HomeMy WebLinkAboutAgenda Packet - PC - 2024.08.12Planning Commission
City of Burlingame
Meeting Agenda
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Council Chambers/Online7:00 PMMonday, August 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: 880 7318 7980
Passcode: 728439
To access the meeting by phone:
Dial 1-669-444-9171
Meeting ID: 880 7318 7980
Passcode: 728439
Please note that the public may not make public comments via Zoom during
Planning Commission meetings. The public may either attend the meeting in
person to comment or send an email to publiccomment@burlingame.org (see
below).
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 8/8/2024
August 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
August 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)).
3. APPROVAL OF MINUTES
Draft July 8, 2024 Planning Commission Meeting Minutesa.
Draft July 8, 2024 Planning Commission Meeting MinutesAttachments:
5. APPROVAL OF AGENDA
6. PUBLIC COMMENTS, NON-AGENDA
The public is permitted to speak on items that are listed under the Consent Calendar, Commissioner ’s
Reports, Director Reports, Requests for Future Agenda Items, new items, or items not on the agenda .
Public comments for scheduled agenda items should wait until that item is heard by the Planning
Commission.
Persons are required to limit their remarks to three (3) minutes unless an extension of time is granted by
the Chair. Speakers desiring answers to questions should direct them to the Planning Commission and,
if relevant, the Commission may direct them to the appropriate staff member. The Ralph M. Brown Act
(the State local agency open meeting law) prohibits the Planning Commission from acting on any matter
that is not on the agenda.
7. STUDY ITEMS
There are no Study Items.
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August 12, 2024Planning Commission Meeting Agenda
8. CONSENT CALENDAR
There are no Consent Calendar Items.
9. REGULAR ACTION ITEMS
1556 Balboa Way, zoned R-1- Application for Design Review for a first and second
story addition to an existing single -unit dwelling. This project is Categorically Exempt
from review pursuant to the California Environmental Quality Act (CEQA), per Section
15301(e)(2). (Alex Tzang Architects, applicant and architect; Daniel Gage, property
owner) (45 noticed) Staff Contact: Catherine Keylon
a.
Staff Report
Attachments
Proposed Plans
Attachments:
1508 Bernal Avenue, zoned R-1 - Application for Design Review and Special Permit for
plate height for a first floor addition to an existing single -unit dwelling. This project is
Categorically Exempt from review pursuant to the California Environmental Quality Act
(CEQA), per Section 15301 (e)(1) of the CEQA Guidelines.(Una Kinsella, UMK
Architecture, applicant and architect; Kelly Chow, property owner) (57 noticed) Staff
Contact: 'Amelia Kolokihakaufisi
b.
Staff Report
Attachments
Proposed Plans
Attachments:
1472 Drake Avenue, zoned R -1- Application for Design Review for a new, two -story
single-unit dwelling and attached garage. This project is Categorically Exempt from
review pursuant to the California Environmental Quality Act (CEQA), per Section 15303
(a) of the CEQA Guidelines. (Debo Sodipo, dZXYN Management Group, designer; Tan
Tseng, property owner) (55 noticed) Staff Contact: Brittany Xiao
c.
Staff Report
Attachments
Proposed Plans
Attachments:
This item was continued from the July 8, 2024 Planning Commission meeting.
10. DESIGN REVIEW STUDY ITEMS
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August 12, 2024Planning Commission Meeting Agenda
2116 Broadway, zoned R-1 - Application for Design Review and Special Permits for
building height and declining height envelope for a first and second story addition to an
existing single-unit dwelling. (Marcos Vieira, applicant and property owner; Geurse
Conceptual Design Inc ., Jesse Geurse, designer) (16 noticed) Staff Contact: Catherine
Keylon
a.
Staff Report
Attachments
Proposed Plans
Attachments:
223 Anita Road, zoned R-3 - Application for Design Review and Side Setback
Variance for a first and second story addition to an existing single -unit dwelling located
on a multi-unit lot. (Hector Santizo, Planning & Design Studio, applicant and designer;
Fanny Fang and Clement Lam, property owners) (50 noticed) Staff Contact: 'Amelia
Kolokihakaufisi
b.
Staff Report
Attachments
Proposed Plans
Attachments:
11. COMMISSIONER’S REPORTS
12. DIRECTOR REPORTS
- Commission Communications
13. FUTURE AGENDA ITEMS
14. ADJOURNMENT
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August 12, 2024Planning Commission Meeting Agenda
Notice: Any individuals who require special assistance or a disability-related modification or
accommodation to participate in this meeting, or who have a disability and wish to request an
alternative format for the agenda, meeting notice, agenda packet or other writings that may be
distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday,
August 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
t h i s a g e n d a w i l l b e m a d e a v a i l a b l e f o r i n s p e c t i o n v i a
www.burlingame.org/planningcommission/agenda or by emailing the Planning Manager at
rhurin@burlingame.org. If you are unable to obtain information via the City's website or through email,
contact the Planning Manager at 650-558-7256.
An action by the Planning Commission is appealable to the City Council within 10 days of the Planning
Commission's action on August 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 August 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 $900.00, which includes noticing costs.
Page 5 City of Burlingame Printed on 8/8/2024
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM Council Chambers/OnlineMonday, July 8, 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: Interim Community Development
Director Ruben Hurin, Associate Planner 'Amelia Kolokihakaufisi, and Assistant City Attorney Scott
Spansail.
2. ROLL CALL
Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and TsePresent7 -
3. REQUEST FOR AB 2449 REMOTE PARTICIPATION
There were no requests.
4. APPROVAL OF MINUTES
a.Draft June 24, 2024 Planning Commission Meeting Minutes
Draft June 24, 2024 Planning Commission Meeting MinutesAttachments:
Commissioner Comaroto noted that she was not present at the June 24, 2024 meeting, but has read the
meeting minutes and feels comfortable participating in the vote.
Commissioner Schmid made a motion, seconded by Commissioner Vice-Chair Horan, to approve
the meeting minutes. The motion carried by the following vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
5. APPROVAL OF AGENDA
There were no changes to the agenda.
6. PUBLIC COMMENTS, NON-AGENDA
There were no public comments on non-agenda items.
7. STUDY ITEMS
There were no Study Items.
8. CONSENT CALENDAR
There were no Consent Calendar Items.
9. REGULAR ACTION ITEMS
Page 1City of Burlingame
July 8, 2024Planning Commission Meeting Minutes
a.1588 Columbus Avenue, zoned R -1 - Application for Amendment to Design Review for
proposed changes to a previously approved first and second story addition to an existing
single-unit dwelling. This project is Categorically Exempt from review pursuant to the
California Environmental Quality Act (CEQA), per Section 15301 (e)(2) of the CEQA
Guidelines.(Chu Design Associates, applicant and designer; Vincent Ko, property owner )
(45 noticed) Staff Contact: Fazia Ali
Staff Report
Attachments
Plans
Attachments:
All Commissioners have visited the project site. Associate Planner Kolokihakaufisi provided an overview
of the staff report.
Chair Lowenthal opened the public hearing.
Jack Shish and Vincent Ko, property owners, represented the applicant and answered questions regarding
the application.
Public Comments:
>There were no public comments.
Chair Lowenthal closed the public hearing.
Commission Discussion/Direction:
>Confirm if the new entry door will be recessed from the stucco as was previously approved. The new
entry door looks like it is on the same plane as the stucco.
>Provide additional details to show how the door will sit in the doorway. We want to know if the new door
will continue to have the relief as previously approved or will it be flush with the stucco.
>I remember the house from the previous meeting, and it was unclear from the beginning if it will have
a textured or smooth stucco finish. I love rough stucco, but I understand the reasoning behind wanting to
go smooth. I also understand wanting a larger door, but it ’s kind of a loss because it will look very flat and
plain. Consider adding some type of molding to give it depth. The recess door is really attractive with the
current design.
>I agree, the door needs to be in the same plane as it is now. It needs to be set back from the face of
the stucco. I would like to see the splay come back. I have no problem with the larger door, but there is
an angled splay on the stucco, so the relief shows up. We don ’t need to have a trim anymore because we
are building the relief. It will be more representative of the home that is there and the home that we are
hoping will be there. Without the floor plan, we really can ’t see that detail here. We need something which
explains that you are going to do that so we can approve this.
>I have no problems with the changes to the garage door, the size of the front door or the stucco. We
just need the detail of the front door.
>I definitely agree with the comments on the front door. I don ’t have any issues with the garage door. I
am not sure if I am on board with the stucco. Looking at the Google Street View, it had a lot more
pronounced textured stucco than the other homes in the area. However, taking a walk on that block, every
Page 2City of Burlingame
July 8, 2024Planning Commission Meeting Minutes
home of that style does have some kind of texture. Even some houses of different style have texturing. If
this was a new project, I would like to see some kind of texturing on the stucco, it doesn ’t have to be the
existing texture, just something to help it blend a little bit more with other existing homes of that style .
Personally, I am not in favor of a completely smooth stucco finish. I am fine with all the other changes.
>I agree with my fellow commissioner regarding the stucco texture. I also agree that the texture at the
home right now is excessive, but looking at Google Street View, two or three of the homes have a much
lighter texture relief which helps make that look nice and fit in contextually. I would be more in support of a
light texture but not a completely smooth stucco finish.
>We should propose a continuance and allow the applicants to take our feedbacks and update their
drawings to what they truly want and we can make a decision from there.
Commissioner Schmid made a motion, seconded by Commissioner Comaroto, to continue the
application. The motion carried by the following vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
b.1472 Drake Avenue, zoned R -1- Application for Design Review for a new, two -story
single-unit dwelling and attached garage. This project is Categorically Exempt from
review pursuant to the California Environmental Quality Act (CEQA), per Section 15303
(a) of the CEQA Guidelines. (Debo Sodipo, dZXYN Management Group, designer; Tan
Tseng, property owner) (55 noticed) Staff Contact: Brittany Xiao
Staff Report
Attachments
Plans
Attachments:
All Commissioners have visited the project site. Associate Planner Kolokihakaufisi provided an overview
of the staff report.
Chair Lowenthal opened the public hearing.
Debo Sodipo, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>Public comment sent via email by Rich Sargent: Thank you for considering my comments on this
project when it was considered as a study item. I appreciate the changes that the applicant made to the
project. I’d like to make additional comments to help make sure that the project is built in the way the
applicant has intended and the Planning Commission approved because I think there are several details
missing. First, I appreciate the applicant ’s commitment to divided lite windows. I’m not sure what Fibrex
windows are, but they appear to refer to Anderson Windows of which there are many grill types offered .
The only option that matches the traditional detailing the commission has approved in the past is what
Anderson Windows calls as "full divided lite” and the commission often refers to as simulated true divided
lite. Would the commission consider adding this as a condition of approval or request a sample of the
specified window? I would also request that the front elevation include more measurement callouts to
ensure what is built matches what was drawn. In particular, the front door scales to 7’-0”. Typically, for 9’-0”
plate heights the door is 8’-0” and the windows have 8’-0” head height. Additionally, I would request that the
two wide, short windows on the left elevation be revisited. Wouldn’t they look better as a pair of casement
or awning windows? The 2’x5’ windows don’t seem consistent with either the design or the neighborhood .
Thank you for considering my input.
Chair Lowenthal closed the public hearing.
Page 3City of Burlingame
July 8, 2024Planning Commission Meeting Minutes
Commission Discussion/Direction:
>One of the things that caught my attention was the exterior lights. I want to make sure that they
comply with the code, that it is angled down and not shine out. Some of the bright white lights shine into
the windows of other homes in the neighborhood. Consider using soft white lights and angled down so we
have less light pollution.
>The upper floor windows on the street -facing side seem to be quite wide. They almost overpower the
windows in the living room. Consider a narrower size that meets egress requirements.
>In the rendering, the corbels look a bit small for its location, especially in proportion to the rest of the
house and the columns at the front porch, but they look a little larger in the elevation. Since there are no
dimensions called out, make sure the corbel size is proportionate to the rest of the house. They need to
be about 50% bigger in my opinion.
>The improvements are nice. I appreciate the attention to the gable ends, the change in finishes and
the column detailing.
>I agree with my fellow commissioners. I was trying to figure out how much overhang there is on the
roof to support the larger corbels. I don ’t know how that goes together, but something is a little off. I very
much appreciate that the applicant took the comments to heart. This is substantially better than what we
saw the first time.
>I too feel that this project has come a long way. I like the rendering. The scale of the windows looks
better with the front windows being a little bit shorter and more compact. The trim and the head piece
makes that a lot better feature. The gable end is a lot better.
>I agree with my fellow commissioner that the corbel might be undersized in the rendering. I would
recommend using a 6” x 6” instead of a 4” x 4” because the smaller size will look wimpy in that spot.
>We have a light regulation that you need to follow. You have a lot of lights, which look great in the
rendering, but you need to really consider who those lights are shining on. I’m more worried about the
lights on the side because of the often unintended consequences that light shines into somebody ’s
bedroom which disrupts their sleep. That needs to be considered. The front tends to shine out on the
street a little bit and more forgiving, but the exterior lights on the side are not because somebody ’s
windows are a short distance away. Follow the ordinance and try to minimize the impact on the neighbors.
>I agree with Mr. Sargent regarding the Fibrex window. I don ’t have a problem with that line of windows,
but you want to make sure that the dividers are attractive and not just a single line like the rendering
shows. That is an important detail because those dividers are a big deal to us, and they really do add to
the home.
>Make sure that the renderings are the most up to date, aligned with the one that you showed us today
and not the one submitted with the packet we received. That those renderings match sheets A 3.2 and
A3.3 because those were slightly different too. To have a consistent package going to building permit, all
those things need to align.
>I like the design a lot more. It definitely has come a long way. I am happy with the treatments to the
gables and the columns. I wasn ’t sure about the stucco on the first floor when I first saw the renderings,
but it has grown on me. I like the idea of a light but still textured stucco. It will look well.
>The addition of divided lites helps a lot. There are a lot of much older homes on that street and a lot of
them have very small divided lites on their windows. Right now, in isolation, the divided lites look good and
Page 4City of Burlingame
July 8, 2024Planning Commission Meeting Minutes
they compliment the rest of the house. I’m not sure if making them a more traditional divided lites would
make the project better, worse or if it adds any value to the project.
>Per the comment we received from Mr. Sargent, he mentioned that the front door should be an 8’-0”
door. Suggest making the size adjustment to an 8’-0” door.
>In the rendering, it looks great as a single line divided lite. But what Mr. Sargent mentioned is that we
need to make sure that the divider is the right width because we can overdo it for sure. A thinner line has
a nice contemporary look to it, but if it is too thin it is negligent and goes away. So, it is finding that right
balance, probably a little under an inch and making sure they use the right grid pattern from Anderson
windows and make that work.
>Please provide the window grid and profile details.
>All of us are saying that the project has come a long way, and it is looking really good. There are a few
details that we would like to see so we know that what will be built is what we have discussed here and the
efforts put in by the applicant. We want to make sure that those get captured. Hopefully we don ’t get
additional comments. I just see us validating these and we are going to get a good project out of this.
Commissioner Schmid made a motion, seconded by Commissioner Tse, to continue the
application. The motion carried by the following vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
c.114 Bayswater Avenue, zoned R-1 - Application for Design Review for a new, two -story
single-unit dwelling and detached garage. This project is Categorically Exempt from
review pursuant to the California Environmental Quality Act (CEQA), per Section 15303
(a) of the CEQA Guidelines. (Quinn Ye, Rockwood Home Development LLC, applicant
and designer; Rockwood Home Development LLC, property owner) (65 noticed) Staff
Contact: 'Amelia Kolokihakaufisi
Staff Report
Attachments
Plans
Attachments:
All Commissioners have visited the project site. Associate Planner Kolokihakaufisi provided an overview
of the staff report.
Chair Lowenthal opened the public hearing.
Quinn Ye, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>There were no public comments.
Chair Lowenthal closed the public hearing.
Commission Discussion/Direction:
>Suggest adding false gable vents as a decorative element on the front elevation. They look good on
the rear, but they are a little bit short, consider adjusting the height. Everything about Tudor homes is
about steep roofs and tall elements to create that sense of height. The gable vents on the rear elevation
look a bit squat, consider changing to a narrower and taller vent. If applicable, it would be nice to add
Page 5City of Burlingame
July 8, 2024Planning Commission Meeting Minutes
false vents at the front as a decorative element since you have vaulted ceilings.
>Regarding the steps at the front porch, it is a nice detail when you can approach a home and not have
to step up and over into the house.
>I like the comments that were made with regards to the vent and doing the false gable vent on the
right side of the front elevation. The fact that you have a window on the left side, you have an opportunity
to match it in size and proportion with a vent on the right side and the other vents on the side if you pick
that same proportion, it ’s going to take that all the way around. The proportion you have with the window is
in line with most of your other windows. It's a little longer and narrower like the rest of your windows, so if
you stay in that proportion with your vent, you have an opportunity to create a really nice element in that
gable end. That was what my fellow commissioner was looking for and it will work well.
>On the elevations, I noticed some squares that were called out as lights on the exterior. You need to
make sure that you understand and comply with our lighting guidelines for the exterior light fixtures
because they need to be pointed down. You can ’t point the light out and annoy your neighbors. There’s a
specific guideline for it. Especially on the side door where you put a film for privacy, you also have a light
outside that door, make sure that you are not shining that light on your neighbor’s bedroom.
>Every project needs to be in compliance with the code and local ordinance. I'm not sure if this needs
to be called out.
>My desire in adding that is because this particular light graphically presented today was shown as a
square. It is just a reminder; it will be in the meeting minutes and it will be passed on to the Building
Division to ensure compliance downstream.
>In this instance, what was rendered is more of a lantern -type fixture and that leads to that comment or
clarification.
>(Spansail: Staff can confirm that they do meet code requirements, so it does not have to be part of
the motion.)
>For clarification, the vents don't need to be functional.
Commissioner Schmid made a motion, seconded by Commissioner Tse, to approve the
application with the following added condition:
>that prior to issuance of a building permit, the plans shall be revised to include the following:
- false gable vent shall be added on the second floor, right-side gable on the front elevation.
- all gable vents shall match the size and proportion of the window on the second floor, left-side
gable on the front elevation.
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
d.1241-1251 Whitehorn Way, zoned I /I - Application for a Conditional Use Permit for
vehicle storage in an existing warehouse building. This project is Categorically Exempt
from review pursuant to the California Environmental Quality Act (CEQA), per Section
15301. (Sailesh Mehra c/o Larry Soloman; Michael Nilmeyer, Nilmeyer and Nilmeyer,
architect;Whitehorn LLC c /o SC Properties (Kevin Cullinane)) (29 noticed) Staff Contact:
Catherine Keylon
Page 6City of Burlingame
July 8, 2024Planning Commission Meeting Minutes
Staff Report
Attachments
Plans
Attachments:
All Commissioners have visited the project site. Interim Community Development Director Hurin provided
an overview of the staff report.
Chair Lowenthal opened the public hearing.
Sailesh Mehra represented the applicant and answered questions regarding the application.
Public Comments:
>There were no public comments.
Chair Lowenthal closed the public hearing.
Commission Discussion/Direction:
>Does this Conditional Use Permit follow the property in its lifetime? (Hurin: Yes, unless it is replaced
by a permitted use. The conditions of approval will stay with these tenant spaces. If the applicant ’s vehicle
storage use leaves the property, another vehicle storage use can occupy the space. As long as they follow
the same conditions, they will still be able to operate here. If they wanted to change the conditions, they
have to come back for an amendment, or it can be replaced by a permitted use.) (Spansail: They would
have to abandon the use for it to go away as a right for the property for a certain amount of time, usually 6
months to a year.)
>Will there be a restriction if the new tenants plan to hold events here? If that ’s what the commission
wants, should there be something particular written that it should be as proposed and no events allowed,
or is it completely separate than a Conditional Use Permit? (Hurin: There are no restrictions or limits on
events in the Zoning Code. The commission has the option to consult the applicant if they were to commit
to a certain maximum number of events per year or if there is a reasonable number of events that they
think they would have, that can be part of the conditions of approval. It is something that is hard to
monitor. It could be on a code enforcement basis. For a future user, staff would discuss the proposed use
and if they said they plan to hold monthly events or bi -monthly events, that is something staff has to
consider and possibly determine if there is an intensification of use.)
>I just want to know what we get ourselves into with the conditional use permit. (Spansail: You can look
at the conditions of approval from the staff report. It is not going into much detail with that you have
mentioned but it does make sure, for example, that the vehicles are not displayed outdoors or in
driveways, it shall only apply to vehicle storage and does not include vehicle sales, repair or detailing .
Those conditions will still apply to the next tenant. If they wanted to expand the use, they will have to come
back and apply for an expansion of the Conditional Use Permit.)
>The event issue did not bother me until I thought we could have 50-60 person gatherings and we only
have nine parking spaces available. The gathering itself does not bother me. We know that day in and day
out, Mr. Solomon will be the only one parking there and he is the only one who ’s going to be inside. But if
we don’t have any restrictions on events, whether it be Mr. Solomon’s or the next user taking this on, then
you don’t have an intensification clause. If we started having events or treating it as a museum instead of
just vehicle storage, it feels that we under -parked this area. I do remember when we discussed this for the
first time that there is some concern amongst all the businesses that share that property and the private
street regarding parking. I would hate not to put in a restriction when we should to manage that parking .
(Spansail: If you’d like to, that is something that can be discussed with the applicant to determine what
applies to the site. We can certainly limit but we cannot put it on the condition that no events take place,
Page 7City of Burlingame
July 8, 2024Planning Commission Meeting Minutes
or we can define events as what you have mentioned. Does an event require 10 or 20 people? We can get
as specific as we want.)
>I don’t want to totally limit the user and it is not that we are being presented that this space will
suddenly become a party space. At the same time, I am sympathetic to the fact that we make this a
conditional use. If we don ’t’ have any requirements for it, the next user can interpret it differently than Mr .
Solomon and we will have created baggage downstream. (Spansail: Understood. One thing that we can
keep in mind is that the Conditional Use Permit is for vehicle storage, so it is not considering events or
any type of events, just the vehicle storage as a use.) (Hurin: As presented, it is just simply storing
vehicles. It can be done commercially, or in this case, it is a private individual. If you want to get more into
the details, we can ask the applicant what their intention is and consider adding a condition of approval to
limit either the size of the event, the number of events or how often they happen per year. We would need
a little more information from the applicant regarding that matter.) (Spansail: From a staff perspective, I
don’t think we can consider events based on the definition that we have in here. I don ’t think that an event
would be considered a vehicle storage. But if you want to limit the amount of people that can park outside,
that is certainly something you can put in place, that no more than 10 individuals will park to access this
facility at any one time.)
>Mehra: We would be amenable to that condition. I would like to emphasize that the dominant use is
vehicle storage. This will not be a venue for events by any means.
>I understand that, and I appreciate that it is not really the intent. I am just trying to make sure that we
are not creating an open -ended use permit that gets misconstrued because we have an eye contact
agreement that is not in the conditions of approval.
>Maybe we can put into condition that events are limited to a maximum of nine parking spaces which
are within their use. (Spansail: I would not even say that events are allowed in this space because right
now, I do not believe events are allowed. Having a private individual or a friend over to look at cars is one
thing. Calling it an event, if we say that events are limited, we are giving them a right that they are not
applying for at this time. I would be careful in saying that events are limited. I would cap it to the amount
of people and/or parking that is allowed to be in this space.)
>So, the use would not be allowed to generate more traffic than the nine parking spaces that are
allocated.
>Isn’t that true for any conditional use? Why is this special? Why are we thinking about this differently
than any other permitted or conditional use?
>Thinking ahead, that downstream, if it is not in writing the next person who takes over the premises
can put their car collections in there and start selling tickets for events. It may not get caught until it
becomes an enforcement issue rather than a use issue.
>Unfortunately, I can see that happening to any property. Any use that we have approved can be
changed by the applicant and misuse or misinterpret it.
>If we at least have it in writing and something comes up, then code enforcement can be called. Or a
neighbor could ask what the use is because there are 20 cars sitting in front of this building every Friday
night. I am not saying that is the intent, but if we have it in the conditions and somebody calls the city,
then the city will be able to have something to tell them what was discussed during the entitlement
process.
>I am not against the idea; I am just wondering where do we stop? Let ’s pretend it is just a regular
warehouse, who’s to say I will not do the same thing we’re talking about with any other application?
Page 8City of Burlingame
July 8, 2024Planning Commission Meeting Minutes
>Could it be because it is an application for a conditional use permit? We don ’t require conditional use
permits on everything. (Hurin: Assistant City Attorney ’s comments regarding how a vehicle storage is
defined do not include any events. I think we are covered. If we get a complaint about lots of cars at the
location, then code enforcement has enough basis to take action because the conditional use permit
approving that specific use, we have a definition, and it does not include events.)
>It will then be the same thing; they still cannot have events.
>(Spansail: Now with the legislative history, because we have been talking about it here that no event
should be happening at this place, we are covered.)
Commissioner Schmid made a motion, seconded by Vice-Chair Horan, to approve the
application. The motion carried by the following vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
10. DESIGN REVIEW STUDY ITEMS
There were no Design Review Study Items.
11. COMMISSIONER’S REPORTS
There were no Commissioner's Reports.
12. DIRECTOR REPORTS
Interim Community Development Director Hurin noted that Councilmember Emily Beach will be stepping
down from the City Council on July 14, 2024. At their meeting on July 1, 2024, the City Council adopted
the parklet use fees by resolution and also heard a presentation and recommendation by Seifel Consulting
regarding increasing the residential impact fees.
13. FUTURE AGENDA ITEMS
No Future Agenda Items were suggested.
14. ADJOURNMENT
The meeting was adjourned at 8:11 p.m.
Page 9City of Burlingame
City of Burlingame
Design Review
Address: 1556 Balboa Way Meeting Date: August 12, 2024
Request: Application for Design Review for a first and second story addition to an existing single-unit dwelling.
Applicant and Architect: Alex Tzang Architects APN: 025-228-220
Property Owner: Daniel Gage Lot Area: 5,500 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 15301 (e)(2) of the CEQA Guidelines, which states that
additions to existing structures are exempt from environmental review, provided that the addition will not result in
an increase of more than 10,000 square feet if the project is in an area where all public services and facilities
are available to allow for maximum development permissible in the General Plan and the area in which the
project is located is not environmentally sensitive.
Project Description: The subject property is an interior lot and contains an existing one-story single-unit
dwelling with an attached garage. The applicant is proposing a 109 SF first floor addition consisting of an infill of
the porch along the left side of the house and a new 1,042 SF second floor. With this project, the floor area
would increase from 1,870 SF (0.34 FAR) to 2,860 SF (0.52 FAR) which is the maximum allowed (includes
covered porch exemption).
The existing house contains two bedrooms. With this application, the number of bedrooms would increase to
four. Two parking spaces, one of which must be covered, are required for a four-bedroom house. The existing
attached garage provides one covered parking space (10’-0” x 19’-10” clear interior dimensions) where 9’-0” x
18’-0” is the minimum required for additions. One uncovered parking space (9’ x 18”) is provided in the
driveway.
The proposed project includes removal and replacement of 45% of the existing exterior walls of the existing
exterior walls, therefore the proposed project is considered an addition rather than new construction as the
Zoning Code defines “substantial construction” as the removal or reconstruction of 50% or more of the exterior
walls. This removal percentage was originally 49.9% but was reduced following the study meeting. The existing
left side setback is nonconforming at 5’-0” where 6’-0” is required. There is no change proposed to the
nonconforming portion of this wall other than removal of a corner of the dining room. The first-floor addition
(which would infill the existing left side porch) would create a new wall on this side that would be step in one foot
and would be constructed with the required 6’-0” side setback. The existing right-side setback is also
nonconforming with the garage wall having a 3’-0” setback where the minimum side setback of 6’-0” is required.
There are no changes proposed to the garage wall.
The applicant has been informed that if the walls located within the setback are removed during construction,
either an application for a Setback Variance will be required to replace the walls at the same location or an
application for a Design Review Amendment would be required showing compliance with current setback
requirements. All other Zoning Code requirements have been met.
The site contains an existing Oak tree (22-inch diameter) at the rear of the lot, an existing Japanese Maple tree
(15-inch diameter) along the right side property line, and seven small landscape trees along the rear property
line (6-inch diameter) all of which would remain. Based on the proposed floor area, three landscape trees are
required on-site. Therefore, the project complies with the Tree Reforestation Ordinance requirements with the
existing trees on-site.
Item No. 9b
Regular Action Item
Design Review 1556 Balboa Way
-2-
The existing American Sweetgum tree (27-inch diameter) in the front yard is a City street tree and is proposed to
be replaced with a new Chinese Pistache tree (24-inch box). The Arborist Report, prepared by Tree
Management Experts and dated May 22, 2024 (attached), notes that this tree is in poor to fair condition and is
causing significant damage to adjacent infrastructure. The Parks Division has reviewed the Arborist Report and
notes that a Tree Removal Permit will be required for removal of this tree. The street tree must remain in place
until building permit issuance.
The applicant is requesting the following application:
Design Review for a first and second story addition to an existing single-unit dwelling (C.S.
25.68.020(C)(1)(b)).
1556 Balboa Way
Lot Area: 5,500 SF Plans date stamped: July 26, 2024
EXISTING PROPOSED ALLOWED/REQUIRED
SETBACKS
Front (1st flr):
(2nd flr):
15’-5” to garage
N/A
16’-11” to new porch
27’-8”
16’-11” block average
20’-0”
Side (left):
(right):
5’-0” 1
3’-0” 2
6’-0” to addition
16’-11” to second floor
6’-0”
6’-0”
Rear (1st flr):
(2nd flr):
30’-11”
N/A
no change
30’-11”
15'-0"
20’-0”
Lot Coverage:
2,070 SF
37.6%
1,932 SF
35.1%
2,200 SF
40%
FAR:
1,870 SF
0.34 FAR
2,860 SF
0.52 FAR
2,860 SF 3
0.52 FAR
# of bedrooms: 2 4 ---
Off-Street Parking:
1 covered
(10’-0” x 19’-10”)
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’-0”
n/a
9’-0”
8’-0”
9’-0” maximum
8’-0” maximum
Building Height: 16’-5” 25’-0” 30'-0"
Declining Height
Envelope: N/A complies C.S. 25.10.055(A)
1 Existing nonconforming left side setback (5’-0” existing where 6’-0” is the minimum required).
2 Existing nonconforming right side setback (3’-0” existing where 6’-0” is the minimum required).
3 (0.32 x 5,500 SF) + 1,100 SF = 2,860 SF (0.52 FAR)
Design Review 1556 Balboa Way
-3-
There were no changes to the July 26, 2024 revised plans that resulted in changes in the zoning metrics
provided in the table above; all changes were façade/architectural changes only.
Summary of Proposed Exterior Materials:
• Windows: aluminum clad wood windows with 5-inch wood trim
• Doors: wood front door, wood garage door with 4-inch wood trim
• Siding: stucco – 1st floor and 2nd floor; vertical siding at gable ends (front, rear and garage)
• Roof: composition shingles
• Other: painted wood columns, wood trim (windows/doors),15-inch wood belly band
Staff Comments: None.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on June 24, 2024,
the Commission had several suggestions regarding this project and voted to place this item on the Regular
Action Calendar when all information has been submitted and reviewed by the Planning Division (see attached
June 24, 2024 Planning Commission Minutes).
The applicant submitted a response letter and revised plans date stamped July 26, 2024, to address the
Planning Commission’s comments. Please refer to the applicant’s letter for a detailed list of the changes made
to the project in response to the Commission’s comments.
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 first and second floor additions to the existing single-unit dwelling are consistent with the
General Plan designation of Low Density Residential and are in compliance with all applicable
provisions of Title 25; the proposed additions to the dwelling are 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
Design Review 1556 Balboa Way
-4-
properties, and that architectural details, such as aluminum clad wood windows, stucco siding, gable
roofs, and wood trim materials are 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 off-
street parking requirements.
For these reasons, the project may be found to be compatible with the requirements of the City's design review
criteria.
Planning Commission Action: The Planning Commission should conduct a public hearing on the application
and consider public testimony and the analysis contained within the staff report. Action should include specific
findings supporting the Planning Commission’s decision and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. At the public hearing the
following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped
July 26, 2024, sheets A-0 through A-4;
2. that the existing nonconforming walls and foundations, located within the left side setback at a 5’-0”
setback where a minimum of a 6’-0” setback is required per code and measuring 23’-2” in length and the
right side setback at a 3’-0” setback where a minimum of a 6’-0” setback is required per code and
measuring 20’-9” in length, shall not be removed during construction; if any wall studs or foundation, or
both, along the existing nonconforming length are removed during construction, either an application for
a Side Setback Variance will be required to replace the wall at the same location or an application for a
Design Review Amendment will be required showing compliance with current setback requirements;
3. 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 (level of review to be determined by Planning staff);
4. that any changes to the size or envelope of the first or second floors, or garage, which would include
adding or enlarging a dormer(s), shall require an amendment to this permit;
5. 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;
6. 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;
7. 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;
Design Review 1556 Balboa Way
-5-
8. 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;
9. 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;
10. 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:
11. 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;
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. Alex Tzang, applicant and architect
Attachments:
June 24, 2024 Planning Commission Minutes
Applicant’s Response Letter, dated July 26, 2024
Project Application Form
Project Description
Arborist Report, prepared by Tree Management Experts, dated May 22, 2024
Email submitted by Mark Haberecht, dated June 22, 2024
Planning Commission Resolution (proposed)
Notice of Public Hearing – Mailed August 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, June 24, 2024
a.1556 Balboa Way, zoned R-1- Application for Design Review for a first and second story
addition to an existing single -unit dwelling. (Alex Tzang Architects, applicant and
architect; Daniel Gage, property owner) (45 noticed) Staff Contact: Catherine Keylon
All Commissioners have visited the project site. Commissioner Shores noted that he briefly spoke with the
property owner during his site visit. Assistant Planner Ali provided an overview of the staff report.
