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HomeMy WebLinkAboutAgenda Packet - PC - 2024.09.09Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers/Online7:00 PMMonday, September 9, 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: 836 5980 2041 Passcode: 093212 To access the meeting by phone: Dial 1-669-444-9171 Meeting ID: 836 5980 2041 Passcode: 093212 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 9/5/2024 September 9, 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 September 9, 2024. The City will make every effort to read emails received after that time but cannot guarantee such emails will be read into the record. Any emails received after the 5:00 p.m. deadline which are not read into the record will be provided to the Planning Commission after the meeting. 1. CALL TO ORDER - 7:00 p.m. - Council Chambers/Online 2. ROLL CALL 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION Announcements/consideration and approval of requests by Planning Commissioners to participate remotely pursuant to AB 2449 (Government Code Section 54943(f)). 4. APPROVAL OF MINUTES Draft August 26, 2024 Planning Commission Meeting Minutesa. Draft August 26, 2024 Planning Commission Meeting MinutesAttachments: 5. APPROVAL OF AGENDA 6. PUBLIC COMMENTS, NON-AGENDA The public is permitted to speak on items that are listed under the Consent Calendar, Commissioner ’s Reports, Director Reports, Requests for Future Agenda Items, new items, or items not on the agenda . Public comments for scheduled agenda items should wait until that item is heard by the Planning Commission. Persons are required to limit their remarks to three (3) minutes unless an extension of time is granted by the Chair. Speakers desiring answers to questions should direct them to the Planning Commission and, if relevant, the Commission may direct them to the appropriate staff member. The Ralph M. Brown Act (the State local agency open meeting law) prohibits the Planning Commission from acting on any matter that is not on the agenda. 7. STUDY ITEMS There are no Study Items. Page 2 City of Burlingame Printed on 9/5/2024 September 9, 2024Planning Commission Meeting Agenda 8. CONSENT CALENDAR Items on the consent calendar are considered to be routine. They are acted on simultaneously unless separate discussion and /or action is requested by the applicant, a member of the public or a commissioner prior to the time the Commission votes on the motion to adopt. Adoption of Resolution Making Findings and Determining that the County of San Mateo Proposed Acquisition of 849, 863 Mitten Road and 866 Malcolm Road, Burlingame (APNs 024-403-380, 024-403-410 and 024-403-400, respectively), and adjacent parking lots (APNs 026-301-240, 026-301-320 and 026-301-310) for administrative, executive, and professional offices for County programs is in Conformance with the 2019 Burlingame General Plan, in accordance with provisions of State Planning Law (Government Code Section 65402). This application is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Sections 15301, 15378, and 15061(b) (3) of the CEQA Guidelines(County of San Mateo, Real Property Services, applicant; ARE-819/863 Mitten Road, LLC, property owner). Staff Contact: Ruben Hurin a. Staff Report Attachments Resolution Attachments: 9. REGULAR ACTION ITEMS 615 Trenton Way, 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. (Gary Diebel, Diebel and Company Architects, applicant and architect; Faheem Dinath and Urmi Shome -Dinath, property owners) (56 noticed) Staff Contact: Erika Lewit a. Staff Report Attachments Plans Attachments: 1476 Drake Avenue, zoned R-1 – Application for Special Permit for a new second floor deck 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. (Erik Zang, designer; Xiaoxin Yin, property owner) (56 noticed) Staff Contact: Brittany Xiao b. Staff Report Attachments Plans Attachments: 10. DESIGN REVIEW STUDY ITEMS Page 3 City of Burlingame Printed on 9/5/2024 September 9, 2024Planning Commission Meeting Agenda 19 El Quanito Way, zoned R-1 - Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single -unit dwelling. (Tim Raduenz, Form One Design, applicant and designer; Angelique and Chris Rypinski, property owners) (29 noticed) Staff Contact: 'Amelia Kolokihakaufisi a. Staff Report Attachments Plans Renderings Attachments: 11. COMMISSIONER’S REPORTS 12. DIRECTOR REPORTS - Commission Communications - City Council regular meeting of September 3, 2024 13. FUTURE AGENDA ITEMS 14. ADJOURNMENT Notice: Any individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday, September 9, 2024 at rhurin@burlingame.org or 650-558-7256. Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting, the materials related to it, and your ability to comment. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for inspection via www.burlingame.org/planningcommission/agenda or by emailing the Planning Manager at rhurin@burlingame.org. If you are unable to obtain information via the City's website or through email, contact the Planning Manager at 650-558-7256. An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on September 9, 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 September 19, 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 4 City of Burlingame Printed on 9/5/2024 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, August 26, 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, Senior Planner Catherine Keylon, 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 August 12, 2024 Planning Commission Meeting Minutes Draft August 12, 2024 Planning Commission Meeting MinutesAttachments: Commissioner Comaroto made a motion, seconded by Commissioner Schmid, 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 a.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. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1). (Marcos Vieira, applicant and property owner; Geurse Conceptual Design Inc ., Jesse Geurse, Page 1City of Burlingame August 26, 2024Planning Commission Meeting Minutes designer) (16 noticed) Staff Contact: Catherine Keylon Staff Report Attachments Proposed Plans Attachments: Commissioner Pfaff made a motion, seconded by Commissioner Tse, to approve the Consent Calendar. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - 9. REGULAR ACTION ITEMS 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 Proposed Plans Attachments: All Commissioners have visited the project site. Senior Planner Keylon provided an overview of the staff report. Chair Lowenthal opened the public hearing. James Chu, designer, represented the applicant regarding the application. Public Comments: >Public comment submitted via email by Lynn Israelit, 1560 Columbus Avenue: I'm unable to attend the meeting in person this evening but would like to comment on the project at 1588 Columbus Avenue. I am a resident on Columbus Avenue and I'm very pleased overall with this project. I think it's a beautiful addition to the neighborhood. I appreciate that you've requested the owners retain the 6-inch setback for the front door in order to give more detail to the front of the house. I would, however, like to request that the stucco façade remain textured on this home as opposed to the new request for smooth stucco. Every other home on the street has textured stucco, and it would be more in keeping with all of the older homes in the neighborhood aesthetically. I appreciate your consideration Chair Lowenthal closed the public hearing. Commission Discussion/Direction: >Regarding the stucco finish, I do appreciate that the applicant has tried to at least provide some kind of texture in there. I believe it is a loss for not going with the textured stucco. I think the reason why this revival architecture style has texture is to show a presence that goes with that style. It is a perceived thickness of the wall that you get from a pattern, something with a texture rather than something that is completely smooth which is a very modern finish. Otherwise, I like the design. Page 2City of Burlingame August 26, 2024Planning Commission Meeting Minutes >I agree with my fellow commissioner. I am not 100% on board with the smooth stucco. Any texture will be better than no texture for this specific building in this specific neighborhood. Everything else have been an improvement. >I understand the comments, but with the addition of wood over the windows, it is still a nice project. I also understand the choice of smooth stucco from a practicality standpoint. >I agree with my fellow commissioner. As a contractor, I know that the wave stucco is a nightmare to match if you must replace a window or something like that. Quite frankly, there are many modern houses that have been built in the neighborhood. I find it hard to restrict someone especially on a revival type home and not a complete tear down. I will be inclined to approve this. >I agree with my fellow commissioner. There are a lot of fine details in the design of this home that bring out the historic and architecturally true details with the style of the home. There is some nice balance, textural interest with some of the details and there is good effort to try to meet halfway what we have been asking for. I do feel that there are a number of projects where it is difficult for people to make a change to window openings or doors, in trying to repair some work later on once there is texture on the stucco. It is difficult to match and becomes more obvious that there are some patchworks completed. I, too, am inclined to let them move forward with the smooth stucco finish. Commissioner Tse made a motion, seconded by Commissioner Comaroto, to approve the application. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, and Tse6 - Nay:Shores1 - b.1025 and 1029 Capuchino Avenue, zoned R-2 - Application for Design Review, Front Setback Variances, Minor Modification for parking space width and Tentative Condominium Map for two new, two-story detached condominium dwellings on each of the two existing lots. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (b) of the CEQA Guidelines.(Paul and Neena Goswamy, owners and applicants; Gregg Kawahara, architect) (66 noticed) Staff Contact: Erika Lewit Staff Report Attachments Proposed 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. Gregg Kawahara, designer, represented the applicant and answered questions regarding the application. Public Comments: >A public comment was received via email from Suzanne Button with an attachment, however it was unreadable as the file is not supported. Staff reached out to sender but did not heard back from her prior to the meeting. Chair Lowenthal closed the public hearing. Page 3City of Burlingame August 26, 2024Planning Commission Meeting Minutes Commission Discussion/Direction: >Is the front setback a block average? (Hurin: Yes.) Do you take every house into consideration? (Hurin: We do not include the corner lots because sometimes those are built differently. We also eliminate the highest and lowest setback on the block. Still in this case, the front setback is 34’-11” given all those considerations.) >A couple of the design elements that were discussed, like the long window by the staircase and some belly bands, are missing between the rendering versus the elevation. The belly bands add character to the home. Make sure to have them in the plans when you submit for permits. The stairway wall can be shortened and suggest adding a belly band across it. You worry about the elevation getting larger, but the long window is an inappropriate one in that location. >It is a nice-looking project. It is definitely missing a few things as noted by my fellow commissioner although those can be clerical. Compared to what it currently is, it is a vast improvement. It offers nice housing. I was more concerned about what the public might think but there were not many comments. I am very much in favor of this project. >One of the things that we hear a lot of times when we do these condominiums is the parking. They have made a good effort to create enough off -street parking where it will not impact the neighborhood in a more negative way than some of the projects we have seen. Appreciate what you have done to not make the neighborhood worse in relationship to that. >Consider reconfiguring the window by the bathtub. It doesn ’t look good as presented. There is just too much wall compared to a very tiny window. It is facing the street and a very important elevation. It needs to be as good as it can be. It is right in that setback where they are asking for the Variance. At least it should look decent. >Suggests making the same window larger since it is not over the toilet or tub. >The rendering does not match the elevation in terms of the placement, size of the window and the relationship of the roof over it. It looks more balanced on the elevation. Chair Lowenthal re-opened the public hearing. >Kawahara: We can certainly add a window over the bathtub. >Regarding the staircase window, the idea is shortening the windows so there is not much light coming out. I understood coming back that you made the window larger, so the elevation is less dull. A way to make the elevation less dull and the window smaller is to add a belly band. Chair Lowenthal closed the public hearing. Commissioner Schmid made a motion, seconded by Vice-Chair Horan, to approve the application with the following added conditions and to recommend approval of the Tentative Condominium Map by the City Council: >that a window shall be added above the second floor bathroom tub (facing the street) in the dwelling at 1029 Capuchino Avenue; the window shall be the same size as the window next to the bathroom entry door. >that the stairway window at 1029 Capuchino Avenue along the East Elevation (left side) shall be shortened and that a wood belly band shall be added below it; the belly band shall wrap around the corners to the sides of the stairway enclosure. Page 4City of Burlingame August 26, 2024Planning Commission Meeting Minutes The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - 10. DESIGN REVIEW STUDY ITEMS a.1517 Cypress Avenue, zoned R -1 - Application for Design Review, Front and Side Setback Variances, and Special Permit for attached garage for a first and second story addition to an existing single -unit dwelling and new attached garage. (Judith Mattingly, applicant and architect; Rupa Bhandari and Sameer Khedekar, property owners) (84 noticed) Staff Contact: Catherine Keylon Staff Report Attachments Proposed Plans Attachments: All Commissioners have visited the project site. Commissioner Comaroto was recused from this item since she lives within 500’ of the subject property. Commissioner Shores was recused from this item for business reasons. Senior Planner Keylon provided an overview of the staff report. Chair Lowenthal opened the public hearing. Judith Mattingly, designer, Rupa Bhandari and Sameer Khedekar, 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: >Consider using textured stucco finish. This is a house that has presence. I feel that as soon as you make it smooth stucco, the presence gets diminished in some way from the historical side. >Please provide more information on the window trim details. >Check consistency of window patterns; some are molded together and some are not. Consider using a metal trim to make them look like they are together. >(Keylon: For the demolition calculation, if you go over 50% of the exterior wall removal, substantial construction will be triggered, and the project will be considered a new construction. Then you would have to comply with more code regulations from the Planning and Building Divisions.) >Suggest keeping the post and the opening for the window. The finish piece from the outside matches the color of the windows which will make it look like it is a bigger contiguous window rather than three individual windows to eliminate the wide space. >I do like the project. But as you go for a smoother stucco, like the previous project that we just reviewed, they added more header trims to elaborate the detail of the house to offset what they was losing in texture. When we go for the modern Mediterranean and smooth stucco square corners, it looks too perfect. If we don’t do any trims, it just becomes a modern box lacking interest. There is an opportunity to Page 5City of Burlingame August 26, 2024Planning Commission Meeting Minutes leverage space between the windows to create the illusion of trim even if you are not doing real trim everywhere. >Suggest not under-sizing the windows to get more glass because that helps if you are not doing a trim. Having a substantial window size brings some definition to those walls too. >For the exterior lighting, please be cognizant of the Burlingame lighting ordinance where it needs to have a downward lighting effect. >I like the project. I like the direction it is going. The way the second floor is recessed and set back is nice. I am not usually a fan of attached garages, but this lot is very restrictive, and I do buy the benefit to the community of getting cars off the street. I agree with my fellow commissioners’ design comments. It looks good. >I agree with all the comments from my fellow commissioners. It could benefit from additional detailing . The garage looks plain; it needs extra features to add value. The comments about the windows were really helpful. >I agree with my fellow commissioners’ comments. The additional ornamentation will be nice over the garage, maybe under the gable of the garage roof or over the front door portico. >The handling of the two -car attached garage is nicely done. It almost looks like a separate structure . It is very similar in location to the current garage. It does provide the required two covered parking spaces . I can definitely understand the Special Permit request considering the shape of the lot and the restrictions that you have there. >I feel that the rear elevation has a lot of windows. It seems that there are a couple of neighbors who look at the backyard. The applicant should be cognizant of their own privacy. The bedroom with a bay window seems like the primary bedroom; consider raising the sill height to reduce the amount of glass on the rear. Consider the comments about reconfiguring the windows to have a more cohesive look on the back. >Provide more details on how the stucco will die on the window trims for more clarity of intent. >Clean up the drawings to reflect how window trims or casings will look consistently on all the elevations. >It was a nicely designed house. I like how the second floor is nestled into the existing attic space. It has a nice massing and handling of the style of the home. I could see support moving this project forward. >I like this project a lot too. Unlike several of the second story additions that we have been seeing lately that are being stuck on top of the existing home, this one has done a good job to integrate the second level to look like it was part of the house to begin with. It doesn ’t look like a poorly done second floor addition. There are some opportunities for improvement based on what we have heard tonight. >The exterior lighting must be included for the next round because that will add extra detail to the garage. There is an opportunity to hang a cast iron light at the entry area which may help tie the railing together to add more details which will add a lot of character to the home. >I can fully support the attached garage given the circumstances. This is a great use of an odd triangular lot. Great solutions for what you’ve got to work with. >There’s a house that the Planning Commission reviewed about a year ago on Burlingame Avenue and Occidental Avenue. It is Mediterranean style and has very smooth stucco, but they dressed the house up Page 6City of Burlingame August 26, 2024Planning Commission Meeting Minutes and the character is exuding from it. Consider looking at some of the details they ’ve done to satisfy some of the Commission’s comments if you want to do smooth stucco. Commissioner Schmid made a motion, seconded by Commissioner Tse, 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, and Tse5 - Recused:Comaroto, and Shores2 - b.615 Trenton Way, zoned R-1 - Application for Design Review for a new, two -story single-unit dwelling and attached garage. (Gary Diebel, Diebel and Company Architects, applicant and architect; Faheem Dinath and Urmi Shome -Dinath, property owners) (56 noticed) Staff Contact: Erika Lewit Staff Report Attachments Proposed Plans Attachments: All Commissioners have visited the project site. Senior Planner Keylon provided an overview of the staff report. Chair Lowenthal opened the public hearing. Gary Diebel, 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: >Consider adding another window to the office at the rear elevation to provide more light, not just at the corner of the house but also by the backyard. >The area over the garage door in the front of the house can benefit from adding an eave that projects and serve as a weather protection, but also can mask the lack of height of the garage door. >Suggests looking into gluing down the gravel in between the concrete slabs in the driveway as they don’t usually stay in place; after the first day it never looks the same. >I like the project. I like the elevation on sheet A 101 where the project is shown in comparison to its neighbors. Even though it is a different architectural style, it actually relates to the neighbors both on the left and the right. I like the prairie style. I also appreciate that the design does not require any Variances or Special Permits. >I agree with my fellow commissioner; it is nicely done. I appreciate that you are looking into possible different options for the piece over the garage that might be interesting and pulls everything together. >I agree. I like the massing, the interests from side to side, and how it relates itself to the neighbors as well as the modern homes across the street. I particularly like the open cutout to the right of the front Page 7City of Burlingame August 26, 2024Planning Commission Meeting Minutes door, even though it seems like a really deep eave, it is actually a light well. That is very clever. It brings nice light into the space especially to the windows in the front elevation. This is a very nice project. Commissioner Tse made a motion, seconded by Commissioner Schmid, to place the item on the Regular Action Calendar when plans have been revised as directed. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - 11. COMMISSIONER’S REPORTS There were no Commissioner's Reports. 12. DIRECTOR REPORTS Interim Community Development Director Hurin noted that at the August 19, 2024 City Council meeting, the Council appointed Stephanie Lee as the Interim Councilmember. Interim Community Development Director Hurin also noted that Neda Zayer has been selected as the new Community Development Director; her first day will be on September 9, 2024. 13. FUTURE AGENDA ITEMS The Planning Commission requested that the following issue be discussed in the future: Review types of exterior stucco finishes; perhaps bring in a stucco contractor to review different finishes and /or provide samples. 