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HomeMy WebLinkAboutReso - PC - 2024-04.22-8ADocusiqn EnvelopaD OC l girBEA-OAC 1-4EFE-A2C7- 1 9B 1420C 1384 RECORDING REOUESTED BY Planning Department City of Burlingame WHEN RECORDED I AIL TO COMMUNITY DEVEL0Pt\.4ENT DEPARTI\4ENT CITY OF BURLINGAME 50,1 PRIMROSE ROAD BURLINGAI\,IE, CA 94010 2024-041-:95 ? 24 Fm 18/37/?024 Rl Foe: No FEE coun i of Pagee 4 R.,cordsd inC:f icial 'iec0r ls County of San iM atec l arh Chtrrc. Asa€ slor -Co l: nty Clerk-R' cloor I lir I lfi litlliilllfi I!rltllllll;l'rirl i jrlll,lillll1! 111 ili Resolution No. 2024-04 22-8A 1427 MONTERO AVENUE APN 027-181-050 TITLE OF DOCUMENT I hereby certify this to be a full, true and conect mpy ofthe document it purports to be, the original of which is on file in my office. t\,6, 2424 htit hykwr irtE Kevin Gardiner, AICP, Community Development Di Aazo .ruh,;;. ,4{ '{Date: RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, SPECIAL PERMIT, ANO VARIANCES RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Oesiqn Review, Soecial Per mit for declinino heioht envelooe. and Variances r buildinq heiqht and rioht side setback for a second storv addition to an existinq sinole-unit dwellino at 1427 Mo ntero Avenue. zoned R-1 . Travis and Alexa Culwell . propertv owners. AP N: 027-'181-050; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Aoril22, 2024. al 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 On the basis of the lnitial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15301 (e)(1) 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. Said Design Review, Special Permit, and Variances are approved sub.iect to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review, Special Permit and Variances are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certifled copy of this resolution be recorded in the offlcial records of the County of San Mateo Chairperson j.tffi 1 t., Secretary of the Planni Commission of the City of Burlingame. do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commissron held on the 22nd dav of Aoril.2024 by the following vote: 14ZZ XONTERO AVE - RESO 202,H4.28-SAAYES: COIAROTO,HORAN,LOWET{THA|_ PFAFF, SCHf,lD, SHORES, TSENOES: NONE ABSE T; NOiIE RECUSEO: NO E ,-J J/.r/r Secretary 2. 0 +lc EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, Special Permit, and Variances 1427 Montero Avenue Effective May 2, 2024 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 10, 2024, sheets A-00 through 44-03 and site survey; that any changes to building materials. enerior flnishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be sub.lect to Planning Division or Planning Commission review (FYl or amendment to be determined by Planning staff); 1 2 3 4 5 6 that any changes to the size or envelope of the basement, first or second floors, or garage. which would include adding or enlarging a dorme(s). shall require an amendment to this permit. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the prrvate property, if feasible, as determined by the Community Development Director; that demolition for removal of the existing structures and any grading or earth moving on the srte 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, 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 commissron, or city council on appeal, which shall remain a part of all sets of approved plans throughout the construction process. compliance wrth 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; that all air ducts, plumbing vents, and flues shall be combrned, where possible, to a single termination and installed on the portions of the roof not visible from the streetj and that these venting details shall be included and approved rn 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 permrt: 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 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, architecturil certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 7 Conditions of Approval for Categorical Exemption, Design Review, Special Permit, and Variances 1427 Montero Avenue Effective May 2, 2024 Page 2 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 that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (kim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. EXHIBIT "4" 12. 11. No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. PROJECT INFORMATIONLOCATION PLAN PROJECT CONTACTS DRAWING INDEX 1. All labor, materials, fabrication, installation, etc., shall be performed in full accordance with California Title 24, the Americans with Disabilities Act (ADA), all governing agencies and all national, state and local codes, laws and ordinances, especially those requirements regarding energy and handicapped accessibility. In case of conflict, the more stringent shall govern. 2. It is the general contractor's responsibility to verify and coordinate all work with the design build subcontractors to ensure project completion in accordance with the design intent set forth within these construction documents and specifications. Contractor to refer to Project Manual for additional information. 3. The appearance of the architect's identification block on drawings prepared by other firms shall not be construed to indicate responsibility for the contents of such drawings on the part of the architect. 