the first few decades of the twentieth century and the surrounding buildings are representative of the early twentieth -century revival styles that were popular during this period of development. Buildings within the subject block are primarily Craftsman in style but also feature various Revival styles including Tudor and Spanish Colonial. Detached rear garages and detached rear ancillary dwelling units (ADUs) are common within Burlingame Park. Figure 10. Primary façade of guest house, looking northeast from driveway. Figure 11. Guest house, looking east from rear patio of primary residence. Figure 12. Covered patio of guest house, looking southeast. Figure 13. Aerial view of subject property with “1” marking the primary residence and “2” the guest house, looking south. Source: Zillow, 2023. State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 6 of 15 Resource Name or # (Assigned by recorder) 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L Figure 14. Looking north along the east side of Occidental Avenue. Figure 15. 115 Occidental Avenue (left) and 117 Occidental Avenue (right) on west side of street, across from the subject property, 2020. Looking southwest. DPR 523B (9/2013) *Required information State of California ⎯ The Resources Agency Primary #__________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI#______________________________________________ BUILDING, STRUCTURE, AND OBJECT RECORD Page 7 of 15 *NRHP Status Code 6Z *Resource Name or # 124 Occidental Avenue B1. Historic name: B2. Common name: 124 Occidental Avenue B3. Original Use: Single-family residence B4. Present use: Single-family residence *B5. Architectural Style: Craftsman *B6. Construction History: (Construction date, alterations, and date of alterations) According to Burlingame water tap records and Sanborn maps, 124 Occidental Avenue was constructed circa 1921 (Figure 16Error! Reference source not found.).3 The original architect and/or builder are unknown. A detached rear garage was constructed by 1946 (Figure 17Error! Reference source not found.). In 1956, a detached rear pool house was constructed along the rear property boundary by Frank Blair and a swimming pool was installed in 1960 by Fairfield Pools (Figure 18).4 A detached carport was constructed “to the side of the house” in 1960, so the previous detached rear garage was likely demolished by this time, though no permit records indicate such action.5 The house was reroofed in 1974. In 1975, renovations included alterations to kitchen plumbing, construction of a carport, replacement fencing, and painting.6 The front porch openings were filled in sometime after 1975 (Figure 20). (Continued on page 8.) *B7. Moved? No Yes Unknown Date: Original Location: ____________________________ *B8. Related Features: Detached Guest House B9a. Architect: Unknown b. Builder: Unknown *B10. Significance: Theme Residential Development Area Burlingame Park Period of Significance N/A Property Type Single-Family Residential Applicable Criteria N/A Historic Context – City of Burlingame: Beginning in 1845, the lands that would become the City of Burlingame were part of the Rancho San Mateo , a Mexican-era land grant given to Cayetano Arena by Governor Pio Pico in 1845. Over the next four decades, the lands passed through the hands of several prominent San Francisco businessmen, including William Howard (purchased 1848) and William C. Ralston (purchased 1856). In 1866, Ralston sold over 1,000 acres to Anson Burlingame, the U.S. Minister to China. Following Burlingame's death i n 1870, the land reverted to Ralston and eventually to Ralston's business partner, William Sharon. Very little formal development occurred during this period, with most of the land used for dairy and stock farm operations. In 1893, William Sharon's truste e, Francis G. Newlands, proposed the development of the Burlingame Country Club as an exclusive semi-rustic destination for wealthy San Franciscans. A railroad depot was constructed in 1894, concurrent with small -scale subdivisions in the vicinity of Burlingame Avenue. During this time, El Camino Real acted as a de facto dividing line between large country estates to the west and the small vi llage of Burlingame to the east. The latter developed almost exclusively to serve the needs of wealthy estate owners. Burlingame began to develop in earnest with the arrival of an electric streetcar line between San Mateo and San Francisco in 1903. However, the 1 906 Earthquake and Fires had a far more dramatic impact on the area. Hundreds of San Franciscan s who had lost their homes began relocating to Burlingame, which boomed with the construction of new residences and businesses. Over the next two years, the village's population grew from 200 to 1,000 people. (Continued on page 10.) B11. Additional Resource Attributes: N/A *B12. References: Refer to Continuation Sheet, page 13. B13. Remarks: None *B14. Evaluator: Maggie Nicholson, Page & Turnbull, Inc. *Date of Evaluation: November 9, 2023 3 Burlingame Historical Society, 124 Occidental Avenue, Water Tap Records. 4 City of Burlingame, Building Permit Records, #935 (July 20, 1956) and L-129 (March 25, 1960). 5 City of Burlingame, Building Permit Records, L-500 (September 26, 1960). 