14. ADJOURNMENT The meeting was adjourned at 8:13 p.m. Page 8City of Burlingame 1 STAFF REPORT AGENDA NO: 8a MEETING DATE: September 9, 2024 To: Planning Commission Date: September 9, 2024 From: Ruben Hurin, Planning Manager – (650) 558-7256 Subject: Adoption of Resolution Making Findings and Determining that the County of San Mateo Proposed Acquisition of 849, 863 Mitten Road and 866 Malcolm Road (APNs 024-403-380, 024-403-410 and 024-403-400, respectively) and Adjacent Parking Lots (APNs 026-301-240, 026-301-320 and 026-301-310) for Administrative, Executive, and Professional Offices for County Programs is in Conformance with the 2019 Burlingame General Plan, in Accordance with Provisions of State Planning Law (Government Code Section 65402). RECOMMENDATION It is recommended that the Planning Commission adopt a resolution making findings and determining that the County of San Mateo proposed acquisition of 849, 863 Mitten Road and 866 Malcolm Road (APNs 024-403-380, 024-403-410 and 024-403-400, respectively) and adjacent parking lots (APNs 026-301-240, 026-301-320 and 026-301-310) for administrative, executive, and professional offices for County programs is in conformance with the 2019 Burlingame General Plan, in accordance with provisions of State Planning Law (Government Code Section 65402). BACKGROUND State Law Requirements: California Government Code Section 65402(c) requires that a local agency shall not acquire real property, dispose of any real property, nor construct or authorize to construct a public building or structure until the location, purpose, and extent of such acquisition has been submitted to and reported upon by the Planning Commission as to conformity with the adopted General Plan. Proposed Application: The County of San Mateo entered into a Purchase Agreement with a private property owner to acquire the properties at 849, 863 Mitten Road and 866 Malcolm Road and adjacent parking lots that provide the required off-street parking for the existing buildings on those lots. Pursuant to State Law requirements, the County submitted an application requesting the City conduct General Plan conformity review prior to the acquisition of property. The subject properties (six parcels totaling approximately 6.86 acres) contain three one-story buildings with a combined gross floor area of approximately 102,823 square feet (see attached parcel maps). Adoption of Resolution – General Plan Consistency Determination September 9, 2024 2 Attachment 1 to this Staff Report is a memorandum describing the properties and the proposed uses within the existing buildings. The County indicates that it intends to acquire the properties for administrative, executive, and professional offices for County programs. At the present time, the County has not identified which specific programs or departments might utilize the buildings. However, the County notes that the intention is to use the buildings for relocating County programs currently housed in leased space in other commercially zoned properties. No change in current land uses or construction project is contemplated at this time. Any future entitlements and/or building permits would be subject to review by the City. ANALYSIS In accordance with provisions of State Planning Law (Govt. Code Section 65402), prior to acquisition of real property by a local agency (in this case, the County of San Mateo) within the City of Burlingame, the Planning Commission, as the planning agency for the City, is required to find such acquisition is in conformity with the adopted General Plan. As noted above, the County indicates that it intends to acquire the properties for administrative, executive, and professional offices for County programs. Both the 2019 General Plan land use designation (Innovation Industrial) and the implementing zoning (I-I, Innovation Industrial) applicable to the subject properties permit office uses. In addition, the General Plan designation and descriptions below provide the basis for findings of conformity with the General Plan. The Innovation Industrial (I/I) designation in the 2019 General Plan applies to two areas: the southern two-thirds of the Rollins Road corridor and the Inner Bayshore area. The subject properties are located within the Inner Bayshore area. In part, the 2019 General Plan notes that these districts function well as light industrial and logistics centers, with complementary commercial businesses. Permitted uses include commercial and light industrial uses, creative industry businesses, design businesses, limited indoor sports and recreation, and wholesale uses. Furthermore, the Community Character Element of the 2019 General Plan states that industrial and office uses within the Inner Bayshore district will continue as preferred land uses, and compatible creative industries will be accommodated and encouraged. The Planning Commission requested action is limited to finding of conformity with the 2019 General Plan for the acquisition of property for office uses. This finding does not approve any proposed future development of the site. ENVIRONMENTAL REVIEW The determination of General Plan consistency is not considered a project and as such, is exempt pursuant to the California Environmental Quality Act (CEQA), per Sections 15301, 15378, and 15061(b)(3) of the CEQA Guidelines. Attachments:  Planning Application Form  Attachment 1 – Memorandum dated August 8, 2024  Parcel Maps  Resolution RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION08/12/2024REVISED09/03/2024 DATE: August 8, 2024 TO: City of Burlingame c/o Community Development Department Planning Division FROM: Caroline Shaker County of San Mateo County Executive’s Office, Real Property Division SUBJECT: Request for Determination of Conformity with the City of Burlingame’s General Plan for the County’s Proposed Acquisition of 849, 863 Mitten Road and 866 Malcolm Road, in the City of Burlingame, Pursuant to Government Code Section 65402 ============================================================================= In accordance with Government Code Section 65402, the County of San Mateo requests a determination as to the conformity with the City of Burlingame’s General Plan of the proposed acquisition of the property described in this Memorandum by the County of San Mateo. Caroline Shaker Real Property Manager 555 County Center, 4th Floor Redwood City, CA 94063 650-363-4047 www.smcgov.org Attachment 1 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION 08/12/2024 LOCATION: The property is commonly known as 849, 863 Mitten Road and 866 Malcolm Road, Burlingame, is identified as San Mateo County Assessor's Parcel Numbers 024-403-380, 024-403- 410 and 024-403-400, respectively, and 026-301-240, 026-301-320 and 026-301-310 (adjacent parking lots), and as depicted below (“Property”). The present zoning of the Property is I/I – Innovation Industrial. EXTENT: A fee simple interest in the Property, comprised of three one-story buildings, with a gross building area of approximately 102,823 square feet, on six parcels of land consisting of approximately 6.86 acres of space. The proposal necessitating this report is for site acquisition only; no specific construction project, public or private, is contemplated at this time. PURPOSE: The County’s purpose for acquiring the Property is to provide needed administrative, executive, and professional offices for County programs. At the present time, the County has not identified which programs or departments might utilize space at the Property. The intention is to use it for relocating County programs currently housed in leased space in other commercially zoned properties. No change in current land uses is contemplated at this time. In accordance with Government Code Section 65402, the County of San Mateo hereby requests that a finding be made by the City of Burlingame Planning Commission as to whether the County’s proposed acquisition of the Property would be in conformity with the City’s applicable General Plan. Please forward the findings to me at the address above. Thank you for your consideration. cc: Michael P. Callagy, County Executive RESOLUTION NO. 1 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BURLINGAME MAKING FINDINGS AND DETERMINING THAT THE COUNTY OF SAN MATEO PROPOSED ACQUISITION OF 849, 863 MITTEN ROAD AND 866 MALCOLM ROAD (APNS 024-403-380, 024-403-410 AND 024-403-400, RESPECTIVELY) AND ADJACENT PARKING LOTS (APNS 026-301-240, 026-301-320 AND 026-301-310) FOR ADMINISTRATIVE, EXECUTIVE, AND PROFESSIONAL OFFICES FOR COUNTY PROGRAMS IS IN CONFORMANCE WITH THE 2019 BURLINGAME GENERAL PLAN IN ACCORDANCE WITH PROVISIONS OF STATE PLANNING LAW (GOVERNMENT CODE SECTION 65402) WHEREAS, California Government Code Section 65402(c) requires that a local agency shall not acquire real property until the location, purpose and extent of such acquisition, disposition, or such public building or structure has been submitted to and reported upon by the Planning Commission as to conformity with the adopted General Plan; and WHEREAS, the County of San Mateo, as a local agency defined under Government Code Section 65402(c), is considering acquiring the property located at 849, 863 Mitten Road and 866 Malcolm Road (APNs 024-403-380, 024-403-410 and 024-403-400, respectively) and adjacent parking lots (APNs 026-301-240, 026-301-320 and 026-301-310); and WHEREAS, the City of Burlingame’s Planning Division received a completed application from the County of San Mateo Executive’s Office, Real Property Division, on August 8, 2024 requesting the City conduct a General Plan Conformity Review for possible acquisition of the property at 849, 863 Mitten Road and 866 Malcolm Road and adjacent parking lots; and WHEREAS, the City’s 2019 General Plan Land Use designation (Innovation Industrial) and implementing zoning for the site (I-I District, Innovation Industrial) permit office uses; and WHEREAS, the determination of General Plan consistency is not considered a project and as such, is exempt pursuant to the California Environmental Quality Act (CEQA), per Sections 15301, 15378, and 15061(b)(3) of the CEQA Guidelines; and WHEREAS, the Planning Commission of the City of Burlingame did on the 9th day of September, 2024, consider whether the proposed acquisition of real property for administrative, executive, and professional office for County programs conforms with the adopted 2019 Burlingame General Plan; and WHEREAS, at said Planning Commission meeting, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, the Planning Commission did make the following findings to confirm that the proposed acquisition and use of the site for administrative, executive, and professional office for County programs conforms with the adopted 2019 Burlingame General Plan: a. The Innovation Industrial (I/I) designation in the 2019 General Plan applies to two areas: the southern two-thirds of the Rollins Road corridor and the Inner Bayshore area. The subject properties are located within the Inner Bayshore area. The 2019 General Plan states that these districts function well as light industrial and logistics centers, with complementary commercial businesses. Permitted uses include commercial and light industrial uses, creative industry businesses, design businesses, limited indoor sports and recreation, and wholesale uses. RESOLUTION NO. 2 b. The Community Character Element of the 2019 General Plan states that industrial and office uses within the Inner Bayshore district will continue as preferred land uses, and compatible creative industries will be accommodated and encouraged. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF BURLINGAME DOES RESOLVE AS FOLLOWS: Section 1. The foregoing recitals are true and constitute the findings of the Planning Commission in this case; and Section 2. That it does determine that the acquisition of the property conforms to the City’s 2019 General Plan for the reasons set forth in this Resolution. 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 9th day of September, 2024 by the following vote: Secretary City of Burlingame Design Review Address: 615 Trenton Way Meeting Date: September 9, 2024 Request: Application for Design Review for a new, two-story single-unit dwelling and attached garage. Applicant and Architect: Gary Deibel, Diebel and Company APN: 029-166-060 Property Owner: Faheem Dinath and Urmi Shome-Dinath Lot Area: 5,000 SF General Plan: Low Density Residential Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a), 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. Project Description: The subject property is an interior lot that contains an existing one-story single-unit dwelling with an attached one-car garage. The applicant is proposing to demolish all structures on the site and build a new, two-story single-unit dwelling with an attached one-car garage. The project proposes a total floor area of 2,692 SF (0.54 FAR) where 2,700 SF (0.54 FAR) is the maximum allowed (includes 94 SF front covered porch exemption). The new dwelling would contain four bedrooms. Two parking spaces, one of which must be covered, are required for a four-bedroom house (office on first floor does not qualify as a bedroom since it has an opening that measures 50% or more of the wall). The new attached one-car garage (10’-0” x 20’-0” clear interior dimensions) provides the required covered parking for the four-bedroom house; one uncovered parking space (9’ x 18’) is provided in the driveway. Staff would note that an application for a Special Permit for attached garage is not required in this case because the existing attached garage is being replaced with an attached garage (Code Section 25.10.035(1)). All other Zoning Code requirements have been met. The existing site contains two non-protected size fruit trees in the rear yard, which are proposed to be removed. Based on the proposed floor area, three landscape trees are required on-site. As part of this project, three new 24-inch box landscape trees are proposed throughout the site, including a Maidenhair tree in the front yard and two Trident Maple trees in the rear yard. Therefore, the project complies with the Tree Reforestation Ordinance requirements. A plant schedule for proposed trees and plantings can be found on sheet L-101 of the proposed plans. There is one existing street tree along the parcel frontage which is to remain. 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)). This space intentionally left blank. Item No. 9a Regular Action Item Design Review 615 Trenton Way -2- 615 Trenton Way Lot Area: 5,000 SF Plans date stamped: August 28, 2024 PROPOSED ALLOWED/REQUIRED Front Setbacks (1st flr): (2nd flr): (Attached Garage): 18’-3” 22’-3” 25’-9” 18’-3” (block average) 20’-0” 25’-0” Side Setbacks (left): (right): 4’-0” 4’-0” 4'-0" 4’-0” Rear Setbacks (1st flr): (2nd flr): 34’-9” 34’-3” 15'-0" 20'-0" Lot Coverage: 1,740 SF 35% 2,000 SF 40% FAR: 2,692 SF 0.54 FAR 2,700 SF 1 0.54 FAR # of bedrooms: 4 --- Off-Street Parking: 1 covered (10’ x 20’) 1 uncovered (9’ x 18’) 1 covered (10' x 18') 1 uncovered (9' x 18') Plate Height: 9’-0” on 1st floor 8’-0” on 2nd floor 9’-0” on 1st floor 8’-0” on 2nd floor Building Height: 27’-7” 30'-0" Declining Height Envelope: complies C.S. 25.10.55(A)(1) 1 (0.32 x 5,000 SF) + 1,100 SF = 2,700 SF (0.54 FAR) Summary of Proposed Exterior Materials: • Windows: aluminum clad wood • Doors: wood entry door, steel garage door • Siding: horizontal cement fiber siding/horizontal and vertical shou sugi ban siding • Roof: composition shingle Staff Comments: None. Design Review Study Meeting: At the Planning Commission Design Review Study meeting on August 26, 2024, the Commission had several comments and 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 August 26, 2024 Planning Commission Minutes). Design Review 615 Trenton Way -3- The applicant submitted a response letter, dated August 28, 2024, and revised plans, date stamped August 28, 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, extended overhangs at the entry and over the garage, the steel garage door, the aluminum clad wood windows with no divided lites, and the shou sugi ban shiplap siding, are compatible with the contemporary design of the single- unit dwelling and with other existing contemporary houses in 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. Design Review 615 Trenton Way -4- 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 28, 2024, sheets A001- A204, L101 and L102, and Boundary and Topographic Survey dated November 23, 2021; 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; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; Design Review 615 Trenton Way -5- 11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first-floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Erika Lewit Senior Planner c. Gary Diebel, Diebel and Company Architects, applicant and architect Attachments: August 26, 2024 Planning Commission Minutes Applicant’s Response Letter, dated August 28, 2024 Project Application Form Signed Neighbor Support Letter, date stamped June 24, 2024 Hardie Siding and Shou Sugi Ban Specifications Planning Commission Resolution (proposed) Notice of Public Hearing – Mailed August 30, 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):           18146 PO Box 1044 Burlingame, CA 94010 The project involves demolishing the existing one-story house and attached garage and constructing a new two-story home with an attached garage. Diebel and Company | Architects Faheem Dinath and Urmi Shome-Dinath diebel@me.com PO Box 1044 Burlingame, CA 94010 X  615 Trenton Way Burlingame, CA 94010 029.166.060 Diebel and Company | Architects , Diebel ftothed@gmail.com and urmishome@gmail.com GD gary@diebelstudio.com 650.558.8885 615 Trenton Way (650) 218-9369 650.504.3275 R1  BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, August 26, 2024 b.615 Trenton Way, zoned R-1 - Application for Design Review for a new, two -story single-unit dwelling and attached garage. (Gary Diebel, Diebel and Company Architects, applicant and architect; Faheem Dinath and Urmi Shome -Dinath, property owners) (56 noticed) Staff Contact: Erika Lewit Staff Report Attachments Proposed Plans Attachments: All Commissioners have visited the project site. Senior Planner Keylon provided an overview of the staff report. Chair Lowenthal opened the public hearing. Gary Diebel, 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: >Consider adding another window to the office at the rear elevation to provide more light, not just at the corner of the house but also by the backyard. >The area over the garage door in the front of the house can benefit from adding an eave that projects and serve as a weather protection, but also can mask the lack of height of the garage door. >Suggests looking into gluing down the gravel in between the concrete slabs in the driveway as they don’t usually stay in place; after the first day it never looks the same. >I like the project. I like the elevation on sheet A 101 where the project is shown in comparison to its neighbors. Even though it is a different architectural style, it actually relates to the neighbors both on the left and the right. I like the prairie style. I also appreciate that the design does not require any Variances or Special Permits. >I agree with my fellow commissioner; it is nicely done. I appreciate that you are looking into possible different options for the piece over the garage that might be interesting and pulls everything together. >I agree. I like the massing, the interests from side to side, and how it relates itself to the neighbors as well as the modern homes across the street. I particularly like the open cutout to the right of the front door, even though it seems like a really deep eave, it is actually a light well. That is very clever. It brings Page 1City of Burlingame August 26, 2024Planning Commission Meeting Minutes nice light into the space especially to the windows in the front elevation. This is a very nice project. Commissioner Tse made a motion, seconded by Commissioner Schmid, to place the item on the Regular Action Calendar when plans have been revised as directed. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - Page 2City of Burlingame 28 August 2024 Planning Commission City of Burlingame 501 Primrose Road Burlingame, CA 94010 Re: New House at 615 Trenton Way Dear Commissioners, Thank you for reviewing the proposed design for the new house at 615 Trenton Way. We appreciate your comments and suggestions from the Study Session and have addressed them all. Here are the updates we've made: 1.Extended the window opening width at the back of the office with a double casement. 2.Designed an overhang over the front garage door to enhance the wall's composition and proportions. 3.Added a general note to the landscape sheet indicating the use of a gravel binder between and adjacent to the driveway concrete slabs. The homeowners and I are pleased with the design, and we hope you are too. We value your input and look forward to hearing your thoughts. Thank you for your time and consideration. Sincerely, Diebel and Company | Architects Gary Diebel, AIA, Architect C-25284 cc. clients po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. gdiebel@diebelstudio.com architectural studiodiebel and company 06.24.24 *Dimensional shrinkage after manufacture is possible due to being a solid-sawn wood product. ⁄” / 15mm 7 ⁄” / 195mm 1x8 Square Edge Dimensions • Nominal 1x8x12 • 7 ⁄ inches (195mm) actual reveal • 145 ⁄ inches (3700mm) actual length • 7.75 SF/piece 1x8 Shiplap Dimensions • Nominal 1x8x12 • 7 ⁄ inches (185mm) actual reveal • 145 ⁄ inches (3700mm) actual length • 7.33 SF/piece 7 ⁄” / 195mm ⁄” / 11mm ⁄” / 10mm⁄” / 5mm ⁄” / 7.5mm⁄” / 7.5mm ⁄” / 15mm Reveal 7 ⁄” / 185mm ⁄” / 15mm 5 ⁄” / 145mm 1x6 Square Edge Dimensions • Nominal 1x6x12 • 5 ⁄ inches (145mm) actual reveal • 145 ⁄ inches (3700mm) actual length • 5.75 SF/piece ⁄” / 11mm 5 ⁄” / 145mm Reveal 5 ⁄” / 135mm ⁄” / 10mm⁄” / 5mm ⁄” / 7.5mm⁄” / 7.5mm ⁄” / 15mm 1x6 Shiplap Dimensions • Nominal 1x6x12 • 5 ⁄ inches (135mm) actual reveal • 145 ⁄ inches (3700mm) actual length • 5.33 SF/piece Dimensions & Grades Available Select Grade GA2111 SKU# GF2111 GE2111 GB2111 GC2131 5 5/16" Reveal 7 11/16" 7 5/16" 5 11/16" 5 11/16" 145 11/16"** Length 145 11/16" 145 11/16" 145 11/16" 145 11/16" 5.33 SF/pc 7.75 7.33 5.75 5.75 6" Lap Prole 8" S3S 8" Lap 6" S3S 6" S4S Premium Clear Grade ** 72", 96", 120" lengths sometimes available GD2111 SKU# 5 5/16" Reveal 145 11/16" Length 5.33 SF/pc 6" Lap Prole Manufacturer Nakamoto Forestry North America Warehouse and Oce (By Appt Only) 6400 SE 101st Ave Unit 2C & 3C Portland Oregon 97266 Tel. (503) 512-6780 Mailing and Billing 4110 SE Hawthorne Blvd. #190 Portland Oregon 97214 Product does not shed soot after installation Copy and Paste into Appropriate CSI Division SECTION 06 26 00 or 07 46 00 CHARRED WOOD SIDING Surface & Texture Gendai is a surface with a silky smooth, brushed, undulating soot layer approximately 1/32" thick. Species Cryptomeria japonica, a monotypic genus in the Cypress family native to Japan. The Japanese name is "Sugi" (as in yakisugi and shou sugi ban), and in the West it is colloquially known as "Japanese Cedar". Wood Grade Select - JAS "Small Knot" grade allows for up to 20 tight or 10 dead knots per 79" (2m) board length. Unlimited combination of heartwood and sapwood, pith allowed. Checks allowed to 1/16" as long as plank stability, weather-resistance, and cosmetics are not adversely aected. Premium Clear - JAS "Joko Mubushi" grade allows for up to 4 tight or 3 dead pinhole knots per 79" (2m) board length. Unlimited combination of heartwood and sapwood, no pith allowed. Checks allowed to 1/16" as long as plank stability, weather-resistance, and cosmetics are not adversely aected. Fire Resistance Gendai tests to ASTM E84 and UL723 Class B Flame Spread and Smoke Developed without re retardant. Species tests to CAN/ULC S102-10 FS of 25 and SDC of 60 without re retardant. Acceptable for Calre WUI zone exterior applications as cladding over a 60-minute Class A wall assembly. Moisture Content Air dried then kiln dried to 11~14% MC, but may uctuate during transport or warehousing. Please acclimate on site for two weeks prior to installation. Gendai with Linseed Oil BLACK (previous SKU# NM2001) Yakisugi “shou sugi ban” siding. The top layer of delicate soot is lightly brushed o, leaving a smooth, consistent, and dark surface, and an oil prenish is applied prior to shipment. Suitable for exterior applications. Available burned both faces for fencing or louver applications. Delivered ready to install. Installation Details Overage Please add a healthy overage ranging 15~20%, as shipping additional material can be expensive. Fastening (Exterior) Two ring or screw-shank headed face nails or screws per furring strip within 1" of each edge Substrate (Exterior)Rigid furring maximum 16" on-center Installation Layout Vertical or horizontal, all proles Prenish Specications Prenish Option 1 Coat Traditional Linseed Oil Prenish Color Black Exterior Application Yes Interior Application No Back-Oiling Option Available 2nd Coat Oil Option Not available Shop-Applied AvailableFire Retardant Pressure Treated Not availableFire Retardant 4110 SE Hawthorne Boulevard #190, Portland Oregon 97214-5246 USA(503) 512-6780 info@ nakamotoforestry.com nakamotoforestry.com Exterior Linseed BlackGENDAI™ SMOOTH Countrylane Red Thickness 5/16 in. Length 12 ft. planks Width 5.25 in.6.25 in.7.25 in.8.25 in.9.25 in.*12 in.** Exposure 4 in.5 in.6 in.7 in.8 in.10.75 in. ColorPlus Pcs./Pallet 324 280 252 210 Prime Pcs./Pallet 360 308 252 230 190 152 Pcs./Sq.25.0 20.0 16.7 14.3 12.5 9.3 *9.25 in. only available primed. **12 in. only available primed and in select areas. Available Colors View all HardiePlank Lap Siding Products NEWNEWNEW NEW NEW NEW HardiePlank® Lap Siding HardiePanel® Vertical Siding HardieShingle® Siding Siding Trim Soffit HardieWrap®Finishing Touches ABOUT JAMES HARDIE PRODUCTS COLOR 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 615 Trenton Way, zoned R-1, Faheem Dinath and Umi Shome-Dinath, property owners, APN: 029-166-060; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 9, 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 9th day of August, 2024 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption and Design Review 615 Trenton Way Effective September 19, 2024 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 28, 2024, sheets A001- A204, L101 and L102, and Boundary and Topographic Survey dated November 23, 2021; 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; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; Page 2 EXHIBIT “A” Conditions of Approval for Categorical Exemption and Design Review 615 Trenton Way Effective September 19, 2024 11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first-floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. 615 Trenton Way 300’ noticing APN: 029-166-060 dinath residence 615 trenton way burlingame, california diebel and company architects A-001licensed architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxVICINITY MAP GENERAL NOTES 1.California Building Code (CBC), 2022 Edition 2.California Residential Code (CRC), 2022 Edition 3.California Plumbing Code (CPC), 2022 Edition 4.California Mechanical Code (CMC), 2022 Edition 5.California Electrical Code (CEC), 2022 Edition 6.California Energy Code (Energy), 2022 Edition 7.California Fire Code (Fire), 2022 Edition 8.California Green Building Code (CalGreen), 2022 Edition 9.City of Burlingame Municipal Codes Architectural A-001 Title Sheet A-101 Site Plan and Front Elevation with Adjacent Properties A-102 First Floor Plan A-103 Second Floor Plan A-104 Roof Plan A-201 Exterior Elevations A-202 Exterior Elevations A-203 Building Sections A-204 Building Sections and Typical Window Detail L-101 Landscape Plan L-102 Irrigation Plan Civil Engineering SU1 Topographic Land Survey Scope of Work The project involves demolishing the existing one-story house and attached garage and constructing a new two-story home with attached garage. The scope includes mechanical, plumbing, and electrical work. Construction Hours: Weekdays: 8:00 a.m. – 7:00 p.m. Saturdays: 9:00 a.m. – 6:00 p.m. Sundays and Holidays: No Work Allowed (See City of Burlingame Municipal Code, Sections 13.04.100 and 18.07.110 for details.) Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. Recycling Plan: The City of Burlingame requires a Waste Reduction Plan to permit construction and demolition projects generating waste. The Plan requires reusable items to be salvaged and removed for reuse before demolition. Large quantities of like materials shall be kept clean and separate for recycling, and mixed debris shall be taken to a mixed debris recycling facility. Weight tickets and other documentation will be required to demonstrate compliance. Non-compliance may result in significant fines. Miscellaneous Notes: 1. This project shall comply with the 2022 California Energy Efficiency Standards. 2. Diebel and Company Burlingame Business License Number 18146. 3. Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals, including review by the Planning Commission. Fire Sprinklers: 1. Automatic fire sprinklers are required throughout the house, ADU, and detached garage under a separate permit through the Fire Department for approval before installation. Deferred submittal to the Central County Fire Departmant. 2. Provide a backflow prevention device- USC approved double check valve assembly - schematic of water lateral line after meter shall be shown on building plans before approval indicating the device's location after the split between domestic and fire protection lines. 3. Contractor shall ensure that the double check valve assembly for fire protection shall be tested and approved by San Mateo Health approved contractor before scheduling Water Department final. 