4. General contractor shall verify all dimensions and conditions at the job site before starting work and shall notify architect of any discrepancies or errors. Contractor shall be responsible for all costs required due to his failure to do so. Commencement of work by any trade shall constitute agreement that conditions are acceptable for such work. 5. The drawings and specifications are complementary. Every effort has been made to coordinate the drawings and specifications of the architect and the consulting engineers; however, any item, instruction, specification, etc., shown in one location shall be required as if shown in all applicable locations. In case of discrepancy, consult with architect before proceeding. 6. All work shown, listed or implied on any construction document must be supplied and installed by the general contractor, unless noted otherwise. The general contractor must closely coordinate his work with that of subcontractors and suppliers to assure that schedules are met and that work is done in conformance to manufacturer's requirements. 7. The use of the word "provided" in connection with any specified item is intended to mean that the item must be furnished, installed, connected, and ready for use, unless otherwise noted. 8. The construction documents illustrate the design and type of construction desired in general and imply only the finest quality of construction, material and workmanship. By assuming responsibility for the work indicated, the general contractor must comply with the spirit as well as the letter in which they were written. 9. The general contractor shall coordinate the work of all subcontractors: mechanical, electrical, structural, plumbing, etc. General contractor shall report to the architect any discrepancies for correction. Requests for cost increases caused by lack of proper coordination will not be allowed. All work listed, shown or implied on any construction document shall be supplied and installed by the general contractor, except where noted otherwise. General contractor shall coordinate his work with that of other contractors or vendors to assure that all schedules are met and that all work is done in conformance to manufacturer's requirements. Workmanship shall be equal to the best standard of the following institutions: - American Society of Testing Materials (ASTM) - American Institute of Steel Construction (AISC) - American Welding Society (AWS) - American Concrete Institute (ACI) - American National Standards Institute (ANSI) - Architectural Aluminum Manufacturer's Association (AAMA) - Aluminum Association, Inc. (AA) - American Institute of Steel Construction (AISC) - Concrete Reinforcing Steel Institute (CRSI) - National Association of Architectural Metal Manufacturers (NAAMM) - National Fire Protection Association (NFPA) - National Woodwork Manufacturer's Association (NWMA) - Woodwork Institute of California (WIC 10. General contractor shall continuously check architectural and structural clearances for accessibility of equipment, including construction equipment, and mechanical, electrical and plumbing systems. Contractor shall verify that no conflicts exist and that all required clearances for installation and maintenance of such items is provided without altering noted dimensions. No allowance of any kind will be made for general contractor's failure to foresee means of installing such items into position inside structure. 11. All materials shall be new and of first quality, and all work shall be performed by skilled mechanics. 12. Dimensions: a. All partition dimensions are to face of finish, unless otherwise noted. b. Do not scale drawings. c. Dimensions and reference elevations are to finished face of floors and at roof (not to top of covering or roofing), unless otherwise noted. d. All dimensions shall be verified in field before fabrication. 13. All dimensions are to be exact within 1/4" along full height and full width of walls. Contractor shall not adjust any dimension marked "clear" or "clr" without written instructions from architect. 14. "Typical" or "typ" means identical for all similar conditions, unless noted otherwise. 15. "Similar" or "sim" means comparable characteristics for items noted. Verify dimensions & orientation on plan. 16. General contractor shall provide all chases, sleeves, openings, etc., as required by the various trades, whether noted on construction documents or not. 17. Substantial blocking, backing or other support shall be provided for all fixtures, appliances, cabinets, shelves, rods, accessories or other items to be secured in the walls, whether such blocking or backing is specifically indicated or not. 18. Attachments, connections or fastenings of any nature are to be properly and permanently secured in conformance with best practice. The drawings show only special conditions to assist the contractor; they do not illustrate every such detail. 19. All work shall provide for material expansion and contraction, shrinkage, building movement, etc., sufficient to prevent cracks, buckling or other deformation due to humidity/temperature change and normal loading. 20. All openings to exterior shall be fully sealed all around. Sealant colors shall match adjacent surfaces where possible. Verify sealant colors with architect. Operable doors and windows shall be fully weather-stripped. 