6 City of Burlingame, Building Permit Records, V-231 (April 14, 1975). Source: San Mateo County Assessor's Office, 2023. Property shaded in red. Edited by Page & Turnbull. (This space reserved for official comments.) State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 8 of 15 Resource Name or # 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 9 of 15 Resource Name or # 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L *B6. Construction History (continued): Figure 16. Sanborn map, March 1921. Subject property as undeveloped lot outlined in red. Source: San Francisco Public Library, FIMo. Edited by Page & Turnbull. Figure 17. Sanborn map, 1946. Subject property marked in red. Source: San Francisco Public Library, FIMo. Edited by Page & Turnbull. Figure 18. Sanborn map, 1959. Subject property, outlined in red, now includes a rear “bath house” addressed as 124 ½ Occidental Avenue. Source: San Francisco Public Library, FIMo. Edited by Page & Turnbull. Figure 19. Aerial photograph, 2000. Source: Pacific Western Aerial Surveys, Flight HM-2000-USA, Frame 1121- 391, 2000. Courtesy of UCSB Library Geospatial Collection. Edited by Page & Turnbull. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 10 of 15 Resource Name or # 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L *B6. Construction History (continued): Figure 20. Primary façade of 124 Occidental Avenue, September 1975. Source: Burlingame Historical Society. The primary residence was reroof again in 1996; this time by Golden Roofing Co.7 In 2021, the rectangular swimming pool in the backyard was demolished and backfilled to create a level buildable area by Capex Engineering (Error! Reference source not found., Figure 1).8 The following table includes building permits on file for the subject property on file at the City of Burlingame Building Division. 7 City of Burlingame, Building Permit Records, #9601695 (November 12, 1996). 8 City of Burlingame, Building Permit Records, SP21-0009 (July 6, 2021). 9 Burlingame Historical Society, 124 Occidental Avenue, Water Tap Records. 10 This carport is no longer extant. Permit # Date Owner Architect/Contractor Description #2651 09/30/1921 Florence Pederson - Water tap installation for Lot 23, Block 8, BP#2.9 #935 07/20/1956 Kay Ellis Frank Blair Construction of an accessory bath house. L-129 03/25/1960 Kay Ellis Fairfield Pools, Atlas Electrical Co. Swimming pool installation. L-500 09/26/1960 Kay Ellis - Addition of a 10’ by 20’ carport to side of house.10 I-722 05/10/1972 Kay Ellis - Gas piping, five outlets or less. U-2497 12/20/1974 Walter McCollugh McFarland Roofing Co. Re-roofing. V-231 04/14/1975 G.T. Depteerios G.T. Depteerios Remove plumbing in kitchen, build carport, remove and replace fence. Paint. Clean-up and install fan in bath of rear house. Valued at $4,000. #9601695 11/12/1996 Pierre Bouquet Golden Roofing Co. Remove existing roof down to wood deck. Furnish and install new tar and gravel roof. P07-0205 11/29/2007 Pierre Bouquet Sewer Rat Sewer repair and clean-out from house to property line. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 11 of 15 Resource Name or # 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L *B10. Significance: Historic Context (continued) Burlingame Park Neighborhood In 1908, Burlingame incorporated as a city, and in 1910, annexed the adjacent town of Easton to the north. The following year, the Burlingame Country Club area was also annexed to the City. By 1920, Burlingame's population had increased to 4,107. The subject property was constructed in the Burlingame Park neighborhood, one of three subdivisions (including Burlingame Heights and Glenwood Park) created from lands that were part of Rancho San Mateo. William C. Ralston, having reacquired the property following Burlingame's death in 1870, began to develop plans for a residential park in this area as early as 1873. Initially, Ralston hired William Hammond Hall to draw up a plan for an exclusive residential development to be called Burlingame Park. Hall's early plan was never realized, but work began on the residential development in the 1890s under Francis Newlands. Newlands commissioned Hall's cousin, Richard Pindell Hammond, Jr., to draw up a new plan for the subdivision. The plan "centered on a communal country club and featured winding tree -lined roads, ample lots, and polo fields for the residents."11 The land was subdivided, and the streets were laid out in May 1905 by Davenport Bromfield and Antoine Borel. Burlingame Park is located in close proximity to the Burlingame Country Club and the neighborhood was officially annexed to the City of Burlinga me in 1911.12 Burlingame Park, Burlingame Heights, and Glenwood Park were the earliest planned residential developments in Burlingame and were subsequently followed by Burlingame Terrace, Burlingame Grove, Burlingame Villa Park, and Easton. Burlingame Park is bounded by the County Road (El Camino Real) to the north; Cypress Avenue to the east; Barroilhet Avenue to the south; and Elm, Pepper, Bellevue avenues to the west. Sanborn Map Company fire insurance maps indicate that Burlingame Park developed over a period of about 50 years, with modest residences constructed in the early years