4. Confirmation of the water meter size and the underground lateral line will also be required that accommodate the larger building combined with residential fixture units. Backwater Certificate: Backwater Certificate required before issuing a building permit. Supplemental Demotion Permit Application: A Supplemental Demotion Permit Application is required for the demolition of this house. The Demolition Permit will not be issued until a Building Permit is issued for the project. Grading Permit: A Grading Permit, if required, will be obtained from the Department of Public Works. All-Electric: This house is all-electric and will not have natural gas service. Solar: This project requires solar with electrical permits for installation. Solar projects do not require zoning permits or design review. Architect: Diebel and Company | Architects PO Box 1044 Burlingame, CA 94011 650.558.8885 info@diebelstudio.com Land Surveyor: Lea & Braze Engineering, Inc 2495 Industrial PKWY West Hayward, CA 94545 510.887.4086 www.leabraze.com Structural Engineer: Morris Shaffer Engineering, LLP 1300 Industrial Road, Suite 14 San Carlos, CA 94070 650.595.2973 geoff@morris-shaffer.com Geotechnical Engineer: Wayne Ting & Associates, Inc. 42329 Osgood Road, Unit A Fremont, CA 94539 510.623.7768 tyler@wayneting.net 605 Trenton Way 609 Trenton Way 615 Trenton Way (Project Site)619 Trenton Way 623 Trenton Way NEIGHBOR PHOTOSNEIGHBOR PHOTOS PROJECT TEAM DRAWING INDEXBUILDING CODES licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxPROJECT DATA XXXXXXXXXXXXXXXXX X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X XX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XSSSS SS RIM= INV= COWWWWM CO CO SSMH 16.26 (CLOGGED) 11.26 7"9"TREE 6"FRUIT 6"JMAPSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSE E E E E E E E E E E E E E E E E E E E E E E E E ETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGWWWWWWWWWWWWWWWWWWWNeighboring Structure Neighboring Structure Neighboring Structure3.5'wood FenceBrick 0 4 16.95 18.92 FF 16.93 16.70 TOS 16.59 16.87 TOS 17.22 17.19 17.12 16.81 16.93 16.6 16.8 16.8 16.6 16.6 16.9 16.9 16.83 16.93 16.91 16.8 17.1 17.6 15.35TC 14.87FL 15.89TC 15.46FL 16.04TC 15.62FL 16.32TC 15.88FL 16.66TC 16.28FL 16.70 16.31 15.90 15.34 16.7 16.5 16.0 15.8 16.0 16.4 16.43 16.84 16.7 15.99 16.30 16.35 16.4 16.6 16.6 16.5 16.44 16.28 16.49 16.8 15.59 15.9 16.05 16.36 16.56 16.77 16.43 16.5116.19 16.56 16.8 16.51 16.42 16.43 16.24 16.86 17.2 17.3 17.2 17.7 17.6 17.9 17.817.7 28.98 RP 17.817.416.8 17.4 17.4 16.7 16.98 16.7 16.7 16.8 17.0 17.1 17.2 16.9 16.9 16.9 17.1 17.3 17.3 17.1 17.3 17.22 17.5 17.7 16.74 16.74 15.62 16.76 16.78 17.01 16.75 17.05 17.06 17.09 17.14 17.20 16.82 17.0 34.35 RP 16.90 16.51 16.51 16.50 17.18 17.9 16.0 16.30TRENTON WAY (60')Concrete Curb And Gutter15.5 15.9 17.01 17.02 17.70 5.00' Utility Easement per 70501-h recorded January 7, 1949 Lot 5 Block 18 20 Maps 55 5,000± Sq. Ft. 0.11± Acres Lot 4 Block 18 20 Maps 55 Lot 6 Block 18 20 Maps 55 Lot 16 Block 18 20 Maps 55 Lot 17 Block 18 20 Maps 55 6"PIPE6"PIPEConcrete SidewalkGateFence Change 34.35 RP 17.72 26.17 OH Brick Border Ss Paint Marking N40°30'00"W 100.00' N40°30'00"W 100.00'N49°30'00"E 50.00'N49°30'00"E 50.00' @DWY @DWY @DWY193'± To Nearest Fire HydrantSSSS17.13 37'-0 9/16" W W W W W W WSS SS SS SS SSSSSS W W W W W W WSITE PLAN 1/8" = 1'-0" 1 A-101 4'-0" Side Setback4'-0" Side Setback15'-0"First Fl. Req'd Front Setback 18'-3 1/4" Avg. Front Block Setback 20'-0" Second Fl. Req'd. Front Setbac 10 15'-0" Required Rear Setback C.O. 6 8 9 9 18 24 24 24 24 26 26 27 28 28 28 29 14 30 31 32 32 1 25'-0" Garage Req'd. Setback 25'-9" F.F.E. 19.36' T.O.D. 19.30' F.F.E. 19.36' T.O.S. 19.30' T.O.S. 17.30' T.O.S. 17.55' Dn 2 2 2021 11'-0"14'-8"6'-4"10'-0"11'-0"11'-0"40'-0" 2'-0"13'-0"10'-5"19'-0" 47'-0"41'-0"3'-6"4'-0" 9'-0"4'-0" 5 7 4 12 8 8 23 20 22 E E E E E E 12'-0" Verify 18'-3"34'-9" 19'-7 1/2"19'-7 1/2"4'-0"4'-0"5'-0"4'-0"6'-4"2'-2"13'-5 1/2"6'-2" 19'-3" Uncovered Deck Lawn Gravel Gravel New Two Story House Covered Porch Lawn Driveway16 17.22' T.O.S. 1713'-4"3'-0"19 25 R.C. R.C. R.C. R.C. R.C. D.S. D.S. D.S.12 12 15 T.O.C. 15.35' T.O.C. 16.04 3'-10 1/4" Verify 3'-11 3/4" Verify 4'-0 1/4" Verify 21'-0"6'-2 1/2"12'-9 1/2" 3 11 2'-6"2'-6"34'-3" 13 33 R.C. PROPOSED FIRST FLOOR AREA PROPOSED SECOND FLOOR AREA General Site Plan Notes 1. 2. 3. 4. 5. 6. All site construction work shall conform to the City of Burlingame requirements and/or standard details and specifications, and shall be subjected to city inspection and approval. Assure one landscape tree for every 1000 square feet of lot coverage or habitable space. New trees to be 24" box size. Provide a backflow prevention device. USC approved double check valve assembly. Locate the device after the split between domestic and fire protection lines. Fire protection by deferred submittal by Fire Protection Contractor. Provide hose bibs with a quarter turn valve or gate valve at patios and at garage. The maximum limit of all fences is 7 feet, first 6 feet from grade can be solid and the 7th must be open to air and light. The maximum limit of fences in the portion of the property between the house and the sidewalk (front setback is 3 feet. Site Plan Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. (E) 3' fence between front of house and front property line (E) Fence to remain (E) Sanitary sewer. See "Public Works Notes" (E) Street tree to remain (N) 3' fence between front of house and front property line (N) Concrete pads equaly spaced w/ 8" wide gravel divider strips, typ. (N) Fence (N) Ground cover - gravel (N) Lawn (N) Overhead electrical service line. Provide (N) roof mast. Coordinate with PG&E. (N) Sanitary sewer, 4" lateral. See "Public Works Notes" (N) Tree. Refer to L-101 3' high x 8" thick siding wall City sidewalk Concrete porch landing and stair Concrete slab at Mechanical Room and Garage doors Concrete wall at deck height Curb Downspout (D.S.), typ. Extent of 2nd Floor, typ. Extent of Garage First and second floor heat pumps Overhang, typ. Property line, typ. Rain chain (R.C.), typ. Remove (E) fruit tree Replace driveway, 1"-5" minimum slope, 11' minimum width. Required setback line, typ. Sanitary Sewer lateral Water line connection to City water main. Coordinate with fire protection plan for line size in a deferred submittal. Install alterations per City standard procedures and specifications. Water meter vault. Wood gate Chain link fencing to enclose the planting strip must be installed before demolition and construction. Grading and Drainage Notes 1. 2. 3. 4. 5. 6. 7. All excavation and building activities must immediately stop if groundwater or runoff water is encountered and requires removal from the excavation area or underfloor areas. A plan for the dewatering of the excavation must be designed and submitted for approval to the Public Works-Engineering Division. Once approval of the design has been received, implementation of the plan is required before the excavation, and building activities resume. Any construction within the Public Right-of-Way must have an approved permit for construction in the public street before starting work. The performance of this work is not authorized by the building permit issuance but is shown on the building permit for information only. Any sidewalk, gutter, or curb removed or damaged during the construction shall be replaced per the current Public Works-Engineering Division standards. The Contractor is to verify all controlling dimensions with permit plans and shall visit the site and familiarize themselves with all existing conditions. They shall bring any discrepancies to the attention of the Architect before proceeding. Verify the location of all underground utilities before starting construction. Review any site work that deviates from what is shown on the plans with the Architect before proceeding. The Contractor shall call Underground Service Alert at 800.642.2444 and have utilities marked before excavation. The Contractor shall obtain a street work permit from Public Works-Engineering Division for any proposed construction which will impact the use of the sidewalk, street, or any public property. The house shall have gutters with gutter fillers and rain chains that are directed to 2' splash blocks that deflect rainwater away from the building foundations by surface drainage. The site shall be finely graded to provide a minimum of 5% slope away, 2% if the surface adjacent to the house is hardscape, from the building perimeter and adjoining property lines. Existing drainage from adjacent properties shall be maintained, and in no case shall the final grading increase sheet flow onto adjacent properties. Utility Notes 1. 2. 3. 4. A minimum horizontal separation between new pipelines and existing utilities shall be 5', except that the minimum horizontal separation for water and sanitary sewer pipelines shall be 10' minimum unless noted otherwise. A minimum horizontal separation between new pipelines and joint trench shall be 5'. A minimum of 6" vertical clearance shall be provided between crossing utility pipes, except that the minimum vertical clearance between the water and sanitary sewer pipelines shall be 12", and all new water pipes shall be typically installed to cross above existing sanitary sewer pipeline Cleanouts, catch basins, and area drains are to be accurately located by their relationship to the building, flatwork, roof drains, and curb layout, and not by any length of pipe indicated or inferred in the drawings. The Contractor shall prepare an accurate composite utility plan that considers the actual location of existing utilities. The Contractor shall verify the size, material, location, and depth of all gravity systems to be connected to or crossed before trenching or installation. All work for gravity systems shall begin at the downstream connection point, and all direction changes shall be made with a wye (Y) connection. Elbows and tees should be avoided. PROJECT ADDRESS 615 Trenton Way Burlingame, CA 94010 PARCEL NUMBER 029.166.060 ZONING R1 Single Family Residence OCCUPANCY GROUP R3 Dwelling U Garage TYPE OF CONSTRUCTION VB Fire Sprinklers under a separate permit SETBACKS FRONT REAR SIDES Upper Floor 20'0"20'0"* Lower Floor **15'0"15'0"4'0" LOT SIZE 5,000 sf LOT COVERAGE EXISTING PROPOSED ALLOWABLE House 1662 sf 1381 sf - Covered Porch 65 sf 119 sf - Overhang over 30"0 sf 71 sf - Attached Garage 288 sf 239 sf - Total 2015 sf 1810 sf 2000 sf 40.30%36.20%40.00% FLOOR AREA RATIO EXISTING PROPOSED ALLOWABLE First Floor 1662 sf 1381 sf - Second Floor 0 sf 1070 sf - Ceiling over 12'0 sf 0 sf - *** Covered Porch 65 sf 119 sf - Attached Garage 288 sf 239 sf - Total 1950 sf 2690 sf 2700 sf 0.39 FAR 0.54 FAR 0.54 FAR HEIGHT RESTRICTION (30')45.70' Average top of curb: (15.35’ + 16.04’)/2 = 15.70’ PARKING SPACES PROPOSED REQUIRED 2 2 *Declining Height Envelope **40% impervious surface max. Block average front setback 18.27' ***Excludes front porch area AVERAGE FRONT SETBACK 615 Trenton Way 20.00' 619 Trenton Way 15.67' 623 Trenton Way 20.00' 627 Trenton Way 15.67' 631 Trenton Way 20.00' Average 18.27'OpenFLOOR AREA CALCULATIONS A 1,381 sf First Floor B 1,070 sf Second floor C 85 sf Covered Porch First Floor D 239 sf Attached Garage E 47 sf Overhang over 30" G 44 sf Overhang over 30" A B C D C B F FRONT ELEVATION WITH ADJACENT PROPERTIES 1/8" = 1'-0" 2 A-101 609 Trenton Way 615 Trenton Way (Project Site)619 Trenton Way G Public Works Notes 1. 2. 3. 4. 5. 6. All abandoned sewer lateral or water service shall be disconnected at the main and per City requirements. All water line connections to city water mains for services or fire lines must be installed per city standard procedures and specifications and any other underground utility works within the city’s right-of-way. An encroachment permit will be required for these items. Plug all existing sanitary sewer lateral connections and install a new 4" lateral and wye to the main Replace the curb, gutter, driveway, and sidewalk fronting the site The new sewer lateral alignment must be within the property frontage and cannot encroach into the neighbor’s frontage. IMPERVIOUS AREA House 1381 sf Attached Garage 239 sf Porch 72 sf Driveway 240 sf Total 1932 sf Percentage of Lot 38.64% Impervious Area Notes 1.Stormwater will drain through the decking of the uncovered deck and stairs to a pervious gravel surface. A-101 licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxA-401 1 2 3 4 A-401 5 6 7 8 A-401 9 10 A-401 11 12 13 14 A-401 18 A-40117 A-401 16 15 A-402 1 2 3 A-402 4 5 6 FIRST FLOOR PLAN 1/4" = 1'-0" 1 A-102 1 A-203 1 A-203 2 A-203 2 A-203 11'-0"14'-8"6'-4"10'-0"11'-0"11'-0"2'-0" 2'-6" 40'-0" 2'-0"13'-0"2'-3"19'-0" 47'-0"41'-0"4'-6"Up 3'-6"4'-0" Dn Dn 13 1 6 10 8 15 9 18 13 Cabinets Coats 4 16 9'-0"4'-0"1'-0"Egress3'-6" Min. 3'-6" Min. 2 7 12 12 12 Island 1 A-204 1 A-204 Foyer 101 Hall 102 Living Room 103 Dining Room 104 Closet 105 Guest Bedroom 106 Bath 107 Pantry 108 Kitchen 109 Office 110 Mud Room 111 Mech. Rm. 112 Garage 113 Garage 113 Covered Porch Deck Egress Up 7'-6" 21'-0"6'-2 1/2"12'-9 1/2" 47'-6"6'-4"10'-5"6'-0"4'-0"Approximate3 17 19 18'-0" Minimum clear 10'-0"Minimum clear3/A-2021'-0"14 5 D.S. D.S.D.S. R.C. R.C. R.C. R.C. R.C.3'-6"9'-6" 1'-0" First Floor Plan Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 10' x 18' minimum clear parking space Bench with storage Console and TV niche Countertop Downspout (D.S.), typ. Drink refrigerator at coffee bar Electric fan coil Electric fireplace. Refer to E3.1 Electric range, 48" wide Electric water heater Microwave drawer in cabinet Overhang above Pot filler, typ. Rain chain (R.C.), typ. Refrigerator Shelves, typ. TV mounted on wall (N.I.C.) Vent hood Wall mounted wood serving counter Wall Type Legend Interior Wall. 2x4 or 2x8 studs at 16" o.c., interior finish per Room Finish Schedule, UNO. Interior wall. 2x4 or 2x6 studs at 16" o.c., interior finish per Room Finish Schedule, UNO. Provide acoustical insulation full height. Interior Partial Height Wall. 2x4 studs at 16" o.c., interior finish per Room Finish Schedule, UNO. Glass Shower Wall. 3/8" tempered glass. Interior Wall. Garage/dwelling separation wall. 2x4 wood studs @ 16" o.c. (UNO). Provide R-15 batt insulation in cavity. Interior finish per Room Finish Schedule, UNO. Pressure treated wood sills at the foundation. Minimum 1/2" gypsum board applied to the garage side. CRC Table R302.6. Exterior Wall Siding. Siding over 3/8" rainscreen, Tyvek, plywood sheathing on 2x4 wood studs @ 16" o.c. (UNO). Provide R-15 batt insulation in cavity. Pressure treated wood sills at the foundation. Interior finish per Room Finish Schedule, UNO. (See Elevations for Locations) (E) Wall to be demolished 11 A-102 licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxA-401 1 2 3 4 A-401 5 6 7 8 A-401 9 10 A-401 11 12 13 14 A-401 18 A-40117 A-401 16 15 A-402 1 2 3 A-402 4 5 6 A-402 7 8 9 A-402 10 11 12 13 A-402 14 A-402 15 16 A-403 1 2 3 4 A-403 5 6 7 A-403 8 9 10 SECOND FLOOR PLAN 1/4" = 1'-0" 1 A-103 Dn EgressEgressEgress W D 5 17 Open to below8 11 14 7 13 29'-10"30'-6"3'-8"31'-6"4'-0"4'-6"19'-4"6'-0"7'-6"6'-0"19'-0" 4'-2"6'-0"21'-8"8'-10"3'-6"1'-0"10'-10" 47'-6" 13'-6"41'-0"7'-0"47'-0" 43'-0"12'-2"42'-0"9'-6" 2 A-203 2 A-203 1 A-203 1 A-203 1 A-204 1 A-204 Bedroom 201 Closet 202 Bath 203 Primary Bath 204 Primary Bedroom 205 Closet 206 Laundry 207 Bedroom 208 Closet 209 Linen 210 Hall 211 Stair 212 1 3 9 9 9 4 4 6 4 10 12 2 R.C. R.C. R.C.R.C. R.C. R.C. D.S. D.S. D.S. D.S. D.S. 15 Second Floor Plan Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. Attic access. Minimum clear opening to be 22" x 30" and a minimum of 30" headroom. Downspout (D.S.), typ. Electric fan coil in Attic above First Floor overhang First Floor parapet below, typ. First Floor window overhang Hand-held shower head Low slope roof below, typ. Raised ceiling, typ. Roof drain and rain chain (R.C.) below, typ. Roof overhang above, typ. Scupper, typ. Shower rain head Shower thermostat control valve Skylight shaft above Thru wall scupper Velux Sun Tunnel, typ. Wall Type Legend Interior Wall. 2x4 or 2x8 studs at 16" o.c., interior finish per Room Finish Schedule, UNO. Interior wall. 2x4 or 2x6 studs at 16" o.c., interior finish per Room Finish Schedule, UNO. Provide acoustical insulation full height. Interior Partial Height Wall. 2x4 studs at 16" o.c., interior finish per Room Finish Schedule, UNO. Glass Shower Wall. 3/8" tempered glass. Interior Wall. Garage/dwelling separation wall. 2x4 wood studs @ 16" o.c. (UNO). Provide R-15 batt insulation in cavity. Interior finish per Room Finish Schedule, UNO. Pressure treated wood sills at the foundation. Minimum 1/2" gypsum board applied to the garage side. CRC Table R302.6. Exterior Wall Siding. Siding over 3/8" rainscreen, Tyvek, plywood sheathing on 2x4 wood studs @ 16" o.c. (UNO). Provide R-15 batt insulation in cavity. Pressure treated wood sills at the foundation. Interior finish per Room Finish Schedule, UNO. (See Elevations for Locations) (E) Wall to be demolished 16 A-103 licen s e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxRoof Plan Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Composition roofing shingles, GAF Grand Sequoia Downspouts (DS), typ. Exterior wall below, typ. First Floor overhang First Floor parapet below, typ. First Floor window overhang. Low slope roof below, 2% minimum slope, typ. Rain chains (RC), typ. Scupper, typ. Skylight, typ. Solar panels, typ. ROOF PLAN 1/4" = 1'-0" 1 A-104 7 3 5 7 7 2'-6" O.H. typ 3'-6" O.H.This face only11 5 5 5 7 10 8 9 2 6 4 6 R.C. R.C. (below) R.C. R.C. 7 3 R.C. (below) D.S. D.S. D.S. D.S. D.S.2'-6" O.H.Typ.4:124:124:124:124:124:12 4:124:124:12 1 R.C. General Roof Notes 1.Provide overflow drains A-104 FRONT EXTERIOR ELEVATION 1/4" = 1'-0" 1 A-201 Top of Subfloor EL=19.30' Left D.H.E. Point of Departure EL=16.80' Top of Plate EL=28.30'2'-6"9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Curb EL=18.08' Top of Plate EL=28.30' Top of Subfloor EL=29.53' Top of Plate EL=37.53'10"Right D.H.E. Point of Departure EL=17.25' Avg. Top of Curb EL=15.70'8'-0"12'-0"7'-6"12'-0"7'-6"30'-0"Top of Ridge EL=43.28'5'-9"14 8'-8 3/4"Top of Plate EL=26.81'1'-5 7/8"14 1'-2 3/4"1'-4"2'-6"45.00°12 4 Typ. 42 8 11 15 7 20 16 18 9 13 3 19 12 12 6 22 7 1 2'-6" 2'-6"licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxExterior Elevation Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. Cap wall, slope top Composition roofing shingles, GAF Grand Sequoia Concrete foundation wall, typ. Declining Height Envelope (DHE) Downspout, paint to match siding, typ. Fascia, smooth fiber cement board Fiber cement horizontal smooth siding, 10.75" exposure, typ. Garage overhead door to be C.H.I. "Sterling" with smooth flush steel panels and frameless tinted glass Grade, typ. Gutter, paint to match fascia, typ. Illuminated address sign Light fixture, typ. Marvin Signature Ultimate Clad windows, wood with aluminum cladding. Property line, typ. Rainchain, typ. Recessed lighting in soffit, See Lighting Plan. Scupper, paint to match siding, typ. Shou Sugi Ban 1x6 shiplap siding, Nakamoto Forestry, Gendai linseed oil black, typ. Smooth fiber cement parapet cap, slope top and provide drip at inside, typ. Smooth fiber cement water table trim, typ. Solar Panel, typ. Velux skylight, typ. Wood entry door with natural finish RIGHT EXTERIOR ELEVATION 1/4" = 1'-0" 2 A-201 Top of Subfloor EL=19.30' Top of Plate EL=28.30'9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Ridge EL=43.28'4'-1"Top of Subfloor EL=19.30' Top of Plate EL=28.30'9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Ridge EL=43.28'2'-8"2'-6"Top of Ridge EL=40.20'3'-1"6 15 16 16 1'-8"Top of Hip EL=39.20' Wall section 4'-0" from Right Property Line A B C 10 5 6 19 5 17 2 21 23 RIGHT EXERIOR ELEVATION FRONT SECTION DOOR/WINDOW AREA ALLOWABLE A 21.00 sf - B 11.25 sf - C 11.25 sf - Total 43.50 sf 104.81 sf (10.38%)(25.00%) General Elevation Notes 1. 2. 3. 4. 5. 6. 7. 8. All exterior trim and structure, including, but not limited to fascia, doors, columns, beams, siding, and misc trim to be smooth fiber cement. Clad Marvin Signature Ultimate windows with natural wood finish on interior Exterior lighting shall not be located more than 9' above adjacent grade or required landing. Walls or portions of walls shall not be floodlit. Only shielded light fixtures which focus light downward shall be allowed, except for illuminated street number required by the fire department. City of Burlingame Municipal Code 18.16.03O Exterior lighting shall not be located more than 9' above adjacent grade or required landing. Walls or portions of walls shall not be floodlit. Only shielded light fixtures which focus light downward shall be allowed, except for illuminated street number required by the fire department. City of Burlingame Municipal Code 18.16.03O Exterior wall coverings shall extend from the top of the foundation to the roof, and terminate at 2" nominal solid wood blocking between rafters at all roof overhangs, or in the case of enclosed eaves, terminate at the enclosure. Provide protection against decay and termites by the use of naturally durable or preservative-treated wood and all framing, including wood sheathing, that is less than 8” from exposed earth. Provide rainscreen weep at the bottom of walls. Rainscreen walls vented top and bottom, typ. Provide Tyvek HomeWrap under siding or approved equal, typ. A-201 licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxExterior Elevations Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. Cantilever shelf Composition roofing shingles, GAF Grand Sequoia Deck less than 30" above adjacent grade Deck level with interior floor elevation Declining Height Envelope (DHE) Downspout, paint to match siding, typ. Fascia, smooth fiber cement board Fiber cement horizontal smooth siding, 10.75" exposure, typ. Fiber cement parapet cap, slope top and provide drip at inside, typ. Grade, typ. Gutter, paint to match fascia, typ. Light fixture, typ. Marvin Signature Ultimate Clad windows, wood with aluminum cladding. Panoramic vinyl folding door. Property line, typ. Rainchain, typ. Recessed lighting in soffit, See Lighting Plan. Scupper, paint to match siding, typ. Shou Sugi Ban 1x6 shiplap siding, Nakamoto Forestry, Gendai linseed oil black, typ. Smooth fiber cement water table trim, typ. Solar Panel, typ. Velux skylight, typ. Western Red Cedar with Butternut stain, typ. at wood areas. REAR EXTERIOR ELEVATION 1/4" = 1'-0" 1 A-202 Top of Subfloor EL=19.30' Left D.H.E. Point of Departure EL=16.80' Top of Plate EL=28.30'2'-6"9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0'Top of Subfloor EL=19.30' Top of Plate EL=28.30' Top of Subfloor EL=29.53' Top of Plate EL=37.53'2'-0 5/8"Right D.H.E. Point of Departure EL=17.25' Avg. Top of Curb EL=15.70'9'-0"8'-0"12'-0"7'-6"12'-0"7'-6"30'-0"Top of Ridge EL=43.28'5'-9"15 151'-2 3/4"12 4 45.00°typ. 18 6 16 7 19 8 1 14 13 10 20 17 22 3 4 5 2 21 9 12 11 2'-6" 2'-6" LEFT EXTERIOR ELEVATION 1/4" = 1'-0" 2 A-202 Top of Subfloor EL=19.30' Top of Plate EL=28.30'9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Ridge EL=43.28'2'-7"Top of Ridge EL=40.113'-2"Top of Subfloor EL=19.30' Top of Plate EL=28.30'9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Ridge EL=43.28'1'-8"1'-4"Top of Ridge EL=39.20'4'-1"2'-6"23 6 A Wall Section 4' from Left Property Line 22 2 9 34 8 10 7 16 18 6 11 GUEST BEDROOM EGRESS WINDOW 1/4" = 1'-0" 3 A-202 Top of Subfloor EL=19.30' Top of Plate EL=28.30'3'-5"9'-0"LEFT EXERIOR ELEVATION FRONT SECTION DOOR/WINDOW AREA ALLOWABLE A 14.00 sf - Total 14.00 sf 42.31 sf (8.27%)(25.00%) A-202 licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxBuilding Section Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. Concrete foundation wall, typ. Concrete slab on grade, typ. Exterior Wall Construction: Three-coat, 7/8" stucco with smooth sand texture over metal lath, 3/8” rainscreen (vent at top and weep screed at bottom), on two layers of "D" stucco paper, sheathing, wood studs, R-15 blanket insulation in cavity with vapor barrier. Refer to Exterior Elevations for fiber cement area on exterior walls. Interior finish per Interior Wall Construction: Wall finish on 2x wood studs @ 16" o.c. (UNO). See floor plans for acoustical walls. Verify finishes. Sloped concrete slab on grade garage floor. Soffits and fascia to be Hardie Panels, non-vented smooth finish. Soffit minimum 1/4" at overhangs. Projections 2'-5' to side property lines 1-hour underside F1 fire resistance rating. Wood framed floor structure, typ. Wood framed roof deck structure, typ. Wood-framed roof or trusses. BUILDING SECTION FRONT TO BACK 1/4" = 1'-0" 1 A-203 Top of Subfloor EL=19.30' Top of Plate EL=28.30'9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Ridge EL=43.28'5'-9"74'-4 1/2"8'-0" Typ.9'-0" Typ.Foyer Living Room Hall BedroomPrimary Bedroom Hall Attic 1'-6"Min.6 1 3 4 8 7 9 BUILDING SECTION LEFT TO RIGHT 1/4" = 1'-0" 2 A-203 Top of Subfloor EL=19.30' Left D.H.E. Point of Departure EL=16.80' Top of Plate EL=28.30'2'-6"9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Curb EL=18.08' Top of Plate EL=28.30' Top of Subfloor EL=29.53' Top of Plate EL=37.53' Right D.H.E. Point of Departure EL=17.25' Avg. Top of Curb EL=15.70'8'-8 3/4"8'-0"12'-0"7'-6"12'-0"7'-6"30'-0"Top of Ridge EL=43.28'5'-9"7"8'-10"1'-5 7/8"Top of Plate EL=26.81'8'-9" to 9'-0"Varies10'-6" to 10'-9"VariesLiving Room GaragePantry LaundryHallBath Top of Slab EL=17.83'3"Attic 8'-0" Typ.4'-8"9'-0" Typ.1'-6" Min.5 1 2 3 4 6 7 8 9 A-203 licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxBuilding Section Keynotes 1. 2. 3. 4. 5. 6. 7. Concrete foundation wall, typ. Exterior Wall Construction: Three-coat, 7/8" stucco with smooth sand texture over metal lath, 3/8” rainscreen (vent at top and weep screed at bottom), on two layers of "D" stucco paper, sheathing, wood studs, R-15 blanket insulation in cavity with vapor barrier. Refer to Exterior Elevations for fiber cement area on exterior walls. Interior finish per Interior Wall Construction: Wall finish on 2x wood studs @ 16" o.c. (UNO). See floor plans for acoustical walls. Verify finishes. Soffits and fascia to be Hardie Panels, non-vented smooth finish. Soffit minimum 1/4" at overhangs. Projections 2'-5' to side property lines 1-hour underside F1 fire resistance rating. Wood framed floor structure, typ. Wood framed roof deck structure, typ. Wood-framed roof or trusses. BUILDING SECTION FRONT TO BACK 1/4" = 1'-0" 1 A-204 BedroomPrimary Bedroom Hall Attic Kitchen Dining Rm.4'-5"8'-0"9'-0"1'-6"Min.1 2 3 4 4 5 5 6 7 ELEVATION AT ENTRY 3/8" = 1'-0" 2 A-204 CLIP CUBE SECTION AT PRIMARY BATH 3/8" = 1'-0" 3 A-204 9'-9" skylight shaft ceilingInsulation Wood framing Exterior sheathing per Structural Flash window/door per Manufacturer requirements. Hardie siding per Exterior Elevations on 3/8” rainscreen Exterior sheathing per Structural Window/door header - refer to Structural Marvin Signature Ultimate window system or approved equal Hardie siding per Exterior Elevations on 3/8” rainscreen Water-resistive barrier to be Hardie Wrap, or approved equal.Wood framing Insulation TYPICAL WINDOW SECTION 3" = 1'-0" 4 A-204 A-204 licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxLANDSCAPE PLAN 1/8" = 1'-0" 1 L-101 Deck Lawn Gravel Gravel New Two Story House Porch Lawn DrivewayTRENTON WAY (60')N 40o 00' 00" W 100.00' N 40o 00' 00" W 100.00'N 49o 00' 00" E50.00'N 49o 00' 00" E50.00'Neighboring Structure Neighboring StructureConcrete Sidewalk1 2 T-1 T-2 T-2 S-1 S-2 S-1 S-3 S-3 S-5 S-5S-5 S-5 S-5 S-5 S-5 S-5 S-4 S-5 S-4 S-4 S-4 S-3 S-3 S-3 S-3 S-3 Landscape Plan Keynotes 1. 