Chair Lowenthal opened the public hearing.
Ricci Wu, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>There were no public comments.
Chair Lowenthal closed the public hearing.
Commission Discussion/Direction:
>Acknowledged receiving the letter from the neighbor. I have a similar thought expressed in this letter .
The front does not hold the whole thing together.
>Appreciate the 3-D views provided, it really helps us to see what your design is trying to accomplish .
Also appreciate the new gable entry to try and move away from the full ranch style architecture. But I
agree with my fellow commissioner that the second story is not holding the first floor together. We don ’t
get much of ranch style homes that have second stories. It just looks like something that has been put
on top instead of integrating into the design of the first floor. I was hoping that the front piece would do it,
but it’s not. Now that you have turned the gable ends of the second floor towards the street, which I
typically like, with the board and batten going all the way up to the ridge beam there is not much break up
there. It is making the second floor look taller than it is. Appreciate the 8-foot plate height, but the
proposed design is making it look disproportionately bigger on top on what is traditionally a low ranch style
base. It has some scale challenges. Suggests making it feel integrated both on top and the bottom.
>The wrap-around roof at the first level does break up a larger plane in the back in the elevation, but
I’m not sure if you can keep the rafters when you build the rest of the structure going up. Consider
providing an overhang, a belly band or another way to differentiate the lower floor plane from the upper
floor. The materials don ’t bother me. We are just not getting the scale to integrate quite right. The wrap
around roof is not doing any favors in the back. I see some great potential but am struggling with scale
and a few other items.
>I agree with my fellow commissioners. Appreciate how this design is trying to get together but I am
having some issues with the proportions of the second story in relation to the main floor regarding window
sizing. In some cases, the large window in the primary bedroom is out of scale in relation to the
multi-sliding door down below. Suggests addressing it more carefully. There could be a better way to
connect the upper floor with the lower floor rather than having the tiny roof extensions between the levels,
Page 1City of Burlingame
June 24, 2024Planning Commission Meeting Minutes
as my fellow commissioner suggested. I don ’t mind the material changes either, but the vertical board and
batten on the second story is making the upper floor look taller than it really is. It could be because there
is nothing on the pediment area that could help bring the scale down. A change of material or direction of
materials can help.
>From a design perspective you need to have the first and second stories come together cohesively
and represent some type of a unified whole even though there may be material changes. I feel like the
project is on the way to something but is not quite there. Not sure if a design review consultant may be
able to aid this applicant in pulling the design cohesively. The vertical posts at the front porch are a little
thin, they feel fragile in terms of holding up a large, framed member over the front porch. Needs
adjustments to details of proportions, size and items like that.
>I agree with my fellow commissioners. The design is going in the right direction. I like the massing on
the second floor; I like the way it is set back. I don ’t mind the material change. I was confused why the
overhang on the gable end is so narrow on the front versus the back of the house. There are two different
dimensions shown. It would be good if we have an overhang on the front. The roof eaves look a little plain .
I also agree that the front needs to be beefier if it is going to make a statement.
>I am concerned that you are taking down 49.9% of the walls. If you take an extra 5-1/2 inches of wall
down, you have now exceeded 50% and you will have to come back to the Planning Commission. It
seems pretty close for a contractor to get on site, and you are exactly on the maximum FAR. If you make
the house ten square inches bigger, you will be out of compliance. You are pushing it too close to the
edge for a renovation. I am a little nervous about these numbers.
>I don’t know if the design is far away. It is up to the applicant if they want to go through the design
review consultant, it doesn’t seem that far to me.
>I agree with my fellow commissioners. The comment from one of the neighbors stuck out to me. The
front porch is beautiful, but as my fellow commissioner said, the posts need to be bigger. If that design is
repeated somewhere in the eaves in the front, that may help with the it being plain. The shallowness at the
front could use a similar depth.
>I agree with everything that has been said. The applicant has received a lot of interesting points. Even
though the front porch is not exactly in line with the farmhouse style, I think it is attractive and adds a lot .
It is close and all the pieces are here.
>We have a lot of examples in the Design Review Guidelines to help guide the applicant. A lot of those
were well thought out by people who put a lot of effort into trying to help with the architectural styles .
There’s a lot that you can take with that to apply. The project is close, there are just a few things that are
not going your way right now. If you don’t address them, the next meeting will not go that well.
Commissioner Schmid made a motion, seconded by Vice-Chair Horan, to place the item on the
Regular Action Calendar when plans have been revised as directed. The motion carried by the
following vote:
Aye:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 -
Absent:Comaroto1 -
Page 2City of Burlingame
ALEX TZANG
ARCHITECTS 1556 Balboa Way,
Burlingame CA
DRB study meeting response letter
A:903 Sneath Lane, Ste. 230, San Bruno, CA |C:(415) 309-8082 |E:alex@alextzang.com Date: 7/26/2024
We made the following design changes to address the comments from the study meeting:
1. Massing change
The roof at the garage is lowered and rotated to face the street in order to break the elongated roof
line at the lower level which resembles the ranch style that does not go well with the rest of the house.
2. Material change
The exterior finish is updated to be stucco throughout to visually tie both floors together. Without the
mix of vertical siding, the overall scale of the house appears to be more proportionate and less tall at
the addition
3. Articulation change
We took out the original truss design at the covered porch and further articulated the area with
elaborated trim work at the columns and the gable pediment. This similar treatment is also applied to
the gable ends at the garage and the upper floor. Furthermore, the wraparound roof in the back is
replaced with a belly band as recommended
4. Wall demolition percentage reduction
Acknowledging that the wall demolition percentage in the original proposed layout is just a hair below
50%, we decided to keep all 3 existing window openings at the kitchen to leave that side of the wall
completely untouched. The wall demolition percentage will be reduced to 45%.
5. Impervious landscape area
This is in regards to the Public Works comment #4 in the last plan review. The owner decided to remove
all the existing concrete pavings in the rear yard and replace them with pervious pavers. The post
construction impervious area will be 38.2% to be discharged to the street via a new storm drain system.
Sincerely,
Alex Tzang
Project Architect
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):
1556 Balboa Way
Alex Tzang
415-309-8082
alex@alextzang.com
Alex Tzang
415-309-8082
alex@alextzang.com
Daniel Gage
650-642-7168
danielpgage@gmail.com
950222
2024-03-07
2024-03-07
AT
025-228-220 R-1
903 Sneath Lane Suite 230,
San Bruno CA 94066
903 Sneath Lane Suite 230,
San Bruno CA 94066
✔
1556 Balboa Way,
Burlingame CA 94010
1. 52.2 SQ.FT. DEMOLITION TO REMOVED PART OF LIVING & PART OF DINING
2. DEMOLISH EXISTING COVERED PORCH
3. 123.6 SQ.FT. ADDITION TO INCLUDE NEW BED #1 & BATH #1
4. 1,312.5 SQ.FT. REMODEL TO INCLUDE NEW LIVING, KITCHEN, DINING, FAMILY, POWDER, FOYER, LAUNDRY & STAIRS
5. 1006.8 SQ.FT. SECOND STORY ADDITION TO INCLUDE 3 BEDROOMS, 2 BATHROOMS & WALK-IN CLOSET
03.11.24
ALEX TZANG
ARCHITECTS 1556 Balboa Way,
Burlingame CA
Project descriptions
A:903 Sneath Lane,Ste.230,San Bruno,CA |C:(415)309-8082 |E:alex@alextzang.com Date:3/8/2024
The one-story house at 1556 Balboa Way has an existing 1,365 sq.ft.living area.This Second Story
development intends to max.out the FAR to provide 2,443 sq.ft.of total living space with 4 bedrooms and 3.5
bathrooms.The facade will be a combination of dark gray board and batten on top and light gray stucco at the
bottom.The front porch will be articulated with a wood truss feature over columns to provide a prominent
street frontage and entry experience.All the design criteria are satisfied and we are not applying for any
variance.
The first floor of the house will have 1,436 sq.ft.of living space to accommodate all of the shared spaces i.e.
living,family,dining,kitchen and powder room.There will also be a guest suite on this floor.The second floor
will have 1,007 sq.ft of living spaces housing the 3 bedrooms and 2 bathrooms for the family.The double
height foyer at the heart of this house will be the centerpiece to connect all of these spaces together.
The majority of the landscape is proposed to remain except for the relocation of the Oak tree in the front yard
to allow for an unobstructed walkway to the new entry porch.
Sincerely,
Alex Tzang
Project Architect
Tree Management Experts
Consulting Arborists
3109 Sacramento Street
San Francisco, CA 94115
Member, American Society of Consulting Arborists
Certified Arborists, Tree Risk Assessment Qualified
Contractor’s License #885953 www.treemanagementexperts.blogspot.com Page 1 of 8
Daniel P. Gage
1556 Balboa Ave.
Burlingame, CA 94010
Date: 5/22/24
ARBORIST REPORT
Assignment
• Identify on the plan any Protected Trees on site or on any neighboring property
overhanging the subject property by botanical name and field-measured trunk diameter.
• Identify all City Street Trees within 30 feet of the subject property by botanical name and
field-measured trunk diameter.
• Indicate whether trees are to be removed or to remain.
• Provide an Arborist Report to support Protected or Street Tree removal, relocation or
protection.
• Identify 3 single-trunked landscape trees that are not street trees:
o Not fruit, nut, palm, Italian cypress or Japanese maple
o Mature height of 15 feet or more
o Existing trees, with photos
o New trees, 24-inch box sizes
Tree Inventory
Tree # Botanical Name Diameter Regulatory Status Disposition
1 Liquidambar styraciflua 27.1” Street Tree Remove
2 Acer palmatum 15.4” Protected Tree Preserve
3 Quercus agrifolia 22.5” Protected Tree Preserve
4 Syzygium paniculatum 6.0” Landscape Tree Preserve
5 Syzygium paniculatum 8.6” Landscape Tree Preserve
6 Syzygium paniculatum 6.5” Landscape Tree Preserve
7 Syzygium paniculatum 6.9” Landscape Tree Preserve
8 Syzygium paniculatum 6.5” Landscape Tree Preserve
9 Syzygium paniculatum 8.3” Landscape Tree Preserve
10 Syzygium paniculatum 4.0” Landscape Tree Preserve
11 Syzygium paniculatum 5.2” Landscape Tree Preserve
Trees 2 through 11 were in good or better condition.
Tree 1 is in poor to fair condition.
Tree Management Experts
Consulting Arborists
3109 Sacramento Street
San Francisco, CA 94115
Member, American Society of Consulting Arborists
Certified Arborists, Tree Risk Assessment Qualified
Contractor’s License #885953 www.treemanagementexperts.blogspot.com Page 2 of 8
Protected Trees
Protected trees: 15.3” diameter at 54-inch height, and larger:
Tree # Botanical Name Diameter Regulatory Status Disposition
1 Liquidambar styraciflua 27.1” Street Tree Remove
2 Acer palmatum 15.4” Protected Tree Preserve
3 Quercus agrifolia 22.5” Protected Tree Preserve
Tree Removal
Tree 1 is an American sweetgum (Liquidambar styraciflua) measuring 27.1 inches diameter
at 54-inches height. This is a Street Tree, and is shown on the attached site plan. A set of
photographs are attached (photos 1 through 11).
Tree 1 is in poor to fair condition, depending on the extent of root cuts and internal decay.
This tree is causing significant damage to adjacent infrastructure, has been root pruned, and
has outgrown the available space. See photos 1 through 9.
Root pruning has likely led to heart rot. See photos 10 and 11.
Branch structure is failure-prone due to historic topping. See photos 1, 2 and 3, and in
particular photo 1 where 15-foot long re-grown branches are visible.
As with all American sweetgum, this tree produces thousands of seed pods every year.
These seed pods are spiny, hard and about the size of a ping pong ball. These pods are a
nuisance and create a slip and fall hazard to pedestrians. There are many pedestrians, and
particularly due to Ray Park being across the street.
The property owner would like this tree removed and replaced with a smaller tree. The new
tree would be a Chinese pistache (Pistacia chinensis), and would be 24-inch box nursery
stock. The location is indicated on the attached site plan.
Tree Protection
The Project Arborist is either of these individuals from Tree Management Experts:
Roy Leggitt roy@treemanagementexperts.com 415.606.3610
Aaron Wang aaron@treemanagementexperts.com 847.630.3599
Trees 2 and 3 are to be protected at all times during construction. The Tree Protection
Zones (TPZ) are shown as red circles around each tree, as shown on the attached Site
Plan.
Tree Management Experts
Consulting Arborists
3109 Sacramento Street
San Francisco, CA 94115
Member, American Society of Consulting Arborists
Certified Arborists, Tree Risk Assessment Qualified
Contractor’s License #885953 www.treemanagementexperts.blogspot.com Page 3 of 8
Tree protection measures must be installed prior to construction, and the Project Arborist
must complete an inspection and provide an Arborist Report to the City.
Because there will be no foundation, utility or other below ground work in the vicinity of
either tree 2 or tree 3, monthly inspections are not necessary. If any below ground work
takes place within either TPZ area, the Project Arborist must be on site.
At the close of construction, prior to the removal of tree protection, the Project Arborist must
complete an inspection and provide an Arborist Report to the City.
Tree 2 – Japanese maple (Acer palmatum)
TREE PROTECTIVE FENCING
Areas within the TPZ that are not protected with a root buffer must be fenced. Fencing shall
be 5- or 6-foot high chain link fencing strung tightly on iron posts driven into the soil by 2 feet
minimum.
IRRIGATION
Maintain existing landscape irrigation in all areas and at all times. Japanese maple requires
water during the dry season to survive.
MULCH
The surrounding exposed soil within the TPZ area must be mulched with clean wood chips,
typical of those produced by a tree service company, or similar commercial mulch. Mulch
shall be 4 inches deep, and kept 12 inches away from the trunk.
ROOT BUFFERS
As an alternate to tree protective fencing, plywood may be laid atop the mulch layer and
secured with mending plates and contractor’s stakes.
TRUNK WRAP
The trunk and scaffold branches are close to adjacent concrete patio areas and will require
armoring with a trunk wrap. The lower 6 feet of the trunk and scaffold branches will need to
be wrapped with 3 layers of orange snow fencing that is secured with zip ties. 2 x 4
planking will then be tied to the snow fencing, and 3 additional layers of snow fencing
wrapped and secured over the planking.
Tree Management Experts
Consulting Arborists
3109 Sacramento Street
San Francisco, CA 94115
Member, American Society of Consulting Arborists
Certified Arborists, Tree Risk Assessment Qualified
Contractor’s License #885953 www.treemanagementexperts.blogspot.com Page 4 of 8
Tree 3 – Coast live oak (Quercus agrifolia)
This tree is located in the southeast corner of the property, and is surrounded by a patio, a
jacuzzi, artificial turf and a raised planter. These features restrict access to the open soil
area at the base of the tree. The soil has natural leaf accumulation.
TREE PROTECTIVE FENCING
With the current features present, tree protective fencing is not required. If any one of these
features is removed or moved, tree protective fencing will be required. Fencing shall be 5-
or 6-foot high chain link fencing strung tightly on iron posts driven into the soil by 2 feet
minimum.
IRRIGATION
Coast live oak does not tolerate irrigation during the dry season. No irrigation is allowed.
MULCH
The surrounding exposed soil within the TPZ area is currently naturally mulched, but must
have supplemental mulch added to make the depth 4 inches. Supplemental mulch shall be
clean wood chips, typical of those produced by a tree service company, or similar
commercial mulch. Mulch shall be kept 12 inches away from the trunk.
PRUNING
This tree is one-sided with poor form. The branch structure must be pruned on the heavy
side of the tree, also the direction of the lean, to improve the overall form of the tree. This
pruning must be done by a licensed contractor for tree service, and under the direction of
the Project Arborist. Pruning must be completed prior to construction and is part of the tree
protection plan.
The pruning objective will be to improve the overall form of the tree.
The pruning system will be a natural appearance.
Several cuts will be 3- to 4-inches in diameter, and many cuts will be smaller.
Pruning will primarily utilize drop-crotch cuts of varying sizes to reduce the upper half of the
tree and reduce the heavy side of the tree. Pruning should achieve a uniform but natural
appearance.
This pruning and future pruning should avoid the removal of lower and interior shoots.
Tree Management Experts
Consulting Arborists
3109 Sacramento Street
San Francisco, CA 94115
Member, American Society of Consulting Arborists
Certified Arborists, Tree Risk Assessment Qualified
Contractor’s License #885953 www.treemanagementexperts.blogspot.com Page 5 of 8
Landscape Trees
Tree 2 – Japanese maple (Acer palmatum)
Although Japanese maples are not allowed to be counted as Landscape Trees when a new
tree is to be planted, Tree 2 is of Protected Tree size and should be accepted as a
Landscape Tree.
This tree is in good condition.
Tree 3 – Coast live oak (Quercus agrifolia)
This existing tree qualifies as a Landscape Tree, and is already well over 15 feet tall.
This tree needs to be pruned to improve the overall form, and then will be in good condition.
Trees 4 through 11 – Eugenia (Syzygium paniculatum)
These 8 trees are capable of reaching 40 feet or more. They are young mature trees, and
are already in excess of 15 feet. They are being cultivated as a privacy screen and have
been reduced / managed to keep them in bounds. With the 2nd story addition, height will
continue to be maintained at or above 15 feet due to the screening value.
Tree Management Experts
Consulting Arborists
3109 Sacramento Street
San Francisco, CA 94115
Member, American Society of Consulting Arborists
Certified Arborists, Tree Risk Assessment Qualified
Contractor’s License #885953 www.treemanagementexperts.blogspot.com Page 6 of 8
Assumptions and Limiting Conditions
1. Any legal description provided to the consultant is assumed to be correct. Title and ownership of all
property considered are assumed to be good and marketable. No responsibility is assumed for
matters legal in character. Any and all property is appraised or evaluated as though free and clear,
under responsible ownership and competent management.
2. It is assumed that any property is not in violation of any applicable codes, ordinances, statutes or
other governmental regulations.
3. Care has been taken to obtain all information from reliable sources. All data has been verified insofar
as possible. The consultant can neither guarantee nor be responsible for the accuracy of information
provided by others.
4. Various diagrams, sketches and photographs in this report are intended as visual aids and are not to
scale, unless specifically stated as such on the drawing. These communication tools in no way
substitute for nor should be construed as surveys, architectural or engineering drawings.
5. Loss or alteration of any part of this report invalidates the entire report.
6. Possession of this report or a copy thereof does not imply right of publication or use for any purpose
by any other than the person to whom it is addressed, without the prior written or verbal consent of
the consultant.
7. This report is confidential and to be distributed only to the individual or entity to whom it is addressed.
Any or all of the contents of this report may be conveyed to another party only with the express prior
written or verbal consent of the consultant. Such limitations apply to the original report, a copy,
facsimile, scanned image or digital version thereof.
8. This report represents the opinion of the consultant. In no way is the consultant’s fee contingent upon
a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported.
9. The consultant shall not be required to give testimony or to attend court by reason of this report
unless subsequent contractual arrangements are made, including payment of an additional fee for
such services as described in the fee schedule, an agreement or a contract.
10. Information contained in this report reflects observations made only to those items described and only
reflects the condition of those items at the time of the site visit. Furthermore, the inspection is limited
to visual examination of items and elements at the site, unless expressly stated otherwise. There is
no expressed or implied warranty or guarantee that problems or deficiencies of the plants or property
inspected may not arise in the future.
Tree Management Experts
Consulting Arborists
3109 Sacramento Street
San Francisco, CA 94115
Member, American Society of Consulting Arborists
Certified Arborists, Tree Risk Assessment Qualified
Contractor’s License #885953 www.treemanagementexperts.blogspot.com Page 7 of 8
Disclosure Statement
Arborists are tree specialists who use their education, knowledge, training, and experience to examine
trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of
living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to
seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees
are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees
and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances,
or for a specified period of time. Likewise, remedial treatments, like any medicine, cannot be guaranteed.
Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist’s
services such as property boundaries, property ownership, site lines, disputes between neighbors, and
other issues. An arborist cannot take such considerations into account unless complete and accurate
information is disclosed to the arborist. An arborist should then be expected to reasonably rely upon the
completeness and accuracy of the information provided.
Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of
risk. The only way to eliminate all risk associated with trees is to eliminate the trees.
Tree risk assessment is not tree risk management. The arborist typically has the distinct and separate
role of being the tree risk assessor. The tree risk manager is typically the property owner or the agent
thereof. Tree risk management should consider tree risk management and may consider other factors
related to property management decision making.
Tree Management Experts
Consulting Arborists
3109 Sacramento Street
San Francisco, CA 94115
Member, American Society of Consulting Arborists
Certified Arborists, Tree Risk Assessment Qualified
Contractor’s License #885953 www.treemanagementexperts.blogspot.com Page 8 of 8
Certification of Performance
I, Roy C. Leggitt, III, Certify:
• That we have inspected the trees and/or property evaluated in this report. We have stated findings
accurately, insofar as the limitations of the Assignment and within the extent and context identified by
this report;
• That we have no current or prospective interest in the vegetation or any real estate that is the subject
of this report, and have no personal interest or bias with respect to the parties involved;
• That the analysis, opinions and conclusions stated herein are original and are based on current
scientific procedures and facts and according to commonly accepted arboricultural practices;
• That no significant professional assistance was provided, except as indicated by the inclusion of
another professional report within this report;
• That compensation is not contingent upon the reporting of a predetermined conclusion that favors the
cause of the client or any other party.
I am a member in good standing of the American Society of Consulting Arborists and a member and
Certified Arborist with the International Society of Arboriculture.
I have attained professional training in all areas of knowledge asserted through this report by completion
of a Bachelor of Science degree in Plant Science, by routinely attending pertinent professional
conferences and by reading current research from professional journals, books and other media.
I have rendered professional services in a full-time capacity in the field of horticulture and arboriculture for
more than 36 years.
Signed:
Certified Arborist WE-0564A
Date: 5/22/24
roy@treemanagementexperts.com
Cell (415) 606-3610
From:Mark
To:GRP-Planning Commissioners
Cc:CD/PLG-Ruben Hurin; Public Comment
Subject:Burlingame Planning Commission Meeting 6/24 public comments Item 10a 1556 Balboa Way
Date:Saturday, June 22, 2024 6:12:39 PM
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Dear Planning Commissioners:
We live on the 1500 block of Balboa Ave and feel proposed addition to the existing house on 1556 Balboa Way
(Item 10a) needs to further improve design-wise. The owners will get a substantial increase in square footage which
will really enhance their living experience and I feel by investing a little more in the design and materials of the
house, the owners will significantly enhance the curb appeal and reap much better long term value; this will also
help imprint an elevated style to the rest of the neighborhood as aging nearby properties get re-developed. The other
positive aspect of project is that the 2nd story addition is at a very nice scale/proportion to the 1st story. This
favorable scale provides a great canvas to really nail the architectural style and details correctly.
The currently proposed design is an amalgamation of a ranch style (1st story roofline), a craftsman style (the
timbering on the front porch/gable), and a farmhouse style tacked on as a 2nd story addition. I feel that one style
should be picked and have elements of that style repeating throughout in a unified way. Here are some of my key
observations/suggestions:
1) The front decorative timbering and elements of timbering (craftsman/arts & crafts) are not repeated anywhere
else. On other parts of the roofline there are no eave brackets/supports nor rafter tails that would compliment the
craftsman design language of the timbering and the garage door (which is the current garage door and remains
unchanged in the new design).
2) the support columns of the porch/gable/timbering are too thin and don’t provide a sturdy visual basis of support
consistent with the craftsman style.
3) the window trim/casings are simple/modern. Consider wider trim especially on the bottom (stool/apron) and top
(cap) of the windows that are more decorative, particularly if a craftsman style is chosen.
4) the 2nd story looks like an addition incongruent with the rest of the house by being in a “modern farmhouse”
style that doesn’t mimic the ranch style of 1st story roofline or the craftsman style of the porch timbering. Having a
unified style will avoid a “tacked on” look and the house will seem like it was originally 2 stories.
5) The front 1st story windows would look better if larger (particularly the left most one). The left and middle
windows on the 2nd story on the front elevation are the exact same size. Consider making the left window larger,
the center window smaller, or changing the style of the center window to a different shape (more narrow vertical
rectangle, oval, circular etc depending on architectural style chosen)
6) the rightmost 2nd story window is longer/more “horizontal” which is evocative of the house’s original style
(ranch style). If farmhouse or craftsman style is picked, consider having a larger more square window (add height).
7) If a craftsman style is chosen, have a 6:1 divided lite/bottom pane or 6:6 paned windows that are/or resemble
double-hung.
The architect and owners have several good examples in the immediate neighborhood that they can follow as
inspiration in selecting a unified style/design expressed with high quality materials and details. Craftsman
examples of recent new construction: 1540 Balboa Way, 1532 Balboa Way, 1700 Devereaux. Modern Farmhouse
example: 1445 Balboa Ave.
One design of recent construction that should be avoided: 1548 Balboa Way (mismatching styles of modern/ranch,
minimal detail on 2nd story which looks added on). As it stands now, this proposal is more like 1548 Balboa Way
vs the other examples stated above.
Thank you for your consideration
Mark Haberecht
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Secretary
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Design
Review for a first and second story addition to an existing single-unit dwelling at 1556 Balboa Way, zoned
R-1, Daniel and Lindsey Gage, property owners, APN: 025-228-220;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on August
12th, 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 15301 (e)(2) of the CEQA Guidelines, which states that
additions to existing structures are exempt from environmental review, provided that the addition
will not result in an increase of more than 10,000 square feet if the project is in an area where all
public services and facilities are available to allow for maximum development permissible in the
General Plan and the area in which the project is located is not environmentally sensitive, is
hereby approved.
2. Said Design Review is approved subject to the conditions set forth in Exhibit “A” attached hereto.
Findings for such Design Review 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 August, 2024 by the following vote:
EXHIBIT “A”
Conditions of Approval for Categorical Exemption and Design Review
1556 Balboa Way
Effective August 22, 2024
Page 1
1. that the project shall be built as shown on the plans submitted to the Planning Division date
stamped July 26, 2024, sheets A-0 through A-4;
2. that the existing nonconforming walls and foundations, located within the left side setback at a
5’-0” setback where a minimum of a 6’-0” setback is required per code and measuring 23’-2”
in length and the right side setback at a 3’-0” setback where a minimum of a 6’-0” setback is
required per code and measuring 20’-9” in length, shall not be removed during construction; if
any wall studs or foundation, or both, along the existing nonconforming length are removed
during construction, either an application for a Side Setback Variance will be required to
replace the wall at the same location or an application for a Design Review Amendment will be
required showing compliance with current setback requirements;
3. 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 (level of review to be determined by Planning staff);
4. that any changes to the size or envelope of the first or second floors, or garage, which would
include adding or enlarging a dormer(s), shall require an amendment to this permit;
5. 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;
6. 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;
7. 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;
8. 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;
9. 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;
10. 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;
EXHIBIT “A”
Conditions of Approval for Categorical Exemption and Design Review
1556 Balboa Way
Effective August 22, 2024
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. 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;
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.
1556 Balboa Way
300’ noticing
APN: 025-228-220
COVER SHEETPLOT PLANA-0SHEET INDEXSCOPE OF WORK1556 BALBOA WAYBURLINGAME CASECOND STORY ADDITIONPROJECT INFORMATIONOCCUPANCY & BUILDING SUMMARYPROJECT TEAMVICINITY MAPN.T.S.4SCOPE OF WORK3PLOT PLANSCALE = 1/16" = 1'-0"SECOND FLOORSCOPE OF WORKSCOPE 1:FIRST FLOORNEXISTING HOUSE1PROPOSED HOUSE2SCOPE 2:SCOPE 3:SCOPE 4:SCOPE 5:······APPLICABLE CODES2PLANNING SUBMITTAL24/05/24SECOND STORYADDITION124/03/08PLANNING SUBMITTALR.W.2024-07-261556 BALBOA WAY,BURLINGAME CA 94010LIC
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JUSTINTZANGREN.9-30-25ALEX TZANGARCHITECTS903 SNEATH LANE SUITE 230SAN BRUNO CA 94066STAMPPROJECTAPPROVAL STAMPISSUE HISTORYNO.DESCRIPTIONDATESHEET TITLEJOB NO.DRAWN BYDATESHEET NUMBERALEX@ALEXTZANG.COM(415) 309-80823PLANNING SUBMITTAL24/07/26·DEFERRED SUBMITTALCONSTRUCTION HOURS···“··BUILDING NOTES
PERSPECTIVESA-0.12PLANNING SUBMITTAL24/05/24SECOND STORYADDITION124/03/08PLANNING SUBMITTALR.W.2024-07-261556 BALBOA WAY,BURLINGAME CA 94010LIC
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JUSTINTZANGREN.9-30-25ALEX TZANGARCHITECTS903 SNEATH LANE SUITE 230SAN BRUNO CA 94066STAMPPROJECTAPPROVAL STAMPISSUE HISTORYNO.DESCRIPTIONDATESHEET TITLEJOB NO.DRAWN BYDATESHEET NUMBERALEX@ALEXTZANG.COM(415) 309-80823PLANNING SUBMITTAL24/07/26PROPOSED WEST STREET VIEW1PROPOSED SOUTH STREET VIEW2PROPOSED EAST YARD VIEW3PROPOSED NORTH YARD VIEWN.T.S.4N.T.S.N.T.S.N.T.S.