of the twentieth century . The neighborhood was nearly completely built out by the 1940s. The town of Burlingame experienced a residential building boom in the early 1920s and most the residences within the neighborhood were constructed in the 1920s and 1930s. 124 Occidental Avenue was constructed circa 1921, during the primary period of development of Burlingame Park. By the time the 1959 Sanborn Map Company map was produced, nearly all of the approximately 250 lots in Burlingame Park were developed. Today, the neighborhood represents the continuous development of the subdivision from the time it was first laid out in 1905, through the early twentieth century building boom, to the present day. In terms of architecture, most of the residences in the neighborhood are some variation of the Craftsman, Colonial Revival, or various revival styles, although a number of recent developments have been undertaken, and many of the early houses are being renovated or replaced with new construction. 124 Occidental Avenue – Ownership & Occupancy History According to property records held at the Burlingame Historical Society, Florence Pederson was the first known owner of 124 Occidental Avenue as of August 30, 1921. In 1922, the property was sold to the George E. Knippenberg and family, and then the Alexander family by 1924. Egbert Alexander, Jr. (1896-1941) was an auditor for the San Francisco Board of Trade and his wife Fern Malinda (Whitman) Alexander was a homemaker. They had one daughter, Elise, who later worked as an assistant librarian for the Burlingame Library. Egbert died in July 1941, leaving the house to his wife and daughter who remained there until 1955.13 In 1956, Catherine “Kay” Ellis purchased the property and ordered the construction of the rear pool house and swimming pool, the source of multiple neighborhood complaints over the years .14 She appears to have taken on a boarder, Mario Ramirez, in 1971. Ellis died in 1972 and the ownership of 124 Occidental Avenue passed to her trustee, Walter McCullough, in 1972. McCullough does not appear to have ever resided at the property, and it was listed as vacant in city directories through 1975. In 1976, Pierre Bouquet occupied the property, later purchasing it, and resided there until 2004, taking on one boarder in 2003. By 2005, Amy Smith was an occupant. According to Zillow, the property was sold in 2023. The current owner is Jacob Christie. The following table outlines the ownership and occupancy history of 124 Occidental Avenue, compiled from water tap and ownership index records on file at the Burlingame Historical Society, Burlingame city directories, building permits, San Mateo County Assessor records, Ancestry.com, and other available resources. 11 Gray Brechin, Imperial San Francisco (Berkeley, CA: University of California Press, 1999), 94. 12 Diane Condon-Wirgler, “Burlingame Park, Burlingame Heights, Glenwood Park” (Burlingame, CA: Burlingame Historical Society, ca. 2004). 13 San Mateo Times, “Burlingame Auditor Suicide,” (July 9, 1941). 14 Redwood City Tribune, “Woman Wins Court Test” (September 5, 1959), “Backyard Bather Acquitted” (September 23, 1961). SP21-0009 07/06/2021 Pierre Bouquet Capex Engineering Inc. Demolition and backfill of 680 square-foot pool for buildable area. Valued at $43,000. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 12 of 15 Resource Name or # 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L *B10. Significance (continued) Craftsman Architectural Style The Craftsmen style evolved from the English Arts and Crafts Movement and later, the work of innovative American architects working in the Midwest and California, in particular Frank Lloyd Wright and Greene & Greene.18 The Craftsman style was utilized predominantly in residential properties and was dominant from the 1900s to the 1930s. The Craftsman magazine, published in America from 1901 to 1917, helped to disseminate the ideas associated with the style in North America, such as anti-industrialism and emphasis on handcrafted products. The Craftsman style took off in California during the first decade of the twentieth cen tury in response to the work of Greene & Greene in Southern California. Additional influences includ ed Japanese architecture, Swiss chalets, and the indoor/outdoor traditions of the Spanish and Mexican homes of the region.19 Elaborate one-off homes of the wealthy, such as the Gamble House in Pasadena, represent high style examples while rows of more modest bungalows are found throughout California (Figure 21). Craftsman bungalows are typically characterized by low- pitched gabled roofs with wide, unenclosed eave overhangs; decorative beams or braces; exposed rafter tails; tapered square columns or pedestals; and extending porch elements.20 Small-scale, wood-framed Craftsman bungalows could be constructed easily and affordably, which contributed to their popularity in the Bay Area following the 1906 earthquake. They were often available as kit houses or plans in pattern books during the 1890s through the 1910s (Figure 22).21 In Burlingame, Craftsman residences also appear in more vernacular expressions as well as higher styles (Figure 23 and Figure 24). 