21. Provide all flashings, counterflashings, copings, sheet metal, etc., to provide a fully watertight building, whether specifically indicated on the drawings or not. Flashings shall be compatible with all adjacent surfaces. See specifications for more information. 22. Contractor shall waive "common practice" and "common usage" as construction criteria wherever details and contract documents or governing codes, ordinances, etc., require greater quantity or better quality than common usage would require. 23. No work defective in construction or quality or deficient in any requirements of drawings and specifications will be acceptable, despite owner's or architect's failure to discover such defects or deficiencies during construction. Defective work shall be replaced by work conforming to intent of contract. No payment whether partial or final shall be construed as an acceptance of defective work or improper materials. 24. The general contractor must submit shop drawings for all fabricated items, cut sheets for all fixtures and equipment, and samples of all finishes to architect for review and action prior to ordering and fabrication. 25. The contractor must protect the area and all new or existing materials and finishes from damage which may occur from demolition, construction, dust, water, etc., and must provide and maintain temporary barricades as required to protect the public during the period of construction. Damage to new and existing structures, materials, finishes and equipment must be repaired or replaced to the satisfaction of the Owner at the expense of the general contractor. 26. The contractor must notify the architect of any lead time coordination challenges. 27. Substitutions, revisions or changes may be allowed only if such items are submitted to the architect in a timely manner, in writing, and subsequently approved by the architect in writing. All substitutions must be at least of equal quality, design and performance. The contractor is liable for replacement, repair and delays caused by an unauthorized substitution of any item for this project. All requests for substitutions shall include the project name, description and drawings, as required, comparing items. The architect reserves the right to reject any substitutes for any reason. 28. The general contractor must maintain a complete, current set of construction documents on the job site during all phases of construction for use by all trades and must provide all subcontractors with current construction documents as required. 29. The subcontractors must remove all rubbish and waste materials on a regular basis and must exercise strict control over job cleaning to prevent any dirt, debris or dust from affecting, in any way, finished areas in or outside job site. 30. The structural, mechanical and electrical drawings are supplementary to the architectural drawings. If a discrepancy exists between the architectural drawings and other drawings, such discrepancy shall be brought to the architect's attention in writing prior to installation of said work. Any work installed in conflict with the architectural drawings shall be corrected by the contractor at contractor's expense. 31. Provide gypsum wallboard behind and around all openings (including cabinets and electrical panels) and fire rated 3M box wrap pad around electrical boxes, where required by code, to maintain fire rated construction. 32. The contractor shall be responsible for and shall supervise all cutting and patching of finished work already installed if made necessary by errors, changes or other reasons. All replacement work shall match adjoining surfaces with no visible markings of redo/repair work. 33. All material shall be furnished and installed by the contractor, unless otherwise noted. 34. All revisions to the drawings must proceed through the owner and architect. Contractor revisions may be considered invalid if not approved by the owner. 35. Contractor shall be responsible for providing adequate cover for the protection of all installed utilities during the construction of this project. 36. Contractor shall be responsible for locating and protecting all utilities that are to remain in use, whether or not shown hereon. 37. Contractor shall provide all temporary lights, signs, barricades, flag persons, and other devices necessary to provide for public safety. 38. Contractor shall be responsible for any on-site permit signs required by local ordinances. 39. Mechanical, electrical and fire safety to provide drawings for location of all access panels for architect's review and approval. 40. Large scale detail drawings take precedence over smaller scale drawings. 41. The contractor shall be responsible for verification and coordination with other trades and their work for compliance with the drawings and specifications. Also, contractor shall verify sizes and locations of all openings for mechanical, plumbing and electrical equipment with these subcontractors, as well as obtaining the approval of the architect before proceeding with the work. Otherwise it will be assumed that the contractor can perform the work as outlined on the drawings without additional cost to the owner. 