SITE PLANSA-11EXISTING SITE PLANSCALE = 1/8" = 1'-0"N2PROPOSED SITE PLANSCALE = 1/8" = 1'-0"N·’··PUBLIC WORKS NOTES:2PLANNING SUBMITTAL24/05/24SECOND STORYADDITION124/03/08PLANNING SUBMITTALR.W.2024-07-261556 BALBOA WAY,BURLINGAME CA 94010LIC
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JUSTINTZANGREN.9-30-25ALEX TZANGARCHITECTS903 SNEATH LANE SUITE 230SAN BRUNO CA 94066STAMPPROJECTAPPROVAL STAMPISSUE HISTORYNO.DESCRIPTIONDATESHEET TITLEJOB NO.DRAWN BYDATESHEET NUMBERALEX@ALEXTZANG.COM(415) 309-80823PLANNING SUBMITTAL24/07/26
EXISTINGFLOOR/ DEMOPLANA-2.01EXISTING FLOOR / DEMO PLANSCALE = 1/4" = 1'-0"NDEMOLITION LEGEND2EXTERIOR WALL DEMOLITION CALCULATIONSCALE = 1/8" = 1'-0"N2PLANNING SUBMITTAL24/05/24SECOND STORYADDITION124/03/08PLANNING SUBMITTALR.W.2024-07-261556 BALBOA WAY,BURLINGAME CA 94010LIC
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JUSTINTZANGREN.9-30-25ALEX TZANGARCHITECTS903 SNEATH LANE SUITE 230SAN BRUNO CA 94066STAMPPROJECTAPPROVAL STAMPISSUE HISTORYNO.DESCRIPTIONDATESHEET TITLEJOB NO.DRAWN BYDATESHEET NUMBERALEX@ALEXTZANG.COM(415) 309-80823PLANNING SUBMITTAL24/07/26
PROPOSEDFLOOR PLANSA-2.11PROPOSED FIRST FLOOR PLANSCALE = 1/4" = 1'-0"NWALL LEGEND2PROPOSED SECOND FLOOR PLANSCALE = 1/4" = 1'-0"NATYP. 1-HR RATED INTERIOR WALL DETAILSCALE = 1"=1'-0"2PLANNING SUBMITTAL24/05/24SECOND STORYADDITION124/03/08PLANNING SUBMITTALR.W.2024-07-261556 BALBOA WAY,BURLINGAME CA 94010LIC
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JUSTINTZANGREN.9-30-25ALEX TZANGARCHITECTS903 SNEATH LANE SUITE 230SAN BRUNO CA 94066STAMPPROJECTAPPROVAL STAMPISSUE HISTORYNO.DESCRIPTIONDATESHEET TITLEJOB NO.DRAWN BYDATESHEET NUMBERALEX@ALEXTZANG.COM(415) 309-80823PLANNING SUBMITTAL24/07/26
2PLANNING SUBMITTAL24/05/24SECOND STORYADDITION124/03/08PLANNING SUBMITTALR.W.2024-07-261556 BALBOA WAY,BURLINGAME CA 94010LIC
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JUSTINTZANGREN.9-30-25ALEX TZANGARCHITECTS903 SNEATH LANE SUITE 230SAN BRUNO CA 94066STAMPPROJECTAPPROVAL STAMPISSUE HISTORYNO.DESCRIPTIONDATESHEET TITLEJOB NO.DRAWN BYDATESHEET NUMBERALEX@ALEXTZANG.COM(415) 309-80823PLANNING SUBMITTAL24/07/26ROOF PLANSA-2.21EXISTING ROOF PLANSCALE = 1/4" = 1'-0"NWALL LEGENDROOF DEMOLITION NOTES:2PROPOSED ROOF PLANSCALE = 1/4" = 1'-0"N
FRONTELEVATIONSA-3.02PROPOSED FRONT ELEVATIONSCALE = 1/4" = 1'-0"1EXISTING FRONT ELEVATIONSCALE = 1/4" = 1'-0"2PLANNING SUBMITTAL24/05/24SECOND STORYADDITION124/03/08PLANNING SUBMITTALR.W.2024-07-261556 BALBOA WAY,BURLINGAME CA 94010LIC
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JUSTINTZANGREN.9-30-25ALEX TZANGARCHITECTS903 SNEATH LANE SUITE 230SAN BRUNO CA 94066STAMPPROJECTAPPROVAL STAMPISSUE HISTORYNO.DESCRIPTIONDATESHEET TITLEJOB NO.DRAWN BYDATESHEET NUMBERALEX@ALEXTZANG.COM(415) 309-80823PLANNING SUBMITTAL24/07/26
RIGHTELEVATIONSA-3.12PROPOSED RIGHT ELEVATIONSCALE = 1/4" = 1'-0"1EXISTING RIGHT ELEVATIONSCALE = 1/4" = 1'-0"2PLANNING SUBMITTAL24/05/24SECOND STORYADDITION124/03/08PLANNING SUBMITTALR.W.2024-07-261556 BALBOA WAY,BURLINGAME CA 94010LIC
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JUSTINTZANGREN.9-30-25ALEX TZANGARCHITECTS903 SNEATH LANE SUITE 230SAN BRUNO CA 94066STAMPPROJECTAPPROVAL STAMPISSUE HISTORYNO.DESCRIPTIONDATESHEET TITLEJOB NO.DRAWN BYDATESHEET NUMBERALEX@ALEXTZANG.COM(415) 309-80823PLANNING SUBMITTAL24/07/26
REARELEVATIONSA-3.22PROPOSED REAR ELEVATIONSCALE = 1/4" = 1'-0"2PLANNING SUBMITTAL24/05/24SECOND STORYADDITION124/03/08PLANNING SUBMITTALR.W.2024-07-261556 BALBOA WAY,BURLINGAME CA 94010LIC
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JUSTINTZANGREN.9-30-25ALEX TZANGARCHITECTS903 SNEATH LANE SUITE 230SAN BRUNO CA 94066STAMPPROJECTAPPROVAL STAMPISSUE HISTORYNO.DESCRIPTIONDATESHEET TITLEJOB NO.DRAWN BYDATESHEET NUMBERALEX@ALEXTZANG.COM(415) 309-80823PLANNING SUBMITTAL24/07/261EXISTING REAR ELEVATIONSCALE = 1/4" = 1'-0"
LEFTELEVATIONSA-3.32PROPOSED LEFT ELEVATIONSCALE = 1/4" = 1'-0"1EXISTING RIGHT ELEVATIONSCALE = 1/4" = 1'-0"2PLANNING SUBMITTAL24/05/24SECOND STORYADDITION124/03/08PLANNING SUBMITTALR.W.2024-07-261556 BALBOA WAY,BURLINGAME CA 94010LIC
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JUSTINTZANGREN.9-30-25ALEX TZANGARCHITECTS903 SNEATH LANE SUITE 230SAN BRUNO CA 94066STAMPPROJECTAPPROVAL STAMPISSUE HISTORYNO.DESCRIPTIONDATESHEET TITLEJOB NO.DRAWN BYDATESHEET NUMBERALEX@ALEXTZANG.COM(415) 309-80823PLANNING SUBMITTAL24/07/26
SECTIONA-41PROPOSED LONGITUDINAL SECTIONSCALE = 1/4" = 1'-0"2PLANNING SUBMITTAL24/05/24SECOND STORYADDITION124/03/08PLANNING SUBMITTALR.W.2024-07-261556 BALBOA WAY,BURLINGAME CA 94010LIC
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JUSTINTZANGREN.9-30-25ALEX TZANGARCHITECTS903 SNEATH LANE SUITE 230SAN BRUNO CA 94066STAMPPROJECTAPPROVAL STAMPISSUE HISTORYNO.DESCRIPTIONDATESHEET TITLEJOB NO.DRAWN BYDATESHEET NUMBERALEX@ALEXTZANG.COM(415) 309-80823PLANNING SUBMITTAL24/07/26
City of Burlingame
Design Review and Special Permit
Address: 1508 Bernal Avenue Meeting Date: August 12, 2024
Request: Application for Design Review and Special Permit for plate height for a first floor addition to an
existing single-unit dwelling.
Architect and Applicant: Una Kinsella, UMK Architecture APN: 026-033-140
Property Owner: Kelly Chow 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 15301 (e)(1) of the CEQA Guidelines, which states that
additions to existing structures are exempt from environmental review, provided that the addition will not
result in an increase of more than 50% of the floor area of the structures before the addition.
Background: The proposed project was initially submitted as a building permit (Permit No. B24-0511) on
June 27, 2024.At the time of review, staff determined that the proposed first floor addition required
applications for Design Review and Special Permit for a first floor plate height exceeding 9’-0” above finished
floor.
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 convert the front entryway into
expanded living area and add a 55 SF front covered porch. The project will increase the total floor area by
57 SF from 2,738 SF (0.46 FAR) to 2,795 SF (0.47 FAR) where 3,020 SF (0.50 FAR) is the maximum allowed
(includes 55 SF front porch exemption).
An application for Design Review and Special Permit is required because the first floor plate height exceeds
9’-0” above finished floor (9’-0” maximum allowed without a Special Permit). This request is for the proposed
addition at the front of the house, where an 11’-6” plate height is proposed at the new front porch. The
remainder of the existing first floor has an 8’-3” plate height.
There are a total of four bedrooms in the existing main dwelling; no increase to the number of bedrooms is
proposed. Two parking spaces, one of which must be covered, are required for a four-bedroom house. The
attached one-car garage measures 10’-0” x 20’-4” (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 applicant is requesting the following applications:
▪ Design Review for a first floor addition to an existing single-unit dwelling with a plate height greater
than 9’-0” above existing finished floor (C.S. 25.68.020(C)(1)(d)); and
▪ Special Permit for first story plate height greater than 9’-0” above existing finished floor (11’-6” plate
height at front porch proposed where 9’-0” is the maximum allowed without a Special Permit) (C.S.
25.10.030 and 25.78.020(A)(6)).
This space intentionally left blank.
Item No. 9b
Regular Action Item
Design Review and Special Permit 1508 Bernal Avenue
-2-
1508 Bernal Avenue
Lot Area: 6,000 SF Plans date stamped: July 31, 2024
EXISTING PROPOSED ALLOWED/REQUIRED
Front Setbacks
(1st floor):
(2nd floor):
25’-6”
33’-6”
24’-6” (to porch)
no change
20’-4” (block average)
20’-4” (block average)
Side Setbacks (left):
(right):
3’-5” 1
4’-4”
no change 4’-0"
4’-0”
Rear Setbacks (1st flr):
(2nd flr):
42’-10”
54’-11”
no change 15’-0”
20'-0"
Lot Coverage: 1,742 SF
29%
1,854 SF
30.9%
2,400 SF
40%
FAR: 2,738 SF
0.46 FAR
2,795 SF
0.47 FAR
3,020 SF ²
0.50 FAR
# of bedrooms: 4 no change ---
Off-Street Parking: 1 covered
(10’-0” x 20’-4”)
1 uncovered
(9' x 18')
no change 1 covered
(10’-0” x 18’-0”)
1 uncovered
(9' x 18')
Plate Heights (1st flr):
(2nd flr):
8’-3”
8’-2” 11’-6” 3, 8’-3”
no change
9’-0”
8’-0”
Building Height: 28’-7” above grade no change 30'-0"
Declining Height
Envelope: complies no change C.S. 25.10.55(A)(1)
1 Existing nonconforming left side setback.
2 (0.32 x 6,000 SF) + 1,100 SF = 3,020 SF (0.50 FAR)
3 Special Permit required for first story plate height at front entrance.
Summary of Proposed Exterior Materials:
• Windows: wood clad
• Doors: wood clad
• Siding: cement plaster stucco (smooth finish)
• Roof: wood shake shingles, standing seam metal
• Other: stone entry steps
Staff Comments: Staff would note that this application was brought directly to the Planning Commission as
a Regular Action Item since it was initially submitted as a building permit and given the size of the addition.
However, if the Commission feels there is a need for more discussion, this item may be placed on a future
action calendar for a second review and/or public hearing with direction to the applicant.
Design Review and Special Permit 1508 Bernal Avenue
-3-
Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by
the City Council on December 6, 2021 are outlined as follows:
1. Consistency with any applicable design guidelines;
2. Compatibility of the architectural style with that of the existing character of the neighborhood;
3. Respect for the parking and garage patterns in the neighborhood;
4. Architectural style and consistency and mass and bulk of structures, including accessory structures;
5. Interface of the proposed structure with the structures on adjacent properties;
6. Landscaping and its proportion to mass and bulk of structural components; and
7. In the case of an addition, compatibility with the architectural style and character of the existing
structure as remodeled.
Required Findings for Design Review: Any decision to approve a Major Design Review application shall
be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such
determination, the following findings shall be made:
1. The project is consistent with the General Plan and is in compliance with all applicable provisions of
Title 25, all applicable design guidelines, all other City ordinances and regulations, and most
specifically, the standards established in the Design Review Criteria above, as applicable.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other
circumstances to accommodate the proposed development; and
3. The project is designed and arranged to provide adequate consideration to ensure the public health,
safety, and general welfare, and to prevent adverse effects on neighboring property.
Suggested Findings for Design Review:
1. The proposed first floor addition to the existing 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 first floor addition is consistent with the design guidelines; that the mass and bulk of the
proposed addition is in scale with the existing single-unit dwelling and in relation to neighboring
properties, and that architectural details follow a simple contemporary design, including the wood clad
windows and front entry door, smooth cement plaster siding and wood shake shingle roofing, 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 first floor plate height).
For these reasons, the project may be found to be compatible with the requirements of the City's design
review criteria.
Required Findings for a Special Permit: In order to grant a Special Permit for first floor plate height and an
attached garage, the Planning Commission must find that the following conditions exist on the property (Code
Section 25.51.020 a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition
are consistent with the existing structure’s design and with the existing street and neighborhood;
Design Review and Special Permit 1508 Bernal Avenue
-4-
(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 (Plate Height):
1. The blend of mass, scale, and dominant structural characteristics of the house, with the predominant
plate height of 8’-3” for the main level, 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 and front
entry with a 11’-6” plate height varies from the 8’-3” plate height along the front façade by pronouncing
the entrance;
2. The variety of roof lines, façade, exterior finish materials, and elevations of the house are consistent
with the existing street and neighborhood; the 11’-6” plate height at the front porch provides visual
interest to the front façade and proposed massing is proportional with the rest of the house; the
modification to the plate height at this location is integrated well into the existing design and adds
articulation and character; and
3. The proposed project is consistent with the residential design guidelines adopted by the City in that
the proposed structure is compatible with the requirements of the City's design review criteria as noted
above.
For these reasons, the project may be found to be compatible with the requirements of the City's Special
Permit criteria.
Planning Commission Action: The Planning Commission should conduct a public hearing on the
application and consider public testimony and the analysis contained within the staff report. Action should
include specific findings supporting the Planning Commission’s decision and should be affirmed by resolution
of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public
hearing the following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped
July 31, 2024, sheets A1.0 through A3.1;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof height
or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (level of review 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 or removal of the existing structures and any grading or earth moving on the site shall
not occur until a building permit has been issued and such site work shall be required to comply with
all the regulations of the Bay Area Air Quality Management District;
Design Review and Special Permit 1508 Bernal Avenue
-5-
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. prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as
window locations and bays, are built as shown on the approved plans; architectural certification
documenting framing compliance with approved design shall be submitted to the Building Division
before the final framing inspection shall be scheduled; and
11. 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.
‘Amelia Kolokihakaufisi
Associate Planner
c. Una Kinsella, UMK Architecture, applicant and architect
Kelly Chow, property owner
Attachments:
Project Application
Special Permit Application
Planning Commission Resolution (Proposed)
Notice of Public Hearing – Mailed August 2, 2024
Area Map
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.
The existing steep pitched roofline, indicative of Tudor revival style add to the character of
Burlingame. This addition requires a +9' plate height at the new covered entry porch & extended
entry hall to allow the new roof pitch and detail to tie into the existing rooflines for a seamless
design that appears original rather than added on. The Covered entry will add articulation, curb
appeal and be in keeping with other entry porches on the street.
As noted above, the new roofline will tie in nicely - for a natural extension of the existing roof
detail. Exterior finishes will remain stucco, new eave/gutter line will match existing, new entry
door and windows will be of similar quality (wood/clad and wood/painted) to existing.
Front setback of entry porch will not exceed the street average. The new roofline will fall below
the existing ridge height of the main level.
Architectural style, details, articulation, materials, massing and visual interest will meet or
exceed the guidelines adopted by the city. Moreover, the new work will provide an
improvement to the street facing facade and blend well with the blend of architectural style(s) of
the existing street. Off street parking and site trees will not be impacted by this project.
No Trees will be removed.
Secretary
RESOLUTION APPROVING CATEGORICAL EXEMPTION,
DESIGN REVIEW, AND SPECIAL PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Design
Review and Special Permit for plate height for a first floor addition to an existing single-unit dwelling at
1508 Bernal Avenue, zoned R-1, Kelly Chow, property owner, APN: 026-033-140;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on August
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 CEQA Section 15301(e)(1), which states that additions to existing
structures are exempt from environmental review, provided the addition will not result in an
increase of more than 10,000 SF in areas where all public services and facilities are available and
the area in which the project is located is not environmentally sensitive, is hereby approved.
2. Said Design Review and Special Permit are approved subject to the conditions set forth in Exhibit
“A” attached hereto. Findings for such Design Review and Special Permit are set forth in the staff
report, minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official records of the
County of San Mateo.
Chairperson
I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 12th day of August, 2024 by the following vote:
EXHIBIT “A”
Conditions of Approval for Categorical Exemption, Design Review, and Special Permit
1508 Bernal Avenue
Effective August 22, 2024
Page 1
1. that the project shall be built as shown on the plans submitted to the Planning Division date
stamped July 31, 2024, sheets A1.0 through A3.1;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review (level of review 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 or removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be required
to comply with all the regulations of the Bay Area Air Quality Management District;
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. 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
EXHIBIT “A”
Conditions of Approval for Categorical Exemption, Design Review, and Special Permit
1508 Bernal Avenue
Effective August 22, 2024
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled;
11. 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.
1508 Bernal Avenue
300’ noticing
APN: 026.033.140
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'RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION7.31.24
1508 BERNAL AVE
FLOOR AREA
DESIGN REVIEW SUBMITTAL
07/30/2024
DESIGN REVIEW SUBMITTAL
07/30/2024
DESIGN REVIEW SUBMITTAL
07/30/24
DESIGN REVIEW SUBMITTAL
07/30/2024
3.0
DESIGN REVIEW SUBMITTAL
07/30/2024
City of Burlingame
Design Review
Address: 1472 Drake Avenue Meeting Date: August 12, 2024
Request: Application for Design Review for a new, two-story single-unit dwelling and attached garage.
Applicants and Property Owner: Tan Tseng APN: 026-042-190
Designer: Debo Sodipo, dZXYN Management Group Lot Area: 6,000 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: The subject property is an interior lot with an existing single-unit dwelling and an
attached garage. The applicant is proposing to demolish the existing dwelling and attached garage and
build a new, two-story single-unit dwelling with an attached garage and accessory dwelling unit (ADU).
The proposed floor area is 3,016 SF (0.50 FAR) where 3,020 SF (0.50 FAR) is the maximum allowed
(includes covered porch and basement exemptions).
The new single-unit dwelling would contain four bedrooms. Two parking spaces, one of which must be
covered, are required for a four-bedroom house. One covered parking space (11’-0” x 20’-0” clear interior
dimensions) is provided in the attached garage and one uncovered parking space (9’-0” x 18’-0”) is
provided in the driveway. Per C.S. 25.48.030(L)(3)(c), no parking is required for the ADU. Therefore, the
project is in compliance with off-street parking requirements. Staff would note that Per C.S. 25.10.035(1),
a Special Permit is not required in cases where an existing attached garage is being replaced with a new
attached garage. All other Zoning Code requirements have been met.
The site contains an existing protected size Magnolia tree (36-inch diameter) and two fruit trees (6 and 7-
inch diameter). All three trees are proposed to be removed as part of this application. An Arborist Report,
prepared by Mathey Tree Care, dated May 29, 2024 (attached), notes that the Magnolia tree is in poor
health and recommends removal of the tree “as this tree is located in an unsuitable location and the space
for the tree to grow is far too limited”, and that “the tree is in severe decline”. The Parks Division has
reviewed the Arborist Report.
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 in the front yard, including one Chinese
pistache, one Japanese blueberry, and one Southern magnolia. 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
This project includes the construction of a new 500 SF ADU on the first floor of the dwelling. Per State law,
review of the ADU Permit application is administrative only and is not reviewed by the Planning Commission.
Staff has determined that the ADU complies with the ADU regulations. The attached ADU is exempt from
lot coverage and floor area regulations.
The applicant is requesting the following application:
Design Review for a new, two-story single-unit dwelling and attached garage (C.S. 25.68.020 (C)(1)(a
Item No. 9c
Regular Action Item
Design Review 1472 Drake Avenue
-2-
1472 Drake Avenue
Lot Area: 6,000 SF Plans date stamped: August 2, 2024
PROPOSED ALLOWED/REQ’D
Front Setbacks
(1st flr):
(2nd flr):
(attached garage):
25’-10”
34’-4”
31’-9”
24’-9” (block average)
20’-0”
25’-0” for single-car garage
Side Setbacks
(left):
(right):
5’-8”
4’-0”
4'-0”
4’-0”
Rear Setbacks
(1st flr):
(2nd flr):
35’-3” (23’-3” to deck)
34’-11”
15'-0”
20’-0”
Lot Coverage: 2,164 SF
37%
2,400 SF
40%
FAR: 3,016 SF
0.50 FAR
3,020 SF ¹
0.50 FAR
# of bedrooms: 4 ---
Off-Street Parking:
1 covered
(11’-0” x 20’-0” clear
interior dimensions)
1 uncovered
(9’ x 18’)
1 covered ²
(10’-0” x 18’-0” clear
interior dimensions)
1 uncovered
(9’ x 18’)
Building Height: 25’-11” 30’-0”
Plate Height:
(1st flr):
(2nd flr):
9’-0”
8’-0”
9’-0”
8’-0”
Declining Height Envelope: complies CS 25.10.055(A)(1)
¹ (0.32 x 6,000 SF) + 1,100 SF = 3,020 SF (0.50 FAR).
² Per C.S. 25.48.030(L)(3)(c), no parking is required for the ADU.
Summary of Proposed Exterior Materials:
• Windows: fiberglass windows with simulated true divided lites
• Doors: fiberglass entry door and glass panel garage door
• Siding: stucco on the first floor and wood lap siding on the second floor
• Roof: composition shingle and standing seam metal over the front porch
• Other: wood trim, wood knee braces at gables, and wood columns
Staff Comments: None.
Design Review 1472 Drake Avenue
-3-
Regular Action Meeting: At the Planning Commission Regular Action meeting on July 8, 2024, the
Commission noted that they appreciated the changes that the applicant had made to the design, but continued
the item so that the applicant could address several additional concerns with the project (see attached July 8,
2024 Planning Commission minutes).The Commission voted to bring this item back on the Regular Action
Calendar when all information has been submitted and reviewed by the Planning Division.
The applicant submitted a response letter, dated July 31, 2024, and revised plans, dated August 2, 2024, to
address the Planning Commission’s comments and suggestions. Please refer to the applicant’s letter for a
detailed list of the changes made to the project.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on June 24, 2024,
the Commission expressed concerns about the size of the proposed windows at the front of the dwelling, the
design of the proposed columns and roof gables, as well as the proposed retaining wall having adequate
retainage. The Commission also suggested adding different materials to parts of the façade to add some
architectural interest. The Commission voted to place this item on the Regular Action Calendar when all
information has been submitted and reviewed by the Planning Division (see attached June 24, 2024 Planning
Commission Minutes).
The applicant submitted a response letter and revised plans, both dated July 1, 2024, to address the Planning
Commission’s comments and suggestions. Please refer to the applicant’s letter for a detailed list of the changes
made to the project (see attachments).
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 fiberglass windows with simulated true divided lites, a fiberglass
Design Review 1472 Drake Avenue
-4-
front entry door, stucco and wood lap siding, and composition shingle and standing seam metal roofing,
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.
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
August 2, 2024, sheets A0.0 through A6.0, sheet L1.0, and topographic survey;
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 (level of review to be determined by Planning staff);
3. that any changes to the size or envelope of the 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;
Design Review 1472 Drake Avenue
-5-
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 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;
11. that prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as window
locations and bays, are built as shown on the approved plans; architectural certification documenting
framing compliance with approved design shall be submitted to the Building Division before the final
framing inspection shall be scheduled;
12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof
ridge and provide certification of that height to the Building Division; and
13. 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.
Brittany Xiao
Assistant Planner
c. Tan Tseng, applicant and property owner
Debo Sodipo, dZXYN Management, designer
Attachments:
July 8, 2024 Planning Commission Minutes
Applicant’s Response Letter, dated July 31, 2024
June 24, 2024 Planning Commission Minutes
Applicant’s Response Letter, dated July 1, 2024
Project Application
Arborist Report, prepared by Mathey Tree Care, dated May 29, 2024
Email submitted by Rich Sargent, dated June 23, 2024
Planning Commission Resolution (Proposed)
Notice of Public Hearing – Mailed August 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, July 8, 2024
b.1472 Drake Avenue, zoned R -1- Application for Design Review for a new, two -story
single-unit dwelling and attached garage. This project is Categorically Exempt from
review pursuant to the California Environmental Quality Act (CEQA), per Section 15303
(a) of the CEQA Guidelines. (Debo Sodipo, dZXYN Management Group, designer; Tan
Tseng, property owner) (55 noticed) Staff Contact: Brittany Xiao
Staff Report
Attachments
Plans
Attachments:
All Commissioners have visited the project site. Associate Planner Kolokihakaufisi provided an overview
of the staff report.
Chair Lowenthal opened the public hearing.
Debo Sodipo, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>Public comment sent via email by Rich Sargent: Thank you for considering my comments on this
project when it was considered as a study item. I appreciate the changes that the applicant made to the
project. I’d like to make additional comments to help make sure that the project is built in the way the
applicant has intended and the Planning Commission approved because I think there are several details
missing. First, I appreciate the applicant ’s commitment to divided lite windows. I’m not sure what Fibrex
windows are, but they appear to refer to Anderson Windows of which there are many grill types offered .
The only option that matches the traditional detailing the commission has approved in the past is what
Anderson Windows calls as "full divided lite” and the commission often refers to as simulated true divided
lite. Would the commission consider adding this as a condition of approval or request a sample of the
specified window? I would also request that the front elevation include more measurement callouts to
ensure what is built matches what was drawn. In particular, the front door scales to 7’-0”. Typically, for 9’-0”
plate heights the door is 8’-0” and the windows have 8’-0” head height. Additionally, I would request that the
two wide, short windows on the left elevation be revisited. Wouldn’t they look better as a pair of casement
or awning windows? The 2’x5’ windows don’t seem consistent with either the design or the neighborhood .
Thank you for considering my input.
Chair Lowenthal closed the public hearing.
Commission Discussion/Direction:
>One of the things that caught my attention was the exterior lights. I want to make sure that they
comply with the code, that it is angled down and not shine out. Some of the bright white lights shine into
the windows of other homes in the neighborhood. Consider using soft white lights and angled down so we
have less light pollution.
Page 1City of Burlingame
July 8, 2024Planning Commission Meeting Minutes
>The upper floor windows on the street -facing side seem to be quite wide. They almost overpower the
windows in the living room. Consider a narrower size that meets egress requirements.
>In the rendering, the corbels look a bit small for its location, especially in proportion to the rest of the
house and the columns at the front porch, but they look a little larger in the elevation. Since there are no
dimensions called out, make sure the corbel size is proportionate to the rest of the house. They need to
be about 50% bigger in my opinion.
>The improvements are nice. I appreciate the attention to the gable ends, the change in finishes and
the column detailing.
>I agree with my fellow commissioners. I was trying to figure out how much overhang there is on the
roof to support the larger corbels. I don ’t know how that goes together, but something is a little off. I very
much appreciate that the applicant took the comments to heart. This is substantially better than what we
saw the first time.
>I too feel that this project has come a long way. I like the rendering. The scale of the windows looks
better with the front windows being a little bit shorter and more compact. The trim and the head piece
makes that a lot better feature. The gable end is a lot better.
>I agree with my fellow commissioner that the corbel might be undersized in the rendering. I would
recommend using a 6” x 6” instead of a 4” x 4” because the smaller size will look wimpy in that spot.
>We have a light regulation that you need to follow. You have a lot of lights, which look great in the
rendering, but you need to really consider who those lights are shining on. I’m more worried about the
lights on the side because of the often unintended consequences that light shines into somebody ’s
bedroom which disrupts their sleep. That needs to be considered. The front tends to shine out on the
street a little bit and more forgiving, but the exterior lights on the side are not because somebody ’s
windows are a short distance away. Follow the ordinance and try to minimize the impact on the neighbors.
>I agree with Mr. Sargent regarding the Fibrex window. I don ’t have a problem with that line of windows,
but you want to make sure that the dividers are attractive and not just a single line like the rendering
shows. That is an important detail because those dividers are a big deal to us, and they really do add to
the home.
>Make sure that the renderings are the most up to date, aligned with the one that you showed us today
and not the one submitted with the packet we received. That those renderings match sheets A 3.2 and
A3.3 because those were slightly different too. To have a consistent package going to building permit, all
those things need to align.
>I like the design a lot more. It definitely has come a long way. I am happy with the treatments to the
gables and the columns. I wasn ’t sure about the stucco on the first floor when I first saw the renderings,
but it has grown on me. I like the idea of a light but still textured stucco. It will look well.
>The addition of divided lites helps a lot. There are a lot of much older homes on that street and a lot of
them have very small divided lites on their windows. Right now, in isolation, the divided lites look good and
they compliment the rest of the house. I’m not sure if making them a more traditional divided lites would
make the project better, worse or if it adds any value to the project.
>Per the comment we received from Mr. Sargent, he mentioned that the front door should be an 8’-0”
door. Suggest making the size adjustment to an 8’-0” door.
>In the rendering, it looks great as a single line divided lite. But what Mr. Sargent mentioned is that we
need to make sure that the divider is the right width because we can overdo it for sure. A thinner line has
Page 2City of Burlingame
July 8, 2024Planning Commission Meeting Minutes
a nice contemporary look to it, but if it is too thin it is negligent and goes away. So, it is finding that right
balance, probably a little under an inch and making sure they use the right grid pattern from Anderson
windows and make that work.
>Please provide the window grid and profile details.
>All of us are saying that the project has come a long way, and it is looking really good. There are a few
details that we would like to see so we know that what will be built is what we have discussed here and the
efforts put in by the applicant. We want to make sure that those get captured. Hopefully we don ’t get
additional comments. I just see us validating these and we are going to get a good project out of this.
Commissioner Schmid made a motion, seconded by Commissioner Tse, to continue the
application. The motion carried by the following vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
Page 3City of Burlingame
July 31, 2024
The Planning Commissioners
City of Burlingame Planning Commission
501 Primrose Road
Burlingame, CA 94010
Subject: New Two-Story Residential Building at 1472 Drake Avenue,
Burlingame, California – Response to Comments by Planning
Commissioners from July 10, 2024, Meeting.
Dear Planning Commissioners:
This letter summarizes our responses to the comments you made regarding plans for
the subject project that we had an opportunity to present during your Planning
Commission meeting of July 10, 2024. An outline summary of the changes to our
plans is presented as follows:
We have increased the height of the entry door.
The corbels below the gable end of the upper and lower roofs along the
street facing elevation have increased heights. The sizes of the top chord,
vertical leg and knee brace of the corbel have been called out.
The divided lights of the windows have been modified to be more consistent
with the grid style divided lights that are more prevalent with other buildings
on the city block that the building is located on. The windows are called out
as part of the Milgard V300 Trinsic series, with black frames, and have been
so noted on the plans.
The columns at the front porch have been called out as premolded 12-inch
square wood columns on 16-inch square bases (pedestals) that are each 8
inches tall.
1472 Drake Avenue
Burlingame, California
Response to Comments
By Planning Commissioners
July 31, 2024
Page 2 of 2
The wall mounted exterior lights have been changed to down facing instead
of upward facing that were shown on the previous plans. Instead of the three
lights that were mounted on the exterior of the three front porch columns,
only one exterior wall mounted light is used in the front porch.
Thank you all for the positive comments you have made related to this project so
far. We look forward to Planning Approval of the project during the next Planning
Commission meeting of August 12, 2024.
Sincerely,
Debo Sodipo
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM Council Chambers/OnlineMonday, June 24, 2024
c.1472 Drake Avenue, zoned R -1- Application for Design Review for a new, two -story
single-unit dwelling and attached garage. (Debo Sodipo, dZXYN Management Group,
designer; Tan Tseng, property owner) (55 noticed) Staff Contact: Brittany Xiao
1472 Drake Ave - Staff Report
1472 Drake Ave - Attachments
1472 Drake Ave - Renderings
1472 Drake Ave - Plans
Attachments:
All Commissioners have visited the project site. Assistant Planner Ali provided an overview of the staff
report.
Chair Lowenthal opened the public hearing.
Debo Sodipo, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>Public comment sent via email by Lynne Carson: I find it difficult to see yet another beautiful, historic
home in Burlingame destroyed. The Burlingame neighborhoods are losing the charm of unique historic
homes in favor of white shipping container houses. One of the characteristics that makes Burlingame a
sought-after town to live in, are the homes. If someone doesn't like the style of a particularly beautiful,
older home, don't buy it. At what point will the Planning Commission step in and stop the leveling of our
beautiful Burlingame homes?
Chair Lowenthal closed the public hearing.
Commission Discussion/Direction:
>Thank you for the presentation. Appreciate the thoroughness and for providing samples of homes for
use to compare with.
>There are inconsistencies between the floor plans, elevations and renderings. Correct drafting errors
to be consistent with the design intent. Make sure that the line weights are correct to help us read the
drawings appropriately.
>On the sample of approved projects that were shown in the presentation, I just wanted to note that we
don’t do skimpy porches anymore. At some point, we all realized that a porch needs to have a presence
on your design. Thank you for making the porch have a presence on your design.
>I appreciate the presentation and touching on some of the issues I had with the design based on the
email we received from Mr. Sargent. I still think the windows are too big, especially the front windows. I am
glad that the owners have decided to put divided lites because all the homes in the neighborhood have
divided lites. In keeping with the neighborhood, that is a must.
Page 1City of Burlingame
June 24, 2024Planning Commission Meeting Minutes
>1516 Bernal Avenue has more details on the gables while the gable on this house is plain. It could
use a bit more detailing to add interest to the front of the house.
>I like the idea of making the front columns larger and removing the faux veneer stone. Whenever I see
faux veneer on columns, it does not work when it is 12 inches around because you are just seeing the
edges of the veneer and it looks cheap. I would be in favor of removing the veneers entirely and just
having a more substantial wood column.
>What are the rules on the deck at the back? It is almost like a second -floor balcony. I am concerned
about the privacy of the homes that are downhill from there. (Hurin: In this particular case, we have a down
sloping lot. We consider a second floor deck to be at least 9 feet above adjacent grade. If you have a
level lot, the second floor will be 9 feet above grade. In this case, it is less than 9 feet, so we still consider
it a first floor deck. A Special Permit is not required and they are not limited to 75 square feet.)
> I read through Mr. Sargent’s email and agree with a lot of the points he raised. The Bernal Avenue
examples are not great for Drake Avenue. There are a lot of nice houses on that block that are a bit of a
craftsman style and more historically noted. His points are well-taken.
>The windows are too tall at the front. It has a western exposure, so those windows will get extremely
hot. It’s either you will have some shades down or the room will take a lot of heat. As much as you want
the view, consider that you will have a lot of sun exposure on that side.