15 The parcel appears to have remained undeveloped during Pedersen’s ownership, though it is possible that the house was constructed prior to the sale of the lot to the Knippenbergs in 1922. 16 United States Federal Census, 1930. Accessed online October 31, 2023, ancestry.com. 17 Hines Crisscross Directory, 1975. 18 Virginia Savage McAlester, “Craftsman: 1905 – 1930,” in A Field Guide to American Houses (New York: Alfred A. Knopf, 2013), 568, 578. 19 Rodney Douglas Parker, “The California Bungalow and the Tyrolean Chalet: The Ill-Fated Life of an American Vernacular,” Journal of American Culture 15, vol. 4 (1992): 1. 20 McAlester, 568, 578. 21 McAlester, 568, 578.. Year of Occupancy Known Occupants (known owners in bold) Occupation (if listed) 1921 – 08/31/1922 Florence Pedersen15 08/31/1922 George E. Knippenberg Merchant, Brush Importing16 1924 – 1941 Egbert & Fern Alexander, Jr. - Elise (daughter) Auditor, San Francisco Board of Trade 1942 – 1955 Fern M. Alexander - Elise (daughter) Assistant Librarian, Burlingame Library 06/12/1956 – 12/22/1972 Catherine “Kay” Ellis - Mario Ramirez (1971) 12/22/1972-1973 Walter J. McCullough, Trustee of the Kay Ellis Trust 1974-1975 Vacant17 1976 - 2004 Pierre F. Bouquet - Philip N. Coady (2003) Retired, Consultant, MetLife Insurance 2005 Amy Smith 2023 Jacob Christie State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 13 of 15 Resource Name or # 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L *B10. Significance (continued) Figure 21. The Gamble House designed by Greene & Greene in Pasadena is a high-style example of the Craftsman style. Source: Page & Turnbull, 2011. Figure 22. Example of a Craftsman bungalow kit house plan. Source: First Edition Catalog of Bungalow Plans, Los Angeles, 1908-1913 via Antiquehome.org. Figure 23. 121 Costa Rica Avenue, Burlingame. Source: Google Street View, 2022. Figure 24. 1457 Bernal Avenue, Burlingame. Source: Googe Street View, 2022. Evaluation The property at 124 Occidental Avenue is not currently listed in the National Register of Historic Places (National Register) or the California Register of Historical Resources (California Register). The property is not listed in the most recent published version of the California Historical Resources Information System (CHRIS) Built Environment Resource Directory (BERD) for San Mateo County, dated September 2022, indicating that no record of a previous survey or evaluation affiliated with the State of California Office of Historic Preservation (OHP) is on file. The City of Burlingame has a Historic Register that was created in 2020; 124 Occidental Avenue is not listed on the local Historic Register. In order for a property to be considered eligible for the National Register of Historic Places (National Register) and/or the California Register of Historical Resources (California Register), the property must possess significance and retain integrity to convey that significance. Since the criteria for both the National Register and the California Register is similar, the evaluation of 124 Occidental Avenue is combined below. Criterion A/1 (Events) 124 Occidental Avenue does not appear to be individually eligible for listing in the National Register and/or California Register under Criterion A/1 (Events) for its association with any events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States. The house was constructed in 1921 during a State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 14 of 15 Resource Name or # 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L major wave of development of the Burlingame Park subdivision. However, the property does not retain a particularly representa tive association with this context as an integral property in the area’s development. The property does not rise to the level of significance necessary to be individually eligible for the National Register or California Register. Therefore, it does not app ear to be eligible for listing under Criterion A/1. Criterion B/2 (Persons) 124 Occidental Avenue does not appear to be individually eligible for listing in the National Register and/or California Register under Criterion B/2 (Persons) as a property associated with the life of a person important to local, state, or national history. Florence Pederson was the first owner of the property in 1921. Then, the Knippenberg family resided there as of 1922 and the Alexander family from 1924 to 1955. Catherine “Kay” Ellis was the owner from 1956 to 1972, and she made several major additions to the property, including a pool house and swimming pool. Pierre Bouquet was another long-term owner from 1976 to 2004. None of the owners or occupants of 124 Occidental Avenue appear to have made a significant impact on local, state, or national history such that 124 Occidental Avenue could be found to be individually eligible under Criteria B/2. Therefore, 12 4 Occidental Avenue does not appear to be eligible for listing under Criteria B/2. Criterion C/3 (Architecture) 124 Occidental Avenue does not appear to be individually eligible for listing in the National Register and/or California Register under Criterion 3 (Architecture) as a building that embodies the distinctive characteristics of a type, period, or method of construction. Designed in a simple