42. Contractor shall maintain and keep accurate record drawings that show the final location, elevation and description of the completed work. 43. The contractor must notify the architect in writing when his work nears completion. Upon inspection, the architect will prepare a final "punch list" outlining incomplete or unacceptable work. The project will not be considered complete until all items on the punch list have been resolved. 44. The contractor shall furnish to the owner two copies of the manufacturer's instruction, operation and maintenance manuals for products and equipment specified in the contract documents, including special tools, accessories, spare parts, etc. 45. Prior to completion of the project, the contractor must submit to the owner in duplicate on behalf of himself and his respective subcontractors a one (1) year written guarantee against defective workmanship and/or materials, as well as complete operating and maintenance instructions for all mechanical and electrical portions of the work. 46. Contractor to submit to owner release of all liens from subcontractors, suppliers, etc., assuring owner that all payrolls, bills for equipment and materials, and all other indebtedness connected with the work has been paid or otherwise satisfied. STAMPS COVER SHEET A0-00 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 1427 Montero Ave. PROJECT LOCATION PROJECT ADDRESS: 1427 MONTERO AVE. BURLINGAME, CA 94010 PARCEL NUMBER: 027-181-050 CONSTRUCTION TYPE: VB STORIES: 2 HEIGHT LIMITS: 30 FT LOT AREA: 6100 SQFT OCCUPANCY: R-3 - SINGLE FAMILY RESIDENTIAL ZONING: NO DATA ASSIGNED SPRINKLERS: NO PROJECT DESCRIPTION INTERIOR REMODEL AND RENOVATION OF SINGLE FAMILY RESIDENCE. HORIZONTAL EXPANSION OF EXISTING DORMER AT REAR OF HOUSE. ADDING NEW OPENING WITH SLIDING DOOR TO DETACHED STRUCTURE MEP UNDER SEPARATE PERMIT OWNER ARCHITECT CONTRACTOR STRUCTURAL ENGINEER COSTA BROWN ARCHITECTURE, INC. 1620 MONTGOMERY STREET, SUITE 300 SAN FRANCISCO, CA 94111 (415) 986-0101 BUILDING CODE EDITIONS: 2022 CBC, CMC, CPC, CEC, CRC, TITLE24 - STATE ENERGY REQUIREMENTS, AND LOCAL BUILDING AND PLANING REQUIREMENT MECHANICAL AND ELECTRICAL UNDER SEPARATE PERMITS TRAVIS AND ALEXA CULWELL 1427 MONTERO AVE. BURLINGAME, CA 94010 ARCHITECTURAL DRAWINGS A0-00 COVER SHEET C1.0 SURVEY A0-01 EXISTING & PROPOSED SITE PLAN A0-02 BLOCK AVERAGE FRONT SETBACK A0-03 GENERAL NOTES A1-00.1 EXISTING + DEMOLITION FLOOR PLANS A2-00.00 EXISTING & PROPOSED FAR CALCULATIONS A2-00.1 PROPOSED LOWER LEVEL & 1ST FLOOR PLANS A2-00.2 PROPOSED 2ND FLOOR & ROOF PLAN A2-01.1 WEST ELEVATION - EXISTING & PROPOSED A2-01.2 EAST ELEVATION - EXISTING & PROPOSED A2-01.3 NORTH ELEVATION - EXISTING & PROPOSED A2-01.4 SOUTH ELEVATION - EXISTING & PROPOSED A3-00 SECTIONS A4-00 TITLE 24 A4-01 TITLE 24 A4-02 TITLE 24 A4-03 TITLE 24 STRUCTURAL DRAWINGS S-1 BASEMENT & FRIST FLOOR PARTIAL FOUNDATION & FRAMING PLANS S-2 SECOND FLOOR & ROOF FRAMING PLANS S-3 STRUCTURAL DETAILS S-4 STRUCTURAL DETAILS S-5 STRUCTURAL DETAILS S-6 STRUCTURAL MATERIAL SPECIFICATIONS & SCHEDULESFIRE SPRINKLER SYSTEM: UNDER DEFERRED SUBMITTAL 6 “Construction Hours ”Weekdays: 8:00 a.m. –7:00 p.m. Saturdays: 9:00 a.m. –6:00 p.m. Sundays and Holidays: No Work Allowed *See City of Burlingame Municipal Code, Section 18.07.110 for details. *See City of Burlingame Municipal Code, Section 13.04.100 for details. Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. Note: Construction hours for work in the public right of way must now be included on the plans. 6 6 No.Issue Date 3 ISSUED FOR REVIEW 07-14-2023 5 ISSUED FOR PERMIT 09-29-2023 6 Response to Plan Check Comments Received on 11-07-23 12-13-2023 7 Response to Plan Check Comments 03-06-2024 8 Response to Plan Check Comments 03-29-2024 9 Updated per Planning Commission Comments 04-10-2024 DN DN 115120120123124125126128128129130131132133135136137139140142115120120123124125126128128129130131132133135136137139140142DN DN 50' - 0" .122' - 0"PL PL PL PL 1427 MONTERO ADJACENT PROPERTY ADJACENT PROPERTY MONTERO AVENUE(E) DRIVE WAY(E) DECK 37' - 7"18' - 11"31' - 1" UP (E) CURB CUT EXISTING SIDEWALK EXISTING LANDSCAPED SIDEWALK EXISTING LANDSCAPED SIDEWALK EXISTING CURB PROJECT LOCATION EXISTING DETACHED GARAGE 15' - 0"15' - 0"VIF34' - 11"VIF17' - 6"18' - 0"16' - 5" 9' - 0" PROPOSED PACIFIC DOGWOOD TREES - 3 x 24" BOX SIZE -TO FOLLOW LANDSCAPING -CODE SECTION 11.06.090 EXISTING SHRUBS EXISTING HEDGE EXISTING HEDGE DASHED LINE SHOWS ROOF EDGE ABOVE DASHED LINE SHOWS GARAGE ROOF ABOVE DOWN SPOUT DOWN SPOUT DOWN SPOUT DOWN SPOUT DOWN SPOUT CHANNEL DRAINCLEAN OUT SSCO SSCOSEWER LATERALDRAIN PIPECHANNEL DRAIN CHANNEL DRAINPOLE ELECTRIC METER GAS METER EXISTING WATER MAINEXISTING OVERHEAD LINE9' - 0" 8 PROPOSED CATCH BASIN TO MITIGATE 13% SITE RUN-OFF - LOCATION TO BE COORDINATED IN FIELD 7 EXISTING HEDGE TO REMAIN 50' - 0" .122' - 0"PL PL PL PL 1427 MONTERO ADJACENT PROPERTY ADJACENT PROPERTY MONTERO AVENUE(E) DRIVE WAY(E) DECK UP (E) CURB CUT EXISTING SIDEWALK EXISTING LANDSCAPED SIDEWALK EXISTING LANDSCAPED SIDEWALK EXISTING CURB PROJECT LOCATION EXISTING DETACHED GARAGE 15' - 0"15' - 0"VIF34' - 11"VIF17' - 6"18' - 0"16' - 5" 9' - 0" EXISTING SHRUBS EXISTING HEDGE EXISTING HEDGE DASHED LINE SHOWS ROOF EDGE ABOVE DASHED LINE SHOWS GARAGE ROOF ABOVE EXISTING HEDGE TO REMAIN PERVIOUS GROUND LEGEND -GROUND TYPE No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. STAMPS As indicated EXISTING & PROPOSED SITE PLAN A0-01 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 