2. (E) Street tree to remain Planting bed, typ. Planting Notes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. (E) Fences to remain around property perimeter. All planting areas shall be cleared of weeds and other debris. The Contractor shall verify with the Owner which existing plants are to remain. Existing plants to be removed shall be verified with Owner prior to removal. All ivy in project area shall be removed; ivy shall be sprayed with herbicide two weeks prior to removal. All plants shall be fertilized. Fertilizer shall be commercially available type, Agriform or equivalent. Application shall be according to manufacturer's instructions. Residual weed ppre-emergent shall be applied by the Contractor. Application shall be accoording to manufacturer's instructions. Contractor shall contact Underground Services Administration prior to excavation and grading. No herbicide, including pre-emergent or rototilling, shall be used in the city planting strip. Hand-digging is allowed only. Do not bury the tree trunk. The city planting strip shall be mulched after landscaping. Plant holes shall be double the size of the container (generally). The walls and bases of plant holes shall be scarified. Holls shall be backfilled with the following mixture: 80% to 20% imported soil to existing soil. Soil amendments shall be free of debris such as litter, broken clay pots, and other foreign material. Rocks larger than one inch diameter will not be permitted. Soil amendments shall have the following content: redwood nitrified compost 40%, course sand 30%, black topsoil 30%. Soil Berms shall be formed around all plants 1 gallon size and larger. Basins shall be mulched with a 3" layer of bark chips, minimum of 1" in size. Planting areas shall be covered with a three inch layer of bark chips. Soil testing shall be undertaken by the Contractor, and performed by a certified laboratory. A copy of the report shall be provided to the Owner and Landscape Architect. Recommendations for amendments and fertilization shall reflect the nutrient requirements of specified plant species. Trees shall be staked with two pressure treated 2" diameter poles. Tree trunk shall be secured with two rubber ties or straps forming a figure-eight between trunk and stake. Tree Notes 1. 2. 3. 4. Existing city street trees may not be cut, trimmed, or removed without a permit from the Park's Department. If construction is within drip line of existing trees, a tree protection plan must be in place to protect trees during all phases of construction. New landscape trees must be single stem, 24” box size trees. No existing trees over 48" in circumference at 54" from base of tree may be removed without a protected tree removal permit from the Park's Department. Landscape Objectives 1. 2. To promote Water Conservation by using the minimal amount of water usage. To add Aesthetic Street Value that will enhance Beautification of the Trenton Way in Burlingame City. CODE BOTANICAL NAME COMMON NAME NOTES T-1 Gingko Biloba Maidenhair Tree 24" Box T-2 Acer Buergeranum Trident Maple 24" Box S-1 Acacia cognata 'Cousin Itt'Little River Wattle S-2 Buxus microphylla var. Japonica Japanese Boxwood S-3 Trichostema lanatum Woolly Blue Curls S-4 Anigozanthos Kangaroo Paw S-5 Lomandra longifolia Dwarf Mat Rush PLANTING LEGEND � to � �� to t.d r � mr �� �� o z >o � 0 0 n cl rl ::r �22JB 3::t-> Z6. . .J>,. •i� g:iD:I mm �� -> Zo:, �� � 0 cl s: t-t>� �,-b §m I�� ���a N X 8 �� . ::0 3:::� � rn ;g +----'-1'_--6=--"---'M.:..;;lc:..N;.;._. ----,1< PVC LATERAL LINE.. 11 2• MIN (TYP.) 4-PLY 1"x 2'--0" RUBBER TIES INSTALLED W/A TWIST & NAllED TO THE STAKES �--RUBBER TIES PLACED 5• MAX BEL.OW MAI N FORK OR BRANCH INSTALLED WITH A TWIST AND NAILED TO STAKE (2) 2" DIA LODGE POLE PINE STAKES -15 GAL. OR SMALLER(2)3" DIA LODGE POLE PINE STAKES -24" BOX OR LARGER 1"x 4• ROUGH REDWOOD WITH (2) 2" CALV. NAILS EACH CO N NECTION (LOCATE O N PREVAILI N G WIND SIDE) ,--H,f------PLACE ROOT .CROWN 1• .2• ABOVE FINISHED GRADE 2" OF FINE SCREENED FIR BARK FI N ISHED GRADE 1, 'i=:;a.---SCARJFY SIDES -:==---.:.· ROOT BALL I PVC SCH 40TEE PINE STAKE 1 -V4 • CALV. ROOFING NAIL 0.EACH END) CO M PACTED TOPSOIL SCH. 80 PVC NIPPLE .... 0 . PIPE SIZE -MATCH BASE OF HEAD PROVIDE A 4• MIN., 6" MAX. SLOT TO ALLOW FOR SITTLEMENT WRAP PERFORATED PIPE WITH FILTER FABRIC. 1'--6" MIN. GRATE COVER 4• OJA. x 3'-0" PERFORATED ----� STYRENE DRAIN PIPE 0 . •. 0 0 0 O o 0 O 0 COMPACT NATIVE SOIL FOR BASE FIU BOTTOM 6" OF DRAIN . -----Ill---=!') 4• DIA. x 3'-0" LO N G PERFORATED SlYREt-lE PIPE WITH BLACtl STYRENE DRAIN GRATE COVER AND NOTES: BUBBLER IRRIGATION USE 2 PIPES IN CONCRETE CUT-OUT AREAS. PUT PIPE ON UPHILL SIDE OF TREE. LEVEL SITE NORTH OF TREE. PIPE WITH 112 IN. DRAIN ROCK NOM. BUBBLER DETAIL PERFORATED PIPE BUBBLER HEAD ...• c,, • Note: to pass final inspection: •Trees are to have two stakes and only one crossbrace as per above detail. •Nursery stake is to be removed, and hole filled with soil. •Ties are to be loosely installed so the tree can move when shaken. CITY STANDARD STAKING DETAIL FOR NEW TREES2 L-101 L-101 Gravel Binder 1.Provide a gravel binder to gravel between and adjacent to the driveway concrete slabs. licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxIrrigation Plan Keynotes 1. 2. 3. Drip emitter, typ. Drip irrigation, typ. Pop-up sprinkler, typ. IRRIGATION PLAN 1/8" = 1'-0" 1 L-102 Deck Lawn Gravel Gravel New Two Story House Porch Lawn DrivewayTRENTON WAY (60')N 40o 00' 00" W 100.00' N 40o 00' 00" W 100.00'N 49o 00' 00" E50.00'N 49o 00' 00" E50.00'Neighboring Structure Neighboring StructureConcrete Sidewalk2 3 1 Irrigation Notes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. A 100 mesh filter shall be installed on the mainline before the reduced pressure assembly. All irrigation system components shall be installed per Manufacturers specifications. Manufacturers specifications supersede any specs on these plans and details. All lines shall be thoroughly flushed out prior to attachment of valves, sprinklers, emitters, and other terminal fittings. All spray and drop zones to be min. 5'-0" and preferably 10'-0" away from oak tree trunks. Bubblers shall be spaced to create an even wet zone about the size of the canopy of all new shrubs, new trees and existing immature non-native trees. Bubblers shall be placed to avoid as much as possible irrigating oak trees and any other existing mature native or drought tolerant plants. Check valves shall be installed on all downhill dripline and distribution lines. Control wire connections shall be made with waterproof plastic wire nuts. Controller shall be set to irrigate between the hours of 8 PM and 10 AM. Controller shall be set to irrigate deeply and less frequently to encourage drought resistant root growth. Irrigation schedule to be determined by auditor/contractor. Controller type shall be a smart controller. Rain sensors and/or weather stations are recommended. Flexible poly pipe to be 1/2" - 3/4", determined by Contractor. All 3/4" flexible distribution lines to be a maximum of 3'-0" in length and are to be staked. Hoes bibs shall be mounted on galvanized steel risers 30" above finished grade. Secure to a #4 steel bar driven 18" into solid ground. If location of a supply line interferes with the drilling of plant holes, the plant holes shall be located as to clear the supply lines. Irrigation system shall use pressure regulators as needed to keep all components within optimal PSI range per manufacturers specs. Lateral supply lines and fittings shall be PVC sch 40, size to be determined by Contractor, buried 8" - 12" deep. Main supply lines and fittings shall be PVC sch 40, size as noted on plan, buried 12" - 16" deep. Piping between the water meter and a reduced pressure assembly shall be brass or copper type K. Riser height in lawn areas shall be 4". Riser height in meadow areas and other landscape areas shall be 12". The risers for sprinklers on slopes shall be set approximately perpendicular to the plane of the slope. The bottom of the reduced pressure assembly shall be installed min. 12" above the ground. The concepts on the Irrigation Plan are schematic minimum requirements, the full extent of which are to be determinedby the Contractor. The Contractor shall make adjustments as necessary based on actual site conditions. The Contractor shall make final adjustments to the irrigation system to insure proper coverage and prevent water run-off and excess spray. Valves shall be housed in weather-proof plastic boxes, with lockable lids markked "water". Water Conservation in Landscape Ordinance Compliance These plans comply with the criteria of the Water Conservation in Landscape Ordinance and applied them for efficient use of water in the landscape and irrigation design plan. L-102 City of Burlingame Special Permit Address: 1476 Drake Avenue Meeting Date: September 9, 2024 Request: Application for Special Permit for a new second story balcony addition to an existing single-unit dwelling. Applicant and Architect: Erik Zang APN: 026-042-200 Property Owner: Xiaoxin Yin 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 the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Project Description: The subject property is a corner lot that contains an existing two-story single-unit dwelling and a detached garage at the rear of the lot. The applicant is proposing to replace an existing second story uncovered balcony at the rear of the house (114 SF) with a second story addition and new smaller uncovered balcony (69 SF). Planning staff would note that the proposed second story addition and second story balcony are exempt from Design Review because the net new area (is less than 100 SF in area (62 SF net new area proposed) (Code Section 25.68.030(A)).The proposed floor area is 3,079 SF (0.51 FAR) where 3,147 SF (0.52 FAR) is the maximum floor area allowed (includes covered porch and ADU exemptions). The applicant is requesting a Special Permit for the proposed 69 SF second story uncovered balcony at the rear of the house (Special Permit required for any second story balcony; 75 SF maximum allowed). The proposed balcony meets the setback requirements for a second story balcony, including declining height envelope and the minimum horizontal setback of twice the distance of the required side setback (16’-3½” proposed where 8’-0” is the minimum required). Accessory Dwelling Unit This project includes the construction of a new 748 SF attached accessory dwelling unit on the lower story of the dwelling. Per State law, review of the ADU application is administrative only and is not reviewed by the Planning Commission. Staff has determined that the ADU complies with the ADU regulations. The attached ADU is exempt from lot coverage and floor area regulations. The applicant is requesting the following application:  Special Permit for a new second story balcony addition to an existing single-unit dwelling (69 SF proposed where up to 75 SF is allowed with a Special Permit) (C.S. 25.10.035(7)). This space intentionally left blank. Item No. 9b Regular Action Item Special Permit 1476 Drake Avenue -2- 1476 Drake Avenue Lot Area: 6,000 SF Plans date stamped: August 28, 2024 EXISTING PROPOSED ALLOWED/ REQUIRED Front Setbacks (1st flr): (2nd flr): 21’-0” 36’-2” no change no change 20’-6” (block average) 20’-0” Side Setbacks (left): (right): 8’-2” 4’-0” no change 16’-3½” to second floor balcony 4'-0" 8’-0” to second floor balcony Rear Setbacks (1st flr): (2nd flr): 20’-4” 60’-2” 22’-9” 42’-6” 15'-0" 20'-0" Lot Coverage: 2,108 SF 34% 2,081 SF 35% 2,400 SF 40% FAR: 2,960 SF 0.49 FAR 3,079 SF 0.51 FAR 3,147 1 0.52 FAR # of bedrooms: 4 no change --- Off Street Parking: 1 covered (15’-4” x 19’-4” clear interior dimensions) 1 uncovered (9' x 18') no change 1 covered (10” x 18” clear interior dimensions) 1 uncovered (9' x 18') Plate Height: 9’-10” on 1st floor 2 8’-7” on 2nd floor no change 9’-0” on 1st floor 8’-0” on 2nd floor Second Floor Balcony: --- 69 SF 3 75 SF Building Height: 27’-2” no change 30'-0" Declining Height Envelope: complies complies C.S. 25.10.035(2) 1 (0.32 x 6,000 SF) + 900 SF + 327 SF = 3,147 SF maximum allowed (0.52 FAR). 2 The existing first floor plate height is allowed to remain as existing nonconforming since the nonconformity is not being exacerbated. Additionally, the proposed rear addition does not exceed the maximum plate height allowed. 3 Special Permit for second floor balcony (69 SF proposed, where 75 SF is the maximum allowed). Staff Comments: Staff would note that this application was brought directly to the Planning Commission as a Regular Action Item since the project is not substantial and only includes a request for a Special Permit for an uncovered balcony at the rear of the house. 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. Special Permit 1476 Drake Avenue -3- Required Findings for a Special Permit (Second floor deck): 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. Suggested Special Permit Findings (second floor deck): 1. The blend of mass, scale, and dominant structural characteristics of the proposed second floor balcony is consistent with the design of the dwelling and is consistent with the character of the street and neighborhood, which consists of one and two-story single-unit dwellings in a variety of architectural styles and massing; several existing single-unit dwellings in the neighborhood have second floor decks and elevated front porches. The 69 SF second story balcony is within the maximum size allowed (75 SF) and exceeds the minimum required side setback from the side property line (16’-3½” proposed right side setback where 8’-0” is the minimum required). The existing dwelling has an existing second floor balcony (114 SF), which would be replaced with a smaller balcony (69 SF). 2. The variety of façade, exterior finish materials, and elevations of the proposed second floor deck is consistent with the existing dwelling. 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 Special Permit criteria as noted above. 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 28, 2024, sheets A0.1 through A7.1 and site survey; 2. that any changes to the size or envelope of the basement, first or second floors, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 3. 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; Special Permit 1476 Drake Avenue -4- 4. 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; 5. 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; 6. 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; and 7. 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. Brittany Xiao Assistant Planner c. Xiaoxin Yin, applicant and property owner Erik Zang, designer Attachments: Project Application Form Special Permit Application Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed August 30, 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): 1476 Drake Ave, Burlingame, CA 94010 Xiaoxin Yin (425) 780-8514 xiaoxin@gmail.com Erik Zang (628) 999-3498 szang0531@gmail.com Xiaoxin Yin (425) 780-8514 xiaoxin@gmail.com 20508050 02/20/2024 02/20/2024 26-042-200 R1 1476 Drake Ave, Burlingame, CA 94010 1476 Drake Ave, Burlingame, CA 94010 (1)REAR YARD ADDITION. 248.34 SQ.FT.(2) NEW ATTACHED ADU. 735.54 SQ.FT.(3)REMOVE THE GAS METER. (4)BATH-1 REMODEL. 89 SQ.FT.(5)BATH-2 REMODEL. 54 SQ.FT. (6)KITCHEN REMODEL. 244 SQ.FT. (7)ADD NEW BATH-3. 60 SQ.FT.(8)RE-ROOF. NEW ASPHALT SHINGLE ROOF.(9)UPGRADE THE ELECTRICAL PANEL TO 300A. 03.07.24 City of Burlingame Š Community Development Department Š 501 Primrose Road Š P (650) 558-7250 Š 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 new addition part is one-level addition in rear yard, which is not visible from the street. It will not affect the sunlight/shade to the adjacent properties. The existing main house roof structural will be remained, the facade and exterior finish materials will be remain the same. So it will not affect the aesthetics of the neighborhood. (1)the existing architectural style is American country style, proposed addition will not change the style. (2)The garage is existing in this project. (3)The new addition is in the first level and exterior wall is consistent. (4)Interface is consistent between addition and existing house. Only two fruit trees (Apple & Tengerine) will be removed in this project. 03.07.24 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. Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION 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 Special Permit for a second story balcony addition to an existing single-unit dwelling at 1476 Drake Avenue, Zoned R-1, Xiaoxin Yin, property owner, APN: 026-042-200; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 9, 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)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, is hereby approved. 2. Said Special Permit is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such 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 9th day of September, 2024 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption and Special Permit 1476 Drake Avenue Effective September 19, 2024 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 28, 2024, sheets A0.1 through A7.1 and site survey; 2. 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; 3. 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; 4. 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; 5. 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; 6. 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; and 7. 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. 1476 Drake Avenue 300’ noticing APN: 026-042-200 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! Best Management Practices and Erosion Control Details Sheet 1County of Santa Clara BMP-1Project Information Stabilized Construction Entrance/Exit CASQA Detail TC-1 3 Velocity Dissipation Devices CASQA Detail EC-10 4 STANDARD BEST MANAGEMENT PRACTICE NOTES 1. Solid and Demolition Waste Management: Provide designated waste collection areas and containers on site away from streets, gutters, storm drains, and waterways, and arrange for regular disposal. Waste containers must be watertight and covered at all times except when waste is deposited. Refer to Erosion & Sediment Control Field Manual, 4th Edition (page C3) or latest. 2. Hazardous Waste Management: Provide proper handling and disposal of hazardous wastes by a licensed hazardous waste material hauler. Hazardous wastes shall be stored and properly labeled in sealed containers constructed of suitable materials. Refer to Erosion & Sediment Control Field Manual, 4th Edition (pages C-5 to C-6) or latest. 3. Spill Prevention and Control: Provide proper storage areas for liquid and solid materials, including chemicals and hazardous substances, away from streets, gutters, storm drains, and waterways. Spill control materials must be kept on site where readily accessible. Spills must be cleaned up immediately and contaminated soil disposed properly. Refer to Erosion & Sediment Control Field Manual, 4th Edition (pages C-7 to C-8, C-13 to C-14) or latest. 4. Vehicle and Construction Equipment Service and Storage: An area shall be designated for the maintenance, where on-site maintenance is required, and storage of equipment that is protected from stormwater run-on and runoff. Measures shall be provided to capture any waste oils, lubricants, or other potential pollutants and these wastes shall be properly disposed of off site. Fueling and major maintenance/repair, and washing shall be conducted off-site whenever feasible. Refer to Erosion & Sediment Control Field Manual, 4th Edition (page C9) or latest. 5. Material Delivery, Handling and Storage: In general, materials should not be stockpiled on site. Where temporary stockpiles are necessary and approved by the County, they shall be covered with secured plastic sheeting or tarp and located in designated areas near construction entrances and away from drainage paths and waterways. Barriers shall be provided around storage areas where materials are potentially in contact with runoff. Refer to Erosion & Sediment Control Field Manual, 4th Edition (pages C-11 to C-12) or latest. 6. Handling and Disposal of Concrete and Cement: When concrete trucks and equipment are washed on-site, concrete wastewater shall be contained in designated containers or in a temporary lined and watertight pit where wasted concrete can harden for later removal. If possible have concrete contractor remove concrete wash water from site. In no case shall fresh concrete be washed into the road right-of-way. Refer to Erosion & Sediment Control Field Manual, 4th Edition (pages C-15 to C-16) or latest. 7. Pavement Construction Management: Prevent or reduce the discharge of pollutants from paving operations, using measures to prevent run-on and runoff pollution and properly disposing of wastes. Avoid paving in the wet season and reschedule paving when rain is in the forecast. Residue from saw-cutting shall be vacuumed for proper disposal. Refer to Erosion & Sediment Control Field Manual, 4th Edition (pages C-17 to C-18) or latest. 8. Contaminated Soil and Water Management: Inspections to identify contaminated soils should occur prior to construction and at regular intervals during construction. Remediating contaminated soil should occur promptly after identification and be specific to the contaminant identified, which may include hazardous waste removal. Refer to Erosion & Sediment Control Field Manual, 4th Edition (pages C-19 to C-20) or latest. 9. Sanitary/Septic Water Management: Temporary sanitary facilities should be located away from drainage paths, waterways, and traffic areas. Only licensed sanitary and septic waste haulers should be used. Secondary containment should be provided for all sanitary facilities. Refer to Erosion & Sediment Control Field Manual, 4th Edition (page C-21) or latest. 10. Inspection & Maintenance: Areas of material and equipment storage sites and temporary sanitary facilities must be inspected weekly. Problem areas shall be identified and appropriate additional and/or alternative control measures implemented immediately, within 24 hours of the problem being identified. STANDARD EROSION CONTROL NOTES 1. Sediment Control Management: Tracking Prevention & Clean Up: Activities shall be organized and measures taken as needed to prevent or minimize tracking of soil onto the public street system. A gravel or proprietary device construction entrance/exit is required for all sites. Clean up of tracked material shall be provided by means of a street sweeper prior to an approaching rain event, or at least once at the end of each workday that material is tracked, or, more frequently as determined by the County Inspector. Refer to Erosion & Sediment Control Field Manual, 4th Edition (pages B-31 to B-33) or latest. Storm Drain Inlet and Catch Basin Inlet Protection: All inlets within the vicinity of the project and within the project limits shall be protected with gravel bags placed around inlets or other inlet protection. At locations where exposed soils are present, staked fiber roles or staked silt fences can be used. Inlet filters are not allowed due to clogging and subsequent flooding. Refer to Erosion & Sediment Control Field Manual, 4th Edition (pages B-49 to B-51) or latest. Storm Water Runoff: No storm water runoff shall be allowed to drain in to the existing and/or proposed underground storm drain system or other above ground watercourses until appropriate erosion control measures are fully installed. Dust Control: The contractor shall provide dust control in graded areas as required by providing wet suppression or chemical stabilization of exposed soils, providing for rapid clean up of sediments deposited on paved roads, furnishing construction road entrances and vehicle wash down areas, and limiting the amount of areas disturbed by clearing and earth moving operations by scheduling these activities in phases. Stockpiling: Excavated soils shall not be placed in streets or on paved areas. Borrow and temporary stockpiles shall be protected with appropriate erosion control measures(tarps, straw bales, silt fences, ect.) to ensure silt does not leave the site or enter the storm drain system or neighboring watercourse. 2. Erosion Control: During the rainy season, all disturbed areas must include an effective combination of erosion and sediment control. It is required that temporary erosion control measures are applied to all disturbed soil areas prior to a rain event. During the non-rainy season, erosion control measures must be applied sufficient to control wind erosion at the site. 3. Inspection & Maintenance: Disturbed areas of the Project’s site, locations where vehicles enter or exit the site, and all erosion and sediment controls that are identified as part of the Erosion Control Plans must be inspected by the Contractor before, during, and after storm events, and at least weekly during seasonal wet periods. Problem areas shall be identified and appropriate additional and/ or alternative control measures implemented immediately, within 24 hours of the problem being identified. 4. Project Completion: Prior to project completion and signoff by the County Inspector, all disturbed areas shall be reseeded, planted, or landscaped to minimize the potential for erosion on the subject site. 5. It shall be the Owner’s/Contractor’s responsibility to maintain control of the entire construction operation and to keep the entire site in compliance with the erosion control plan. 6. Erosion and sediment control best management practices shall be operable year round or until vegetation is fully established on landscaped surfaces. * Length per ABAG Design Standards Source for Graphics: California Stormwater BMP Handbook, California Stormwater Quality Association, January 2003. Available from www.cabmphandbooks.com. L* Silt Fence CASQA Detail SE-1 1 Silt Fence CASQA Detail SE-1 2 Best Management Practices and Erosion Control Details Sheet 2County of Santa Clara BMP-2Project InformationStorm Drain Inlet Protection CASQA Detail SE-108 Storm Drain Inlet Protection CASQA Detail SE-10 6 Storm Drain Inlet Protection CASQA Detail SE-10 4 Concrete Waste Management CASQA Detail WM-8 2 Geotextiles and Mats CASQA Detail EC-77 Geotextiles and Mats CASQA Detail EC-7 5 Fiber Rolls CASQA Detail SE-5 1 Entrance/Outlet Tire Wash CASQA Detail TC-3 3 Source for Graphics: California Stormwater BMP Handbook, California Stormwater Quality Association, January 2003. Available from www.cabmphandbooks.com. DRAKE AVENUE(50' WIDE)ADELINE DRIVE(50' WIDE)THIS SURVEY PLAT OF EXISTING CONDITIONS REFLECTS THE SITE CONDITIONS AT THE TIMEWHEN THE FIELD SURVEY WAS PERFORMED.THIS SURVEY PLAT MUST BE USED AS A STAND-ALONE DOCUMENT. IT CAN NOT BESCANNED, ALTERED, CROPPED OUT OR MODIFIED WITH ZHEN'S LAND SURVEYING CORP.'STITLE BLOCK AND SURVEYOR'S STAMP AND SIGNATURE.THIS SURVEY PLAT CAN BE ONLY ATTACHED AS A SEPARATE DOCUMENT BY ITSELF TO THEDEVELOPMENT PROJECT OF THE SUBJECT PROPERTY AND CAN NOT BE USED ON OTHERDEVELOPMENT PROJECTS WITHOUT WRITTEN APPROVAL OF ZHEN'S LAND SURVEYING CORP. � to � �� to t.d r � mr �� �� oz >o � 0 0 n cl rl ::r �22JB 3::t-> Z6. . .J>,. •i� g:iD:I mm �� -> Zo:, �� � 0 cl s: t-t>� �,-b §m I�� ���a N X 8 ��. ::0 3:::� � rn ;g +----'-1'_--6=--"---'M�lc:..N�. ----,1< PVC LATERAL LINE.. 11 2• MIN (TYP.) 4-PLY 1"x 2'--0" RUBBERTIES INSTALLED W/ATWIST & NAllEDTO THE STAKES�--RUBBER TIES PLACED 5• MAX BEL.OW MAIN FORK OR BRANCH INSTALLED WITH A TWIST AND NAILED TO STAKE (2) 2" DIA LODGE POLE PINE STAKES-15 GAL. OR SMALLER(2)3" DIA LODGE POLE PINE STAKES-24" BOX OR LARGER1"x 4• ROUGH REDWOOD WITH (2) 2" CALV. NAILS EACH CONNECTION (LOCATE ON PREVAILING WIND SIDE) ,--H,f------PLACE ROOT .CROWN 1• .2• ABOVE FINISHED GRADE 2" OF FINE SCREENED FIR BARK FINISHED GRADE 1, 'i=:;a.