Craftsman style, 124 Occidental Avenue demonstrates a number of the popular elements of the style including its gable-front form with a projecting front gabled (now enclosed) entrance porch, and its decorative features including wood brackets, latticed roof vents, and low and wide massing. Though 124 Occidental Avenue has undergone some alterations, primarily visible at the front porch and with replacement windows, it remains a recognizable example of the Craftsman style. It is a modest example of a Craftsman bungalow and, therefore, not a particularly notable example. Additionally, the building is not known to have been designed or constructed by a master architect or builder. Therefore, 12 4 Occidental Avenue does not appear to rise to a level of individual significance under Criterion C/3. The property is not located in a previously identified historic district, but that identification and evaluation of a potential district is beyond the scope of this report. Criterion D/4 (Information Potential) The property at 124 Occidental Avenue does not appear to be individually eligible for listing in the National Register and/or California Register under Criterion D/4 (Informational Potential) as a building or property that has the potential to provide information important to the prehistory or history of the City of Burlingame, state, or nation. The "potential to yield information important to the prehistory or history of California" typically relates to archeological resources, rather than built resourc es. When Criterion D/4 does relate to built resources, it is relevant for cases when the building itself is the principal source of important construction-related information. The subject property does not feature construction or material types, or embody engineering practices that would, with additional study, provide important information. Evaluation of this property was limited to age-eligible resources above ground and did not involve survey or evaluation of the subject property for the purposes of archaeological information. Conclusion The residence at 124 Occidental Avenue was constructed in 1921 during the major wave of development in the subdivision of Burlingame Park. The building remains representative of the Craftsman style of residential architecture, with its gable -front form with deep eaves, its decorative features including wood brackets and rafter tails, as well as its incorporation of a partially enclosed (now fully enclosed) porch that blurred the differentiation of interior and exterior spaces (until it was enclosed). While largely unaltered, the building does not embody the work of a master or possess high artistic style to such a degree that it would be individually eligible for the California or National Registers. No significant events nor persons have been found to be associated with the property. The property at 124 Occidental Avenue does not appear to be individually eligible for listing in the California Register of Historical Resources under any criteria. As such, California Historical Resource Status Code (CHRSC) of “6Z” is recommended for the property, meaning “Found ineligible for National Register, California Register, or Local Designation through survey evaluation.”22 This conclusion does not address whether 124 Occidental Avenue would qualify as a contributor to a potential historic district. Additional research and evaluation of Burlingame Park and its surrounding neighborhoods would need to be done to assess the neighborhood's eligibility as a historic district. 22 California State Office of Historic Preservation Department of Parks and Recreation, Technical Assistance Bulletin #8: User’s Guide to the California Historical Resource Status Codes & Historical Resource Inventory Directory, Sacramento, November 2004. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 15 of 15 Resource Name or # 124 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 9, 2023  Continuation  Update DPR 523L References Brechin, Gray. Imperial San Francisco (Berkeley, CA: University of California Press, 1999). Burlingame Historical Society. 124 Occidental Avenue, Water Tap Records. California State Office of Historic Preservation Department of Parks and Recreation, Technical Assistance Bulletin #8: User’s Guide to the California Historical Resource Status Codes & Historical Resource Inventory Directory , Sacramento, November 2004. City of Burlingame, Building Permit Records. Courtesy of Burlingame Historical Society. Condon-Wirgler, Diane. “Burlingame Park, Burlingame Heights, Glenwood Park” (Burlingame, CA: Burlingame Historical Society, ca. 2004). Google Earth, 124 Occidental Avenue map. Haines Crisscross Directory, multiple years. McAlester, Virginia Savage. A Field Guide to American Houses (New York: Alfred A. Knopf, 2013). Parker, Rodney Douglas. “The California Bungalow and the Tyrolean Chalet: The Ill-Fated Life of an American Vernacular,” Journal of American Culture 15, vol. 4 (1992). Pacific Western Aerial Surveys, Flight HM-2000-USA, Frame 1121-391, 2000. Courtesy of UCSB Library Geospatial Collection. Redwood City Tribune, “Woman Wins Court Test” (September 5, 1959), “Backyard Bather Acquitted” (September 23, 1961). San Francisco Public