1/8" = 1'-0"1 SITE PLAN -PROPOSED N1/8" = 1'-0"2 SITE PLAN -EXISTING Notes Per Public Work s Engineering Comment s:• The General Contractor shall provide replacement of all curb, gutter, driveway and sidewalk fronting site, all water line connections to city water mains for services or fire line are to be installed per city standard procedures and specification, and any other underground utility works within city's right-of-way. • Please call-out these items to be removed and replaced on the site plan. All abandoned sewer lateral or water service shall be disconnected at the main and per City requirements. An encroachment permit will be required for these items. • Please be aware that rear access to the 6' City Alley is not permitted. Furthermore, no Stormwater is permitted to drain to the rear Alley. • There will be no permanent structures such as retaining walls, fences, columns, mailbox, etc. proposed beyond the property line and into the public right-of-way. 6 No.Issue Date 3 ISSUED FOR REVIEW 07-14-2023 6 Response to Plan Check Comments Received on 11-07-23 12-13-2023 7 Response to Plan Check Comments 03-06-2024 8 Response to Plan Check Comments 03-29-2024 DN VIF17' - 6"37' - 7"50' - 0"122' - 0"LOT 9 PROJECT SITE LOT 8 LOT 7 LOT 6LOT 10LOT 11LOT 12LOT 13LOT 14 MONTERO AVENUEVIF34' - 11"VIF21' - 8"VIF16' - 8"VIF26' - 4"VIF16' - 8"VIF16' - 8"VIF26' - 4"BLOCK AVERAGE FRONT SETBACK: TO BE VERIFIED LOT 13+ LOT 11+LOT 10+LOT 8+ LOT 6 / 5 26' -4" + 21' -8" + 34' -11" + 17' -6" + 26' -4" / 5 = 25' -4 3/16" No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. STAMPS 1" = 20'-0" BLOCK AVERAGE FRONT SETBACK A0-02 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 1" = 20'-0"1 SITE PLAN NNo.Issue Date No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. STAMPS GENERAL NOTES A0-03 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 PLUMB ING FIX TURE NOTES : As of January 1, 2014, SB 407 -2009-requires non-compliant plumbing fixtures to be replaced by water-conserving plumbing fixtures when a property is undergoing alterations or improvements. This law applies to all residential and commercial property built prior to January 1, 1994. Details can be found at http://www.leginfo.ca.gov/pub/09-10/bill/sen/sb_0401-0450/sb_407_bill_20091011_chaptered.html. 6 ME P NOTE S:• Provide lighting at all exterior landings. 2022 CRC §303.8 or 2022 CBC §1008.2 and 2022 CBC • §1205.4 • Provide a single line drawing for all electrical, plumbing and mechanical. • All receptacles serving the outdoors, bathroom, kitchen and Dishwasher shall be of the GFCI type. CEC-2022 art.210.8 & 210.8-D-Rec shall be place adjacent to the space occupied by the DW per art.422.16. B.2.6 -E1.x-• Provide an electrical plan indicating that two 20-amp GFCI protected circuits will be provided in the kitchen counter and island outlets. 2022 CEC 210.52 -B-, -1-, -2--3--C-• Provide an electrical plan to include dedicated circuits for the dishwasher, garbage disposal, and microwave. 2022 CEC 210.23 A -1-, -2-• Amend the plans to specify that Combination Type Arc-Fault Circuit Interrupter shall protect all receptacles in all bedrooms, dining rooms, living rooms, parlors, libraries, dens sunrooms, recreation rooms, closets, kitchens, laundry areas, hallways or similar rooms or areas with branch circuits that supply 125 volt, single-phase, 15 and 20-ampere receptacle outlets, and be readily accessible. 2022 CEC Section 210.12 • NEW, Amend the plans to include the note all 15A and 20A 125V receptacles supplying dishwashers & garbage disposals must be readily accessible and GFCI protected per 2022 CEC 210.8 -D-.• Specify water hammer arrestors at all appliances that have quick-acting valves -i.e. Dishwasher hot water line and the hot/cold water lines for the clothes washer.-2022 CPC 609.10 • Provide framing details and structural calculations. Mec hanic al equipment. Note: That if a new A/C unit or mechanical equipment is going to be installed on the exterior of the building, 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 from the property line. BMC 25.58.050 • A Recycling and Waste Reduction form will need to be submitted and approved prior to issuance of building permit. Contact Joe McCluskey, our Recycling Specialist, at 650-558-7273. Here is the link for the newest version: https://cms6.revize.com/revize/burlingamecity/RECYCLING%20PLAN%20JULY%202021.pdf • Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. Public Works Engineering -Plan Check Comment Notes: 8. Based on the scope of work, this is a “Type I ”project that requires a Stormwater Construction Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start of any construction -on private property or in the public right-of- way. 9. Any work in the City right-of-way, such as placement of debris bin in street, construction parking, work in sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. Porta potty ’s are not allowed to be placed in the City right-of-way. Work without the benefit of an Encroachment Permit will be double the permit fee. 10. 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. for all activities -including hauling. 