---SCARJFY SIDES -:==---.:.· ROOT BALL IPVC SCH 40TEE PINE STAKE 1 -V4 • CALV. ROOFING NAIL 0.EACH END)COMPACTED TOPSOILSCH. 80 PVC NIPPLE .... 0 . PIPE SIZE -MATCH BASE OF HEAD PROVIDE A 4• MIN., 6" MAX. SLOT TO ALLOW FOR SITTLEMENT WRAP PERFORATED PIPE WITH FILTER FABRIC. 1'--6" MIN. GRATE COVER 4• OJA. x 3'-0" PERFORATED ----�STYRENE DRAIN PIPE 0 . •. 0 0 0 O o 0 O 0 COMPACT NATIVE SOIL FOR BASE FIU BOTTOM 6" OF DRAIN . -----Ill---=!') 4• DIA. x 3'-0" LONG PERFORATED SlYREt-lE PIPE WITH BLACtl STYRENE DRAIN GRATE COVER AND NOTES: BUBBLER IRRIGATIONUSE 2 PIPES IN CONCRETE CUT-OUT AREAS. PUT PIPE ON UPHILL SIDE OF TREE. LEVEL SITE NORTH OF TREE. PIPE WITH 112 IN. DRAIN ROCK NOM. BUBBLER DETAIL PERFORATED PIPE BUBBLER HEAD ...•c,, •Note: to pass final inspection:•Trees are to have two stakes and only one crossbrace as per above detail.•Nursery stake is to be removed, and hole filled with soil.•Ties are to be loosely installed so the tree can move when shaken. .tf 1 . 0 1 . t f 2.31.tf 8 . 9 .tf 3 2 .tf 9.3.tf 8.3.tf 1.5.tf 5 . 4 #1 #2 #3 #4 #5 #6 #7 #8 If this area is inaccessible, then this segment of fencing is not needed Tree trunks, to scale. Locations approximate where not matched to survey. Note that tree trunks may not be round in cross section. Critical root zones (minimal disturbance recommended) Tree protection zones (ideal; may differ significantly from canopy size and from recommended tree protection measures) Minimum distances for tree protection fencing. Fencing may be placed farther away from trees if desired. Compaction mitigation - 3/4"" plywood or similar over a 6"" layer of wood chips, secured to ground with rebar, long bolts, or similar Excavate edge nearest tree carefully, by hand, to a depth of three feet or the full depth of the feature, whichever is shallower. 0 10 20 ft 2024-08-20 1476 Drake Tree Table Aesculus Arboricultural Consulting 8/20/2024 1Tree # (8 total)Common NameSpeciesDBH (in.)Vitality RatingStructure RatingProtected Tree - 2Street Tree - 3Off-Site Tree - 1Suitability for preservationProtected Removals - 0Species ConstructionTolerance(1 = poor, 3 = good)CRZ radius(ft. from center of trunk)TPZ radius(ideal; ft. from center oftrunk)Expected Impacts (withrecommended protection)Notes1 Callery pear 13.5 80%50%65%2 3.9 10.1 Minimal - 2 Privet 12.0 50%30%40%----DBH estimated visually 3 London plane 13.0 50%20%35%3 3.8 9.8 Minimal - 4 Privet 4.0 30%30%30%----- 5 London plane 17.6 65%20%43%3 5.1 13.2 Minimal - 6 Bay laurel 4.0 95%40%68%----- 7 Citrus 6.0 30%60%45%----- 8 Southern magnolia 15 20%10%15%1 4.5 23.0 Moderate from basement if excavation remains outside CRZ DBH estimated visually Pyrus calleryana Ligustrum lucidum Platanus x acerifolia Ligustrum lucidum Platanus x acerifolia Laurus nobilis Citrus sp. Magnolia grandiflora 1476 Drake Tree Photographs Aesculus Arboricultural Consulting 8/20/2024 1 Image 1: Callery pear #1 1476 Drake Tree Photographs Aesculus Arboricultural Consulting 8/20/2024 6 Image 6: Bay laurel #6 1476 Drake Tree Photographs Aesculus Arboricultural Consulting 8/20/2024 2 Image 2: Privet #2 1476 Drake Tree Photographs Aesculus Arboricultural Consulting 8/20/2024 7 Image 7: Citrus #7 1476 Drake Tree Photographs Aesculus Arboricultural Consulting 8/20/2024 3 Image 3: London plane #3 1476 Drake Tree Photographs Aesculus Arboricultural Consulting 8/20/2024 8 Image 8: Southern magnolia #8 1476 Drake Tree Photographs Aesculus Arboricultural Consulting 8/20/2024 4 Image 4: Privet #4 1476 Drake Tree Photographs Aesculus Arboricultural Consulting 8/20/2024 5 Image 5: London plane #5 8/20/2024 Xiaoxin Yin 1476 Drake Ave Burlingame, California 94010 (425) 780-8514 xiaoxin@gmail.com Re: Tree protection for proposed addition and ADU with basement at 1476 Drake Ave, Burlingame, California 94010 Dear Xiaoxin, At your request, we have visited the property referenced above to evaluate the trees present with respect to the proposed project. This report contains our analysis. Summary Eight trees are present on and adjacent to this property, four of which are protected. None are recommended for removal. All should be retained and protected as detailed in the Recommendations, below. With proper protection, all are expected to survive and thrive during and after construction, according to each tree’s existing condition. Note that neighboring tree #8 is in very poor condition and may decline or die irrespective of construction activity. Prepared for Xiaoxin Yin by Aesculus Arboricultural Consulting on 8/20/2024 1 of 11 Neighbor Tree #8 - note that this tree is partly dead, with very poor structure. Current Site Conditions A single-family home is currently present on the property. The driveway and other hardscape appear typical, as do the utilities and property line fences. The grade is reasonably flat. Landscaping appears typical, with minimal if any irrigation. Project Features A house addition and attached ADU with a basement are proposed at the inner rear (northeast) corner of the existing house. Remodeling and upgrades are proposed in some other parts of the existing house. Some hardscape will be removed to accommodate the addition and ADU. Two privet trees are proposed in order to satisfy city requirements. No other changes are shown to the house footprint, existing garage, hardscape, or landscaping. No shoring, grading, drainage, utility trenching, or fencing work are shown on the plans provided to us. Potential Conflicts Trees # 1 and 2-5 - all proposed project features and logical access routes thereto are outside these trees’ TPZs. 3 Trees #2, 6, and 7 - since these trees are not protected, they have not been evaluated for potential conflicts. Tree #8 - the proposed house addition lies partly within this tree’s TPZ. Testing and Analysis Tree DBHs 4 were taken using a diameter tape measure if trunks were accessible. Multistemmed trees were measured below the point where the leaders diverge, if possible. The DBHs of trees with non-accessible trunks were estimated visually. All trees over four inches in DBH were inventoried, as well as street trees of all sizes. Vigor ratings are based on tree appearance and our experiential knowledge of each species’ healthy appearance. 4 diameter at breast height (4.5 feet above grade), a standard arboricultural measurement 3 Tree protection zones. See Discussion, Tree Map, and Tree Table for more detail. Prepared for Xiaoxin Yin by Aesculus Arboricultural Consulting on 8/20/2024 5 of 11 2. Compaction mitigation - install as shown in the Tree Map: a. Spread wood chips to a depth of 4-6”. b. Top with ¾”-thick plywood or other durable material secured to the ground with long bolts, capped rebar, or another appropriate fastener to prevent shifting. 9 Construction Phase 1. Maintain tree protection measures as detailed above. 2. Alert the project arborist if utility or other work becomes necessary within any tree TPZs. 3. When excavating within TPZs for the basement, and if live roots over 1” in diameter are encountered when excavating in any location: a. Hand-excavate edge nearest trunk to the full depth of the feature being installed or to a depth of three feet, whichever is shallower. b. Retain as many roots as practical. Route conduit and other features around and between roots insofar as practical. c. If roots 1-2” in diameter must be cut, sever them cleanly with a sharp saw or bypass pruners. d. If roots over 2” must be cut, stop work in that area and contact the project arborist for guidance. e. If excavation will be left open for more than 3 days: i. Cover excavation wall nearest trunk with several layers of burlap or other absorbent fabric. ii. Install a timer and soaker hoses to irrigate with potable water twice per day, enough to wet fabric thoroughly. 4. Notify Project Arborist when excavation is complete. Project arborist shall inspect work to make sure all roots have been cut cleanly. a. The Project Arborist shall provide a follow-up letter documenting that the excavation was performed to specification. 9 One effective method we have observed for securing plywood is to place rebar just outside the edges and top with square caps. Prepared for Xiaoxin Yin by Aesculus Arboricultural Consulting on 8/20/2024 9 of 11 Assignment and Limits of Report We have been asked to write a report detailing impacts to trees from the proposed addition and ADU with basement on this property. This report may be used by our client and others involved in the project as needed to inform all stages of the project. All observations were made from the ground with basic hand tools. No root collar excavations or aerial inspections were performed. No project features had been staked at the time of our site visit. Tree Regulations In the City of Burlingame, a tree protection report is required for development projects if protected trees and/or street trees are present. The following excerpt is taken from the document titled “Trees: A Big Deal!.” 1 1 Publicly available on the City of Burlingame website at: https://cms6.revize.com/revize/burlingameparksandrecs/document_center/Trees/Important%20Info rmation%20About%20City%20Trees.pdf Prepared for Xiaoxin Yin by Aesculus Arboricultural Consulting on 8/20/2024 2 of 11 Tree location data were collected using a GPS smartphone application and processed in Quantum GIS (QGIS) to create the maps included in this report. Due to the error inherent in GPS data collection, and due also to differences between GPS data and CAD drawings, tree locations and all dimensions shown on the Tree Map are approximate. The percentages of TPZs impacted by project features were calculated in QGIS but should be considered approximate due to potential error in tree locations or feature locations. Data were collected by . with Vanessa Ruiz-Fielding, ISA Certified Arborist WE-15299A basic hand tools (such as, but not limited to: hand hoe; hatchet; rubber mallet; measuring tape; etc.) at one site visit on 8/14/2024. All observations and photographs in this report were taken at that site visit. The tree protection analysis in this report is based on the following document(s), provided to us electronically by the project team: ● Proposed site plan: TWO-STORY SINGLE FAMILY RESIDENCE ADDITION & ADU, 7/10/2024 Discussion Tree Protection Zones (TPZs) Tree roots grow where conditions are favorable, and their spatial arrangement is, therefore, unpredictable. Favorable conditions vary among species, but generally include the presence of moisture, and soft soil texture with low compaction. Contrary to popular belief, roots of all tree species grow primarily in the top two to three feet or less of soil in the clay soils typical for this geographic region, with roots occasionally occurring at greater depths when soil conditions allow. Some species have taproots when young, but these almost universally disappear with age. At maturity, a tree’s root system may extend out from the trunk farther than the tree is tall, and the tree maintains its upright position in much the same manner as a wine glass. The optimal area around a tree that should be protected from disturbance depends on the tree’s trunk diameter, species, and vigor, as shown in the following table (adapted from Trees & Construction , Matheny and Clark, 1998): Prepared for Xiaoxin Yin by Aesculus Arboricultural Consulting on 8/20/2024 6 of 11 Requirements for tree protection reports are given in section 11.06.050b of the City of Burlingame Municipal Code, excerpted here from the Urban Forest Management Plan: 2 Further guidance on tree protection during construction is given in the Urban Forest Management Plan as follows: 2 Publicly available on the City of Burlingame website at: https://cms6.revize.com/revize/burlingamecity/burlingameparksandrecs/document_center/Trees/Ur ban%20Forest%20Management%20Plan.pdf Prepared for Xiaoxin Yin by Aesculus Arboricultural Consulting on 8/20/2024 3 of 11 Species tolerance Tree vitality 5 Distance from trunk (feet per inch trunk diameter) Good High 0.5 Moderate 0.75 Low 1 Moderate High 0.75 Moderate 1 Low 1.25 Poor High 1 Moderate 1.25 Low 1.5 It is important to note that some roots will almost certainly be present outside the TPZ; however, root loss outside the TPZ is unlikely to cause tree decline. Critical Root Zones (CRZs) Although root loss inside the tree protection zone (TPZ) may cause a short-term decline in tree condition, trees can often recover adequately from limited disturbance in this area. Tree stability is impacted at a shorter distance from the tree trunk. For linear cuts on one side of the tree, the minimum distance typically recommended is three times the DBH, measured from the edge of the trunk ( Best Management Practices: Root Management , Costello, Watson, and Smiley, 2017). This is called the critical root zone, as substantial root loss closer than this increases a tree’s likelihood of failure. Note that trees sometimes have asymmetrical root systems, and if no substantial roots are present in a given area, impacts on the tree will be minimal to minor regardless of distance from the trunk. Conclusions 6 Trees #1 and 2-5 - minimal impacts to these trees are likely from the project as proposed. 6 All conclusions assume the tree protection measures recommended in this report. Without proper tree protection measures, any tree could be damaged. 5 Matheny & Clark uses tree age, but we feel a tree’s vitality more accurately reflects its ability to handle stress. Prepared for Xiaoxin Yin by Aesculus Arboricultural Consulting on 8/20/2024 7 of 11 Observations Trees There are eight trees on and adjacent to this property (Images 1-8). Two are London planes ( Platanus acerifolia ), two are privets ( Ligustrum lucidum ), and the remaining four are of various individual species. Protected statuses - trees #4 and 5 are Trees. Trees #1 and 3 are street trees. Protected Tree #8 overhangs the property from an adjacent property. Trees #2, 6, and 7 are not protected. Health - most trees present are in moderate to good health. Only trees #4, 7, and 8 are in poor health. Structure - most trees present exhibit poor branching architecture. Only trees #1 and 7 exhibit moderate structure. Prepared for Xiaoxin Yin by Aesculus Arboricultural Consulting on 8/20/2024 4 of 11 Trees #2, 6, and 7 - since these trees are not protected, they have not been evaluated for construction impacts. Tree #8 - moderate impacts to this tree are likely from the project as proposed. Because this tree is already in such poor health, it may decline or die irrespective of construction activity. Its poor health already makes it a good candidate for removal. Recommendations 7 8 Design Phase 1. Shoring - explore options to minimize excavation for the parts of the basement within the TPZ of tree #8. a. If excavation must extend into the CRZ of tree #8, contact the tree owner to obtain a tree removal permit. Preconstruction Phase 1. Tree protection fencing - install as shown in the Tree Map. a. Minimum fencing distances are shown on the Tree Map. Fencing must be installed at or beyond these distances. Note that the TPZs of some offsite trees may extend onto this property and require fencing. b. Where existing barriers which will be retained impede access comparably to tree protection fencing, these barriers are an acceptable substitute for tree protection fencing. a. Please be aware that tree protection fencing may differ from ideal tree protection zones, and from canopy sizes. c. Tree protection fencing can be made out of wood, plastic, wire or a combination. d. The area inside the barrier must be kept clear and not used for storage of materials, parking, waste accumulation, or travel of trucks and heavy equipment. e. Place a 6” layer of wood chips inside tree protection fencing. 8 Bolded items are emphasized only because in my experience they are tend to be overlooked. 7 All recommendations are driven by the requirements of the jurisdiction in which the property is located, and by industry best practices. Prepared for Xiaoxin Yin by Aesculus Arboricultural Consulting on 8/20/2024 8 of 11 Post-Construction Phase 1. Protected trees that have been damaged or destroyed by construction shall be replaced or the city shall be reimbursed, as provided in Section 11.06.090 of the City of Burlingame Municipal Code. 2. Remove tree protection measures, upon approval from the City Arborist. Additional materials submitted as separate documents 1. 1476 Drake Tree Map 2. 1476 Drake Tree Photographs 3. 1476 Drake Tree Table Respectfully submitted, Katherine Naegele | Consulting Arborist | She/Her Master of Forestry, UC Berkeley International Society of Arboriculture Certified Arborist #WE-9658A ISA Tree Risk Assessment Qualification Credentialed katherine@aacarbor.com | (408) 201-9607 Aesculus Arboricultural Consulting | (408) 675-1729 aacarbor.com Prepared for Xiaoxin Yin by Aesculus Arboricultural Consulting on 8/20/2024 10 of 11 Terms of Assignment The following terms and conditions apply to all oral and written reports and correspondence pertaining to the consultations, inspections, and activities of Aesculus Arboricultural Consulting: 1. All property lines and ownership of property, trees, and landscape plants and fixtures are assumed to be accurate and reliable as presented and described to the consultant, either orally or in writing. The consultant assumes no responsibility for verification of ownership or locations of property lines, or for results of any actions or recommendations based on inaccurate information. 2. It is assumed that any property referred to in any report or in conjunction with any services performed by Aesculus Arboricultural Consulting is in accordance with any applicable codes, ordinances, statutes, or other governmental regulations, and that any titles and ownership to any property are assumed to be good and marketable. The existence of liens or encumbrances has not been determined, and any and all property is appraised and/or assessed as though free and clear, under responsible ownership and competent management. 3. All reports and other correspondence are confidential and are the property of Aesculus Arboricultural Consulting and its named clients and their assigns or agents. Possession of this report or a copy thereof does not imply any right of publication or use for any purpose, without the express permission of the consultant and the client to whom the report was issued. Loss, removal, or alteration of any part of a report invalidates the entire appraisal/evaluation. 4. The scope of any report or other correspondence is limited to the trees and conditions specifically mentioned in those reports and correspondence. Aesculus Arboricultural Consulting assumes no liability for the failure of trees or parts of trees, inspected or otherwise. The consultant assumes no responsibility to report on the condition of any tree or landscape feature not specifically requested by the named client. 5. All inspections are limited to visual examination of accessible parts, without dissection, excavation, probing, boring or other invasive procedures, unless otherwise noted in the report, and reflect the condition of those items and features at the time of inspection. No warranty or guarantee is made, expressed or implied, that problems or deficiencies of the plants or the property will not occur in the future, from any cause. The consultant shall not be responsible for damages caused by any tree defects, and assumes no responsibility for the correction of defects or tree related problems. 6. The consultant shall not be required to provide further documentation, give testimony, be deposed, or to attend court by reason of this appraisal/report unless subsequent contractual arrangements are made, including payment of additional fees for such services as set forth by the consultant or in the fee schedule or contract. 7. Aesculus Arboricultural Consulting makes no warranty, either expressed or implied, as to the suitability of the information contained in any reports or correspondence, either oral or written, for any purpose. It remains the responsibility of the client to determine applicability to his/her particular case. 8. Any report and the values, observations, and recommendations expressed therein represent the professional opinion of the consultant, and the fee for services is in no manner contingent upon the reporting of a specified value nor upon any particular finding. 9. Any photographs, diagrams, charts, sketches, or other graphic material included in any report are intended solely as visual aids, are not necessarily to scale, and should not be construed as engineering reports or surveys unless otherwise noted in the report. Any reproduction of graphic material or the work product of any other persons is intended solely for clarification and ease of reference. Inclusion of said information does not constitute a representation by Aesculus Arboricultural Consulting as to the sufficiency or accuracy of that information. Prepared for Xiaoxin Yin by Aesculus Arboricultural Consulting on 8/20/2024 11 of 11 City of Burlingame Design Review and Hillside Area Construction Permit Address: 19 El Quanito Way Meeting Date: September 9, 2024 Request: Application for Design Review and Hillside Area Construction Permit for a first and second floor addition to an existing single-unit dwelling. Applicant and Designer: Tim Raduenz, Form+ One Design APN: 027-130-320 Property Owners: Angelique and Chris Rypinski Lot Area: 13,068 SF General Plan: Low Density Residential Zoning: R-1, Hillside Area Overlay Project Description: The subject property is an interior lot that contains an existing two-story single-unit dwelling with an attached garage. The lot slopes downward approximately 10-0” from the left side of the property to the right side. The rear half of the lot has a steep slope that descends approximately 20’-0”to the rear property line. Along the left side of the lot, the existing house appears as a single story; as the lot slopes downward towards the right side, the house is two stories. On the ground level, the applicant is proposing to convert 221 SF of existing crawl space into living area. At the main level, half of the existing front covered porch will be enclosed to accommodate a new stairway. A new second story is proposed above the portion of the house that is single story. The proposed project would have a total floor area of 3,425 SF (0.26 FAR) where 5,282 SF (0.40 FAR) is the maximum allowed (includes covered porch exemption). The existing house contains three bedrooms and with this project the number of bedrooms would increase to five bedrooms (the proposed den on the second floor qualifies as a bedroom since it is not open in design). Three parking spaces, two of which must be covered, are required on-site. Two covered parking spaces are provided in the existing attached garage (10’-3” wide x 19’-6” deep clear interior dimensions for each space) and one uncovered parking space (9’ x 18’) is provided in the driveway. All other Zoning Code requirements have been met. The subject property is located within the Hillside Overlay Zone. Code Section 25.20.040 states that hillside development shall be designed to preserve existing distant views. View preservation shall be limited to obstruction of distant views to San Francisco Bay, the San Francisco Airport, and Mills Canyon from primary indoor living areas (living rooms and family rooms) (Code Section 25.20.040(B)). The site contains a total of 23 existing trees (10 ranging 6 to 13 inches in diameter; 13 ranging 16 to 31 inches in diameter and are considered to be protected). There are no trees proposed to be removed for this project. An Arborist Report, prepared by Advanced Tree Care and dated May 29, 2024, provides an assessment of several trees that are located near the proposed addition (see attached). The report provides a Tree Protection Plan that will need to be followed during construction. Based on the proposed floor area, three landscape trees are required on-site; this requirement is being met by the existing trees to be retained. Staff would note that there are no existing street trees along this frontage since there is not a planter strip within the City’s right-of-way. The applicant is requesting the following applications: ▪ Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020(C)(1)(b)); and ▪ Hillside Area Construction Permit for a first and second story addition to an existing single-unit dwelling (C.S. 25.70.020(A)). Item No. 10a Design Review Study Item Design Review and Hillside Area Construction Permit 19 El Quanito Way 2 19 El Quanito Way Lot Area: 13,068 SF Plans date stamped: August 15, 2024 EXISTING PROPOSED ALLOWED/REQ’D SETBACKS Front (1st flr): (2nd flr): 13’-11” 1 14’-3” 2 24’-11” (to addition) 23’-8” (to addition) 20’-0” (block average) 20’-0” (block average) Side (left): (right): 3’-5” 3 18’-5” no change no change 7'-0" 7'-0" Rear (1st flr): (2nd flr): 49’-5” 81’-4” no change 47’-3” (to addition) 15'-0" 20'-0" Lot Coverage: 1,818 SF 13.9% no change 5,227 SF 40% FAR: 2,505 SF 0.19 FAR 3,425 SF 0.26 FAR 5,282 SF 4 0.40 FAR # of bedrooms: 3 5 --- Off-Street Parking: 2 covered (10’-3” x 19’-6” clear interior for each space) 1 uncovered (9' x 18') no change 1 covered (18' x 18' for existing conditions) 1 uncovered (9' x 18') Plate Height (1st flr): (2nd flr): 8’-0” 8’-0” 8’-0” 8’-0” 9’-0” 8’-0” Building Height: 15’-6” 24’-6” 30'-0" Declining Height Envelope: complies complies C.S. 25.10.055(A)(1) ¹ Existing nonconforming first floor front setback. 2 Existing nonconforming second floor front setback. 3 Existing nonconforming left side setback. 