Library. “Fire Insurance Maps Online (FIM o),” Sanborn maps, multiple years. San Mateo County Assessor's Office. Burlingame Park, parcel map. San Mateo Times, “Burlingame Auditor Suicide,” (July 9, 1941). United States Federal Census, multiple years. Accessed online ancestry.com. CITY OF BURLINGAME Community Development Department M E M O R A N D U M DATE: February 12, 2024 Director's Report TO: Planning Commission Meeting Date: February 12, 2024 FROM: Catherine Keylon, Senior Planner SUBJECT: FYI – REVIEW OF LANDSCAPE PLAN FOR A PREVIOUSLY APPROVED COMMERCIAL DESIGN REVIEW PROJECT AT 1205 HOWARD AVENUE, ZONED HMU. Summary: An application for Commercial Design Review for a second story addition and façade improvements to an existing two-story, mixed-used building at 1205 Howard Avenue was approved by the Planning Commission on April 10, 2023. During the review of the project, the Commission asked the applicant to return with an FYI to clarify the proposed landscaping that would be installed in front of the building. Please reference the attached April 10, 2023 Planning Commission Meeting Minutes. The applicant submitted a landscape sheet, dated January 30, 2024, that details the existing and proposed landscaping at the front of the property. The plans show the existing Magnolia grandiflora tree in the front right corner of the property to be retained, with new African iris, McMinn manzanita and Breath of Heaven shrubs proposed in the remaining frontage area. The applicant is requesting approval of this landscape plan so that they can pull their building permit which is pending issuance (once the proposed landscape plan is approved by the Planning Commission). If the Commission feels there is a need for more study or discussion, this item may be placed on an action calendar for a second review and/or public hearing with direction to the applicant. c. Felix Liu, CM Construction, applicant Attachments: April 10, 2023 Planning Commission Meeting Minutes Planning Commission Application Form Explanation Letter from Applicant, dated October 5, 2023 Proposed Landscape Plan, date stamped January 30, 2024 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, April 10, 2023 b.1205 Howard Avenue, zoned HMU - Application for Commercial Design Review for a second floor addition and facade improvements to an existing two -story mixed-use building. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(e)(2). (Stanford Chiang, CM Construction, applicant and designer; Anna Chan, property owner) (75 noticed) Staff Contact: Catherine Keylon All Commissioners have visited the project site. Senior Planner Keylon provided an overview of the staff report. Chair Gaul opened the public hearing. Richard Terrones, designer, represented the applicant and answered questions regarding the application. Public Comments: >There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >Would like to see a landscape plan to show that shrubs are placed at the bottom of the new stairs landing. >On the left elevation, consider dropping the dark brown piece to the bottom of the window to align with the window to the left by the stairwell. >The project looks great. Appreciate what the applicant has done in response to the comments we ’ve had. The front of the building looks remarkably different and better. I like the louvers on the windows, they are a neat detail. The windows look much better and more aligned. I like the difference in materials, depth, and heights. It hits the modern theme of the street. Unfortunately, some of the other boxed buildings are not as interesting as this. It adds a lot of interest, and I am in favor of this project. >I appreciate the changes as well. The whole package looks a lot more thought of and consistent all the way through. I would not lower the wood; I like the half window on the left because it gives you unintentional shading to some degree. If you lower it, you will have to lower too much to hit anything appreciable and then it will get in the way of other things. I appreciate the new entry. I did not feel that the old bricks there were working with the new design intent. I like the project and appreciate the extra effort put into the drawings. >Nice job; it was like day and night. It is not a deal breaker, but I am very interested in proportions, you might just want to fiddle with that. I may not know enough about construction, particularly with the aluminum product, I can see how this may look cool with the windows on the left side, but it would be sad for it to just be cut off. There was a flashing at the top that was shown on the rendering, it would be nice to be painted the same color to make it feel more complete. I really appreciate the improvements made. Chair Gaul made a motion, seconded by Commissioner Schmid, to approve the application with Page 1City of Burlingame April 10, 2023Planning Commission Meeting Minutes the following added condition. >that prior to issuance of a building permit, the applicant shall submit an FYI application for Planning Commission review of a landscape plan. The motion carried by the following vote: Aye:Horan, Gaul, Comaroto, Lowenthal, Pfaff, and Schmid6 - Absent:Tse1 - Page 2City of Burlingame City of Burlingame Community Development