11. All water lines connections to city water mains for services or fire line protection are to be installed per city standard procedures and material specifications. Contact the city Water department for connection fees. If required, all fire services and services 2" and over will be installed by builder. All underground fire service connections shall be submitted as separate Underground Fire Service permit for review and approval. 12. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit. 14. Please submit an erosion control plan. This plan shall include, but not limited to, delineation of area of work, show primary and secondary erosion control measures, protection of creek or storm drain inlets, perimeter controls, protections for construction access points, and sediment control measures. Park Plan Check Comments Notes: 2. Specify on plan: Per Chapter 11.06, this project requires at least 2 landscape trees. Trees may be existing or new. New landscape trees must be 24 ”box size trees, single-trunked, and may not be fruit or nut trees, Palms, Italian Cypress or Japanese Maple. Replacement trees must have a mature height of over 15 feet. All required trees must be in good condition at the final Arborist inspection. Street trees do not count towards the required total. 3. Specify on plan: all new trees shall be double staked with 2 ”poles and secured with at least two rubber ties or straps. Nursery stake shall be removed at planting except by permission of City arborist. 4. Specify on plan: Provide separate irrigation -drip or bubbler -to new landscape trees. 5. Specify on plan: All Protected trees including on adjacent property and Street trees shown on plan are to be in good condition at the time of final inspection. Stormwater Plan Check Comments Notes: All construction projects, regardless of size, must prevent stormwater pollution from construction-related activities. Project applicants shall ensure that all contractors implement appropriate and effective Best Management Practices -BMPs -during all phases of construction, including demolition. No.Issue Date 6 Response to Plan Check Comments Received on 11-07-23 12-13-2023 UP UP DN DN DN UP DN (E) CRAWL SPACE MECH MAN COVER WATER HEATER (E) GAP IN CONCRETE WALL -VIF REF D W UTILITY SINK VIF BEFORE DEMOLISHING (E) CONCRETE WALL VIF BEFORE DEMOLISHING (E) STAIRS PL PL PL PL PL PL PL PL 5' - 0" CL (E) BEDROOM (E) BATHROOM CL (E) BEDROOM(E) HALLWAYCL (E) ENTRY FOYER (E) DINING (E) KITCHEN (E) ROOM (E) DECK (E) GARAGE (E) ENTRY PORCH (E) LIVING ROOM (E) HALLWAYVIF-(E) FLOOR TO BE DEMOLISHED TO CREATE HEADROOM FOR (N) STAIR FROM 1ST FLOOR TO BASEMENT PL PL PL PL PL PL PL PL (E) BATHROOM (E) BATHROOM (E) TOP LANDING (E) BEDROOM CL (E) SPACE (E) BEDROOM (E) CLOSET (E) BEDROOM PL PL PL PL PL PL PL PL EXISTING DORMER EXISTING DETACHED GARAGE PL PL PL PL PL PLPL PL EXISTING WALLS TO BE DEMOLISHED EXISTING WALLS TO REMAIN NEW WALLS WALL LEGEND No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. STAMPS As indicated EXISTING + DEMOLITION FLOOR PLANS A1-00.1 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 1/8" = 1'-0"1 (E) LOWER LEVEL PLAN 1/8" = 1'-0"2 (E) 1ST FLOOR PLAN 1/8" = 1'-0"3 (E) 2ND FLOOR PLAN 1/8" = 1'-0"4 (E) ROOF PLAN NNo.Issue Date 3 ISSUED FOR REVIEW 07-14-2023 UP DN DN UP DN DN DN UP DN DN DN UP DN (E) LOWER LEVEL-VIF (E) STORAGE (E) CRAWL SPACE NOTE: CEILING HEIGHT AT BASEMENT IS LESS THAN 7' - 0" DINING KITCHEN CL STUDY LIVING18' - 2 1/4"GARAGE FAMILY CL BATH ROOM NEW INFILL FLOOR GRAY COLOR SHOWS AREA WITH 7' - 0" CLEAR HEIGHT: 1ST FLOOR - 1619 SF GARAGE - 314 SF (E) PRIMARY BEDROOM (N) BEDROOM (N) BATHROOM (N) BEDROOM (N) MASTER BATH (N) CLOSET (N) CLOSET GARAGE W D (E) OPEN SPACE TO REMAIN (N) BATHROOM (N) CLOSET (E) BEDROOM CLOSETNEW LAUNDRY CL CL GRAY COLOR SHOWS AREA WITH 7' - 0" CLEAR HEIGHT: 1335 SF GARAGE (N) ADDITION HABITABLE SPACE UNDER DORMER - 162 SF (N) SKYLIGHT (N) SKYLIGHT (E) CRAWL SPACE (E) GAP IN CONCRETE WALL -VIF (E) LOWER LEVEL (E) STORAGE NOTE: CEILING HEIGHT AT BASEMENT IS LESS THAN 7' - 0" CL (E) BEDROOM (E) BATHROOM CL (E) BEDROOM(E) HALLWAYCL (E) ENTRY FOYER (E) DINING (E) KITCHEN (E) ROOM (E) DECK (E) GARAGE (E) ENTRY PORCH (E) LIVING ROOM (E) HALLWAYVIF-(E) FLOOR TO BE DEMOLISHED TO CREATE HEADROOM FOR (N) STAIR FROM 1ST FLOOR TO BASEMENT GRAY COLOR SHOWS AREA WITH 7' - 0" CLEAR HEIGHT: 1ST FLOOR - 1619 SF GARAGE - 314 SF (E) BATHROOM (E) ATTIC (E) TOP LANDING (E) BEDROOM CL (E) SPACE (E) BEDROOM (E) CLOSET (E) BEDROOM GRAY COLOR SHOWS AREA WITH 7' - 0" CLEAR HEIGHT: 1068 SF (E) HABITABLE SPACE UNDER DORMER - 81 SF No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. STAMPS 1/8" = 1'-0" EXISTING & PROPOSED FAR CALCULATIONS A2-00.00 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 1/8" = 1'-0"1 PROPOSED LOWER LEVEL PLAN 1/8" = 1'-0"2 PROPOSED 1ST FLOOR PLAN 1/8" = 1'-0"3 PROPOSED 2ND FLOOR PLAN 1/8" = 1'-0"4 PROPOSED ROOF PLAN 1/8" = 1'-0"5 (E) LOWER LEVEL PLAN 1/8" = 1'-0"6 (E) 1ST FLOOR PLAN 1/8" = 1'-0"7 (E) 2ND FLOOR PLAN 1/8" = 1'-0"8 (E) ROOF PLAN MAXIMUM ALLOWED FAR = 3366 SF {(0.32 X 6100 SF) + 1100 SF + 314 SF GARAGE} EXISTING FAR = 1619 SF 1ST FLOOR + 1068 SF 2ND FLOOR + 314 SF GARAGE = 3001 SF MAXIMUM ALLOWED FAR = 3366 SF {(0.32 X 6100 SF) + 1100 SF + 314 SF GARAGE} PROPOSED FAR = 1619 SF 1ST FLOOR + 1335 SF 2ND FLOOR + 314 SF GARAGE = 3268 SF NNo. Issue Date 3 ISSUED FOR REVIEW 07-14-2023 DN DN UP DN UP A2-01.3 1 A2-01.41 DINING KITCHEN CL STUDY LIVING0' - 6"18' - 2 1/8"5' - 0"(E) GARAGE 17' - 3 9/32" A2-01.2 3 FAMILY 12' - 