>I agree with my fellow commissioner about the gable end. Consider a material change to help with the
scale quite a bit. We have been seeing a lot of people taking the materials all the way up to the ridge and
it looks like something is missing. There is an opportunity to improve upon the scale in that area.
>Having divided lites is a huge enhancement in design.
>The columns stuck out for me. If you look at 1151 Rosedale Avenue, which was recently completed,
they did a poor job of doing those columns with the material and how skinny they are. It is just way out of
scale. It is a great example of how not to do this; we are concerned about that. Sometimes straight square
columns look skinny. There are a few examples on Howard Avenue where people have done a more
angled base to their column or angled all the way up, like starting with 18 inches at the bottom and ending
up with about 10 inches at the top. It gives you a more dynamic look and helps to avoid the skinny look .
Another option to consider is building a low wall in between columns and help expand that material to
make it be more than just a column base.
>I am a little concerned about how the down slope on the left side and the retaining wall will impact the
neighbor next door. Suggests providing a section of the site since you are raising the garage slab about 2-
3 feet where it is now. There would be some retaining to even out what is happening at the neighbor ’s side.
I would hate for you to get that far along then get caught with the civil drawings and must change your
design quite a bit. Just to make sure that both sides of the neighbors are happy and could make that
work.
>The windows are big. The divided lites will help bring down the scale, but there are still a lot of
windows facing west.
>I agree with my fellow commissioners. The window sizes should be addressed. Adding some divided
lites will help in this situation.
>I wanted to comment on the public comment that was read to us. We as a commission cannot weigh
in on colors. Though somebody may be concerned about the preponderance of white and black houses in
the city, it is not in our purview to comment on that. However, we can talk about materials. Looking at the
Page 2City of Burlingame
June 24, 2024Planning Commission Meeting Minutes
stone cladding on the columns, suggests applying a different material on part of the house to add some
architectural or textural interest. Consider adding some cladding along the front living room with
reduced-sized windows.
>The gable ends could have more attention which can benefit the design.
>The split finish on the roofing materials is fine with the limit of standing seam metal roof over the front
porch.
>Samples have been provided on how to address the columns at the front porch, which I agree with.
>Cleaning up the drawings, clarifying some of the details on the elevations to be consistent with the
renderings will help.
>The massing seems fine. I appreciate the thought that has been put into the presentation.
>Thank you for the very detailed presentation. I wish more people had samples of designs that they
were going for that are already built for us to look at, that was very helpful. I agree with what my fellow
commissioners have said.
>Right now, there are triangular pieces of wood at the gable ends which I have missed. The renderings
are good, but they did not show as well. It is something going in the right direction. To make it stand out a
little bit more, consider adding a belly band or a small strip of trim.
>The divided lites are very important in this neighborhood.
>In my opinion, this is the most beautiful block in Easton because it has a lot of old historic homes
and the new ones have been done very meticulously with a lot of attention to detail and materials. It feels
like a high bar but being informed of the context of that street may be helpful.
>I didn’t have any issues with the attached garage.
Commissioner Schmid made a motion, seconded by Vice-Chair Horan, to place the item on the
Regular Action Calendar when plans have been revised as directed. The motion carried by the
following vote:
Aye:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 -
Absent:Comaroto1 -
Page 3City of Burlingame
July 01, 2024
The Planning Commissioners
City of Burlingame Planning Commission
501 Primrose Road
Burlingame, CA 94010
Subject: New Two-Story Residential Building at 1472 Drake Avenue,
Burlingame, California – Response to Comments by Planning
Commissioners from June 24, 2024, Meeting.
Dear Planning Commissioners:
This letter summarizes our responses to the comments you made regarding plans for
the subject project that we had an opportunity to present during your Planning
Commission meeting of June 24, 2024. An outline summary of the changes to our
plans is presented as follows:
We now have windows with ‘divided lights’ to be consistent with the other
buildings on the block.
The columns at the front porch are now beefier than were originally shown.
The entire first floor now has stucco cladding, with a contrasting warm gray
color. It appears to give the building a distinctive appearance and does
appear to truly complement the neighboring buildings.
Line weights of projecting elements on the sides of the building as viewed
on front and rear elevations have been adjusted to ensure that they are no
longer barely legible.
Corbels have been added below the roof gable ends of the front elevations.
Additional wood trim has been added to complement the front elevations.
Refer to sheetA3.0 and A3.1 (Elevations).
1472 Drake Avenue
Burlingame, California
Response to Comments
By Planning Commissioners
July 01, 2024
Page 2 of 2
The height of the three street facing windows in the formal living room has
been significantly reduced. Refer to sheets A3.0 and A3.1.
The Junior Accessory Dwelling Unit (JADU) designation has been changed to
ADU for the 499 square feet attached secondary unit at the first-floor level.
The inconsistency on the rear elevation that does not show the slight
overhang of the second floor has been fixed.
Thank you all for the constructive input that was collectively made to the project as
initially submitted. We look forward to Planning Approval of the project during the
next Planning Commission meeting of July 08, 2024.
Sincerely,
Debo Sodipo
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):
1472 Drake Avenue
dZXYN Management Group
925 980 9880
debs@dzxyn.xom
Debo Sodipo
510 681 9411
debs@dzxyn.xom
Tan Tseng
650 430 8997
20508060
March 08, 2024
3/8/2024
DS
R-1
2603 Camino Ramon, Ste 200
San Ramon, CA 94583
dZXYN Managment Group
3826 Naughton Avenue
Belmont, CA
03.08.24
May 29,2024
Site:
1472 Drake Ave
Burlingame,California
Subject 1 Magnolia Tree
ARBORIST REPORT
On May 23,I Rich Mathey,inspected one Southern Magnolia tree located in the back
yard of 1472 Drake Ave,Burlingame,CA.
Please consider my observations as noted below:
Subject tree #1 –Magnolia -Magnolia grandiflora
DBH –36 inches.
Height –Approximately 50 feet
Canopy Spread –Approximately 50 feet
Health –Poor
Comments -The Magnolia tree is in very poor health.The tree was topped at some
point and the branches as a result have weak branch attachments.There are less than
40%of live branches throughout the crown of the tree.The tree appears to have
declined as a result of drought stress and a very limited area for the root zone to thrive.
The buttress roots are touching the fence post and the soil is compacted.There are
targets in the drop zone which include the fence,potentially people in the backyard and
the communication wires run through the canopy.The tree has a history of large branch
failure and the 2 central leaders of the tree are dead.I did assess the health of this tree
6 months ago and since my last site visit the tree has declined further and is now a
hazard.
4635 Dolores Ave.Oakland,CA 94602 (510)326-2686 matheytreecare@gmail.com
Recommendation -I am recommending removal of the Magnolia as this tree is located
in an unsuitable location and the space for the tree to grow is far too limited.The tree is
in severe decline and the targets under the crown include a house and living spaces.
Please observe the pictures below.
4635 Dolores Ave.Oakland,CA 94602 (510)326-2686 matheytreecare@gmail.com
4635 Dolores Ave.Oakland,CA 94602 (510)326-2686 matheytreecare@gmail.com
Although the recommendations in this report are based on sound and accepted
horticultural practices,the author cannot be held responsible for the final outcome of the
recommendations or any liabilities associated with this project.Tree inspections,in this
case,do not cover all internal cavities,condition of the root system nor non-visible
structural defects or disease.Trees are living organisms that exist in a natural setting
with variable conditions.Healthy trees that appear free of defects can and do fail.
Recommendations and various tree services are intended to provide a reduction of risk
but do not eliminate risk.
If you have any questions or require any additional information,please do not hesitate
to contact me.You may contact me on my cell phone at (510)326-2686 or by email at
matheytreecare@gmail.com.Thank you in advance for your prompt consideration in
this matter.
4635 Dolores Ave.Oakland,CA 94602 (510)326-2686 matheytreecare@gmail.com
Regards,
Ric d L.Mat
Richard L.Mathey
Certified Arborist WI-1084A
ISA Tree Risk Assessment Qualified
4635 Dolores Ave.Oakland,CA 94602 (510)326-2686 matheytreecare@gmail.com
From:Rich Sargent
To:GRP-Planning Commissioners; Public Comment
Subject:June 23 meeting: 1472 Drake Ave.
Date:Sunday, June 23, 2024 1:54:01 PM
Dear Planning Commissioners,
I’m sorry I’m not able to deliver my comments for the new home application at 1472 Drake
Ave. I live just down the street from this property at . As you consider
this project, I would like to alert you to the historic nature of this block of Easton Addition
and the ways that I feel this project does not meet the design guidelines.
This is a unique block of Easton Addition since it includes homes that predate the area’s
development, the homes of the original developer and general contractor of Easton
Addition, and a handful of homes that have been recently redeveloped in a way that
complements these older homes in the spirit of the city’s design guidelines. Given this, I
believe special attention should be paid to applications for new homes in this neighborhood.
This application could use some improvements to better adhere to the design guidelines.
The windows of this project are oddly sized, out of proportion to the overall design and lack
the detailing of other homes in the neighborhood. Almost every house on the block has
original true divided light or simulated true divided light wood or cladded wood windows.
The commission has regularly asked that projects include this detail and the same should
be asked of this project.
Additionally, the upstairs front windows appear overly tall. Can the commission the verify
that the project designer has allowed for a structural header on the hip roofs? I question
whether these window can actually be sized and installed as drawn.
At the front entry, the columns appear undersized for the Craftsman style the home is
based on and the front door (6’8” high?) appears undersized for the 9’ plate height of the
first floor.
Overall, I don’t get the sense from this design of the richly detailed custom home designs
typically found by the commission to meet the city’s design guidelines. Given the
importance of making sure the details of this project meet that code, I wonder if this project
would be a good candidate for referral to a design review consultant.
Thanks for considering my input.
Best,
Rich
++++++++++++++++++++++++++++++++++++++++++++++++++
Sargent Development
www.sargentdev.com
CA Lic No 817665
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attachments. When in doubt, contact your IT Department
Secretary
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Design
Review for a new, two-story single-unit dwelling and attached garage at 1472 Drake Avenue, zoned R-
1, Tan Tseng, property owner, APN: 026-042-910;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on August
12th, 2024, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial
evidence that the project set forth above will have a significant effect on the environment, and
categorical exemption, per Section 15303 (a), which states that construction of a limited number
of new, small facilities or structures including one single family residence or a second dwelling
unit in a residential zone is exempt from environmental review. In urbanized areas, up to three
single-family residences maybe constructed or converted under this exemption, is hereby
approved.
2. Said Design Review is approved subject to the conditions set forth in Exhibit “A” attached hereto.
Findings for such Design Review 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 August, 2024 by the following vote:
EXHIBIT “A”
Conditions of Approval for Categorical Exemption and Design Review
1472 Drake Avenue
Effective August 22, 2024
Page 1
1. that the project shall be built as shown on the plans submitted to the Planning Division date
stamped August 2, 2024, sheets A0.0 through A6.0, sheet L1.0, and topographic survey;
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 (level of review 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 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;
EXHIBIT “A”
Conditions of Approval for Categorical Exemption and Design Review
1472 Drake Avenue
Effective August 22, 2024
Page 2
11. that prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at framing,
such as window locations and bays, are built as shown on the approved plans; architectural
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled;
12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof ridge and provide certification of that height to the Building Division; and
13. 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.
1472 Drake Avenue
300’ noticing
APN: 026-042-190
AS SHOWNA6.0STREETSCAPEELEVATIONSAERIAL VIEW OF LOTS ON SUBJECT BLOCK ALONG DRAKE AVENUESHEETPROJECT NO.CHECKEDNo.DATEDESCRIPTIONBYCKDDRAWNSCALEDATEOWNER07/31/2024CADD 003 1 4 7 2 D R A K E A V E N U E
B U R L I N G A M E, C A L I F O R N I A 9 4 O 1 0TAN TSENG3826 NAUGTON AVENUEBELMONT, CA 94002650 430 8997 2 6 0 3 C a m i n o R a m o n S a n R a m o n, C A 9 4 5 8 3 9 2 5 . 9 8 4 . 9 8 8 0 ( t e l )1476 DRAKE AVENUE1472 DRAKE AVENUE1468 DRAKE AVENUE1464 DRAKE AVENUE1460 DRAKE AVENUE1456 DRAKE AVENUE1452 DRAKE AVENUE1448 DRAKE AVENUE1444 DRAKE AVENUE1440 DRAKE AVENUE1436 DRAKE AVENUE1432 DRAKE AVENUE1430 DRAKE AVENUE1420 DRAKE AVENUE1412 DRAKE AVENUE
DRAKE AVENUE
EXRESIDENCEDate:JobNo.:By:Scale:1472DRAKEAVENUEBURLINGAMECALIFORNIA1/30/20241"=5'EM24110TOPOGRAPHICSURVEYGRADEBREAKGROUNDINTERSECTIONFENCECATCHBASIN/DRAININLETLIPOFGUTTERFLOWLINETOPFACEOFCURBASPHALTCONCRETEEASEMENTLINEPROPERTYBOUNDARYLINELEGENDSTRUCTURENOTETHISSURVEYSHOWSALLEASEMENTSOFRECORDPERTHEPRELIMINARYTITLEREPORTPREPAREDBYLAWYERSTITLE,ESCROWNO.FLNP-0052300730LEFFECTIVEDATE:DECEMBER14,2023.WATERMETERMANHOLESANITARYSEWERMANHOLEBOTTOMWALLTOPWALLCONCRETEFINISHFLOOR
Item No. 10a
Design Review Study Item City of Burlingame
Design Review and Special Permits
Address: 2116 Broadway Meeting Date: August 12, 2024
Request: Application for Design Review and Special Permits for building height and declining height envelope
for a first and second story addition to an existing single-unit dwelling.
Applicant and Designer: Geurse Conceptual Design, Jesse Geurse APN: 027-340-100
Property Owner: Marcos Vieira Lot Area: 6,049 SF
General Plan: Low Density Residential Zoning: R-1
Project Description: Broadway terminates at the City’s western boundary with the Town of Hillsborough where
there is no through traffic; there is a brick retaining wall with a fence on top at the end of the road. The wall and
fence abut Armsby Drive which is located in Hillsborough. 2116 Broadway is the last Burlingame property on the
north side of the street, directly adjacent to the City boundary with the Town of Hillsborough. Roosevelt
Elementary School is located across the street on the south side.
The subject property contains an existing two-story, single-unit dwelling and a detached one-car garage. The
applicant is proposing a new covered front porch and a first and second floor addition at the rear of the house.
The proposal also includes demolishing and reconstructing the one car detached garage, located in the right
rear portion of the property. With the proposed addition the total floor area would increase from 2,386 SF (0.39
FAR) to 3,220 SF (0.53 FAR) where 3,239 SF (0.53 FAR) is the maximum allowed.
With this application, the number of bedrooms would increase from three to four, which does not change the
parking requirement (the rumpus room/den on the second floor does not qualify as a bedroom for parking
purposes). Two parking spaces, one of which must be covered, are required on site. The new detached one-car
garage would provide one coverage space (10’-0” x 18’-0” clear interior dimensions; one uncovered parking
space (9’ x 18’) is provided in the driveway. Therefore, the project complies with off-street parking requirements.
The subject property slopes upward approximately 13’-0” from the front to the rear of the property which as a
result affects the measurement of the overall building height. The finished floor of the existing house is 9’-6”
above average top of curb. The existing house is nonconforming in building height (33’-3” existing where 30’-0”
is the maximum allowed as measured to the highest roof ridge). The proposed second floor addition would
match the existing ridge height of 33’-3” and therefore the applicant is requesting a Special Permit for building
height (Special Permit required for a height between 30 and 36 feet).
The existing house is also nonconforming in declining height envelope; the left side of the second floor currently
extends beyond the declining height envelope. Although portions of the proposed second floor addition along
the left side of the house are recessed, 44 SF would extend beyond the declining height envelope. Therefore,
the application also includes a request for a Special Permit. Staff would note that the left side of the house is
adjacent to a roadway (Armsby Drive).
The site contains one existing landscape tree, a Cinnamomum Camphora tree in the front yard, which is to
remain. Three landscape trees are required for the proposed project and this requirement is met with the
existing Cinnamomum Camphora tree (to remain) and two new 24-inch box Red Maples to be planted in the
rear yard. In addition, a 24-inch box sized Ginko Biloba street tree is proposed (there are no existing street trees
along this frontage).
Design Review and Special Permits 2116 Broadway
2
The following applications are being requested:
Design Review for a first and second story addition to an existing single-unit dwelling (C.S.
25.68.020(C)(1)(b));
Special Permit for building height (33’-3” existing and proposed where 30’-0” is the maximum allowed)
(C.S. 25.10.035(3)); and
Special Permit for declining height envelope (DHE) along the left side of the house (44 SF of the
proposed addition would extend beyond the DHE) (C.S. 25.10.055(A)(1)).
2116 Broadway
Lot Area: 6,049 SF Plans date stamped: July 31, 2024
EXISTING PROPOSED ALLOWED/REQUIRED
SETBACKS
Front (1st flr):
(2nd flr):
22’-0”
22’-0” to deck
22’-0” to new front porch
no change
18’-8” (block average)
20’-0”
Side (left):
(right):
3’-3”
10’-1”
3’-3”
10’-1”
3’-0”
3’-0”
Rear (1st flr):
(2nd flr):
74’-5”
85’-3”
63’-7”
63’-7”
15'-0"
20’-0”
Lot Coverage: 1,557 SF
25.7%
1,941 SF
32.1%
2,419 SF
40%
FAR: 2,386 SF
0.39 FAR
3,220 SF
0.53 FAR
3,239 SF1
0.53 FAR
# of bedrooms: 3 4 ---
Off-Street Parking: 1 covered
(12’-0” x 23’-0” clear
interior)
1 uncovered
(9’ x 18’)
1 covered
(10’-0” x 18’-0” clear
interior)
1 uncovered
(9’ x 18’)
1 covered
(10’-0” x 18’-0” clear
interior )
1 uncovered
(9' x 18')
Building Height: 33’-3” 2 33’-3” 3 30'-0"
Plate Height
(1st flr):
(2nd flr):
8’-9”
7’-11”
no change
no change
9’-0” maximum
8’-0” maximum
DH Envelope: Encroachment 4 Special Permit requested
for DHE encroachment
along left side 5
C.S. 25.10.055
1 (0.32 x 6,049 SF) + 1,100 SF + 204 SF = 3,269 SF (0.53 FAR).
2 Existing nonconforming building height.
3 Special Permit requested for building height (33’-3” proposed where 30’-0” is the maximum allowed).
4 Existing nonconforming declining height envelope along left side.
5 Special Permit requested for declining height envelope (44 SF extends beyond the DHE along left side of
house).
Design Review and Special Permits 2116 Broadway
3
Summary of Proposed Exterior Materials:
• Windows: Fiberglass clad wood windows with simulated true divided lites with wood trim around
windows.
• Siding: Fiberboard shingle lap siding.
• Roof: Asphalt shingles.
• Other: Stone veneer, wood knee braces, wood railing, wood water table and wood fascia.
Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the
City Council on December 6, 2021 are outlined as follows:
1. Consistency with any applicable design guidelines;
2. Compatibility of the architectural style with that of the existing character of the neighborhood;
3. Respect for the parking and garage patterns in the neighborhood;
4. Architectural style and consistency and mass and bulk of structures, including accessory structures;
5. Interface of the proposed structure with the structures on adjacent properties;
6. Landscaping and its proportion to mass and bulk of structural components; and
7. In the case of an addition, compatibility with the architectural style and character of the existing
structure as remodeled.
Required Findings for Design Review: Any decision to approve a Major Design Review application shall be
supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination,
the following findings shall be made:
1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title
25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the
standards established in the Design Review Criteria above, as applicable.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other
circumstances to accommodate the proposed development; and
3. The project is designed and arranged to provide adequate consideration to ensure the public health,
safety, and general welfare, and to prevent adverse effects on neighboring property.
Required Findings for a Special Permit: Any decision to approve a Special Permit application in the R-1
zoning district pursuant to Chapter 25.78 shall be supported by written findings. In making such determination,
the following findings shall be made:
1. The blend of mass, scale, and dominant structural characteristics of the new construction or addition are
consistent with the existing structure’s design and with the well-defined character of the street and
neighborhood;
2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or
addition are consistent with the existing structure, street, and neighborhood;
3. The proposed project is consistent with the residential design guidelines adopted by the City; and
4. Removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the City’s reforestation requirements, and that the mitigation for the removal that is
proposed is consistent with established City policies and practices.
Design Review and Special Permits 2116 Broadway
4
Catherine Keylon
Senior Planner
c. Jesse Geurse, Geurse Conceptual Design Inc., applicant and designer
Attachments:
Project Application Form
Special Permit Applications
Notice of Public Hearing – Mailed August 2, 2024
Area Map
05.03.24
City of Burlingame Community Development Department 501 Primrose Road P (650) 558-7250 www.burlingame.org
City of Burlingame
Special Permit Application – Building Height
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 how the proposed modification to standards respects and preserves the character of the
neighborhood in which the project is located.
The proposed modification/addition was designed to preserve the overall appearance of the house by
extending the walls and ridge in same height and appearance. Right side neighbor would have
minimal mass/bulk intrusion for the reason there is the driveway side of the property, and the
existing residence will remain the same along the entire length of the neighbor. The left side
neighbor does not exist since that is Armsby Drive. The Character remains the same ion craftsman
style in which the addition will match.
2. Explain how the proposed modification to standards results in a project that is designed and
arranged to provide adequate consideration to ensure the public health, safety, and general
welfare, and to prevent adverse effects on neighboring properties.
Public health welfare not affected due to rear addition and existing utilities being used.
Public safety would occur for any neighbors for the reason fire protection would be implemented into
the residence.
General welfare for all surroundings would not be affected since the existing front and sides of the
residence would remain with a new addition to the rear.
3. Explain how the additional development capacity is consistent with General Plan goals and
policies.
The development of addition is consistent with the goals per planning in the way that it was designed
to compliment the existing residence in height and plate heights.
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.
The overall design took the existing height, mass and scale in consideration by matching the existing ridge
and plate height. Thus creating a unity between old and new. The addition is designed to the rear
and has minimal impact on rear and rightside neighbor. No neighbor on leftside since that is
Armsby Drive.
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.
The overall addition to the residence is designed to match the existing style of the residence so no
variation of design would occur. Finish materials to match existing so overall design compliments
each other. Leftside elevation had been recessed a bit for some articulation along Armsby Drive.
3. How will the proposed project be consistent with the residential design guidelines adopted by
the City?
The addition is consistent with residential guidelines for the reason it was designed to match the overall
character of the house in all aspects of massing and height and material. The front elevation was
altered to bring it back to the symmetrical and proper look of a craftsman.
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.
No trees to be removed for this project.
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.
How will the proposed structure or addition affect neighboring properties or structures on those properties?
If neighboring properties will not be affected, state why. Compare the proposed addition to the mass, scale
and characteristics of neighboring properties. Think about mass and bulk, landscaping, sunlight/shade, views
from neighboring properties. Neighboring properties and structures include those to the right, left, rear and
across the street.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no
change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc.
with other structures in the neighborhood or area.
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.
How does the proposed structure or use compare aesthetically with structures or uses in the existing
neighborhood? If it does not affect aesthetics, state why. Was the addition designed to match existing
architecture and/or pattern of development on adjacent properties in the neighborhood? Explain why your
proposal fits in the neighborhood.
How will the structure or addition change the character of the neighborhood? Think of character as the image
or tone established by size, density of development and general pattern of land use. If you don’t feel the
character of the neighborhood will change, state why.
3. How will the proposed project be consistent with the residential design guidelines adopted by the City?
Following are the design criteria adopted by the City Council for residential design review. How does your
project meet these guidelines?
1. Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. Interface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
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.
Will any trees be removed as a result of this proposal? If so, explain what type of trees will be removed and
if any are protected under city ordinance (C.S. 11.06), why it is necessary to remove the trees, and what is
being proposed to replace any trees being removed. If no trees are to be removed, say so.
2116 Broadway
300’ noticing
APN: 027-340-100
City of Burlingame
Design Review and Side Setback Variance
Address: 223 Anita Road Meeting Date: August 12, 2024
Request: Application for Design Review and Side Setback Variance for a first and second story addition
to an existing single-unit dwelling located on a multi-unit lot.
Applicant and Designer: Hector Santizo, Planning & Design Studio APN: 029-215-050
Property Owners: Fanny Fang and Clement Lam Lot Area: 7,507 SF
General Plan: Medium-High Density Residential Zoning: R-3, Anita Road Overlay
Current Use: Multi-unit residential (three residential units in two buildings)
Proposed Use: Addition to existing dwelling unit
Allowable Use: Duplex and multi-unit residential
Project Summary: The subject property is an interior lot and contains one single-unit dwelling at the front
of the lot and one duplex building at the rear of the lot. There is a detached two-car garage between the
two dwellings. The applicant is proposing a first and second floor addition to the single-unit dwelling at the
front of the lot that would connect the unit to the garage. There is no work proposed to the existing duplex
at the rear of the lot.
The proposed addition along the right side property line complies with the minimum required side setback
(6’-1” proposed where 4’-0” is the minimum required). However, the proposed addition would attach the
existing detached garage to the front dwelling structure, which as a result extends the dwelling structure
closer to the side property line. The existing garage is setback 1’-2” from the right side property line and
therefore is not in compliance, and therefore the applicant is requesting a Side Setback Variance.
Off-street parking is based on the number of bedrooms in each unit. One and one-half parking spaces are
required for each one-bedroom unit and two spaces are required for each unit with two or more bedrooms.
In addition, 80% of the total required number of spaces must be covered. Based on the proposed project
(one four-bedroom unit and two one-bedroom units), a total of five spaces are required (four of which must
be covered). Two covered parking spaces are provided in the existing garage. Staff would note that while
there are no designated uncovered parking spaces on-site than can be officially counted as parking
spaces, there is room for two uncovered parking spaces in the driveway in front of the garage
(ingress/egress is coordinated among the tenants). The existing parking on site is nonconforming in the
number of parking spaces (two spaces existing/provided where five spaces are required). However, since
there is no additional parking required for the proposed change in the number of bedrooms with the
addition, a Parking Variance is not required for the existing nonconforming parking.
The site contains one existing landscape tree towards the rear of the lot and hedges along the right and
left side property lines, all of which would remain. Based on the proposed project, two new landscape trees
are required on-site. The Proposed Site Plan shows two, new 24-inch box Toyon trees to be planted at the
front of the lot. Therefore, the project complies with the Tree Reforestation Ordinance requirements. The
two existing street trees will remain.
The applicant is requesting the following applications:
▪ Design Review for a first and second story addition to an existing single-unit dwelling on a multi-
unit lot (C.S. 25.68.020 (C)(2)(b)); and
▪ Side Setback Variance along the right side property line to connect an existing garage to the
dwelling (1’-2” side setback existing/proposed where 4’-0” is minimum required) (C.S. 25.10.030).
Item No. 10b
Design Review Study Item
Design Review and Side Setback Variance 223 Anita Road
2
223 Anita Road
Lot Area: 7,507 SF Plans date stamped: June 26, 2024
EXISTING PROPOSED ALLOWED/REQ’D
Front Setback (1st floor):
(2nd floor):
20’-2”
n/a
no change
62’-3”
15’-0” or block average
15’-0” or block average
Left Side Setback (1st floor):
(2nd floor):
15’-10”
n/a
15’-10”
15’-10”
4'-0"
5'-0"
Right Side Setback (1st floor):
(2nd floor):
(Garage):
6’-1”
n/a
detached
6’-1”
6’-1”
1’-2” (attached)1
4'-0"
5'-0"
4’-0”
Rear Setback (1st floor):
(2nd floor):
80’-11”
n/a
72’-3”
72’-3”
15’-0”
15’-0”
Lot Coverage: 2,610 SF
34.8%
2,984 SF
39.7%
3,003 SF
50% (for interior lots)
Open Space: 509 SF (front unit)
+ 240 SF for each
duplex unit)
no change 175 SF/unit
Building Height: 19’-6” 26’-11” 46’-0”
Off-Street Parking: 2 covered spaces
²
no change 1 (4-bdr unit) x 2 = 2
2 (1-bdr units) x 1.5 = 3
Total = 5 spaces
1 Side Setback Variance required for right side setback.
² Existing nonconforming number of parking spaces.
Summary of Proposed Exterior Materials:
• Windows: vinyl clad wood
• Doors: wood
• Siding: horizontal wood siding
• Roof: composition shingle
Staff Comments: None.
Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by
the City Council on December 6, 2021 are outlined as follows:
1. Consistency with any applicable design standards and guidelines;
2. Respect for the mass and fine scale of adjacent buildings even when using differing architectural
styles;
3. Maintaining the City’s tradition of architectural diversity;
Design Review and Side Setback Variance 223 Anita Road
3
4. Privacy of residents both on the property and on adjacent properties with regard to window
placement and location of outdoor private and common open space areas;
5. Incorporating materials that are of high quality and weather well;
6. Accommodating convenient and safe pedestrian access to primary entrances from the streets
immediately serving the development;
7. Landscaping and its proportion to mass and bulk of structural components; and
8. Compliance with the objective design standards adopted by ordinance or resolution.
Required Findings for Design Review: Any decision to approve a Major Design Review application shall
be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such
determination, the following findings shall be made:
1. The project is consistent with the General Plan and is in compliance with all applicable provisions
of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most
specifically, the standards established in the Design Review Criteria above, as applicable.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other
circumstances to accommodate the proposed development; and
3. The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property.
Required Findings for Variance: In order to grant a Variance the Planning Commission must find that
the following conditions exist on the property (Code Section 25.84.030):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property
involved that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
(c) the granting of the application will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of
existing and potential uses of properties in the general vicinity.
‘Amelia Kolokihakaufisi
Associate Planner
c. Hector Santizo, applicant and designer
Fanny Fang and Clement Lam, property owners
Attachments:
Project Application Form
Variance Application
Notice of Public Hearing – Mailed August 2, 2024
Area Map
City of Burlingame Community Development Department 501 Primrose Road (650) 558-7250 planningdept@burlingame.org
Authorization to Reproduce Project Plans:
I hereby grant the City of Burlingame the authority to post
plans submitted with this application on the City’s website
as part of the Planning approval process and waive any
claims against the City arising out of or related to such
action.
_________ (Initials of Architect/Designer)
Project Application - Planning Division
Type of Application: Accessory Dwelling Unit Conditional Use/Minor Use Permit
Design Review Hillside Area Construction Permit Minor Modification
Special Permit Variance Other
Project Address: Assessor’s Parcel #: Zoning:
Project Description:
Applicant Property Owner
Name: Name:
Address: Address:
Phone: Phone:
E-mail:E-mail:
Architect/Designer
Name:
Address:
Phone:
E-mail:
Burlingame Business License #: * Architect/Designer must have a valid Burlingame Business License.
Applicant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my
knowledge and belief.
Applicant’s signature: Date:
Property Owner: I am aware of the proposed application and hereby authorize the above applicant to submit this
application to the Planning Division.
Property owner’s signature: Date:
Date Application Received (staff only):
X
223 ANITA RD BURLINGAME CA 94010 029215050 R-3 ANITA RD
HECTOR SANTIZO - PLANNING & DESIGN STUDIO
5475 PROSPECT RD UNIT 212 SAN JOSE CA
95129
408-666-1283
hectorsantizopaz@yahoo.com
HECTOR SANTIZO - PLANNING & DESIGN STUDIO
5475 PROSPECT RD UNIT 212 SAN JOSE CA
95129
408-666-1283
hectorsantizopaz@yahoo.com
FANNY FANG & CLEMENT LAM
223 ANITA RD BUIRLINGAME CA 94010
2415-676-9860
fannyfg@gmail.com
12-14-2023
12-14-2023
20507690
H.S.
02.09.24
City of Burlingame Community Development Department 501 Primrose Road P (650) 558-7250 www.burlingame.org
City of Burlingame
Variance Application
The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Code Section
25.84.030). 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.
A. Describe the exceptional or extraordinary circumstances or conditions applicable to your property
which do not apply to other properties in this area.
B. Explain why the variance request is necessary for the preservation and enjoyment of a substantial
property right and what unreasonable property loss or unnecessary hardship might result from the
denial of the application.
C. Explain why the proposed use at the proposed location will not be detrimental or injurious to
property or improvements in the vicinity or to public health, safety, general welfare or
convenience.
D. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the
existing and potential uses on adjoining properties in the general vicinity?
THE NEW ADDITION FOLLOWS THE EXISTING HOME SIDE SETBACK
FOR THE LOWER LEVEL AND UPPER LEVEL ADDITION.
THE INTENTION IS THAT THE NEW ADDITION WILL BE INTEGRATED
TO THE EXISTING HOME.
THE NEW ADDITION FOLLOWS THE EXISTING MAIN HOME SIDE SETBACK.
THE ADJACENT LOT 219 ANITA ROAD IS A 2 STORY BUILDING WITH A
SIMILAR SIDE SETBACK AS THE EXISTING HOME SIDE SETBACK.
THE NEW ADDITION IS LOCATED AT THE REAR OF THE EXISTING HOME AT
IT WILL NOT AFFECT THE FRONT OF THE EXISTING MAIN HOME.