Department 501 Primrose Road (650) 558-7250 planningdept@burlingame.org Authorization to Reproduce Project Plans: I hereby grant the City of Burlingame the authority to post plans submitted with this application on the City’s website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. _________ (Initials of Architect/Designer) Project Application - Planning Division Type of Application: Accessory Dwelling Unit Conditional Use/Minor Use Permit Design Review Hillside Area Construction Permit Minor Modification Special Permit Variance Other Project Address: Assessor’s Parcel #: Zoning: Project Description: Applicant Property Owner Name: Name: Address: Address: Phone: Phone: E-mail: E-mail: Architect/Designer Name: Address: Phone: E-mail: Burlingame Business License #: * Architect/Designer must have a valid Burlingame Business License. Applicant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant’s signature: Date: Property Owner: I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Division. Property owner’s signature: Date: Date Application Received (staff only): 1205 HOWARD AVENUE Felix Liu 415-816-2122 CM Construction 415-816-2122 FL1021@gmail.com Anna Chan 650-620-8888 1/10/2024 FL CM Construction 2727 Jennings Streeet San Francisco, CA 94124 2727 Jennings Streeet San Francisco, CA 94124 ✔ 1205 Howard Avenue Burlingame, CA 94010 A FYI application for landscape plan requested on April 10, 2023 for Commerical Design Review for a second floor addition and fascade improvements to an existing two-story mixed use builing. 1205 HOWARD AVENUE BURLINGAME, CA 94010 RE: Response to PLANNING Comments: Job Address: 1205 HOWARD AVE Application Number: B22-0647 Job Description: COM - 2ND FL IMPROVEMENT, RE-FRAME ROOF & EXTERIOR WORK Original Submit Date: 10/05/2023 Attn: Catherine Keylon Attached within this Revision 1 resubmittal is the requested landscaping site plan as requested the by the Planning Commission on April 10, 2023 for Commercial Design Review. Please advise of the next available meeting as required for approval and issuance of building permit. Best Regards, Felix Liu CM Construction 415.517.4448 EXISTING STRIPED PARKING SPACE #1 SUBJECT PROPERTY 1205 HOWARD AVENUE BURLINGAME, CALIFORNIA 94010 TOTAL SF = 6,062 SF NEIGHBORING PROPERTYNEIGHBORING PROPERTYP.L. 50.00 P.L. 50.00 P.L. 100.00P.L. 100.0012' - 6"9' - 0"FRONT SETBACK6' - 0"RIGHT SETBACK 4' - 3" LEFT SETBACK 13' - 1"DRIVEWAY(N) REAR SETBACK31' - 5"PROPOSED ADDITION 406 SF 18' - 0 21/32" (E) ELEC. METER (E) GAS METER (E) CLEAN- OUT EXISTING STRIPED PARKING SPACE #2 31' - 11 11/32" DOWNSPOT CONNECTED TO EXISTING STORM DRAIN 3' - 6"9' - 0" DEDICATED TRASH BIN STORAGE LOCATION 62' - 7"32' - 7" POST-CONSTRUCTION IMPERVIOUS CALCULATION EXISTING LOT SIZE: 5,000 SQFT. EXISTING PERVIOUS AREA: (6'-0" X 6'-0") + (15'-0" X 6'-0") = 126 SQFT. EXISTING BUILDING FOOT PRINT: 2,031 SQFT. IMPERVIOUS PERCENTAGE: 2,031/5,000 - 40% PROPOSED BUILDING FOOTPRINT: 2,031 SQFT. (NO CHANGE IN FOOTPRINT)6' - 0"6' - 4 1/2"6' - 0"12' - 11" 100.06 TOP OF GRADE25' - 0"(N) 6'-0" HT. GATE (N) FENCE FACE OF BLDG. TO FACE OF CURBH O W A R D A V E N U E DRIVEWAY (E) WATER METER 100.00 TOP OF CURB 11' - 0"7' - 0"CITY'S RIGHT OF WAY12' - 0"18' - 0"3 2 1 (E)LANDSCAPE TREE TO REMAIN SEE NOTE 5 SEE NOTE 1 SEE NOTE 1 GNA SEA O FIAC I ONR IERSNIOOEFSR D A E IENC I V I LCIVILCIVILCIVILCIVI E GRNo. T F L RE TSP L EC 83626 T LKOKJIN Y EOSCALE: PROJECT NUMBER: DATE: DRAWN BY: CHECKED BY:REVISIONGENERAL NOTES: C M CONSTRUCTION 2727 JENNINGS ST, SAN FRANCISCO, CA 94124 3/16" = 1'-0"1/12/2024 11:20:41 AMA0.5 LANDSCAPING PLAN 2210RESIDENTIAL ADDITIONIssue Date Author Checker1205 HOWARD AVENUEBURLINGAME, CA 94010NO. DESCRIPTION DATE 1. IRRIGATION SYSTEM SHALL BE INSTALLED AND FULLY FUNCTIONAL PRIOR TO INSTALLATION OF ANY PLANTING. 2. EXISTING TOPSOIL SHALL BE REMOVED FROM WORK AREA AND STOCKPILED TO BE USED FOR FINISH GRADING UPON COMPLETION. 3. TOPSOIL IN EXCESS OF THAT REQUIRED FOR FINISH GRADING SHALL BE STORED ON SITE OR DISPOSED AS DIRECTED BY OWNER. WASTE EXCAVATION FROM FOUNDATION TRENCHES THAT IS NOT SUITABLE FOR LANDSCAPE USE AND IS IN EXCESS OF THAT REQUIRED FOR FOUNDATION BACKFILL SHALL BE REMOVED BY CONTRACTOR. 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. PROTECT EXISTING TREES IN WORK ZONE WITH FENCING AND BARRICADES. BARRICADES SHALL FORM A MINIMUM ENCOMPASS ALL SIDES OF THE TREE AND PROVIDE A MIN. 6" CLEAR FROM THE BASE OF THE TREE. 6. PROTECT EXISTING ROOTS DURING EXCAVATION. ENSURE THAT EQUIPMENT IS PLACED OUTSIDE OF DRIP LINE. 7. PROVIDE WATERING OF EXPOSED ROOTS DURING EXCAVATION. BACKFILL AROUND EXPOSED ROOTS SHALL INCLUDE PREVIOUSLY REMOVED TOPSOIL. 8. INSTALLATION SHALL INCLUDE A NEW AUTOMATIC IRRIGATION SYSTEM THROUGHOUT. 9. ALL LANDSCAPED AND HARDSCAPED AREAS SHALL BE GRADED AND FINISHED, SO AS NOT TO DRAIN ONTO ADJACENT PROPERTIES. 10. LANDSCAPE IS CLASSIFIED AS TIER 2 PER SECTION 18.17.020 OF THE "WATER CONSERVATION AND LANDSCAPE REGULATION." 11. RECIRCULATING WATER SYSTEMS SHALL BE USED FOR WATER FEATURES PLANT MATERIAL: 12. TURF AREA MAY NOT BE MORE THAN 25% OF THE LANDSCAPE AREA. 13. AT LEAST 80% OF THE PLANTS IN NON-TURF LANDSCAPE AREAS SHALL BE NATIVE PLANTS, LOW WATER USING PLANTS, OR NO-WATER USING PLANTS. 