4 (0.32 x 13,068 SF) + 1,100 SF = 5,282 SF (0.40 FAR) Summary of Proposed Exterior Materials: ▪ Windows: wood clad with simulated true divided lites ▪ Doors: wood front entry door, wood clad garage door ▪ Siding: stucco and horizontal and vertical wood ▪ Roof: asphalt shingles ▪ Other: brick veneer chimney, wood porch columns, wood corbels Staff Comments: None. Design Review and Hillside Area Construction Permit 19 El Quanito Way 3 Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Required Findings for Hillside Area Construction Permit: Any decision to approve a Hillside Area Construction Permit application pursuant to Code Section 25.20.040 and Chapter 25.70 shall be supported by written findings. In making such determination, the following findings shall be made: 1. The project is consistent with the purpose of the Hillside Overlay Zone. 2. The project complies with the development standards found in Section 25.20.040.B through I. 3. The placement of the proposed construction does not have a substantial impact on adjacent properties or on the character of the immediate neighborhood. ‘Amelia Kolokihakaufisi Associate Planner c. Tim Raduenz, Form+ One Design, applicant and designer Attachments: Project Application Form Hillside Area Construction Permit Application Neighbor Letter of Concern, dated August 28, 2024 Property Owner Response Letter to Neighbor Concern, dated September 3, 2024 Arborist Report, dated May 29, 2024 Notice of Public Hearing – Mailed August 30, 2024 Area Map 06.12.24 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION City of Burlingame Š Community Development Department Š 501 Primrose Road Š P (650) 558-7250 Š www.burlingame.org City of Burlingame Hillside Area Construction Permit Application The Director or Planning Commission (if appealed) is required by law to make findings as defined by the City’s Ordinance (Code Section 25.70.030). Your answers to the following questions can assist the Director in making the decision as to whether the findings can be made for your request. A. Explain how the proposed project is consistent with the purpose of the Hillside Overlay Zone, include the following: 1. Protect public health and safety by minimizing hazards, including soil erosion and fire danger associated with development on hillsides; 2. Preserve and enhance the City’s scenic character, including its natural hillsides and views of San Francisco Bay; 3. Respect natural features in the design and construction of hillside development; and 4. Design hillside development to be sensitive to existing terrain, distant views, and significant natural landforms and features.  RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION This project will comply with all requirements for soil erosion & fire danger associated with hillside development. The new second floor height will not impact any views and is consistent with the neighborhood designs. From: Ammiel Kamon <ammiel.kamon@gmail.com> Sent: Wednesday, August 28, 2024 4:53 PM To: GRP-Planning Commissioners <PlanningCommissioners@burlingame.org> Subject: Concerns with the 19 El Quanito Way Vertical Expansion Dear Planning Commission, I’m the owner of the single family home at 15 El Quanito Way in Burlingame I am writing to express grave concerns that we have with the planned addition of another fioor to 19 El Quanito Way, two doors down the street from us. The proposed addition would eliminate the protected Water and Bay views that we have from both our living Room and our Kitchen (pictures included below). These are our favorite views and they are integral to quality family time. Speciflcally, we enjoy our morning coffee and breakfast each day looking at these views, and when we have family meals together in the dining room. I called Angelique, the 19 El Quanito homeowner, on August 21st, as soon as I received her letter informing of this project. I asked that they consider other expansion options, and she expressed that while some option may exist it would be more expensive. I sensed no desire to modify plans or to look at a different expansion approach. The proposed expansion would also materially reduce my property’s value. To preserve any water views I’d need a major remodel to build up as well which I don’t want to. Adding a fioor to our home would almost certainly also cause issues with other neighbors and we would not put them in our shoes experiencing what we are experiencing. Dining Room View (19 El Quanito is the 2nd roof that you see, it has a brick chimney): Kitchen View: I respectfully request that you reject the vertical buildout at 19 El Quanito Way. Thanks for your time and consideration, Ammiel Kamon 15 El Quanito Way, Burlingame, CA 94010 Cell:(650)520-7806 19 El Quanito homeowner response to 15 El Quanito concerns RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION 9.3.24 General comments 1.Our best option for expansion is building up because of setbacks, an easement, and the hill position. 2.If this item is upheld as blocking the project: none of 21, 19 or 17 and maybe more would have the right to similarly expand as all of them share the same line of sight and limited yard 3.Our project is a modest one: a.Only about 700 square feet above our main floor and keeping the roof pitch down, staying consistent with the neighborhood b.Provides a home workplace as since COVID we’ve been WFH multiple days per week sitting by the washer and dryer 4.We will create a more natural landscaping to give more curb appeal to the street 5.We didn’t suspect this would be an issue for any of our neighbors as the main view on our side of the street overlooks Canyon Rd. Line of sight to SF Bay Views on El Quanito These next set of photos provide our perspective of of 15 El Quanito’s SF Bay Views from the side of their home as taken from the rooftop of our home, about 120 feet away from their side window. This demonstrates that the view is highly variable based on zoom settings and tree growth Our oak tree Tree belonging to 23 El Quanito trimmed last year 17 El Quanito roof Our roof Image from neighbor: View from 15 El Quanito Way dining room window, side of the house View varies depending on tree growth Google maps satellite Terrain view illustrating relative position of camera and distance to neighbor’s window Next set of photos taken From 19 El Quanito Way rooftop Road About 120 ft. from 15 El Quanito home 15 El Quanito Way side of house facing SF Bay Camera Position (19 El Quanito Way rooftop) Image taken from 19 El Quanito way roof facing the Neighbor’s view - No Zoom Camera specification: Google Pixel 7 rear camera. 0 degree tilt, Zoom: 1.0; 12.5 MP wide lens; 1/1.31-inch sensor, 1.2μm pixels, 24mm equivalent f/1.85-aperture lens Position of camera: 6’ above 19 El Quanito way roof peak point closest to neighbor at 17 View on a clear day taken on August 30, 2024. Image taken from 19 El Quanito way roof - line of sight to 15 neighbor’s window - No Zoom Camera specification: Google Pixel 7 rear camera. 0 degree tilt, Zoom 1.0; 12.5 MP wide lens; 1/1.31-inch sensor, 1.2μm pixels, 24mm equivalent f/1.85-aperture lens Position of camera (same as previous slide, pointed in opposite direction): 6’ above peak point on 19 El Quanito way roof; the peak of roof closest to neighbor at 17 El Quanito and about 120 ft away from the neighbor’s window. View on a clear day taken on August 30, 2024. Image sent by #15 homeowner - view from their window Image taken by #19 homeowner - standing view from rooftop - Scaled to match, otherwise unaltered Side-by-side comparison (images cropped to fit on slide) Views from La Cuesta Drive The main view of 15 El Quanito overlooks Canyon Road and will remain unobstructed because of the cliff beyond their property. These next set of photos provide a perspective of #15 El Quanito home from La Cuesta Drive. Google maps satellite Terrain view illustrating relative positions of camera and both homes on El Quanito Way Next set of photos taken From La Cuesta Drive About 270 ft. from 15 El Quanito home #19#15 El Quanito Way Camera Position La Cuesta Drive Perspective View on a clear day taken on August 30, 2024. Camera specification: Google Pixel 7 rear camera. Zoomed in; 12.5 MP wide lens; 1/1.31-inch sensor, 1.2μm pixels, 24mm equivalent f/1.85-aperture lens 15 El Quanito Way Appendix Street views from El Quanito These next set of photos provide an El Quanito street view perspective of of the 15 El Quanito home. We didn’t suspect the SF Bay view would be any concern to this neighbor given the narrow and thick woodland yard. Google street view of 15 El Quanito Way, July 2022 El Quanito Way #15 #17 Photograph from El Quanito Way - Perspective #1 View on a clear day taken on August 30, 2024. Camera specification: Google Pixel 7 rear camera. Zoom: 1.0; 12.5 MP wide lens; 1/1.31-inch sensor, 1.2μm pixels, 24mm equivalent f/1.85-aperture lens 15 El Quanito Way Photograph from El Quanito Way - Perspective #2 - driveway View on a clear day taken on August 30, 2024. Camera specification: Google Pixel 7 rear camera. Zoom: 1.0; 12.5 MP wide lens; 1/1.31-inch sensor, 1.2μm pixels, 24mm equivalent f/1.85-aperture lens 15 El Quanito Way Edge of driveway adjacent to El Quanito Way Street views from Canyon Road These next set of photos provide a Canyon Road street view perspective of of the 15 El Quanito home. These provide further evidence of the main view is from their patio Google maps satellite Terrain view illustrating relative position of cameras Next set of photos taken From Canyon Road About 85 ft. from 15 El Quanito home #19#15 Camera Position#1 El Quanito Way Camera Position#2 Photograph from Canyon road - Camera position #1 View on a clear day taken on August 30, 2024. Camera specification: Google Pixel 7 rear camera. Zoomed in; 12.5 MP wide lens; 1/1.31-inch sensor, 1.2μm pixels, 24mm equivalent f/1.85-aperture lens 15 El Quanito Way (rear patio) Photograph from Canyon road - Camera position #2 View on a clear day taken on August 30, 2024. Camera specification: Google Pixel 7 rear camera. Zoomed in; 12.5 MP wide lens; 1/1.31-inch sensor, 1.2μm pixels, 24mm equivalent f/1.85-aperture lens 15 El Quanito Way (rear patio) Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 1 | Page Angelique Rypinski 19 El Quanito Way Burlingame, CA 94010 Site: 19 El Quanito Way, Burlingame Dear Angelique, At your request I visited the above site for the purpose of inspecting and commenting on the regulated trees around the property. A 2nd floor addition is planned for the property, prompting the need for this tree protection report. Method: The City of Burlingame protects all street trees and Private Protected trees whereby a Private Protected tree is a tree with a trunk circumference of 48” or more measured at 54” above ground. Burlingame requests that the tree protection plan contains all trees with a trunk diameter greater than 12 inches be included, this also includes trees on neighboring properties within 8 feet of the property line that may also be impacted by construction. The location of the protected trees on this site can be found on the plan provided by you. Each tree is given an identification number. The trees are measured at 54 inches above ground level (DBH or Diameter at Breast Height). A condition rating of 1 to 100 is assigned to each tree representing form and vitality on the following scale: 1 to 29 Very Poor 30 to 49 Poor 50 to 69 Fair 70 to 89 Good 90 to 100 Excellent The height and spread of each tree is estimated. A Comments section is provided for any significant observations affecting the condition rating of the tree. A Summary and Tree Protection Plan are at the end of the survey providing recommendations for maintaining the health and condition of the trees during and after construction. If you have any questions, please don’t hesitate to call. Sincerely Robert Weatherill Certified Arborist WE 1936A Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 2 | Page Tree Survey Tree# Species DBH Ht/Sp Con Rating Comments 1 Coast live oak 18.6” 40/30 60 Good health and condition, Quercus agrifolia one sided, Private Protected 2 Coast live oak 22.9” 35/25 60 Good health and condition, decay Quercus agrifolia and cavities, Private Protected 3 Coast live oak 19.6” 35/20 55 Fair health and condition, cavity at Quercus agrifolia 6’, thin canopy, Private Protected 4 Coast live oak 16.8”/15.8” 35/30 60 Good health and condition, codominant Quercus agrifolia at grade, Private Protected 5 Cajeput tree 6.8”/4.2”/4.5” 25/8 55 Fair health and condition, codominant Melaleuca quinquenervia at grade, Not Regulated 6 Loquat 5.0”/4.7”/7.1” 15/9 70 Good health and condition, neighbor’s Diospyros japonica tree, Not Regulated Summary: There are 5 trees on this property and 1 tree on the neighbor’s property that might be impacted by the proposed construction. Tree #s 1, 2, 3 and 4 are all Regulated coast live oaks that should be protected during construction. Tree # 5 is a cajeput tree at the front of the property that is not Protected. Tree # 6 is a loquat on the neighbor’s property that is not protected. The trees can be seen in the following photographs. Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 3 | Page Tree # 1 Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 4 | Page Tree # 2 Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 5 | Page Tree # 3 Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 6 | Page Tree # 4 Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 7 | Page Tree # 5 Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 8 | Page Tree # 6 Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 9 | Page Tree Protection Plan 1. The Tree Protection Zone (TPZ) should be defined with protective fencing. This should be cyclone or chain link fencing on 11/2” or 2” posts driven at least 2 feet in to the ground standing at least 6 feet tall. Normally a TPZ is defined by the dripline of the tree. I recommend the TPZ’s as follows:- Tree # 1: TPZ should be at 15 feet from the trunk of the tree, closing on the fence line in accordance with Type I Tree Protection as outlined and illustrated in image 2.15-1 and 2 (6) . Shown as a thin red line. Since the tree stands below 2 permanent retaining walls, there will be no impact on the root system and Type I fencing is not required. However, I would recommend the tree be wrapped with Type III Tree Protection as outlined and illustrated in image 2.15-4(6). Tree # 2: TPZ should be at 19 feet from the trunk of the tree in accordance with Type I Tree Protection as outlined and illustrated in image 2.15-1 and 2 (6) . Shown as a thin red line. Since the tree stands below a permanent retaining walls, there will be no impact on the root system and Type I fencing is not required. However, I would recommend the tree be wrapped with Type III Tree Protection as outlined and illustrated in image 2.15-4(6). Tree # 3: TPZ should be at 16 feet from the trunk of the tree in accordance with Type I Tree Protection as outlined and illustrated in image 2.15-1 and 2 (6) . Shown as a thin red line. Since the tree stands below a permanent retaining walls, there will be no impact on the root system and Type I fencing is not required. However, I would recommend the tree be wrapped with Type III Tree Protection as outlined and illustrated in image 2.15-4(6). Tree # 4: TPZ should be at 20 feet from the trunk of the tree, closing on the fence line in accordance with Type I Tree Protection as outlined and illustrated in image 2.15-1 and 2 (6) . Shown as a thin red line. Since the tree stands at the edge of the patio, which is to remain, there will be no impact on the root system and Type I fencing is not required. However, I would recommend the tree be wrapped with Type III Tree Protection as outlined and illustrated in image 2.15-4(6). Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 10 | Page 2. Any pruning and maintenance of the tree shall be carried out before construction begins. This should allow for any clearance requirements for both the new structure and any construction machinery. This will eliminate the possibility of damage during construction. The pruning should be carried out by an arborist, not by construction personnel. No limbs greater than 4” in diameter shall be removed. Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 11 | Page 3. Any excavation in ground where there is a potential to damage roots of 1” or more in diameter should be carefully hand dug. Where possible, roots should be dug around rather than cut.(2) 4. If roots are broken, every effort should be made to remove the damaged area and cut it back to its closest lateral root. A clean cut should be made with a saw or pruners. This will prevent any infection from damaged roots spreading throughout the root system and into the tree.(2) 5. Do Not:.(4) a. Allow run off or spillage of damaging materials into the area below any tree canopy. b. Store materials, stockpile soil, park or drive vehicles within the TPZ of the tree. c. Cut, break, skin or bruise roots, branches or trunk without first obtaining permission from the city arborist. d. Allow fires under any adjacent trees. e. Discharge exhaust into foliage. f. Secure cable, chain or rope to trees or shrubs. g. Apply soil sterilants under pavement near existing trees. 6. Where roots are exposed, they should be kept covered with the native soil or four layers of wetted, untreated burlap. Roots will dry out and die if left exposed to the air for too long.(4) 7. Route pipes into alternate locations to avoid conflict with roots.(4) 8. Where it is not possible to reroute pipes or trenches, the contractor is to bore beneath the dripline of the tree. The boring shall take place no less than 3 feet below the surface of the soil in order to avoid encountering “feeder” roots.(4) 9. Compaction of the soil within the dripline shall be kept to a minimum.(2) If access is required to go through the TPZ of a protected tree, the area within the TPZ should be protected from compaction either with steel plates or with 4” of wood chip overlaid with plywood. 10. Any damage due to construction activities shall be reported to the project arborist or city arborist within 6 hours so that remedial action can be taken. 11. Ensure upon completion of the project that the original ground level is restored Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 12 | Page Location of existing house, proposed addition, protected trees and their Tree Protection Zones, Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 13 | Page Glossary Canopy The part of the crown composed of leaves and small twigs.(2) Cavities An open wound, characterized by the presence of extensive decay and resulting in a hollow.(1) Decay Process of degradation of woody tissues by fungi and bacteria through the decomposition of cellulose and lignin(1) Dripline The width of the crown as measured by the lateral extent of the foliage.(1) Genus A classification of plants showing similar characteristics. Root plate The point at which the trunk flares out at the base of the tree to become the root system. Species A Classification that identifies a particular plant. Standard Height at which the girth of the tree is measured. Typically 4 1/2 feet above height ground level References (1) Matheny, N.P., and Clark, J.P. Evaluation of Hazard Trees in Urban Areas. International Society of Arboriculture,1994. (2) Harris, R.W., Matheny, N.P. and Clark, J.R.. Arboriculture: Integrated Management of Landscape Trees, Shrubs and Vines. Prentice Hall, 1999. (3) Carlson, Russell E. Paulownia on The Green: An Assessment of Tree Health and Structural Condition. Tree Tech Consulting, 1998. (4) Extracted from a copy of Tree Protection guidelines. Anon (5) T. D. Sydnor, Arboricultural Glossary. School of Natural Resources, 2000 (6) D Dockter, Tree Technical Manual. City of Palo Alto, June, 2001 Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 14 | Page Certification of Performance(3) I, Robert Weatherill certify: * That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and appraisal is stated in the attached report and the Terms and Conditions; * That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; * That the analysis, opinions and conclusions stated herein are my own, and are based on current scientific procedures and facts; * That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events; * That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; * That no one provided significant professional assistance to the consultant, except as indicated within the report. I further certify that I am a member of the International Society of Arboriculture and a Certified Arborist. I have been involved in the practice of arboriculture and the care and study of trees for over 20 years. Signed Robert Weatherill Certified Arborist WE 1936a Date: 5/29/24 Advanced Tree Care 19 El Quanito Way, Burlingame 965 East San Carlos Ave, San Carlos May 29, 2024 ___________________________________________________________________________ 15 | Page Terms and Conditions(3) The following terms and conditions apply to all oral and written reports and correspondence pertaining to consultations, inspections and activities of Advanced Tree Care : 1. All property lines and ownership of property, trees, and landscape plants and fixtures are assumed to be accurate and reliable as presented and described to the consultant, either verbally or in writing. The consultant assumes no responsibility for verification of ownership or locations of property lines, or for results of any actions or recommendations based on inaccurate information. 2. It is assumed that any property referred to in any report or in conjunction with any services performed by Advanced Tree Care, is not in violation of any applicable codes, ordinances, statutes, or other governmental regulations, and that any titles and ownership to any property are assumed to be good and marketable. Any existing liens and encumbrances have been disregarded. 3. All reports and other correspondence are confidential, and are the property of Advanced Tree Care and it’s named clients and their assignees or agents. Possession of this report or a copy thereof does not imply any right of publication or use for any purpose, without the express permission of the consultant and the client to whom the report was issued. Loss, removal or alteration of any part of a report invalidates the entire appraisal/evaluation. 4. The scope of any report or other correspondence is limited to the trees and conditions specifically mentioned in those reports and correspondence. Advanced Tree Care and the consultant assume no liability for the failure of trees or parts of trees, either inspected or otherwise. The consultant assumes no responsibility to report on the condition of any tree or landscape feature not specifically requested by the named client. 5. All inspections are limited to visual examination of accessible parts, without dissection, excavation, probing, boring or other invasive procedures, unless otherwise noted in the report. No warrantee or guarantee is made, expressed or implied, that problems or deficiencies of the plants or the property will not occur in the future, from any cause. The consultant shall not be responsible for damages caused by any tree defects, and assumes no responsibility for the correction of defects or tree related problems. 6. The consultant shall not be required to provide further documentation, give testimony, be deposed, or attend court by reason of this appraisal/report unless subsequent contractual arrangements are made, including payment of additional fees for such services as described by the consultant or in the fee schedules or contract. 7. Advanced Tree Care has no warrantee, either expressed or implied, as to the suitability of the information contained in the reports for any purpose. It remains the responsibility of the client to determine applicability to his/her particular case. 8. Any report and the values, observations, and recommendations expressed therein represent the professional opinion of the consultants, and the fee for services is in no manner contingent upon the reporting of a specified value nor upon any particular finding to be reported. 9. Any photographs, diagrams, graphs, sketches, or other graphic material included in any report, being intended solely as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys, unless otherwise noted in the report. Any reproductions of graphs material or the work product of any other persons is intended solely for the purpose of clarification and ease of reference. Inclusion of said information does not constitute a representation by Advanced Tree Care or the consultant as to the sufficiency or accuracy of that information. 19 El Quanito Way 300’ noticing APN: 027-130-320 SITETITLE PAGE See DetailsT1.0APPLICABLE CODESREFERENCE SYMBOLSBUILDING DATACONSULTANTSDESIGNER FORM + ONE DESIGN CONTACT: TIM RADUENZ 4843 SILVER SPRINGS DRIVE PARK CITY, UT 84098 PHONE: 415-819-0304 TIM@FORMONEDESIGN.COMOWNERS ANGELIQUE RYPINSKI 19 EL QUANITO WAY BURLINGAME, CA 94010ANGELIQUE & CHRISTOPHER RYPINSKI19 EL QUANITO WAYBURLINGAME, CA. 94010T1.0GNSWCGARAR2FAR1 OF 1A1.0A1.1B2.0A2.0A2.1A2.2A3.0A3.1A3.2A4.0A5.0A9.0TITLE PAGEGENERAL NOTESCONSTRUCTION BEST MANAGEMENT PRACTICESCAL GREEN CHECKLISTARBORIST REPORTARBORIST REPORT (CONT.)EXISTING/ PROPOSED FAREXISTING TOPOGRAPHIC SURVEYEXISTING/ PROPOSED SITE PLANFRONT SETBACKSARCHITECTURAL DRAWINGSEXISTING/ PROPOSED BASEMENT PLANEXISTING/ PROPOSED 1ST FLOOR PLANPROPOSED 2ND FLOOR PLANEXISTING/ PROPOSED ROOF PLANEXISTING/ PROPOSED FRONT ELEVATIONEXISTING/ PROPOSED REAR ELEVATIONEXISTING/ PROPOSED LEFT + RIGHT ELEVATIONPROPOSED BUILDING SECTIONCONSTRUCTION DETAILSDOOR & WINDOW SCHEDULEFIXTURE OR EQUIPMENT SYMBOL T.W. 12.0 T.P 15.6 T.C 14.0 78 92203BED RM.CDABSheet numberMATCH LINE, SHADED SIDE ISCONSIDEREDNumber indicates color and / or materialEXISTING CONTOURSNEW OR FINISHED CONTOURSTOP OF PAVEMENTTOP OF WALLTOP OF CURBSETBACK LINEPROPERTY LINEREVISION SYMBOLSCloud around revisionWORK, CONTROL, OR DATUM POINTCOLOR / MATERIAL SYMBOLROOM REFERENCEEXT. DOOR & WINDOW SYMBOLIndicates door & window numberINTERIOR DOOR SYMBOLIndicates door numberRoom nameRoom numberNumber indicated elevation, wall sectionor detailBLDG & WALL SECTION REFERENCEArrow indicates direction of viewLetter indicates building sectionSheet numberINTERIOR ELEVATION REFERENCEArrow indicates direction of viewLetter indicates building elevationSheet numberDETAIL REFERENCENumber indicates wall sectionEXTERIOR ELEVATION REFERENCEArrow indicates direction of viewSheet numberTITLE SYMBOLSSheet numberGRID LINE REFERENCEEXTERIOR FINISHESWALL FINISH: (E) STUCCO (PROTECT) REPAIRWHERE NEEDEDROOF: CLASS A, ARCHITECTURAL ASPHALTSHINGLESWINDOWS: (E) WOOD CLAD WINDOWS(N) TO MATCH SIERRA PACIFIC OR EQ.Particle Bd.Prefabricate(d)Plate (line)PlasterPlywoodPanel(ing)Paint(ed)PairPre CastPressure TreatedQuarry TileRiserRadiusReinforceRelocateRemoveRequiredResilentRough OpeingRedwoodSee Struct. Dwg.ShelfSheathingSimilarSealerSpecificationSquareStandardStainless SteelSuspendedSymmetricalTreadTowel BarTemperedTougue & GrooveThroughTop of SurfaceToilet PaperDispenserTypicalUnless OtherwiseNotedUnfinishedVerticalVert. GrainWhite BrothersWoodWindowWrought IronWith (out)WaterproofWater ResistantWainscotPBDPFBPLPLASPLYWDPNLPNTPRPRCSTPTQTRRADREINFRELOREMOREQDRESILRORWDSSDSHSHRSIMSLRSPECSQSLDS. STLSUSPSYMTTBTEMPT&GTHRUTOSTPDTYPUONMECHUNFVERTVGWBWDWDWWIW/OWPWRWSCT&d@CO#ABABVACACOUSADHADJAGGALAPAPXBDBELBLKBMBOTBRKBSBTWNCABCEMCERCICLGCLKGCLRCMUCNTRCOLCOMPOCONCCONNCONSTCONTCPTDBLDEMODFDIADIAGDNDRDSDRAEAELELECENCLEQEQPTEW(EX)AndPennyAngleAtCenter lineDia. or roundPerpendicularPound or No.Anchor BoltAboveAsphalt Conc.AcousticalAdhesiveAdjustableAggregrateAluminumAccess PanelApproximateBoardBelowBlock(ing)BeamBottomBrickBoth SidesBetweenCabinetCementCeramicCast IronCeilingCaulkingClearConc. Mas. UnitCounterColumnCompositionConcreteConnect(ion)ConstructionContinuousCarpetDoubleDemolishDouglas FirDiameterDiagonalDownDoorDown SpoutDrawerEachElevationElectricalEnclosureEqualEquipmentEach WayExistingEXHEXPEXPOEXTFBOFDNFINFLFLASHFLOURFLXFOCFOFFOXFOFPLFTGFURRFUTGAGALVGBGIGLGRGYPHBDHDHDRHWDHORINTINSULJSTJTLAMLTLVRMASMCMECHMEMBMFRMIRMNTMTLNICNTSO/OCOPNGOPPPPARExhaustExpansionExposedExteriorFurinshed byOwnerFoundationFinishFloor (line)FlashingFluorescentFlexiableFace of Conc.Face of Fin.Face of StudFinished OpeningFireplaceFootingFurringFutureGaugeGalvanizedGrab BarGrab IronGlass/GlazingGrade (Ground)GypsumHard BoardHeavy DutyHeaderHardwareHorizontalInteriorInsulationJoistJointLaminateLightLouverMasonryMedicine CabinetMechanicalMembraneManufacturerMirrorMount(ed)MetalNot inContractNot to ScaleOverOn CenterOpeningOppositePlasticParallelSHEET INDEXELECT/MECH SYMBOLSABBREVIATIONSSCOPE OF WORKVICINITY MAPMATERIAL SYMBOLSDuplex convenience outlet & plateFloor convenience outletGFI duplex convenience outletFourplex outletDuplex conv. outlet, 1/2 hot, 1/2 switched220V amerage as per equipmentGFI/W.P. weatherproof outletFlush mounted floor & ceiling outletJunction boxTelevision outletTelephone outlet & plateFlood lightCeiling fixtureWall lightPorclein recepticle w/ pull chainIndirect cove lightingRecessed ceiling can lights4" recessed low voltage w/ directional trimRecessed ceiling lightWaterproof ceiling fan/light & plateRecessed waterproof exterior up lightSingle pole switch3 way switchSwitch w/ dimmerDoor activated switchMotion detectorTimer (switch)Vacancy sensor w/ dimmer "manual on"Vacancy sensor "manual on"Weatherproof switchCountertop air switchDoorbell pushbuttonChimeSmoke detectorThermostatSpecial outletInstant start florescent lightLandscape lightElectrical panel boardExistingDelete existingReplace existingGas outletHose bibCeiling/floor supply registerCeiling/floor return registerWall diffuserT.V./Computer OutletCentral vacuum inletAutomatic garage door switchAlarm control keypadRE DEE 36" ETC CH T SD CSM S D 3S S FAN S JSSTSV/DSVSWP GFI220vWP G HB4 x 12 CDFD4 x 12 CDFDCvGAMECHANICAL + ELECTRIC DRAWINGSMECH. + ELECT PLANSMECH. + ELECT. CUTSHEETSTITLE-24TITLE-24 CONT.STRUCTURAL DRAWINGSROOF FRAMING PLAN + FOUNDATION PLANSTRUCTURAL DETAILSDETAILS AND GENERAL NOTESME2.0ME3.0ME4.0ME4.1S1S2S3 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 :027-130-32013,068 SQ. FT.LOT AREA:(E) FAR TOTAL := 2,635 SQ.FT. DEFERRED SUBMITALSCAL GREEN BUILDING MEASURE1. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER AND INSTALLED ATTHE TIME OF FINAL INSPECTION. 2022 CGC §4.304.12. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION + DEMOLITION WASTER GENERATED AT THE SITE WILL BEDIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME ORDINANCE + 2022 CGC §4.4083. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2022 CGC §4.410.14. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEBUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2022 CODE REQUIREMENT.2022 CGC §703.15. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THEHEATING,COOLING & VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS WILL BECOVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THEAMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).(*) = FUTURE BUILDING SHEETSGravel / Rock fillPrecast concreteBituminous pavingPlywoodRigid insulationEarthWoodSteelStone VeneerConcrete BlockGypsum boardConcreteBrick VeneerBatt insulationMetal LathMarble / tileExisting constructionWood frame constructionMetalSand/ Mortar/ PlasterExisting const. removedCONSTRUCTION HOURS1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTEROR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE HOURS LISTEDBELOW.CAL GREEN BUILDING CODE CHECKLIST: Single Family to be attached to jobsite building set2022 California Plumbing Code2022 California Mechanical Code2022 California Electric Code2022 California Energy Code CITY OF BURLINGAME MUNICIPAL CODE2022 California Fire Code2022 California Green Building Standards Code2022 California Residential Code2022 California Building CodeCONSTRUCTION HOURSWEEKDAYS:SATURDAYS:SUNDAYS AND HOLIDAYS:8:00 A.M. - 7:00 P.M.9:00 A.M. - 6:00 P.M.NO WORK ALLOWEDHIDDEN CONDITION NOTES1. Any hidden conditions that require work to be performed beyond the scope of the building permit issuedfor these plans may require further City approvals including review by the Planning commission.1. REMODEL OF (E) BATHROOMS + KITCHEN2. ADDITION OF SECOND FLOOR3. ADDITION OF SQ. FT. FOR (N) STAIR4. ADDITION IN (E) BASEMENT(E) FIRST FLOOR= 1,775 SQ.FT.(E) ATTACHED GARAGE= 454 SQ.FT.CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYSAND NON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS)APN #:(N) FAR (E) COVERED PORCH= **43 SQ.FT.TITLE 24 RICK ROCKLEWITZ NRG COMPLIANCE INC. PO BOX 3777 SANTA ROSA, CA 95402 PHONE:707-237-6957BUILDING + PUBLIC WORKS NOTES:(*)(*)(*)(*)(*)(*)(*) (E) LOWER FLOOR= 363 SQ.FT.TOTAL := 3,524 SQ.FT. (E) FIRST FLOOR= 1,775 SQ.FT.(E) ATTACHED GARAGE= 454 SQ.FT.(E) COVERED PORCH= **43 SQ.FT.(E) LOWER FLOOR= 363 SQ.FT.(N) LOWER FLOOR= 221 SQ.FT.(N) SECOND FLOOR= 711 SQ.FT.(E) LOT COVERAGE TOTAL := 1,825 SQ.FT. (E) FIRST FLOOR= 1,782 SQ.FT.(E) COVERED PORCH= 43 SQ.FT.(N) LOT COVERAGE TOTAL := 1,876 SQ.FT. (E) FIRST FLOOR= 1,782 SQ.FT.(E) COVERED PORCH= 43 SQ.FT.(N) 2ND FLOOR OVERHANG= 51 SQ.FT.ZONING :R1USE OF BUILDING:RESIDENTIALOCCUPANCY:R3TYPE OF CONSTRUCTION: V-BNUMBER OF (E) STORIES: 1NUMBER OF (N) STORES: 2NUMBER OF (E) DWELLINGS: 1PARKING: (E) 2-COVEREDSPRINKLERS:NONE1. PUBLIC WORKS REQUIRES A SEWER BACKWATER PROTECTION CERTIFICATE PRIOR TO PERMIT BEING ISSUED. PLEASECONTACT PUBLIC WOKRS @ 650.558.72392. STORM WATER CONSTRUCTION POLLUTION PREVENTION PERMIT IS REQUIRED, NOTE: AN INITIAL FIELD INSPECTION ISREQUIRED PRIOR TO START OF ANY CONSTRUCTION (ON PRIVATE PROPERTY OR IN THE PUBLIC RIGHT-OF-WAY)3. THE CERTIFICATE OF OCCUPANCY WILL BE RESCINDED ONCE CONSTRUCTION BEGINS. A NEW CERTIFICATE OF OCCUPANCYWILL BE ISSUED AFTER THE PROJECT HAS BEEN FINAL. NO OCCUPANCY OF THE BUILDING IS TO OCCUR UNTIL A NEWCERTIFICATE OF OCCUPANCY HAS BEEN ISSUED.SURVEYOR MUIR CONSULTING 139 CHURCH AVENUE OAKDALE, CA 95361 PHONE: 209-845-8630ARBORIST ADVANCED TREE CARE ROBERT WEATHERILL 965 EAST SAN CARLOS AVE SAN CARLOS, CA 94070 PHONE: 650-508-152411. FIRE SPRINKLER PLAN2. ROOF TRUSSES - SHALL BE SUBMITTED TO THEENGINEER OF RECORD FOR THE OVERALLBUILDING FOR REVIEW PRIOR TO SUBMITTAL TOTHE BUILDING DIVISION. THE ENGINEER OFRECORD SHALL PROVIDE A NOTE ON THE TRUSSPLANS OR A SHOP DRAWING APPROVAL STAMPSTATING THAT THE TRUSS PLANS ARE INGENERAL CONFORMANCE WITH THE DESIGN OFTHE BUILDING. THE PLANS SUBMITTED TO THEBUILDING DIVISION SHALL CONTAIN NO RED LINEREVISIONS OR CORRECTIONS TO THE TRUSSPACKAGE. CRC R106.111RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION8.15.24 MECHANICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAMECHANICAL CODE (CMC) AND ALL APPLICABLE FEDERAL,STATE AND LOCAL CODES.2. MECHANICAL CONTRACTOR TO ACCEPT SOLERESPONSIBILITY FOR PROPER DESIGN AND INSTALLATIONOF MECHANICAL SYSTEM. SEE MECHANICAL DWGS. BYOTHER FOR SPECIFIC INFORMATION.3. MECHANICAL CONTRACTOR TO COORDINATE WITHGENERAL CONTRACTOR TO DESIGN AND INSTALLSUITABLE DISTRIBUTION SYSTEM PER TITLE 24. MECH.CONTRACTOR TO FIELD VERIFY AND DETERMINE SIZE ANDCONFIGURATION OF DUCTS AND REGISTER. SEE SHEETINDEX FOR LOCATION OF TITLE 24 CONFORMANCEWORKSHEETS AND ENERGY COMPLIANCE NOTES WITHINTHIS SET. HVAC DUCTS LOCATED IN ATTIC SPACE SHALLBE PLACED AS CLOSE TO PERIMETER AS POSSIBLE SO ASNOT TO INTERFERE WITH USEABLE ATTIC STORAGESPACE.4. MECHANICAL LAYOUT SHOWN IS SCHEMATIC AND ISSHOWN FOR DESIGN INTENT ONLY.5. PROVIDE COMBUSTION AIR SUPPLY TO GAS FIREDAPPLIANCES BY COMBUSTION AIR DUCTS PER (CMC) &CPC. VERIFY DUCT SIZE WITH MANUFACTURER'SSPECIFICATIONS.6. FURNACES OR BOILERS SHALL BE INSTALLED PERMANUFACTURER'S SPECIFICATIONS AND SHALL MEET THEREQUIREMENTS OF THE CALIFORNIA MECHANICAL CODE(CMC)7. PER CMC, COMBUSTION AIR DUCTS FROM THE ATTICSHALL BE LOCATED WITHIN THE UPPER AND LOWER 12INCHES OF THE ENCLOSURE. DUCTS SHALL BE SEPARATEAND SHALL NOT BE OBSTRUCTED.8. APPLIANCES DESIGNED TO BE FIXED IN POSITION SHALLBE SECURELY FASTENED IN PLACE. SUPPORTS FORAPPLIANCES SHALL BE DESIGNED AND CONSTRUCTED TOSUSTAIN VERTICAL AND HORIZONTAL LOADS AS REQUIREDBY CMC. WATER HEATERS TO BE SECURED WITH AMINIMUM OF 2 STRAPS, ONE EACH TO BE LOCATED IN THEUPPER AND LOWER THIRD OF THE UNIT.9. UNDERCUT ALL INTERIOR DOORS (AS APPROPRIATE)FOR AIR RETURN CIRCULATION TO VENTS, TYPICAL OFINTERIOR CONDITIONED SPACES.10. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.11. ALL FIXTURES TO BE SELECTED (OR APPROVED) BYOWNER.12. EXHAUST FANS IN LAUNDRY AND BATHROOMS MUSTCONNECT DIRECTLY TO THE OUTSIDE AND PROVIDE AMINIMUM OF 5 AIR CHANGES PER HOUR. EXHAUST FANVENTS MUST TERMINATE A MINIMUM OF 3 FEET FROM ANYOPENINGS INTO THE BUILDING AND BE PROVIDED WITHBACKDRAFT DAMPERS.13. AT NEW FORCED AIR FURNACE INSTALLATIONSPROVIDE 3' MIN. WORKING SPACE ALONG EACH SIDE (WITHA TOTAL OF AT LEAST 12" ON BOTH SIDES COMBINED),BACK AND TOP OF FURNACE.14. INSTALLATION INSTRUCTIONS FOR ALL LISTEDEQUIPMENT SHALL BE PROVIDED TO THE FIELDINSPECTOR AT TIME OF INSPECTION.PLUMBING NOTES:1. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.2. ALL FIXTURES TO BE SELECTED AND (OR APPROVED) BYOWNERS.3. ALL NEW WATER CLOSETS SHALL BE 1.28GALLON/FLUSH MAXIMUM.4. NO DISHWASHER MACHINE SHALL BE DIRECTLYCONNECTED TO A DRAINAGE SYSTEM OR FOOD DISPOSERWITHOUT THE USE OF AN APPROVED AIR GAP FITTING ONTHE DISCHARGE SIDE OF THE DISHWASHING MACHINE.LISTED AIR-GAPS SHALL BE INSTALLED WITH THE FLOODLEVEL MARKING AT OR ABOVE FLOOD LEVEL OF SINK ORDRAINBOARD, WHICHEVER IS HIGHER5. (E) ON-DEMAND SYSTEM, CONFIRM WITH OWNERELECTRICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAELECTRIC CODE (CEC) AND ALL APPLICABLE FEDERAL,STATE, AND LOCAL CODES AND ORDINANCES.2. PER CEC, ALL ELECTRICAL RECEPTACLES INSTALLEDAT CRAWL SPACES AT OR BELOW GRADE, ANDOUTDOORS SHALL HAVE GROUND-FAULTCIRCUIT-INTERRUPTER (G.F.C.I.) PROTECTION. ALLRECEPTACLES LOCATED IN BATHROOMS SHALL HAVEGROUND-FAULT CIRCUIT INTERRUPTER (G.F.C.I.)PROTECTION.3. SMOKE DETECTORS SHALL BE INSTALLED PER CBC. ADETECTOR SHALL BE INSTALLED IN EACH SLEEPINGROOM AND AT A POINT CENTRALLY LOCATED IN THECORRIDOR OR AREA GIVING ACCESS TO ROOMS USEDFOR SLEEPING PURPOSES. A DETECTOR SHALL BEINSTALLED ON EACH LEVEL OF A MULTI-STORYDWELLING, INCLUDING BASEMENT LEVELS. INSPLIT-LEVEL OR MULTI-LEVEL FLOORS, A SMOKEDETECTOR SHALL BE INSTALLED ON THE UPPER LEVEL,OR ON BOTH LEVELS IF THE LOWER LEVEL CONTAINSSLEEPING AREAS. WHERE THE CEILING HEIGHT OF AROOM OPEN TO THE HALLWAY SERVING THE BEDROOMSEXCEEDS THAT OF THE HALLWAY BY 24 INCHES, SMOKEDETECTORS SHALL BE INSTALLED IN THE HALLWAY AND INTHE ADJACENT ROOM. DETECTORS SHALL BE INSTALLEDIN ACCORDANCE WITH APPROVED MANUFACTURER'SINSTRUCTIONS. WHEN THE VALUATION OF AN ADDITIONOR REPAIR EXCEEDS $1,000.00, OR WHEN ONE OR MORESLEEPING ROOMS ARE ADDED OR CREATED IN ANEXISTING DWELLING, THE ENTIRE DWELLING SHALL BEPROVIDED WITH SMOKE DETECTORS LOCATED ASREQUIRED FOR NEW DWELLINGS. IN NEWCONSTRUCTION, REQUIRED SMOKE DETECTORS SHALLRECEIVE THEIR PRIMARY POWER FROM THE BUILDINGWIRING WHEN SUCH WIRING IS SERVED FROM ACOMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH ABATTERY BACKUP. THE DETECTOR SHALL EMIT A SIGNALWHEN THE BATTERIES ARE LOW. WIRING SHALL BEPERMANENT AND WITHOUT A DISCONNECTING SWITCHOTHER THAN THOSE REQUIRED FOR OVER CURRENTPROTECTION. SMOKE DETECTORS MAY BE SOLELYBATTERY OPERATED WHEN INSTALLED IN EXISTINGBUILDINGS, OR IN BUILDINGS WITHOUT COMMERCIALPOWER, OR IN BUILDINGS WHICH UNDERGO ALTERATION,REPAIRS, OR ADDITIONS REGULATED AS OUTLINEDABOVE.4. TELEPHONE OUTLETS TO BE PREWIRED BYSUBCONTRACTOR. CONTRACTOR TO COORDINATE ASREQUIRED. VERIFY LOCATION OF ALL TELEPHONEOUTLETS WITH OWNER PRIOR TO INSTALLATION.5. ELECTRICAL OPENINGS (SWITCHES, RECEPTACLES,ETC.) ON OPPOSITE SIDES OF FIRE RATED WALLS SHALLBE MAINTAINED AT LEAST 24 INCHES APART.6. PER CEC, RECEPTACLE SPACING SHALL NOT EXCEED 12FEET MEASURED HORIZONTALLY ALONG THE WALL.7. PER CEC, AT LEAST ONE WALL SWITCH-CONTROLLEDLIGHTING OUTLET SHALL BE INSTALLED IN EVERYHABITABLE ROOM; IN BATHROOMS, HALLWAYS,STAIRWAYS, ATTACHED GARAGES, AND DETACHEDGARAGES WITH ELECTRICAL POWER, AND OUTDOORENTRANCES OR EXITS.8. PER CEC, LIGHTING FIXTURES LOCATED WITHINCLOTHES CLOSETS SHALL BE MOUNTED ON THE WALLABOVE THE DOOR OR ON THE CEILING. CLEARANCESSHALL BE AS FOLLOWS:A. SURFACE MOUNTED INCANDESCENT FIXTURES - 12"B. SURFACE MOUNTED FLUORESCENT FIXTURES - 6" 9.ELECTRICAL CONTRACTOR RESPONSIBLE FOR PROVIDINGNECESSARY TEMPORARY POWER.10. VERIFY ANY AND ALL LANDSCAPE LIGHTING ANDSWITCHES WITH OWNER PRIOR TO INSTALLATION OFROUGH ELECTRICAL.11. ALL ELECTRICAL HANGING FIXTURES TO BE SELECTEDAND PURCHASED BY OWNER. VERIFY EXACT LOCATIONSWITH OWNER PRIOR TO INSTALLATION.13. ALL INCANDESCENT LIGHTING FIXTURES RECESSEDINTO INSULATED AREAS SHALL BE APPROVED FOR ZEROCLEARANCE INSULATION COVER PER 2022 CALIFORNIAENERGY CODE AND RATED IC OR APPROVED EQUALMEETING UL RATING OR OTHER TESTING /RATINGLABORATORIES RECOGNIZED BY THE ICC.14. THIS DRAWING IS FOR LAYOUT PURPOSES ONLY. NEWELECTRICAL SHALL BE DESIGN-BUILD. NEW ELECTRICALWORK SHALL BE DESIGNED AND BUILT IN ACCORDANCEWITH THE NATIONAL ELECTRIC CODE AND APPLICABLECODES, STANDARDS AND REGULATIONS FOR BUILDINGLIFE SAFETY, EMERGENCY, EGRESS AND NIGHT LIGHTING.ELECTRICAL CONTRACTOR IS RESPONSIBLE FOROBTAINING SEPARATE PERMIT. ELECTRICAL CONTRACTORTO PROVIDE COMPLETE DESIGN-BUILD ELECTRICALSYSTEM AS REQUIRED TO PROVIDE THE (NEW) SERVICESHOWN (SCHEMATICALLY) ON THE DRAWINGS.GENERAL NOTES:ALL WORK SHALL COMPLY W/ THE 2022 EDITION OF THE CA.BUILDING CODE AND ALL OTHER CODES ANDREQUIREMENTS, IN THEIR MOST RECENT EDITIONINCLUDING THE FOLLOWING:2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA ELECTRICAL CODE2. THE INTENTION OF THE CONSTRUCTION DOCUMENTS ISTO INCLUDE ALL LABOR, MATERIAL, EQUIPMENT FACILITIESAND TRANSPORTATION NECESSARY FOR A COMPLETE ANDPROPER EXECUTION OF THE WORK IN AN ACCEPTABLEINDUSTRY'S STANDARDS. CONTRACTOR IS TO OBTAIN ANYREQUIRED PERMITS FOR THIS OR HER WORK.3.THE MIN. ACCEPTABLE QUALITY OF MATERIALS,WORKMANSHIP, AND METHOD OF INSTALLATION SHALLMEET THE FOLLOWING CRITERION: CONFORM TO THEAMERICAN NATIONAL INSTITUTE STANDARDS WHERE SUCHSTANDARDS EXISTS.4. CONTRACTOR SHALL PERFORM ALL ADDITIONALELECTRICAL, PLUMBING, AND FIRE PROTECTION WORKREQUIRED BY THE BUILDING DEPARTMENT.5. CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMISSIONOF BID TO REVIEW SCOPE OF WORK, DEMOLITION, ETC.6. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFYALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TOSTARTING WORK. ANY DISCREPANCIES SHALL BEREPORTED TO THE DESIGNER FOR REVIEW.7. DIMENSIONS ARE TO FACE OF FRAMING, UNLESSOTHERWISE NOTED, (U.O.N.)8. DIMENSIONS NOTED CLEAR (CLR.) ARE NOT ADJUSTABLEWITHOUTAPPROVAL FROM THE DESIGNER.9. SAFETY MEASURES: AT ALL TIMES THE CONTRACTORSHALL BE SOLELY AND COMPLETELY RESPONSIBLE FORCONDITIONS OF THE JOB SITE INCLUDING SAFETY OFPERSONS AND PROPERTY.10. CUTTING AND DEMOLITION SHALL BE DONE BYMETHODS, WHICH WILL AND WILL NOT JEOPARDIZESTRUCTURAL INTEGRITY OF EXISTING CONSTRUCTION ANDWILL NOT DAMAGE PORTIONS TO REMAIN.11. CONTRACTORS SHALL REMOVE, CUT, CAP, AND REPAIR,AS NECESSARY, ANY UTILITES. INCLUDING BUT NOTLIMITED TO: ELECTRICAL, MECHANICAL, PLUMBING, ANDFIRE SPRINKLERS, WHERE PARTITIONS ARE SCHEDULEDFOR DEMOLITION OR ARE NO LONGER OPERATIONAL OR INSERVICE. ALL OTHER EXISTING UTILITES ARE TO REMAINFULLY OPERATIONAL.12. IN GENERAL, THE OWNER RESERVES THE RIGHT TORETAIN ALL MATERIALS AND EQUIPMENT REMOVED FROMTHE PROJECT. ANY ITEMS OR MATERIAL NOT DESIRED BYTHE OWNER ARE TO BE REMOVED FROM THE SITE BY THECONTRACTOR AT CONTRACTOR'S EXPENSE.13.CONTRACTOR IS TO PROVIDE ALL NECESSARY DUSTPROTECTION AND/OR BARRICADING REQUIRED TOPROTECT ADJACENT SPACES AND EXISTING FINISHES.CONTRACTOR OS RESPONSIBLE TO REPAIR ANYDAMAGES CAUSED BY CONTRACTOR OR THEIRSUB-CONTRACTORS.14. PATCH AND REPAIR ANY DAMAGES TO FLOORS,WALLS, CEILINGS, HARDWARE, FIXTURES, WINDOWS,ETC. AS A RESULT OF THE DEMOLITION PROCESS.MATCH EXISTING ADJACENT FINISHES AS CLOSELY ASPOSSIBLE.15. IF ANY QUESTIONS ARISE TO THE INSTALLATION OFANY MATERIALS AND/OR EQUIPMENT, OR WITH THECONSTRUCTION DOCUMENTS, THE CONTRACTOR SHALLCLARIFY THE QUESTIONS W/ THE DESIGNER BEFOREPROCEEDING. NO SUBSTITUTIONS SHALL BE MADE W/OTHE DESIGNERS AND OR OWNERS APPROVAL.16. TOTAL THICKNESS OF NEW WALLS SHALLMATCHTHAT OF ADJACENT WALLS.17. THE CONTRACTOR SHALL DO ALL CUTTING, FITTING,OR PATCHING OF WORK THAT MAY BE REQUIRED TOMAKE ITS PARTS FIT TOGETHER PROPERLY AND SHALLNOT ENDANGER ANY OTHER WORK BY CUTTING,EXCAVATION, OR OTHERWISE ALTERING THE TOTALWORK OR ANY PART OF IT. ALL PATCHING REPAIRING,AND REPLACING OF MATERIALS AND SURFACES, CUTOR DAMAGE IN EXECUTION OF WORK, SHALL BE DONEW/ APPLICABLE MATERIALS SO THAT SURFACESREPLACED WILL, UPON COMPLETION, MATCHSURROUNDING SIMILAR SURFACES.18. ALL WORK SHALL BE SCHEDULED AND PERFORMEDSO AS NOT TO DISTURB ANY OTHER TENANTS IN THEBUILDING. ANY WORK THAT WILL DISTURB ANOTHERTENANT, ABOVE OR BELOW, OR IN THE FLOOR , SHALLBE PERFORMED MOST EXPEDITIOUSLY AND THEDISTURBED TENANT SHALL HAVE FULL USE OF THEPREMISE.19. ALL TRADES SHALL FURNISH ALL LABOR,EQUIPMENT, MATERIALS, AND PERFORM ALLNECESSARY, INDICATED, REASONABLY INFERRED ORREQUIRED BY ANY CODE W/ JURISDICTION TOCOMPLETE THEIR SCOPE OF WORK FOR A COMPLETEAND PROPER FINISHED JOB. ANY CUSTOMARY ANDNECESSARY ITEMS WHICH ARE REASONABLY IMPLIEDAND REQUIRED TO COMPLETE PROPERLY THE WORKOUTLINED SHALL BE FURNISHED, EVEN IF NOTSPECIFICALLY SHOWN ON THE DRAWINGS ORMENTIONED IN THE SPECIFICATION.20. CONTRACTOR IS RESPONSIBLE FOR ALLCONSTRUCTION CLEAN-UP, DURING AND FINAL.21. THE AMERICANS WITH DISABILITIES ART (ADA) ISSUBJECT TO VARIOUS AND POSSIBLY CONTRADICTORYINTERPRETATIONS. THESE PLANS AND ANYACCOMPANYING SPECIFICATIONS ("PLANS") REPRESENTTHE DESIGNER'S OPINION REGARDING ITSINTERPRETATION OF THE ADA AS IT APPLIES TO THESUBJECT PROJECT. IT IS NOT IN ANY WAY A WARRANTYOR GUARANTEE THAT SAID PLANS COMPLY WITH ANYOR ALL POSSIBLE INTERPRETATIONS OF THE ADA BYOTHERS. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 General Notes See DetailsGN Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959See DetailsSWBMP'S & Pollution Prevention Cal Green See DetailsCGGREEN BUILDING MEASURE:1. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION AND DEMOLITIONWASTER GENERATED AT THE SITE WILL BE DIVERTED TO AN OFFSITE RECYCLE,DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME AND 2022 CGC §4.4082. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDINGOCCUPANT OR OWNER. 2022 CGC §4.410.13. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDECONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR INSTALLERCERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEBUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2022CODE REQUIREMENT. 2022 CGC §703.14. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTIONSITE, AND UNTIL FINAL STARTUP OF THE HEATING, COOLING & VENTILATINGEQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTSOPENINGS WILL BE COVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHERMETHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THE AMOUNT OFWATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).CAL GREEN SITE DEVELOPMENT:1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT APLAN TO MANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMPPAGE IS SUFFICIENT. 2022 CGC 4.106.22. PLANS SHALL INDICATE HOW GRADING + PAVING WILL PREVENT SURFACEWATER FLOWS FROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOTALTER THE DRAINAGE PATH. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV) CHARGING, PARKING SPACES: COMPLY W/ RELEVANTSECTIONS 2022 CGC 4.106.4GENERAL NOTES:1. PROVIDE 30" MIN. CLEAR WIDTH, (15" ON BOTH SIDES FROM CENTERLINE OF W.C.) AND 24"CLEARANCE IN FRONT OF THE W.C. PER CPC 402.5.2. PROVIDE MIN. SHOWER AREA - 1,024 SQ. IN., CAPABLE OF ENCOMPASSING A 30" CIRCLE.SEE PLANS PER CPC 408.6.3. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE.4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THE WASHER ANDDISHWASHER, ETC., PER CPC5. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THE BUILDING ANDSHALL BE EQUIPPED WITH A DRAFT DAMPER AND SHALL BE RIGID METAL DUCT WITHSMOOTH INTERIOR SURFACES PER CMC SECT. 504.ME4.0/4.1..SW / A1.0 CG#2A1.0 CG#3A2.0, PLUMB.NOTESA1.0 #8ME2.0 #47T1.0 CG#1T1.0T1.0ME2.0 #48A2.0 POL.CTRL. #7A2.0 POL.CTRL. #1A2.0 POL.CTRL. #6A2.0 POL.CTRL. #2A2.0 POL.CTRL. #3A2.0 POL.CTRL. #4A2.0 POL.CTRL. #5A2.0 #20A2.0 #21ME2.0 #49ME2.0 #51T1.0 CG#3TIM RADUENZ4843 SILVER SPRINGS DRIVEPARK CITY, UT. 8409805/22/2419 EL QUANITO WAY Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 Arborist Report See DetailsAR Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 Arborist Report (Cont.)See DetailsAR2 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 B. 660 SQ.FT.C. 51 SQ.FT.A. 1,722 SQFTCP. 43SQFTFP. 7SQFTST. 53SQFTGAS (N)W.H.FAU(E)GAS (N)W.H.GR. 454 SQFTBM. 264 SQFTBM1. 221 SQFTFloor Area Calc.See DetailsFARLOCATIONAREAFARAPN: 027-130-320LOT SIZE:13,068 SQ. FT.MAX ALLOWABLE FAR:FAR = LOT SIZE X 32% + 1,100 = LIVEABLE SQ. FT.13,068 SQ. FT. X 32% + 1,100 = 5,282.00 SQ. FT.MAX ALLOWABLE LOT COVERAGE:LC = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE13,068 SQ. FT. X 40% = 5,227.20 SQ. FT. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959DETAILS:MAX LC = 5,282.00 SQ. FT.MAX FAR = 5,227.2 SQ. FT.1,876 SQ. FT.3,524 SQ. FT.FAR TOTAL:LC TOTAL:UPPERFLR LOT COVERAGEGRBM454363SQ. FT.:SQ. FT.:REMARKS:EXISTING GARAGECOMPLETE FAR:MAINFLRA1,722B660FARScale: 3/16 = 1'-0"3PROPOSED FAR CALC. NEW 2ND FLR.FARScale: 3/16 = 1'-0"2PROPOSED FAR CALC. 1ST FLR.FARScale: 3/16 = 1'-0"1PROPOSED FAR CALC. LOWER FLR.LOWERFLREXISTING BASEMENTCPFPST--53-1,72275343--ADDITION UPPER FLOOREXISTING MAIN FLOORNEW STAIRSEXISTING FIRE PLACEEXISTING ENTRY PORCH, 100 SQ. FT. ALLOWEDBM1221BASEMENT ADDITION-C5151ADDITION UPPER FLOOR (OVERHANG) ENW W SWSSEN NE (E) 1 STORYRESIDENCE W.(N) 2ND STORYADDITION293.0280.9279.1279.1278.7280.2273.0271.9273.60270.9274.17273.0269.2267.9270.00272.8275.76274.6269.2270.04267.2258.2276.94270.12270.0267.5267.4269.9270.14270.26266.7269.6269.83260.2270.39270.3269.5267.41269.5267.7267.0262.3263.4267.0268.2264.73266.28266.70266.37262.422 6 1 . 6 6 N36°51'54"E 100.00 'N45°14'51"W 120.75'S32°24'23"W 295 .37 ' X XXXXXXXXXXX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX300.11299.91300.07297.44297.02297.14295.6294.96294.47294.63292.38291.90292.04291.68291.88290.18290.61290.32289.32289.73289.44288.74288.61289.04288.70289.57292.12290.76290.85291.47291.99292.73292.76 292.77 28 4 . 9 1 286.10285.9287.04287.75287.94287.83286.89286.53287.09287.10286.66286.71287.0287.76286.14284.77290.81290.5291.1284.75284.6284.66SD GRATE284.73284.6284.4283.2282.6284.6286.2294.57THRESH293.6293.9 294.2294.48295.53295.3295.56294.26294.12292.80292.43ASTRO293.7293.92293.58ASTRO293.39ASTRO293.03295.65295.88296.5295.9292.8293.8293.95291.8291.9292.42292.7293.00291.5291.92291.58 291.33290.6293.19293.19290.4290.9290.9292.80292.85292.87290.0289.5289.4291.2290.2 291.34289.8291.28287.73287.4286.2288.4288.1287.9291.29291.45291.1290.6290.6286.4290.7291.19291.23291.28286.1284.6284.0285.4288.2288.67286.63285.26286.56291.13291.14290.6290.4290.2290.6293.18292.89292.78286.2290.16290.48285.98285.2285.0285.2290.56289.8 290.08290.0284.8284.86284.81284.7284.89294.47THRESH293.93293.29293.84293.18293.25293.24292.88293.08292.94287.93287.4287.9285.8285.9286.06283.57283.0283.4283.4283.45281.8281.94281.83281.6281.8284.2284.5284.65278.9278.2279.70277.86275.2277.8277.2274.1277.53277.59277.3274.3272.94272.5271.36272.84271.27271.47274.23271.22273.99273.91272.3269.8270.2271.3 271.29271.12270.92271.24271.58270.7275.4276.28276.28276.2272.6280.1282.6285.4285.6282.2280.1287.86287.5287 . 9278.9278.1280.0281.5279.2277.1273.4278.0274.2281.1279.4284.7285.1290.50289.7284.3284.38283.5284.36282.9284.4289.64295.09295.35295.3295.21296.25296.1297.3297.46296.52300.65AC297.71AC293.99AC291.24AC288.80AC287.34AC286.82AC291.70290.64292.09ASTRO293.22293.20293.1292.9282.6283.84293.4294.34276.8278.0278.1280.4273.5275.8272.0N48°07'45"W 122.95'AREA OF WORK3'-5"15'-0"20.07' AVERAGE FRONTSETBACK15' REAR SETBACK15'-0"20'-0"5'-0"7' SIDE SETBACK 7' SIDE SETBACK 20' REAR SETBACK49'-5"11'-5"7'-0"13'-7"(E) GAS METER(E) 200AMP.ELECT.METER(E) DRIVEWAY(E) LAWN(PROTECT)(PROTECT)(E) PATIO(PROTECT)(E)LAWN(PROTECT)4'-3"5'-0"(E) DRYWELL(N) DOWNSPOUTS TOCONNECT TO (E) DRYWELLSYSTEM Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 Site Plan See DetailsA1.0A1.0Scale: 1/8 = 1'-0"1PROPOSED SITE PLANGENERAL NOTES & SCOPE1. PROTECT ALL EXISTING LANDSCAPING AND TREES DURING CONSTRUCTION, CONSULT ARBORIST ASREQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREE MAY BE REMOVEDWITHOUT A PROTECTED TREE PERMIT FROM THE PARKS DIVISION (558-7330) NO TREES ARE TO BEREMOVED FOR THIS PROJECT.3. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIRED SINCE LANDSCAPE WILL NOT BEREHABILITATED AS NOTED ON PLANS.4. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORM WATER DRAINAGEDURING CONSTRUCTION. CGC 4.106.2 & CGC 4.106.35. ALL SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPING AREAS6. GRADING PERMIT, IF REQUIRED, WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS.7. THERE WILL BE NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES, COLUMNS, MAILBOX, ETC.)PROPOSED BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY8. NEW A/C UNIT OR MECHANICAL EQUIPMENT IS GOING TO BE INSTALLED ON THE EXTERIOR OF THEBUILDING, THE NEW EQUIPMENT CANNOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (dBA) OF SIXTY (60)dBA DAYTIME (7:00 A.M.- 10:00 P.M. OR FIFTY (50) dBA NIGHTTIME (10:00 P.M.- 7:00 A.M.( AS MEASURED FROMTHE PROPERTY LINE. BMC 25.58.050.CAL GREEN SITE DEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT A PLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE IS SUFFICIENT.2022 CGC 4.106.22. PLANS SHALL INDICIATE HOW GRADING + PAVING WILL PREVENT SURFACE WATER FLOWSFROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THE DRAINAGEPATH. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANT SECTIONS2022 CGC 4.106.4PUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1) REPLACE ALL CURB, GUTTER,DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONSAND INSTALL A NEW 4" LATERAL TO CITY'S SEWER CLEANOUT, (3) NEW WATER SERVICE TO WATER METER,AND WHEN APPLICABLE, (4) WATER LINES ABOVE 2" AND ALL FIRE SERVICES OF ANY SIZE ARE TO BEINSTALLED BY APPLICANT AND PER CITY STANDARD PROCEDURES AND SPECIFICATIONS.2. ALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINE PROTECTION ARETO BE INSTALLED PER CITY STANDARD PROCEDURES AND MATERIAL SPECIFICATIONS. CONTACT THE CITYWATER DEPARTMENT FOR CONNECTION FEES. IF REQUIRED, ALL FIRE SERVICES AND SERVICES 2" ANDOVER WILL BE INSTALLED BY BUILDER. ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BESUBMITTED AS SEPARATE UNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL.3. ADDITIONAL "PUBLIC WORKS NOTES" ADDED TO SHEET GN. WE DO ACKNOWLEDGE AND AGREE TOCOMPLY WITH THE REQUIREMENTS.4. THE SANITARY SEWER LATERAL (BUILDING SEWER) SHALL BE TESTED PER ORDINANCE CODE CHAPTER15.12. AN ENCROACHMENT PERMIT FOR THE SEWER LATERAL TEST IS REQUIRED. A PASSED SEWERLATERAL TEST CERTIFICATE MUST BE IN PLACE PRIOR TO FINAL BUILDING PERMIT.5. DRIVEWAY WIDENING MUST BE APPROVED BY THE CITY ENGINEER. SHOW ON SITE PLAN, DISTANCESBETWEEN THE PROPOSED DRIVEWAY OPENING TO THE CLOSEST ADJUSTED DRIVEWAY.6. NO STRUCTURE SHALL BE BUILT INTO THE CITY'S RIGHT-OF-WAY, SHOWN ON SITE PLAN, DIMENSIONEDFROM PROPERTY LINE TO FACE OF CURB, MEASUREMENT ON CABRILLO IS 15'.7. A REEVALUATION OF THE STORM DRAIN FEE MAY BE REQUIRED IF PREVIOUSLY DETERMINED RATIO OFPERVIOUS VERSUS IMPERVIOUS SURFACE ON THE PROPERTY IS SIGNIFICANTLY MODIFIED BY THISBUILDING PERMIT.8. ALL ABANDONED SEWER LATERALS SHALL HAVE WYES OR SADDLES REMOVED OFF THE MAINAND REPLACE WITH NEWSTRAIGHT SECTION.9. ALL ABANDONED EXISTING WATER SERVICES, 2-INCH OR BELOW, SHALL BE CUT AND CAP ATTHE EXISTING MAINCONNECTION AND DISCONNECT AT SERVICE SADDLE. ABANDON VALVE WHERE APPLICABLE.10. ALL ABANDONED EXISTING WATER SERVICES, GREATER THAN 2”, SHALL HAVE TEESREMOVED AT MAIN AND REPLACEDWITH STRAIGHT PIPE PER CITY STANDARDS AND DETAILS.STORMWATER CHECKLIST NOTES1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USE RAINWATER FOR IRRIGATION OROTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTO VEGETATED AREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTS ONTO VEGETATED AREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLE SURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASED DETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, AND MINIMIZE CHANGES TO THENATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OR EQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSE SPECIES APPROPRIATE TO THESITE. INCLUDE PLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT, DROUGHT-TOLERANT, AND/ORATTRACT BENEFICIAL INSECTS. (C) MINIMIZE USE OF PESTICIDES AND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPE OR SANITARY SEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTIL PERMANENT EROSIONCONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS, EASEMENTS, SETBACKS,SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREES TO BE PROTECTED AND RETAINED, DRAINAGECOURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THE FOLLOWING: (A) CONSTRUCTION,OPERATION AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS, INCLUDE INSPECTION FREQUENCY;(B) METHODS AND SCHEDULE FOR GRADING, EXCAVATION, FILLING, CLEARING OF VEGETATION , ANDSTORAGE AND DISPOSAL OF EXCAVATED OR CLEARED MATERIAL, (C) SPECIFICATIONS FOR VEGETATIVECOVER & MULCH, INCLUDE METHODS AND SCHEDULES FOR PLANTING AND FERTILIZATION (D) PROVISIONSFOR TEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHEN DEWATERING AND OBTAIN ALLNECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS (E.G. BERMS,SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS OR TRAPS, EARTHEN DIKES ORBERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTE MATS, COVERS FOR SOIL STOCK PILES,ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STE RUNOFF AROUND THE SITE (E.GSWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTION IMPACTS USINGVEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS, DIKES,MULCHING OR OTHER MEASURES ASAPPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN A DESIGNATED AREA WHEREWASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERLY TO PREVENTCONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALL EMPLOYEES/SUBCONTRACTORS RE:CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS, INCLUDING PAVEMENTCUTTINGWASTES,PAINTS,CONCRETE, PETROLEUM PRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS,RINSE WATER FROM ARCHITECTURAL COPPER, AND NON-STORMWATER DISCHARGES TO STORM DRAINSAND WATERCOURSES.APN#: 027-130-320LOT SIZE:13,068 SQ. FT.MAX ALLOWABLE LOT COVERAGE:LC = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE13,068 SQ. FT. X 40% = 5,227.20 SQ. FT.DRIVEWAY: 401 SQ. FT.FRONT WALK: 85 SQ. FT.ROOF: 2,180 SQ. FT.REAR PATIO: 563 SQ. FT.REAR WALK: 101 SQ. FT.TOTAL: 3,330 SQ. FT.TOTAL IMPERVIOUS LOT COVERAGE: 3,330 SQ. FT., 25.48%TOTAL PERVIOUS LOT COVERAGE: 9,738 SQ. FT., 74.52%(N) DOWNSPOUTS WILL BE ADDED TO EXISTING DRYWELLSYSTEMLOT COVERAGE CALC.2 Front Setbacks See DetailsA1.1 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 (E) CONC.(E) GARAGE(E) CONC.(E) HANGOUT(E)2/8(E) FIXED48"W x 36"T(E) CLG: 104"GAS (N)W.H.FAU(E)GAS (N)W.H.(E)(E)(E)2/8UP(E) CONC.(E) CRAWLSPACE(E) GAS METER(E) 200 AMP. ELECT. METER(E) 8/0 O.H.DOOR(E) 8/0 O.H.DOOR(E) LEVEL 1 READY PARKINGSPACE SHALL BE EQUIPPEDWITH RACEWAY, WIRING,RECEPTACLE ANDELECTRICAL CAPACITY TOTHE EV CHARGING STATION.A MINIMUM 110V, 20 AMPCIRCUIT WITH A RECEPTACLELABELED 'EV VEHICLEOUTLET,' OR, ELECTRICVEHICLE SUPPLYEQUIPMENT. ALSO, PLEASENOTE, A SECOND LEVEL 2CHARGER CAN BE PROVIDEDIN LIEU OF THE LEVEL 1CHARGER(E) E/V CHARGER: EVLEVEL 2 READYCIRCUIT W/ MIN.208/240V 40 A CIRCUITW/ RECEPTACLELABELED 'EV VEHICLEOUTLET(E) 200 AMP.ELECT. PANEL(E) CONC.(E) GARAGE(R)2/8(E) CLG: 104"(E)4X BEAM(R)(E)2/8(E)4X BEAMUPGAS (E)W.H.FAU(E)GAS (E)W.H.(N) 2/4(E)(N)A4.02A4.02(E) 8/0 O.H.DOOR(E) GAS METER(E) 200 AMP. ELECT.METERA4.01(E) CONC.(E) HANGOUT(N) CONC.(N) HANGOUT(N) 2/0TEMP.001(E) SOLID CORE 20 MIN.FIRE RATED+ SELF CLOSINGHINGES+ SELFLATCHINGIN-FILLIN- F I L L (E)(E)(E) 1 HR. RATED WALL(N) PORCH OUTLINE(N) CRAWLSPACE(E) FOUNDATION(N) BASEMENTFOUNDATION WALL(E) LEVEL 1 READY PARKING SPACESHALL BE EQUIPPED WITH RACEWAY,WIRING, RECEPTACLE AND ELECTRICALCAPACITY TO THE EV CHARGINGSTATION. A MINIMUM 110V, 20 AMPCIRCUIT WITH A RECEPTACLE LABELED'EV VEHICLE OUTLET,' OR, ELECTRICVEHICLE SUPPLY EQUIPMENT. ALSO,PLEASE NOTE, A SECOND LEVEL 2CHARGER CAN BE PROVIDED IN LIEU OFTHE LEVEL 1 CHARGER(E) E/V CHARGER: EVLEVEL 2 READY CIRCUITW/ MIN. 208/240V 40 ACIRCUIT W/RECEPTACLE LABELED'EV VEHICLE OUTLET(E) 200 AMP. ELECT.PANEL8'-0" X 7'-0"8'-0" X 7'-0"(E) 8/0 O.H.DOOR2'-0" X 3'-6"2'-8" X 7 '-0"4'-0" X 2'-6"LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Floor Plans See DetailsB2.0B2.01EXISTING BASEMENT PLANScale: 1/4 = 1'-0"B2.02PROPOSED BASEMENT PLANScale: 1/4 = 1'-0"11111 MULTI-SLIDER49'-0"15'-0"8'-0"17'-3"36" REF.(E)(E)MULTI-SLIDER57'-0 1/2"DNDN WOODM. BED WOODBED 2 WOODBED 1 WOODDINING WOODKITHCEN TILEENTRY(E) CONC.(E) TERRACEDNDNWOODHALLTILEM. BATHWOODM. CLT(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)UP TILEENTRY49'-0"15'-0"8'-0 1/2"(E)(R)(E)(E)(E)(E)(E)(E)17'-8 1/2"57'-1 1/2"(E) WOOD(E) M. BED(E) WOOD(E) BED 2(E) WOOD(E) BED 1(N) TILE(E) BATH 19'-0"7'-4"49'-0"DN(E) CONC.(E) TERRACEDNDN(E)MULTI-SLIDER(N) TILEM. BATH(E) WOODM. CLTA4.01A4.02A4.0211'-3"2'-5"11'-8"3'-1"5'-10 1/2"6" 38'-6"(N) 3/0(R)(E) WOOD(E) LIVING(N) WOOD(E) ENTRYUP(N) 5/0UP(R)36" REF.6'-9"3'-2"2'-8"3'-2"24" REC24" DW24" BASE30" BASE30" BASE24" BASE 24" BASE18" REC(N) WOOD(E) KIT.(N) 2/6(N) 2/8(OPTION)(N)(N) WOOD(E) DINING(N) CONC. W/ TILE(E) STOOP5'-7 1/2"(N) 2/6LINEN(N) 2 X 4(N)(N) SHOWER4 1/2"3'-0"4"(PROTECT)ON/OFF(N) DR FILL (N) TEMP.(N)2/6(N) SKYLIGHT(OPTION)(N) SHOWER(N) TEMP.(N)CASEDDN(N) BUILT-IN BENCHW/ WALL HOOKS BUILT-INCAB.BUILT-INCAB.(E) OR (R)(E)4'-0"2'-0"(E)(R)(N) SKYLIGHT(OPTION)(E)100101LARGERPORCHFOR SITINGAREA(E)(N)(N)SOFFITW/ (N) TILE(N) TOWELRACK 10'-0" X 5'-0"7'-6" X 5'-0"4'-0" X 4'-0"5'-0" X 4'-0"6'-0" X 7'-0"10'-0" X 7'-0"2'-6" X 3'-6"5'-0" X 4'-0"5'-0" X 5'-0"2'-6" X 3'-6"5'-0" X 4'-6"5'-0" X 7'-0"LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Floor Plans See DetailsA2.0A2.01EXISTING 1ST FLOOR PLANScale: 1/4 = 1'-0"A2.02PROPOSED 1ST FLOOR PLANScale: 1/4 = 1'-0" (TEMP.)2/6 X 5/0 FREE STANDING TUB(N)2/6(N) 5/0(N) 5/0(N) 2/6(N)2/0(N) 2/6(N) 2/0DBL HANG. DBL HANG. ADJ. SHELVES DRAW DRAWDESKDRW (N) 4/0DN(N) 5/0(N) 5/0(N) 2/6KING 78 X 80T.V.18x18(N) WOOD(N) DEN(N) WOOD(N) M.CLT(N) WOOD(N) M.BED(N) TILE(N) M.BATH24'-10"30'-0" 14'-6"15'-0"6" 3'-0"11'-8 1/2"3 1/2"24'-10"8'-2"8'-10"7'-4"6"28'-0"6" 12'-0"3 1/2"14'-8 1/2" 6" LINEN CABINET BOTH VIEW WINDOWS, CLOSERTO GROUND (6X6) POST ONLY(VIEW AREA - AREA OF DESIGN)(N) 5/0SHOWER/ON/OFF48" KNEE WALL W/ SOAP NICHELINEN5'-6"CUSTOM 22" DA4.02A4.02A4.012'-0"(N) 2/6(N) 2/8TEMP.ARTT.V.LOW CAB STORAGEDESKDRWDRWDRW (N) SKYLIGHT(E) FIRST FLOOR BELOW2002012022032042052062072085'-0" X 4'-6"5'-0" X 7'-0"2'-6" X 4'-0"2'-6" X 6'-6"5'-0" X 6'-6"5'-0" X 4'-6"5'-0" X 4'-6"2'-6" X3'-6"2'-0" X2'-0"LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 Proposed Floor Plan See DetailsA2.1A2.11PROPOSED 2ND FLOOR PLANScale: 1/4 = 1'-0" (E) CLASS A: FIRE RATED(E) D.S.(E) SLOPE 12 5(E) SLOPE125(E) SLOPE125(E) G.S.M. GUTTER(PROTECT)(E) ASPHALTLOWER ROOF(E) CLASS A: FIRE RATED(V.I.F. REPLACEMENT) (E) ASPHALTLOWER ROOF(N) CLASS A: FIRE RATED(N) ASPHALTUPPER ROOF(N) D.S.(N) G.S.M. GUTTER(N) D.S.(N) SLOPE125(N) SLOPE125(N) CLASS A: FIRE RATED(N) ASPHALTLOWER ROOF(N) D.S.(N) CONTINUOUSRIDGE VENT(N)SKYLIGHT(N)SKYLIGHT(E) SOLARTUBE(E)SOLARTUBE(E) D.S.(E) S L O P E 12 5 (E) S L O P E 125(E) CHIMNEY(PROTECT)(E) D.S.(V.I.F. REPLACEMENT) (E) ASPHALT ROOF(E) CLASS A: FIRE RATED(E) PROTECT(E) D.S.(E) D.S.(E) D.S.(E) D.S.(E) D.S.(E) SLOPE 12 2 (E) SLOPE 12 5 (E) SLOPE 125 (E) S L O P E 12 5 (E) S L O P E 125(E) SLOPE125(E) SLOPE125(E) G.S.M. GUTTER(PROTECT)(E) CHIMNEY(PROTECT) Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Roof Plans See DetailsA2.2GENERAL NOTES:1. (EXISTING) (OGEE) G.S.M. GUTTERS AND 3" G.S.M. DOWNSPOUTS (MATCH EXISTING ASREQUIRED), LINE ALL VALLEYS WITH G.S.M., AT LEAST 20" WIDE WITH 1/4" EDGE TURNED OVER ANDFASTENED WITH CLEATS. LAP JOINTS AT LEAST 4", BUT DO NOT SOLDER.2. ROOFING MATERIAL TO BE ASPHALT SHINGLES BY CERTAINTEED OR EQ. (CLASS 'A') OVER 1LAYER OF 15# FELT PAPER OVER 5/8" PLYWOOD OR PER STRUCTURAL DRAWINGS. MIN. 40 YEARWARRANTY SHINGLES. (CONFIRM COLOR WITH OWNER)3. WHEN INSULATION IS INSTALLED IN ENCLOSED RAFTER SPACES WHERE CEILINGS ARE APPLIEDDIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS, A MINIMUM AIR SPACE OF 1" MUST BEPROVIDED, INSULATION BAFFLE NEEDED.4. FLASHINGS AND COUNTER FLASHINGS SHALL NOT BE LESS THAN 0.016-INCH (28 GAUGE)CORROSION RESISTANT METAL, AND VALLEY FLASHING.5. AT THE JUNCTURE OF THE ROOF AND VERTICAL SURFACES, FLASHING AND COUNTERFLASHINGS SHALL NOT BE LESS THAN 0.019-INCH (26 GAUGE).6. TRUSSES (IF USED) ARE TO HAVE A MINIMUM 6" HEEL. VERIFY WITH DESIGNER.7. TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS SHALL BE A MINIMUM OF 3'-0" FROMPROPERTY LINES OR ANY OPENING INTO THE BUILDING (I.E.) DRYERS, BATH AND UTILITY FANS,ETC., MUST BE 3'-0" AWAY FROM DOORS, WINDOWS, OPENING SKYLIGHTS OR ATTIC VENTS, PERCODE.8. (IF USED) THE TRUSS PLAN AND THE TRUSS CALC. SHALL BE REVIEWED AND APPROVED BY THEENGINEER OF RECORD BEFORE SUBMITTING TO THE BUILDING DEPARTMENT FOR APPROVALPRIOR TO FABRICATION. TRUSS PLANS SHALL BE WET SIGNED AND WET STAMPED BY TRUSSDESIGN ENGINEER.9. (IF REQUIRED) FURNACE LOCATED IN ATTIC SPACE SHALL BE LISTED FOR ATTIC LOCATION ANDPROVIDED WITH 24" WIDE SOLID FLOORING ACCESS WAY AND 30" WORKING SPACE AT CONTROLS.10. ATTIC VENTILATION AT CALIFORNIA FRAMING TO RECEIVE LOW PROFILE VENTS OR OPENINGSIN THE ROOF SHEATHING BELOW.11. (AS REQUIRED) ALL TRUSS / RAFTER BLOCKING SHALL RECEIVE 2" DIAMETER HOLES IN EVERYBLOCK, TYPICAL FOR EVEN DISTRIBUTION OF AIR FLOW.12. ATTIC IS GETTING NEW INSULATION, VERIFY (E) FANS / VENTS MEET CURRENT CODE.PLUMBING + HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHER WHEN POSSIBLE AND LOCATE ON ROOFS SLOPING TOTHE REAR OF THE HOUSE, TYP. VERIFY LOCATION WITH DESIGNER.A2.2Scale: 1/4 = 1'-0"2PROPOSED ROOF PLANA2.2Scale: 1/4 = 1'-0"1EXISTING ROOF PLANVENTILATION CALC:SQ. FT. OF (N/E) ROOF: 2,198 SQ. FT.(N) 2,198/ 150 - 14.6 SQ. FT. OF VENTILATION IN (N) ROOFTOTAL VENTILATION INSTALLED: 25 SQ. FT. OF CONTINUOUSVENTS INSTALLEDA2.2Scale: N/A3SKYLIGHT SPEC (E)(E)(E)(E)1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGRADE8'-0"4'-8"12'-8"1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGARAGE SUB FLRGARAGE TOP PLATE4'-8"8'-0" 1'-0" 8'-0" 21'-8"EL. 292.42'EL. 284.92'EL. 292.92'EL. 293.92'(E) BRICK VENEERCHIMNEY(E) 40 YR ARCHITECTURALASPHALT SHINGLES(E) STUCCO(PROTECT)(E) WOOD DTL.(PROTECT)(E) WD / CLAD WDS(E) WOOD DTL.(PROTECT)(E) WD / CLADGARAGE DRS.(PROTECT)RIGHT SIDE D.H.E.EL. 285.68'12'-0"45°EL. 301.92'EL. 306.58'EL. 293.92'EL. 301.92'EL. 306.58'6"1ST FLR SUB FLR1ST FLR TOP PLATE(E) GRADE8'-0"1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGARAGE SUB FLRGARAGE TOP PLATE4'-8"8'-0" 1'-0" 8'-0" 21'-8"(R)(R)(N)(N)(R)(E)(E)(N) 2ND FLR TOP PLATE8'-0"(N) 2ND FLR SUB FLR1'-0"(E)(E) BRICK VENEERCHIMNEY W/ (N) VENT(FINISH ALLOWANCEITEM) (PROTECT)(E) 40 YR ARCHITECTURALASPHALT SHINGLES (VERIFY)ALL NEW ROOF(E) STUCCO(PROTECT)(E) WOOD DTL.(PROTECT)(N) GUTTERS (OGEE)(VERIFY EXISTING TOREPLACE)(E) STUCCO(E) BRICK(E) STUCCO(E) STUCCO(E) STUCCO(R) WD / CLADWDS (WHERE NOTED) W/LIKE IN KIND, SIERRAPACIFIC OR APPROVEDOTHER. SIMULATED TRUEDIVIDED LITES, PUTTY SDL(E) WOOD DTL.(PROTECT)(E) WD / CLADGARAGE DRS.(PROTECT)(R) WINDOW TOCASEMENT FOREGRESS (VERIFYEXISTING TO REPLACE)(E) DRIVEWAY(N)(N) TOP RIDGE31'-8"(N) TOP RIDGE20'-3"EL. 284.92'AVERAGE T.O.C.RIGHT SIDE D.H.E.EL. 285.68'12'-0"45° 24'-6 5/8" 10'-0"EL. 301.92'EL. 293.92'6"23'-2"5'-8"EL. 293.42'EL. 302.92'EL. 310.92'LEFT D.H.E.EL. 293.55'12'-0"45°7'-6"(N) WOOD SIDING(N) CEDAR OR REDWOOD WOODDTL. TO MATCH (E)(TEMP.)(N)11'-7" (N) STOOP FORNEIGHBORHOODINTRODUCTION(N) 8X8 CEDAR POST W/DETAILED CAP + BASE(N)(N)EGRESS4'-6"2'-6"2'-6"2'-6"2'-6"5'-0"EGRESS(N) SOLID WOOD DOORW/ SIDELIGHTEL. 292.05'EL. 292.92'EL. 293.92'EL. 301.92'EL. 306.58'EL. 316.58'EL. 316.58' Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 7/25/24002Response to Comments 8/14/24003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Elevations See DetailsA3.0A3.01EXISTING FRONT ELEVATIONScale: 1/4 = 1'-0"A3.02PROPOSED FRONT ELEVATIONScale: 1/4 = 1'-0"22 (E)(E)(E)(E)(E)(E)4'-8"8'-0"1'-0"8'-0"21'-8"1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGARAGE SUB FLRGARAGE TOP PLATE1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGRADE4'-8"8'-0" 12'-8"1'-2"(E)TEMP.EL. 284.92'(E) 40 YR ARCHITECTURALASPHALT SHINGLES(E) STUCCO(PROTECT)(E) WD / CLAD WDS(E)(E)EL. 292.92'EL. 293.92'EL. 301.92'EL. 306.58'EL. 293.92'EL. 301.92'EL. 306.58'EL. 292.75'(N)(E) GUTTERS (OGEE)ADDITION(N)4" 6'-6"(N)(N)(R)(R)(R)(R)FIXEDTEMP.TEMP.(E) TERRACE(E) DRIVEWAY(E)(E)(N)4'-8 1/8"8'-0"1'-0"8'-0"21'-8"31'-8"12'-0"24'-6 5/8"10'-0"20'-3"1ST FLR SUB FLR1ST FLR TOP PLATEGARAGE SUB FLRGARAGE TOP PLATE(N) TOP RIDGEEL. 284.92'AVERAGE T.O.C.RIDGE8'-0"8'-0" 1'-0" 1'-2" 23'-10 1/8" 5'-8" 12'-0"45° 7'-6"1ST FLR SUB FLR1ST FLR TOP PLATE(E) GRADE(N) 2ND FLR TOP PLATE(N) 2ND FLR SUB FLR(N) TOP RIDGEEL. 292.75'3'-5"45°(E) 40 YR ARCHITECTURALASPHALT SHINGLES(VERIFY) ALL NEW ROOF(E) STUCCO (PROTECT)(R) WD / CLADWDS (WHERE NOTED) W/LIKE IN KIND, SIERRAPACIFIC OR APPROVEDOTHER. SIMULATED TRUEDIVIDED LITES, PUTTY SDL(N) CEDAR OR REDWOOD DTL. TOMATCH (E)(E)RIGHT SIDE D.H.E.EL. 285.68'LEFT D.H.E.EL. 293.55'EGRESS2'-6"2'-6"4'-6"(N) METAL SERVICEDOOR(N) CEDAR CORBELDETAILING, TO BEPAINTEDEL. 292.05'EL. 292.92'EL. 293.92'EL. 301.92'EL. 306.58'EL. 316.58'EL. 293.92'EL. 301.92'EL. 302.92'EL. 310.92'EL. 316.58' Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 7/25/24002Response to Comments 8/14/24003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Elevations See DetailsA3.1A3.11EXISTING REAR ELEVATIONScale: 1/4 = 1'-0"A3.12PROPOSED REAR ELEVATIONScale: 1/4 = 1'-0"22 (E)1ST FLR SUB FLR1ST FLR TOP PLATERIDGE8'-0"4'-8"12'-8"(E) 40 YR ARCHITECTURALASPHALT SHINGLES(E) STUCCO(PROTECT)(E) WD / CLAD WDSEL. 293.92'EL. 301.92'EL. 306.58'(E)(E)(E)4'-8"8'-0"1'-0"8'-0" 21'-8"1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGARAGE SUB FLRGARAGE TOP PLATEEL. 284.92'(E)(E)(E)(E) 40 YRARCHITECTURALASPHALT SHINGLES(E) STUCCO(PROTECT)(E) WD / CLAD WDS(E) WD / CLAD GARAGE DRS.(PROTECT)(E) WOOD DTL.(PROTECT)EL. 292.92'EL. 293.92'EL. 301.92'EL. 306.58'(N)(N)(R)ADDITIONFRONTYARD(E) TERRACE(N)(N)1ST FLR SUB FLR1ST FLR TOP PLATE(E) GRADE8'-0"(N) 2ND FLR TOP PLATE8'-0"(N) 2ND FLR SUB FLR1'-0"(N) TOP RIDGE1'-2"23'-10 1/8"5'-8"(E) 40 YR ARCHITECTURALASPHALT SHINGLES(VERIFY) ALL NEW ROOF(E) STUCCO (PROTECT)(N) WD / CLADWDS (WHERE NOTED) TO BELIKE IN KIND TO (E), SIERRAPACIFIC OR APPROVEDOTHER. SIMULATED TRUEDIVIDED LITES, PUTTY SDL(N) WOOD SIDING2'-6"2'-6"4'-0"EGRESSEL. 301.92'EL. 302.92'EL. 310.92'EL. 316.58'EL. 293.92'EL. 292.75'(R)ADDITION(N)FIXED(E) DRIVEWAYFRONT YARD(E) TERRACE(R)(E)(N)4'-8"8'-0"1'-0"8'-0" 21'-8" 31'-8" 24'-6 5/8" 10'-0"1ST FLR SUB FLR1ST FLR TOP PLATEGARAGE SUB FLRGARAGE TOP PLATE(N) TOP RIDGEEL. 284.92'AVERAGE T.O.C.EL. 292.05'RIDGE7'-2"(E)(E)(E) WD / CLAD GARAGEDRS. (PROTECT)(E) 40 YR ARCHITECTURALASPHALT SHINGLES(VERIFY) ALL NEW ROOF(E) STUCCO (PROTECT)(N) WOOD SIDING(N) WD / CLAD WDS (WHERENOTED) TO BE LIKE IN KIND TO(E), SIERRA PACIFIC ORAPPROVED OTHER. SIMULATEDTRUE DIVIDED LITES, PUTTY SDLEL. 292.92'EL. 293.92'EL. 301.92'EL. 306.58'EL. 316.58' Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 7/25/24002Response to Comments 8/14/24003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Elevations See DetailsA3.2A3.23EXISTING RIGHT ELEVATIONScale: 1/4 = 1'-0"A3.24PROPOSED RIGHT ELEVATIONScale: 1/4 = 1'-0"A3.21EXISTING LEFT ELEVATIONScale: 1/4 = 1'-0"A3.22PROPOSED LEFT ELEVATIONScale: 1/4 = 1'-0"2222 1ST FLR SUB FLR1ST FLR TOP PLATE(E) GRADE9'-0"1ST FLR SUB FLR1ST FLR TOP PLATE(E) RIDGEGARAGE SUB FLRGARAGE TOP PLATE4'-8"9'-0" 1'-0" 8'-0" 22'-8 1/4"(N)(N) 2ND FLR TOP PLATE8'-0"(N) 2ND FLR SUB FLRADDITION1'-0"(E) BRICK VENEERCHIMNEY (PROTECT)(E) 40 YR ARCHITECTURALASPHALT SHINGLES (VERIFY)ALL NEW ROOF(E) STUCCO(PROTECT)(N) GUTTERS (OGEE)(VERIFY EXISTING TOREPLACE)(E) BRICK(E) STUCCO(E) STUCCO(E) STUCCO(E) WOOD DTL.(PROTECT)(E) DRIVEWAYR-19 @ 2x6 WALLS, TYP.SEE TITLE-24R-19 @ FLOOR FRAMING,TYP. SEE TITLE-2458" GYP. BD, TYP.11-7/8" TJI SERIES 230 @16" O.C. TYP. W/ 3/4"T & G PLYWOOD (S.S.D.)(E) (N) (E) BED 2HALL(E) BATH 1(N) STAIR WELLDENM. CLT(N) RIDGE HEIGHT5'-8"25'-2 1/8"1'-6"EL. 284.92'EL. 292.42'(E) CRAWLSPACE(N) BASEMENT(N) (N) (N) (N) 4" CONC. SLAB(R) WD / CLADWDS (WHERE NOTED) W/LIKE IN KIND, SIERRAPACIFIC OR APPROVEDOTHER.(E) WD / CLADGARAGE DRS.(PROTECT)8'-0" 9'-0"8'-0"EL. 310.92'EL. 302.92'EL. 301.92'EL. 301.92'EL. 316.58'EL. 293.92'EL. 292.92'EL. 293.92'EL. 306.58'1ST FLR SUB FLR1ST FLR TOP PLATE(N) 2ND FLR TOP PLATE9'-0"8'-0" 24'-10 1/8"FRONT YARD(E) TERRACEM.BATHDEN(E) BED(E) HALL(E) BASEMENT(E) BATH 1R-19 @ 2x6 WALLS, TYP.SEE TITLE-24R-19 @ FLOOR FRAMING,TYP. SEE TITLE-2458" GYP. BD, TYP.11-7/8" TJI SERIES 230@ 16" O.C. TYP. W/ 3/4"T & G PLYWD (S.S.D.)(N) RIDGE HEIGHT5'-8"(E) GRADE1'-2"(E) GRADE(E) (E) (E) 8'-0"9'-0"8'-0"(N) 2ND FLR SUB FLR1'-0"EL. 310.92'EL. 302.92'EL. 301.92'EL. 293.92'EL. 316.58'EL. 292.75'EL. 292.42' Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 Response to Comments 7/25/24002Response to Comments 8/14/24003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Elevations See DetailsA4.0A4.01PROPOSED BUILDING SECTIONScale: 1/4 = 1'-0"A4.02PROPOSED BUILDING SECTIONScale: 1/4 = 1'-0"22 MIN. R-13 (SOUND BATT) @ALL BATHROOMS/LAUNDRY5/8" TYPE X GYPSUM BD.TYPCIAL THROUGHOUT HOUSESMOOTH FINISH OR MATCH EXISTING CONDITION2x4 STUD WALL @16" O.C. S.S.D.STAGGER JOINTS EACH SIDE(LOAD BEARING ONLY)R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS,FOLLOW MORE STRINGENT VALUES.APA RATED SHEATHING EXPOSURE 112" PLYWOOD OR OSBSTUCCO (PAINT)MIN. 2X6 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDEBENJAMIN OBDYKE (HYDRO-GAP)ICC - ES REPORT ESR-3394 WALL SIDINGUNDERLAYMENT, OR APPROVED EQUALNOTES:A. VISIT GRACECONSTRUCTION.COM FOR THE MOST CURRENT DETAILS, INSTALLATION VIDEO AND PRODUCT DATA SHEETSB. REMOVE RIPCORD® FROM GRACE VYCOR PLUS FOR EASE OF INSTALLATIONC. IF APPLICABLE, LEAVE RELEASE PAPER ON LOWER HALF OF SILL FLASHING UNTIL FUTURE TIE-IN WITH WEATHER RESISTIVE BARRIERD. FOR CONCRETE, MASONRY OR WHERE ADHESION IS MARGINAL, USE PERM-A-BARRIER® WB PRIMER TO PROMOTE VYCOR ADHESIONE. CHECK LOCAL BUILDING CODES FOR WEATHER RESISTIVE BARRIER REQUIREMENTS AND INSTALL GRACE VYCOR PLUS WITH WEATHER RESISTIVE BARRIER TO FORM WATER-SHEDDING LAPSF. INSTALL WINDOW PER MANUFACTURER'S RECOMMENDATION AND USE APPROPRIATE SEALANT FOR WINDOW AND WOOD BUCKG. DETAIL ALSO RELEVANT FOR GRACE VYCOR V40 AND VYCOR BUTYLEXTERIOR WALLSILL PLATE(SEE VCRDET-106 FOR OPTIONS)GRACEVYCOR PLUS123MECHANICALLY FASTEN AS NECESSARY IN CORNERSTHROUGH GRACE VYCOR PLUSWINDOW WITH NAILING FLANGE(SET IN SEALANT EXCEPT ALONGSILL FLANGE)GRACEVYCOR PLUSGRACE VYCORNER™ ORCORNER PATCH RECOMMENDED(SEE VCRDET-507 OR VCRDET-504 FOR OPTIONS)GRADE LINESTANDARD BRICKMOULD, TYP.STANDARDBRICKMOULD, TYP.SIDINGAS PERELEVATIONSREGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)REGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)STUCCO FINISHSTUCCO, PAINTEDSIERRA PACIFIC ALUM.WINDOWS (CLAD) ORMARVING.S.M. WINDOWFLASHING(PAINTED TO MATCHTRIM) Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959See DetailsA5.0Building Details A5.0Scale: N.A.1WINDOW FLASHING DETAIL2019 CRC R311.7.8A5.0Scale: 3" = 1'-0"2STAIR RAILING DETAILA5.0Scale: 3" = 1'-0"3EXTERIOR WALL DETAILA5.0Scale: 1 1/2" = 1'-0"4TYPICAL WINDOW DETAILA5.0Scale: 3" = 1'-0"6INTERIOR STAIR DETAILA5.0Scale: 3" = 1'-0"7INTERIOR WALL DETAILSSIERRA PACIFIC OR MARVIN OR EQUALA5.0Scale: 3" = 1'-0"5EXT. WALL VENT DETAIL2019 CRC R311.7.8 V.I.F.7'-0"A.1-3/8" SOLID COREPAINT GRADESQ. CORNER 3.5"HINGES TYP. (EMTEK)DOOR HEIGHTS:(VERIFY) FOR COSTA.0012'-0"3'-6" 11'-6"5'-0"B.1003'-0"1'-6"7'-0"C.101201D.2005'-0"4'-6" 4'-0"2'-6"E.2023'-0"6'-6"F.2036'-6"4'-6"G.2044'-6"5'-0"H.2052062'-6"3'-6"I.2072'-0"2'-0"J.208 ROOM FLOORING REMARKSWALLSPAINT CEILING MILLWORKCROWN(E) ENTRY(E) LIVING ROOM PAINT SPECS.INTERIORS:MAIN ROOMS:CEILINGS:EXTERIORS:BATHROOMS:AURA, NATURA(GREEN OPTION), REGAL SELECT, OR APPROVED EQUIVALENTWATERBORNE CELING PAINT, OR APPROVED EQUIVALENTAURA BATH AND SPA, OR APPROVED EQUIVALENTHOUSE:AURA, REGAL SELECT, OR APPROVED EQUIVALENT(E) DINING ROOM TBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)P. BEDBED-3 BATH-2LAUNDRYTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)FIRST FLOORSECOND FLOORROOM FINISH SCHEDULEROOM FINISH SCHEDULETBSTBSTBSTBSTBSTBSTBSA9.0Scale: NA1TBS TBSPAINT (TBS)TBS(E) KITCHEN TBSP. BATH P. CLT TBSSAFETY GLAZING NOTES (CRC R308.4)A. ALL SLIDING + SWINGING GLASS DOORS TO HAVE SAFETY GLAZING.B. GLAZING IN SHOWER/TUB/SAUNA ROOMS LESS THAN 60" ABOVE THESTANDING SURFACE AND LESS THAN 60" MEASURED HORIZONTIALLYFROM THE WATER'S EDGE OF A BATHTUB, HOT TUB, SPA, WHIRLPOOL ORSWIMMING POOL.C. GLAZING WITHIN A 24" ARC OF A DOOR THAT IS LESS THAN 60" ABOVETHE FLOOR.D. GLAZING WHERE THE EXPOSED AREA IS GREATER THAN 9 SQ. FT.,BOTTOM IS LESS THAN 18" AND AT LEAST 36" ABOVE THE FLOOR, ANDADJACENT TO WALKING SURFACES.E. WITHIN 60" OF THE BOTTOM TREAD OF A STAIRWAY AND LESS THAN 36"ABOVE THE FLOORF. GLAZING IN GUARDS & RAILINGS.G. GLAZING ADJACENT TO STAIRWAYS, LANDINGS, AND RAMPS WITHIN 36"HORIZONTALLY OF THE WALKINGSURFACE LESS THAN 36" ABOVE FINISH FLOOR.H.PROVIDE SAFETY GLAZING FOR WINDOW 113 WHERE THE BOTTOMEDGE OF THE GLASS IS WITHIN 60 INCHES OF A STANDING SURFACE ORDRAIN INLET OF A BATHTUB OR SHOWER. ANY GLAZING THAT IS LESSTHAN 60” FROM THE FLOOR AND WITHIN 60” HORIZONTALLY FROM THETUB OR SHOWER WILL ALSO NEED TO BE TEMPERED GLASS. 2019 CRCR308.4.5 EXTERIOR DOORS & WINDOWS LOCATIONDOORSDOOR SIZEWxHMATERIALSCOREEXT. FIN. INT.FIN.DETAILSHEADJAMBTRIMSILLREMARKSHDWR.TYPE FIN.NOTESTYPEGLASSSYM.HARDWARE FINISH SPECIFICATION:ENTRY DOOR HARDWARE: (BY OWNER) AND INSTALLED BY CONTRACTORWINDOW HARDWARE: WHITE, TYP. (VERIFY W/ OWNER)1. WOOD/CLAD SIERRA PACIFIC WINDOWS+ DOORS, WITH TRUE S.D.L 3/4"MUNTIN BARS W/ SPACER BAR BETWEEN THE WINDOW PANES + MUNTINBARS ADHERED TO THE INTERIOR + EXTERIOR OF THE WINDOWS.2. EGRESS PER CODE3. SERVICE DOORS BY SIMPSON OR EQUAL, VERIFY DESIGN WITHOWNER & DESIGNER4. VERIFY OPENING SIZE W/ CONTRACTOR5. PRIVACY GLASS6. DOOR BY SIMPSON FIBERGLASS DOOR OR EQ.7. O.H. DOOR BY ARTISTIC DOOR, CEDAR W/ BELT DRIVEN SIDE MOUNTMOTOR8. TRANSOM ABOVE UNIT TO BE LEADED WINDOW MADE BY LOCALARTISAN.9. NA10. (R) = REUSE EXISTING FRAMED WALL OPENINGS11. (*) FIELD MEASUREFIRST FLOOR EXT. DOORS & WINDOWS SCHEDULE A9.0Scale: NA2CAL. GREEN REQUIREMENTS EXT. DOORS & WINDOWS ELEVATIONS A9.03Scale: 1/4" = 1'-0"TBS TBSPAINT (TBS)TBSCLTSECOND FLOOR (N) WOOD TILEWOOD TILE(E) WOOD (N) WOOD(N) WOOD WOODWOODTILE WOOD BED-2 TBS TBSPAINT (TBS)TBSWOOD 101200TBS TBSPAINT (TBS)TBS(E) BATH-1(N) TILETBS TBSPAINT (TBS)TBSHANGOUTWOODTBS TBSPAINT (TBS)TBS(E) BED-1(E) WOOD TBS TBSPAINT (TBS)TBSBED-4WOOD DENCAL GREEN NOTES:1. PAINTS AND COATINGS WILL COMPLY WITH VOC LIMITS PER CGC §4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISHMATERIALS. 2019 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THE TESTINGAND PRODUCT REQUIREMENTS FOUND IN THE 2019 CALIFORNIA GREEN BUILDINGCODE. 2019 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOOR AREARECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIA GREENBUILDING CODE REQUIREMENTS. 2019 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, AND MEDIUM DENSITY FIBERBOARDCOMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THEBUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSION STANDARDS.2019 CGC §4.504.56. AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC AND OTHER REQUIREMENTS PER CGC 4.504.2.37. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT STANDARDS2019 CGC §4.504.2.11. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS§150.0 (q)2. REDUCED U-FACTOR (0.30) AND SHGC (0.20) FOR HIGH PERFORMANCEWINDOWS 2019 CAL ENERGY CODE §150.1 (c)3 ATBS TBSPAINT (TBS)TBSHALL 2WOOD GARAGE**SEE PLANS**CASEMENTAGARAGE001100STAIRS # 3BLACKSTD.SEE DETAILSPRIMEDDFCENTRY. DR.DFLO E (T)See DetailsA9.0Finish Schedule (E) GARAGETBS TBSPAINT (TBS)TBS(E) CONC.GARAGE/BASEMENT INT. DOORS ELEVATIONS A9.04Scale: 1/2" = 1'-0" ROOM APPLIANCE TYPE FINISH REMARKSAPPLIANCE SCHEDULENOTE: ALLOWANCE AND INSTALLED BY ALLOWANCE, CONTRACTOR TO INCLUDE BLOCKING / ROUGH-IN AS NEEDED PER SPEC. SHEETS MANUF. MODEL #KITCHEN(N) RANGE (ELECTRIC)(N) REFRIGERATOR/FREEZER 36" UNITS (VIF)(N) DISHWASHER(N) DISPOSALT.B.D.T.B.D.2 UNITS SIDE BY SIDE / W/ CONDITIONED WATER LINET.B.D.T.B.D.T.B.D. T.B.D.T.B.D.T.B.D.T.B.D.T.B.D. (OPTION FOR GAS)T.B.D.T.B.D.T.B.D.VENT TO EXTERIOR PER CODE, MIN. 100 CFMT.B.D.APPLIANCE SCHEDULEA9.0Scale: NA5(N) VENT HOODT.B.D.T.B.D.W/ AIR SWITCHT.B.D.FIRST FLOOR **SEE PLANS****SEE PLANS**ENTRYDCASEMENTSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1, 2**SEE PLANS** Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 (E/N) BASEMENTTBS TBSPAINT (TBS)TBS(E/N) CONC.SEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1TBS TBSPAINT (TBS)TBS(E) BED-2WOOD TBS TBSPAINT (TBS)TBS(E) M. CLTWOOD TBS TBSPAINT (TBS)TBS(E) M. BEDWOOD TBS TBSPAINT (TBS)TBS(E) M. BATHTILECASEMENTBSEE DETAILSPAINTEDPRIMEDPINELO E (T)TBDSTD. #1201STAIRSBFIXEDSEE DETAILSPAINTEDPRIMEDPINELO E (T)TBDSTD. #1**SEE PLANS**202M. CLTECASEMENTSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1**SEE PLANS**M. BEDFFIXEDSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1**SEE PLANS**203M. BEDGFIXEDSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1**SEE PLANS**204205M. BEDHCASEMENTSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1, 2**SEE PLANS**206M. BATHHCASEMENTSEE DETAILSPAINTEDPRIMEDPINELO E (T)TBDSTD. #1**SEE PLANS**207M. BATHICASEMENTSEE DETAILSPAINTEDPRIMEDPINELO E (T)TBDSTD. #1**SEE PLANS**208M. BATHJAWN.SEE DETAILSPAINTEDPRIMEDPINELO E (T)TBDSTD. #1**SEE PLANS**111 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION 8.15.24