NO CHANGES ARE PROPOSED FOR DRIVEWAY, SIDEWALK OR ANY OTHER
ELEMENTS AT ANITA ROAD.
THE DESIGN OF THE NEW ADDITION LOCATED AT THE REAR OF THE MAIN HOME IS
MEANT TO HAVE SAME EXTERIOR FINISHES, ROOF LINES AND SIMILAR WINDOWS
AS THE MAIN HOME TO BE AS MUCH AS POSSIBLE LOOKING AS PART OF
THE ORIGINAL HOME.
AS NOTED ON ITEM B ANSWER, THE ADJACENT LOT 219 ANITA ROAD IS A 2 STORY
BUILDING WITH A SIMILAR SIDE SETBACK
223 Anita Road
300’ noticing
APN: 029-215-050
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDPROJECT DATA:
APPLICANTS NAME: FANNY FANG
& CLEMENT LAM
E-MAIL fannyfg@gmail.com
ckinglam@gmail.com
PHONE:415-676-9860
SITE LOCATION:223 ANITA ROAD
BURLINGAME , CA 94010
APN:029215050
ZONING:R-3-ANITA ROAD
CONSTRUCTION TYPE:VB
OCCUPANCY R3
LOT SIZE:
GROSS :7,500 S.F.
NET:7,500 S.F.
BUILDING DATA:
MAX. PROPOSED BUILDING HEIGH = 27'-0"
AREA CALCULATION TABLE:
LIVING SPACE
EXISTING HOME:1,112 S.F.
NEW ADDITION 1ST FLOOR :512 S.F.
NEW SECOND FLOOR ADDITION 436 S.F.
TOTAL PROPOSED LIVING AREA:2,060 S.F.
MAIN HOME: 1,624 S.F.
CARPORT: 403 S.F.
DETACHED DUPLEX UNIT: 609 S.F.
TOTAL COVERAGE:2,636 S.F. (35%)
SHEET INDEX
ARCHITECTURAL SHEETS
CS COVER SHEET
BMP CONSTRUCTION BEST MANAGEMENT
A-0 SITE PLANS
A-0.1 OPEN SPACE SITE PLAN
A-1 EXISTING/DEMOLITION PLAN
A-2 EXISTING EXTERIOR ELEVATIONS
A-3 PROPOSED FLOOR PLAN
A-4 SECOND FLOOR PLAN & ROOF PLAN
A-5 PROPOSED EXTERIOR ELEVATIONS
A-6 PROPOSED BUILDING SECTIONS
A-7 ELECTRIAL PLAN - LOWER LEVEL
A-8 ELECTRICAL PLAN UPPER LEVEL
AD-1 ARCHITECTURAL DETAILS
CG-1 CALGREEN MANDATORY MEASURES
CG-1 CALGREEN MANDATORY MEASURES
SU1 SURVEY PLAN
T24-1 TITLE 24
T24-2 TITLE 24
STRUCTURAL PLANS:
S0.0 GENERAL NOTES
S1.0 FOUNDATION & LOWER FLOOR
FRAMING PLAN
S1.1 UPPER FLOOR AND ROOF FRAMING PLAN
S2.0 SHEAR WALL PLAN
S3.0 DETAILS
S3.1 DETAILS
S3.2 DETAILS
S3.3 DETAILS
GENERAL DATA
PROJECT DATA
VICINITY MAP
INDEXCONSULTANTS
ENERGY CONSULTANT
FRI Energy Consultants LLC
21 North Harrison Street
Suite #210
Campbell, Cal. 95008
O. 408.866.1620
F. 408.866.6832
DESIGNER
PLANING & DESIGN STUDIO
Hector Santizo
145 Dillion Avenue, Bldg. #D
Campbell, CA. 95008
408.666.1283
CODE CONFORMANCE
PROJECT MANAGMENT NOTES
Single Family Home Addition
Burlingame, California
FANG-LAM RESIDENCE
COVER
SHEET
CS
SCOPE OF WORK:
INTERIOR REMODEL AND ADDITION TO AN EXISTING SINGLE
STORY HOME (1,112 S.F.) NEW ADDTION OF LIVING SPACE TO
1ST FLOOR OF 395 S.F. INCUDING CONVERTION OF EXISTING
PORCH INTO LIVING SPACE, DEMOLITION OF REAR PORCH &
NEW SECOND FLOOR ADDITION OF 410 S.F.
DEMOLITION OF EXISTING INTERIOR WALLS, KITCHEN REMODEL
& NEW BATHROOMS
GREEN POINT NOTES:
ALL SIDING SHALL BE DURABLE AND
NON-COMBUSTIBLE MATERIALS.
DOCUMENTATION SHALL BE PROVIDED PRIOR TO
FIRST INSPECTION, CONFIRMING COMPLIANCE
TO THE WASTE MANAGEMENT PLAN PROVIDED
TO THE JURISDICTION CGBS SECTION 4.408.2.1
ALL ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS
AND AEROSOL PAINT CONTAINERS MUST REMAIN ON SITE
FOR FIELD VERIFICATION BY THE BUILDING INSPECTOR
CGBSC SECTION 4.504.2.4
PRIOR TO INSPECTION A LETTER SIGNED BY THE GENERAL
CONTRACTOR OR THE OWNER/BUILDING MUST BE
PROVIDED TO THE CITY'S BUILDING
OFFICIAL CERTIFYING THAT ALL ADHESIVES, SEALANTS,
CAULKS, PAINTS, COATINGS, AEROSOL PAINT , CARPET
SYSTEMS (INCLUDING CARPETING CUSHION AND ADHESIVE)
RESILIENT FLOORING SYSTEMS AND COMPOSITE WOOD
PRODUCTS INSTALLED ON THIS PROJECT ARE WITHIN
EMISSION LIMITS SPECIFIED IN CGBSC SECTION 4.504
PRIOR TO ENCLOSING THE WALL & FLOOR FRAMING
CONFIRMATION MUST BE PROVIDED TO THE BUILDING
INSPECTOR SHOWING THE FRAMING MEMEBERS DE NOT
EXCEED 19% MOISTURE CONTENT.
AT FINAL INSPECTION A MANUAL, COMPACT DISC, WEB
BASED REFERENCE OR OTHER ACCEPTABLE MEDIA
INCLUDING ITEMS 1 THRU 10 IN ACCORDANCE WITH
CGBSC SECTION 4.410.1 SHALL BE PLACED ON THE BUILDING.
T-24 NOTES:
"HERS" VERIFICATION REQUIRE FOR THE HVACDISTRIBUTION
& "IAQ" FANS.
PROVIDE EVIDENCE OF THRID PARTY VERIFICATION (HERS)
TO PROJECT BUILDING INSPECTOR PRIOR TO FINAL
INSPECTION
WASTE MANAGEMENT PLAN NOTE:
THE CONTRACTOR AND SUB-CONTRACTOR MUST
FOLLOW THE WASTE MANAGEMENT PLAN
NOTE:
VERIFICATION OF REPLACEMENT OF ALL EXISTING TO REMAIN
NON COMPLIANT PLUMBING FIXTURES WITH WATER CONSERVING
PLUMBING FIXTURES AS SPECIFY IN 2022 CALGREEN
SHALL BE PROVIDED TO THE TOWN BUILDING INSPECTOR PRIOR TO
FINAL INSPECTION.
THIS REQUIREMENT APPLIES TO ALL EXISTING TO REMAIN PLUMBING
FIXTURES LOCATED WITHIN THE STRUCTURE UNDER THE SCOPE
OF THIS PERMIT.
ADVISORY:
THIS NOTE APPLIES TO EXISTING PLUMBING FIXTURES ONLY.
ALL NEW PLUMBING FIXTURES MUST COMPLY WITH THE REDUCED
FLOW RATES AS SPECIFY 2016 CALGREEN
NOTE:
THE BUILDER MUST PROVIDE THE OWNER WITH A LUMINAIRE
SCHEDULE (AS REQUIRED IN TITLE 24 CALIFORNIA CODE OF
REGULATIONS, PART 1 10-103(B)) THAT INCLUDES A LIST OF LAMPS
INSTALLED IN THE LUMINARIES.
2022 CBC CALIFORNIA BUILDING CODE
2022 CA RESIDENTIAL CODE
2022 CPC CALIFORNIA PLUMBING CODE
2022 CMC CALIFORNIA MECHANICAL CODE
2022 CEC CALIFORNIA ELECTRIC CODE
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
2022 CALIIFORNIA CODE FOR BUILDING CONSERVATION
(NOTE: CHAPTER 5 AND APPENDIX 1, 5 & 6 ADOPTED)
2022 BUILDING ENERGY EFFICIENCY STANDARDS
ALONG WITH ANY OTHER LOCAL AND STATE LAWS AND REGULATIONS
CONSTRUCTION HOURS NOTE: NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTER OR REPAIR ANY BUILDING OR
STRUCTURE OTHER THAN BETWEEN THE FOLLOWING HOURS EXCEPT IN THE CASE OF URGENT NECESSITY IN THE INTEREST OF PUBLIC HEALTH AND
SAFETY, AND THEN ONLY WITH PRIOR WRITTEN APPROVAL FROM THE BUILDING OFFICIAL, WHICH APPROVAL SHALL BE GRANTED FOR A PERIOD NOT TO
EXCEED THREE DAYS. NO WORK ON SUNDAYS AND HOLIDAYS. HOLIDAYS ARE THE FIRST DAY OF JANUARY, THE THIRD MONDAY OF FEBRUARY, THE LAST
MONDAY OF MAY, THE FOURTH DAY OF JULY, THE FIRST MONDAY OF SEPTEMBER, THE ELEVENTH DAY OF NOVEMBER, THE FOURTH THURSDAY IN
NOVEMBER AND THE TWENTY-FIFTH DAY OF DECEMBER. IF THE FIRST DAY OF JANUARY, THE FOURTH DAY OF JULY, THE ELEVENTH DAY OF NOVEMBER,
OR THE TWENTY-FIFTH DAY OF DECEMBER FALLS UPON A SUNDAY THE FOLLOWING MONDAY IS A HOLIDAY. PROVIDE THE FOLLOWING CONSTRUCTION
HOURS ON THE PLANS PER CITY OF BURLINGAME MUNICIPAL CODE 18.07.110.
MONDAY THROUGH FRIDAY: 8AM TO 7PM
SATURDAYS: 9AM TO 6PM
EXTERIOR RENDERINGS
APPROVAL STAMPS
STRUCTURAL ENGINEER
HC STRUCTURAL ENGINEERS
Humza Shahid S.E.
117 Bernal Rd Suite 70-648
San Jose, CA. 95119
650-557-4333
SITE LOCATION
a
FRONT VIEW RENDERING REAR VIEW RENDERING
a
b
DEFERRED SUBMITTALS:
1. FIRE SPRINKLER SYSTEM FOR MAIN HOME
AND CARPORT b
c
RECEIVED
CITY OF BURLINGAME
CDD-PLANNING DIVISION
6.26.24
Construction Best Management Practices (BMPs)
Construction projects are required to implement the stormwater best management practices (BMP) on this page, as
they apply to your project, all year long.
Non-Hazardous Materials
Berm and cover stockpiles of sand, dirt or other construction material
with tarps when rain is forecast or if not actively being used within
14 days.
Use (but don’t overuse) reclaimed water for dust control.
Hazardous Materials
Label all hazardous materials and hazardous wastes (such as
pesticides, paints, thinners, solvents, fuel, oil, and antifreeze) in
accordance with city, county, state and federal regulations.
Store hazardous materials and wastes in water tight containers, store
in appropriate secondary containment, and cover them at the end of
every work day or during wet weather or when rain is forecast.
Follow manufacturer’s application instructions for hazardous
materials and be careful not to use more than necessary. Do not
apply chemicals outdoors when rain is forecast within 24 hours.
Arrange for appropriate disposal of all hazardous wastes.
Waste Management
Cover waste disposal containers securely with tarps at the end of
every work day and during wet weather.
Check waste disposal containers frequently for leaks and to make
sure they are not overfi lled. Never hose down a dumpster on the
construction site.
Clean or replace portable toilets, and inspect them frequently for
leaks and spills.
Dispose of all wastes and debris properly. Recycle materials and
wastes that can be recycled (such as asphalt, concrete, aggregate base
materials, wood, gyp board, pipe, etc.)
Dispose of liquid residues from paints, thinners, solvents, glues, and
cleaning fl uids as hazardous waste.
Construction Entrances and Perimeter
Establish and maintain effective perimeter controls and stabilize all
construction entrances and exits to suffi ciently control erosion and
sediment discharges from site and tracking off site.
Sweep or vacuum any street tracking immediately and secure
sediment source to prevent further tracking. Never hose down streets
to clean up tracking.
Materials & Waste Management Equipment Management &
Spill Control
Maintenance and Parking
Designate an area, fi tted with appropriate BMPs, for
vehicle and equipment parking and storage.
Perform major maintenance, repair jobs, and vehicle
and equipment washing off site.
If refueling or vehicle maintenance must be done
onsite, work in a bermed area away from storm drains
and over a drip pan or drop cloths big enough to collect
fl uids. Recycle or dispose of fl uids as hazardous waste.
If vehicle or equipment cleaning must be done onsite,
clean with water only in a bermed area that will not
allow rinse water to run into gutters, streets, storm
drains, or surface waters.
Do not clean vehicle or equipment onsite using soaps,
solvents, degreasers, or steam cleaning equipment.
Spill Prevention and Control
Keep spill cleanup materials (e.g., rags, absorbents and
cat litter) available at the construction site at all times.
Inspect vehicles and equipment frequently for and
repair leaks promptly. Use drip pans to catch leaks
until repairs are made.
Clean up spills or leaks immediately and dispose of
cleanup materials properly.
Do not hose down surfaces where fl uids have spilled.
Use dry cleanup methods (absorbent materials, cat
litter, and/or rags).
Sweep up spilled dry materials immediately. Do not
try to wash them away with water, or bury them.
Clean up spills on dirt areas by digging up and
properly disposing of contaminated soil.
Report signifi cant spills immediately. You are required
by law to report all signifi cant releases of hazardous
materials, including oil. To report a spill: 1) Dial 911
or your local emergency response number, 2) Call the
Governor’s Offi ce of Emergency Services Warning
Center, (800) 852-7550 (24 hours).
Earthmoving
Schedule grading and excavation work
during dry weather.
Stabilize all denuded areas, install and
maintain temporary erosion controls (such
as erosion control fabric or bonded fi ber
matrix) until vegetation is established.
Remove existing vegetation only when
absolutely necessary, and seed or plant
vegetation for erosion control on slopes
or where construction is not immediately
planned.
Prevent sediment from migrating offsite
and protect storm drain inlets, gutters,
ditches, and drainage courses by installing
and maintaining appropriate BMPs, such
as fi ber rolls, silt fences, sediment basins,
gravel bags, berms, etc.
Keep excavated soil on site and transfer it
to dump trucks on site, not in the streets.
Contaminated Soils
If any of the following conditions are
observed, test for contamination and
contact the Regional Water Quality
Control Board:
Unusual soil conditions, discoloration, -
or odor.
Abandoned underground tanks. -
Abandoned wells -
Buried barrels, debris, or trash. -
Discharges of groundwater or captured
runoff from dewatering operations must
be properly managed and disposed. When
possible send dewatering discharge to
landscaped area or sanitary sewer. If
discharging to the sanitary sewer call your
local wastewater treatment plant.
Divert run-on water from offsite away
from all disturbed areas.
When dewatering, notify and obtain
approval from the local municipality
before discharging water to a street gutter
or storm drain. Filtration or diversion
through a basin, tank, or sediment trap
may be required.
In areas of known or suspected
contamination, call your local agency to
determine whether the ground water must
be tested. Pumped groundwater may need
to be collected and hauled off-site for
treatment and proper disposal.
Dewatering
Avoid paving and seal coating in wet
weather or when rain is forecast, to
prevent materials that have not cured
from contacting stormwater runoff.
Cover storm drain inlets and manholes
when applying seal coat, tack coat, slurry
seal, fog seal, etc.
Collect and recycle or appropriately
dispose of excess abrasive gravel or sand.
Do NOT sweep or wash it into gutters.
Do not use water to wash down fresh
asphalt concrete pavement.
Sawcutting & Asphalt/Concrete Removal
Protect nearby storm drain inlets when
saw cutting. Use fi lter fabric, catch basin
inlet fi lters, or gravel bags to keep slurry
out of the storm drain system.
Shovel, abosorb, or vacuum saw-cut
slurry and dispose of all waste as soon
as you are fi nished in one location or at
the end of each work day (whichever is
sooner!).
If sawcut slurry enters a catch basin, clean
it up immediately.
Store concrete, grout, and mortar away
from storm drains or waterways, and on
pallets under cover to protect them from
rain, runoff, and wind.
Wash out concrete equipment/trucks
offsite or in a designated washout
area, where the water will fl ow into a
temporary waste pit, and in a manner
that will prevent leaching into the
underlying soil or onto surrounding areas.
Let concrete harden and dispose of as
garbage.
When washing exposed aggregate,
prevent washwater from entering storm
drains. Block any inlets and vacuum
gutters, hose washwater onto dirt areas, or
drain onto a bermed surface to be pumped
and disposed of properly.
Painting Cleanup and Removal
Never clean brushes or rinse paint
containers into a street, gutter, storm
drain, or stream.
For water-based paints, paint out brushes
to the extent possible, and rinse into a
drain that goes to the sanitary sewer.
Never pour paint down a storm drain.
For oil-based paints, paint out brushes to
the extent possible and clean with thinner
or solvent in a proper container. Filter and
reuse thinners and solvents. Dispose of
excess liquids as hazardous waste.
Paint chips and dust from non-hazardous
dry stripping and sand blasting may be
swept up or collected in plastic drop
cloths and disposed of as trash.
Chemical paint stripping residue and chips
and dust from marine paints or paints
containing lead, mercury, or tributyltin
must be disposed of as hazardous waste.
Lead based paint removal requires a state-
certifi ed contractor.
Painting & Paint Removal
Concrete, Grout & Mortar
Application
Protect stockpiled landscaping materials
from wind and rain by storing them under
tarps all year-round.
Stack bagged material on pallets and
under cover.
Discontinue application of any erodible
landscape material within 2 days before a
forecast rain event or during wet weather.
Landscaping
Paving/Asphalt Work
Storm drain polluters may be liable for fi nes of up to $10,000 per day!
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDTC
28.68
EXISTING HOME
2 BEDROOM HOME
EXISTING
CARPORT
403 S.F.
EXISTING
DUPLEX
968 S.F.6'-1"(E) SETBACK17'-10"
(E) SETBACK 15'-10"(E) SETBACK11'-0"
(E) SETBACK
4'-0"SIDE SETBACK4'-0"SIDE SETBACK15'-0"
FRONT SETBACK
15'-0"
REAR SETBACK
ANITA ROADP.L. 150.00'
P.L. 150.00'P.L. 50.00'P.L. 50.00'E
GAS
S
W
E
GAS
28.9
28.8
29.3
28.81
28.528.94
28.80 28.95
F.F. 33.02 28.98
29.1529.12
F.F. 31.37
29.06 29.028.62
MAIN SEWER CLEAN OUT
MAIN HOME AND SECONDARY
UNITS SHARE SEWER SYSTEM
MAIN WATER METER
MAIN HOME AND SECONDARY
UNITS SHARE WATER SERVICE
MAIN HOME GAS METER
SECONDARY UNIT
GAS METER
MAIN HOME
ELECTRICAL METER
MAIN HOME
ELECTRICAL METER
a
a
a
a
a
a
EXISTING SITE PLAN
SCALE 1/8" = 1'-0"
0 10 20 30 FT
EXISTING
SITE PLAN
A-0PROPOSED SITE PLAN
SCALE 1/8" = 1'-0"
0 10 20 30 FT
SITE
LOCATION
TC
28.68
BEDROOM 2
10' X 11'
BEDROOM 3
10' X 11'
FULL BATH
GREAT ROOM
29' X 15'
KITCHEN
11' X 16'CLOSETCLOSET
PANTRYSHOWER
UP
KING BEDCLOSETLINEN
SHOWER
MASTER BEDROOM
MASTER
BATH
WALK-IN
CLOSETSKYLIGHT
ABOVE
CRAWLSPACE
ACCESS
EXISTING HOME
2 BEDROOM HOME
EXISTING
CARPORT
403 S.F.
EXISTING
DUPLEX
968 S.F.6'-1"(E) SETBACK17'-10"
(E) SETBACK 15'-10"(E) SETBACK11'-0"
(E) SETBACK
4'-0"SIDE SETBACK4'-0"SIDE SETBACK15'-0"
FRONT SETBACK
15'-0"
REAR SETBACK
ANITA ROADP.L. 150.00'
P.L. 150.00'P.L. 50.00'P.L. 50.00'E
GAS
S
W
28.9
28.8
29.3
28.81
28.528.94
28.80 28.95
F.F. 33.02 28.98
29.1529.12
F.F. 31.37
29.06 29.028.62
F.F. 33.02
20'-2"10'-3"
SITE IMPERVIOUS AREA CALCULATIONS
SITE AREA=7,500 S.F. (100%)
IMPERVIOUS AREA=5,144 S.F. (69%) (EXISTING BUILDINGS AND CONCRETE SLABS TO REMAIN)
PERVIOUS AREA=2,356 S.F. (31%)(LANDSCAPED AND OPEN AREAS)b
ENGINEERING DEPT NOTES:
REPLACEMENT OF 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.aLANSCAPED AREALANSCAPED AREA
CONCRETE DRIVEWAY
LANSCAPED AREA
a a
a
a
(N) DS
(N) DS
(N) DS(E) DS(E) DS
(E) DS
(E) DS
a aa
a
a
a
a
NOTE: EXISTING LANDSCAPE TO REMAIN
a
(E) 3" DIA,
TREE TO
REMAIN
(E) 3" DIA,
TREE TO
REMAIN
(E) 4" DIA,
TREE TO
REMAIN
a
EXISTING
CONCRETE PAD
(E) CONCRETE DRIVEWAY
UNIT 1 - 1 BEDROOM 1 BATH
UNIT 2 - 1 BEDROOM 1 BATH
a
a
(E) HEDGE TO REMAIN
(E) HEDGE TO REMAIN
2 - 24" BOX TOYON
CHRISTMAS BERRY,
SINGLETRUNK
b
(E) 3" DIA,
TREE TO
REMAIN 12'-0"DRIVEWAY WIDTHMAIN WATER
LINE COMMING TO
MAIN HOME
(N) BIOSWALE
DETENTION BASING
(N) DETENTION
BASIN
(N) BIOSWALE
DETENTION BASIN
DETENTION BASIN TYPICAL SECTION - FIELD TO VERIFY CONDITIONS
c
c
c
c
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDTC
28.68
EXISTING HOME
2 BEDROOM HOME
EXISTING
CARPORT
403 S.F.
EXISTING
DUPLEX
968 S.F.6'-1"(E) SETBACK11'-0"
(E) SETBACK
4'-0"SIDE SETBACK4'-0"SIDE SETBACK15'-0"
FRONT SETBACK
15'-0"
REAR SETBACK
ANITA ROADP.L. 150.00'
P.L. 150.00'P.L. 50.00'P.L. 50.00'F.F. 33.02
F.F. 31.37
OPEN SPACE SITE PLAN
SCALE 3/16" = 1'-0"
0 10 20 30 FT
BEDROOM 2
10' X 11'
BEDROOM 3
10' X 11'
FULL BATH
GREAT ROOM
29' X 15'
KITCHEN
11' X 16'CLOSETCLOSET
PANTRYSHOWER
UP
KING BEDCLOSETLINEN
SHOWER
MASTER BEDROOM
15' X 12'
MASTER
BATH
12' X 5'-6"
WALK-IN
CLOSET
12' X 5'-6
SKYLIGHT
ABOVE
CRAWLSPACE
ACCESS
F.F. 33.02
(E) 3" DIA,
TREE TO
REMAIN
(E) 3" DIA,
TREE TO
REMAIN
(E) 4" DIA,
TREE TO
REMAIN
(E) CONCRETE DRIVEWAY
UNIT 1 - 1 BEDROOM 1 BATH
UNIT 2 - 1 BEDROOM 1 BATH
(E) HEDGE TO REMAIN
(E) HEDGE TO REMAIN
MAIN HOME PRIVATE
OPEN SPACE 509 S.F.
1 BEDROOM UNIT 1
PRIVATE
OPEN SPACE 240 S.F.
1 BEDROOM UNIT 1
PRIVATE
OPEN SPACE 240 S.F.
COMMON
OPEN SPACE 515 S.F.
(E) CONCRETE DRIVEWAY (E) CONCRETE DRIVEWAY
(E) 1HR FIRE SEPARATION
WALL - WALL TO
REMAIN UNCHANGED
OPEN SPACE
SITE PLAN
A-0.1
LEGEND:
INDICATES MAIN HOME PRIVATE OPEN SPACE
INDICATES DUPLEX UNIT 1 PRIVATE OPEN SPACE
INDICATES DUPLEX UNIT 2 OPEN SPACE
INDICATES COMMON OPEN SPACE
b
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDEXISTING
CARPORT
403 S.F.
5'-9"13'-0"6'-6"11'-4"5'-9"
42'-4"
13'-5"18'-0"11'-3"15'-6"12'-2"3'-10"12'-1"28'-1"3'-6"3'-4"3'-1"9'-2"15'-10"LIVING ROOM
FAMILY ROOM
KITCHEN
NOOK
LAUNDRY
TOILET
REAR PORCH
REAR PATIO
BEDROOM
BATH
BEDROOM
COVERED
PORCH
(E) WINDOW2/8-4/6 SH(E) WINDOW2/0-4/9 SH(
E
)
W
INDOW
2
/
0
-
4
/
9
SH
(E) WINDOW
6/8-4/6 FX
(E) WINDOW
2/6-4/6 SH
(E) WINDOW
2/0-3/0 SH
(E) WINDOW
2/6-4/6 SH
(E) WINDOW
2/0-3/0 SH
(E) WINDOW4/0-3/4 SL(E) WINDOW4/0-4/6 SH(E) WINDOW
2/0-3/0 FX
REMOVE BATH
FIXTURES, TYP.
REMOVE
TOILET
REMOVE REAR PORCH
FRAMING STEPS AND ROOF
SEAL
WINDOW
OPENING
REMOVED KITCHEN
APPLIANCES AND CABINETS
REMOVE WALL
SEE PROPOSED PLAN
REMOVE WALL
SEE PROPOSED PLAN
REMOVE WALL
SEE PROPOSED PLAN
REMOVE WALL
SEE PROPOSED PLAN
REMOVE WALL
SEE PROPOSED PLAN
(E) DOOR2/8-6/8 SL(E) DOOR2/8-6/8 SL(E) DOOR2/8-6/8 SLNON HEATED
SPACE
REMOVE (E) FENCE
EXISTING/DEMOLITION FLOOR PLAN
SCALE 1/4" = 1'-0"
857 S.F. ADDITION - 421 S.F. LOWER LEVEL - 436 S.F. UPPER LEVEL
0 10 20 30 FT
EXISTING/DEMOLITION ROOF PLAN
SCALE 1/4" = 1'-0"
857 S.F. ADDITION - 421 S.F. LOWER LEVEL - 436 S.F. UPPER LEVEL
0 10 20 30 FT
EXISTING CLASS A COMPOSITE SHINGLES ROOFING
TO REMAIN
EXISTING DECORATIVE
DORMER TO REMAIN
SHADED AREA INDICATES
ROOF OVERHANG TO BE REMOVED
5:12 5:12
5:125:125:12 5:12
EXISTING
FLOOR
PLAN & ROOF
PLAN
A-1
EXISTING SIDE ELEVATION - SOUTH SIDE
Scale: 1/4" = 1'-0"3 8'-10"4'-0"EXISTING TOP PLATES
EXISTING FINISH FLOOR
12
5
EXISTING REAR PORCH
TO BE REMOVED
EXISTING CARPORT
TO REMAIN IN PLACE
AVERAGE TOP OF CURB
28.49'b
(E) D.S.(E) D.S.
bb
BUILDING TOP ELEV.
48.07'
b
EXISTING SIDE ELEVATION
Scale: 1/4" = 1'-0"48'-10"4'-1"EXISTING TOP PLATES
EXISTING FINISH FLOOR
12
5 EXISTING REAR PORCH
TO BE REMOVED
EXISTING CARPORT
TO REMAIN IN PLACE
12
5
OUTLINE OF
NEW ADDITION
AVERAGE TOP OF CURB
28.49'
b
BUILDING TOP ELEV.
48.07'
b
19'-6"OVERALL HEIGHTb
EXISTING FRONT ELEVATION - EAST SIDE
Scale: 1/4" = 1'-0"18'-10"4'-1"EXISTING TOP PLATES
EXISTING FINISH FLOOR
12
5
AVERAGE TOP OF CURB
28.49'b
(E) D.S.
b
(E) D.S.
b 19'-7"BUILDING TOP ELEV.
48.07'
b
EXISTING REAR ELEVATION - WEST SIDE
Scale: 1/4" = 1'-0"28'-10"4'-1"EXISTING TOP PLATES
EXISTING FINISH FLOOR
12
5
EXISTING REAR PORCH
TO BE REMOVED
EXISTING
CRAWLSPACE
ACCESS TO
REMAIN
AVERAGE TOP OF CURB
28.49'b
(E) D.S.
b
(E) D.S.
b
BUILDING TOP ELEV.
48.07'
b
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDEXISTING
EXTERIOR
ELEVATIONS
A-2
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDBEDROOM 2
10' X 11'
BEDROOM 3
10' X 11'
FULL BATH
GREAT ROOM
29' X 15'
KITCHEN
11' X 16'CLOSETCLOSET
PANTRY10'-4"2'-4"6'-1"11'-7"2'-8"9'-4"11'-4"4'-2"
57'-10"16'-0"12'-1"29'-2"13'-6"
7'-9"12'-9"15'-5"8'-0"4'-0"7'-2"3'-6"3'-0"5'-0"11'-9"SHOWER
15'-6"
UP
EXISTING CARPORT
KING BEDCLOSETLINEN
SHOWER
MASTER BEDROOM
15' X 12'
MASTER
BATH
10' X 5'-6"6'-9"3'-4"WALK-IN
CLOSET
12' X 5'-6
(E) WINDOW2/8-4/6 SH(E) WINDOW2/0-4/9 SH(
E
)
W
INDOW
2
/
0
-
4
/
9
SH
(E) WINDOW
6/8-4/6 FX
(N) WINDOW
4/0-3/0 SL
(N) WINDOW
8/0-5/0 PIC-TEMP (N) WINDOW2/6-4/0 SHOBSCURE GLASS(N) WINDOW
3/0-3/0 SH
(N) WINDOW
5/0-4/0 SL
(N) WINDOW
3/0-2/6 SL TEMP
(N) WINDOW5/0-4/0 SLSKYLIGHT
ABOVE
(N) WINDOW
2/0-4/0 FX
(N) WINDOW
2/0-4/0 FX
12'-1"CRAWLSPACE
ACCESS
2/4-6/8
2'-2"4'-0"3'-0"2/4-6/8
2/4-6/82/8-6/84/0-6/82/8-6/87/0-6/82/8-6/82/8-6/8 2/6-6/83/0-6/8
2'-0"2'-0"3'-4"6'-4"5'-10"
6'-3"
1'-8"1'-2"2'-2"5'-7"3'-9"4'-8"5'-8"(E) STEPS
TO REMAIN 7/0-6/830"3'-4"32" MIN.
DIA.2'-8"3'-0"32" MIN.
DIA.
22" x 30" TRAPDOOR
FOR EQUIPMENT ACCESS
@ CRAWLSPACE
PROPOSED LOWER LEVEL PLAN
SCALE 1/4" = 1'-0"
857 S.F. ADDITION - 421 S.F. LOWER LEVEL - 436 S.F. UPPER LEVEL
0 10 20 30 FT
4. Glazing meeting the requirements listed below
shall be tempered:
1 Glazing in all fixed and operable panels of
swinging door, sliding and bi-fold doors. [ R308.4.1]
2 Glazing in an individual fixed or operable
panel that meets all of the following conditions: [
R308.4.3 ]
a. The exposed area of an individual pane larger
than 9 square feet.
b. The bottom edge of the glazing is less than 18
inches above the floor.
c. The top edge of the glazing is more than 36
inches above the floor; and
d. One or more walking surfaces are within 36
inches, measured horizontally and in a
straight line of the glazing.
3 Glazing in walls, enclosures, or fences
containing or facing hot tubs, spas, whirlpools,
saunas, steam rooms, bathtubs, showers, or
indoor or outdoor swimming pools, where the
bottom exposed edge of the glazing is less
than 60 inches measured vertically above any
standing or walking surface. [R308.4.5]
4 Glazing where the bottom exposed edge of
the glazing is less than 36 inches above the plane
of the adjacent walking surface of stairways.