1" 7' - 3 1/2"3' - 3"CL 12' - 0 1/4"4' - 2"8' - 0"(N) WINDOW (E) WINDOWS TO BE MOVED OVER / CENTERED IN ROOM 1' - 0"10' - 0" 3' - 6 3/4"20' - 2 1/2"0' - 5"6' - 5"5' - 6 1/2"9' - 10 1/2" 9' - 8 1/4"10' - 0"5' - 0"5' - 0"9' - 10 1/4"3' - 8 1/2"3' - 8"2' - 8"3' - 8 1/2"PANTRY BATH ROOM 1' 0" DEEP BUILT IN CABINET (N) STAIR TO REPLACE (E) ALIGN 3' - 6 3/4"0' - 5" 4' - 0" 0' - 5" 5' - 2"2' - 0"0' - 5"7' - 6"13' - 6 1/2"3' - 3"11' - 1 1/2" 3' - 3 3/4"4' - 5"1 A3-00 2 A3-00 3 A3-00 NEW INFILL FLOOR 4' - 11"LANDING2' - 6"5' - 1"5' - 1"1' - 5"2' - 6" 0' - 1"2' - 11 7/8"5' - 6" 1' - 8 1/16"2' - 2 5/8"26' - 5 5/8"UP MAIN ENTRY (E) DECK (E) DRIVE WAY9' - 0" RESCUE WINDOW 6 EXISTING WALLS TO BE DEMOLISHED EXISTING WALLS TO REMAIN NEW WALLS WALL LEGEND A2-01.3 1 A2-01.41 1 A3-00 2 A3-00 3 A3-00 NEW STAIR -VIF NEW WALL AT EXISTING CRAWL SPACE -VIF EXCAVATION MAY BE REQUIRED FOR HEADROOM CLEARANCE -VIF (E) CMU WALL -VIF (E0 LOWER LEVEL -VIF (E) STORAGE (E) CRAWL SPACEALIGN 6' - 6" - VIF4' - 8"6' - 6" - VIFVIF 0' - 10 31/32" VIF 3' - 9 15/16" WINDOW GENERAL NOTES:• PER CBC 2022 -SECTION R310.2, EMERGENCY ESCAPE RESCUE OPENINGS TO HAVE MINIMUM 5.7 SQUARE FEET OPENING, WITH MINIMUM NET CLEAR OPENING HEIGHT SHALL BE 24 INCHES AND MINIMUM NET CLEAR OPENING WIDTH SHALL BE 20 INCHES. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAT 44 INCHES MEASURED FROM THE FINISH FLOOR LEVEL. No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. STAMPS 1/4" = 1'-0" PROPOSED LOWER LEVEL & 1ST FLOOR PLANS A2-00.1 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 1/4" = 1'-0"1 PROPOSED 1ST FLOOR PLAN 1/4" = 1'-0"2 PROPOSED LOWER LEVEL PLAN NNo.Issue Date 3 ISSUED FOR REVIEW 07-14-2023 6 Response to Plan Check Comments Received on 11-07-23 12-13-2023 DN A2-01.3 1 A2-01.41 A2-01.2 3 (E) GARAGE NEW DORMER ROOF - ROOFING TO MATCH EXISTING 1 A3-00 2 A3-00 3 A3-00 (N) SKYLIGHT (N) SKYLIGHT A2-01.3 1 A2-01.41 A2-01.2 3 (E) PRIMARY BEDROOM (N) BEDROOM (N) BATHROOM (N) BEDROOM (N) PRIMARY BATH (N) CLOSET(N) CLOSET (E) GARAGE 14' - 7 3/4" W (N) WASHER / DRYER SIDE BY SIDE UNITS D 6' - 6"3' - 0"7' - 0 3/4"11' - 8"4' - 11"4' - 11"11' - 8" - VIF2' - 0"5' - 0"0' - 5"9' - 5"3' - 0"3' - 0"2' - 6"3' - 0"(E) OPEN SPACE TO REMAIN 1' - 6"5' - 2 1/2" 10' - 3" (N) BATHROOM 3' - 8 3/4" 4' - 4 3/4" (N) CLOSET (E) BEDROOM14' - 8 1/2"6' - 0"1' - 11"3' - 1"9' - 6 1/2"1 A3-00 2 A3-00 3 A3-00 CLOSETNEW LAUNDRY CL CL EQ EQ SKYLIGHT ABOVE CENTER ON WINDOW SKYLIGHT ABOVE CENTER ON WINDOW 2' - 11 15/16" 1' - 0" 0' - 5"EQEQRESCUE WINDOW 6 RESCUE WINDOW 6 RESCUE WINDOW 6 RESCUE WINDOW6 EQ EQ EXISTING WALLS TO BE DEMOLISHED EXISTING WALLS TO REMAIN NEW WALLS WALL LEGEND WINDOW GENERAL NOTES:• PER CBC 2022 -SECTION R310.2, EMERGENCY ESCAPE RESCUE OPENINGS TO HAVE MINIMUM 5.7 SQUARE FEET OPENING, WITH MINIMUM NET CLEAR OPENING HEIGHT SHALL BE 24 INCHES AND MINIMUM NET CLEAR OPENING WIDTH SHALL BE 20 INCHES. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAT 44 INCHES MEASURED FROM THE FINISH FLOOR LEVEL. No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. STAMPS 1/4" = 1'-0" PROPOSED 2ND FLOOR & ROOF PLAN A2-00.2 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 1/4" = 1'-0"2 PROPOSED ROOF PLAN 1/4" = 1'-0"1 PROPOSED 21ND FLOOR PLAN NNo.Issue Date 3 ISSUED FOR REVIEW 07-14-2023 6 Response to Plan Check Comments Received on 11-07-23 12-13-2023 1st Floor0' -0"2nd Floor9' -3 3/4"Ceiling17' -5 3/4"Top of Roof24' -0 3/8"Deck Level-0' -7 3/4"Lower Deck-3' -11 3/4"Lower Level-6' -10 7/8"(N) SKYLIGHT(N) DORMER ROOF TO HAVE SIMILAR ROOF FINISH AS EXISTING -VIFPLPL6' - 11"ABOVE FFL7' - 6"AVERAGE EXISTING GRADE128' -11"4' - 11"AVERAGE EXISTING GRADE131' -1 5/16"12' - 0"45.00°7' - 5"PLPLHEIGHT LIMIT150' -0"HEIGHT LIMIT150' -0"DECREASING HEIGHT ENVELOPEDECREASING HEIGHT ENVELOPE2' - 0"ADJACENT PROPERTYADJACENT PROPERTY14' - 0"4 5 .0 0 °(N) DORMER TO HAVE SIMILAR WOOD LAP SIDING FINISH AS EXISTING -VIFNEW WOOD SIDING, PAINTED TO MATCH EXISTING 20" CLR.24" CLR.RESCUE WINDOW6ALIGNALIGNNEW WOOD WINDOWS & WOOD TRIM, PAINTED TO MATCH EXISTING -VIFEXISTING WOOD SIDING PAINTED1st Floor0' -0"2nd Floor9' -3 3/4"Ceiling17' -5 3/4"Top of Roof24' -0 3/8"Deck Level-0' -7 3/4"Lower Deck-3' -11 3/4"Lower Level-6' -10 7/8"PLPLEXISTING DORMERADJACENT PROPERTYADJACENT PROPERTY WINDOW GENERAL NOTES:• PER CBC 2022 -SECTION R310.2, EMERGENCY ESCAPE RESCUE OPENINGS TO HAVE MINIMUM 5.7 SQUARE FEET OPENING, WITH MINIMUM NET CLEAR OPENING HEIGHT SHALL BE 24 INCHES AND MINIMUM NET CLEAR OPENING WIDTH SHALL BE 20 INCHES. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAT 44 INCHES MEASURED FROM THE FINISH FLOOR LEVEL.No.C 25678REN.LICENSEDARCHITEC T S T A T E OFCALIFORNIAALBERTCOST A 5/25Scale:Date:Description:Sheet Number:Job Number:All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024.STAMPSAs indicatedEAST ELEVATION-EXISTING &PROPOSEDA2-01.21427 Montero Ave.150501427 Montero AveBurlingame, CA04-18-20243/16" = 1'-0"3East - PROPOSED - PERMIT3/16" = 1'-0"1EAST ELEVATION - EXISTINGNo. Issue Date3 ISSUED FOR REVIEW 07-14-20236 Response to Plan CheckComments Received on11-07-2312-13-2023 1st Floor0' -0"2nd Floor9' -3 3/4"Ceiling17' -5 3/4"Top of Roof24' -0 3/8"Deck Level-0' -7 3/4"Lower Deck-3' -11 3/4"Lower Level-6' -10 7/8"(N) SKYLIGHT(N) DORMER ROOF1' - 11 7/8"PLPL1 3/8" / 1'-0"8" / 1'-0"15' - 0"15' - 0"EXISTING GRADE128' -7 1/2"EXISTING GRADE133' -7 1/8"EQEQAVERAGE EXISTING GRADE131' -1 5/16"4' - 11"EXISTING SIDEWALKEXISTING CURBMONTERO AVE.