14. TURF SHALL NOT BE PLANTED ON SLOPES GREATER THAN 25% OF THE LANDSCAPE AREA. 15. FIRE-PRONE PLANT MATERIALS AND HIGHLY FLAMMABLE MULCHES WILL NOT BE USED. 16. INVASIVE AND/OR NOXIOUS PLANT SPECIES WILL NOT BE USED. MULCH: 17. A MINIMUM 3 INCH LAYER OF MUCH 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. 18. FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL, COMPOST AT A RATE OF A MINIMUM OF 4 CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORTATED TO A DEPTH OF 6 INCHES INTO THE SOIL. PLANTING LIST: PLANTS & SHRUBS COMMON NAME BOTANICAL NAME SIZE SUNSET ZONE WUCOLS FACTOR AFRICAN IRIS DIETES IRIDIODES 5 GAL.8-9, 12-24 0.2 MCMINN MANZANITA ARCTOSTAPHYLOS VIRIDISSIMA 5 GAL.7-9, 14-24 0.2 BREATH OF HEAVEN COLEONEMA PULCHELLUM 5 GAL.7-9, 14-24 0.5 TREES EXISTING LANDSCAPE TREE AT FRONT, TO REMAIN. 1 2 3 (E) 1 AFRICAN IRIS DIETES IRIDIODES 2 MCMINN MANZANITA ARCTOSTAPHYLOS VIRIDISSIMA 3 BREATH OF HEAVEN COLEONEMA PULCHELLUM 3/16" = 1'-0"1 PROPOSED LANDSCAPE PLAN IRRIGATION: PROVIDE NEW DRIP IRRIGATION AND CONTROLLER FOR ALL NEW LANDSCAPING. EXISTING STRIPED PARKING SPACE #1 SUBJECT PROPERTY 1205 HOWARD AVENUE BURLINGAME, CALIFORNIA 94010 TOTAL SF = 6,062 SF NEIGHBORING PROPERTYNEIGHBORING PROPERTYP.L. 50.00 P.L. 50.00 P.L. 100.00P.L. 100.0012' - 6"9' - 0"FRONT SETBACK6' - 0"RIGHT SETBACK 4' - 3" LEFT SETBACK 13' - 1"DRIVEWAY(N) REAR SETBACK31' - 5"PROPOSED ADDITION 406 SF 18' - 0 21/32" (E) ELEC. METER (E) GAS METER (E) CLEAN- OUT EXISTING STRIPED PARKING SPACE #2 31' - 11 11/32" DOWNSPOT CONNECTED TO EXISTING STORM DRAIN 3' - 6"9' - 0" DEDICATED TRASH BIN STORAGE LOCATION 62' - 7"32' - 7" POST-CONSTRUCTION IMPERVIOUS CALCULATION EXISTING LOT SIZE: 5,000 SQFT. EXISTING PERVIOUS AREA: (6'-0" X 6'-0") + (15'-0" X 6'-0") = 126 SQFT. EXISTING BUILDING FOOT PRINT: 2,031 SQFT. IMPERVIOUS PERCENTAGE: 2,031/5,000 - 40% PROPOSED BUILDING FOOTPRINT: 2,031 SQFT. (NO CHANGE IN FOOTPRINT)6' - 0"6' - 4 1/2"6' - 0"12' - 11" 100.06 TOP OF GRADE25' - 0"(N) 6'-0" HT. GATE (N) FENCE FACE OF BLDG. TO FACE OF CURBH O W A R D A V E N U E DRIVEWAY (E) WATER METER 100.00 TOP OF CURB 11' - 0"7' - 0"CITY'S RIGHT OF WAY12' - 0"18' - 0"3 2 1 (E)LANDSCAPE TREE TO REMAIN SEE NOTE 5 SEE NOTE 1 SEE NOTE 1 GNA SEA O FIAC I ONR IERSNIOOEFSR D A E IENC I V I LCIVILCIVILCIVILCIVI E GRNo. T F L RE TSP L EC 83626 T LKOKJIN Y EOSCALE: PROJECT NUMBER: DATE: DRAWN BY: CHECKED BY:REVISIONGENERAL NOTES: C M CONSTRUCTION 2727 JENNINGS ST, SAN FRANCISCO, CA 94124 3/16" = 1'-0"1/12/2024 11:20:41 AMA0.5 LANDSCAPING PLAN 2210RESIDENTIAL ADDITIONIssue Date Author Checker1205 HOWARD AVENUEBURLINGAME, CA 94010NO. DESCRIPTION DATE 1. IRRIGATION SYSTEM SHALL BE INSTALLED AND FULLY FUNCTIONAL PRIOR TO INSTALLATION OF ANY PLANTING. 2. EXISTING TOPSOIL SHALL BE REMOVED FROM WORK AREA AND STOCKPILED TO BE USED FOR FINISH GRADING UPON COMPLETION. 3. TOPSOIL IN EXCESS OF THAT REQUIRED FOR FINISH GRADING SHALL BE STORED ON SITE OR DISPOSED AS DIRECTED BY OWNER. WASTE EXCAVATION FROM FOUNDATION TRENCHES THAT IS NOT SUITABLE FOR LANDSCAPE USE AND IS IN EXCESS OF THAT REQUIRED FOR FOUNDATION BACKFILL SHALL BE REMOVED BY CONTRACTOR. 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. PROTECT EXISTING TREES IN WORK ZONE WITH FENCING AND BARRICADES. BARRICADES SHALL FORM A MINIMUM ENCOMPASS ALL SIDES OF THE TREE AND PROVIDE A MIN. 6" CLEAR FROM THE BASE OF THE TREE. 6. PROTECT EXISTING ROOTS DURING EXCAVATION. ENSURE THAT EQUIPMENT IS PLACED OUTSIDE OF DRIP LINE. 7. PROVIDE WATERING OF EXPOSED ROOTS DURING EXCAVATION. BACKFILL AROUND EXPOSED ROOTS SHALL INCLUDE PREVIOUSLY REMOVED TOPSOIL. 8. INSTALLATION SHALL INCLUDE A NEW AUTOMATIC IRRIGATION SYSTEM THROUGHOUT. 9. ALL LANDSCAPED AND HARDSCAPED AREAS SHALL BE GRADED AND FINISHED, SO AS NOT TO DRAIN ONTO ADJACENT PROPERTIES. 10. LANDSCAPE IS CLASSIFIED AS TIER 2 PER SECTION 18.17.020 OF THE "WATER CONSERVATION AND LANDSCAPE REGULATION." 11. RECIRCULATING WATER SYSTEMS SHALL BE USED FOR WATER FEATURES PLANT MATERIAL: 12. TURF AREA MAY NOT BE MORE THAN 25% OF THE LANDSCAPE AREA. 13. AT LEAST 80% OF THE PLANTS IN NON-TURF LANDSCAPE AREAS SHALL BE NATIVE PLANTS, LOW WATER USING PLANTS, OR NO-WATER USING PLANTS. 14. TURF SHALL NOT BE PLANTED ON SLOPES GREATER THAN 25% OF THE LANDSCAPE AREA. 15. FIRE-PRONE PLANT MATERIALS AND HIGHLY FLAMMABLE MULCHES WILL NOT BE USED. 16. INVASIVE AND/OR NOXIOUS PLANT SPECIES WILL NOT BE USED. MULCH: 17. A MINIMUM 3 INCH LAYER OF MUCH 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. 18. FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL, COMPOST AT A RATE OF A MINIMUM OF 4 CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORTATED TO A DEPTH OF 6 INCHES INTO THE SOIL. PLANTING LIST: PLANTS & SHRUBS COMMON NAME BOTANICAL NAME SIZE SUNSET ZONE WUCOLS FACTOR AFRICAN IRIS DIETES IRIDIODES 5 GAL.8-9, 12-24 0.2 MCMINN MANZANITA ARCTOSTAPHYLOS VIRIDISSIMA 5 GAL.7-9, 14-24 0.2 BREATH OF HEAVEN COLEONEMA PULCHELLUM 5 GAL.7-9, 14-24 0.5 TREES EXISTING LANDSCAPE TREE AT FRONT, TO REMAIN. 1 2 3 (E) 1 AFRICAN IRIS DIETES IRIDIODES 2 MCMINN MANZANITA ARCTOSTAPHYLOS VIRIDISSIMA 3 BREATH OF HEAVEN COLEONEMA PULCHELLUM 3/16" = 1'-0"1 PROPOSED LANDSCAPE PLAN IRRIGATION: PROVIDE NEW DRIP IRRIGATION AND CONTROLLER FOR ALL NEW LANDSCAPING.