Landings between flights of stairs and ramps. [
R308.4.6 ]
5 Glazing adjacent to the landing at the bottom
of a stairway where the glazing is less than 36
inches above the landing and within 60
inches horizontally of the bottom tread. [ R308.4.7 ]
PLUMBING PLAN NOTES:
A) WATER CLOSETS SHALL HAVE AN AVERAGE
WATER CONSUMPTION OF NOT MORE THAN 1.28
GALLONS PER FLUSH. CPC 402.2C
B)SHOWER HEADS MAXIMUM 2.0 GPM.
C)KITCHEN / WETBAR / LAUNDRY FAUCET MAXIMUM
1.8 GPM.
D)LAVY FAUCET MAXIMUM 1.5 GPM.
1 Control valves and shower heads shall be located on the
sidewall of shower compartments or otherwise arranged
so that the shower head does not discharge directly at
the entrance to the compartment so that the bather
can adjust the valves prior to stepping into the shower
spray. [ CPC 408.9 ]
2 Tempered shower doors and panels.
3 Water closets shall not be set closer than 15 inches from
its center line to a side wall or obstruction.
The clear space in front of the water closet shall not be
less than 24 inches. [ CPC 402.5 ]
4 Shower compartments regardless of size shall have a
minimum finished interior of 1024 square inches and
shall be capable of encompassing a 30 inch circle. [
CPC 408.6 ]
5 The maximum hot water temperature discharging from
the bathtub or whirlpool bathtub filler shall be
limited to 120 degrees F. by a device that is in
accordance to with ASSE 1070 or CSA [ CPC 409.4 ]
6 Showers must have a minimum inside clear dimension
of 30" with a minimum total area of 1,024 square
inches [CPC 411.7].
7 Shower doors must be at least 22" wide [CPC 411.6].
8 Showers must have waterproof wall finish up at least 6'
above the floor. [R307.2]
9 Glass shower and tub enclosure must be safety
glazing.[R307.2]
10 Shower and tub/shower walls to specify a smooth, hard,
nonabsorbent surface (e.g.ceramic tile or fiberglass)
over a moisture resistant underlayment (e.g., cement,
fiber cement, or glass mat gypsum backer) to a
height of 72 inches above the drain inlet. Please note:
Water-resistant gypsum backing board shall
not be used over a vapor retarder in shower or bathtub
compartments. [R307.2]
DIMENSIONS NOTES
1-CONTRACTOR TO VERIFY ALL DIMENSIONS IN FIELD AND NOTIFY
ARCHITECT OF ANY DISCREPANCY BEFORE ANY CONSTRUCTION
2- CONTRACTOR TO STAKE PROPERTY
LINES WITH SURVEYOR AND USE SETBACKS FOR ADDITION LAY-OUT
GENERAL SHEET NOTES:
1. REFER TO MECHANICAL, ELECTRICAL, AND STRUCTURAL
DRAWINGS FOR EXTENT OF MECHANICAL, ELECTRICAL, AND
STRUCTURAL WORK.
2. ALL EXTERIOR STUD WALLS SHALL HAVE MIN. R-21 FOIL
BACKED INSULATION.
3. REFER TO STRUCTURAL DRAWINGS FOR ALL FRAMING AND
STRUCTURAL MEMBER SIZES.
4. PROVIDE FULLY TEMPERED GLAZING, LAMINATED SAFETY
GLASS OR APPROVED PLASTIC IN SHOWERS OR BATHTUB
ADJACENT WALL OPENINGS WITHIN 60 INCHES ABOVE A
STANDING SURFACE AND DRAIN INLET.
5. DOORS AND PANELS OF SHOWER AND BATHTUB
ENCLOSURES SHALL BE FULLY TEMPERED, LAMINATED
SAFETY GLASS OR APPROVED PLASTIC.
6. PROVIDE TEMPERED GLAZING AT HAZARDOUS LOCATIONS,
SUCH AS IN DOORS.
7. TUB-SHOWER COMBINATIONS SHALL BE PROVIDED WITH
INDIVIDUAL CONTROL VALVES OF THE PRESSURE BALANCE
OR THE THERMOSTATIC MIXING VALVE TYPE. PROVIDE
MIXING VALVE FOR ALL TUB/SHOWERS
8. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO
OUTSIDE AT WATER HEATER.
9. INSTALL WINDOWS PER MANUFACTURER'S
RECOMMENDATIONS
10. DIMENSIONS ARE TO FINISH OF WALLS U.O.N.
11. MIN. JAMB AT DOORS TO BE 4"
12. MAXIMUM TEMPERATURE WILL BE LIMITED TO 120
DEGREES F.
WATER HEATER NOTES:
WATER HEATERS REQUIRE TWO SEISMIC STRAPS; ONE LOCATED WITHIN THE TOP 1/3
OF THE WATER HEATER AND ONE AT THE BOTTOM 1/3.
THE BOTTOM STRAP SHALL BE LOCATED AT LEAST 4" AWAY FROM THE HEATER
CONTROLS. CPC 508.2
MAXIMUM TEMPERATURE WILL BE LIMITED TO 120 DEGREES F.
PROPOSED
LOWER
LEVEL PLAN
A-3
A-A
A-6
B-B
A6
3'-1 1/8"8'-11 7/8"3'-4"1HR ASSEMBLY
WALL
WALL LEGEND:
INDICATES EXISTING WALL TO REMAIN
INDICATES EXISTING WALL TO BE REMOVED
INDICATES NEW STUD WALL
INDICATES 1HR ASSEMBLY WALL
a
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDDN15'-10"12'-4"15'-6"
STAIRS
BEDROOM- 4
12' X 12'CLOSETLOFT - OFFICE
12' X 12'
(N) WINDOW
4/0-5/0 FX TEMP
(N) WINDOW5/0-5/0 SL(N) WINDOW4/0-4/0 CS(N) WINDOW6/0-4/0 SL(N) WINDOW
2/6-5/0 FX TEMP
28'-2"EXISTING CLASS A COMPOSITE SHINGLES ROOFING
TO REMAIN
EXISTING DECORATIVE
DORMER TO REMAIN
5:12 5:12
5:125:125:12 5:12
EXISTING CLASS A COMPOSITE SHINGLES ROOFING
TO REMAIN
EXISTING DECORATIVE
DORMER TO REMAIN
5:12 5:12
5:125:125:12 5:12
5:125:125:12
5:12
NEW UPPER LEVEL ROOFEXISTING LOWER LEVEL ROOF
PROPOSED
UPPER LEVEL
& ROOF PLAN
A-4
PROPOSED UPPER LEVEL PLAN
SCALE 1/4" = 1'-0"
0 10 20 30 FT
PROPOSED ROOF PLAN
SCALE 1/4" = 1'-0"
857 S.F. ADDITION - 421 S.F. LOWER LEVEL - 436 S.F. UPPER LEVEL
0 10 20 30 FT
3'-4"7'-6"3'-4"4'-2"8'-0"12'-8"12'-10"2'-8"4'-4"5'-8"6'-0"3/0-8/010/0-8/0 SL(N) METAL
CRICKET
42" HIGH SOLID
GUARDRAIL
42" HIGH SOLID
GUARDRAIL
EGRESS WINDOW
CASEMENT BI-PART
MORE THAN 7 S.F. CLEAR
OPENING
FRONT ELEVATION - EAST
Scale: 1/4" = 1'-0"18'-10"4'-1"ABOVE TOP OF CURB9'-0"1'-0"9'-0"EXISTING TOP PLATES
EXISTING FINISH FLOOR
NEW CLASS A
COMPOSITION SHINGLES
ROOFING TO MATCH
EXISTING
EXISTING CLASS A
COMPOSITION SHINGLES
ROOFING TO REMAIN
NEW WOOD SIDING AT ADDITION
TO MATCH EXISTING SIDING
EXISTING SIDING
TO REMAIN
CARPORT BUILDING
BEYOND TO REMAIN
P.L.P.L.
EGRESS WINDOW
9.1 S.F. NET CLR
AREA
EGRESS WINDOW
7.2 S.F. NET CLR
AREA
2'-1"a
a
a
a
NEW WINDOWS SHALL BE
DOUBLE PANE VINYL WINDOWS
TYP. ALL WINDOWS
REPLACE ALL WINDOWS WITH
DOUBLE PANE VINYL CLAD WOOD
WINDOWS TYP. ALL WINDOWS FRONT DOOR SHALL BE
PANEL WOOD DOORb
a
b
AVERAGE TOP OF CURB
28.49'
BUILDING TOP ELEV.
55.41'
a
c
EGRESS WINDOW
5.35 S.F. NET CLR
AREA
(E) D.S.
(E) D.S.
b
b
b
DEPARTURE
POINT ELEV. 28.9
DEPARTURE
POINT ELEV. 29.1b b
EGRESS WINDOW
10 S.F. NET CLR
AREA
EXTERIOR ELEVATION - WEST
Scale: 1/4" = 1'-0"2
TOP PLATES
FINISH FLOOR
NEW CLASS A
COMPOSITION SHINGLES
ROOFING TO MATCH
EXISTING
EXISTING CLASS A
COMPOSITION SHINGLES
ROOFING TO REMAIN
NEW SIDING AT ADDITION
TO MATCH EXISTING SIDING
FINISH FLOOR
TOP PLATES
4'-1"8'-10"9'-0"12
5
CRAWLSPACE
ACCESS
DOOR
WOOD SOLID DOOR
CARPORT BUILDING
BEYOND TO REMAIN
P.L.P.L.
EGRESS WINDOW
11.5 S.F. NET CLR
AREA b
a
a
AVERAGE TOP OF CURB
28.49'
BUILDING TOP ELEV.
55.41'
a
c
(N) D.S.b
EXTERIOR ELEVATION - SOUTH
Scale: 1/4" = 1'-0"3
TOP PLATES
FINISH FLOOR
33.02
NEW CLASS A
COMPOSITION SHINGLES
ROOFING TO MATCH
EXISTING
EXISTING CLASS A
COMPOSITION SHINGLES
ROOFING TO REMAINNEW SIDING AT ADDITION
TO MATCH EXISTING SIDING
FINISH FLOOR
TOP PLATES
4'-2"8'-10"8'-0"12
5
CARPORT BUILDING
BEYOND TO REMAIN
EXISTING TOP PLATES
EXISTING FINISH FLOOR
4'-1"8'-10"EXISTING SIDING
TO REMAIN
P.L.
a
a
AVERAGE TOP OF CURB
28.49'
BUILDING TOP ELEV.
55.41'
a
c
EGRESS WINDOW
11.5 S.F. NET CLR
AREA
(N) D.S.
(E) D.S.(E) D.S.
bb
b
NEW SIDING TO
MATCH EXISTING
TOP PLATES
FINISH FLOOR
NEW CLASS A
COMPOSITION SHINGLES
ROOFING TO MATCH
EXISTING
EXISTING CLASS A
COMPOSITION SHINGLES
ROOFING TO REMAIN NEW SIDING AT ADDITION
TO MATCH EXISTING SIDING
FINISH FLOOR
TOP PLATES
4'-1"ABOVE TOP OF CURB8'-10"9'-0"12
5
CARPORT BUILDING
BEYOND TO REMAIN
EXISTING TOP PLATES
EXISTING FINISH FLOOR
33.02 8'-10"EXISTING SIDING
TO REMAIN
12
5
OUTLINE OF
NEW ADDITION
22" X 30" CRAWLSPACE ACCESS
PANEL
EXTERIOR ELEVATION - NORTH
Scale: 1/4" = 1'-0"4
P.L.
TC
28.72
TC
28.80
TC
28.95
EGRESS WINDOW
10.4 S.F. NET CLR
AREA
a
AVERAGE TOP OF CURB
28.49'
BUILDING TOP ELEV.
55.41'
a
c
(E) D.S.b
b 26'-11"OVERALL HEIGHTb
b
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDPROPOSED
EXTERIOR
ELEVATIONS
A-5
8'-10"8'-10"EXISTINGBUILDING SECTION
Scale: 1/4" = 1'-0"A-A 9'-0"3'-6"EXISTING MECHANICAL
ROOM - WATER HEATER
& FURNACE TO REMAIN
NEW CRAWLSPACE TO
ACCESS EXISTING
MECHANICAL ROOM 4'-2 5/8"6'-8"6'-8"27'-0"MAX. BUILDING HEIGHTFROM TOP OF CURB19'-6" MAX. (E) BUILDING HEIGHT FROM TOP OF CURBF.F. ELEVATION 33.02
ELEV. 28.80
APROX
TC
28.68
P.L.
EXISTING CRAWLSPACE TO REMAIN
b
BUILDING SECTIONS
Scale: 1/4" = 1'-0"B-B
F.F. ELEVATION 33.028'-10"9'-0"ELEV. 28.80
APROX
b
P.L.
DETENTION
BASIN, SEE SITE PLAN
ELEV. 28.80
APROX
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDPROPOSED
BUILDING
SECTION
A-6
SECTION NOTES
CONVENTIONAL LIGHT-FRAME CONSTRUCTION PROVISIONS OF THE CALIFORNIA BUILDING CODE CHAPTER 23 SHALL
APPLY TO THIS PROJECT .
ANY AND ALL ELEMENTS OF THE PREPARED PLANS THAT EXCEED THE MINIMUM STANDARDS REQUIRED BY CODE OR A
PROJECT STRUCTURAL ENGINEER SHALL TAKE PRECEDENCE OVER SUCH MINIMUM STANDARDS AND REQUIREMENTS .
ALL LUMBER TO BE USED IN THE CONSTRUCTION OF THIS STRUCTURE SHALL BE DOUGLAS FIR - LARCH (COAST
REGION) GRADE II OR BETTER (SEE ALSO PLANS AND SPECS .).
PROVIDE DOUBLE TRIMMER OR POST AT EACH SIDE OF OPENINGS 8'-0" OR GREATER (TYP.).
ALL INTERIOR NON-BEARING WALL BRACING TO BE MIN . EITHER A 1X4 DF # 2 CONTINUOUS LET-IN , OR SIMPSON 'WB'
STRAPS AT 45 ∞ MIN. / 60∞ MAX . TYPICAL .
ALL EXTERIOR WALL BRACING SHALL BE MIN . 3/8" CDX SOILD PYWOOD SHEATHING WITH 8d NAILS AT 6" O.C. (EDGES)
& 12" O.C. (FIELD) TYPICAL UNLESS NOTED OTHERWISE .
WALL FRAMING SHALL BE MIN. 2X4 STUDS AT 16" O.C. MAX., PROVIDE DOUBLE TOP PLATE WITH MINIMUM 48" LAP
SPLICE WITH (2) ROWS OF 16d AT EVERY 6" (TYPICAL) UNLESS NOTED OTHERWISE .
INSULATE ALL NEW WALLS WITH R-19 , CEILINGS WITH R-30 ,PER TITLE 24 REQUIREMENTS .
PROVIDE SOLID BLOCKING AT ENDS OF ALL CEILING JOISTS AND RAFTERS WITH SCREENED EAVE VENTS INSTALLED IN
PER CBC
PROVIDE SCREENED VENT AT EAVE WITH 2X SOLID BLOCKING AT ENDS OF CEILING JOISTS . DRILL MIN . OF (3) 2" DIA.
HOLES IN EACH BLOCK FOR PROPER VENTILATION REQUIREMENTS PER 2016 C.B.C. SECTION 1203.2
ALL NAILING SHALL COMPLY WITH C.B.C 2016 OR STRUCTURAL CALCULATIONS .
1/2" MINIMUM GYPSUM BOARD (SHEETROCK) TO BE INSTALLED AT ALL WALLS AND FLAT CEILING AREAS WITH 5d
NAILS @ 7" O.C. MAX. EACH WAY.
5/8" MINIMUM GYPSUM BOARD (SHEETROCK) TO BE INSTALLED AT ALL SLOPED CEILING AREAS WITH 6d NAILS @ 7"
O.C. EACH WAY TYPICAL .
PROVIDE DBL. 2X SOLID BLOCKING ABOVE AND BELOW ALL BEARING AND NON-BEARING PARTITIONS .
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDELECTRICAL/ MECHANICAL
SYMBOL LEGEND
GFCI
LIGHT SWITCH, SINGLE POLE; +48" U.O.N.
LIGHT SWITCH, 3-WAY; +48" U.O.N.
OUTLET, DUPLEX CONVENIENCE - 20A, 120V; +12" U.O.N.
OUTLET, SAME AS ABOVE EXCEPT GFI TYPE
SWITCHED OUTLET, 1/2 HOT - 20A, 120V; +12" U.O.N.
OUTLET, INDIVIDUAL APPLIANCE - 40A, 220V
HOSE BIB w/ VACUUM BREAKER
BATHROOM FAN-OCCUPANCY SENSORO.C.
GAS OUTLET
OUTLET, FOURPLEX CONVENIENCE - 20A, 120V +12" U.O.N.
B
T
DOORBELL CHIME
THERMOSTAT
TELEPHONE OUTLET +12" U.O.N.
ICBO APPROVED SMOKE DETECTOR - CEILING
MOUNTED & WIRED TO MAIN SERVICE WITH
BATTERY BACK-UP AC/DC INTERCONNECTED
TELEVISION HOOKUP TVSURFACE MOUNTED LIGHT FIXTURE
RECESSED CEILING LIGHT FIXTURE; IC & AT RATED, CAULKED
BETWEEN THE FIXTURE AND THE CEILING GYP BOARD.
RECESSED CEILING FLUORESCENT FIXTURE IC & AT RATED
GARAGE DOOR OPENERG.D.O.
F.G.
UNDER-COUNTER OUTLETU/C
S
S
S
3
WALL MOUNTED T-24 COMPLIANT HIGH EFFICACY
HOUSING L.E.D.CEILING LIGHT FIXTURE
L
F
S
D LIGHT SWITCH, DIMMABLE; +48" U.O.N.
S
oc LIGHT SWITCH, OCCUPANCY SENSOR; +48" U.O.N.
EXTERIOR MOTION FLOOD FIXTURE
H.B.
FLUORESCENT LIGHT FIXTURE
XENON LIGHT STRIP
F
CEILING FAN
GFCI
W.P.OUTLET, SAME AS ABOVE EXCEPT WATER PROOF
F FAN-FLUORESCENT LIGHT COMBO
ADJUSTABLE WALL-WASH LIGHT IC & AT RATED
W.P.WALL MOUNTED LIGHT FIXTURE WATER PROOF
WALL MOUNTED T-24 COMPLIANT HIGH EFFICACY HOUSING
L.E.D.CEILING LIGHT FIXTURE. LIGHT FIXTURE WATER PROOFW.P.
L
E.L.EMERGENCY LIGHT
FLOOR REGISTER VENT
L RECESSED T-24 COMPLIANT HIGH EFFICACY HOUSING L.E.D.
CEILING LIGHT FIXTURE; IC & AT RATED, CAULKED
BETWEEN THE FIXTURE AND THE CEILING GYP BOARD.
CARBON MONOXIDE ALARMCM
LOWER LEVEL
ELECTRICAL
PLAN
A-7
a) SMOKE & CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARY POWER
FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH A BATTERY BACKUP.
WIRING SHALL BE PERMANENT AND WITHOUT A DISCONNECTING SWITCH OTHER
THAN AS REQUIRED FOR OVERCURRENT PROTECTION (R314.4)
b) SMOKE & CARBON MONOXIDE ALARMS SHALL BE INTERCONNECTED IN SUCH A
MANNER THAT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALARMS
IN THE INDIVIDUAL UNIT. THE ALARM SHALL BE CLEARLY AUDIBILE IN ALL
BEDROOMS OVER BACKGROUND NOISE LEVELS WITH ALL INTERVENING DOORS
CLOSED. (R314.5)
c) A DUAL SENSOR PHOTOELECTRIC / IONIZATION SMOKE ALARM SHALL BE
PROVIDED AT EACH FLOOR LANDING OF ALL STAIRCASES. SMOKE ALARMAS
INSTALLED WITHIN 20' OF A KITCHEN, BATHROOM OR ROOM CONTAINING A
FIREPLACE SHALL BE OF THE PHOTOELECTRIC TYPE ONLY.
d) FOR PLACEMENT OF SMOKE ALARMS AND CARBON MONOXIDE ALARMS IN ROOM
WITH VARIATIONS IN CEILING HEIGHT (SLOPED, PITCHED, ETC) REFER TO THE
MANUFACTURERS GUIDELINES FOR PROPER PLACEMENT
1)HIGH EFFICACY LIGHTING IN KITCHEN SHALL BE SWITCHED SEPARATELY. A MINIMUM OF 50% OF
THE TOTAL RATE WATTAGE OF PERMANENTLY INSTALLED LIGHTING IN KITCHEN SHALL
BE HIGH EFFICACY.
2)A MINIMUM OF ONE HIGH EFFICACY LUMINAIRE SHALL BE INSTALLED IN EACH BATHROOM;
AND ALL OTHER LIGHTING INSTALLED IN EACH BATHROOM SHALL BE HIGH EFFICACY OR
CONTROLLED BY VACANCY SENSOR.
3)LIGHTING INSTALLED IN ATTACHED GARAGE, LAUNDRY ROOM, AND UTILITY ROOM SHALL BE
HIGH EFFICACY LUMINAIRES AND CONTROLLED BY VACANCY SENSORS.
4)LIGHTING IN OTHER THAN GARAGES, LAUNDRY ROOMS, AND UTILITY ROOMS SHALL BE HIGH
EFFICACY, OR SHALL BE CONTROLLED BY EITHER DIMMERS OR VACANCY SENSORS.
5)RECESSED LUMINAIRES IN CEILINGS SHALL BE LISTED FOR ZERO CLEARANCE INSULATION
CONTACT (IC) BY UNDERWRITERS LABORATORIES., BE LABELED AIRTIGHT, AND GASKETED TO
CEILING FINISH.
6)OUTDOOR MOUNTED LIGHTING SHALL BE HIGH EFFICACY OR ALL OF THE FOLLOWING;
A)MANUAL ON / OFF
B)CONTROLLED BY MOTION SENSOR.
C)PHOTOCONTROL OR ASTRONOMICAL TIME CLOCK OR EMS CONTROL.
E2. HYDRO-MASSAGE BATHTUBS AND THEIR ASSOCIATED ELECTRICAL COMPONENTS SHALL BE ON
AN INDIVIDUAL BRANCH CIRCUIT(S)
AND PROTECTED BY A READILY ACCESSIBLE GROUND-FAULT CIRCUIT INTERRUPTER.
ALL 125-VOLT, SINGLE-PHASE RECEPTACLES NOT EXCEEDING 30 AMPERES AND LOCATED
WITHIN 6 FT MEASURED HORIZONTALLY OF THE INSIDE WALLS OF A HYDRO-MASSAGE TUB
SHALL BE PROTECTED BY A GROUND-FAULT CIRCUIT INTERRUPTER. [CEC 680.71]
1) ARC-FAULT CIRCUIT-INTERRUPTER, AFCI IS REQUIRED AS PER ART 210.12(B) CEC 2016
Arc-fault circuit-interrupter protection must be provided in accordance with 210.12(A), (B) and (C). AFCI devices must
be installed in readily accessible locations.
(A) Where Required. All 15A or 20A, 120V branch circuits in dwelling units supplying outlets or devices in kitchens,
family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets,
hallways, laundry areas, or similar rooms or areas CEC210.12.
2) ELECTRICAL CONTRACTOR TO PROVIDE FORMS CF-4R AND CF-6R FOR FINAL INSPECTION
3) ALL EXTERIOR GFCI OUTLETS MUST BE WEATHER RESISTANT (IN
ADDITION TO THE BUBBLE COVER) PER ARTICLE 406.8 OF 2016 CEC.
4) ALL OUTLETS MUST BE TAMPER RESISTANT PER ARTICLE
406.12 OF 2016 CEC.
5) TWO SMALL APPLIANCE BRANCH CIRCUITS ARE REQUIRED FOR THE KITCHEN AND ARE LIMITED TO
SUPPLYING WALL AND COUNTER SPACE OUTLETS FOR THE KITCHEN, PANTRY, BREAKFAST ROOM, DINING
ROOM, OR SIMILAR AREAS. NOTE: THESE CIRCUITS CANNOT SERVE OUTSIDE PLUGS, RANGE HOOD,
DISPOSALS, DISHWASHER OR MICROWAVES- ONLY THE REQUIRED COUNTERTOP/WALL OUTLETS
INCLUDING THE REFRIGERATOR. SHEET E1.1, CEC 210-11 (c) (1) AND 210-52 (b)
6) A DEDICATED 20 AMP CIRCUIT IS REQUIRED TO SERVE THE REQUIRED BATHROOM OUTLETS. THIS
CIRCUIT CANNOT SUPPLY ANY OTHER RECEPTACLES, LIGHTS, FANS, ETC. (EXCEPTION WHERE THE
CIRCUIT SUPPLIES A SINGLE BATHROOM, OUTLETS FOR OTHER EQUIPMENT WITHIN THE SAME
BATHROOM SHALL BE PERMITTED TO BE SUPPLIED). SHEET E1.1, CEC 210-52
7) A DEDICATED 20 AMP BRANCH CIRCUIT SHALL BE PROVIDED TO SUPPLY THE LAUNDRY RECEPTACLE
OUTLET PER CEC 210-11 (c) (2) AND 210-52 (f)
8) LOCATION OF THE NEW OR EXISTING ELECTRICAL SERVICE PANEL AND/OR SUB PANEL(S): BE SURE
THAT ANY PANEL USED HAS A MINIMUM SIZE 3-WIRE, 100 AMP PANEL
9) NOTE THAT IF AN EXISTING PANEL IS TO BE RE-USED FOR THIS PROJECT, BE SURE TO ELIMINATE
PANELS LOCATED: 1) IN CLOSETS (PARTICULARLY IN THE VICINITY OF EASILY IGNITABLE MATERIAL, SUCH
AS CLOTHES); 2) IN BATHROOMS; OR 2) RECESSED IN THE GARAGE FIREWALL. CEC 240-24(d) and 240-24 (E)
10) SMOKE DETECTORS OR SMOKE ALARMS LOCATED WITHIN 20 FEET OF A KITCHEN, OR A ROOM
CONTAINING A COOKING APPLIANCE, WOOD BURNING FIREPLACE OR STOVE SHALL BE PHOTOELECTRIC
DETECTORS OR ALARMS
11) IN ALL OTHER REQUIRED LOCATIONS DUAL SENSOR PHOTOELECTRIC/ IONIZATION DETECTORS OR
ALARMS, SHALL BE INSTALLED. A PHOTOELECTRIC SMOKE DETECTOR OR ALARM INSTALLED TOGETHER
WITH AN IONIZATION SMOKE DETECTOR OR ALARM MAY BE USED AS A SUBSTITUTE FOR A DUAL SENSOR
PHOTOELECTRIC/ IONIZATION DETECTOR ALARM
12) SMOKE AND CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARY POWER FROM THE
BUILDING WIRING AND SHALL BE EQUIPPED WITH A BATTERY BACKUP. WIRING SHALL BE PERMANENT AND
WITHOUT A DISCONNECTING SWITCH OTHER THAN AS REQUIRED FOR OVER-CURRENT PROTECTION
(R314.4)
13) SMOKE AND CARBON MONOXIDE ALARMS SHALL BE INTERCONNECTED IN SUCH A MANNER THAT THE
ACTIVATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALARMS IN THE INDIVIDUAL UNIT. THE ALARM
SHALL BE CLEARLY AUDIBLE IN ALL BEDROOMS OVER BACKGROUND NOISE LEVELS WITH ALL
INTERVENING DOORS CLOSED. (R314.5)
14) THE MINIMUM LOCAL EXHAUST RATES SHALL BE 50 CUBIC FEET PER MINUTE FOR INTERMITTENT
VENTILATION OR 20 CUBIC FEET PER MINUTE FOR CONTINUOUS VENTILATION, EXHAUST AIR FROM THE
SPACE SHALL BE EXHAUSTED DIRECTLY TO THE OUTDOORS. (R303.3, EXCEPTION)
15) EACH BATHROOM CONTAINING A BATH TUB, SHOWER OR A TUB SHOWER COMBINATION SHALL BE
MECHANICALLY VENTILATED FOR PURPOSES OF HUMIDITY CONTROL IN ACCORDANCE WITH CMC
CHAPTER 4, AND CALGREEN DIVISION 4.5. WINDOW OPERATION IS NOT A PERMISSIBLE METHOD OF
PROVIDING BATHROOM EXHAUST FOR HUMIDITY CONTROL (R303.3.1) (THIS IS ALSO CALLED OUT ON GB-1
H8)
LOWER LEVEL ELECTRICAL PLAN
SCALE 1/4" = 1'-0"
857 S.F. ADDITION - 421 S.F. LOWER LEVEL - 436 S.F. UPPER LEVEL
0 10 20 30 FTGFCIGFCIGFCIW.P.GFCIW.P.GFCIW.P.GFCIGFCIGFCIGFCIGFCIGFCIGFCIGFCI
GFCI
GFCI
GFCIU.C.GFCI
U.C.GFCIGFCI
F.G.
sCM
sCM sCM sCM
sCM
sCM GFCIO.C.
O.C.Soc
SocSocSoc
Soc W.P.LW.P.
L
S
D
L
L
L
SD
S
D
SDSDS
D
SDSDSDS
D
S
D
SD
Soc
S3DSoc
S
D
Soc
H.B.H.B.MECHANICAL NOTE:
TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS
SHALL BE A MINIMUM OF 3 FEET FROM PROPERTY LINES
AND 3 FEET FROM ANY OPENINGS INTO THE BUILDING
(I.E. DRYERS, BATH AND UTILITY FANS, ETC., MUST BE 3
FEET AWAY FROM DOORS, WINDOWS, OPENING
SKYLIGHTS OR ATTIC VENTS). CMC 504.5
NO ELECTRICAL CHANGES
TO EXISTING CARPORT
(N) EV CHARGING OUTLET
INSTALL PER MANUFACTURER
SPECIFICATION
(E) MAIN ELECTRICAL
PANEL
sCM
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDELECTRICAL/ MECHANICAL
SYMBOL LEGEND
GFCI
LIGHT SWITCH, SINGLE POLE; +48" U.O.N.
LIGHT SWITCH, 3-WAY; +48" U.O.N.
OUTLET, DUPLEX CONVENIENCE - 20A, 120V; +12" U.O.N.
OUTLET, SAME AS ABOVE EXCEPT GFI TYPE
SWITCHED OUTLET, 1/2 HOT - 20A, 120V; +12" U.O.N.
OUTLET, INDIVIDUAL APPLIANCE - 40A, 220V
HOSE BIB w/ VACUUM BREAKER
BATHROOM FAN-OCCUPANCY SENSORO.C.
GAS OUTLET
OUTLET, FOURPLEX CONVENIENCE - 20A, 120V +12" U.O.N.
B
T
DOORBELL CHIME
THERMOSTAT
TELEPHONE OUTLET +12" U.O.N.
ICBO APPROVED SMOKE DETECTOR - CEILING
MOUNTED & WIRED TO MAIN SERVICE WITH
BATTERY BACK-UP AC/DC INTERCONNECTED
TELEVISION HOOKUP TVSURFACE MOUNTED LIGHT FIXTURE
RECESSED CEILING LIGHT FIXTURE; IC & AT RATED, CAULKED
BETWEEN THE FIXTURE AND THE CEILING GYP BOARD.
RECESSED CEILING FLUORESCENT FIXTURE IC & AT RATED
GARAGE DOOR OPENERG.D.O.
F.G.
UNDER-COUNTER OUTLETU/C
S
S
S
3
WALL MOUNTED T-24 COMPLIANT HIGH EFFICACY
HOUSING L.E.D.CEILING LIGHT FIXTURE
L
F
S
D LIGHT SWITCH, DIMMABLE; +48" U.O.N.
S
oc LIGHT SWITCH, OCCUPANCY SENSOR; +48" U.O.N.
EXTERIOR MOTION FLOOD FIXTURE
H.B.
FLUORESCENT LIGHT FIXTURE
XENON LIGHT STRIP
F
CEILING FAN
GFCI
W.P.OUTLET, SAME AS ABOVE EXCEPT WATER PROOF
F FAN-FLUORESCENT LIGHT COMBO
ADJUSTABLE WALL-WASH LIGHT IC & AT RATED
W.P.WALL MOUNTED LIGHT FIXTURE WATER PROOF
WALL MOUNTED T-24 COMPLIANT HIGH EFFICACY HOUSING
L.E.D.CEILING LIGHT FIXTURE. LIGHT FIXTURE WATER PROOFW.P.
L
E.L.EMERGENCY LIGHT
FLOOR REGISTER VENT
L RECESSED T-24 COMPLIANT HIGH EFFICACY HOUSING L.E.D.
CEILING LIGHT FIXTURE; IC & AT RATED, CAULKED
BETWEEN THE FIXTURE AND THE CEILING GYP BOARD.
CARBON MONOXIDE ALARMCM
UPPER LEVEL
ELECTRICAL
PLAN
A-8
a) SMOKE & CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARY POWER
FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH A BATTERY BACKUP.