(N) DORMER WOOD SIDING, PAINTEDTO MATCH EXISTING24" CLR.20" CLR.RESCUE WINDOW6(E) WOOD SIDING, PAINTED1st Floor0' -0"2nd Floor9' -3 3/4"Ceiling17' -5 3/4"Top of Roof24' -0 3/8"Deck Level-0' -7 3/4"Lower Deck-3' -11 3/4"Lower Level-6' -10 7/8"PLPLEXISTING DORMEREXISTING SIDEWALKEXISTING CURBMONTERO AVE.8" / 1'-0" WINDOW GENERAL NOTES:• PER CBC 2022 -SECTION R310.2, EMERGENCY ESCAPE RESCUE OPENINGS TO HAVE MINIMUM 5.7 SQUARE FEET OPENING, WITH MINIMUM NET CLEAR OPENING HEIGHT SHALL BE 24 INCHES AND MINIMUM NET CLEAR OPENING WIDTH SHALL BE 20 INCHES. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAT 44 INCHES MEASURED FROM THE FINISH FLOOR LEVEL.No.C 25678REN.LICENSEDARCHITEC T S T A T E OFCALIFORNIAALBERTCOST A 5/25Scale:Date:Description:Sheet Number:Job Number:All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024.STAMPSAs indicatedNORTHELEVATION -EXISTING &PROPOSEDA2-01.31427 Montero Ave.150501427 Montero AveBurlingame, CA04-18-20243/16" = 1'-0"1NORTH ELEVATION - PROPOSED - PERMIT3/16" = 1'-0"2NORTH ELEVATION - EXISTINGNo. Issue Date6 Response to Plan CheckComments Received on11-07-2312-13-2023 1st Floor0' -0"2nd Floor9' -3 3/4"Ceiling17' -5 3/4"Top of Roof24' -0 3/8"Deck Level-0' -7 3/4"Lower Deck-3' -11 3/4"Lower Level-6' -10 7/8"PLPLFRONT YARD SETBACK15' - 0"EXISTING GRADE124' -0"REAR YARD SET BACK15' - 0"EXISTING GRADE133' -8"AVERAGE EXISTING GRADE: 128' -11"EQEQEXISTING THRESHOLD: 128.99'EXISTING RIDGE : 161.5'6' - 11"EXISTING SIDE WALKEXISTING CURBMONTERO AVE.1 3/8" / 1'-0"8" / 1'-0"NEW SKYLIGHTNEW DORMER WITH WOOD SIDING, PAINTED TO MATCH EXISTINGNEW REPLACED WINDOWS TO MATCH EXISTING OLD WINDOWS -TYPICAL24" CLR.20" CLR.RESCUE WINDOW24" CLR.20" CLR.RESCUEWINDOW66NEW WOOD WINDOW & WOOD TRIM, PAINTED TO MATCH EXISTINGNEW WOOD WINDOW & WOOD TRIM, PAINTED TO MATCH EXISTING,TYP. FOR ALL NEW WINDOWS1st Floor0' -0"2nd Floor9' -3 3/4"Ceiling17' -5 3/4"Top of Roof24' -0 3/8"Deck Level-0' -7 3/4"Lower Deck-3' -11 3/4"Lower Level-6' -10 7/8"PLPLEXISTING SIDE WALKEXISTING CURBMONTERO AVE.EXISTING DORMEREXISTING GRADE124' -0"EXISTING GRADE133' -8"EXISTING THRESHOLD: 128.99'EXISTING RIDGE : 161.5' WINDOW GENERAL NOTES:• PER CBC 2022 -SECTION R310.2, EMERGENCY ESCAPE RESCUE OPENINGS TO HAVE MINIMUM 5.7 SQUARE FEET OPENING, WITH MINIMUM NET CLEAR OPENING HEIGHT SHALL BE 24 INCHES AND MINIMUM NET CLEAR OPENING WIDTH SHALL BE 20 INCHES. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAT 44 INCHES MEASURED FROM THE FINISH FLOOR LEVEL.No.C 25678REN.LICENSEDARCHITEC T S T A T E OFCALIFORNIAALBERTCOST A 5/25Scale:Date:Description:Sheet Number:Job Number:All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024.STAMPSAs indicatedSOUTHELEVATION -EXISTING &PROPOSEDA2-01.41427 Montero Ave.150501427 Montero AveBurlingame, CA04-18-20243/16" = 1'-0"1PROPOSED SOUTH ELEVATION3/16" = 1'-0"2SOUTH ELEVATION - EXISTINGNo. Issue Date6 Response to Plan CheckComments Received on11-07-2312-13-2023 1st Floor 0' -0" 2nd Floor 9' -3 3/4" Ceiling 17' -5 3/4" Top of Roof 24' -0 3/8" Deck Level -0' -7 3/4" Lower Deck -3' -11 3/4" Lower Level -6' -10 7/8"0' - 7 7/16"0' - 11" NEW INFILL FLOOR FOR STAIR TO BASEMENT -VIF 2' - 0" (N) SKYLIGHT (N) DORMER ROOF 6' - 6 3/8" - VIF6' - 0 3/8" - VIF6' - 10 7/8" - VIF7' - 4 7/8" - VIF0' - 7 17/32"0' - 11"(E) ROOF RIDGE TO GRADE HT. PER SURVEY30' - 0"(E) ROOF RIDGE TO GRADE AT PROPERTY LINE38' - 0"PROPERTY LINE EXISTING SIDEWALK EXISTING SIDEWALK LANDSCAPE EXISTING CURB MONTERO AVENUE 8 " / 1 '-0 "TO TOP OF NEW DORMER ROOF35' - 0"PL PLFFL TO FFL9' - 4"FFL TO FFL6' - 11"1 3 /8 " / 1 '-0 " 1st Floor 0' -0" 2nd Floor 9' -3 3/4" Ceiling 17' -5 3/4" Top of Roof 24' -0 3/8" Lower Deck -3' -11 3/4" Lower Level -6' -10 7/8"8' - 2"PL FFL TO FFL9' - 4"FFL TO FFL6' - 11"1st Floor 0' -0" 2nd Floor 9' -3 3/4" Ceiling 17' -5 3/4" Top of Roof 24' -0 3/8" Deck Level -0' -7 3/4" Lower Deck -3' -11 3/4" Lower Level -6' -10 7/8"8' - 2"8' - 5 1/4"PLFFL TO FFL6' - 11"FFL - TO FFL9' - 4"No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. STAMPS As indicated SECTIONS A3-00 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 3/16" = 1'-0"1 Section 4 1/4" = 1'-0"2 Section 5 1/4" = 1'-0"3 Section 6 No.Issue Date 3 ISSUED FOR REVIEW 07-14-2023 No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. STAMPS TITLE 24 A4-00 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 No. Issue Date 3 ISSUED FOR REVIEW 07-14-2023 No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. STAMPS TITLE 24 A4-01 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 No. Issue Date 3 ISSUED FOR REVIEW 07-14-2023 No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. STAMPS TITLE 24 A4-02 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 No. Issue Date 3 ISSUED FOR REVIEW 07-14-2023 No.C 25678 REN.LICE NSE D AR C HIT E CTSTATE OF C A L I F ORNIAALBERTCOS T A5/25 Scale: Date: Description: Sheet Number: Job Number: All drawings and written material appearing herein constitute original and unpublished work of Costa Brown Architecture, Inc. and may not be duplicated without the prior written consent of Costa Brown Architecture, Inc. © 2024. STAMPS TITLE 24 A4-03 1427 Montero Ave. 15050 1427 Montero Ave Burlingame, CA 04-10-2024 No. Issue Date 3 ISSUED FOR REVIEW 07-14-2023 N