WIRING SHALL BE PERMANENT AND WITHOUT A DISCONNECTING SWITCH OTHER
THAN AS REQUIRED FOR OVERCURRENT PROTECTION (R314.4)
b) SMOKE & CARBON MONOXIDE ALARMS SHALL BE INTERCONNECTED IN SUCH A
MANNER THAT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALARMS
IN THE INDIVIDUAL UNIT. THE ALARM SHALL BE CLEARLY AUDIBILE IN ALL
BEDROOMS OVER BACKGROUND NOISE LEVELS WITH ALL INTERVENING DOORS
CLOSED. (R314.5)
c) A DUAL SENSOR PHOTOELECTRIC / IONIZATION SMOKE ALARM SHALL BE
PROVIDED AT EACH FLOOR LANDING OF ALL STAIRCASES. SMOKE ALARMAS
INSTALLED WITHIN 20' OF A KITCHEN, BATHROOM OR ROOM CONTAINING A
FIREPLACE SHALL BE OF THE PHOTOELECTRIC TYPE ONLY.
d) FOR PLACEMENT OF SMOKE ALARMS AND CARBON MONOXIDE ALARMS IN ROOM
WITH VARIATIONS IN CEILING HEIGHT (SLOPED, PITCHED, ETC) REFER TO THE
MANUFACTURERS GUIDELINES FOR PROPER PLACEMENT
1)HIGH EFFICACY LIGHTING IN KITCHEN SHALL BE SWITCHED SEPARATELY. A MINIMUM OF 50% OF
THE TOTAL RATE WATTAGE OF PERMANENTLY INSTALLED LIGHTING IN KITCHEN SHALL
BE HIGH EFFICACY.
2)A MINIMUM OF ONE HIGH EFFICACY LUMINAIRE SHALL BE INSTALLED IN EACH BATHROOM;
AND ALL OTHER LIGHTING INSTALLED IN EACH BATHROOM SHALL BE HIGH EFFICACY OR
CONTROLLED BY VACANCY SENSOR.
3)LIGHTING INSTALLED IN ATTACHED GARAGE, LAUNDRY ROOM, AND UTILITY ROOM SHALL BE
HIGH EFFICACY LUMINAIRES AND CONTROLLED BY VACANCY SENSORS.
4)LIGHTING IN OTHER THAN GARAGES, LAUNDRY ROOMS, AND UTILITY ROOMS SHALL BE HIGH
EFFICACY, OR SHALL BE CONTROLLED BY EITHER DIMMERS OR VACANCY SENSORS.
5)RECESSED LUMINAIRES IN CEILINGS SHALL BE LISTED FOR ZERO CLEARANCE INSULATION
CONTACT (IC) BY UNDERWRITERS LABORATORIES., BE LABELED AIRTIGHT, AND GASKETED TO
CEILING FINISH.
6)OUTDOOR MOUNTED LIGHTING SHALL BE HIGH EFFICACY OR ALL OF THE FOLLOWING;
A)MANUAL ON / OFF
B)CONTROLLED BY MOTION SENSOR.
C)PHOTOCONTROL OR ASTRONOMICAL TIME CLOCK OR EMS CONTROL.
E2. HYDRO-MASSAGE BATHTUBS AND THEIR ASSOCIATED ELECTRICAL COMPONENTS SHALL BE ON
AN INDIVIDUAL BRANCH CIRCUIT(S)
AND PROTECTED BY A READILY ACCESSIBLE GROUND-FAULT CIRCUIT INTERRUPTER.
ALL 125-VOLT, SINGLE-PHASE RECEPTACLES NOT EXCEEDING 30 AMPERES AND LOCATED
WITHIN 6 FT MEASURED HORIZONTALLY OF THE INSIDE WALLS OF A HYDRO-MASSAGE TUB
SHALL BE PROTECTED BY A GROUND-FAULT CIRCUIT INTERRUPTER. [CEC 680.71]
1) ARC-FAULT CIRCUIT-INTERRUPTER, AFCI IS REQUIRED AS PER ART 210.12(B) CEC 2016
Arc-fault circuit-interrupter protection must be provided in accordance with 210.12(A), (B) and (C). AFCI devices must
be installed in readily accessible locations.
(A) Where Required. All 15A or 20A, 120V branch circuits in dwelling units supplying outlets or devices in kitchens,
family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets,
hallways, laundry areas, or similar rooms or areas CEC210.12.
2) ELECTRICAL CONTRACTOR TO PROVIDE FORMS CF-4R AND CF-6R FOR FINAL INSPECTION
3) ALL EXTERIOR GFCI OUTLETS MUST BE WEATHER RESISTANT (IN
ADDITION TO THE BUBBLE COVER) PER ARTICLE 406.8 OF 2016 CEC.
4) ALL OUTLETS MUST BE TAMPER RESISTANT PER ARTICLE
406.12 OF 2016 CEC.
5) TWO SMALL APPLIANCE BRANCH CIRCUITS ARE REQUIRED FOR THE KITCHEN AND ARE LIMITED TO
SUPPLYING WALL AND COUNTER SPACE OUTLETS FOR THE KITCHEN, PANTRY, BREAKFAST ROOM, DINING
ROOM, OR SIMILAR AREAS. NOTE: THESE CIRCUITS CANNOT SERVE OUTSIDE PLUGS, RANGE HOOD,
DISPOSALS, DISHWASHER OR MICROWAVES- ONLY THE REQUIRED COUNTERTOP/WALL OUTLETS
INCLUDING THE REFRIGERATOR. SHEET E1.1, CEC 210-11 (c) (1) AND 210-52 (b)
6) A DEDICATED 20 AMP CIRCUIT IS REQUIRED TO SERVE THE REQUIRED BATHROOM OUTLETS. THIS
CIRCUIT CANNOT SUPPLY ANY OTHER RECEPTACLES, LIGHTS, FANS, ETC. (EXCEPTION WHERE THE
CIRCUIT SUPPLIES A SINGLE BATHROOM, OUTLETS FOR OTHER EQUIPMENT WITHIN THE SAME
BATHROOM SHALL BE PERMITTED TO BE SUPPLIED). SHEET E1.1, CEC 210-52
7) A DEDICATED 20 AMP BRANCH CIRCUIT SHALL BE PROVIDED TO SUPPLY THE LAUNDRY RECEPTACLE
OUTLET PER CEC 210-11 (c) (2) AND 210-52 (f)
8) LOCATION OF THE NEW OR EXISTING ELECTRICAL SERVICE PANEL AND/OR SUB PANEL(S): BE SURE
THAT ANY PANEL USED HAS A MINIMUM SIZE 3-WIRE, 100 AMP PANEL
9) NOTE THAT IF AN EXISTING PANEL IS TO BE RE-USED FOR THIS PROJECT, BE SURE TO ELIMINATE
PANELS LOCATED: 1) IN CLOSETS (PARTICULARLY IN THE VICINITY OF EASILY IGNITABLE MATERIAL, SUCH
AS CLOTHES); 2) IN BATHROOMS; OR 2) RECESSED IN THE GARAGE FIREWALL. CEC 240-24(d) and 240-24 (E)
10) SMOKE DETECTORS OR SMOKE ALARMS LOCATED WITHIN 20 FEET OF A KITCHEN, OR A ROOM
CONTAINING A COOKING APPLIANCE, WOOD BURNING FIREPLACE OR STOVE SHALL BE PHOTOELECTRIC
DETECTORS OR ALARMS
11) IN ALL OTHER REQUIRED LOCATIONS DUAL SENSOR PHOTOELECTRIC/ IONIZATION DETECTORS OR
ALARMS, SHALL BE INSTALLED. A PHOTOELECTRIC SMOKE DETECTOR OR ALARM INSTALLED TOGETHER
WITH AN IONIZATION SMOKE DETECTOR OR ALARM MAY BE USED AS A SUBSTITUTE FOR A DUAL SENSOR
PHOTOELECTRIC/ IONIZATION DETECTOR ALARM
12) SMOKE AND CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARY POWER FROM THE
BUILDING WIRING AND SHALL BE EQUIPPED WITH A BATTERY BACKUP. WIRING SHALL BE PERMANENT AND
WITHOUT A DISCONNECTING SWITCH OTHER THAN AS REQUIRED FOR OVER-CURRENT PROTECTION
(R314.4)
13) SMOKE AND CARBON MONOXIDE ALARMS SHALL BE INTERCONNECTED IN SUCH A MANNER THAT THE
ACTIVATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALARMS IN THE INDIVIDUAL UNIT. THE ALARM
SHALL BE CLEARLY AUDIBLE IN ALL BEDROOMS OVER BACKGROUND NOISE LEVELS WITH ALL
INTERVENING DOORS CLOSED. (R314.5)
14) THE MINIMUM LOCAL EXHAUST RATES SHALL BE 50 CUBIC FEET PER MINUTE FOR INTERMITTENT
VENTILATION OR 20 CUBIC FEET PER MINUTE FOR CONTINUOUS VENTILATION, EXHAUST AIR FROM THE
SPACE SHALL BE EXHAUSTED DIRECTLY TO THE OUTDOORS. (R303.3, EXCEPTION)
15) EACH BATHROOM CONTAINING A BATH TUB, SHOWER OR A TUB SHOWER COMBINATION SHALL BE
MECHANICALLY VENTILATED FOR PURPOSES OF HUMIDITY CONTROL IN ACCORDANCE WITH CMC
CHAPTER 4, AND CALGREEN DIVISION 4.5. WINDOW OPERATION IS NOT A PERMISSIBLE METHOD OF
PROVIDING BATHROOM EXHAUST FOR HUMIDITY CONTROL (R303.3.1) (THIS IS ALSO CALLED OUT ON GB-1
H8)
UPPER LEVEL ELECTRICAL PLAN
SCALE 1/4" = 1'-0"
0 10 20 30 FT
S
D
5:12 5:12
5:125:125:12 5:12
SD SDS
D
S
3D
MECHANICAL NOTE:
TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS
SHALL BE A MINIMUM OF 3 FEET FROM PROPERTY LINES
AND 3 FEET FROM ANY OPENINGS INTO THE BUILDING
(I.E. DRYERS, BATH AND UTILITY FANS, ETC., MUST BE 3
FEET AWAY FROM DOORS, WINDOWS, OPENING
SKYLIGHTS OR ATTIC VENTS). CMC 504.5
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUND1ST WRAP
APPLICATION
1ST WRAP
APPLICATION
2ND WRAP
APPLICATION
3RD WRAP
APPLICATION
STUD WALL
WINDOW SEE
PLAN FOR STYLE
SHEAR PLYWD.
EXTERIOR
FINISH
G.I. HEAD
FLASHING
8" TO 12" WIDE
FLASHING PAPER
TYPICAL WINDOW INSTALL
AD-1
4X4 POST TYP
CAULK JOINT BTW
CASING & TRIM
WOOD WINDOW SILL
CAULK BTW CASING &
MOISTURE BARRIER
JAMB TRIM @ MULTIPLE WINDOWS
TRIM BY 'JAMES
HARDI' @ WINDOWS-
PAINTED
2X STUD WALL W/
SHEAR PLY, BATT
INSULATION AND
1/2" GYP BD TYP
PLYWOOD SHEAR
1X1 WOOD CORNER TRIM
"HARDIPLANK" LAP WOOD SIDING
TYPICAL INTERIOR CORNER FRAMING
NOT TO SCALE
WINDOW HEAD (JAMB SIMILAR)
2x4 STUD WALL W/
SHEAR PLY, R - 19 BATT
INSULATION AND 1/2"
GYP. BRD @ INTERIOR,
TYP.
CAULK JOINT, TYP.
DRIP SCREED &
FLASHING, TYP.
SCALE : 1" = 1'- 0"
WINDOW SILL DETAIL
2x STUD WALL W/ SHEAR
PLY, BATT INSULATION AND
1/2" GYP. BRD., TYP.
CAULK JOINT - TYP.
SLOPE SURFACE 1/4"/FT.
SIDING o/ SHEAR PLYWOOD AS PER
STRUCTURAL CALCS OVER 15#
BUILDING FELT- PAINTED
3 1/2" TRIM BY 'JAMES HARDI'
@ ALL WINDOWS- PAINTED
WINDOW SILL- XLD HARDIE
TRIM' SMOOTH TEXTURE
CAULK JOINT - TYP.
2 x4 STUD WALL W/
SHEAR PLY, R - 19 BATT
INSULATION AND 1/2"
GYP. BRD @ INTERIOR,
TYP.
CAULK JOINT, TYP.
SHIM AS REQUIRED
SOLID CORE WOOD
DOOR AND FRAME
EXTERIOR DOOR HEADER (JAMB SIM)
DRIP SCREED &
FLASHING, TYP.
3 1/2" TRIM BY 'JAMES HARDI'
@ ALL DOORS- PAINTED
PLYWOOD
SCREENED ATTIC VENT, INSTALL
AT REAR OF UNITS
APPROX. 24" DOWN FROM RIDGE
ATTIC VENT
4"4"
STANDARD 2-PC
ROUND OR OVAL
ALUMINIUM STACK
AND CAP FLASHING
STANDARD ALUMINIUM
FLUE FLASHING BASE
SET IN PLASTIC CEMENT
AND NAIL 3" O.C.STRIP-IN
STANDARD 2-PC
ROUND OR OVAL
ALUMINIUM STACK
AND CAP FLASHING
STANDARD ALUMINIUM
FLUE FLASHING BASE
FLUE DETAIL
BUILT-UP ROOF
FLUE DETAIL
EXTERIOR DOOR @ THRESHOLD
1 3/4" DOOR
ALIGN w/ BACK
OF EXT. TRIM
SEALANT
1/4" MAX
BLOCK
GALV. METAL
FLASHING
SUBFLOOR
UNDERLAYMENT
(WHERE APPLIES)
FLOOR FINISH
THRESHOLD "PEMKO"
SERIES #114 THRESHOLD
COMPLETE W/
CONCEALED HOOK #61B
1/2" max.@ out-swinging doors2 3 41
7 8 9 106
12 13 14 15 NTS.
11
17 18 19 NTS.16
NTS.
NTS.
NTS.
NTS.
NTS.
NTS.
NTS.
NTS.
NTS.
NTS.
NTS.
NTS.
NTS.
NTS.
NTS.
NTS.
NTS.
5
NEW SIDING EXIST SIDING
OVERLAP NO.15 ASPHALT FELT
MIN. 6" UNDER EXIST. SIDING
PW SHEATHING
6" MINBACKER STUD
AS REQ'D
SILICONE SEALANT
AT NEW JOINT
TYPICAL STUCCO LAP AT NEW/EXIST
NEW SIDING EXIST SIDING
OVERLAP NO.15 ASPHALT FELT
MIN. 6" UNDER EXIST. SIDING
6" MIN
BACKER STUD
AS REQ'D
SILICONE SEALANT
AT NEW JOINT
TYPICAL SIDING AT WINDOW REMOVED
NOTE: FEATHER AND MATCH TEXTURE
OVER EXISTING STUCCO
REMOVE EXIST WIND
EXIST STUD AND
TRIMMER TO REMAIN
EXIST STUD
2X STUD WALL W/
SHEAR PLY, BATT
INSULATION AND
1/2" GYP BD TYP
PLYWOOD SHEAR
STUCCO SIDING
TYPICAL INTERIOR CORNER FRAMING
EXTERIOR INTERIOR
ARCHITECTURAL
DETAILS
CRICKET C 'V' FLASHING
H/SLOPE 1:12
22 GA. S.M. 'V' FLASHING AT
VALLEY BETWEEN UNITS .
SALDERED& SEAL IN FIELD
SLOPPED ROOF
DECK
SLOPED ROOF
DECK
ROOF FLASHING @
ROOF AND WALL
RAKE OF ROOF
WALL
EDGE OF EAVE
ROOF FLASHING ISOMETRIC
RIDGE CAP- AS PER MFGR.
SPECS.
COMPOSITION SHINGLES
26 GA. COPPER OR (ALTERNATE) 26
GA. G.I. SHEET MTL. CAP FLASHING
OVER BUILD. FELT
PLYWOOD ROOF DECK
ROOF TRUSSES OR RAFTERS
BLOCKING OR RIDGE BEAM
FIELD TILE
26 GA. COPPER OR (ALTERNATE)
26 GA. G.I. SHEET MTL. VALLEY
FLASHING OVER BUILD. FELT
NOT TO SCALE
ROOF / VALLEY FLASHING DETAIL
10"
WALL
CRICKET W/
SLOPE 1:12
PEK FT.
ROOF DECK SLOPED TO
VALLEY FROM EA.
UNIT
26 GA COPPER OR (ALTERNATE )
22 GA. GALV. S.M.'V' FLASHING
AT VALLEY BETWEEN UNITS.
SOLDERED & SEAL IN FIELD
FLASHING BETWEEN WALL AND ROOF
2X STUD WALL W/ SHEAR PLY,
BATT INSULATION AND 1/2" GYP
BD TYPEAVE VENT DETAIL
12
4
SEE ROOF
PLAN
PLYWOOD ROOF SHEATHING TYP
ROOF RAFTERS SPACED AS
PER STRUCT. DRWG'S
FASCIA GUTTER
BATT INSULATION SEE T-24 @
CEILING - PROVIDE BAFFELS @
BLOCKING @ EAVES - TYP
ROOFING OVER
UNDERLAYMENT - INSTALL
AS PER MFGR SPECS.
DRAFTSTOP TO BE MIN. 1/2" GYP. BD. SPACED
AT 100' O/C MAX. OR 9000 SQ FT. MANSARD
ATTIC SPACE IS TO BE SPRINKLERED TYPICAL
2X FASCIA
HARDIE SOFFIT
NO EAVE VENTS
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDCHAPTER 4
RESIDENTIAL MANDATORY MEASURES
DIVISION 4.1 PLANNING AND DESIGN
DIVISION 4.3 WATER EFFICIENCY AND CONSERVATION
4.406 ENHANCED DURABILITY AND REDUCED MAINTENANCE
4.406.1 RODENT PROOFING. Annular spaces around pipes, electric cables, conduits or other openings in
sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such
openings with cement mortar, concrete masonry or a similar method acceptable to the enforcing
agency.
4.408 CONSTRUCTION WASTE REDUCTION, DISPOSAL AND RECYCLING
4.408.1 CONSTRUCTION WASTE MANAGEMENT. Recycle and/or salvage for reuse a minimum of 65
percent of the non-hazardous construction and demolition waste in accordance with either Section
4.408.2, 4.408.3 or 4.408.4, or meet a more stringent local construction and demolition waste
management ordinance.
Exceptions:
1. Excavated soil and land-clearing debris.
2. Alternate waste reduction methods developed by working with local agencies if diversion or
recycle facilities capable of compliance with this item do not exist or are not located reasonably
close to the jobsite.
3. The enforcing agency may make exceptions to the requirements of this section when isolated
jobsites are located in areas beyond the haul boundaries of the diversion facility.
4.408.2 CONSTRUCTION WASTE MANAGEMENT PLAN. Submit a construction waste management plan
in conformance with Items 1 through 5. The construction waste management plan shall be updated as
necessary and shall be available during construction for examination by the enforcing agency.
1. Identify the construction and demolition waste materials to be diverted from disposal by recycling,
reuse on the project or salvage for future use or sale.
2. Specify if construction and demolition waste materials will be sorted on-site (source separated) or
bulk mixed (single stream).
3. Identify diversion facilities where the construction and demolition waste material collected will be
taken.
4. Identify construction methods employed to reduce the amount of construction and demolition waste
generated.
5. Specify that the amount of construction and demolition waste materials diverted shall be calculated
by weight or volume, but not by both.
4.408.3 WASTE MANAGEMENT COMPANY. Utilize a waste management company, approved by the
enforcing agency, which can provide verifiable documentation that the percentage of construction and
demolition waste material diverted from the landfill complies with Section 4.408.1.
Note: The owner or contractor may make the determination if the construction and demolition waste
materials will be diverted by a waste management company.
4.408.4 WASTE STREAM REDUCTION ALTERNATIVE [LR]. Projects that generate a total combined
weight of construction and demolition waste disposed of in landfills, which do not exceed 3.4
lbs./sq.ft. of the building area shall meet the minimum 65% construction waste reduction requirement in
Section 4.408.1
4.408.4.1 WASTE STREAM REDUCTION ALTERNATIVE. Projects that generate a total combined
weight of construction and demolition waste disposed of in landfills, which do not exceed 2 pounds
per square foot of the building area, shall meet the minimum 65% construction waste reduction
requirement in Section 4.408.1
4.408.5 DOCUMENTATION. Documentation shall be provided to the enforcing agency which demonstrates
compliance with Section 4.408.2, items 1 through 5, Section 4.408.3 or Section 4.408.4..
Notes:
1. Sample forms found in "A Guide to the California Green Building Standards Code
(Residential)" located at www.hcd.ca.gov/CALGreen.html may be used to assist in
documenting compliance with this section.
2. Mixed construction and demolition debris (C & D) processors can be located at the California
Department of Resources Recycling and Recovery (CalRecycle).
4.410 BUILDING MAINTENANCE AND OPERATION
4.410.1 OPERATION AND MAINTENANCE MANUAL. At the time of final inspection, a manual, compact
disc, web-based reference or other media acceptable to the enforcing agency which includes all of the
following shall be placed in the building:
1. Directions to the owner or occupant that the manual shall remain with the building throughout the
life cycle of the structure.
2. Operation and maintenance instructions for the following:
a. Equipment and appliances, including water-saving devices and systems, HVAC systems,
photovoltaic systems, electric vehicle chargers, water-heating systems and other major
appliances and equipment.
b. Roof and yard drainage, including gutters and downspouts.
c. Space conditioning systems, including condensers and air filters.
d. Landscape irrigation systems.
e. Water reuse systems.
3. Information from local utility, water and waste recovery providers on methods to further reduce
resource consumption, including recycle programs and locations.
4. Public transportation and/or carpool options available in the area.
5. Educational material on the positive impacts of an interior relative humidity between 30-60 percent
and what methods an occupant may use to maintain the relative humidity level in that range.
6. Information about water-conserving landscape and irrigation design and controllers which conserve
water.
7. Instructions for maintaining gutters and downspouts and the importance of diverting water at least 5
feet away from the foundation.
8. Information on required routine maintenance measures, including, but not limited to, caulking,
painting, grading around the building, etc.
9. Information about state solar energy and incentive programs available.
10. A copy of all special inspections verifications required by the enforcing agency or this code.
11. Information from the Department of Forestry and Fire Protection on maintenance of defensible
space around residential structures.
12. Information and/or drawings identifying the location of grab bar reinforcements.
4.410.2 RECYCLING BY OCCUPANTS. Where 5 or more multifamily dwelling units are constructed on a
building site, provide readily accessible area(s) that serves all buildings on the site and are identified for the
depositing, storage and collection of non-hazardous materials for recycling, including (at a minimum) paper,
corrugated cardboard, glass, plastics, organic waster, and metals, or meet a lawfully enacted local recycling
ordinance, if more restrictive.
Exception: Rural jurisdictions that meet and apply for the exemption in Public Resources Code Section
42649.82 (a)(2)(A) et seq. are note required to comply with the organic waste portion of
this section.
DIVISION 4.4 MATERIAL CONSERVATION AND RESOURCE
EFFICIENCY
DIVISION 4.5 ENVIRONMENTAL QUALITY
4.303 INDOOR WATER USE
4.303.1 WATER CONSERVING PLUMBING FIXTURES AND FITTINGS. Plumbing fixtures (water closets and
urinals) and fittings (faucets and showerheads) shall comply with the sections 4.303.1.1, 4.303.1.2, 4.303.1.3,
and 4.303.4.4.
Note: All noncompliant plumbing fixtures in any residential real property shall be replaced with water-conserving
plumbing fixtures. Plumbing fixture replacement is required prior to issuance of a certificate of final
completion, certificate of occupancy, or final permit approval by the local building department. See Civil
Code Section 1101.1, et seq., for the definition of a noncompliant plumbing fixture, types of residential
buildings affected and other important enactment dates.
4.303.1.1 Water Closets. The effective flush volume of all water closets shall not exceed 1.28 gallons per
flush. Tank-type water closets shall be certified to the performance criteria of the U.S. EPA WaterSense
Specification for Tank-type Toilets.
Note: The effective flush volume of dual flush toilets is defined as the composite, average flush volume
of two reduced flushes and one full flush.
4.303.1.2 Urinals. The effective flush volume of wall mounted urinals shall not exceed 0.125 gallons per flush.
The effective flush volume of all other urinals shall not exceed 0.5 gallons per flush.
4.303.1.3 Showerheads.
4.303.1.3.1 Single Showerhead. Showerheads shall have a maximum flow rate of not more than 1.8
gallons per minute at 80 psi. Showerheads shall be certified to the performance criteria of the U.S. EPA
WaterSense Specification for Showerheads.
4.303.1.3.2 Multiple showerheads serving one shower. When a shower is served by more than one
showerhead, the combined flow rate of all the showerheads and/or other shower outlets controlled by
a single valve shall not exceed 1.8 gallons per minute at 80 psi, or the shower shall be designed to only
allow one shower outlet to be in operation at a time.
Note: A hand-held shower shall be considered a showerhead.
4.303.1.4 Faucets.
4.303.1.4.1 Residential Lavatory Faucets. The maximum flow rate of residential lavatory faucets shall
not exceed 1.2 gallons per minute at 60 psi. The minimum flow rate of residential lavatory faucets shall
not be less than 0.8 gallons per minute at 20 psi.
4.303.1.4.2 Lavatory Faucets in Common and Public Use Areas. The maximum flow rate of lavatory
faucets installed in common and public use areas (outside of dwellings or sleeping units) in residential
buildings shall not exceed 0.5 gallons per minute at 60 psi.
4.303.1.4.3 Metering Faucets. Metering faucets when installed in residential buildings shall not deliver
more than 0.2 gallons per cycle.
4.303.1.4.4 Kitchen Faucets. The maximum flow rate of kitchen faucets shall not exceed 1.8 gallons
per minute at 60 psi. Kitchen faucets may temporarily increase the flow above the maximum rate, but not
to exceed 2.2 gallons per minute at 60 psi, and must default to a maximum flow rate of 1.8 gallons per
minute at 60 psi.
Note: Where complying faucets are unavailable, aerators or other means may be used to achieve
reduction.
4.303.1.4.5 Pre-rinse spray valves.
When installed, shall meet the requirements in the California Code of Regulations, Title 20 (Appliance
Efficiency Regulations), Sections 1605.1 (h)(4) Table H-2, Section 1605.3 (h)(4)(A), and Section 1607
(d)(7) and shall be equipped with an integral automatic shutoff.
FOR REFERENCE ONLY: The following table and code section have been reprinted from the California
Code of Regulations, Title 20 (Appliance Efficiency Regulations),Section 1605.1 (h)(4) and Section
1605.3 (h)(4)(A).
Title 20 Section 1605.3 (h)(4)(A): Commercial prerinse spray values manufactured on or after January
1, 2006, shall have a minimum spray force of not less than 4.0 ounces-force (ozf)[113 grams-force(gf)]
4.303.2 Submeters for multifamily buildings and dwelling units in mixed-used residential/commercial
buildings.
Submeters shall be installed to measure water usage of individual rental dwelling units in accordance with the
California Plumbing Code.
4.303.3 Standards for plumbing fixtures and fittings. Plumbing fixtures and fittings shall be installed in
accordance with the California Plumbing Code, and shall meet the applicable standards referenced in Table
1701.1 of the California Plumbing Code.
TABLE - MAXIMUM FIXTURE WATER USE
FIXTURE TYPE FLOW RATE
SHOWER HEADS (RESIDENTIAL)1.8 GMP @ 80 PSI
LAVATORY FAUCETS (RESIDENTIAL)MAX. 1.2 GPM @ 60 PSI MIN. 0.8 GPM @ 20
PSI
LAVATORY FAUCETS IN COMMON & PUBLIC
USE AREAS 0.5 GPM @ 60 PSI
KITCHEN FAUCETS 1.8 GPM @ 60 PSI
METERING FAUCETS 0.2 GAL/CYCLE
WATER CLOSET 1.28 GAL/FLUSH
URINALS 0.125 GAL/FLUSH
4.304 OUTDOOR WATER USE
4.304.1 OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS. Residential developments shall comply with
a local water efficient landscape ordinance or the current California Department of Water Resources' Model Water
Efficient Landscape Ordinance (MWELO), whichever is more stringent.
NOTES:
1. The Model Water Efficient Landscape Ordinance (MWELO) is located in the California Code Regulations,
Title 23, Chapter 2.7, Division 2. MWELO and supporting documents, including water budget calculator, are
available at: https://www.water.ca.gov/
ABBREVIATION DEFINITIONS:
HCD Department of Housing and Community Development
BSC California Building Standards Commission
DSA-SS Division of the State Architect, Structural Safety
OSHPD Office of Statewide Health Planning and Development
LR Low Rise
HR High Rise
AA Additions and Alterations
N New
NOTE:
THIS TABLE COMPILES THE DATA IN SECTION 4.303.1, AND IS INCLUDED AS A
CONVENIENCE FOR THE USER.
SECTION 4.102 DEFINITIONS
4.102.1 DEFINITIONS
The following terms are defined in Chapter 2 (and are included here for reference)
FRENCH DRAIN. A trench, hole or other depressed area loosely filled with rock, gravel, fragments of brick or similar
pervious material used to collect or channel drainage or runoff water.
WATTLES. Wattles are used to reduce sediment in runoff. Wattles are often constructed of natural plant materials
such as hay, straw or similar material shaped in the form of tubes and placed on a downflow slope. Wattles are also
used for perimeter and inlet controls.
4.106 SITE DEVELOPMENT
4.106.1 GENERAL. Preservation and use of available natural resources shall be accomplished through evaluation
and careful planning to minimize negative effects on the site and adjacent areas. Preservation of slopes,
management of storm water drainage and erosion controls shall comply with this section.
4.106.2 STORM WATER DRAINAGE AND RETENTION DURING CONSTRUCTION. Projects which disturb less
than one acre of soil and are not part of a larger common plan of development which in total disturbs one acre
or more, shall manage storm water drainage during construction. In order to manage storm water drainage
during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent
property, prevent erosion and retain soil runoff on the site.
1. Retention basins of sufficient size shall be utilized to retain storm water on the site.
2. Where storm water is conveyed to a public drainage system, collection point, gutter or similar
disposal method, water shall be filtered by use of a barrier system, wattle or other method approved
by the enforcing agency.
3. Compliance with a lawfully enacted storm water management ordinance.
Note: Refer to the State Water Resources Control Board for projects which disturb one acre or more of soil, or
are part of a larger common plan of development which in total disturbs one acre or more of soil.
(Website: https://www.waterboards.ca.gov/water_issues/programs/stormwater/construction.html)
4.106.3 GRADING AND PAVING. Construction plans shall indicate how the site grading or drainage system will
manage all surface water flows to keep water from entering buildings. Examples of methods to manage surface
water include, but are not limited to, the following:
1. Swales
2. Water collection and disposal systems
3. French drains
4. Water retention gardens
5. Other water measures which keep surface water away from buildings and aid in groundwater
recharge.
Exception: Additions and alterations not altering the drainage path.
4.106.4 Electric vehicle (EV) charging for new construction. New construction shall comply with Sections
4.106.4.1 or 4.106.4.2 to facilitate future installation and use of EV chargers. Electric vehicle supply
equipment (EVSE) shall be installed in accordance with the California Electrical Code, Article 625.
Exceptions:
1. On a case-by-case basis, where the local enforcing agency has determined EV charging and
infrastructure are not feasible based upon one or more of the following conditions:
1.1 Where there is no local utility power supply or the local utility is unable to supply adequate
power.
1.2 Where there is evidence suitable to the local enforcing agency substantiating that additional
local utility infrastructure design requirements, directly related to the implementation of Section
4.106.4, may adversely impact the construction cost of the project.
2. Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) without additional
parking facilities.
4.106.4.1 New one- and two-family dwellings and townhouses with attached private garages. For each
dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit. The raceway
shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall originate at the main
service or subpanel and shall terminate into a listed cabinet, box or other enclosure in close proximity to the
proposed location of an EV charger. Raceways are required to be continuous at enclosed, inaccessible or
concealed areas and spaces. The service panel and/or subpanel shall provide capacity to install a 40-ampere
208/240-volt minimum dedicated branch circuit and space(s) reserved to permit installation of a branch circuit
overcurrent protective device.
Exemption: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit is
installed in close proximity to the proposed location of an EV charger at the time of original construction in
accordance with the California Electrical Code.
4.106.4.1.1 Identification. The service panel or subpanel circuit directory shall identify the overcurrent
protective device space(s) reserved for future EV charging as "EV CAPABLE". The raceway termination
location shall be permanently and visibly marked as "EV CAPABLE".
CHAPTER 3
GREEN BUILDING
SECTION 301 GENERAL
301.1 SCOPE. Buildings shall be designed to include the green building measures specified as mandatory in
the application checklists contained in this code. Voluntary green building measures are also included in the
application checklists and may be included in the design and construction of structures covered by this code,
but are not required unless adopted by a city, county, or city and county as specified in Section 101.7.
301.1.1 Additions and alterations. [HCD] The mandatory provisions of Chapter 4 shall be applied to
additions or alterations of existing residential buildings where the addition or alteration increases the
building's conditioned area, volume, or size. The requirements shall apply only to and/or within the
specific area of the addition or alteration.
The mandatory provision of Section 4.106.4.2 may apply to additions or alterations of existing parking
facilities or the addition of new parking facilities serving existing multifamily buildings. See Section
4.106.4.3 for application.
Note: Repairs including, but not limited to, resurfacing, restriping and repairing or maintaining existing
lighting fixtures are not considered alterations for the purpose of this section.
Note: On and after January 1, 2014, residential buildings undergoing permitted alterations, additions, or
improvements shall replace noncompliant plumbing fixtures with water-conserving plumbing fixtures.
Plumbing fixture replacement is required prior to issuance of a certificate of final completion, certificate
of occupancy or final permit approval by the local building department. See Civil Code Section 1101.1,
et seq., for the definition of a noncompliant plumbing fixture, types of residential buildings affected and
other important enactment dates.
301.2 LOW-RISE AND HIGH-RISE RESIDENTIAL BUILDINGS. [HCD] The provisions of
individual sections of CALGreen may apply to either low-rise residential buildings high-rise residential
buildings, or both. Individual sections will be designated by banners to indicate where the section applies
specifically to low-rise only (LR) or high-rise only (HR). When the section applies to both low-rise and
high-rise buildings, no banner will be used.
SECTION 302 MIXED OCCUPANCY BUILDINGS
302.1 MIXED OCCUPANCY BUILDINGS. In mixed occupancy buildings, each portion of a building
shall comply with the specific green building measures applicable to each specific occupancy.
Exceptions:
1. [HCD] Accessory structures and accessory occupancies serving residential buildings shall
comply with Chapter 4 and Appendix A4, as applicable.
2. [HCD] For purposes of CALGreen, live/work units, complying with Section 419 of the California
Building Code, shall not be considered mixed occupancies. Live/Work units shall comply with
Chapter 4 and Appendix A4, as applicable.
4.106.4.2 New multifamily dwellings, hotels and motels and new residential parking facilities.
When parking is provided, parking spaces for new multifamily dwellings, hotels and motels shall meet the
requirements of Sections 4.106.4.2.1 and 4.106.4.2.2. Calculations for spaces shall be rounded up to the nearest
whole number. A parking space served by electric vehicle supply equipment or designed as a future EV charging
space shall count as at least one standard automobile parking space only for the purpose of complying with any
applicable minimum parking space requirements established by a local jurisdiction. See Vehicle Code Section 22511.2
for further details.
4.106.4.2.1Multifamily development projects with less than 20 dwelling units; and hotels and motels with less
than 20 sleeping units or guest rooms.
The number of dwelling units, sleeping units or guest rooms shall be based on all buildings on a project site subject to
this section.
1.EV Capable. Ten (10) percent of the total number of parking spaces on a building site, provided for all types
of parking facilities, shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2
EVSE. Electrical load calculations shall demonstrate that the electrical panel service capacity and electrical
system, including any on-site distribution transformer(s), have sufficient capacity to simultaneously charge all
EVs at all required EV spaces at a minimum of 40 amperes.
The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved
for future EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code.
Exceptions:
1.When EV chargers (Level 2 EVSE) are installed in a number equal to or greater than the required number
of EV capable spaces.
2.When EV chargers (Level 2 EVSE) are installed in a number less than the required number of EV capable
spaces, the number of EV capable spaces required may be reduced by a number equal to the number of
EV chargers installed.
Notes:
a.Construction documents are intended to demonstrate the project’s capability and capacity for facilitating
future EV charging.
b.There is no requirement for EV spaces to be constructed or available until receptacles for EV charging or
EV chargers are installed for use.
2.EV Ready. Twenty-five (25) percent of the total number of parking spaces shall be equipped with low power
Level 2 EV charging receptacles. For multifamily parking facilities, no more than one receptacle is required per
dwelling unit when more than one parking space is provided for use by a single dwelling unit.
Exception: Areas of parking facilities served by parking lifts.
4.106.4.2.2 Multifamily development projects with 20 or more dwelling units, hotels and motels with 20 or more
sleeping units or guest rooms.
The number of dwelling units, sleeping units or guest rooms shall be based on all buildings on a project site subject to
this section.
1.EV Capable. Ten (10) percent of the total number of parking spaces on a building site, provided for all types
of parking facilities, shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2
EVSE. Electrical load calculations shall demonstrate that the electrical panel service capacity and electrical
system, including any on-site distribution transformer(s), have sufficient capacity to simultaneously charge all
EVs at all required EV spaces at a minimum of 40 amperes.
The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved
for future EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code.
Exception: When EV chargers (Level 2 EVSE) are installed in a number greater than five (5) percent of
parking spaces required by Section 4.106.4.2.2, Item 3, the number of EV capable spaces required may be
reduced by a number equal to the number of EV chargers installed over the five (5) percent required.
Notes:
a.Construction documents shall show locations of future EV spaces.
b.There is no requirement for EV spaces to be constructed or available until receptacles for EV charging or
EV chargers are installed for use.
2.EV Ready. Twenty-five (25) percent of the total number of parking spaces shall be equipped with low power
Level 2 EV charging receptacles. For multifamily parking facilities, no more than one receptacle is required per
dwelling unit when more than one parking space is provided for use by a single dwelling unit.
Exception: Areas of parking facilities served by parking lifts.
3.EV Chargers. Five (5) percent of the total number of parking spaces shall be equipped with Level 2 EVSE.
Where common use parking is provided, at least one EV charger shall be located in the common use parking
area and shall be available for use by all residents or guests.
When low power Level 2 EV charging receptacles or Level 2 EVSE are installed beyond the minimum required,
an automatic load management system (ALMS) may be used to reduce the maximum required electrical
capacity to each space served by the ALMS. The electrical system and any on-site distribution transformers
shall have sufficient capacity to deliver at least 3.3 kW simultaneously to each EV charging station (EVCS)
served by the ALMS. The branch circuit shall have a minimum capacity of 40 amperes, and installed EVSE shall
have a capacity of not less than 30 amperes. ALMS shall not be used to reduce the minimum required electrical
capacity to the required EV capable spaces.
4.106.4.2.2.1 Electric vehicle charging stations (EVCS).
Electric vehicle charging stations required by Section 4.106.4.2.2, Item 3, shall comply with Section 4.106.4.2.2.1.
Exception: Electric vehicle charging stations serving public accommodations, public housing, motels and hotels
shall not be required to comply with this section. See California Building Code, Chapter 11B, for applicable
requirements.
4.106.4.2.2.1.1 Location.
EVCS shall comply with at least one of the following options:
1.The charging space shall be located adjacent to an accessible parking space meeting the requirements of
the California Building Code, Chapter 11A, to allow use of the EV charger from the accessible parking space.
2.The charging space shall be located on an accessible route, as defined in the California Building Code,
Chapter 2, to the building.
Exception: Electric vehicle charging stations designed and constructed in compliance with the California
Building Code, Chapter 11B, are not required to comply with Section 4.106.4.2.2.1.1 and Section
4.106.4.2.2.1.2, Item 3.
4.106.4.2.2.1.2 Electric vehicle charging stations (EVCS) dimensions.
The charging spaces shall be designed to comply with the following:
1.The minimum length of each EV space shall be 18 feet (5486 mm).
2.The minimum width of each EV space shall be 9 feet (2743 mm).
3.One in every 25 charging spaces, but not less than one, shall also have an 8-foot (2438 mm) wide minimum
aisle. A 5-foot (1524 mm) wide minimum aisle shall be permitted provided the minimum width of the EV space is
12 feet (3658 mm).
a.Surface slope for this EV space and the aisle shall not exceed 1 unit vertical in 48 units horizontal (2.083
percent slope) in any direction.
4.106.4.2.2.1.3 Accessible EV spaces.
In addition to the requirements in Sections 4.106.4.2.2.1.1 and 4.106.4.2.2.1.2, all EVSE, when installed, shall
comply with the accessibility provisions for EV chargers in the California Building Code, Chapter 11B. EV ready
spaces and EVCS in multifamily developments shall comply with California Building Code, Chapter 11A, Section
1109A.
4.106.4.2.3 EV space requirements.
1.Single EV space required. Install a listed raceway capable of accommodating a 208/240-volt dedicated branch
circuit. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall
originate at the main service or subpanel and shall terminate into a listed cabinet, box or enclosure in close
proximity to the location or the proposed location of the EV space. Construction documents shall identify the
raceway termination point, receptacle or charger location, as applicable. The service panel and/ or subpanel shall
have a 40-ampere minimum dedicated branch circuit, including branch circuit overcurrent protective device
installed, or space(s) reserved to permit installation of a branch circuit overcurrent protective device.
Exception: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit is
installed in close proximity to the location or the proposed location of the EV space, at the time of original
construction in accordance with the California Electrical Code.
2.Multiple EV spaces required. Construction documents shall indicate the raceway termination point and the
location of installed or future EV spaces, receptacles or EV chargers. Construction documents shall also provide
information on amperage of installed or future receptacles or EVSE, raceway method(s), wiring schematics and
electrical load calculations. Plan design shall be based upon a 40-ampere minimum branch circuit. Required
raceways and related components that are planned to be installed underground, enclosed, inaccessible or in
concealed areas and spaces shall be installed at the time of original construction.
SECTION 4.501 GENERAL
4.501.1 Scope
The provisions of this chapter shall outline means of reducing the quality of air contaminants that are odorous,
irritating and/or harmful to the comfort and well being of a building's installers, occupants and neighbors.
SECTION 4.502 DEFINITIONS
5.102.1 DEFINITIONS
The following terms are defined in Chapter 2 (and are included here for reference)
AGRIFIBER PRODUCTS. Agrifiber products include wheatboard, strawboard, panel substrates and door
cores, not including furniture, fixtures and equipment (FF&E) not considered base building elements.
COMPOSITE WOOD PRODUCTS. Composite wood products include hardwood plywood, particleboard and
medium density fiberboard. "Composite wood products" does not include hardboard, structural plywood,
structural panels, structural composite lumber, oriented strand board, glued laminated timber, prefabricated
wood I-joists or finger-jointed lumber, all as specified in California Code of regulations (CCR), title 17, Section
93120.1.
DIRECT-VENT APPLIANCE. A fuel-burning appliance with a sealed combustion system that draws all air for
combustion from the outside atmosphere and discharges all flue gases to the outside atmosphere.
DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE.
Y N/AYN/AYN/AYN/A RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
RESIDENTIAL MANDATORY MEASURES, SHEET 1 (January 2023)Y = YES
N/A =NOT APPLICABLE
RESPON. PARTY =RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER,
OWNER, CONTRACTOR, INSPECTOR ETC.)
4.201 GENERAL
4.201.1 SCOPE. For the purposes of mandatory energy efficiency standards in this code, the California Energy
Commission will continue to adopt mandatory standards.
DIVISION 4.2 ENERGY EFFICIENCY
TABLE H-2
STANDARDS FOR COMMERCIAL PRE-RINSE SPRAY
VALUES MANUFACTURED ON OR AFTER JANUARY 28, 2019
PRODUCT CLASS
[spray force in ounce force (ozf)]MAXIMUM FLOW RATE (gpm)
Product Class 1 (≤1.00
Product Class 2 (> 5.0 ozf and ≤1.20
Product Class 3 (> 8.0 ozf)1.28
Exception: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit is
installed in close proximity to the location or the proposed location of the EV space at the time of original
construction in accordance with the California Electrical Code.
4.106.4.2.4 Identification.
The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for
future EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code.
4.106.4.2.5 Electric Vehicle Ready Space Signage.
Electric vehicle ready spaces shall be identified by signage or pavement markings, in compliance with Caltrans
Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its
successor(s).
4.106.4.3 Electric vehicle charging for additions and alterations of parking facilities serving existing
multifamily buildings.
When new parking facilities are added, or electrical systems or lighting of existing parking facilities are added or
altered and the work requires a building permit, ten (10) percent of the total number of parking spaces added or
altered shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2 EVSE.
Notes:
1.Construction documents are intended to demonstrate the project’s capability and capacity for facilitating future
EV charging.
2.There is no requirement for EV spaces to be constructed or available until EV chargers are installed for use.
CG-1
GREEN
BUILDING
STANDARDSBY CONTRACTORBY CONTRACTORBY CONTRACTORBY CONTRACTORBY CONTRACTOR
SHEET NO.
THIS DOCUMENT IS PROPERTY OF
PLANNING & DESIGN STUDIO. THE
TECHNICAL INFORMATION, IDEAS, AND
DESIGN DETAILS HEREIN MAY BE
DISCLOSED ONLY TO THOSE
GOVERNMENTAL AGENCIES, HAVING
JURISDICTION OVER THIS PROJECT,
WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
THESE PLANS MAY NOT BE
REPRODUCED, COPIED, OR DISCLOSED
IN WHOLE OR PARTIALLY, IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE
THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT THE EXPRESSED
WRITTEN CONSENT OF PLANNING &
DESIGN STUDIO. FANG-LAM RESIDENCERESIDENTIAL REMODEL & ADDITION223 ANITA ROADBURLINGAME CA 94010ISSUED FORREVIEW AND COMMENTNOV 12-2020NO.REVISIONDATEbac014-11-2024ISSUED PER PLANNING DEPT COMMENTSSHEET TITLE
DATE:
SCALE:
CHECKED BY:
DRAWN BY:
A.S.
H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
DESIGN
STUDIO
145 DILLON AVENUE SUITE D
CAMPBELL CA 95008
hectorsantizopaz@yahoo.com
408-666-1283
BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUNDMAXIMUM INCREMENTAL REACTIVITY (MIR). The maximum change in weight of ozone formed by adding a
compound to the "Base Reactive Organic Gas (ROG) Mixture" per weight of compound added, expressed to
hundredths of a gram (g O³/g ROC).
Note: MIR values for individual compounds and hydrocarbon solvents are specified in CCR, Title 17, Sections 94700
and 94701.
MOISTURE CONTENT. The weight of the water in wood expressed in percentage of the weight of the oven-dry wood.
PRODUCT-WEIGHTED MIR (PWMIR). The sum of all weighted-MIR for all ingredients in a product subject to this
article. The PWMIR is the total product reactivity expressed to hundredths of a gram of ozone formed per gram of
product (excluding container and packaging).
Note: PWMIR is calculated according to equations found in CCR, Title 17, Section 94521 (a).
REACTIVE ORGANIC COMPOUND (ROC). Any compound that has the potential, once emitted, to contribute to
ozone formation in the troposphere.
VOC. A volatile organic compound (VOC) broadly defined as a chemical compound based on carbon chains or rings
with vapor pressures greater than 0.1 millimeters of mercury at room temperature. These compounds typically contain
hydrogen and may contain oxygen, nitrogen and other elements. See CCR Title 17, Section 94508(a).
4.503 FIREPLACES
4.503.1 GENERAL. Any installed gas fireplace shall be a direct-vent sealed-combustion type. Any installed
woodstove or pellet stove shall comply with U.S. EPA New Source Performance Standards (NSPS) emission limits as
applicable, and shall have a permanent label indicating they are certified to meet the emission limits. Woodstoves,
pellet stoves and fireplaces shall also comply with applicable local ordinances.
4.504 POLLUTANT CONTROL
4.504.1 COVERING OF DUCT OPENINGS & PROTECTION OF MECHANICAL EQUIPMENT DURING
CONSTRUCTION. At the time of rough installation, during storage on the construction site and until final
startup of the heating, cooling and ventilating equipment, all duct and other related air distribution component
openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the enforcing agency to
reduce the amount of water, dust or debris which may enter the system.
4.504.2 FINISH MATERIAL POLLUTANT CONTROL. Finish materials shall comply with this section.
4.504.2.1 Adhesives, Sealants and Caulks. Adhesives, sealant and caulks used on the project shall meet the
requirements of the following standards unless more stringent local or regional air pollution or air quality
management district rules apply:
1. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers and caulks
shall comply with local or regional air pollution control or air quality management district rules where
applicable or SCAQMD Rule 1168 VOC limits, as shown in Table 4.504.1 or 4.504.2, as applicable.
Such products also shall comply with the Rule 1168 prohibition on the use of certain toxic
compounds (chloroform, ethylene dichloride, methylene chloride, perchloroethylene and
tricloroethylene), except for aerosol products, as specified in Subsection 2 below.
2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulking compounds (in
units of product, less packaging, which do not weigh more than 1 pound and do not consist of more
than 16 fluid ounces) shall comply with statewide VOC standards and other requirements, including
prohibitions on use of certain toxic compounds, of California Code of Regulations, Title 17,
commencing with section 94507.
4.504.2.2 Paints and Coatings. Architectural paints and coatings shall comply with VOC limits in Table 1 of
the ARB Architectural Suggested Control Measure, as shown in Table 4.504.3, unless more stringent local limits
apply. The VOC content limit for coatings that do not meet the definitions for the specialty coatings categories
listed in Table 4.504.3 shall be determined by classifying the coating as a Flat, Nonflat or Nonflat-High Gloss
coating, based on its gloss, as defined in subsections 4.21, 4.36, and 4.37 of the 2007 California Air Resources
Board, Suggested Control Measure, and the corresponding Flat, Nonflat or Nonflat-High Gloss VOC limit in
Table 4.504.3 shall apply.
4.504.2.3 Aerosol Paints and Coatings. Aerosol paints and coatings shall meet the Product-weighted MIR
Limits for ROC in Section 94522(a)(2) and other requirements, including prohibitions on use of certain toxic
compounds and ozone depleting substances, in Sections 94522(e)(1) and (f)(1) of California Code of
Regulations, Title 17, commencing with Section 94520; and in areas under the jurisdiction of the Bay Area Air
Quality Management District additionally comply with the percent VOC by weight of product limits of Regulation
8, Rule 49.
4.504.2.4 Verification. Verification of compliance with this section shall be provided at the request of the
enforcing agency. Documentation may include, but is not limited to, the following:
1. Manufacturer's product specification.
2. Field verification of on-site product containers.
CHAPTER 7
INSTALLER & SPECIAL INSPECTOR QUALIFICATIONS
702 QUALIFICATIONS
702.1 INSTALLER TRAINING. HVAC system installers shall be trained and certified in the proper
installation of HVAC systems including ducts and equipment by a nationally or regionally recognized training or
certification program. Uncertified persons may perform HVAC installations when under the direct supervision and
responsibility of a person trained and certified to install HVAC systems or contractor licensed to install HVAC systems.
Examples of acceptable HVAC training and certification programs include but are not limited to the following:
1. State certified apprenticeship programs.
2. Public utility training programs.
3. Training programs sponsored by trade, labor or statewide energy consulting or verification organizations.
4. Programs sponsored by manufacturing organizations.
5. Other programs acceptable to the enforcing agency.
702.2 SPECIAL INSPECTION [HCD]. When required by the enforcing agency, the owner or the
responsible entity acting as the owner's agent shall employ one or more special inspectors to provide inspection or
other duties necessary to substantiate compliance with this code. Special inspectors shall demonstrate competence
to the satisfaction of the enforcing agency for the particular type of inspection or task to be performed. In addition to
other certifications or qualifications acceptable to the enforcing agency, the following certifications or education may be
considered by the enforcing agency when evaluating the qualifications of a special inspector:
1. Certification by a national or regional green building program or standard publisher.
2. Certification by a statewide energy consulting or verification organization, such as HERS raters, building
performance contractors, and home energy auditors.
3. Successful completion of a third party apprentice training program in the appropriate trade.
4. Other programs acceptable to the enforcing agency.
Notes:
1. Special inspectors shall be independent entities with no financial interest in the materials or the
project they are inspecting for compliance with this code.
2. HERS raters are special inspectors certified by the California Energy Commission (CEC) to rate
homes in California according to the Home Energy Rating System (HERS).
[BSC] When required by the enforcing agency, the owner or the responsible entity acting as the owner's agent shall
employ one or more special inspectors to provide inspection or other duties necessary to substantiate compliance with
this code. Special inspectors shall demonstrate competence to the satisfaction of the enforcing agency for the
particular type of inspection or task to be performed. In addition, the special inspector shall have a certification from a
recognized state, national or international association, as determined by the local agency. The area of certification
shall be closely related to the primary job function, as determined by the local agency.
Note: Special inspectors shall be independent entities with no financial interest in the materials or the
project they are inspecting for compliance with this code.
703 VERIFICATIONS
703.1 DOCUMENTATION. Documentation used to show compliance with this code shall include but is not
limited to, construction documents, plans, specifications, builder or installer certification, inspection reports, or other
methods acceptable to the enforcing agency which demonstrate substantial conformance. When specific
documentation or special inspection is necessary to verify compliance, that method of compliance will be specified in
the appropriate section or identified applicable checklist.
4.505 INTERIOR MOISTURE CONTROL
4.505.1 General. Buildings shall meet or exceed the provisions of the California Building Standards Code.
4.505.2 CONCRETE SLAB FOUNDATIONS. Concrete slab foundations required to have a vapor retarder by
California Building Code, Chapter 19, or concrete slab-on-ground floors required to have a vapor retarder by the
California Residential Code, Chapter 5, shall also comply with this section.
4.505.2.1 Capillary break. A capillary break shall be installed in compliance with at least one of the
following:
1. A 4-inch (101.6 mm) thick base of 1/2 inch (12.7mm) or larger clean aggregate shall be provided with
a vapor barrier in direct contact with concrete and a concrete mix design, which will address bleeding,
shrinkage, and curling, shall be used. For additional information, see American Concrete Institute,
ACI 302.2R-06.
2. Other equivalent methods approved by the enforcing agency.
3. A slab design specified by a licensed design professional.
4.505.3 MOISTURE CONTENT OF BUILDING MATERIALS. Building materials with visible signs of water damage
shall not be installed. Wall and floor framing shall not be enclosed when the framing members exceed 19 percent
moisture content. Moisture content shall be verified in compliance with the following:
1. Moisture content shall be determined with either a probe-type or contact-type moisture meter.Equivalent
moisture verification methods may be approved by the enforcing agency and shall satisfy requirements
found in Section 101.8 of this code.
2. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade stamped end
of each piece verified.
3. At least three random moisture readings shall be performed on wall and floor framing with documentation
acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing.
Insulation products which are visibly wet or have a high moisture content shall be replaced or allowed to dry prior to
enclosure in wall or floor cavities. Wet-applied insulation products shall follow the manufacturers' drying
recommendations prior to enclosure.
4.506 INDOOR AIR QUALITY AND EXHAUST
4.506.1 Bathroom exhaust fans. Each bathroom shall be mechanically ventilated and shall comply with the
following:
1. Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building.
2. Unless functioning as a component of a whole house ventilation system, fans must be controlled by a
humidity control.
a. Humidity controls shall be capable of adjustment between a relative humidity range less than or
equal to 50% to a maximum of 80%. A humidity control may utilize manual or automatic means of
adjustment.
b. A humidity control may be a separate component to the exhaust fan and is not required to be
integral (i.e., built-in)
Notes:
1. For the purposes of this section, a bathroom is a room which contains a bathtub, shower or
tub/shower combination.
2. Lighting integral to bathroom exhaust fans shall comply with the California Energy Code.
4.507 ENVIRONMENTAL COMFORT
4.507.2 HEATING AND AIR-CONDITIONING SYSTEM DESIGN. Heating and air conditioning systems shall be
sized, designed and have their equipment selected using the following methods:
1. The heat loss and heat gain is established according to ANSI/ACCA 2 Manual J - 2011 (Residential
Load Calculation), ASHRAE handbooks or other equivalent design software or methods.
2. Duct systems are sized according to ANSI/ACCA 1 Manual D - 2014 (Residential Duct Systems),
ASHRAE handbooks or other equivalent design software or methods.
3. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S - 2014 (Residential
Equipment Selection), or other equivalent design software or methods.
Exception: Use of alternate design temperatures necessary to ensure the system functions are
acceptable.
TABLE 4.504.1 - ADHESIVE VOC LIMIT1,2
(Less Water and Less Exempt Compounds in Grams per Liter)
ARCHITECTURAL APPLICATIONS VOC LIMIT
INDOOR CARPET ADHESIVES 50
CARPET PAD ADHESIVES 50
OUTDOOR CARPET ADHESIVES 150
WOOD FLOORING ADHESIVES 100
RUBBER FLOOR ADHESIVES 60
SUBFLOOR ADHESIVES 50
CERAMIC TILE ADHESIVES 65
VCT & ASPHALT TILE ADHESIVES 50
DRYWALL & PANEL ADHESIVES 50
COVE BASE ADHESIVES 50
MULTIPURPOSE CONSTRUCTION ADHESIVE 70
STRUCTURAL GLAZING ADHESIVES 100
SINGLE-PLY ROOF MEMBRANE ADHESIVES 250
OTHER ADHESIVES NOT LISTED 50
SPECIALTY APPLICATIONS
PVC WELDING 510
CPVC WELDING 490
ABS WELDING 325
PLASTIC CEMENT WELDING 250
ADHESIVE PRIMER FOR PLASTIC 550
CONTACT ADHESIVE 80
SPECIAL PURPOSE CONTACT ADHESIVE 250
STRUCTURAL WOOD MEMBER ADHESIVE 140
TOP & TRIM ADHESIVE 250
SUBSTRATE SPECIFIC APPLICATIONS
METAL TO METAL 30
PLASTIC FOAMS 50
POROUS MATERIAL (EXCEPT WOOD)50
WOOD 30
FIBERGLASS 80
1. IF AN ADHESIVE IS USED TO BOND DISSIMILAR SUBSTRATES TOGETHER,
THE ADHESIVE WITH THE HIGHEST VOC CONTENT SHALL BE ALLOWED.
2. FOR ADDITIONAL INFORMATION REGARDING METHODS TO MEASURE
THE VOC CONTENT SPECIFIED IN THIS TABLE, SEE SOUTH COAST AIR
QUALITY MANAGEMENT DISTRICT RULE 1168.
TABLE 4.504.2 - SEALANT VOC LIMIT
(Less Water and Less Exempt Compounds in Grams per Liter)
SEALANTS VOC LIMIT
ARCHITECTURAL 250
MARINE DECK 760
NONMEMBRANE ROOF 300
ROADWAY 250
SINGLE-PLY ROOF MEMBRANE 450
OTHER 420
SEALANT PRIMERS
ARCHITECTURAL
NON-POROUS 250
POROUS 775
MODIFIED BITUMINOUS 500
MARINE DECK 760
OTHER 750
TABLE 4.504.5 - FORMALDEHYDE LIMITS1
MAXIMUM FORMALDEHYDE EMISSIONS IN PARTS PER MILLION
PRODUCT CURRENT LIMIT
HARDWOOD PLYWOOD VENEER CORE 0.05
HARDWOOD PLYWOOD COMPOSITE CORE 0.05
PARTICLE BOARD 0.09
MEDIUM DENSITY FIBERBOARD 0.11
THIN MEDIUM DENSITY FIBERBOARD2 0.13
1. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED
BY THE CALIF. AIR RESOURCES BOARD, AIR TOXICS CONTROL
MEASURE FOR COMPOSITE WOOD AS TESTED IN ACCORDANCE
WITH ASTM E 1333. FOR ADDITIONAL INFORMATION, SEE CALIF.
CODE OF REGULATIONS, TITLE 17, SECTIONS 93120 THROUGH
93120.12.
2. THIN MEDIUM DENSITY FIBERBOARD HAS A MAXIMUM
THICKNESS OF 5/16" (8 MM).
TABLE 4.504.3 - VOC CONTENT LIMITS FOR
ARCHITECTURAL COATINGS2,3
GRAMS OF VOC PER LITER OF COATING, LESS WATER & LESS EXEMPT
COMPOUNDS
COATING CATEGORY VOC LIMIT
FLAT COATINGS 50
NON-FLAT COATINGS 100
NONFLAT-HIGH GLOSS COATINGS 150
SPECIALTY COATINGS
ALUMINUM ROOF COATINGS 400
BASEMENT SPECIALTY COATINGS 400
BITUMINOUS ROOF COATINGS 50
BITUMINOUS ROOF PRIMERS 350
BOND BREAKERS 350
CONCRETE CURING COMPOUNDS 350
CONCRETE/MASONRY SEALERS 100
DRIVEWAY SEALERS 50
DRY FOG COATINGS 150
FAUX FINISHING COATINGS 350
FIRE RESISTIVE COATINGS 350
FLOOR COATINGS 100
FORM-RELEASE COMPOUNDS 250
GRAPHIC ARTS COATINGS (SIGN PAINTS)500
HIGH TEMPERATURE COATINGS 420
INDUSTRIAL MAINTENANCE COATINGS 250
LOW SOLIDS COATINGS1 120
MAGNESITE CEMENT COATINGS 450
MASTIC TEXTURE COATINGS 100
METALLIC PIGMENTED COATINGS 500
MULTICOLOR COATINGS 250
PRETREATMENT WASH PRIMERS 420
PRIMERS, SEALERS, & UNDERCOATERS 100
REACTIVE PENETRATING SEALERS 350
RECYCLED COATINGS 250
ROOF COATINGS 50
RUST PREVENTATIVE COATINGS 250
SHELLACS
CLEAR 730
OPAQUE 550
SPECIALTY PRIMERS, SEALERS &
UNDERCOATERS 100
STAINS 250
STONE CONSOLIDANTS 450
SWIMMING POOL COATINGS 340
TRAFFIC MARKING COATINGS 100
TUB & TILE REFINISH COATINGS 420
WATERPROOFING MEMBRANES 250
WOOD COATINGS 275
WOOD PRESERVATIVES 350
ZINC-RICH PRIMERS 340
1. GRAMS OF VOC PER LITER OF COATING, INCLUDING WATER &
EXEMPT COMPOUNDS
2. THE SPECIFIED LIMITS REMAIN IN EFFECT UNLESS REVISED LIMITS
ARE LISTED IN SUBSEQUENT COLUMNS IN THE TABLE.
3. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BY
THE CALIFORNIA AIR RESOURCES BOARD, ARCHITECTURAL COATINGS
SUGGESTED CONTROL MEASURE, FEB. 1, 2008. MORE INFORMATION IS
AVAILABLE FROM THE AIR RESOURCES BOARD.
DIVISION 4.5 ENVIRONMENTAL QUALITY (continued)
4.504.3 CARPET SYSTEMS. All carpet installed in the building interior shall meet the requirements of the California
Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions
from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017 (Emission testing method for
California Specification 01350)
See California Department of Public Health's website for certification programs and testing labs.
https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx.
4.504.3.1 Carpet cushion. All carpet cushion installed in the building interior shall meet the requirements of the
California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic
Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017
(Emission testing method for California Specification 01350)
See California Department of Public Health's website for certification programs and testing labs.
https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx.
4.504.3.2 Carpet adhesive. All carpet adhesive shall meet the requirements of Table 4.504.1.
4.504.4 RESILIENT FLOORING SYSTEMS. Where resilient flooring is installed , at least 80% of floor area receiving
resilient flooring shall meet the requirements of the California Department of Public Health, "Standard Method for the
Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers,"
Version 1.2, January 2017 (Emission testing method for California Specification 01350)
See California Department of Public Health's website for certification programs and testing labs.
hhtps://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx.
4.504.5 COMPOSITE WOOD PRODUCTS. Hardwood plywood, particleboard and medium density fiberboard
composite wood products used on the interior or exterior of the buildings shall meet the requirements for
formaldehyde as specified in ARB's Air Toxics Control Measure for Composite Wood (17 CCR 93120 et seq.),
by or before the dates specified in those sections, as shown in Table 4.504.5
4.504.5.1 Documentation. Verification of compliance with this section shall be provided as requested
by the enforcing agency. Documentation shall include at least one of the following:
1. Product certifications and specifications.
2. Chain of custody certifications.
3. Product labeled and invoiced as meeting the Composite Wood Products regulation (see
CCR, Title 17, Section 93120, et seq.).
4. Exterior grade products marked as meeting the PS-1 or PS-2 standards of the Engineered
Wood Association, the Australian AS/NZS 2269, European 636 3S standards, and Canadian CSA
0121, CSA 0151, CSA 0153 and CSA 0325 standards.
5. Other methods acceptable to the enforcing agency.
DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE.
Y N/AYN/AYN/AYN/A RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
RESIDENTIAL MANDATORY MEASURES, SHEET 2 (January 2023)Y = YES
N/A =NOT APPLICABLE
RESPON. PARTY =RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER,
OWNER, CONTRACTOR, INSPECTOR ETC.)
CG-2
GREEN
BUILDING
STANDARDSBY CONTRACTORBY CONTRACTORBY CONTRACTOR
SHEET NO.
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WHO NEED THEM IN THE
PERFORMANCE OF OFFICAL DUTIES.
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SCALE:
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H.S.
AS NOTED
MAY 07-2023
PROJECT NO.2023-09
PLANNING &
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STUDIO
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BY HECTOR SANTIZO5-30-2024ISSUED PER PLANNING DEPT COMMENTS 2nd ROUND6-24-2024ISSUED PER PLANNING DEPT COMMENTS 3RD ROUND